HomeMy WebLinkAboutAdministrative Short Plat Report and Exhibits_Mead Short Plat_16-000138DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTA.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)—-—-—
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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_____
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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..
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..positivedrainagedischargetorestrictrunofffromenteringthegarage/residenceorcrossinganypublicsidewalk.StaffComment:Parkingrequirementsanddrivewaygradesforthenewresidencesproposedwouldbeverifiedatthetimeofbuildingpermitreview.N/AFencesandRetainingWalls:Inanyresidentialdistrict,themaximumheightofany_
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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
SE 1/4, SE 1/4, SEC 10, T 23N, R 5E, W.M.PRELIMINARY SHORT SUBDIVISIONMEAD SHORT PLATNE 6TH ST & ILWACO PL NERENTON, WA TOPOGRAPHIC SURVEY
AS ALWAYS,
CALL 1-800-424-5555 BEFORE
CONSTRUCTION.
Exhibit
1
Exhibit
2
SE 1/4, SE 1/4, SEC 10, T 23N, R 5E, W.M.PRELIMINARY SHORT SUBDIVISIONMEAD SHORT PLATNE 6TH ST & ILWACO PL NERENTON, WA PROPOSED SITE PLAN
Exhibit
3
Full Document
Available upon Request
Exhibit4
Exhibit5
Exhibit6
Exhibit
7
Full Document
Available upon Request
Exhibit8
Exhibit9
Robert M. Pride, LLC Consulting Engineer
Robert M. Pride, LLC Page 1
13203 Holmes Point Drive NE Kirkland, WA 98034
May 19, 2014
Mr. Darrell Offe
Offe Engineers
13932 SE 159th Place
Renton, WA 98058
Re: Geotechnical Assessment
Proposed Short Plat
NE 6th Street & Ilwaco Place
Renton, Washington
Dear Mr. Offe,
This report provides subsurface soil information regarding discharge of storm water on
this new short plat development located on the west side of Ilwaco Place and south of
NE 6th Street in Renton. It is understood that this short plat of eight new residences will
include a storage pond at the northeast corner of this site.
This rectangular property measures 295 x 161 feet and is relatively flat. There is an
existing residence and garage on the northwesterly side of this property (568 Hoquiam
Avenue). Field exploration included the excavation of four auger borings as shown on
the attached Drawing No. 1. Summary logs of these test pits are attached to this report.
Based on our site investigation and geologic research the upper loose topsoils are
underlain by dense to very dense glacial till soils. Shallow groundwater is perched on
top of these dense glacial deposits that will prevent onsite infiltration into the subsoils.
Onsite storm water will be directed into the pond at the NE corner of the site for
eventual discharge to the storm system. Foundations for the new residence should
extend down 18 inches onto the medium dense to dense native soils using a soil bearing
value of 2000 psf. Please call if there are any questions.
Robert M. Pride
Principal Geotechnical Engineer
dist: (1) addressee
rmp: JayMarc6thSt1
Exhibit
10
Full Document
Available upon Request
Exhibit11
Wetland Resources, Inc. JayMarc – Ilwaco Pl
June 4, 2014 WRI # 14122 1
June 4, 2014
JayMarc Homes, LLC
Attn: Jay Mezistrano
PO Box 2566
Renton, WA 98056
RE: Wetland and Stream Determination for King County Tax Parcels 1023059230
Wetland Resources, Inc. (WRI) completed a site investigation on June 4, 2014 to locate
jurisdictional wetlands and streams on and in the vicinity of the aforementioned tax parcels. The
investigation area is an assemblage of 1.34 acres located in and around Ilwaco Pl NE & NE 5th Pl
in the City of Renton, WA. The site is further located in Section 10, Township 23N, Range 05E,
W.M.
The investigation area is a disturbed undeveloped site with an existing gravel parking area near
its center. Surrounding parcels are dominated by single-family residential (SFR) development.
On-site vegetation consists of a patchwork of small tree stands made up of mostly black
cottonwood, Oregon ash, and Douglas fir, with an understory of mostly Himalayan blackberry
and reed canarygrass with sporadic patches of hardhack. The non-forested portion of the site is
dominated by Himalayan blackberry and reed canarygrass, and contains a parking pad for
vehicles at the center of the property. Soils throughout the investigation area are generally a very
dark brown (10YR 2/2) silt loam from the surface to 14 inches below. From 14 inches to greater
than 18 inches, the soils change to a dark yellowish brown (10YR 3/4) silt loam. All sampled soils
were dry at the time of investigation. Topography of the subject property is generally flat with
slight undulations throughout.
