HomeMy WebLinkAboutD_Report_Admin_20180112DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_Report_Admin_20180112
A. ADMINISTRATIVE REPORT & DECISION
DECISION: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
REPORT DATE: January 12, 2018
Project Name: Bethany Corner Short Plat
Owner: Mary Nguyen, 9102 SE 41st Street, Mercer Island, WA 98040
Rodney & Stephanie Seek, 16451 111th Avenue SE, Renton, WA 98055
Applicant: Mark Seek, 15233 Manion Way NE, Duvall, WA 98019
Contact: Jonathan Murray, P.E., D.R. Strong Consulting Engineers, Inc., 620 7th Avenue,
Kirkland, WA 98033
Project File Number: PR16-000504
Land Use File
Number:
LUA16-000958, SHPL-A
Project Manager: Mona Davis, Senior Planner
Project Summary: The applicant is requesting Preliminary Short Plat approval and Environmental
(SEPA) review for the short subdivision of two underlying lots totaling 1.83
acres and zoned R-8 (Residential-8 units per acre) into nine lots for the future
construction of detached single-family residential homes. This development
includes a drainage tract (Tract A) and one critical area tract that comprises a
portion of a critical areas buffer associated with an off-site stream (Tract C).
The applicant has proposed additional landscaping to enhance the critical area
buffer. All existing structures on the property are proposed to be removed as
part of the development. Access to all lots will be provided via a new public
roadway off 111th Avenue SE to be dedicated at final short plat recording. The
applicant has proposed replacement trees in lieu of meeting the minimum
tree retention requirements as part of the development proposal.
Project Location: 16433 & 16451 – 111th Avenue SE (Parcels 008800-0560 & 008800-0570)
Site Area: 1.83 Acres (79,710 SF)
DocuSign Envelope ID: 9314C059-CC7B-4F04-BF6E-5A1CF1088EB7
City of Renton Department of Community & Economic Development Administrative Report & Decision
BETHANY CORNER SHORT PLAT LUA16-000958, SHPL-A
January 12, 2018 Page 2 of 18
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B. EXHIBITS:
Exhibit 1-11:
Exhibits as shown in Environmental Review Committee Report
Exhibit 12: Staff Report
Exhibit 13: Topographic Survey (Existing Conditions)
Exhibit 14: Technical Information Report by DR Strong dated April 10, 2017
Exhibit 15: Geotechnical Report by Associated Earth Sciences dated December 16, 2016
Exhibit 16: Arborist Report by Tree Harmony Arborists dated December 12, 2016
Exhibit 17: Public Comment Letters
C. GENERAL INFORMATION:
1. Owner(s) of Record:
Mary Nguyen
9102 SE 41st Street
Mercer Island, WA 98040
Rodney & Stephanie Seek
16451 111th Avenue SE
Renton, WA 98055
2. Zoning Classification: R-8
3. Comprehensive Plan Land Use Designation: Residential Medium Density
4. Existing Site Use: Two single family residences (proposed to be
removed)
5. Critical Areas: A Type Ns stream is located off-site with an
associated 50-foot buffer
6. Neighborhood Characteristics:
a. North: Single family residential (R-8)
b. East: Single family residential (R-8)
c. South: Single family residential (R-8)
d. West: Single family residential (R-8)
6. Site Area: 1.83 acres (79,710 SF)
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
Benson Hill Annexation N/A 5327 03/01/2008
DocuSign Envelope ID: 9314C059-CC7B-4F04-BF6E-5A1CF1088EB7
City of Renton Department of Community & Economic Development Administrative Report & Decision
BETHANY CORNER SHORT PLAT LUA16-000958, SHPL-A
January 12, 2018 Page 3 of 18
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E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service is provided by the Soos Creek Water and Sewer District.
b. Sewer: Sewer service is provided by the Soos Creek Water and Sewer District.
c. Surface/Storm Water: There is an existing storm drainage system in 111th Ave SE, which consists of
a ditch and culverts. The existing property does not contain stormwater facilities. Runoff from the
existing site includes two single family residences where no stormwater infrastructure currently
exists on site. Runoff from the site sheet flows west over the western property line and into Big Soos
Creek, which is located on an adjacent parcel.
2. Streets: The proposed development fronts on 111th Avenue SE along the east property line. 111th Avenue
SE is classified as a Residential Access Road. Existing right-of-way (ROW) width is approximately 60 feet
as shown and as measured using the King County Assessor’s Map. No frontage improvements currently
exist along the property frontage.
