HomeMy WebLinkAboutAdmin Report, Decision and Exhibits_Stewart Short Plat_16-000464DEPARTMENT OF COMMUNITY
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Admin Report_Stewart
A. ADMINISTRATIVE REPORT & DECISION
DECISION: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
REPORT DATE: August 5, 2016
Project Name: Stewart Short Plat
Owner/Applicant: Hugh Stewart, 3933 Lake Washington Blvd NE, # 100, Kirkland, WA 98033
Contact: Chad Allan, Encompass Engineering & Surveying, 165 NE Juniper Street, Suite 201,
Issaquah, WA 98027
File Number: LUA16-000464, ECF, SHPL-A
Project Manager: Jill Ding, Senior Planner
Project Summary: The applicant is requesting Preliminary Short Plat approval and Environmental (SEPA)
Review for the subdivision of an existing 22,574 square foot site, zoned Residential-4 (R-
4), into two lots for the future construction of single family residences and one open
space tract (Tract A). An existing residence is proposed to be removed to accommodate
the subdivision. In addition, the applicant is proposing cluster development, which
allows them to utilize the R-6 development standards in exchange for setting aside 30
percent of the total site area as open space. Lot 1 is proposed to have an area of 7,889
square feet and Lot 2 would have an area of 7,778 square feet. Access to both lots would
be provided via residential driveways off of High Avenue NE. A protected slope is located
on the northeast corner of the site and would be within Tract A. In addition sensitive
slopes and a Wellhead Protection Area Zone 2 are mapped on the project site.
Project Location: 2216 High Avenue NE (parcel no. 334450-0189)
Site Area: 22,574 square feet (0.52 acres)
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B. EXHIBITS:
Exhibits 1-5: Environmental Review Committee Report and Exhibits
Exhibit 6: Administrative Report and Decision
Exhibit 7: Landscape Plan
Exhibit 8: Tree Retention Worksheet
Exhibit 9: Tree Retention Plan
Exhibit 10: Arborist Report
Exhibit 11: Preliminary Technical Information Report, prepared by Encompass Engineering &
Surveying, dated April 7, 2016
C. GENERAL INFORMATION:
1. Owner(s) of Record:
Hugh Stewart
3933 Lake Washington Blvd NE #100
Kirkland, WA 98033
2. Zoning Classification: Residential-4 (R-4)
3. Comprehensive Plan Land Use Designation: Residential Low Density (LD)
4. Existing Site Use: Single family residence and associated detached
accessory structures.
5. Critical Areas: Protected slopes, sensitive slopes, Wellhead
Protection Area 2
6. Neighborhood Characteristics:
a. North: Single family residential, R-4
b. East: Single family residential, R-4
c. South: Single family residential, R-4
d. West: I-405
6. Site Area: 22,574 square feet (0.52 acres)
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation N/A 1818 03/17/1960
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: The project is within the City of Renton’s water service area in the 435 hydraulic zone.
There is an existing 8” water line in High Ave (See Drawing #W328706) that can deliver 1250 gpm.
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The static water pressure is about 76 psi at elevation 276 feet. There is an existing hydrant within
300 feet of the property. There is an existing ¾” water meter serving the existing home. The site is
located in the Aquifer Protection Area Zone 2.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8” sanitary sewer main
in High Ave NE (See drawing #S 332801). The Current sewer main terminates at the north end of
the property at 2300 High Ave NE, whose Property was recently connected to the sewer main
under temporary service agreement.
c. Surface/Storm Water: There are existing storm drainage facilities located in NE 24th St to the
north of the project site, as well as facilities in High Ave NE to the south of the project site. The site
contains regulated slopes of >15%, >25%, and >40% along the east portion of the parcel.
2. Streets: The existing Right of Way width in High Ave NE is approximately 50 feet and is classified as a
residential access street.
3. Fire Protection: City of Renton Fire Department
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-070: Zoning Use Table
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 3 Environmental Regulations
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
a. Section 4-7-070: Detailed Procedures for Short Subdivision
6. Chapter 9 Permits – Specific
a. Section 4-9-250: Variances, Waivers, Modifications, and Alternates
7. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review and
determined the applicaton complete on June 30, 2016. The project complies with the 120-day review
period.
2. The project site is located at 2216 High Avenue NE.
3. The project site is currently developed with an existing single family residence (proposed to be
removed) and associated detached accessory structures.
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4. Access to the proposed lots would be provided via residential driveways off of High Avenue NE.
5. The property is located within the Residential Low Density (LD) Comprehensive Plan land use
designation.
6. The site is located within the Residential-4 (R-4) zoning classification. The applicant is proposing to
utilize the cluster development standards, which allow the proposed lots to be developed to the
Residential-6 (R-6) development standards in exchange for the setting aside of 30 percent of the site as
open space (Tract A).
7. There are approximately 22 trees located on site of which the applicant is proposing to retain a total of
5 trees.
8. The site is mapped with a protected slope area. Protected slopes have a grade that exceeds 40 percent.
A 15-foot building setback is required from the edge of the protected slope. The protected slope is
proposed to be located within the Open Space Tract (Tract A).
9. Approximately 100 cubic yards of excavation/fill would be required for the construction of the frontage
improvements.
10. The applicant is proposing to begin construction in the spring of 2017 and complete the improvements
within about two months.
11. Staff received no public or agency comments during the 14-day public comment period.
12. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report
and the Departmental Recommendation at the end of this report.
13. Comprehensive Plan Compliance: The site is designated Low Density (LD) on the City’s Comprehensive
Plan Map. The purpose of the LD designation is to include lands constrained by sensitive areas, those
intended to provide transition to the rural area, or those appropriate for larger lot housing to allow for
a range of lifestyles. The proposal is compliant with the following Comprehensive Plan Goals and
Policies if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Policy L-3: Encourage infill development of single-family units as a means to meet
growth targets and provide new housing.
