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Administrative Report and Decision FINAL with Exhibits
DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTA.ADMINISTRATIVEREPORT&DECISIONITYOF—Rentonc:DECISION:LIAPPROVEDAPPROVEDSUBJECTTOCONDITIONSDENIEDREPORTDATE:April24,2017ProjectName:AberdeenAveShortPlatOwner/Applicant:PMPInvestorsLLC,863838thP1.SE,Newcastle,WA98059Contact:CarmelGregory,CGEngineering,2504thAveS.,Ste200,Edmonds,WA98020FileNumber:LUA16-000967,SHPL-A,MODProjectManager:AlexMorganroth,AssociatePlannerProjectSummary:Theapplicantisrequestingapprovalofa2-lotshortplat.Thesiteis16,161squarefeet(0.37acres)andislocatedat1824AberdeenAveNE(APN3343901606).TheprojectsiteislocatedwithintheResidentiat-8(R-8)zoneandwouldbeforthefuturedevelopmentoftwosingle-familyhomes.Theproposedlotsincludea5,677squarefootlot(Lot1)anda7,903squarefootlot(Lot2)withanetdensityof6.5du/ac.TractAisproposedasa2,581squarefootdrivewaytobeusedforaccess.ThepropertyisborderedtothewestbyAberdeenAveNE,andtotheeast,north,andsouthbysinglefamilyresidentiallots.Allexistingstructuresonthesitewillberemovedtoaccommodatetheproposedlotdivision.Accesstobothlotswillbeprovidedviathe20footwideshareddrivewaytractaccessedoffofAberdeenAveNE.Theapplicantisproposingtoretainthetwoexistingonsitetrees.ThenativesoilsconsistprimarilyofIndianolaLoamySand.AWellheadProtectionAreaZone2wasmappedonthesubjectproperty.TheapplicanthassubmittedaGeotechnicalEngineeringStudyandaPreliminaryTechnicalInformationReportwiththeapplication.ProjectLocation:1824AberdeenAvenueNE,Renton,WA98057(APN334390106)SiteArea:16,128squarefeet(0.37acres)ProjectLocationMapAdminShortPlotReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionABERDEENAVESHORTPLATLUA6-000967,SHPL-AApril24,2017Page2of21B.EXHIBITS:Exhibit1:StaffReportExhibit2:ShortPlatPlan(Sheets1,2,&3)Exhibit3:NeighborhoodDetailMapExhibit4:ErosionControl/GradingandDrainage/UtilityPlan(SheetsC.1,C3.1,&C4.1)Exhibit5:ConceptualLandscapePlan(SheetL1.0)Exhibit6:PreliminaryGeotechnicalReportpreparedbyNelsonGeotechnicalAssociates,Inc(datedOctober17,2016)Exhibit7:PreliminaryTechnicalInformationReportpreparedbyCGEngineering,Inc.(datedFebruary16,2017)Exhibit8:ConstructionMitigationDescriptionExhibit9:ModificationofStreetStandardsRequestExhibit10:ModificationofSharedDrivewayStandardsRequestExhibit11:Cl-97SharedDrivewayLandscapeStandardsExhibit12:AdvisoryNotestoApplicantExhibit13:RentonFireAuthorityEmailinSupportofVarianceC.GENERALINFORMATION:1.Owner(s)ofRecord:PMPInvestorsLLC,8638;38thP1,Newcastle,WA980592.ZoningClassification:Residential-8(R-8)3.ComprehensivePlanLandUseResidentialMediumDensity(RMD)Designation:4.ExistingSiteUse:SingleFamilyResidence5.CriticalAreas:WellheadProtectionAreaZone26.NeighborhoodCharacteristics:a.North:SingleFamilyResidential,R-8b.West:SingleFamilyResidential,R-8c.South:SingleFamilyResidential,R-8d.East:SingleFamilyResidential,R-87.SiteArea:O.37acresD.HISTORICAL/BACKGROUND:ActionLandUseFileNo.OrdinanceNo.DateComprehensivePlanN/A575806/22/2015ZoningN/A575806/22/2015AdministrativeShortPlotReport16-000967—AberdeenAveShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentABERDEENAVESHORTPLATApril24,2017GebeniniAnnexationA-003-60182203/31/1960E.PUBLICSERVICES:1.ExistingUtilitiesa.Water:WaterserviceisprovidedbytheCityofRenton.b.Sewer:WastewaterserviceisprovidedbytheCityofRenton.c.Surface/StormWater:RunofffromthesitesheetflowsfromeasttowestatanaverageoffourpercenttowardsAberdeenAvenueNE,whereitflowsnorthalongtheroadwayedgeandeventuallyentersanexisting18-inchstormdrainagewithinAberdeenAvenueNE.2.Streets:TheproposeddevelopmentfrontsAberdeenAveNEtotheeast,whichisclassifiedasaCollectorArterialStreetwithanexistingrightofway(ROW)widthof60feetasmeasuredusingtheKingCountyAssessor’sMap.TherearenoexistingfrontageimprovementsalongthestreetfrontageofAberdeenAveNE.3.FireProtection:RentonRegionalFireAuthority.F.APPLICABLESECTIONSOFTHERENTONMUNICIPALCODE:1.Chapter2LandUseDistrictsa.Section4-2-020:PurposeandIntentofZoningDistrictsb.Section4-2-060:ZoningUseTable—UsesAllowedinZoningDesignationsc.Section4-2-110:ResidentialDevelopmentStandardsU.Section4-2-115:ResidentialDesignandOpenSpaceStandards2.Chapter4City-WidePropertyDevelopmentStandards3.Chapter6StreetsandUtilityStandardsa.Section4-6-060:StreetStandards4.Chapter7SubdivisionRegulationsa.Section4-7-070:DetailedProceduresforShortSubdivision5.Chapter9Permits-Specifica.Section4-9-250:Variances,Waivers,Modifications,andAlternates6.Chapter11DefinitionsG.APPLICABLESECTIONSOFTHECOMPREHENSIVEPLAN:1.LandUseElementH.FINDINGSOFFACT(FOF):1.ThePlanningDivisionoftheCityofRentonacceptedtheabovemasterapplicationforreviewonDecember23,2016anddeterminedtheapplicationcompleteonJanuary6,2017.TheprojectwasputonholdFebruary2,2017andtakenoffholdonFebruary28,2017.Theprojectcomplieswiththe120-dayreviewperiod.2.Theprojectsiteislocatedat1824AberdeenAveNE,Renton,WA98059(APN3343901606),betweenNE20thStandNE18thP1(Exhibits2and3).AdministrativeReport&DecisionLUA6-000967,SHPL-APage3of21AdministrativeShortPlatReport16-000967—AberdeenAveShortPlot CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionABERDEENAVESHORTPMTLUA16-000967,SHPL-AApril24,2017Page4of213.Theprojectsitecontainsa1,140squarefootsinglefamilyhome,a722squarefootdetachedgarage,anda739squarefootshopstructure(Exhibit2),whichareproposedtoberemoved.4.AccesstothesitewouldbeprovidedfromAberdeenAveNEviaashareddrivewaytractusedtoaccessbothnewlots.Noright-of-waydedicationwouldbededicatedalongAberdeenAveNE(Exhibits2and9).5.ThepropertyislocatedwithintheResidentialMediumDensity(RLD)ComprehensivePlanlandusedesignation.6.ThesiteislocatedwithintheResidential-B(R-8)zoningclassification.7.Therearetwo(2)significanttreelocatedwithintheproposeddevelopmentareathatareproposedtoberetainedaspartoftheshortplat(Exhibit5).8.ThereisaWeliheadProtectionAreaZone2mappedonthesubjectproperty.9.Theprojectisestimatedtorequireabout135cubicyardsofcutandfill.10.Nopublicoragencycommentswerereceived.11.Representativesfromvariouscitydepartmentshavereviewedtheapplicationmaterialstoidentifyandaddressissuesraisedbytheproposeddevelopment.Thesecommentsarecontainedintheofficialfile,andtheessenceofthecommentshasbeenincorporatedintotheappropriatesectionsofthisreportandtheDepartmentalRecommendationattheendofthisreport(Exhibit12).12.ComprehensivePlanCompliance:ThesiteisdesignatedResidentialMediumDensity(RMD)ontheCity’sComprehensivePlanMap.ThepurposeoftheRMDdesignationistoprovidetransitiontotheruralarea,andtoprovideforlargerlothousingtoallowforarangeoflifestyles.TheproposaliscompliantwiththefollowingComprehensivePlanlandusepoliciesifallconditionsofapprovalaremet:ComplianceComprehensivePlanAnalysis,Policy1-3:Encourageinfilldevelopmentofsingle-familyunitsasameanstomeetgrowthtargetsandprovidenewhousing.Goal1-I:Utilizemultiplestrategiestoaccommodateresidentialgrowth,including:.Developmentofnewsingle-familyneighborhoodsonlargetractsoflandoutsideVtheCityCenter,.Infilldevelopmentonvacantandunderutilizedlandinestablishedneighborhoodsandmulti-familyareas.GoalL-BB:MaintainahighqualityoflifeasRentongrowsbyensuringthatnew“developmentisdesignedtobefunctionalandattractive.Goal1-FF:StrengthenthevisualidentityofRentonanditsCommunityPlanningAreas“andneighborhoodsthroughqualitydesignanddevelopment.Policy1-49:Addressprivacyandqualityoflifeforexistingresidentsbyconsidering“scaleandcontextinmullprojectdesign.13.ZoningDevelopmentStandardCompliance:ThesiteisclassifiedResidential-B(R-8)ontheCity’sZoningMap.TheR-8designationisintendedtocreateopportunitiesfornewsinglefamilyresidentialneighborhoodsandtofacilitatehigh-qualityinfilldevelopmentthatpromotesreinvestmentinexistingsinglefamilyneighborhoods.Itisintendedtoaccommodateusesthatarecompatiblewithandsupportahigh-qualityresidentialenvironmentandaddtoasenseofcommunity.Theproposaliscompliantwiththefollowingdevelopmentstandardsifallconditionsofapprovalaremet:AdministrativeShortPlotReport16-000967—AberdeenAveShortPlot CityofRentonDepartmentofCommunity&EconomicDevelopmentABERDEENAVESHORTPLATApril24,2017AdministrativeReport&DecisionLUA16-000967,SHPL-APage5of21ComplianceVR-8ZoneDevelopmentStandardsandAnalysisDensity:TheminimumdensityrequiredintheR-8zoneis4.0dwellingunitsperacre.Themaximumdensitypermittedis8.0dwellingunitspernetacre.Netdensityiscalculatedafterthedeductionofsensitiveareas,areasintendedforpublicright-of-way,andprivateaccesseasements.Calculationsforminimumormaximumdensitywhichresultinafractionthatis0.50orgreatershallberoundeduptothenearestwholenumber.Thosedensitycalculationsresultinginafractionthatislessthan0.50shallberoundeddowntothenearestwholenumber.StaffComment:Basedonanetdensityof13,580squarefeet(16,161sfgrossdensity—2,581sfdrivewaytract),theproposalfor2residentiallotsontheprojectsitewouldresultinanetdensityof6.42dwellingunitsperacre(2lots/0.312acres=du/ac),whichmeetstheminimumandmaximumdensityrequirementsoftheR-8zone.LotDimensions:TheminimumlotsizepermittedintheR-8zoneis5,000sq.ft.Aminimumlotwidthof50feetisrequired(80feetforcornerlots)andaminimumlotdepthof80feetisrequired.ThefollowingtableidentifiestheproposedapproximatedimensionsforLots1-2./CompliantifconditionsofapprovalaremetCompliancenotyetdemonstratedProposedLotLotSize(sq.ft.)LotWidth(feet)LotDepth(feet)Lot15,67744.01129.03Lot27,90364.14123.49TractA2,58120.00129.03StaffComment:AccordingtoRMC4-2-1OD.31,inordertomeetthevariationrequirementsofRMC4-2-115,lotdimensionsandsetbacksareallowedtobedecreasedand/orincreased,providedthatwhenaveragedtheapplicablelotstandardsofthezonearemet.TheaveragewidthofLot1andLot2is54.01feet(44.01feet/64.01feet).Therefore,theproposedlotswouldcomplywiththeminimumlotsize,width,anddepthrequirementsoftheR-8zone(Exhibit2).TractAisajointuseaccessandutilitytractlocatedalongthesouthpropertylinethatmeasures20feetwide,andisrequiredtocomplywiththeshareddrivewaystandards..Setbacks:TherequiredsetbacksintheR-8zoneareasfollows:frontyardis20feet,sideyardis5feet,sideyardalongthestreet15feet,andtherearyardis20feet.StaffComment:Ifretained,theexistingresidenceandgarageonproposedLot1andtheexistingshoponLot2wouldnotcomplywithResidential-8(R-8)setbackrequirements.Therefore,staffrecommendsasaconditionofapprovalthattheapplicantobtainademolitionpermitandcompleteafinalinspectionfromtheCityfortheremovaloftheresidence,garage,andshoplocatedonLots1and2inordertocomplywithResidential-8(R-8)setbacksofthezonepriortofinalplatapproval.Thenewresidentiallotsappeartocontainadequateareatoaccommodatealltherequiredsetbackareasandprovideasufficientsizedbuildingfootprint.CompliancewithbuildingsetbackrequirementsfortheresidencesproposedtobeconstructedonLot1andLot2wouldbeverifiedatthetimeofbuildingpermitreview.BuildingStandards:TheR-8zonehasamaximumbuildingcoverageof50%andamaximumimpervioussurfacecoverageof65%.IntheR-8zone,amaximumbuildingheightof2storieswithawallplateheightof24feetispermitted.Roofswithapitchequaltoorgreaterthan4:12mayprojectanadditionalsix(6)verticalfeetfromtheAdministrativeShortPlatReport16-000967—AberdeenAveShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionABERDEENAVESHORTPMTLUA16-000967,SHPL-AApril24,2017Page6of21maximumwallplateheight;commonrooftopfeatures,suchaschimneys,mayprojectanadditionalfour(4)verticalfeetfromtheroofsurface.Thetopmostsurfaceofroofspitchedlessthan4:12,androoftopdecksshallbebelowthemaximumwallplateheightunlesssuchsurfacesaresteppedbackone-and-a-half(1.5)horizontalfeetfromeachminimumbuildingsetbacklineforeachoneverticalfootabovethemaximumwallplateheight,inwhichcasetheymayextenduptosix(6)verticalfeetabovethemaximumwallplateheight.Railingslocatedabovethemaximumwallplateheightandnotsteppedbackshallbeatleastfiftypercent(50%)transparent.Wallplatessupportingaroofwithonlyone(1)slopingplane(e.g.,shedroof)mayexceedthestatedmaximumiftheaverageofwallplateheightsisequalorlessthanthemaximumwallplateheightallowed.StaffComment:Buildingheight,buildingcoverageandimpervioussurfacecoverageforthenewsinglefamilyresidenceswouldbeverifiedatthetimeofbuildingpermitreview.Landscaping:TheCity’slandscaperegulations(RMC4-4-070)requirea10-footlandscapestripalongallpublicstreetfrontages.AdditionalminimumplantingstripwidthsbetweenthecurbandsidewalkareestablishedaccordingtothestreetdevelopmentstandardsofRMC4-6-060.Streettreesand,ataminimum,groundcover,aretobelocatedinthisareawhenpresent.SpacingstandardsshallbeasstipulatedbytheDepartmentofCommunityandEconomicDevelopment,providedthereshallbeaminimumofonestreettreeplantedperaddress.Anyadditionalundevelopedright-of-wayareasshallbelandscapedunlessotherwisedeterminedbytheAdministrator.Wherethereisinsufficientright-of-wayspaceornopublicfrontage,streettreesarerequiredinthefrontyardsubjecttoapprovaloftheAdministrator.Aminimumoftwo(2)treesaretobelocatedinthefrontyardpriortofinalinspectionforthenewSingleFamilyResidence.Inaddition,Cl-97requirestheinstallationofaneight(8)footwidelandscapingareabetweenthedrivewaytractandtheadjacentproperty(Exhibit11).Thelandscapeplandoesnotshowtherequiredlandscapeareawithinthetractandstaffhasrequestedtheapplicantinstallareduced,Compliantfour(4)footwidelandscapearea(FOE20).conditionsofapprovalareStaffComment:AConceptualLandscapePlan,preparedbyOriginDesignGroupmet(Exhibit5),wassubmittedwiththeshortplotapplicationmaterials.Apartial10-footonsitelandscapestripisproposedalongthestreetfrontageofAberdeenAveNE.APlantSchedulewasincludedontheLandscapePlan,thefollowingtreesandplantsareproposedwithintheonsitelandscapestrip:FloweringChanticleerPear,GulfStreamHeavenlyBamboo,OttoLuykenLaurel,GoldflameSpirea,andDwarfJapaneseHolly.TheLandscapePlandoesnotshowthelandscapingintheROWareaasrequiredbycode.Thelandscapeplandoesnotshowtherequiredlandscapeareawithinthetractandstaffhasrequestedtheapplicantinstallareduced,four(4)footwidelandscapearea(FOF2O).Inaddition,two(2)treesarerequiredtobelocatedinthefrontyardofLot2asitdoesnotapublicstreetfrontage.Therefore,Staffrecommends,asaconditionofapproval,thattheapplicantsubmitafinaldetailedlandscapeplanthatcomplieswithRMC4-8-120D.12atthetimeofutilityconstructionpermitapplicationtothecurrentplanningprojectmanagerforreviewandapproval.Theapplicantwouldberequiredtorecordanoteonthefaceoftheplatthatexecutesasharedmaintenanceagreementforequalownershipandmaintenance__ ___ _ __ _ __ _ _responsibilitiesforimprovementsinTractA.AdraftversionofasharedmaintenanceAdministrativeShortPlotReport16-000967—AberdeenAveShortPlot CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionABERDEENAVESHORTPLATLUA6-000967,SHPL-AApril24,2017Page7of21agreementshallbesubmittedforreviewandapprovalbythecurrentplanningprojectmanagerpriortoshortplatrecording.IftheapplicantcreatesahomeownersassociationforownershipandmaintenanceresponsibilitiesforimprovementsinTractA,thenHQAdocumentsshallbesubmittedforreviewandapprovalbythecurrentplanningprojectmanagerandtheCityAttorneypriortoshortplatrecording.TheapplicantwouldberequiredtorecordanoteonthefaceoftheplatthatexecutesasharedmaintenanceagreementforequalownershipandmaintenanceresponsibilitiesforimprovementsinTractA.Adraftversionofasharedmaintenanceagreementshallbesubmittedforreviewandapprovalbythecurrentplanningprojectmanagerpriortoshortplotrecording.TreeRetention:TheCity’sadoptedTreeRetentionandLandClearingRegulationsrequiretheretentionof30percentoftreesinaresidentialdevelopment.Significanttreesshallberetainedinthefollowingpriorityorder:PriorityOne:Landmarktrees;significanttreesthatformacontinuouscanopy;significanttreesonslopesgreaterthantwentypercent(20%);Significanttreesadjacenttocriticalareasandtheirassociatedbuffers;andSignificanttreesoversixtyfeet(60’)inheightorgreaterthaneighteeninches(18”)caliper.PriorityTwo:Healthytreegroupingswhoseassociatedundergrowthcanbepreserved;othersignificantnativeevergreenordeciduoustrees;andothersignificantnon-nativetrees.PriorityThree:Aldersandcottonwoodsshallberetainedwhenallothertreeshavebeenevaluatedforretentionandarenotabletoberetained,unlessthealdersand!orcottonwoodsareusedaspartofanapprovedenhancementprojectwithinacriticalareaoritsbuffer.Aminimumtreedensityshallbemaintainedoneachresidentiallyzonedlot.Fordetachedsinglefamilydevelopment,theminimumtreedensityistwo(2)significanttreesforeveryfivethousand(5,000)squarefeet.Thetreedensitymayconsistofexistingtrees,replacementtrees,treesrequiredpursuanttoRMC4-4-070F.1,StreetFrontageLandscapingRequired,oracombination.StaffComment:AconceptualLandscapePlan(Exhibit5)wassubmittedwiththeprojectapplicationmaterials.AccordingtothePlan,twosignificantconifertreesareproposedtoberetainedonsite.Noothersignificanttreeswerelocatedonsite.Asaresult,theapplicantisproposingtoretain100percentofthesignificanttrees,thereby,meetingtheminimumtreeretentionrequirementsoftheR-8zone.Inaddition,tocomplyingwiththeminimumtreeretentionrequirements,theapplicantisrequiredtoretainorplanttwo(2)significanttrees,orgrossequivalentcaliperinches,per5,000squarefeetoflotarea.TheconceptualLandscapePlandemonstratescompliancewithminimumtreeretentionrequirementsbyretaining100percentofsignificanttreeson-site.However,theconceptualLandscapePlatdoesnotdemonstratecompliancewithminimumtreedensityrequirementsofthezonebasedontheproposedsizeofLot1.Staffrecommends,asaconditionofapproval,thattheapplicantsubmitafinaldetailedlandscapeplanshowingtwo(2)additionaltreesonLot1inordertomeettheminimumtreedensityrequirementoffour(4)trees.ThegrossequivalentcaliperinchesofretainedtreesonLot2meetsthetreedensityrequirementforthelot.Onsitelandscapingshallbeinstalledpriortofinaloccupancyfortheindividualhomesandlandscapingwithintheright-of-wayshallbeinstalledpriortoshortplatrecording.AdministrativeShortPlotReport16-000967—AberdeenAveShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionABERDEENAVESHORTPMTLUA6-000967,SHPL-AApril24,2017Page8of2lParking:Parkingregulationsrequirethataminimumoftwo(2)parkingspacesbeprovidedforeachdetacheddwelling.Drivewaycutsarerequiredtobeaminimumof5feetfrompropertylinesandnewdrivewaysmaybeamaximumof16feetinwidthatthepropertyline.Maximumdrivewayslopesshallnotexceedfifteenpercent(15%);provided,thatdrivewaysexceedingeightpercent(8%)shallprovideslotteddrainsatthelowerendwithpositivedrainagedischargetorestrictrunofffromenteringthegarage/residenceorcrossinganypublicsidewalk.StaffComment:Eachlotcontainsadequateareafortheprovisionoftwoparkingspacesperdwellingunit,asrequiredbyRMC4-4-80requiredparkingspaces.TheslopeoftheproposeddrivewaytractthatwillservebothLot1andLot2wasidentifiedas2%.Parkingrequirementsanddrivewaygradesforeachofthenewresidencesproposedwouldbeverifiedatthetimeofbuildingpermitreview.Theapplicantisproposingtoretaintheexistingdrivewayapproachontheproperty,whichislocatedalongthesouthpropertyline.Thewidthofthefuturepaveddrivewaytobelocatedinthetractwasnotindicatedintheapplicationmaterials,butmaynotexceed16feetatthepropertyline.FencesandRetainingWalls:Inanyresidentialdistrict,themaximumheightofanyfence,hedgeorretainingwallshallbeseventytwoinches(72”).Exceptinthefrontyardandsideyardalongastreetsetbackwherethefenceshallnotexceedfortyeightinches(48”)inheight.Thereshallbeaminimumthree-foot(3’)landscapedsetbackatthebaseofretainingCompliantifwalIsabuttingpublicrights-of-way.conditionof..aroyalisStaffComment:Nonewfencesorretainingwallsareproposedonthesite.Twoexisting‘312metretainingwallswillremainonproposedLot1,includingonealongthesouthpropertylineandonealongthewestpropertyline.Bothretainingwallsareunderfour(4)feetinheightandthereforeareincompliancewiththecode.Thechainlinkfencelocatedonthenorthsideoftheproposedlotsisfourfeettallandthereforeisincompliancewithcode.TheapplicationmaterialsdidnotindicatetheheightoftheexistingwoodfencealongthesouthernpropertylineofproposedLot2.Thefencemaynotexceedfour(4)feetinthefrontyardsetbackareaofproposedLot2.14.DesignStandards:ResidentialDesignandOpenSpaceStandards(RMC4-2-115)areapplicableintheR8zone.TheStandardsimplementpoliciesestablishedintheLandUseElementoftheComprehensivePlan.CompliancewithSiteDesignStandardsmustbedemonstratedpriortoapprovalofthesubdivision.CompliancewithResidentialDesignStandardswouldbeverifiedpriortoissuanceofthebuildingpermitforthenewsinglefamilyhomes.Theproposalisconsistentwiththefollowingdesignstandards,unlessnotedotherwise:N/ALotConfiguration:N/AGarages:Oneofthefollowingisrequired;thegarageis:1.Recessedfromthefrontofthehouseand/orfrontporchatleasteightfeetCompliance(8’),ornotyet2.Locatedsothattheroofextendsatleastfivefeet(5’)(notincludingeaves)demonstratedbeyondthefrontofthegarageforatleastthewidthofthegarageplustheporch/stooparea,or3.Alleyaccessed,orAdministrativeShortPlatReport16-000967—AberdeenAveShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionABERDEENAVESHORTPMTLUAI6-000967,SHPL-AApril24,2017Page9of214.Locatedsothattheentrydoesnotfaceapublicand/orprivatestreetoranaccesseasement,or5.Sizedsothatitrepresentsnogreaterthanfiftypercent(50%)ofthewidthofthefrontfacadeatgroundlevel,or6.Detached.Theportionofthegaragewiderthantwentysix-feet(26’)acrossthefrontshallbesetbackatleasttwofeet(2’).StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.PrimaryEntry:Oneofthefollowingisrequired:1.Stoop:minimumsizefourfeetbysixfeet(4’x6’)andminimumheighttwelveinches(12”)abovegrade,or2.Porch:minimumsizefivefeet(5’)deepandminimumheighttwelveinchesCompliance(12”)abovegrade.notyet......Exception:incaseswhereaccessibility(ADA)isapriority,anaccessibleroutemaybedemonstratedtakenfromafrontdriveway.