METHODOLOGY
Prior to conducting the on-site investigation of the subject site, public resource information was
reviewed to identify the presence of wetlands, streams, and other critical areas within and near
the project area. These sources included: the USFWS National Wetlands Inventory (NWI);
USDA/NRCS Web Soil Survey; WDFW SalmonScape Interactive Mapping System; WDFW
Priority Habitat and Species (PHS) Interactive Map; and the King County iMap Interactive
Mapping Tool. None to the available on-line resources illustrated any wetlands or streams on or
immediately adjacent to the investigation area.
The presence of wetland areas was determined in the field using the routine determination
approach described in the Corps of Engineers Wetlands Delineation Manual (Environmental
Laboratory 1987) and the Regional Supplement to the Corps of Engineers Wetland Delineation Manual:
Exhibit
12
Wetland Resources, Inc JayMarc Homes, LLC
June 4, 2014 WRI# 14122 2
Western Mountains, Valleys, and Coast Region (Version 2.0) (U.S. Army Corps of Engineers 2010).
Under this method, the process for making a wetland determination is based on three steps:
1.) Examination of the site for hydrophytic vegetation (species present and percent cover);
2.) Examination of the site for hydric soils;
3.) Determining the presence of wetland hydrology
The presence or absence of ordinary high water marks (OHWM) of streams and waterbodies
were evaluated using the methodology described in the Washington State Department of
Ecology document Determining the Ordinary High Water Mark on Streams in Washington State (Second
Review Draft) (Olson and Stockdale 2010). Streams were classified according to the water typing
system provided in the Washington Administrative Code (WAC), section 222-16-030.
BOUNDARY DETERMINATION FINDINGS/RESULTS
All area of the subject property lack the three necessary criteria to meet the definition of wetland.
No wetlands or streams were observed within the boundary of the investigation area.
USE OF THIS REPORT
This Wetland Determination Report is supplied to JayMarc Homes, LLC as a means of
determining on-site critical area conditions, as required by the City of Renton. This report is
based largely on readily observable conditions and, to a lesser extent, on readily ascertainable
conditions. No attempt has been made to determine hidden or concealed conditions.
The laws applicable to critical areas are subject to varying interpretations and may be changed at
any time by the courts or legislative bodies. This report is intended to provide information
deemed relevant in the applicant's attempt to comply with the laws now in effect.
This delineation and report conforms to the standard of care employed by wetland ecologists.
No other representation or warranty is made concerning the work or this report and any implied
representation or warranty is disclaimed.
Wetland Resources, Inc.
Scott Brainard, PWS
Principal Ecologist
Mead Short Plat
NE 5th Place / Ilwaco Place NE
8 Single Family Residence
CONSTRUCTION MITIGATION
Proposed Construction Dates (begin and end dates): Start of construction is proposed for the summer
of 2016 with clearing and grading of the property and installation of utilities/frontage improvements along
abutting streets. Project is proposed to be completed by winter 2016.
Hours and days of operation: 7:30 am to 3:30 pm, Monday through Friday or as otherwise allowed by City
of Renton.
Proposed Hauling/ Transportation routes: Materials and labor to the site are proposed off of NE 5th
Street using the existing gravel parking area on the property. Construction parking and material storage will
occur on the NE 5th Street side of the project (south). Proposed additional materials to the project (such as
backfill, gravel base, pipe, bedding, etc.) will be hauled to the site using the access off of NE 5th Street. Haul
routes to the site will be from Hoquiam Avenue NE.
Measures to minimize construction activities: The construction activities proposed are to provide the
necessary public and private improvements for the project. In an effort to minimize disruption of the public,
frontage improvements of half-street widening is necessary along three sides of the property. These
improvements can be made from the property side of the frontage. This will allow for construction to occur
and minimizing disturbance of the existing roadway. Temporary closures of the frontage streets may be
necessary to make utility crossings.
Special hours: No special hours are necessary to complete construction. Weekend work may be necessary
to complete the project on schedule; this will be determined by owner, contractor, and City of Renton.
Preliminary Traffic Control Plan: Coordination with the City of Renton staff will be necessary to minimize
disruption to traffic around the property for water main connections and curb, gutter, and sidewalk
installation. Once a contractor is selected, a traffic control plan will be submitted and approved prior to the
pre-construction meeting with the City of Renton. This plan will be implemented prior to any construction
activities.
Exhibit
13
Exhibit
14
Full Document
Available upon Request
ADVISORY NOTES TO APPLICANT
LUA16-000138
February 23, 2016
Name: Mead Short Plat
Application Date:Site Address:
PLAN - Planning Review - Land Use Version 1 | May 11, 2016
Planning Review Comments Contact: Clark Close | 425-430-7289 | cclose@rentonwa.gov
Recommendations: 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. New single family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and
eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and
eight o’clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion
of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative
measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual
as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development
Services Division’s approval of this work is required prior to final inspection and approval of the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared.