3. Fire Protection: Renton Regional Fire Authority
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-070: Zoning Use Table
c. Section 4-2-110: Residential Development Standards
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 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on
December 22, 2016 and determined the application complete on December 23, 2016. After preliminary
review, the application was put on hold January 13, 2017 pending additional information needed to
continue processing. Additional information was received on April 13, 2017 and the project was put on
hold again on June 20, 2017 until the information requested was provided on December 19, 2017. The
project complies with the 120-day review period.
DocuSign Envelope ID: 9314C059-CC7B-4F04-BF6E-5A1CF1088EB7
City of Renton Department of Community & Economic Development Administrative Report & Decision
BETHANY CORNER SHORT PLAT LUA16-000958, SHPL-A
January 12, 2018 Page 4 of 18
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2. The project site is located at 16433 and 16451 – 111th Avenue SE (Exhibit 13).
3. The project site is currently developed with two single family residences, which are proposed to be
removed as part of the development (Exhibit 13).
4. Access to the site would be provided off of 111th Avenue SE via a new residential access road with 26
feet of paved roadway width and a hammerhead turnaround (Exhibit 5).
5. The property is located within the Residential Medium Density Comprehensive Plan land use designation.
6. The site is located within the R-8 zoning classification.
7. There are approximately 23 trees located on site of which the applicant is proposing to retain a total of
one tree (Exhibit 4).
8. The site is mapped with a portion of stream buffer associated with an off-site Type Ns stream (Exhibit
10).
9. Approximately 12 cubic yards of material would be cut on site and approximately 9,571 cubic yards of fill
is proposed to be brought into the site (Exhibit 5).
10. The applicant is proposing to construct the project in 2018.
11. Staff received two public comment letters (Exhibit 17). To address public comments the following
report contains analysis related to sidewalks, mailbox location, traffic concerns, and critical areas.
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 have been incorporated into the appropriate sections of this report
and the Departmental Recommendation at the end of this report.
13. Comprehensive Plan Compliance: The site is designated Medium Density (MD) on the City’s
Comprehensive Plan Map. The purpose of the MD designation is to allow a variety of single-family and
multi-family development types, with continuity created through the application of design guidelines,
the organization of roadways, sidewalks, public spaces, and the placement of community gathering
places and civic amenities. The proposal is compliant with the following Comprehensive Plan Goals and
Policies if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Policy L-3: Encourage infill development of single-family units as a means to meet growth
targets and provide new housing.
Goal L-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-P: Minimize adverse impacts to natural systems, and address impacts of past
practice where feasible, through leadership, policy, regulation, and regional
coordination.
DocuSign Envelope ID: 9314C059-CC7B-4F04-BF6E-5A1CF1088EB7
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BETHANY CORNER SHORT PLAT LUA16-000958, SHPL-A
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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.
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-30: Protect the integrity of natural drainage systems, existing land forms, and
maintain wildlife habitat values by preserving and enhancing existing vegetation and tree
canopy coverage to the maximum extent possible and by restoring hydrological flows
and improving the condition of shorelines.
Policy L-32: Protect buffers along wetlands and surface waters to facilitate infiltration
and maintain stable water temperatures, provide for biological diversity, reduce amount
and velocity of run-off, and provide for wildlife habitat.
Policy L-33: Emphasize the use of open ponding and detention, vegetated swales, rain
gardens, clean roof run-off, right-of-way landscape strips, open space, and stormwater
management techniques that mimic natural systems, maximize water quality and
infiltration where appropriate, and which will not endanger groundwater quality.
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.
Policy L-51: Respond to specific site conditions such as topography, natural features, and
solar access to encourage energy savings and recognize the unique features of the site
through the design of subdivisions and new buildings.
14. Zoning Development Standard Compliance: The site is classified Residential-8 (R-8) on the City’s Zoning
Map. Development in the R-8 Zone is intended to create opportunities for new single family residential
neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing
single family neighborhoods. It is intended to accommodate uses that are compatible with and support
a high-quality residential environment and add to a sense of community. The proposal is compliant with
the following development standards, as outlined in RMC 4-2-110A, if all conditions of approval are met:
Compliance R-8 Zone Develop Standards and Analysis
Density: The allowed density range in the R-8 zone is a minimum of 4.0 to a
maximum of 8.0 dwelling units per net acre. Net density is calculated after the
deduction of sensitive areas, areas intended for public right-of-way, and private
access easements.
DocuSign Envelope ID: 9314C059-CC7B-4F04-BF6E-5A1CF1088EB7
City of Renton Department of Community & Economic Development Administrative Report & Decision
BETHANY CORNER SHORT PLAT LUA16-000958, SHPL-A
January 12, 2018 Page 6 of 18
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Staff Comment: The project site has a net density of 64,362 square feet (1.47 acres)
after the deduction of 14,939 square feet of right-of-way dedication and 409 square feet
for the sensitive area buffer from the 79,710 square feet of gross site area. The proposal
for nine lots on the net 1.47 acre site results in a net density of 6.12 dwelling units per
net acre, which is within the density range permitted in the R-8 zone.
Lot Dimensions: The minimum lot size permitted in the R-8 zone is 5,000 sq. ft. A
minimum lot width of 50 feet is required (60 feet for corner lots) and a minimum lot
depth of 80 feet is required.
The following table identifies the proposed approximate dimensions for Lots 1-9:
Proposed Lot Lot Size (sq. ft.) Lot Width (feet) Lot Depth (feet)
Lot 1 (corner lot) 7,119 60 118
Lot 2 5,948 50 118
Lot 3 5,948 50 118
Lot 4 5,948 50 118
Lot 5 6,734 60 118
Lot 6 6,175 54 122
Lot 7 5,617 50 122
Lot 8 6,148 50 122
Lot 9 6,148 50 122
Staff Comment: All proposed lots would comply with the minimum lot size, width and
depth requirements for the R-8 zone.
Setbacks: The required setbacks in the R-8 zone are as follows: front yard is 20 feet,
side yard is 5 feet, secondary front yard (applies to corner lots) is 15 feet, and the rear
yard is 20 feet.
Staff Comment: The lots as proposed provide adequate area for the construction of new
homes in compliance with the setback requirements. Two existing single-family
residences are proposed for removal. Staff recommends, as a condition of approval, that
demolition permits be obtained for the existing structures and all required inspections
completed prior to the approval of the final short plat.
Building Standards: The R-8 zone has a maximum building coverage of 50% and a
maximum impervious surface coverage of 65%. In the R-8 zone, a maximum building
height of 2 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch
equal to or greater than 4:12 may project an additional six (6) vertical feet from the
maximum wall plate height. If the height of wall plates on a building are less than the
states maximum the roof may project higher to account for the difference, yet the
combined height of both features shall not exceed the combined maximums. Common
rooftop features, such as chimneys, may project an additional four (4) vertical feet from
the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12,
decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall plate
height if the projection is stepped back one-and-a-half (1.5) horizontal feet from each
DocuSign Envelope ID: 9314C059-CC7B-4F04-BF6E-5A1CF1088EB7
City of Renton Department of Community & Economic Development Administrative Report & Decision
BETHANY CORNER SHORT PLAT LUA16-000958, SHPL-A
January 12, 2018 Page 7 of 18
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minimum building setback line for each one (1) vertical foot above the maximum wall
plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g.,
shed roof) may exceed the stated maximum if the average of wall plate heights is equal
or less than the maximum wall plate height allowed.
Staff Comment: Building height, building coverage, and impervious surface coverage for
the new single family residences would be verified at the time of building permit review.
Compliant if
condition of
approval is
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover
are to be located in this area when present. Spacing standards shall be as stipulated by
the Department of Community and Economic Development, provided there shall be a
minimum of one street tree planted per address. Any additional undeveloped right-of-
way areas shall be landscaped unless otherwise determined by the Administrator.
Where there is insufficient right-of-way space or no public frontage, street trees are
required in the front yard subject to approval of the Administrator. A 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 preliminary landscape plan (Exhibit 7) was submitted as part of the
preliminary short plat review. The landscape plan shows an 8-foot landscape strip
between the curb and sidewalk and a 10-foot on-site landscape strip. Landscaping
within the public right-of-way, Tract A (storm drainage tract), and Tract C (sensitive area
tract) shall be installed prior to final short plat approval.
Fifteen feet of landscaping is required surrounding all stormwater facilities. The
detention vault may need to be relocated in order to provide the required landscaping.
There shall be nine street trees located within the planter strip and only seven were
shown on the preliminary landscape plan. Landscaping on the individual lots shall be
installed at the time of the construction of the new homes. Staff recommends, as a
condition of approval, that a detailed landscape plan, as defined in RMC 4-8-120, be
submitted with the Construction Permit application to be reviewed and approved by the
Current Planning Project Manager.