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
Development of new single-family neighborhoods on large tracts of land outside
the City Center,
Development of new multi-family and mixed-use in the City Center and in the
Residential High Density and Commercial Mixed Use designations, and
Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
Goal L-T: Create a functioning and exemplary urban forest that is managed at optimum
levels for canopy, health, and diversity.
Goal L-U: Preserve, protect, and enhance the quality and functions of the City’s
sensitive areas including: lakes, rivers, major and minor creeks, intermittent stream
courses and their floodplains, wetlands, ground water resources, wildlife habitats, and
areas of seismic and geological hazards.
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Policy L-29: Minimize erosion and sedimentation in and near sensitive areas by
requiring appropriate construction techniques and resource practices, such as low
impact development.
Policy L-35: Ensure buildings, roads, and other features are located on less sensitive
portions of a site when sensitive areas are present.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L-49: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
14. Zoning Development Standard Compliance: The site is classified Residential-4 (R-4) on the City’s Zoning
Map. The R-4 designation serves as a transition between rural designation zones and higher density
residential zones. It is intended as an intermediate lower density residential zone. Larger lot
subdivisions are preferred; however, “cluster development” is allowed on sites where open space
amenities are created. Resulting development is intended to be superior in design and siting than that
which would normally occur otherwise.The proposal is compliant with the following development
standards if all conditions of approval are met:
Compliance R-4 Zone Develop Standards and Analysis
Density: There is no minimum density required in the R-4 zone. The maximum
density permitted is 4.0 dwelling units per net acre. Net density is calculated after
the deduction of sensitive areas, areas intended for public right-of-way, and private
access easements.
Staff Comment: The project site totals 22,574 square feet (0.52 acres). After the
deduction of 192 square feet of public streets and 2,348 square feet of protected
slopes, the site has a net area of 20,034 square feet (0.46 acres). The proposal for 2
lots on the project site would result in a net density of 4.34 dwelling units per acre (2
lots / 0.46 acres = 4.34 du/ac), which is less than the maximum density permitted in
the R-4 zone.
Lot Dimensions: The minimum lot size permitted in the R-4 zone is 9,000 sq. ft.,
except for cluster development where the minimum lot size of the R-6 zone, 7,000
sq. ft., is permitted. A minimum lot width of 70 feet is required (80 feet for corner
lots) and a minimum lot depth of 100 feet is required in the R-4 zone. Cluster
development is permitted to utilize the minimum lot width and depth requirements
of the R-6 zone, which are: a minimum width of 60 feet (70 feet for corner lots) and a
minimum depth of 90 feet.
The following table identifies the proposed approximate dimensions for Lots 1 and 2
Proposed Lot Lot Size (sq. ft.) Lot Width (feet) Lot Depth (feet)
Lot 1 7,889 64 122
Lot 2 7,778 64 120
Tract A 6,715 N/A N/A
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Staff Comment: As proposed all lots comply with the minimum lot size, width, and
depth requirements for cluster development within the R-4 zone. Tract A is 30 percent
of the total lot area after the deduction of the 192 square foot right-of-way
dedication.
Compliant if
condition of
approval is
met
Setbacks: The required setbacks in the R-4 zone are as follows: front yard is 30 feet,
side yard is combined 20 feet with not less than 7.5 feet on either side, side yard
along the street 30 feet, and the rear yard is 25 feet. Cluster development in the R-4
zone is permitted to utilize the setback requirements of the R-6 zone, as follows:
front yard is 25 feet, rear yard is 25 feet, side yard is combined 15 feet with not less
than 5 feet on either side, and side yard along a street is 25 feet.
Staff Comment: An existing residence and associated detached accessory structures,
proposed for removal, are located on the project site (Exhibit 3). Staff recommends,
as a condition of approval, that a demolition permit be obtained and all required
inspections completed for the removal of the residence and detached accessory
structures prior to the recording of the short plat.
As discussed below under Landscaping (FOF 14), staff is recommending that the
applicant install a 10-foot sight-obscuring landscape strip along the north property
line of Lot 1 and the south property line of Lot 2. To ensure that the setback areas of
these lots do not infringe upon the landscaped areas, staff recommends, as a
condition of approval, that Lot 1 be required to maintain a 10-foot setback from the
north property line and that Lot 2 be required to maintain a 10-foot setback from the
south property line. A note to this effect shall be recorded on the face of the final
short plat map.
Setbacks for the new residences would be verified at the time of building permit
review.
Compliance
not yet
demonstrated
Building Standards: The R-4 zone has a maximum building coverage of 35% and a
maximum impervious surface coverage of 50%, except Cluster Development is
permitted to utilize the R-6 standards which include a maximum building coverage of
40% and a maximum impervious surface coverage of 55%. In the R-4 zone, a
maximum building height of 3 stories with a wall plate height of 32 feet is permitted.
Cluster development in the R-4 zone shall adhere to the height requirements of the
R-6 zone, as follows: a maximum building height of 2 stories with a wall plate height
of 24 feet is permitted.
Roofs with a pitch equal to or greater than 4:12 may project an additional six (6)
vertical feet from the maximum wall plate height; common rooftop features, such as
chimneys, may project an additional four (4) vertical feet from the roof surface. Non-
exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the
maximum wall plate height unless the projection is stepped back one-and-a-half (1.5)
horizontal feet from each façade for each one (1) vertical foot above the maximum
wall plate height. Reserved.
Wall plates supporting a roof with only one (1) sloping plane (e.g., shed roof) may
exceed the stated maximum if the average of wall plate heights is equal or less than
the maximum wall plate height allowed.
Staff Comment: Building height, building coverage, and impervious surface coverage
for the new single family residences would be verified at the time of building permit
review.
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Compliant if
Condition of
Approval is
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum,
groundcover, are to be located in this area when present. Spacing standards shall be
as stipulated by the Department of Community and Economic Development,
provided there shall be a minimum of one street tree planted per address. Any
additional undeveloped right-of-way areas shall be landscaped unless otherwise
determined by the Administrator. Where there is insufficient right-of-way space or
no public frontage, street trees are required in the front yard subject to approval of
the Administrator. A minimum of two trees are to be located in the front yard prior
to final inspection for the new Single Family Residence.