5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment,
install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained.
6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained
trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, “NO
TRESPASSING – Protected Trees” or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or
groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide
supervision whenever equipment or trucks are moving near trees.
7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish
and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit.
Fire Review - Building Comments Contact: Corey Thomas | 425-430-7024 | cthomas@rentonwa.gov
Recommendations: Environmental Impact Comments:
1.The fire impact fees are applicable at the rate of $495.10 per single family unit. This fee is paid at time of building permit issuance.
Code Related Comments:
1.The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and
basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire
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
be counted toward the requirement as long as they meet current code, including 5 inch storz fittings. Existing hydrants are not within 300
feet of the furthest proposed dwellings, so new hydrants are required. A water availability certificate is required from King County Water
District 90.
2.Fire department apparatus access roadways are required to be minimum 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.
Community Services Review Comments Contact: Leslie Betlach | 425-430-6619 | LBetlach@rentonwa.gov
Recommendations: 1. Parks Impact fee per Ordinance 5670 applies.
2. Street Trees: On 5th Pl, use only 3 street trees; on Ilwaco, use only 6 street trees; on NE 6 Street, use only 1 street tree. On 5th Pl, use
only Katsuratrees; on Ilwaco, use only Redmond Linden (Tilia americana), on NE 6 St. use only Princeton elm (Ulmus americana). Trees
shall be spaced 50 feet on center, a minimum distance of 40 feet from stop signs (non shown on plan) and 30 feet from street lights (non
shown on plan).
Engineering Review Comments Contact: Ian Fitz-James | 425-430-7288 | ifitz-james@rentonwa.gov
Recommendations: DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
Page 1 of 10Ran: May 31, 2016
Exhibit
15
ADVISORY NOTES TO APPLICANT
LUA16-000138
PLAN - Planning Review - Land Use Version 1 | May 11, 2016
Engineering Review Comments Contact: Ian Fitz-James | 425-430-7288 | ifitz-james@rentonwa.gov
DATE:March 15, 2016
TO:Clark Close, Senior Planner
FROM:Ian Fitz James, Civil Plan Reviewer
SUBJECT:Utility and Transportation Comments for the Mead Short Plat
NE 5th Place and Ilwaco Place NE
LUA 16 000138
I have reviewed the application for the Mead Short located at NE 5th Place and Ilwaco Place NE and have the following comments:
EXISTING CONDITIONS
WATER: Water service is provided by King County Water District 90. A water availability certificate from King County Water District 90 will
need to be provided.
SEWER: Sewer service is provided by the City of Renton. There is an existing 8” sewer east of the site in Ilwaco Place NE that flows from
north to south. There is an existing 8” sewer south of the site in NE 5th Place that flows from west to east. The sewer in Ilwaco Place NE
intersects the sewer in NE 5th Place at a 48” Sanitary Sewer Manhole (COR Facility ID #MH4617) SE of the site. There is no sewer north
of the site in NE 6th Street.
STORM DRAINGE: There is an existing 12” storm drain along the eastern frontage of Ilwaco Place NE east of the site. There are two Type
1 catch basins (COR Facility ID # 131717 and 131716) along this storm drain run. There is an existing Type 1 catch basin (COR Facility ID
#116586) located near the SE corner of the site along the northern frontage of NE 5th Place. This drains to the south and east by a 12”
storm drain to the 12” storm drain in Ilwaco Place NE. There is no storm drain north of the site in NE 6th Street.
Hoquiam Avenue NE in the vicinity of the site contains a ditch conveyance system along the eastern frontage. There is an existing 12”
storm drain that flows south in the western half of Hoquiam Avenue NE. This is a continuation of a ditch along the western road frontage
north of the site. Along the western frontage of Hoquiam Avenue NE there is an additional 12” storm drain that flows from north to south.
STREETS: The site is bounded to the north by NE 6th Street, to the east by Ilwaco Place NE, and to the south by NE 5th Place. NE 6th
Street and NE 5th Place currently end with a pipe stem in the vicinity of the site’s western boundary. All three streets are classified as
residential access streets.
The panhandle/ pipe stem portion of the site west of the existing NE 6th Street pipe stem is bordered by Hoquiam Avenue NE. Hoquiam
Avenue NE is classified as a neighborhood collector arterial.
