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Administrative Short Plat Report 16-000138
DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTA.ADMINISTRATIVEREPORT&DECISION—Renton0SHORTPLATDECISION:ElAPPROVEDAPPROVEDSUBJECTTOCONDITIONSElDENIEDMODIFICATIONDECISION:ElAPPROVEDElAPPROVEDSUBJECTTOCONDITIONSDENIEDREPORTDATE:June2,2016ProjectName:MeadShortPlatOwner:TheHeirsandDeviseesofLaverneR.Mead,DeceasedApplicant:BobWenzl,TuscanyConstruction,LLCP.O.Box6127,Bellevue,WA98008Contact:DarrellOffe,OffeEngineers,13932SE159thPL,Renton,WA98058FileNumber:LUA16-000138,SHPL-A,MODProjectManager:ClarkH.Close,SeniorPlannerProjectSummary:Theapplicantisrequestingpreliminaryshortplatapprovalforthesubdivisionofanexisting58,591squarefoot(1.35acre)siteinto7residentiallotsand2tracts.TheprojectsiteislocatedwithintheResidential-8fR-8)zone.Theproposedlotsrangeinsizefrom5,000to5,613sfinareawithanaveragelotsizeof5,199sfandanetdensityof7.5du/ac.TractAisproposedasa5,122sfstormwatervaultandTractBisproposedasanalley.ThepropertyisborderedtothesouthbyNE5thP1,totheeastbyllwacoAveNEandtothenorthbyNE6thSt.Theabuttingroadswouldbewidenedandimprovedwithhalf-streetfrontageimprovements.TheapplicantisalsorequestingamodificationfromstreetimprovementswithinthepipestemportionoftheexistinglotalongNE6thSt.Nocriticalareaswereidentifiedonthesubjectproperty.Theapplicantisproposingtoretainfour(4)ofthe53existingonsitetrees.ProjectLocation:NE6thStandliwacoAveNE(APN102305-9230)SiteArea:58,591squarefeet(1.35acres)—-—-— .—-— __ProjectLocationMapAdministrativeShortPlatReport16-000138 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMEADSHORTPLATLUA16-000138,SHPL-A,MODJune2,2016Page2of19B.EXHIBITS:UExhibit1:StaffReportExhibit2:ShortPlatPlan(Sheets1&2)Exhibit3:ArboristReport(reviseddateMay3,2016)Exhibit4:TreeRetentionPlanExhibit5:LandscapeandTreeReplacementPlanExhibit6:StreetWideningPlanExhibit7:DrainageReport,preparedbyOffeEngineers,PLLC(reviseddateMay2,2016)Exhibit8:ConceptualDrainagePlanExhibit9:ConceptualUtilityPlanExhibit10:GeotechnicalAssessment,preparedbyRobertM.Pride,LLC(dateMay19,2014)Exhibit11:KingCountyWaterDistrict90WaterAvailabilityCertificate(dateDecember29,2015)Exhibit12:WetlandandStreamDetermination,preparedbyWetlandResources,Inc.(dateJune4,2014)Exhibit13:ConstructionMitigationDescriptionExhibit14:BuildingHeightCodeInterpretation(Cl-73)Exhibit15:AdvisoryNotestoApplicantC.GENERALINFORMATION:1.Owner(s)ofRecord:TheHeirsandDeviseesofLaverneR.Mead,Deceased2.ZoningClassification:Residential-8(R-8)3.ComprehensivePlanLandUseDesignation:ResidentialMediumDensity(RMD)4.ExistingSiteUse:Vacant,usedasequipmentstorage5.CriticalAreas:None6.NeighborhoodCharacteristics:aNorth’ResidentialMediumDensity(RMD)ComprehensivePlanLandUseDesignation;Residential-8DU/AC(R-8)zonebEast’ResidentialMediumDensity(RMD)ComprehensivePlanLandUseDesignation;Residential-8DU/AC(R-8)zonecSouth’ResidentialMediumDensity(RMD)ComprehensivePlanLandUseDesignation;Residential-8DU/AC(R-8)zonedWest’ResidentialMediumDensity(RMD)ComprehensivePlanLandUseDesignation;Residential-8DU/AC(R-2)zone6.SiteArea:1.35acresD.HISTORICAL/BACKGROUND:ActionLandUseFileNo.OrdinanceNo.DateComprehensivePlanN/A575806/22/2015AdministrativeShortPlatReport16-000138—MeadShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentMEADSHORTPLATJune2,2016ZoningN/A575806/22/2015PieleAnnexationA-01-001492412/05/2001E.PUBLICSERVICES:1.ExistingUtilitiesa.Water:WaterservicewillbeprovidedbyKingCountyWaterDistrict90.AwateravailabilitycertificatefromKingCountyWaterDistrict90wasprovided(Exhibit11).b.Sewer:SewerserviceisprovidedbytheCityofRenton.Thereisanexisting8”sewereastofthesiteinllwacoAveNEthatflowsfromnorthtosouth.Thereisanexisting8”sewersouthofthesiteinNE5thP1thatflowsfromwesttoeast.ThesewerinllwacoAveNEintersectsthesewerinNE5thP1ata48”SanitarySewerManhole(CORFacilityID#MH4617)SEofthesite.ThereisnosewernorthofthesiteinNE6thSt.c.Surface/StormWater:Thereisanexisting12”stormdrainalongtheeasternfrontageofllwacoAveNEeastofthesiteandtherearetwo(2)Type1catchbasins(CORFacilityID#131717and131716)alongthisstormdrainrun.ThereisanexistingType1catchbasin(CORFacilityID#116586)locatedneartheSEcornerofthesitealongthenorthernfrontageofNE5thP1.Thisdrainstothesouthandeastbya12”stormdraintothe12”stormdraininllwacoAveNE.ThereisnostormdrainnorthofthesiteinNE6thSt.2.Streets:ThesubjectpropertyisboundedtothenorthbyNE6thSt,totheeastbyllwacoAveNEandtothesouthbyNE5thP1.NE6thStandNE5thP1currentlyendwithapipesteminthevicinityofthesite’swesternboundary.Allthreestreetsareclassifiedasresidentialaccessstreets.3.FireProtection:CityofRentonFireDepartmentF.APPLICABLESECTIONSOFTHERENTONMUNICIPALCODE:1.Chapter2LandUseDistrictsa.Section4-2-020:PurposeandIntentofZoningDistrictsb.Section4-2-060:ZoningUseTable—UsesAllowedinZoningDesignationsc.Section4-2-110:ResidentialDevelopmentStandardsd.Section4-2-115:ResidentialDesignandOpenSpaceStandards2.Chapter4City-WidePropertyDevelopmentStandards3.Chapter6StreetsandUtilityStandardsa.Section4-6-060:StreetStandards4.Chapter7SubdivisionRegulationsa.Section4-7-070:DetailedProceduresforShortSubdivision5.Chapter9Permits-Specifica.Section4-9-250:Variances,Waivers,Modifications,andAlternates6.Chapter11DefinitionsAdministrativeReport&DecisionLUA16-000138,SHPL-A,MODPage3of19AdministrativeShortPlatReport16-000138—MeadShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMEADSHORTPLATLUA6-000138,SHPL-A,MODJune2,2016Page4of19HG.APPLICABLESECTIONSOFTHECOMPREHENSIVEPLAN:I1.LandUseElementHH.FINDINGSOFFACT(FOF):1.ThePlanningDivisionoftheCityofRentonacceptedtheabovemasterapplicationforreviewonFebruary23,2016anddeterminedtheapplicationcompleteonMarch1,2016.Theprojectcomplieswiththe120-dayreviewperiod.2.TheprojectsiteislocatedattheSWcornetofNE6thStandllwacoAveNE(APN102305-9230).3.Theprojectsiteiscurrentlyvacantandbeingusedasequipmentstorage.4.AccesstothesitewouldbeprovidedfromNE6thSt,llwacoAveNEandNE5thP1.AproposedsharedaccesstractfromllwacoAveNEwouldprovidealleyaccesstothestormwatertractandLots1,2,3,and7.Theabuttingroadswouldbewidenedandimprovedwithhalfstreetfrontageimprovements.5.ThepropertyislocatedwithintheResidentialMediumDensity(RMD)ComprehensivePlanlandusedesignation.6.ThesiteislocatedwithintheResidential-8(R-8)zoningclassification.7.Thereareapproximately53treeslocatedwithintheproposeddevelopmentareaandallbutfour(4)ofthesetreeswouldberemovedaspartoftheshortplat.8.Therearenocriticalareasonsiteorwithintheimmediatevicinityoftheproperty(Exhibit12).9.Theprojectwouldbebalancedbetweenexcavation(cut)andembankment(fill).Theapproximately465cubicyardsofexcavationwouldbeplacedoverTractAforlandscaping.10.Theapplicantisproposingtobeginconstructioninsummerandendbythewinterof2016(Exhibit13).11.Noformalpublicoragencycommentsfortherecordwerereceived.12.Representativesfromvariouscitydepartmentshavereviewedtheapplicationmaterialstoidentifyandaddressissuesraisedbytheproposeddevelopment.Thesecommentsarecontainedintheofficialfile,andtheessenceofthecommentshasbeenincorporatedintotheappropriatesectionsofthisreportandtheDepartmentalRecommendationattheendofthisreport(Exhibit15).13.ComprehensivePlanCompliance:ThesiteisdesignatedResidentialMediumDensity(RMD)ontheCity’sComprehensivePlanMap.ThepurposeoftheRMDdesignationistoallowavarietyofsingle-familyandmulti-familydevelopmenttypes,withcontinuitycreatedthroughtheapplicationofdesignguidelines,theorganizationofroadways,sidewalks,publicspaces,andtheplacementofcommunitygatheringplacesandcivicamenities.TheproposaliscompliantwiththefollowingComprehensivePlanGoalsandPoliciesifallconditionsofapprovalaremet:ComplianceComprehensivePlanAnalysisPolicy1-3:Encouragemulldevelopmentofsingle-familyunitsasameanstomeetgrowthtargetsandprovidenewhousing.GoalL-l:Utilizemultiplestrategiestoaccommodateresidentialgrowth,including:.Developmentofnewsingle-familyneighborhoodsonlargetractsoflandoutsideVtheCityCenter,.Infilldevelopmentonvacantandunderutilizedlandinestablishedneighborhoodsandmulti-familyareas.AdministrativeShortPlotReport16-000138—MeadShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMEADSHORTPLATLUA16-000138,SHPL-A,MODJune2,2016PageSo119PolicyL-25:Manageurbanforeststomaximizeecosystemservicessuchas,..-stormwatermanagement,airquality,aquiferrecharge,otherecosystemservices,andwildlifehabitat.GoalL-BB:MaintainahighqualityoflifeasRentongrowsbyensuringthatnew1’developmentisdesignedtobefunctionalandattractive.GoalL-FF:StrengthenthevisualidentityofRentonanditsCommunityPlanning‘Areasandneighborhoodsthroughqualitydesignanddevelopment.Policy1-49:Addressprivacyandqualityoflifeforexistingresidentsbyconsidering“scaleandcontextininfillprojectdesign.Policy1-56:Preservenaturallandforms,vegetation,distinctivestandsoftrees,,.—naturalslopes,andscenicareasthatcontributetotheCity’sidentity,preservepropertyvalues,andvisuallydefinethecommunityandneighborhoods.14.ZoningDevelopmentStandardCompliance:ThesiteisclassifiedResidential-S(R-8)ontheCity’sZoningMap.DevelopmentintheR-8Zoneisintendedtocreateopportunitiesfornewsinglefamilyresidentialneighborhoodsandtofacilitatehigh-qualitymulldevelopmentthatpromotesreinvestmentinexistingsinglefamilyneighborhoods.Itisintendedtoaccommodateusesthatarecompatiblewithandsupportahigh-qualityresidentialenvironmentandaddtoasenseofcommunity.Theproposaliscompliantwiththefollowingdevelopmentstandardsifallconditionsofapprovalaremet:ComplianceR-8ZoneDevelopStandardsandAnalysisDensity:ThealloweddensityrangeintheR-8zoneisaminimumof4.0toamaximumof8.0dwellingunitspernetacre.Netdensityiscalculatedafterthedeductionofsensitiveareas,areasintendedforpublicright-of-way,andprivateaccesseasements.VStaffComment:Basedonanetdensityof40,688squarefeet(58,591sfgrossdensity—17,831sfpublicstreets),theproposalfor7residentiallotsontheprojectsitewouldresultinanetdensityof7.5dwellingunitsperacre(7lots/0.934acres=7.5du/ac),whichmeetstheminimumandmaximumdensityrequirementsoftheR-8zone.LotDimensions:TheminimumlotsizepermittedintheR-8zoneis5,000sq.ft.Aminimumlotwidthof50feetisrequired(60feetforcornerlots)andaminimumlotdepthof80feetisrequired.ThefollowingtableidentifiestheproposeddimensionsforLots1-7andTractsA&B.ProposedLotLotSize(sq.ft.)LotWidth(feet)LotDepth(feet)Lot15,03352.3095.59Lot25,01252.3094.28‘Lot35,00057.0087.72Lot45,00156.9987.09Lot5(cornerlot)5,61360.0092.44Lot65,37458.1492.45Lot75,36258.0092.45TractA5,122N/AN/ATractB2,391N/AN/AStaffComment:Theproposedlotswouldcomplywiththeminimumlotsize,width,AdministrativeShortPlatReport16-000138—MeadShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMEADSHORTPLATLUA16-000138,SHPL-A,MODJune2,2016Page6of19anddepthrequirementsoftheR-8zone(Exhibit2).Setbacks:TherequiredminimumsetbacksintheR-8zoneareasfollows:frontyardis20feetexceptwhenallvehicleaccessistakenfromanalley,then15feet,sideyardis5feet,sideyardalongthestreet15feet,andtherearyardis20feet.StaffComment:ExceptforLot3,theproposedlotsareorientedsothatthefrontyardsofeachlotwouldfacethepublicstreet.AccesstoLot3isproposedviaa16-footpavedshareddrivewaytract(20feetofright-of-way).Orientationofthefrontyardwouldthereforebetotowardstheaccesspointortothesouth.Theproposedlotsappeartocontainadequateareatoprovidealltherequiredsetbackareas.CompliancewithbuildingsetbackrequirementsfortheresidencesproposedtobeconstructedonLots1-7wouldbeverifiedatthetimeofbuildingpermitreview.BuildingStandards:TheR-$zonehasamaximumbuildingcoverageof50%,amaximumimpervioussurfacecoverageof65%,andamaximumbuildingheightof2Compliancestorieswithawallplateheightof24feet.notyetdemonstratedStaffComment:Buildingheight(Exhibit14),buildingcoverage,andimpervioussurfacecoverageforthenewsinglefamilyresidenceswouldbeverifiedatthetimeofbuildingpermitreview.Landscaping:TheCity’slandscaperegulations(RMC4-4-070)requirea10-footlandscapestripalongallpublicstreetfrontages.AdditionalminimumplantingstripwidthsbetweenthecurbandsidewalkareestablishedaccordingtothestreetdevelopmentstandardsofRMC4-6-060.Streettreesand,ataminimum,groundcover,aretobelocatedinthisareawhenpresent.SpacingstandardsshallbeasstipulatedbytheDepartmentofCommunityandEconomicDevelopment,providedthereshallbeaminimumofone(1)streettreeplantedperaddress.Anyadditionalundevelopedright-of-wayareasshallbelandscapedunlessotherwisedeterminedbytheAdministrator.Wherethereisinsufficientright-of-wayspaceornopublicfrontage,streettreesarerequiredinthefrontyardsubjecttoapprovaloftheAdministrator.Aminimumoftwo(2)treesaretobelocatedinthefrontyardpriortofinalinspectionforthenewSingleFamilyResidence.StaffComment:AConceptualLandscapePlan(Exhibit5)wassubmittedwiththeCompliantifshortplotapplicationmaterials.A10-footonsitelandscapestripisproposedalongconditionofthestreetfrontagesofNE6thSt,llwacoAveNEandNE5thP1.APlantSchedulewasapprovalisincludedontheLandscapePlan,thefollowingtreesandplantsareproposedwithinmettheonsitelandscapestrip:maple,vinemaple,Himalayanbirch,serviceberry,Japanesesnowbell.nandina,maidengrasS,redleafbarberry,Englishlavender.euonymus,kinnikinnick,heather.andelephantear.TractAwouldalsoincludesodwithintheonsitelandscapestrip.Inaddition,theapplicantisproposing16katsuratreeswithinthe8-footwideplanterstripswithinthepublicstreetfrontages.ThespacingoftheproposedStreettreesistoocloseonNE5thP1withdistancesasshortas24feetbetweentrees.Staffrecommends,asaconditionofapproval,thattheapplicantonlyusethefollowingplantingdesign:uptothree(3)Princetonelm(Ulmusamericana)StreettreeonNE6St;uptoseven(7)RedmondLinden(Tiliaamericana)StreettreesonllwacoAveNE;andonNE5thP1useuptofive(5)KatsuratreesinordertomeettheminimumSpacingrequirementsfromstopsigns,streetlightsandothertrees.Staffrecommends,asaconditionofapprovaI.thatadetailedlandscapeplanbe_____ _ _ _ _ _ _ _ _ _submittedatthetimeofUtilityConstructionPermitReviewforreviewandapprovalAdministrativeShortPlatReport16-000138—MeadShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMEADSHORTPLATLUA6-000138,SHPL-A,MODJune2,2016Page7of19bytheCurrentPlanningProjectManager.On-sitelandscapingshallbeinstalledpriortoCertificateofOccupancyfortheindividualhomes,landscapingwithintheright-of-wayshallbeinstalledpriortoshortplotrecording.Staffrecommends,asaconditionofapproval,thataHomeOwnersAssociationshallbeestablishedpriortorecordingoftheshortplat.TheHomeOwnersAssociationshallberesponsiblefortheownershipandmaintenanceofallcommonimprovements.HOAdocumentsshallbesubmittedforreviewandapprovalbytheCurrentPlanningProjectManagerandtheCityAttorneypriortoshortplatrecording.TreeRetention:TheCity’sadoptedTreeRetentionandLandCleatingRegulationsrequitetheretentionof30percentoftreesinaresidentialdevelopment.Significanttreesshallberetainedinthefollowingpriorityorder:PriorityOne:Landmarktrees;significanttreesthatformacontinuouscanopy;significanttreesonslopesgreaterthantwentypercent(20%);Significanttreesadjacenttocriticalareasandtheirassociatedbuffers;andSignificanttreesoversixtyfeet(60’)inheightorgreaterthaneighteeninches(18”)caliper.PriorityTwo:Healthytreegroupingswhoseassociatedundergrowthcanbepreserved;othersignificantnativeevergreenordeciduoustrees;andOthersignificantnon-nativetrees.PriorityThree:Aldersandcottonwoodsshallberetainedwhenallothertreeshavebeenevaluatedforretentionandarenotabletoberetained,unlessthealdersand!orcottonwoodsareusedaspartofanapprovedenhancementprojectwithinacriticalareaoritsbuffer.Aminimumtreedensityshallbemaintainedoneachresidentiallyzonedlot.Fordetachedsinglefamilydevelopment,theminimumtreedensityistwo(2)significanttreesforeveryfivethousand(5,000)squarefeet.ThetreedensitymayconsistofCompliantifexistingtrees,replacementtrees,treesrequiredpursuanttoRMC4-4-070F.1,StreetconditionofFrontageLandscapingRequired,oracombination.approvalisStaffComment:AnArboristReport(Exhibit3),TreeRetentionPlan(Exhibit4)andmetConceptualLandscapePlan(Exhibit5)weresubmittedwiththeprojectapplicationmaterials.AccordingtotheArboristReport,atotalof53treesarelocatedwithinthevicinityofthedevelopableportionoftheprojectsite.Oftheexisting53trees,atotalofthree(3)weredeemeddangerousand23treeswerelocatedwithintheproposedpublicstreets.Ofthe27remainingtrees,30%oreight(8)treesarerequiredtoberetained.Theapplicantisproposingtoretainfour(4)trees.Theyincludeatwo(2)14”mapletreesonLot3,a20”DouglasFiranda10”WesternRedCedarbothwithinthededicatedright-of-waysonNE6thStandllwacoAveSE.Thetwo(2)existingtreesproposedtoberetainedwithinthepublicright-of-waywouldcapture,onaminorlevel,theexistingcharacterofthesite.However,thearboristreportdidnotprovidedacompletedescriptionofeachtreeproposedtoberetainedwithinthepublicright-of-wayforhealth,conditionandviability.Therefore,staffrecommendsasaconditionofapproval,thattheapplicantshallprovidearevisedarboristreportthatassessesthehealth,conditionandviabilityofalltreestoberetained.ArevisedarboristreportshallbesubmittedtotheCurrentPlanningProjectManagerforreviewandapproval.Inaddition,thelocation,healthandviabilityoftheproposedstreettreeswouldalsobesubjecttoapprovaloftheCityArboristpriortoconstructionpermitissuance.Theproposedretentionoffour(4)treeswouldrequiretheapplicanttoreplacethebalanceoftherequiredeight(8)trees.Thefour(4)deficienttreeswouldberequiredtobereplacedbyreplanting12”foreachtreeorinthiscaseatleast48caliperinchesAdministrativeShortPlatReport16-000138—MeadShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMEADSHORTPLATLUA16-000138,SHPL-A,MODJune2,2016Page8of19(48”).AtreeplantingplanwasincludedontheConceptualLandscapePlan.Tomeettheminimumtreedensityrequirements,theapplicantisproposingtoplantnine(9)treesat1-1/2inchcaliperor13.5caliperinchesonsite.Theconceptuallandscapingplanis34.5caliperinchesshyofmeetingthetreereplacementratiosectionofcode.Compliancewiththisrequirementmaybeachievedthroughtheinstallationofadditionaltrees,retentionofexistingtrees(e.g.,retentionofTree#051),oracombinationthereof.Thetreesproposedforretentionmaybeimpactedafterinitialclearing,finalgradingorduetochangingsiteconditions.Thereforestaffrecommends,asaconditionofapproval,thattheapplicantberequiredtoprovide,totheCurrentPlanningProjectManager,treeretentioninspection/monitoringreportsafterinitialclearing,finalgrading,andannuallyfortwo(2)yearsbyaqualifiedprofessionalforester.Theinspection/monitoringreportsshallidentifyanyretainedtreesthatdevelopproblemsduetochangingsiteconditionsandprescribemitigation.Tocomplywiththeminimumtreedensityrequirements,theapplicantisrequiredtoretainorplanttwo(2)significanttrees,orgrossequivalentcaliperinches,per5,000squarefeetoflotarea.Basedonthelotareasproposed,theapplicantwouldberequiredtoprovideaminimumoftwo(2)treesoneachresidentiallotinordertocomplywiththeminimumtreedensityrequirementsandtreeretention(orreplacement)requirements.Staffrecommends,asaconditionofapproval,thatadetailedlandscapeplanbesubmittedatthetimeofUtilityConstructionPermitApplication.Thedetailedlandscapeplanshalldemonstratecompliancewithminimumtreedensityandtreeretention(orreplacement)requirements