Staff Comment: A Conceptual Landscape Plan (Exhibit 7) was submitted with the
application materials. The landscape plan shows an approximately 7.5-foot wide
landscape strip between the curb and sidewalk along the High Avenue NE frontage
and a 10-foot wide landscape strip behind the back of sidewalk, 8 feet of this 10-foot
wide landscaped area is within undeveloped right-of-way and 2 feet is within the
front yard area of the proposed lots. The required landscaped width between the
curb and sidewalk would need to be increased to 8 feet to meet City standards. The 8
feet of landscaping between the back of curb and the property line meets the City’s
requirements for landscaping within undeveloped rights-of-way, however the 2 feet
of on-site landscape within the front yard areas of the lots would need to be
increased to 10 feet to meet the minimum on-site landscaping requirements. The
vegetation proposed within the landscape strip between the curb and sidewalk
includes flowering plum trees, daylilies, hansa Japanese rose, and kinnickinnick. The
vegetation proposed within the landscaped areas behind the sidewalk within the
undeveloped right-of-way and front yard areas of the proposed lots includes: western
red cedar, vine maple, hansa Japanese rose, sword fern, Pacific wax myrtle,
variegated dogwood, dwarf mungo pine, maiden grass, kinnickinnick, and lawn. To
ensure that the proposed landscaped areas comply with City standards, staff
recommends, as a condition of approval, that a detailed landscape plan be submitted
with the Utility Construction Permit application showing the minimum 8-foot
landscape strip between the curb and sidewalk and the minimum 10-foot on-site
landscape strip required within the front yard areas of the proposed lots. The detailed
landscape plan shall be submitted to the Current Planning Project Manager for
review and approval. Landscaping between the curb and sidewalk shall be installed
prior to final short plat approval, landscape behind the sidewalks shall be installed
and inspected prior to Certificate of Occupancy for the new homes.
The cluster development standards require that the provided open space adequately
screen the proposed development from the existing development in the surrounding
neighborhood. The location of Tract A along the eastern portion of the project site
would adequately buffer the proposed clustered lots from the existing lots to the
east. I-404 is located to the west of the project site, there would be no adverse
impacts to I-405 from the proposed cluster development; therefore the project site
would not be required to provide an additional buffer along the west property line.
There is no buffer proposed between the new lots and the existing lots immediately
to the north and south of the project site. Therefore, staff recommends, as a
condition of approval, that a 10-foot wide landscaped visual barrier be planted along
the north property line of Lot 1 and the south property line of Lot 2, this landscaped
visual barrier shall be protected within a 10-foot wide easement. The easement shall
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be recorded on the face of the final short plat. The plantings for the landscaped visual
barrier shall be included on the detailed landscape plan and shall be submitted to the
Current Planning Project Manager for review and approval at the time of Utility
Construction Permit review. The plants shall be installed and inspected prior to
Certificate of Occupancy for the new homes.
Compliant if
conditions of
approval re
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations
require the retention of 30 percent of trees in a residential development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); Significant trees
adjacent to critical areas and their associated buffers; and Significant trees over sixty
feet (60') in height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be
preserved; other significant native evergreen or deciduous trees; and Other
significant non- native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/
or cottonwoods are used as part of an approved enhancement project within a
critical area or its buffer.
A minimum tree density shall be maintained on each residentially zoned lot. For
detached single family development, the minimum tree density is two (2) significant
trees for every five thousand (5,000) square feet. The tree density may consist of
existing trees, replacement trees, trees required pursuant to RMC 4-4-070F1, Street
Frontage Landscaping Required, or a combination.
Staff Comment: A Tree Retention Plan (Exhibit 9), Tree Retention Worksheet (Exhibit
8), Arborist Report (Exhibit 10), and a Conceptual Landscape Plan (Exhibit 7) were
included in the submitted application materials. A total of 22 significant trees have
been identified on the project site, of those 6 have been identified as dangerous by
the applicant’s arborist (Exhibit 10) and 2 are located within critical areas and
buffers, resulting in 14 protected trees. Of the 14 protected trees, 30% or 4 trees are
required to be retained or replaced. The applicant is proposing to retain 5 protected
trees within Open Space Tract A, which exceeds the minimum tree retention
requirements. After reviewing the Arborist Report and the proposed tree retention
plan, staff has identified 4 additional viable trees for retention on the proposed lots.
These trees are identified as: 106 (western red cedar), 107 (big leaf maple), and 109
(lodgepole pine). Trees 106, 107, and 109 are located along the north property line
and would provide additional screening between the subject property and the lot to
the north. The Conceptual Landscape Plan (Exhibit 7) identifies the tree density
requirements for each lot. Both lots are required to maintain a tree density of 3 trees
or equivalent caliper inches. The staff recommendation for the retention of trees 106,
107, and 109 would satisfy the minimum tree density requirements for Lot 1. The
submitted Conceptual Landscape Plan (Exhibit 7) included two western red cedar
trees within the rear yard area of Lot 2, which would satisfy the minimum tree
density requirements for Lot 2.
Staff recommends, as a condition of approval, that a Final Tree Retention and Land
Clearing Plan be submitted at the time of Utility Construction Permit review. The Final
Tree Retention and Land Clearing Plan shall include the retention of three additional
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trees (trees 106, 107, and 109) in addition to the 5 trees currently proposed for
retention, resulting in a total of 8 retained trees. The final tree retention plan shall be
submitted to the Current Planning Project Manager for review and approval prior to
the issuance of the Utility Construction Permit.
Parking: Parking regulations require that a minimum of two parking spaces be
provided for each detached dwelling.
Driveway cuts are required to be a minimum of 5 feet from property lines and new
driveways may be a maximum of 16 feet in width at the property line. Maximum
driveway slopes shall not exceed fifteen percent (15%); provided, that driveways
exceeding eight percent (8%) shall provide slotted drains at the lower end with
positive drainage discharge to restrict runoff from entering the garage/residence or
crossing any public sidewalk.
Staff Comment: Each lot contains adequate area for the provision of the required
parking spaces. Compliance with the driveway standards would be verified at the
time of building permit review.
15. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-
4, R-6, R-8 zone. The Standards implement policies established in the Land Use Element of the
Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to approval
of the subdivision. Compliance with Residential Design Standards would be verified prior to issuance of
the building permit for the new single family homes. The proposal is consistent with the following
design standards, unless noted otherwise:
Compliance
not yet
demonstrated
Garages: One of the following is required; the garage is:
1. Recessed from the front of the house and/or front porch at least eight
feet (8'), or
2. Located so that the roof extends at least five feet (5') (not including
eaves) beyond the front of the garage for at least the width of the garage
plus the porch/stoop area, or
3. Alley accessed, or
4. Located so that the entry does not face a public and/or private street or
an access easement, or
5. Sized so that it represents no greater than fifty percent (50%) of the
width of the front facade at ground level, or
6. Detached.
The portion of the garage wider than twenty six-feet (26') across the front shall be
set back at least two feet (2').
Staff Comment: Compliance for this standard would be verified at the time of
building permit review.
Compliance
not yet
demonstrated
Primary Entry: One of the following is required:
1. Stoop: minimum size four feet by six feet (4' x 6') and minimum height
twelve inches (12") above grade, or
2. Porch: minimum size five feet (5') deep and minimum height twelve
inches (12") above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route may be
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taken from a front driveway.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Façade Modulation: One of the following is required:
1. An offset of at least one story that is at least ten feet (10') wide and two
feet (2') in depth on facades visible from the street, or
2. At least two feet (2') offset of second story from first story on one street
facing facade.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Windows and Doors: Windows and doors shall constitute twenty-five percent (25%)
of all facades facing street frontage or public spaces.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
N/A Scale, Bulk, and Character: N/A
Compliance
not yet
demonstrated
Roofs: One of the following is required for all development:
1. Hip or gabled with at least a six to twelve (6:12) pitch for the prominent
form of the roof (dormers, etc., may have lesser pitch), or
2. Shed roof.
Additionally, for subdivisions greater than nine (9) lots: A variety of roof forms
appropriate to the style of the home shall be used.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Eaves: Both of the following are required:
1. Eaves projecting from the roof of the entire building at least twelve
inches (12") with horizontal fascia or fascia gutter at least five inches (5")
deep on the face of all eaves, and
2. Rakes on gable ends must extend a minimum of two inches (2") from the
surface of exterior siding materials.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Architectural Detailing: If one siding material is used on any side of the dwelling that
is two stories or greater in height, a horizontal band that measures at least eight
inches (8") is required between the first and second story.
Additionally, one of the following is required:
1. Three and one half inch (3 1/2") minimum trim surrounds all windows
and details all doors, or
2. A combination of shutters and three and one half inches (3 1/2")
minimum trim details all windows, and three and one half inches (3 1/2")
minimum trim details all doors.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance Materials and Color: For subdivisions and short plats, abutting homes shall be of
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not yet
demonstrated
differing color. Color palettes for all new dwellings, coded to the home elevations,
shall be submitted for approval.
Additionally, one of the following is required:
1. A minimum of two (2) colors is used on the home (body with different
color trim is acceptable), or
2. A minimum of two (2) differing siding materials (horizontal siding and
shingles, siding and masonry or masonry-like material, etc.) is used on
the home. One alternative siding material must comprise a minimum of
thirty percent (30%) of the street facing facade. If masonry siding is used,
it shall wrap the corners no less than twenty four inches (24").
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
16. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all
conditions of approval are complied with:
Geologic Hazards: A minimum 15-foot building setback is required from the edges of
protected slopes in accordance with RMC 4-3-050G.2. No additional buffers are
required, unless recommended through a geotechnical evaluation.
Staff Comment: A Geotechnical Evaluation, prepared by Geospectrum Consultants,
Inc., dated March 21, 2016 (Exhibit 2) was submitted with the project application.
According to the submitted geotechnical report (Exhibit 2), most of the site is gently
sloped, but the eastern 1/3 of the property is occupied by the western slope of a local
ravine. The property has a 4-foot elevation difference across the area of proposed
Lots 1 and 2, however the eastern ravine within Open Space Tract A has about 10 to
18 feet of height with gradients that range from 10 percent up to 60 percent.
Vegetation on the site consists of primarily lawn areas, fruit trees, and other
ornamental vegetation as well as maple, cedar, and fir trees ranging from 12-24
inches in diameter. In addition, the eastern slope area is vegetated within ivy,
blackberries, and other underbrush.
The applicant indicates that approximately 100 cubic yards of excavation/fill would be
required for the construction of the frontage improvements.
According to the submitted geotechnical report (Exhibit 2), four test pits were
excavated on the project site. The soils within the test pits were generally natural,
however within TP-2 some surface fill was encountered near the top of the eastern
ravine slope. The natural soils at the test pit locations included a surface layer of
topsoil underlain by medium grained sand with some silt to a depth of about 2 feet
below the natural surface. Deeper natural soils were generally medium grained sand
with fine gravel and minor silt content. The fill and natural soils were loose to depths
of about 3 to 5+ feet becoming medium dense at greater depths and dense soils were
encountered at about 5.5 feet in TP-2. No surface seepage or springs were observed
on the site and no free groundwater was observed in any of the test pits.
The City’s critical areas regulations (RMC 4-3-050) do not specify any minimum buffer
requirements from protected slopes, unless recommended through a submitted
geotechnical study. A minimum 15-foot building setback from protected slopes is
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required. The submitted geotechnical report (Exhibit 2) concluded that the minimum
15-foot building setback requirement would provide adequate protection to the
protected slope area. The report (Exhibit 2) also concludes that full infiltration of
surface water is feasible on the project site. Recommendations for foundations, site
grading, drainage control, and erosion control were provided. It is anticipated that the
City’s currently adopted erosion control, construction, and drainage regulations would
adequately mitigate for any impacts that could result from the proposed development
and the proposed project is avoiding any impacts to the protected slopes; therefore no
further mitigation is recommended.