Per the King County Assessor’s Map, the existing right of way of NE 6th Street is approximately 26 feet, the existing right of way of Ilwaco
Place NE is approximately 30 feet, and the existing right of way for NE 5th Place is approximately 34 feet.
Per the provided survey, the existing pavement width for NE 6th Street is 16 feet, the existing pavement width for Ilwaco Place NE is 28 feet,
and the existing pavement width for NE 5th Place is 28 feet.
CODE REQUIREMENTS
WATER COMMENTS
1.Please obtain a water availability certificate from King County Water District 90 and provide it with the utility permit submittal.
2.Review of the water plans will be conducted by King County Water District 90 and the City of Renton Fire Department.
3.Plans approved by King County Water District 90 shall be routed to the City for final review prior to permit issuance.
SEWER COMMENTS
1.The parcel as proposed does not require any sewer main extensions.
2.The side sewers for Lots 3 and 4 will require private easements where they pass through neighboring parcels.
3.The development is subject to a system development charge (SDC) for sewer service. The SDC for sewer service is based on the
size of the domestic water service. The current SDC for sewer service with a 1” water meter installation is $2,242 per installation. Fees
Page 2 of 10Ran: May 31, 2016
ADVISORY NOTES TO APPLICANT
LUA16-000138
PLAN - Planning Review - Land Use Version 1 | May 11, 2016
Engineering Review Comments Contact: Ian Fitz-James | 425-430-7288 | ifitz-james@rentonwa.gov
are payable at time of permit issuance.
4.This site is in the East Renton Interceptor Special Assessment District (SAD) and the fee is $316.80 per lot. Fees are payable at time
of permit issuance.
STORM DRAINAGE COMMENTS
1.A Preliminary Drainage Plan and Technical Information Report (TIR) completed by Offe Engineers were submitted to the City on
February 20, 2016. The site is approximately 1.34 acres in size and is located in the City’s Flow Control Duration Standard (Forested
Conditions). The site contains two Threshold Drainage Areas (TDA). The majority of the site is in the May Creek drainage basin. The
panhandle/pipe stem portion of the site west of the NE 6th Street pipe stem is part of the Lower Cedar River drainage basin.
The project is proposing a combination detention / wetvault design that discharges at the site’s natural location to meet the City’s Flow
Control and Basic Water Quality standards. The proposed vault will be a public stormwater facility. Access to the vault per the City’s
amendments to the KCSWDM shall be provided. The project will also require individual lot Flow Control BMPs. Please section 1.2.3.3 and
Section C.1.3.1 of the City amendments to the KCSWDM for Flow Control BMP requirements. All core and special requirements shall be
addressed in the updated TIR.
Drainage improvements along all street frontages shall conform to the City’s street standards. Storm drains should be located outside of
the planter and the sidewalk. Required horizontal and vertical separation from other utilities shall be provided. Catch basins should be
located at the PC and PT of curb returns where possible.
The updated drainage plan and TIR will be required as part of the utility permit submittal.
2.The geotechnical report provided was stamped and signed by an engineer whose license is out of date. A current geotechnical report
is required with the utility permit submittal. This report needs to be stamped and signed by a licensed Civil Engineer in the State of
Washington.
3.A Construction Stormwater General Permit from the Washington Department of Ecology will be required since clearing of the site
exceeds one acre.
4.The development is subject to system development charges (SDC). The current SDCs are $1,485.00 per lot. Fees are payable at the
time of permit issuance.
TRANSPORTATION/STREET COMMENTS
1.NE 6th Street, Ilwaco Place NE, and NE 5th Place are all residential access streets. Per RMC 4 6 060, the minimum right of way for a
residential access street is 53’. A 0.5’ curb, 8’ planting strip, and 5’ sidewalk is required along the entire project frontage (NE 6th Street,
Ilwaco Place NE, and NE 5th Place). The minimum pavement width is 26’ with 20’ as travel lanes and 6’ of parking on one side. The
required turning radius for a residential access street is 25’. The proposed street sections meet the street standards for residential
access streets.
a.Please have the surveyor confirm the existing right of way dimensions for all streets. The existing right of way of NE 6th Street was
surveyed as 21’ where the King County Assessor’s Map shows it as approximately 26’.
b.The 30’ pipe stem of property in the far northwestern property corner will be dedicated to the City for the extension of NE 6th Street to
Hoquiam Avenue NE.
c.The applicant submitted a formal modification request dated February 13, 2016 regarding the street standard for the extension on NE
6th Street in the dedicated right of way to Hoquiam Avenue NE. City staff is recommending denial of the applicant’s modification request.