Compliant if
condition of
approval is
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 30 percent of trees in a residential development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
to critical areas and their associated buffers; and significant trees over sixty feet (60') in
height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non- native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/ or
DocuSign Envelope ID: 9314C059-CC7B-4F04-BF6E-5A1CF1088EB7
City of Renton Department of Community & Economic Development Administrative Report & Decision
BETHANY CORNER SHORT PLAT LUA16-000958, SHPL-A
January 12, 2018 Page 8 of 18
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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: The applicant submitted a Preliminary Tree Retention Plan (Exhibit 4)
and Arborist Report prepared by Tree Harmony Arborists dated December 12, 2016
(Exhibit 16). The plan and report identifies a total of 23 trees on the subject property,
of which 9 trees meet the retention criteria. Most of the significant trees are located
within the proposed building pads and area to be improved with roadway, curb, gutter,
planter strip and sidewalk.
The applicant has proposed to retain one (1) tree in the southwest corner of the subject
property. To meet the City’s retention standards, the applicant would be required to
retain at least three (3) significant trees (0.30 x 9 = 2.7). As the location of many of the
significant trees are within or near areas that are typically developed within building
footprints and frontage improvements, replacement is reasonable. The applicant would
be required to plant a total of 24 caliper inches to offset the removal of the two (2)
significant trees (12 caliper inches x 2 trees removed = 24 caliper inches).
The preliminary landscape plan (Exhibit 7) proposes the installation of eleven 2-inch
caliper replacement trees for 22 caliper inches provided. The developer is proposing six
Douglas Fir and five Western Red Cedar as replacement trees around the perimeter of
the development to provide for additional landscape screening to the adjacent
neighboring properties. Therefore staff recommends, as a condition of approval, the
applicant submit a revised landscape plan that provides for one additional 2-inch caliper
tree for a total of 24 caliper inches required to meet the replacement ratio. The detailed
landscape plan shall be submitted with the construction permit application for review
and approval by the Current Planning Project Manager.
During construction, trees to be retained (i.e., protected trees) would be required to
comply with the tree protection measures during construction as outlined in RMC 4-4-
130.H.9.
Based upon the provided landscape plan, all lots would meet minimum tree density
requirements.
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: The Conceptual Road and Grading Plan (Exhibit 5) details driveway
cuts at least five (5) feet from side property lines. Driveways are shown 16 feet in width
for each lot with slopes less than eight percent (8%). Proposed lots 6 and 7 are utilizing
DocuSign Envelope ID: 9314C059-CC7B-4F04-BF6E-5A1CF1088EB7
City of Renton Department of Community & Economic Development Administrative Report & Decision
BETHANY CORNER SHORT PLAT LUA16-000958, SHPL-A
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a joint use driveway. Compliance with the parking and driveway requirements would be
verified at the time of building permit review for the individual residences. However,
there is adequate area provided on-site for the accommodation of two on-site parking
spaces per lot.
15. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the
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:
Lot Configuration: One of the following is required of preliminary plat applications:
1. Lot width variation of 10 feet (10’) minimum of one per four (4) abutting
street-fronting lots, or
2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross
square feet size difference) for street-fronting lots, or
3. A front yard setback variation of at least five feet (5’) minimum for at least
every four (4) abutting street fronting lots.
Staff Comment: Not applicable to short plats.
Lots shall be configured to achieve both of the following:
1. The location of stormwater infiltration LID facilities is optimized,
consistent with the Surface Water Design Manual. Building and property
line setbacks are specified in the Surface Water Design Manual for
infiltration facilities.
2. Soils with good infiltration potential for stormwater management are
preserved to the maximum extent practicable as defined by the Surface
Water Design Manual.
Staff Comment: A detention vault is proposed in Tract A and shall be designed in
accordance with the 2009 KCSWDM and the City of Renton Amendments to the
Manual. Separate structural plans will be required to be submitted for review and
approval under a separate building permit for the detention and/or water quality vault.
Special inspection from the building department is required.
Compliance
not yet
demonstrated
Garages: If an attached garage is wider than twenty six feet (26’), at least one (1)
garage door shall be recessed a minimum of four feet (4’) from the other garage
door. Additionally, one of the following is required:
1. The front porch projects in front of the garage a minimum of five feet
(5’), and is a minimum of twelve feet (12’) wide, or
2. The roof extends at least five feet (5') (not including eaves) beyond the
front of the garage for at least the width of the garage plus the
porch/stoop area, or
3. The garage is alley accessed, or
DocuSign Envelope ID: 9314C059-CC7B-4F04-BF6E-5A1CF1088EB7
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BETHANY CORNER SHORT PLAT LUA16-000958, SHPL-A
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4. The garage entry does not face a public and/or private street or an
access easement, or
5. The garage width represents no greater than fifty percent (50%) of the
width of the front facade at ground level, or
6. The garage is detached, or
7. The garage doors contain a minimum of thirty percent (30%) glazing,
architectural detailing (e.g. trim and hardware), and are recessed from
the front façade a minimum of five feet (5’), and from the front porch a
minimum of seven feet (7’).