.Compliancewiththeserequirementsmaybeaccomplishedthroughtheinstallationofminimum2inchcalipertreesorthroughtheretentionofexistingtreesoracombinationthereof.TherevisedlandscapeplanshallbesubmittedtotheCurrentPlanningProjectManagerforreviewandapproval.ThetreesplantedoneachlotshallbeinstalledpriortotheissuanceofaCertificateofOccupancyforthenewhomes.Inaddition,treesrequiredtoberetained(i.e.,protectedtrees),and/orAdministratorapprovedreplacementtrees(excludingrequiredstreettreespursuanttoRMC4-4-070F,AreasRequiredtobeLandscaped),thatarenotnecessarytoprovidetherequiredminimumtreedensityforresidentiallots,shallbepreservedbyestablishingatreeprotectiontractthatencompassesthedriplineofallprotectedtrees.Duetothehighnumberoftreereplacementcaliperinches,staffisrecommending,asaconditionofapproval,thattheapplicantcreateatreeprotectiontractfornewreplacementtreeswithinthestormwatervaulttract(TractA).Parking:Parkingregulationsrequirethataminimumoftwo(2)parkingspacesbeprovidedforeachdetacheddwelling.Drivewaycutsarerequiredtobeaminimumof5feetfrompropertylinesandnewdrivewaysmaybeamaximumof16feetinwidthatthepropertyline.MaximumCompliance..notetdrivewayslopesshallnotexceedfifteenpercent(15%);providedthatdrivewaysexceedingeightpercent(8%)shallprovideslotteddrainsatthelowerendwithdemonstrated.. . ..positivedrainagedischargetorestrictrunofffromenteringthegarage/residenceorcrossinganypublicsidewalk.StaffComment:Parkingrequirementsanddrivewaygradesforthenewresidencesproposedwouldbeverifiedatthetimeofbuildingpermitreview.N/AFencesandRetainingWalls:Inanyresidentialdistrict,themaximumheightofany_ _ _ _ _ _____ _ _ _ _fence,hedgeorretainingwallshallbeseventytwoinches(72”).ExceptinthefrontAdministrativeShortPlatReport16-000138—MeadShortPlot CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMEADSHORTPLATLUA6-000138,SHPL-A,MODJune2,2016Page9of19yardandsideyardalongastreetsetbackwherethefenceshallnotexceedfortyeightinches(48”)inheight.Thereshallbeaminimumthree-foot(3’)landscapedsetbackatthebaseofretainingwallsabuttingpublicrights-of-way.StaffComment:Nofencesorretainingwallsareproposed.15.DesignStandards:ResidentialDesignandOpenSpaceStandards(RMC4-2-115)areapplicableintheR-8zone.TheStandardsimplementpoliciesestablishedintheLandUseElementoftheComprehensivePlan.CompliancewithSiteDesignStandardsmustbedemonstratedpriortoapprovalofthesubdivision.CompliancewithResidentialDesignStandardswouldbeverifiedpriortoissuanceofthebuildingpermitforthenewsinglefamilyhomes.Theproposalisconsistentwiththefollowingdesignstandards,unlessnotedotherwise:LotConfiguration:Oneofthefollowingisrequired:1.Lotwidthvariationof10feet(10’)minimumofoneperfour(4)abuttingstreet-frontinglots,or2.Minimumoffour(4)lotsizes(minimumoffourhundred(400)grosssquarefeetsizedifference),or3.Afrontyardsetbackvariationofatleastfivefeet(5’)minimumforatleasteveryfour(4)abuttingstreetfrontinglots.StaffComment:Thelotsizesgoashighas5,613squarefeetandaslowas5,000withadditionallotsizesof5,374squarefeetand5,362squarefeetprovidingsomevariationtotheminimumlotsizeof5,000squarefeetanddifferencesof400grosssquarefeetsizewithintheR-8zone.Theproposalalsoincludesacornerlotandinteriorlotswhichprovidesforlotwidthvariationandnomorethanthreeconsecutivehomesfrontonestreet.Inaddition,severalofthelotsareservedviaanalley,whichallowsforfrontyardsetbackvariationoffivefeet(5’).Asproposed,theshortplatwouldcomplywithamixtureofeachlotconfigurationitem.Garages:Oneofthefollowingisrequired;thegarageis:1.Recessedfromthefrontofthehouseand/orfrontporchatleasteightfeet(8’),or2.Locatedsothattheroofextendsatleastfivefeet(5’)(notincludingeaves)beyondthefrontofthegarageforatleastthewidthofthegarageplustheporch/stooparea,or3.AlleyaccessedorCompliancenotyet4.Locatedsothattheentrydoesnotfaceapublicand/orprivatestreetorandemonstratedaccesseasement,or5.Sizedsothatitrepresentsnogreaterthanfiftypercent(50%)ofthewidthofthefrontfacadeatgroundlevel,or6.Detached.Theportionofthegaragewiderthantwentysix-feet(26’)acrossthefrontshallbesetbackatleasttwofeet(2’).StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.AdministrativeShortPlatReport16-000138—MeadShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMEADSHORTPLATLUA16-000138,SHPL-A,MODJune2,2016Page10of19PrimaryEntry:Oneofthefollowingisrequired:1.Stoop:minimumsizefourfeetbysixfeet(4’x6’)andminimumheighttwelveinches(12”)abovegrade,orCompliance2.Porch:minimumsizefivefeet(5’)deepandminimumheighttwelveinchesnotyet(12”)abovegrade.demonstrated......Exception:incaseswhereaccessibility(ADA)isapriority,anaccessibleroutemaybetakenfromafrontdriveway.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.FaçadeModulation:Oneofthefollowingisrequired:1.Anoffsetofatleastonestorythatisatleasttenfeet(10’)wideandtwofeetCompliance(2’)indepthonfacadesvisiblefromthestreet,ornotyet2.Atleasttwofeet(2’)offsetofsecondstoryfromfirststoryononestreetdemonstratedfacingfacade.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.ComplianceWindowsandDoors:Windowsanddoorsshallconstitutetwenty-fivepercent(25%)notyetofallfaçadesfacingstreetfrontageorpublicspaces.demonstratedStaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.N/AScale,Bulk,andCharacter:N/ARoofs:Oneofthefollowingisrequiredforalldevelopment:1.Hiporgabledwithatleastasixtotwelve(6:12)pitchfortheprominentform.oftheroof(dormers,etc.,mayhavelesserpitch),orCompliancenotyet2.Shedroof.demonstratedAdditionally,forsubdivisionsgreaterthannine(9)lots:Avarietyofroofformsappropriatetothestyleofthehomeshallbeused.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.Eaves:Bothofthefollowingarerequired:1.EavesprojectingfromtheroofoftheentirebuildingatleasttwelveinchesCompliance(12”)withhorizontalfasciaorfasciagutteratleastfiveinches(5”)deeponnotyetthefaceofalleaves,anddemonstrated2.Rakesongableendsmustextendaminimumoftwoinches(2”)fromthesurfaceofexteriorsidingmaterials.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.ArchitecturalDetailing:Ifonesidingmaterialisusedonanysideofthedwellingthat.istwostoriesorgreaterinheight,ahorizontalbandthatmeasuresatleasteightCompliance.,,..inches(8)isrequiredbetweenthefirstandsecondstory.notyetdemonstratedAdditionally,oneofthefollowingisrequired:1.Threeandonehalfinch(3W’)minimumtrimsurroundsallwindowsanddetailsalldoors,orAdministrativeShortPlatReport16-000138—MeadShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMEADSHORTPLATLUA6-000138,SHPL-A,MODJune2,2016Page11of192.Acombinationofshuttersandthreeandonehalfinches(314”)minimumtrimdetailsallwindows,andthreeandonehalfinches(314”)minimumtrimdetailsalldoors.