A native growth protection area shall be instituted to protect the protected slope area
from future development. The applicant shall create a native growth protection tract
via the short plat and record a permanent and irrevocable covenant running with the
land or deed restriction on the property title of any critical area management tract or
tracts created as a condition of a permit. Such covenant or deed restriction(s) shall
prohibit development, alteration, or disturbance within the tract except for purposes
of habitat enhancement as part of an enhancement project which has received prior
written approval from the City, and from any other agency with jurisdiction over such
activity. A covenant running with the land shall be placed on the tract restricting its
separate sale. Each abutting lot owner or the homeowners’ association shall have an
undivided interest in the tract.
The common boundary between a native growth protection area and the abutting
land must be permanently identified. This identification shall include a split rail fence
and permanent wood or metal signs on treated or metal posts. Sign locations and size
specifications shall be approved by the City. Suggested wording is as follows:
“Protection of this natural area is in your care. Alteration or disturbance is prohibited
by law.”
To ensure the protection of the protected slope area is in compliance with the City’s
critical areas regulations, staff recommends, as a condition of approval that Tract A
be designated as a native growth protection area with an irrevocable covenant
running with the land or deed restriction on the property title of the tract. The native
growth protection area shall be recorded on the face of the final short plat. Each
abutting lot owner shall have an undivided interest in the tract. In addition, staff
recommends, that signage and split rail fencing be installed along the west boundary
of Tract A. A fencing and signage detail shall be included on the civil plans submitted
at the time of Utility Construction Permit application. The fencing and signage detail
shall be submitted to the Current Planning Project Manager for review and approval.
Wellhead Protection Area: The project site is located within a Wellhead Protection
Area, Zone 2, any fill proposed requires a fill source statement.
17. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The
proposal is consistent with the following subdivision regulations if all conditions of approval are
complied with:
Compliance Subdivision Regulations and Analysis
Access: Each lot must have access to a public street or road. Access may be by a shared
driveway per the requirements of the street standards.
The maximum width of single loaded garage driveways shall not exceed nine feet (9')
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and double loaded garage driveways shall not exceed sixteen feet (16').
Staff Comment: Access to the proposed lots is proposed via residential driveways off of
High Avenue NE.
N/A Blocks: Blocks shall be deep enough to allow two tiers of lots.
Staff Comment: N/A
Lots: The size, shape, orientation, and arrangement of the proposed lots comply with
the requirements of the Subdivision Regulations and the Development Standards of the
R-4 zone and allow for reasonable infill of developable land. All of the proposed lots
meet the requirements for minimum lot size, depth, and width.
Staff Comment: The proposed lots are rectangular in shape and comply with the
minimum lot size, width, and depth requirements for Cluster Development in the R-4
zone.
Streets: The proposed street system shall extend and create connections between
existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards.
Staff Comment: The proposed project fronts High Ave NE to the west, which is classified
as a residential access street and requires a right-of-way width of 53 feet. The existing
right-of-way width in High Ave NE is approximately 50 feet. To meet the city’s complete
street standards for residential streets, street improvements including, but not limited
to a minimum of 13 feet of paving from the centerline, curb and gutter, an 8 foot
planter strip, a 5 foot sidewalk and storm drainage improvements are required to be
constructed in the right of way fronting the site per City Code 4-6-060. To build this
street section, dedication of 1.5 feet of right of way fronting the site will be required.
The proposed street section for High Avenue NE meets the street standards for
residential access streets.
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: The project site is surrounded by R-4 zoned properties developed with
single family residences to the north, south, and east. I-405 is located immediately to
the west of the project site. As previously discussed above under Landscaping (FOF 14),
staff is recommending that a sight obscuring landscape strip be provided along the
north and south property lines to buffer the existing lots to the north and south from the
proposed cluster development.
18. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist
to furnish services to the proposed development; subject to the condition that the
applicant provides Code required improvements and fees. 2016 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.
Schools: It is anticipated that the Renton School District can accommodate any
additional students generated by this proposal at the following schools: Kennydale
Elementary, McKnight Middle School and Hazen High School. Student attending
Kennydale Elementary would walk to school along the following route: north along High
Ave NE to NE 24th Street where they would walk along the existing sidewalk to Jones
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Avenue NE where they would cross the street and walk to the north along the existing
sidewalk to Kennydale Elementary. Students attending McKnight Middle School would
be bussed from the existing stop located 0.4 miles from the project site at NE 28th
Street and Jones Avenue NE. Students walking to this bus stop would walk the same
route as the elementary students walking to Kennydale Elementary, which is across the
street from this bus stop. High school students would be bussed from the existing stop
at Aberdeen Avenue NE and NE 24th Street 0.39 miles from the project site. Students
would walk north along High Avenue NE to NE 24th Street where they would walk east
along the shoulder to Aberdeen Avenue NE. The proposed project includes the
installation of frontage improvements along the High Avenue NE frontage, including
sidewalks.
A School Impact Fee, based on new single-family lots, will be required in order to
mitigate the proposal’s potential impacts to the Renton School District. The fee is
payable to the City as specified by the Renton Municipal Code. Currently the fee is
assessed at $5,643.00 per single family residence.
Parks: A Park Impact Fee would be required for the future houses. The current Park
Impact Fee is $1,887.94. The fee in effect at the time of building permit application is
applicable to this project and is payable at the time of building permit issuance.
Storm Water: An adequate drainage system shall be provided for the proper drainage
of all surface water.
Staff Comment: A Preliminary Technical Information Report (TIR) prepared by
Encompass Engineering & Surveying, dated April 7, 2016 (Exhibit 11), a geotechnical
report (Exhibit 2), and a Conceptual Drainage Control Plan (Exhibit 4) was submitted
with the project application. The site is approximately 0.51 acres in area. Based on the
City’s flow control map, the site falls within two different flow control standard areas.