Please see the formal response to the modification request for more information.
d.The City requires a half street paved road for the extension of NE 6th Street to Hoquiam Avenue NE. The City will allow a reduction of
the 20' wide pavement section to a 15' wide pavement section in order to fit within the new 30 foot dedication. In addition to the modified
half street pavement section, a 0.5’ curb, 8’ planter, and 5’ sidewalk are required. Please provide an additional street section on the street
plan sheet for the extension of NE 6th Street.
Page 3 of 10Ran: May 31, 2016
ADVISORY NOTES TO APPLICANT
LUA16-000138
PLAN - Planning Review - Land Use Version 1 | May 11, 2016
Engineering Review Comments Contact: Ian Fitz-James | 425-430-7288 | ifitz-james@rentonwa.gov
e.The surveyed subdivision of lots shows a proposed half street right of way of 29.5’ along the NE 6th Street frontage. The NE 6th Street
section shows a half street right of way of 27.5’. Please update the street section so that it corresponds with the survey.
f.The City will require that the minimum design standards be met to the best of the ability at the intersection of the extension of NE 6th
Street and Hoquiam Avenue NE. Please provide a design for right of way improvements for this intersection. The City will work with the
developer as needed to provide design guidance.
2.Hoquiam Avenue NE is a neighborhood collector arterial. Per RMC 4 6 060, the minimum right of way for a neighborhood collector
arterial with 2 lanes is 83’. A 0.5’ curb, 8’ planting strip, and 8’ sidewalk is required. The minimum pavement width is 46’ with 30’ as travel
lanes and 8’ of parking on both sides. Bicycle lanes are also required. The required turning radius for a collector arterial is 35’.
3.Appropriate transitions for the curb, sidewalk, and roadway will need to be designed and incorporated into the final street plans.
4.Please label curb return radius at the corner of NE 6th Street and Ilwaco Place NE and at the corner of NE 5th Place and Ilwaco Place
NE. Right of way dedication at corner lots appears to be adequate to accommodate the required turning radius, curb, 8’ planter, and 5’
sidewalk.
5.Street lighting analysis is required to be conducted by the developer along all frontages (NE 6th Street, Ilwaco Place NE, and NE 5th
Place). The developer will also need to analyze street lighting at the proposed intersection of NE 6th Street and Hoquiam Avenue NE.
Required street lighting shall be provided by the developer and be to City standards.
6.The maximum width of a single loaded garage driveway shall not exceed 9’ and double loaded garage driveway shall not exceed 16’.
7.Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay requirements.
8.The current transportation impact fee rate is $2,951.17 per single family home. The transportation impact fee that is current at the
time of the building permit application will be levied. Payment of the transportation impact fee is due at the time of issuance of the building
permit.
GENERAL COMMENTS
1.The SDCs listed are for 2016. The fees that are current at the time of the building permit application will be levied. Please see the
City of Renton website for the current SDCs.
2.The survey and all civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards can
be found on the City of Renton website.
3.A final survey that is stamped and signed by the professional land surveyor of record will need to be provided. All existing utilities
need to be surveyed and shown. Please reference COR Maps for mapping and records of existing utilities in the project vicinity.
4.Separate plan submittals will be required for construction permits for utility work and street improvements. All plans shall be
prepared by a licensed Civil Engineer in the State of Washington.
5.Separate permits and fees for side sewers will be required. Please see the City of Renton website for current SDCs. Separate
permits for water services shall be obtained from King County Water District 90.
6.Rockeries or retaining walls greater than 4 feet in height will require a separate building permit. Structural calculations and plans
prepared by a licensed engineer will be required.
7.Structural plans for the storm drainage vault shall be included with the civil plan submittal.
8.A final tree removal/retention plan and landscape plan shall be included with the civil plan submittal.
9.When utility plans are complete, please submit four (4) copies of the plans, two (2) copies of the drainage report, an electronic copy of
Page 4 of 10Ran: May 31, 2016
ADVISORY NOTES TO APPLICANT
LUA16-000138
PLAN - Planning Review - Land Use Version 1 | May 11, 2016
Engineering Review Comments Contact: Ian Fitz-James | 425-430-7288 | ifitz-james@rentonwa.gov
each, the permit application, an itemized cost of construction estimate
Police Plan Review Comments Contact: Cyndie Parks | 425-430-7521 | cparks@rentonwa.gov
Recommendations: Minimal impact on police services.
Technical Services Comments Contact: Amanda Askren | 425-430-7369 | aaskren@rentonwa.gov
Basis of Bearing as shown is unclear on Sheet 1 of the Preliminary Short Plat.
Boundary determination is unclear as section subdivision information is not shown nor are the references listed as called out.