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Primary Entry: The entry shall include a porch or stoop with a minimum depth of
five feet (5') and minimum height of twelve inches (12") above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route may be
taken from a front driveway.
Staff Comment: Compliance 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: 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.
DocuSign Envelope ID: 9314C059-CC7B-4F04-BF6E-5A1CF1088EB7
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BETHANY CORNER SHORT PLAT LUA16-000958, SHPL-A
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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
not yet
demonstrated
Materials and Color: For subdivisions and short plats, abutting homes shall be of
differing color. Color palettes for all new dwellings, coded to the home elevations,
shall be submitted for approval.
Additionally, one of the following is required:
1. A minimum of two (2) colors is used on the home (body with different
color trim is acceptable), or
2. A minimum of two (2) differing siding materials (horizontal siding and
shingles, siding and masonry or masonry-like material, etc.) is used on
the home. One alternative siding material must comprise a minimum of
thirty percent (30%) of the street facing facade. If masonry siding is used,
it shall wrap the corners no less than twenty four inches (24").
Staff Comment: Compliance 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 site is mapped with an off-site Type Ns stream providing for a buffer
width of 50 feet that extends onto the subject property. No other critical areas have been identified on
the project site. The proposal is consistent with the Critical Areas Regulations, if all conditions of approval
are complied with:
Compliant if
condition of
approval is
met
Streams: The following buffer requirements are applicable to streams in accordance
with RMC 4-3-050G.2: Type F streams require a 115-foot buffer, Type Np streams
require a 75-foot buffer, and Type Ns streams require a 50-foot buffer. An additional
15-foot building setback is required from the edge of all stream buffer areas.
Staff Comment: A Critical Areas Study, prepared by Mark Rigos, P.E., Wetland Biologist,
dated March 26, 2017 (Exhibit 9) was submitted and reviewed as part of the project
application. According to the study, no wetlands were found on the subject properties;
however, a drainage channel was discovered off-site within a forested greenbelt
containing hydrophytic vegetation such as black cottonwood and red alder, which led
to the conclusion that the channel’s appropriate designation was a Type Ns stream with
a critical area buffer width of 50 feet pursuant to the Development Standards of the
Critical Areas Regulations (RMC 4-3-050.G). The stream channel conveys tributary
stormwater runoff generated from surrounding streets during large rain events. The
report concluded that any stormwater diversion away from the stream channel will
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have a negligible adverse impact on the stream itself and the stream will effectively
maintain its existing hydrology.
At its closest point, the channel is approximately 40 feet west of the site’s east property
line, but the exact location was not surveyed. In order to identify the exact stream
buffer encroachment, the applicant would need permission from the adjacent property
owner to flag the channel’s Ordinary High Water Mark (OHWM) and have the flags
surveyed, which was not obtainable. The wetlands biologist has recommended that
the stream buffer remain forested and be planted with native landscape. The applicant
has provided a Stream Buffer Enhancement Plan (Exhibit 10) that proposes additional
plant materials, tree protection, and installation of a split rail fence along the buffer’s
edge to include sensitive area signage that protects the critical area buffer within a
separate tract and avoids any impacts. In addition, a 15-foot building setback line will
be established from the edge of the buffer. If the stream location is estimated correctly,
there would be no impacts to the stream or its buffer as a result of the proposed project.
Therefore, staff recommends as a condition of approval, that the Stream Buffer
Enhancement Plan be submitted as part of the construction plans to be approved by
the Current Planning Project Manager.
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') and
double loaded garage driveways shall not exceed sixteen feet (16').
Staff Comment: A new dead end public residential access road (Road A) with 26 feet of
paved roadway width and a hammerhead turnaround at the end of Road A have been
proposed as the primary access for all lots within the proposed development. The
entrance of the hammerhead turnaround shall serve as a joint use driveway to lots 6 and
7. Therefore, staff recommends as a condition of approval, that a note be provided on the
final short plat that requires joint use driveway for lots 6 and 7 with no additional curb
cuts off the residential access road. Driveways are shown 16 feet in width for each lot.