The western portion of the site adjacent to High Ave NE is in the Peak Rate Runoff
Control Stand area matching Existing Site Conditions. A majority of the site to the east is
in the Flow Control Duration Standard matching Forested Conditions and is within the
East Lake Washington - Renton Drainage Basin. The site contains two natural discharge
locations.
According to the submitted TIR (Exhibit 11), for the west discharge location, runoff from
the western portion of the site generally sheet flows across the site to the west and
collects in a channel along the edge of the roadway and flows south toward an existing
inlet. For the east discharge location, runoff from the eastern half of the site sheet flows
across the site toward the east and then across the property to the east until it enters a
roadway ditch along Jones Avenue NE.
To meet the City’s Flow Control standards, the proposal is to utilize full infiltration. The
infiltration drywells are over-sized and an overflow swale located between the new lots
will divert any overflow toward the street and away from the steep slope area along the
eastern side of the site. Any overflow for the proposed drywall located at the southeast
corner of the site will spill onto a rock pad to disperse flow. Proposed runoff for each lot
will be mitigated through filter strips located along the edge of each driveway.
Per King County Surface Water Design Manual appendix C the submitted drainage plan
(Exhibit 4) and drainage report (Exhibit 11) provides the correct requirements for the dry
wells, however the report does not correctly calculate the maximum allowable
impermeable surface. Due to the soil conditions outlined in the submitted geotechnical
report (Exhibit 2) the maximum impermeable surface allowed based on the provided
infiltration volume is approximately 4,188 square feet. If more square footage is needed
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please provide additional information.
Any area specific flow control facility must be designed following section 1.2.3 in the
King County Surface Water Design Manual. Based on the Technical Information report
there are no flow control (detention) system required. Provide additional information as
to why the site is not required to provide detention (list the applicable exemption).
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.
The updated drainage plan and TIR will be required as part of the utility permit
submittal. The final sizing and design of the proposed drainage improvements would be
reviewed for compliance with the adopted 2009 King County Surface Water Design
Manual and City of Renton amendments during Utility Construction Permit review.
Water: The project is within the City of Renton’s water service area in the 435 hydraulic
zone. There is an existing 8” water line in High Ave (See Drawing #W328706) that can
deliver 1250 gpm. The static water pressure is about 76 psi at elevation 276 feet. There
is an existing hydrant within 300 feet of the property. There is an existing ¾” water
meter serving the existing home. The site is located in the Wellhead Protection Area
Zone2. The submitted plans show a new 1 inch domestic water service line and a meter
to each lot. If proposed dwelling exceed 3,600 sq ft or if required by the Fire
Department a residential sprinkler system will need to be installed. The Development is
subject to a water system development charge (SDC) fee. The SDC fee for the water is
based on the size of the new domestic water to serve the project. The current water
fee for a single 1” meter is $3,245. A credit will be given for the existing domestic water
line.
Sanitary Sewer: Sewer service is provided by the City of Renton. There is an existing 8”
sanitary sewer main in High Ave NE (See drawing #S 332801). The Current sewer main
terminates at the north end of the property at 2300 High Ave NE, whose Property was
recently connected to the sewer main under temporary service agreement.
The applicant has proposed extension of a new 8” sewer main from the existing
sanitary sewer main which will extend across the site frontage on High Ave NE as
required in accordance with Renton Municipal Code. The approximate length of the
sewer main extension is 325 LF of 8” main. Developer may apply for latecomers
agreement per section RMC 9-5.
The Development is subject to a wastewater system development charge (SDC) fee.
SDC fee for sewer base on the size of the new domestic water to serve the project. The
current sewer fee for a 1” meter install is $2,242.00/meter. The site is in the West
Kennydale Special Assessment District (SAD) and the fee per lot is $1,050.00 per lot.
I. CONCLUSIONS:
1. The subject site is located in the Residential Low Density (LD) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 13.
2. The subject site is located in the R-4 zoning classification and complies with the zoning and
development standards for Cluster Development established with this designation provided the
applicant complies with City Code and conditions of approval see FOF 14.
3. The proposed short plat complies with the Residential Design and Open Space Standards provided the
applicant complies with City Code and conditions of approval see FOF 15.
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Admin Report_Stewart
4. The proposed short plat complies with the Critical Areas Regulations provided the applicant complies
with City Code and conditions of approval, see FOF 16.
5. The proposed short plat complies with the subdivision regulations as established by City Code
and state law provided all advisory notes and conditions are complied with, see FOF 17.
6. The proposed short plat complies with the street standards as established by City Code,
provided the project complies with all advisory notes and conditions of approval contained
herein, see FOF 17.
7. There are safe walking routes to the schools and school bus stop, see FOF 18.
8. There are adequate public services and facilities to accommodate the proposed short plat, see
FOF 18.
J. DECISION:
The Stewart Short Plat, File No. LUA16-000464, as depicted in Exhibit 3, is approved and is subject to the
following conditions:
1. The applicant shall obtain a demolition permit for the removal of the residence and associated
detached accessory structures and complete all required inspections prior to the recording of the short
plat.
2. Lot 1 shall be required to maintain a 10-foot setback from the north property line and Lot 2 shall be
required to maintain a 10-foot setback from the south property line. A note to this effect shall be
recorded on the face of the final short plat map.
3. A detailed landscape plan shall be submitted with the Utility Construction Permit application showing
the minimum 8-foot landscape strip between the curb and sidewalk and the minimum 10-foot on-site
landscape strip required within the front yard areas of the proposed lots. The detailed landscape plan
shall be submitted to the Current Planning Project Manager for review and approval. Landscaping
between the curb and sidewalk shall be installed prior to final short plat approval, landscape behind the
sidewalks shall be installed and inspected prior to Certificate of Occupancy for the new homes.