Project narrative states a 8 lot short plat, but is submitted as a 7 lot short plat.
Title Report Schedule B #9 Easement 347794 is not shown on boundary survey and a copy is not provided in the submittal package.
Please provide.
Page 5 of 10Ran: May 31, 2016
ADVISORY NOTES TO APPLICANT
LUA16-000138
PLAN - Planning Review - Land Use Version 2 |
Technical Services Comments Contact: Amanda Askren | 425-430-7369 | aaskren@rentonwa.gov
RESOLVED:
Basis of Bearing as shown is unclear on Sheet 1 of the Preliminary Short Plat.
Boundary determination is unclear as section subdivision information is not shown nor are the references listed as called out.
Project narrative states a 8 lot short plat, but is submitted as a 7 lot short plat.
Title Report Schedule B #9 Easement 347794 is not shown on boundary survey and a copy is not provided in the submittal package.
Please provide.
Planning Review Comments Contact: Clark Close | 425-430-7289 | cclose@rentonwa.gov
Recommendations: 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. New single family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and
eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and
eight o’clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion
of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative
measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual
as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development
Services Division’s approval of this work is required prior to final inspection and approval of the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared.
5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment,
install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained.
6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained
trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, “NO
TRESPASSING – Protected Trees” or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or
groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide
supervision whenever equipment or trucks are moving near trees.
7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish
and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit.
Engineering Review Comments Contact: Ian Fitz-James | 425-430-7288 | ifitz-james@rentonwa.gov
Recommendations: DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:May 25, 2016
TO:Clark Close, Senior Planner
FROM:Ian Fitz James, Civil Plan Reviewer
SUBJECT:Utility and Transportation Comments for the Mead Short Plat
NE 5th Place and Ilwaco Place NE
LUA 16 000138
I have reviewed the application for the Mead Short located at NE 5th Place and Ilwaco Place NE and have the following comments:
Page 6 of 10Ran: May 31, 2016
ADVISORY NOTES TO APPLICANT
LUA16-000138
PLAN - Planning Review - Land Use Version 2 |
Engineering Review Comments Contact: Ian Fitz-James | 425-430-7288 | ifitz-james@rentonwa.gov
EXISTING CONDITIONS
WATER: Water service is provided by King County Water District 90. A water availability certificate from King County Water District 90 will
need to be provided.
SEWER: Sewer service is provided by the City of Renton. There is an existing 8” sewer east of the site in Ilwaco Place NE that flows from
north to south. There is an existing 8” sewer south of the site in NE 5th Place that flows from west to east. The sewer in Ilwaco Place NE
intersects the sewer in NE 5th Place at a 48” Sanitary Sewer Manhole (COR Facility ID #MH4617) SE of the site. There is no sewer north
of the site in NE 6th Street.
STORM DRAINGE: There is an existing 12” storm drain along the eastern frontage of Ilwaco Place NE east of the site. There are two Type
1 catch basins (COR Facility ID # 131717 and 131716) along this storm drain run. There is an existing Type 1 catch basin (COR Facility ID
#116586) located near the SE corner of the site along the northern frontage of NE 5th Place. This drains to the south and east by a 12”
storm drain to the 12” storm drain in Ilwaco Place NE. There is no storm drain north of the site in NE 6th Street.
Hoquiam Avenue NE in the vicinity of the site contains a ditch conveyance system along the eastern frontage. There is an existing 12”
storm drain that flows south in the western half of Hoquiam Avenue NE. This is a continuation of a ditch along the western road frontage
north of the site. Along the western frontage of Hoquiam Avenue NE there is an additional 12” storm drain that flows from north to south.
STREETS: The site is bounded to the north by NE 6th Street, to the east by Ilwaco Place NE, and to the south by NE 5th Place. NE 6th
Street and NE 5th Place currently end with a pipe stem in the vicinity of the site’s western boundary. All three streets are classified as
residential access streets.
The panhandle/ pipe stem portion of the site west of the existing NE 6th Street pipe stem is bordered by Hoquiam Avenue NE. Hoquiam
Avenue NE is classified as a neighborhood collector arterial.
Per the King County Assessor’s Map, the existing right of way of NE 6th Street is approximately 26 feet, the existing right of way of Ilwaco
Place NE is approximately 30 feet, and the existing right of way for NE 5th Place is approximately 34 feet.
Per the provided survey, the existing pavement width for NE 6th Street is 16 feet, the existing pavement width for Ilwaco Place NE is 28 feet,
and the existing pavement width for NE 5th Place is 28 feet.
CODE REQUIREMENTS
WATER COMMENTS
1.Please obtain a water availability certificate from King County Water District 90 and provide it with the utility permit submittal.