The hammerhead turnaround shall have the design approved by the Administrator and
Regional Fire Authority prior to construction permit approval. Any existing mailboxes that
may need to be relocated as part of the new access proposed or frontage improvements
required shall be coordinated with the users and postal service.
Blocks: Blocks shall be deep enough to allow two tiers of lots.
Staff Comment: Not applicable; new blocks are not proposed.
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-8
zone and allow for reasonable infill of developable land. All of the proposed lots meet
the requirements for minimum lot size, depth, and width. Width between side lot lines
at their foremost points (i.e., the points where the side lot lines intersect with the street
right-of-way line) shall not be less than eighty percent (80%) of the required lot width
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except in the cases of (1) pipe-stem lots, which shall have a minimum width of twenty
feet (20') and (2) lots on a street curve or the turning circle of cul-de-sac (radial lots),
which shall be a minimum of thirty five feet (35').
Staff Comment: The proposed lots are rectangular in shape with front yards orientated
to Road A. Lot size and dimensional requirements of the R-8 zone are shown on the
Preliminary Short Plat (Exhibit 3).
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: No right-of-way dedication will be required along 111th Avenue SE.
Pursuant to RMC 4-6-060, half street improvements along 111th Avenue SE shall include
a pavement width of 26 feet (13 feet from centerline), a 0.5 foot curb, an 8-foot planting
strip, a 5-foot sidewalk, street trees and storm drainage improvements. The applicant is
proposing to provide the required frontage improvements as part of the development.
Current City of Renton standards require a turnaround for dead end streets greater than
150 feet. Dead end streets up to 300 feet may utilize a hammerhead turnaround provided
it meets the requirements for emergency services access, including a 25-foot inside and
45-foot outside turning radius per RMC 4-6-060.H. The hammerhead turnaround shall
have a design approved by the Administrator and Fire and Emergency Services. A new
dead-end public residential access road (Road A) with 26 feet of paved roadway width
and a hammerhead turnaround at the end of Road A has been proposed as the primary
access for the internal lots of the development. The full street section includes the
required 53-foot ROW with 26-feet of paved roadway (two 10-ft travel lanes with one 6-
ft parking lane), 8-ft planter strips and 5-ft sidewalks on both sides of the street.
Corner lots require a minimum radius of 15 feet for dedication of right-of-way.
ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each
intersection and shall be oriented to provide direct pedestrian crossings.
Street lighting and street trees are required to meet current City standards. Lighting plans
have been submitted with the land use application.
Refer to City Code 4-4-080 regarding driveway regulations. Driveways shall be designed
in accordance with City standard plans 104.1 and 104.2.
Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
requirements.
A Traffic Impact Analysis is required when the estimated vehicular traffic generated from
a proposed development exceeds 20 vehicles per hour in either the AM (6:00-9:00) or PM
(3:00-6:00) peak periods. The proposed project does not exceed this threshold and
therefore is not required to provide a traffic impact analysis.
Payment of the transportation impact fee is applicable on the construction of the
development at the time of application for the building permit. The current rate of
transportation impact fee is $5,430.85 per dwelling unit for single family homes. The
project proposes the addition of seven (7) new residences (9 new single family homes with
2 existing homes to be removed). The estimated total fee is $38,015.95. Fees are subject
to change. The transportation impact fee that is current at the time of building permit
application will be levied.
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
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Staff Comment: The project site is surrounded by existing single family residential uses
within the R-8 zone. The project is designed to accommodate the construction of the nine
new single-family residences. The new lots proposed are consistent with the size, shape,
and orientation requirements of the R-8 zone. The proposed stormwater facility within
the storm drainage tract (Tract A) is an underground vault. The required perimeter
landscaping provides for an amenity to the neighborhood and attractive landscape
buffer. A stormwater detention pond within the tract would not provide for the same level
of aesthetic benefits as the proposed vault. Therefore, staff recommends as a condition
of approval that any proposal to convert the stormwater vault within the tract to a
stormwater detention pond be considered a Major Plat Amendment subject to the
requirements outlined under RMC 4-7-080.M.2.
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.
The fire flow requirements 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 fire hydrants can be counted
toward the requirements as long as they meet current code including 5 inch storz fittings.
A water availability certificate is required from Soos Creek Water and Sewer District.
Fire department apparatus access roadways are required to be a minimum of 20 feet
wide and 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 building. An approved turnaround
is required for all dead end streets exceeding 150 feet in length.