4. A 10-foot wide landscaped visual barrier shall be planted along the north property line of Lot 1 and the
south property line of Lot 2, this landscaped visual barrier shall be protected within a 10-foot wide
easement. The easement shall be recorded on the face of the final short plat. The plantings for the
landscaped visual barrier shall be included on the detailed landscape plan and shall be submitted to the
Current Planning Project Manager for review and approval at the time of Utility Construction Permit
review. The plants shall be installed and inspected prior to Certificate of Occupancy for the new homes.
5. A Final Tree Retention and Land Clearing Plan shall be submitted at the time of Utility Construction
Permit review. The Final Tree Retention and Land Clearing Plan shall include the retention of three
additional trees (trees 106, 107, and 109) in addition to the 5 trees currently proposed for retention,
resulting in a total of 8 retained trees. The final tree retention plan shall be submitted to the Current
Planning Project Manager for review and approval prior to the issuance of the Utility Construction
Permit.
6. Tract A shall be designated as a native growth protection area with an irrevocable covenant running
with the land or deed restriction on the property title of the tract. The native growth protection area
shall be recorded on the face of the final short plat. Each abutting lot owner shall have an undivided
interest in the tract.
7. Signage and split rail fencing shall be installed along the west boundary of Tract A. A fencing and
signage detail shall be included on the civil plans submitted at the time of Utility Construction Permit
application. The fencing and signage detail shall be submitted to the Current Planning Project Manager
for review and approval.
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DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED this 5th day of August, 2016 to the Owner/Applicant/Contact:
Owner/Applicant: Contact:
Hugh Stewart
3933 Lake Washington Blvd NE, # 100
Kirkland, WA 98033
Chad Allan
Encompass Engineering & Surveying
165 NE Juniper Street, Suite 201
Issaquah, WA 98027
TRANSMITTED this 5th day of August, 2016 to the Parties of Record:
No Parties of Record
TRANSMITTED this 5th day of August, 2016 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Jan Conklin, Development Services
Vanessa Dolbee, Current Planning Manager
Fire Marshal
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on August 19, 2016. An appeal of the decision must be filed within the 14-
day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing
Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the
Hearing Examiner and additional information regarding the appeal process may be obtained from the City
Clerk’s Office, (425) 430-6510.
EXPIRATION: The administrative short plat decision will expire two (2) years from the date of decision. A single
one (1) year extension may be requested pursuant to RMC 4-7-070.M.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened
by the approval body. The approval body may modify his decision if material evidence not readily discoverable
prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal
appeal within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
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Admin Report_Stewart
to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing
through the Hearing Examiner. All communications are public record and this permits all interested parties to
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
ERC Report_Stewart_16-000464
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC MEETING DATE:August 1, 2016
PART ONE: PROJECT BACKGROUND
Project Name:Stewart Short Plat
Project Number:LUA16-000464, SHPL-A, ECF
Project Manager:Jill Ding, Senior Planner
Owner/Applicant:Hugh Stewart, 3933 Lake Washington Blvd NE, #100, Kirkland, WA 98033
Contact:Chad Allan, Encompass Engineering & Surveying, 165 NE Juniper Street, Suite 201,
Issaquah, WA 98027
Project Location:2216 High Avenue NE (Parcel No. 334450-0189)
Project Summary:The applicant is requesting Preliminary Short Plat approval and Environmental (SEPA)
Review for the subdivision of an existing 22,574 square foot site, zoned Residential-4
(R-4), into two lots for the future construction of single family residences and one
open space tract (Tract A). An existing residence is proposed to be removed to
accommodated the subdivision. In addition, the applicant is proposing cluster
development, which allows them to utilize the R-6 development standards in
exchange for setting aside 30 percent of the total site area as open space. Lot 1 is
proposed to have an area of 7,889 square feet and Lot 2 would have an area of 7,778
square feet. Access to both lots would be provided via residential driveways off of
High Avenue NE. A protected slope is located on the northeast corner of the site and
would be within Tract A. In addition sensitive slopes and a Wellhead Protection Area
Zone 2 are mapped on the project site.
Exist. Bldg. Area SF:N/A Proposed New Bldg. Area:N/A
Site Area: 22,574 sf Total Building Area GSF:N/A
STAFF
RECOMMENDATION:
Staff Recommends that the Environmental Review Committee issue a
Determination of Non-Significance (DNS).
ADVISORY NOTES TO APPLICANT
LUA16-000464
June 20, 2016
Name: Stewart Short Plat
Application Date:2216 High Ave NE
Renton, WA 98056-2617
Site Address:
PLAN - Planning Review - Land Use Version 1 |
Planning Review Comments Contact: Jill Ding | 425-430-6598 | jding@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.Commercial, multi family, new single family and other nonresidential construction activities shall be restricted to the hours between
seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between
nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays.
3.Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any
portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days.
Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management
Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The
Development Services Division’s approval of this work is required prior to final inspection and approval of the permit.
4.A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared.
5.The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any
equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained.
6.The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained
trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, “NO
TRESPASSING – Protected Trees” or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or
groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide
supervision whenever equipment or trucks are moving near trees.
7.This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish
and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit.
Engineering Review Comments Contact: Justin Johnson | 425-430-7291 | jtjohnson@rentonwa.gov
Recommendations: Zoning: R 4
Maximum Impervious area: 55% total lot area – see 2009 Surface Water Design Manual Amendment 3.2.2.1 Calculation of Impervious
Area.
Existing conditions
Transportation:
1.The existing Right of Way width in High Ave NE is approximately 50 feet and is classified as a residential access street.
Surface water:
1.There are existing storm drainage facilities located in NE 24th St to the north of the project site, as well as facilities in High Ave NE to
the south of the project site.
2.The site contains regulated slopes of >15%, >25%, and >40% along the east portion of the parcel.
Water:
1.The project is within the City of Renton’s water service area in the 435 hydraulic zone. There is an existing 8” water line in High Ave
(See Drawing #W328706) that can deliver 1250 gpm. The static water pressure is about 76 psi at elevation 276 feet.
2.There is an existing hydrant within 300 feet of the property.
3.There is an existing ¾” water meter serving the existing home.