2.Review of the water plans will be conducted by King County Water District 90 and the City of Renton Fire Department.
3.Plans approved by King County Water District 90 shall be routed to the City for final review prior to permit issuance.
SEWER COMMENTS
1.The site as proposed does not require any sewer main extensions.
2.The side sewers for Lots 3 and 4 will require private utility easements where they pass through neighboring parcels.
3.The development is subject to system development charges (SDC) for sewer service. The SDCs for sewer service are based on the
size of the domestic water service. The current SDC for sewer service with a 1” water meter installation is $2,242 per installation. Fees
are payable at time of permit issuance.
4.This site is in the East Renton Interceptor Special Assessment District (SAD) and the fee is $316.80 per lot. Fees are payable at time
of permit issuance.
STORM DRAINAGE COMMENTS
1.A Preliminary Drainage Plan and Technical Information Report (TIR) completed by Offe Engineers were submitted to the City on May 5,
2016. The site is approximately 1.34 acres in size and is located in the City’s Flow Control Duration Standard (Forested Conditions). The
site contains two Threshold Drainage Areas (TDA). The majority of the site is in the May Creek drainage basin. The panhandle/pipe stem
portion of the site west of the NE 6th Street pipe stem is part of the Lower Cedar River drainage basin.
The project is proposing a combination detention / wetvault design that discharges at the site’s natural location to meet the City’s Flow
Control and Basic Water Quality standards. The discharge point is a new catch basin connected to the existing storm drain east of the
site. The proposed vault will be a public stormwater facility. Access to the vault per the City’s amendments to the KCSWDM shall be
provided. The project will also require individual lot Flow Control BMPs. Please section 1.2.3.3 and Section C.1.3.1 of the City
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Engineering Review Comments Contact: Ian Fitz-James | 425-430-7288 | ifitz-james@rentonwa.gov
amendments to the KCSWDM for Flow Control BMP requirements. All core and special requirements shall be addressed in the updated
TIR.
Drainage improvements along all street frontages shall conform to the City’s street standards. Storm drains should be located outside of
the planter and the sidewalk. Required horizontal and vertical separation from other utilities shall be provided. Catch basins should be
located at the PC and PT of curb returns where possible.
The updated drainage plan and TIR will be required as part of the utility permit submittal.
2.The geotechnical report provided was stamped and signed by an engineer whose license is out of date. A current geotechnical report
is required with the utility permit submittal. This report needs to be stamped and signed by a licensed Civil Engineer in the State of
Washington.
3.A Construction Stormwater General Permit from the Washington Department of Ecology will be required since clearing of the site
exceeds one acre.
4.The development is subject to system development charges (SDC). The current SDCs are $1,485.00 per lot. Fees are payable at the
time of permit issuance.
TRANSPORTATION/STREET COMMENTS
1.NE 6th Street, Ilwaco Place NE, and NE 5th Place are all residential access streets. Per RMC 4 6 060, the minimum right of way for a
residential access street is 53’. A 0.5’ curb, 8’ planting strip, and 5’ sidewalk are required along the entire project frontage (NE 6th Street,
Ilwaco Place NE, and NE 5th Place). The minimum pavement width is 26’ with 20’ as travel lanes and 6’ of parking on one side. The
required turning radius for a residential access street is 25’. Right of way dedication will be required to provide the required right of way
width. Final right of way dedication will be determined by survey.
a.Please have the surveyor confirm the existing right of way dimensions for all streets. The existing right of way of NE 6th Street was
surveyed as 21’ where the King County Assessor’s Map shows it as approximately 26’.
b.The 30’ pipe stem of property in the far northwestern property corner will be dedicated to the City for the extension of NE 6th Street to
Hoquiam Avenue NE.
c.The applicant submitted a formal modification request dated February 13, 2016 regarding the street standard for the extension on NE
6th Street in the dedicated right of way to Hoquiam Avenue NE. City staff is recommending denial of the applicant’s modification request.
Please see the formal response to the modification request for more information.
d.The City requires a half street paved road for the extension of NE 6th Street to Hoquiam Avenue NE. The City will allow a reduction of
the 20' wide pavement section to a 15' wide pavement section in order to fit within the new 30 foot dedication. In addition to the modified
half street pavement section, a 0.5’ curb, 8’ planter, and 5’ sidewalk are required. Drainage improvements along the NE 6th Street
extension will be required to conform to the City’s street standards. Provide an additional street section on the street plan sheet for the
extension of NE 6th Street.
e.The City will require that the minimum design standards be met to the best of the ability at the intersection of the extension of NE 6th
Street and Hoquiam Avenue NE. Provide a design for right of way improvements for this intersection. The City will work with the developer
as needed to provide design guidance. Address the impacts on the existing stormwater ditch along the eastern Hoquiam Avenue NE
frontage. A perpendicular curb ramp at the intersection with Hoquiam Avenue NE will be required for pedestrian traffic crossing Hoquiam
Avenue NE.