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.MaterialsandColor:Forsubdivisionsandshortplats,abuttinghomesshallbeofdifferingcolor.Colorpalettesforallnewdwellings,codedtothehomeelevations,shallbesubmittedforapproval.Additionally,oneofthefollowingisrequired:1.Aminimumoftwo(2)colorsisusedonthehome(bodywithdifferentcolorCompliancetrimisacceptable),ornotyet.... ...2.Aminimumoftwo(2)differingsidingmaterials(horizontalsidinganddemonstrated.. .shingles,sidingandmasonryormasonry-likematerial,etc.)isusedonthehome.Onealternativesidingmaterialmustcompriseaminimumofthirtypercent(30%)ofthestreetfacingfacade.Ifmasonrysidingisused,itshallwrapthecornersnolessthantwentyfourinches(24”).StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.16.CriticalAreas:Projectsites,whichcontaincriticalareas,arerequiredtocomplywiththeCriticalAreasRegulations(RMC4-3-050).AGeotechnicalAssessment,preparedbyRobertM.Pride,LLC(datedMay19,2014;Exhibit10)andaWetlandandStreamDetermination,preparedbyWetlandResources,Inc.(dateJune4,2014;Exhibit12)wereprovidedwiththeshortplatapplicationmaterials.Accordingtothesubmittedreports,nocriticalareaswereidentifiedontheprojectsite.17.CompliancewithSubdivisionRegulations:RMC4-7Providesreviewcriteriaforthesubdivisions.Theproposalisconsistentwiththefollowingsubdivisionregulationsifallconditionsofapprovalarecompliedwith:ComplianceSubdivisionRegulationsandAnalysisAccess:Eachlotmusthaveaccesstoapublicstreetorroad.Accessmaybebyashareddrivewaypertherequirementsofthestreetstandards.Themaximumwidthofsingleloadedgaragedrivewaysshallnotexceedninefeet(9’)anddoubleloadedgaragedrivewaysshallnotexceedsixteenfeet(16’).StaffComment:DirectaccesstothesitewouldbeprovidedfromNE6thStandllwacoAveNE.AlleyaccesswouldalsobeprovidedfromllwacoAveNEinordertoserveLots1,2,3and7.Theabuttingroadswouldbewidenedandimprovedwithhalf-streetCompliantfrontageimprovements.Half-streetfrontageimprovementsforaresidentialaccessifconditionstreetrequires,butisnotlimitedto,a0.5-footwidecurb,an8-footwideplantingstrip,ofapprovalanda5-footwidesidewalkalongtheentireprojectfrontages.ismetTheprojectsitewouldalsodedicatea30-footpipestemofpropertyinthefarnorthwesternpropertycorner,totheCity,fortheextensionofNE6thSttoHoquiamAveNE.TheCityrequiresahalf-streetpavedroadfortheextensionofNE6thStreettoHoquiamAvenueNE.Theproposedshareddriveway(TractB),alsoidentifiedasapublicalley(Exhibit2),wouldhavealengthof149.45feet,whichisunderthemaximumthresholdlengthof200feetallowedforashareddriveway.Shareddrivewaysmaybeallowedforaccesstofour(4)orfewerresidentiallots,providedatleastoneofthefour(4)lotsabutsapublicAdministrativeShortPlotReport16-000138—MeadShortP/at CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMEADSHORTPLATLUA16-000138,SHPL-A,MODJune2,2016Page12of19right-of-waywithatleastfifty(50)linearfeetofproperty.Lots1,and2wouldhavepublicstreetfrontagealongNE5thP1andLot7wouldhavepublicstreetfrontagealongllwacoAveNE.AlleyaccessisthepreferredStreetpatternexceptforpropertiesintheResidentialLowDensitylandusedesignation,inparttoreducethenumberofdrivewaycurbcutsonresidentialaccessstreets.Accesstotheprivatestormwatervaulttract(TractA)isalsoproposedtooriginatefromtheshareddriveway(Tract8)orpublicalley.InordertocomplywithRMC4-6-060F.4,staffrecommends,asaconditionofapprovalthatTractAandLots1,2,3and7berequiredtotakeaccessfromadedicatedpublicalley.TheapplicantisrequestingavariancefromthefireaccesswidthrequirementoftheInternationalFireCode(IFC).PursuanttoChapter5,Section503.2.1oftheIFC,therequiredaccessdimensionof20feetofpavedwidthisrequired.Afiresprinklingsystem,onLot3,isproposedasmitigationforareducedpavedroadwidthfrom20feetto16feet.ApprovaloftheproposedvarianceissubjecttotheRentonFireAuthority.Insummary,andifallconditionsofapprovalaremet,accesstoeachlotwouldbeasfollows:Lot4wouldhaveaccesstoNE6thSt,Lots5and6wouldhaveaccesstoIlwacoAveNEnearNE6thSt,andLots1,2,3,7andTractAwouldhaveaccessfromI/wacoAveNEnearNE5thP1.Thewidthoftheindividualdrivewayswouldbeverifiedatthetimeofbuildingpermitreviewforthenewresidences.N/ABlocks:Blocksshallbedeepenoughtoallowtwotiersoflots.StaffComment:Noblocksareproposed.Lots:Thesize,shape,orientation,andarrangementoftheproposedlotscomplywiththerequirementsoftheSubdivisionRegulationsandtheDevelopmentStandardsoftheR-8zoneandallowforreasonableinfillofdevelopableland.Alloftheproposedlotsmeettherequirementsforminimumlotsize,depth,andwidth.StaffComment:AlllotsmeettheminimumlotdimensionalrequirementsintheR-8vzone,asdiscussedunderFOF14.Theproposedlotsarerectangularinshapeandareorientedtoprovidefrontyardareasfacingtheirrespectivepublicstreet,alleyorproposedshareddriveway.TheresidencetobeconstructedonLot3,attheendoftheproposedshareddrivewayoralley,wouldhaveitsprimaryentryorientedtothesouth.Anotetothiseffectwouldberequiredtoberecordedonthefaceoftheshortp/at.Thebuildingdesignofthenewresidenceswouldbereviewedandapprovedatthetimeofbuildingpermitapplication.Streets:TheproposedstreetsystemshallextendandcreateconnectionsbetweenexistingstreetspertheStreetStandardsoutlinedinRMC4-6-060StreetStandards.StaffComment:TheproposedprojectfrontsNE6thSt.llwacoAveNE,NE5thPI.andapipestemportionofthepropertyrunswestalongNE6thSttoHoqulamAveNE.OnlyHoquiamAveNEisclassifiedasaneighborhoodcollectorarterial,wheretheremainderofthepublicroadsareallclassifiedasresidentialaccessstreets(NE6thSt,liwacoAveNandNE5thP1).Theminimumright-of-way(ROW)widthrequiredforaresidentialaccessstreetis53feet(RMC4-6-060).ROWimprovementsconsistofa0.5-foorverticalcurb,8-footwideplantingstrip,and5-footwidesidewalk.Frontageimprovementswouldberequiredalongthefrontagesoftheentireproject.Theminimumpavementwidthis26feetwithtwo(2)20-footwidetravellanesandsixfeet(6’)ofparkingononeside.Therequiredturningradiusforaresidentialaccessstreetis25feet.Right-of-waydedicationwouldberequiredtoprovidetherequiredright-of-waywidth.Thefinalright-of-wayAdministrativeShortPlotReport16-000138—MeadShortP/at CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMEADSHORTPLATLUA6-000138,SHPL-A,MODJune2,2016Page13of19dedicationwouldbedeterminedthroughafinalsurveyTheapplicantsubmittedaformalmodificationrequestdatedFebruary13,2016regardingthestreetstandardfortheextensiononNE6thStinthededicatedROWtoHoqulamAveNE.Staffisrecommendingdenialoftheapplicant’smodificationrequest.Seetheformalresponsetothemodificationrequestformoreinformation(FOF18StreetModificationAnalysis).AhalfStreetpavedroadfortheextensionofNE6thSttoHoquiamAveNEwouldberequired.TheROWforahalfstreetimprovementincludesaminimumofthirtyfivefeet(35’)withtwentyfeet(20’)paved.Acurb,plantingstriparea,andsidewalkshallbeinstalledonthedevelopmentsideofthestreetaccordingtotheminimumdesignstandardsforpublicstreets.Areductionofthe20-footwidepavementsectiontoa15-footwidepavementsectionwouldbeallowedinordertofitthehalf-streetwithinthenew30-footwideROWdedication.Inadditiontothemodifiedhalfstreetpavementsection,a0.5-footwidecurb,an8-footwideplanterstrip,anda5-footwidesidewalkwouldbetheminimumrequireddesignstandardsforpublicstreets.AnadditionalstreetsectionfortheextensionofNE6thStwouldberequiredonthestreetplansheetaspartoffinalshortplatsubmittal.TheapplicantwouldberequiredtomeettheminimumdesignstandardsattheintersectionoftheextensionofNE6thStandHoqulamAveNE.Appropriatetransitionsforthecurb,sidewalk,androadwaywouldbeneededtobedesignedandincorporatedintothefinalstreetplans.Paymentofthetransportationimpactfeeisapplicableontheconstructionofthesinglefamilyhousesatthetimeofapplicationforthebuildingpermit.Thecurrentrateoftransportationimpactfeeis$2,951.17pernewsinglefamilyhouse.Thetrafficimpactfeethatiscurrentatthetimeofthebuildingpermitapplicationwouldbelevied.Paymentofthetransportationimpactfeeisdueatthetimeofissuanceofthebuildingpermit.BasedontheCity’scurrentfeeschedule,estimatedtrafficimpactfeesfortheproposeddevelopmentwouldbe$20,658.19.Allfeesaresubjecttochange.Astreetlightinganalysiswouldberequiredtobeconductedbythedeveloperalongthepropertyfrontages(NE6thStreet,liwacoAveNE.andNE5thP1).ThedevelopermustalsoanalyzestreetlightingattheproposedintersectionofNE6thStandHoquiamAveNE.TherequiredstreetlightingshallbeprovidedbythedeveloperwiththecivilplansubmittaltoCitystandards.RelationshiptoExistingUses:Theproposedprojectiscompatiblewithexistingsurroundinguses.StaffComment:Theproposedshortplatissurroundedbyexistingdetachedsingle‘familyresidenceslocatedwithintheR-8zone.Theproposalwouldbeinharmonywiththeexistinguses.TheproposedlotsaresimilarinsizeandshapetotheexistingsurroundingdevelopmentpatternintheareaandwouldbeconsistentwiththeComprehensivePlanandZoningCode,whichencouragesresidentialinfilldevelopment.Compatibility:Ifasubdivisionislocatedintheareaofanofficiallydesignedtrail,provisionsshallbemadeforreservationoftheright-of-wayorforeasementstotheCityfortrailpurposes.“StaffComment:TheCityofRentonCommunityServicesDepartmenthasreviewedtheproposalandhasdeterminedthesiteisnotlocatedinanareaofficiallydesignatedforatrail.Theshortplatfrontageimprovementswouldprovideorimprovepedestrianconnectionalongfour(4)differentpublicstreets.AdministrativeShortP/atReport16-000138—MeadShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMEADSHORTPLATLUA6-000138,SHPL-A,MODJune2,2016Page14of1918.StreetModificationAnalysis:TheapplicantisrequestingamodificationfromRMC4-6-060F.2“MinimumDesignStandardsTableforPublicStreetsandAlleys”toprovideonlya5-footsidewalkextensionfromtheexistingwestterminusofNE6thStreet,aResidentialStreet,toHoquiamAvenueNE,aCollectorStreet,asopposetoafullhalfstreetimprovementthroughthe30footwidenorthpropertypanhandle.Theproposalisnotincompliancewiththefollowingmodificationcriteria,pursuanttoRMC4-9-250D.Therefore,staffisrecommendingdenialoftherequestedmodification,perthefollowing:ComplianceStreetModificationCriteriaandAnalysisa.SubstantiallyimplementsthepolicydirectionofthepoliciesandobjectivesoftheComprehensivePlanLandUseElementandtheCommunityDesignElementandtheproposedmodificationistheminimumadjustmentnecessarytoimplementthesepoliciesandobjectives.StaffComment:TheComprehensivePlanLandUseElementhasapplicablepolicieslistedunderaseparatesectionlabeledPromotingaSafe,Healthy,andAttractiveCommunity.DoesNotThesepoliciesaddresswalkableneighborhoods,safetyandshareduses.OnespecificComplypolicysupportsthedenialofthemodificationrequest.ThispolicyisPolicyL-58whichstatesthatthegoalistoprovide“completestreet”that“arearrangedasaninterconnectingnetworkorgrid.Locateplanterstripsbetweenthecurbandthesidewalkinordertoprovideseparationbetweencarsandpedestrians.Discouragedead-endstreetsandcul-de-sacs.”Therequestedstreetmodificationisnotconsistentwiththehalfstreetconstructionofthecompletestreetstandard(20’minimumpavementwidth,8’wideplanterand5’widesidewalk)andisthereforenotconsistentwiththispolicyguideline.b.Willmeettheobjectivesandsafety,function,appearance,environmentalprotectionandmaintainabilityintendedbytheCoderequirements,baseduponPartiallysoundengineeringjudgment.CompliesStaffComment:Themodifiedstreetimprovementsprovideforasafewalkablepath,however,itdoesnotmeetthefunctionandappearanceofinterconnectingnetworkorgridofroadwaysthatdiscouragedead-endstreets.c.Willnotbeinjurioustootherproperty(ies)inthevicinity.StaffComment:WhilethemodificationrequestallowsforpedestrianstoaccessDoesNotHoqulamAvenueNE,itdoesnotprovideforadirectvehicularaccesstoHoqulamComplyAvenueNE.Thelackofdirectvehicularaccesswillcausethetripsgeneratedbytheprojecttoutilizethesurroundingstreetnetworkadverselyimpactingthepropertiesinthevicinityofthedevelopment.PartiallyU.ConformstotheintentandpurposeoftheCode.CompliesStaffComment:Seecommentsundercriterion‘b’.Partiallye.Canbeshowntobejustifiedandrequiredfortheuseandsituationintended;andCompliesStaffComment:Seecommentsundercriterion‘b’.DoesNot1.Willnotcreateadverseimpactstootherproperty(ies)inthevicinity.ComplyStaffComment:Seecommentsundercriterion“c’.19.AvailabilityandImpactonPublicServices:AdministrativeShortP/atReport16-000138—MeadShortP/at CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMEADSHORTPLATLUA16-000138,SHPL-A,MODJune2,2016Page15of19ComplianceAvailabilityandimpactonPublicServicesAnalysisPoliceandFire:PoliceandFirePreventionstaffindicatesthatsufficientresourcesexisttofurnishservicestotheproposeddevelopment;subjecttotheconditionthatthe“applicantprovidesCoderequiredimprovementsandfees.Fireimpactfeesareapplicableattherateof$495.10persinglefamilyunit.Thisfeeispaidattimeofbuildingpermitissuance.Schools:ItisanticipatedthattheRentonSchoolDistrictcanaccommodateanyadditionalstudentsgeneratedbythisproposalatthefollowingschools:SierraHeightsElementarySchool,McKnightMiddleSchool(NewVeraRisdonMiddleSchoolbeginninginSeptember2017)andHazenHighSchool.RCW58.17.110(2)providesthatnosubdivisionbeapprovedwithoutmakingawrittenfindingofadequateprovisionmadeforsafewalkingconditionsforstudentswhowalktoandfromschool.Anynewstudentsfromtheproposeddevelopmentwouldbebussedtoandfromtheirrespectiveschools.AccordingtotheonlineRentonSchoolDistrictbusroutesWebQuery,thebusstopislocatedattheintersectionofHoquiam,,-AveNE&NE5thSt.SidewalksorwideshoulderwouldallowHighSchoolAgestudentstowalktoHazenHighSchoolfromthedevelopment,northonllwacoAveNE,westonNE7thSt,andnorthonHoquiamAveNEto1101HoquiamAveNE.Aspartoftheproposedproject,sidewalkswouldbeconstructedalongonsiteroadways.Theadditionoffrontageimprovementsincludea5-footsidewalkoneachoftheresidentialaccessstreetsandadequateprovisionshavebeenmadeforsafewalkingconditionsforstudentswhowouldwalksouthonllwacoAveNEandwestonNE5thSttoHoquiamAveNE(approximately0.13mi)toandfromschoolbusstop.ASchoolImpactFeewouldbecollectedonbehalfoftheRentonSchoolDistrictforthenewresidenceatthetimeofbuildingpermitissuance.ThecurrentRentonSchoolDistrictfeefornewsinglefamilydwellingis$5,643.00perunit.Parks:AlthoughtherewouldbenosignificantimpactstotheCityofRentonParkvSystemanticipatedfromtheproposedproject,aParkImpactFeeisrequiredofallnewresidentialdevelopment.ThecurrentParkImpactFeeis$1,887.94pernewresidenceandispayableatthetimeofbuildingpermitissuance.StormWater:Anadequatedrainagesystemshallbeprovidedfortheproperdrainageofallsurfacewater.StaffComment:APreliminaryDrainagePlanandTechnicalInformationReport(TIR)waspreparedbyOffeEngineers,PLLCandsubmittedtotheCityonFebruary23,2016(reviseddatedMay2,2016;Exhibit7).Thesiteisapproximately1.35acresinsizeandislocatedintheCity’sFlowControlDurationStandard(ForestedConditions).ThesitecontainstwoThresholdDrainageAreas(TDA).ThemajorityofthesiteisintheMayCreekdrainagebasin.Thepanhandle/pipestemportionofthesite,westoftheNE6th‘Stpipestem,ispartoftheLowerCedarRiverdrainagebasin.Theprojectisproposingacombinationdetention/wetvaultdesignthatdischargesatthesite’snaturaldischargepointtomeettheCity’sFlowControlandBasicWaterQualitystandards(Exhibit8).Theproposedvaultwouldbeapublicstormwaterfacility.Thestormwatervaultisproposedtobelocatedundergroundand/orcoveredinsoil.Nopartofthevaultwouldbepermittedtoprotrudefromthegroundsurface.IfitisdeterminedthatsuchapplicationisnotfeasibleanalternativemethodcouldbeproposedforapprovalbythePlanningDivision.Accesstothevault,pertheCity’samendmentstotheKCSWDM,shallbeprovided.TheAdministrativeShortPlatReport16-000138—MeadShortPlot CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMEADSHORTPLATLUA16-000138,SHPL-A,MODJune2,2016Page16of19projectwouldalsorequireindividuallotFlowControlBMPs(seeSection1.23.3andSectionC.1.3.1oftheCityamendmentstotheKCSWDMforFlowControlBMPrequirements).AllcoreandspecialrequirementsshallbeaddressedintheupdatedTIR.DrainageimprovementsalongallstreetfrontagesshallconformtotheCity’sStreetstandards.Stormdrainsshouldbelocatedoutsideoftheplanterandthesidewalk.Requiredhorizontalandverticalseparationfromotherutilitiesshallbeprovided(Exhibit9).CatchbasinsshouldbelocatedatthePCandPTofcurbreturnswherepossible.TheupdateddrainageplanandTIRwouldberequiredtobesubmittedaspartoftheutilitypermitsubmittal.Theapplicantsubmittedageotechnicalreport.preparedbyRobertM.PrideLLC,datedMay19,2014(Exhibit10).Theprovidedgeotechnicalreportwasstampedandsignedbyanengineerwhoselicenseisoutofdate.Acurrentgeotechnicalreportisrequiredwiththeutilitypermitsubmittal.ThisreportneedstobestampedandsignedbyalicensedCivilEngineerintheStateofWashington.Inaddition,aConstructionStormwaterGeneralPermitfromtheWashingtonDepartmentofEcologywouldberequiredsinceclearingofthesiteexceedsoneacre.Thedevelopmentissubjecttosystemdevelopmentcharges(SDC).ThecurrentSDCfeesare$1,425.00perlot.Theprojectproposestheadditionofseven(7)newsinglefamilyresidences.Thetotalfeewouldbe$10,395.00.ThisSDCfeewouldbepayablepriortoissuanceoftheutilityconstructionpermit.Water:WaterserviceisprovidedbyKingCountyWaterDistrict90.Awateravailabilitycertificate,datedDecember29,2015,wasprovidedfromKingCountyWaterDistrict90(Exhibit11).ApprovedwaterplansfromKingCountyWaterDistrict90shallbeprovidedtotheCityattheutilityconstructionpermitstage.NewhydrantsmustbeinstalledperRenton’sFireDepartmentstandardsinordertoprovidetherequiredcoverageforallresidentiallots.SanitarySewer:SewerserviceisprovidedbytheCityofRenton.Thereisanexisting8”sewereastofthesiteinllwacoAveNEthatflowsfromnorthtosouth.Thereisanexisting8”sewersouthofthesiteinNE5thP1thatflowsfromwesttoeast.ThesewerinllwacoAveNEintersectsthesewerinNE5thP1ata48”SanitarySewerManhole(CORFacilityID#MH4617)SEofthesite.ThereisnosewernorthofthesiteinNE6thSt.Theparcelasproposeddoesnotrequireanysewermainextensions.ThesidesewersforLots3and4wouldrequireprivateeasementswheretheypassthroughneighboringparcels.Thedevelopmentissubjecttoasystemdevelopmentcharge(SDC)forsewerservice.TheSDCforsewerserviceisbasedonthesizeofthedomesticwaterservice.ThecurrentSDCforsewerservicewitha1”watermeterinstallationis$2,242perinstallation.ThissiteisalsointheEastRentonInterceptorSpecialAssessmentDistrict(SAD)andthefeeis$316.80perlot.Feesarepayableattimeofpermitissuance.I.CONCLUSIONS:1.ThesubjectsiteislocatedintheResidentialMediumDensity(RMD)ComprehensivePlandesignationandcomplieswiththegoalsandpoliciesestablishedwiththisdesignationifallconditionsofapprovalaremet,seeFOF13.2.ThesubjectsiteislocatedintheResidential-8(R-8)zoningdesignationandcomplieswiththezoninganddevelopmentstandardsestablishedwiththisdesignationprovidedtheapplicantcomplieswithCityCodeandconditionsofapproval,seeFOF14.AdministrativeShortPlatReport16-000138—MeadShortP/at CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMEADSHORTPLATLUA6-000138,SHPL-A,MODJune2,2016Page17of193.TheproposedshortplatcomplieswiththeResidentialDesignandOpenSpaceStandardsprovidedtheapplicantcomplieswithCityCodeandconditionsofapproval,seeFOE15.4.TherearenoCriticalAreaslocatedontheprojectsite,seeFOE16.5.TheproposedshortplatcomplieswiththesubdivisionregulationsasestablishedbyCityCodeandstatelawprovidedalladvisorynotesandconditionsarecompliedwith,seeFOE17.6.TheproposedshortplatcomplieswiththestreetstandardsasestablishedbyCityCode,providedtheprojectcomplieswithalladvisorynotesandconditionsofapprovalcontainedherein,seeFOE17andFOE18.7.TherequestedstreetmodificationfromRMC4-6-060E.2“MinimumDesignStandardsTableforPublicStreetsandAlleys”isnotincompliancewithRMC4-9-250Dmodificationdecisioncriteria.Therefore,staffisrecommendingdenialoftherequestedmodification,seeFOF18.8.Therearesafewalkingroutestotheschoolbusstop,seeFOE19.9.Thereareadequatepublicservicesandfacilitiestoaccommodatetheproposedshortplat,seeFOF19.10.Safeandefficientaccessandcirculationhasbeenprovidedforallusers.J.DECISION:TheMeadShortPlatStreetModification,FileNo.LUA16-000138MODisdeniedforthereasonsidentifiedinConclusionsNo.7.TheMeadShortPlat,FileNo.LUA16-000138,SHPL-A,asdepictedinExhibit2,isapprovedandissubiecttothefollowingconditions:1.TheapplicantshallsubmitaDetailedLandscapePlanthatcomplieswithRMC4-8-120D.12totheCurrentPlanningProjectManagerforreviewandapprovalatthetimeofUtilityConstructionPermitReview.Staffrecommendsthefollowingstreettreeplantschedule:uptothree(3)Princetonelm(Ulmusamericana)streettreeonNE6St;uptoseven(7)RedmondLinden(Tiliaamericana)streettreesonllwacoAveNE;anduptofive(5)KatsuratreesonNE5thP1tomeettheminimumspacingrequirementsfromstopsigns,streetlightsandothertrees.Thedetailedlandscapeplanshalldemonstratecompliancewithminimumtreedensityrequirement.Compliancewiththeserequirementsmaybeaccomplishedthroughtheinstallationofminimum2inchcalipertreesorthroughtheretentionofexistingtreesoracombinationthereof.TheonsitetreesshallbeinstalledpriortotheissuanceofaCertificateofOccupancyforthenewhomes.2.TheapplicantshalldesignatedTractAasacombinedstormwaterandtreeprotectiontract.3.TractAandLots1,2,3and7shallberequiredtotakeaccessfromthepublicalley.4.Theapplicantshallprovidearevisedarboristreportthatassessesthehealth,conditionandviabilityofalltreestoberetained.ArevisedarboristreportshallbesubmittedtotheCurrentPlanningProjectManagerforreviewandapproval.Inaddition,thelocation,healthandviabilityoftheproposedstreettreeswouldalsobesubjecttoapprovaloftheCityArboristpriortoconstructionpermitissuance.5.Theapplicantshallberequiredtoprovide,totheCurrentPlanningProjectManager,treeretentioninspection/monitoringreportsafterinitialclearing,finalgrading,andannuallyfortwo(2)yearsbyaqualifiedprofessionalforester.Theinspection/monitoringreportsshallidentifyanyretainedtreesthatdevelopproblemsduetochangingsiteconditionsandprescribemitigation.6.ThestormwatervaultproposedinTractAshallbedesignedtobelocatedundergroundand/orcoveredinsoil.Nopartofthevaultshallbepermittedtoprotrudefromthegroundsurface.IfitisdeterminedthatsuchapplicationisnotfeasibleanalternativemethodcouldbeproposedforapprovalbytheAdministrativeShortP/atReport16-000138—MeadShortP/at CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMEADSHORTPLATLUA16-000138,SHPL-A,MODJune2,2016Page18of19PlanningDivision.Allground/soillocatedaroundandoverthevaultshallbelandscaped.ArevisedvaultandlandscapingplanshallbesubmittedtotheCurrentPlanningProjectManagerforreviewandapprovalpriortoconstructionpermitissuance.7.AHomeOwnersAssociationshallbeestablishedpriortorecordingoftheshortplat.TheHomeOwnersAssociationshallberesponsiblefortheownershipandmaintenanceofallcommonimprovements.HOAdocumentsshallbesubmittedforreviewandapprovalbytheCurrentPlanningProjectManagerandtheCityAttorneypriortoshortplatrecording.DATEOFDECISIONONLANDUSEACTION:SIGNATURE:/a/otJenniferHenning,PlanningDirectoDateTRANSMuTEDthis21d1dayofJune,2016totheOwner/Applicant/Contact:Owner:Applicant:Contact:TheHeirsandDeviseesofBobWenzlDarrellOffeLaverneR.Mead,DeceasedTuscanyConstruction,LLCOffeEngineers,PLLCP.O.Box612713932SE159thPLBellevue,WA98008Renton,WA98058TRANSMITTEDthis2nddayofJune,2016tothePartiesofRecord:ElisaFitzpatrick568HoquiamAveNERenton,WA98059TRANSMITTEDthis2nddayofJune,2016tothefollowing:ChipVincent,CEDAdministratorBrianneBannwarth,DevelopmentEngineeringManagerJanConklin,DevelopmentServicesVanessaDo/bee,CurrentPlanningManagerFireMarshalK.LANDUSEACTIONAPPEALS,REQUESTFORRECONSIDERATION,&EXPIRATION:Theadministrativelandusedecisionwillbecomefinalifthedecisionisnotappealedwithin14daysofthedecisiondate.APPEAL:ThisadministrativelandusedecisionwillbecomefinalifnotappealedinwritingtotheHearingExamineronorbefore5:00PMonJune16,2016.Anappealofthedecisionmustbefiledwithinthe14-dayappealperiod(RCW43.21.C.075(3);WAC197-11-680),togetherwiththerequiredfeetotheHearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.RMC4-8-110.BgovernsappealstotheHearingExaminerandadditionalinformationregardingtheappealprocessmaybeobtainedfromtheCityClerk’sOffice,(425)430-6510.EXPIRATION:Theadministrativeshortplatdecisionwillexpiretwo(2)yearsfromthedateofdecision.Asingleone(1)yearextensionmayberequestedpursuanttoRMC4-7-070M.RECONSIDERATION:Within14daysofthedecisiondate,anypartymayrequestthatthedecisionbereopenedbytheapprovalbody.TheapprovalbodymaymodifyhisdecisionifmaterialevidencenotreadilydiscoverableAdministrativeShortP/atReport16-000138—MeadShortP/at CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMEADSHORTPLATLUA16-000138,SHPL-A,MODJune2,2016Page19of19priortotheoriginaldecisionisfoundorifhefindstherewasmisrepresentationoffact.Afterreviewofthereconsiderationrequest,iftheapprovalbodyfindssufficientevidencetoamendtheoriginaldecision,therewillbenofurtherextensionoftheappealperiod.Anypersonwishingtotakefurtheractionmustfileaformalappealwithinthe14-dayappealtimeframe.THEAPPEARANCEOFFAIRNESSDOCTRINE:providesthatnoexparte(privateone-on-one)communicationsmayoccurconcerningthelandusedecision.TheDoctrineappliesnotonlytotheinitialdecision,buttoAppealstotheHearingExamineraswell.Allcommunicationsafterthedecision/approvaldatemustbemadeinwritingthroughtheHearingExaminer.Allcommunicationsarepublicrecordandthispermitsallinterestedpartiestoknowthecontentsofthecommunicationandwouldallowthemtoopenlyrebuttheevidenceinwriting.AnyviolationofthisdoctrinecouldresultintheinvalidationoftheappealbytheCourt.AdministrativeShortPlotReport16-000138—MeadShortP/at