4.The site is located in the Aquifer Protection Area Zone 2.
Sewer:
1.Sewer is provided by the City of Renton.
2.There is an existing 8” sanitary sewer main in High Ave NE (See drawing #S 332801). The Current sewer main terminates at the north
end of the property at 2300 High Ave NE, whose Property was recently connected to the sewer main under temporary service agreement.
Code Requirements:
Water:
1.Plans show a new 1 inch domestic water service line and a meter to each lot. If proposed dwelling exceed 3,600 sq ft or if required by
the residential Fire Prevention Department a residential sprinkler system will need to be installed.
2.The Development is subject to a water system development charge (SDC) fee. The SDC fee for the water is based on the size of the
new domestic water to serve the project. The current water fee for a single 1” meter is $3,245. A credit will be given for the existing
domestic water line.
Sewer:
1.The applicant has proposed extension of a new 8” sewer main from the existing sanitary sewer main which will extend across the site
Page 1 of 3Ran: July 28, 2016
ADVISORY NOTES TO APPLICANT
LUA16-000464
PLAN - Planning Review - Land Use Version 1 |
Engineering Review Comments Contact: Justin Johnson | 425-430-7291 | jtjohnson@rentonwa.gov
frontage on High Ave NE as required in accordance with Renton Municipal Code. The approximate length of the sewer main extension is
325 LF of 8” main. Developer may apply for latecomers agreement per section RMC 9 5.
2.The Development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer base on the size of the new
domestic water to serve the project. The current sewer fee for a 1” meter install is $2,242.00/meter. The site is in the West Kennydale
Special Assessment District (SAD) and the fee per lot is $1,050.00 per lot.
Transportation
1.All utilities serving the site are required to be undergrounded.
2.Payment of the transportation impact fee is applicable on the construction of the single family houses at the time of application for the
building permit. The current rate of transportation impact fee is $2,951.17 per single family house. The transportation impact fee that is
current at the time of building permit application will be leveled, payable at the building permit issue.
3.The proposed project fronts High Ave NE to the west which is classified as a residential access street which requires 53 feet of Right
of Way. The existing right of way width in High Ave NE is approximately 50 feet. To meet the city’s complete street standards for residential
streets, street improvements including, but not limited to a minimum of 13 feet of paving from the centerline, curb and gutter, an 8 foot
planter strip, a 5 foot sidewalk and storm drainage improvements are required to be constructed in the right of way fronting the site per City
code 4 6 060. To build this street section, dedication of 1.5 feet of right of way fronting the site will be required.
4.Municipal code 4 6 060 J states shared driveways may be allowed for access to four (4) or fewer residential lots, provided the shared
driveway is no more than two hundred feet (200') in length In addition the shared driveway does not pose a safety risk and provides
sufficient access for emergency vehicles and personnel. The applicant shall ensure the shared driveway can be continually maintained to
minimum standards listed in this section by the owners of the lots served by the driveway to the satisfaction of the City of Renton, prior to
the recording of the short plat. Driveways shall not be closer than five feet (5’) to any property line. Maximum driveway slopes shall not
exceed fifteen percent (15%); provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with
positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. To exceed fifteen percent
(15%), a variance from the Administrator is required.
5.Right of Way Dedication of 1.5 feet is required along the west side of the property.
Surface Water:
1.State that a drainage report was received, the date of the report and the author of the report. Recap the report, indicating the proposed
measures for handling the added impervious surfaces for the project. – indicate any areas where the drainage report does not comply
with the standards outlined in the manual.
2.The geotechnical report was received, the date of the report and the author of the report. The report indicates the soil type, depths of
the test and recommendations.
3.Per King County Surface Water Design Manual appendix C a drainage plan and drainage report provides the correct requirements for
the dry wells however does not correctly calculate the maximum allowable impermeable surface. Due to the soil conditions submitted in
the report the maximum impermeable surface allowed based on the provided infiltration volume is approximately 4188 ft2. If more square
footage is needed please provide additional information.
4.Surface water system development fee is $1,350.00 for each new lot. This is payable prior to issuance of the construction permit.
5.Any area specific flow control facility must be designed following section 1.2.3 in the King County Surface Water Design Manual.
Based on the Technical Information report there are no flow control (detention) system required. Provide additional information as to why
the site is not required to provide detention. (List the applicable exemption). Generally I also list a caveat that says if there are changes to
the site plan, it may impact the exemption qualifications.
6. The report should be able to provide enough information if anyone was interested in the stormwater they would have enough
information to be confident that the stormwater from the development will not impact the properties around.
General Comments:
1.All electrical, phone, and cable services and lines serving the proposed development must be underground. The construction of
these franchise utilities must be inspected and approved by a City of Renton inspector.
2.When utility plans are complete, please submit four (4) copies of the drawings, two (2) copies of the drainage report, the permit
application, an Itemized cost of construction estimate, and application fee at the counter on the sixth floor.
3.All sewer stubs, water services and storm connections are required to be provided to each lot prior to recording of the short plat.
4.Fees quoted in this document reflects the fees applicable in the year 2016 only.
5.Bond quantities are applicable and are required to be submitted at the time of the utility permit application.
Adequate separation between utilities shall be provided in accordance with code requirements. 7 ft minimum horizontal and 1 ft vertical
separation between storm and other utilities is required with the exception of water lines which require 10 ft horizontal and 1.5 ft vertical.
Page 2 of 3Ran: July 28, 2016
ADVISORY NOTES TO APPLICANT
LUA16-000464
PLAN - Planning Review - Land Use Version 1 |
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. Credit will
be granted for the removal of the one existing home.
Code Related Comments:
1.The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and
basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire
hydrant is required within 300 feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm.
2.Fire department apparatus access roadways are adequate as they exist. City of Renton ordinance requires all homes on dead end
streets that exceed 500 feet be equipped with approved residential fire sprinkler system
Page 3 of 3Ran: July 28, 2016
Arborist Report
2216 High Ave NE
Renton, WA
February 25th, 2016