Payment of the fire impact fee is applicable at the time of building permit issuance. The
current rate of the fire impact fee is $718.56 per single family dwelling unit. Fees are
subject to change. The fire impact fee that is current at the time of building permit
application will be levied.
Schools: It is anticipated that the Renton School District can accommodate any additional
students generated by this proposal at the following schools: Cascade Elementary,
Nelsen Middle School and Lindbergh High School. Elementary and middle school
students from the proposed development would walk to their schools approximately ½
mile from the development and high school students would take the bus. The nearest
bus stop is located approximately 0.26 miles from the project site at SE 164th Street and
114th Avenue SE. The proposed project includes the installation of frontage
improvements along the 111th Avenue SE frontage, including sidewalks. Students would
walk north on 111th Avenue SE to SE 164th to the respective schools. Based on
information provided in the application, staff was unable to verify safe routes to school.
Therefore, staff recommends as a condition of approval, that a safe walking route to the
schools and bus stop shall be verified with the construction permit application.
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
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City as specified by the Renton Municipal Code. Currently the fee is assessed at
$6,432.00 per new single family residence. Fees are subject to change and will be
assessed at the time of building permit application based upon the current fee schedule.
Parks: A Park Impact Fee would be required for the future houses. The current Park
Impact Fee is $2,740.07. The fee in effect at the time of building permit application is
applicable to this project and is payable at the time of building permit issuance.
Storm Water: An adequate drainage system shall be provided for the proper drainage of
all surface water.
Staff Comment: A preliminary Drainage Plan (Exhibit 6) and Technical Information Report
(Exhibit 14) prepared by D.R. Strong Consulting Engineers were submitted to the City as
part of the short plat submittal. Based on the City of Renton’s flow control map, the site
falls within the Flow Control Duration Standard area matching Forested Site Conditions
and is within the Soos Creek Drainage Basin. The development is subject to Full Drainage
Review in accordance with the 2009 King County Surface Water Design Manual
(KCSWDM) and the 2010 City of Renton Amendments to the KCSWDM. All core
requirements and the six special requirements are discussed in the Technical Information
Report.
A Geotechnical Report (Exhibit 15) prepared by Associated Earth Sciences, Inc. for the site
has been provided. Erosion control measures will need to be in place prior to starting
grading activities on the site. The report discusses the soil and groundwater
characteristics of the site including infiltration potential and provides recommendations
for project design and construction. The report discounts the use of infiltration of
stormwater due to the low permeability lodgement till soils and perched groundwater
layer present on site. Staff recommends, as a condition of approval, that the geotechnical
recommendations presented in the report will need to be addressed within the project
plans at construction.
The frontage improvements must include storm system conveyance improvements that
are sized for the total upstream tributary area per the adopted 2009 KCSWDM and City
Amendments. Catch basins need to be placed at the upstream end and downstream end
of the frontage, at a minimum, and designed to pick up the existing ditch on the upstream
end of the frontage improvements.
The application is proposing to combine runoff from both on-site Natural Discharge Areas
(NDAs) into one detention system which will discharge into the public conveyance system.
The proposed discharge location is within one quarter mile of the natural discharge
location and meets the requirements of the 2009 KCSWDM. The applicant has
demonstrated that the existing critical area to the west of the proposed parcels will
maintain its existing hydrology with the new stormwater discharge location.
The development is required to provide basic water quality treatment prior to discharge.
Project water quality treatment will consist of conveyance to a combined water quality
and detention vault prior to connection to the public storm system in 111th Avenue SE.
A Surface Water Development Fee of $1,608.00 per new single family residence will apply.
The project proposes the addition of 7 new residences (9 new single family homes, 2
existing homes to be removed). The estimated total fee is $11,256.00. This is subject to
final design and payable prior to issuance of the utility construction permit based upon
the current fee schedule in effect.
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Water: Water service is provided by Soos Creek Water and Sewer District. A water
availability certificate from the District shall be provided to the City for review with the
construction permit submittal. A copy of the approval water plan from Soos Creek Water
and Sewer District shall be provided to the City prior to approval of the Civil Construction
Permit. The number and location of fire hydrants shall be determined by the Renton Fire
Authority as part of the review of the project plans. Adequate separation between
utilities as well as other features shall be provided in accordance with code requirements.
Sanitary Sewer: Wastewater service is provided by Soos Creek Water and Sewer District.