2.Hoquiam Avenue NE is a neighborhood collector arterial. Per RMC 4 6 060, the minimum right of way for a neighborhood collector
arterial with 2 lanes is 83’. A 0.5’ curb, 8’ planting strip, and 8’ sidewalk is required. The minimum pavement width is 46’ with 30’ as travel
lanes and 8’ of parking on both sides. Bicycle lanes are also required. The required turning radius for a collector arterial is 35’.
3.The applicant proposes to use a 16’ shared driveway with 12’ of pavement to access Lots 1, 2, 3, and 7. Tract A will also be accessed
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Engineering Review Comments Contact: Ian Fitz-James | 425-430-7288 | ifitz-james@rentonwa.gov
from the shared driveway. The shared driveway shall conform to the standards found in RMC 4 6 060. Shared driveways shall be wholly
in a tract. The shared driveway shall not be more than 200’ in length. The paved surface shall be a minimum of 16’. Drainage
improvements per City standards are required along the shared driveway. An access easement shall cover the entirety of the tract.
4.Appropriate transitions for the curb, sidewalk, and roadway for the extension of NE 6th Street will need to be designed and
incorporated into the final street plans.
5.Label the curb return radius at the corner of NE 6th Street and Ilwaco Place NE and at the corner of NE 5th Place and Ilwaco Place NE.
Right of way dedication at corner lots appears to be adequate to accommodate the required turning radius, curb, 8’ planter, and 5’
sidewalk.
6.Perpendicular curb ramps per WSDOT standards shall be installed at the Ilwaco Place NE and NE 6th Street and Ilwaco Place NE
and NE 5th Place intersections.
7.The proposed jog in the sidewalk near the northeastern site corner will be permitted so long as it doesn’t affect the placement of the
perpendicular curb ramps. A modified curb ramp design may be considered in this location. Show the existing tree on the street widening
plan and add stationing to the sidewalk jog so that it can be correctly installed.
8.Street lighting analysis is required to be conducted by the developer along all frontages (NE 6th Street, Ilwaco Place NE, and NE 5th
Place). The developer will also need to analyze street lighting at the proposed intersection of NE 6th Street and Hoquiam Avenue NE.
Required street lighting shall be provided by the developer and be to City standards.
9.Per RMC 4 4 080, the maximum width of a single loaded garage driveway is 9’ and the maximum width of a double loaded garage
driveway is 16’. If a garage is not present, the maximum driveway width is 16’. Driveways shall be closer than 5’ to any property line.
10.Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay requirements.
11.The current transportation impact fee rate is $2,951.17 per single family home. The transportation impact fee that is current at the
time of the building permit application will be levied. Payment of the transportation impact fee is due at the time of issuance of the building
permit.
GENERAL COMMENTS
1.The SDCs listed are for 2016. The fees that are current at the time of the building permit application will be levied. Please see the
City of Renton website for the current SDCs.
2.The survey and all civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards can
be found on the City of Renton website.
3.A final survey that is stamped and signed by the professional land surveyor of record will need to be provided. All existing utilities
need to be surveyed and shown. Please reference COR Maps for mapping and records of existing utilities in the project vicinity.
4.Separate plan submittals will be required for construction permits for utility work and street improvements. All plans shall be
prepared by a licensed Civil Engineer in the State of Washington.
5.Separate permits and fees for side sewers will be required. Please see the City of Renton website for current SDCs. Separate
permits for water services shall be obtained from King County Water District 90.
6.Rockeries or retaining walls greater than 4 feet in height (from top of wall to bottom of footing) will require a separate building permit.
Structural calculations and plans prepared by a licensed engineer will be required.
7.Structural plans for the storm drainage vault shall be included with the civil plan submittal.
8.A final tree removal/retention plan and landscape plan shall be included with the civil plan submittal.
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ADVISORY NOTES TO APPLICANT
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PLAN - Planning Review - Land Use Version 2 |
Engineering Review Comments Contact: Ian Fitz-James | 425-430-7288 | ifitz-james@rentonwa.gov
9.When utility plans are complete, please submit four (4) copies of the plans, two (2) copies of the drainage report, an electronic copy of
each, the permit application, an itemized cost of construction estimate, and application fee to the counter of the sixth floor.
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