A sewer availability certificate from Soos Creek Water and Sewer District has been
provided as part of the Land Use Application. A copy of the approved sewer plan from
Soos Creek Water and Sewer District shall be provided to the City prior to approval of the
Civil Construction Permit. Adequate separation between utilities as well as other
features shall be provided in accordance with code requirements.
I. CONCLUSIONS:
1. The subject site is located in the Residential Medium Density (MD) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 13.
2. The subject site is located in the R-8 zoning designation and complies with the zoning and development
standards established with this designation provided the applicant complies with City Code and
conditions of approval, see FOF 14.
3. The proposed short plat complies with the Residential Design and Open Space Standards provided the
applicant complies with City Code and conditions of approval, see FOF 15.
4. The proposed short plat complies with the Critical Areas Regulations provided the project 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 stops provided the project
complies with the conditions of approval, see FOF 18.
8. There are adequate public services and facilities to accommodate the proposed short plat, see
FOF 18.
J. DECISION:
The Bethany Corner Short Plat, File No. LUA16-000958, as depicted in Exhibits 3-8, is approved and is subject
to the following conditions:
1. A demolition permit shall be obtained for all existing structures and all required inspections completed
prior to the issuance of the Construction Permit.
2. The applicant shall submit a final landscape plan that provides an additional replacement tree to meet
the 24 caliper inches required and revise the Replacement Tree Plant Schedule. In addition, two
additional street trees shall be provided. A detailed landscape plan, as defined in RMC 4-8-120, shall be
submitted at the time of Construction Permit application and shall be reviewed and approved by the
Current Planning Project Manager that demonstrates compliance with both tree density and tree
retention regulations.
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3. The applicant shall submit a final landscape plan that provides the storm drain tract with the required
15-foot landscape screen consisting of trees, shrubs, and groundcover around the perimeter of the
tract. A detailed landscape plan, as defined in RMC 4-8-120, shall be submitted at the time of
Construction Permit application and shall be reviewed and approved by the Current Planning Project
Manager prior to construction permit issuance.
4. Landscaping within the public right-of-way and within Tract A shall be installed prior to final short plat
approval. Landscaping on the individual lots shall be installed at the time of the construction of the
new homes.
5. The applicant shall include the Stream Buffer Enhancement Plan as part of the construction plan
submittal to demonstrate that the stream buffer remains forested and is planted with native landscape.
The Stream Buffer Enhancement Plan shall provide for additional plant materials, tree protection, and
installation of a split rail fence along the buffer’s edge to include sensitive area signage that protects
the critical area buffer within a separate tract and avoids any impacts and shall be reviewed and
approved by the Current Planning Project Manager prior to construction permit issuance.
6. Any proposal to convert the proposed stormwater vault within the storm drainage tract to a
stormwater detention pond shall be considered a Major Plat Amendment subject to the requirements
outlined in RMC 4-7-080.M.2.
7. A safe walking route to the schools and bus stop shall be identified with the construction permit
application for review and approval by the Current Planning Project Manager prior to construction
permit issuance.
8. The following note shall be provided on the face of the final short plat: Lots 6 and 7 shall access from a
joint use driveway. No additional curb cuts shall be permitted on Road A.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED this 12th day of January, 2018 to the Owner/Applicant/Contact:
Owner: Applicant: Contact:
Mary Nguyen
9102 SE 41st Street
Mercer Island, WA 98055
Rodney & Stephanie Seek
16451 – 111th Ave SE
Renton, WA 98055
Mark Seek
15233 Manion Way NE
Duvall, WA 98019
Jonathan Murray, P.E.
D.R. Strong Consulting Engineers, Inc.
620 – 7th Avenue
Kirkland, WA 98033
TRANSMITTED this 12th day of January, 2018 to the Parties of Record:
Ryan Jackman
16442 111th Avenue SE
Renton, WA 98055
Connie Morris
16466 111th Avenue SE
Renton, WA 98055
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TRANSMITTED this 12th day of January, 2018 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property 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 January 26, 2018. An appeal of the decision must be filed within the 14-
day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing
Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the
Hearing Examiner and additional information regarding the appeal process may be obtained from the City
Clerk’s Office, (425) 430-6510.
EXPIRATION: The administrative short plat decision will expire two (2) years from the date of decision. A single
one (1) year extension may be requested pursuant to RMC 4-7-070.M.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened
by the approval body. The approval body may modify his decision if material evidence not readily discoverable
prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal
appeal within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing
through the Hearing Examiner. All communications are public record and this permits all interested parties to
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.
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