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.ItshouldbenotedthatthePrimaryEntryofthefuturenewhomeonLotiisrequiredtobeorientedtowardsAberdeenAveNE,withthegarageorientedtowardstheshareddrivewaytract.FaçadeModulation:Oneofthefollowingisrequired:1.Anoffsetofatleastonestorythatisatleasttenfeet(10’)wideandtwofeetCompliance(2’)indepthonfaçadesvisiblefromthestreet,ornotyet2.Atleasttwofeet(2’)offsetofsecond-storyfromfirst-storyononestreetdemonstratedfacingfaçade.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.ComplianceWindowsandDoors:Windowsanddoorsshallconstitutetwenty-fivepercent(25%)notyetofallfaçadesfacingstreetfrontageorpublicspaces.demonstratedStaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.N/AScale,Bulk,andCharacter:N/ARoofs:Oneofthefollowingisrequiredforalldevelopment:1.Hiporgabledwithatleastasixtotwelve(6:12)pitchfortheprominentform.oftheroof(dormers,etc.,mayhavelesserpitch),orCompliancenotyet2.Shedroof.demonstratedAdditionally,forsubdivisionsgreaterthannine(9)lots:Avarietyofroofformsappropriatetothestyleofthehomeshallbeused.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.ComplianceEaves:Bothofthefollowingarerequired:notyetdemonstratedAdministrativeShortPlotReport16-000967—AberdeenAveShortPlot CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionABERDEENAVESHORTPMTLUAI6-000967,SHPL-AApril24,2017Page10of211.Eavesprojectingfromtheroofoftheentirebuildingatleasttwelveinches(12”)withhorizontalfasciaorfasciagutteratleastfiveinches(5”)deeponthefaceofalleaves,and2.Rakesongableendsmustextendaminimumoftwoinches(2”)fromthesurfaceofexteriorsidingmaterials.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.ArchitecturalDetailing:Ifonesidingmaterialisusedonanysideofthedwellingthatistwostoriesorgreaterinheight,ahorizontalbandthatmeasuresatleasteightinches(8”)isrequiredbetweenthefirstandsecondstory.Additionally,oneofthefollowingisrequired:Compliance1.Threeandonehalfinch(334”)minimumtrimsurroundsallwindowsandnotyetdetailsalldoors,ordemonstrated..2.Acombinationofshuttersandthreeandonehalfinches(3Y2)minimumtrimdetailsallwindows,andthreeandonehalfinches(314”)minimumtrimdetailsalldoors.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.MaterialsandColor:Forsubdivisionsandshortplats,abuttinghomesshallbeofdifferingcolor.Colorpalettesforallnewdwellings,codedtothehomeelevations,shallbesubmittedforapproval.Additionally,oneofthefollowingisrequired:1.Aminimumoftwo(2)colorsisusedonthehome(bodywithdifferentcolorCompliancetrimisacceptable),ornotyet. . .2.Aminimumoftwo(2)differingsidingmaterials(horizontalsidinganddemonstrated...shingles,sidingandmasonryormasonry-likematerial,etc.)isusedonthehome.Onealternativesidingmaterialmustcompriseaminimumofthirtypercent(30%)ofthestreetfacingfacade.Ifmasonrysidingisused,itshallwrapthecornersnolessthantwentyfourinches(24”).StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.15.CriticalAreas:ProjectsiteswhichcontaincriticalareasarerequiredtocomplywiththeCriticalAreasRegulations(RMC4-3-050).BasedonCityofRentonCriticalAreasMaps,thesiteislocatedwithintheWellheadProtectionArea(Zone2).Accordingtothesubmittedgeotechnicalreport,geologicalhazardousareasarenotpresentonthesubjectsite.TheproposalisconsistentwiththeCriticalAreasRegulations.GeologicallyHazardousAreas:Basedupontheresultsofageotechnicalreportand/orindependentreview,conditionsofapprovalfordevelopmentsmayincludebuffersand/orsetbacksfrombuffers.Astandard15-footbuildingsetbackisrequiredforallstructuresfromProtectedSlopeareas.A50-footbufferand15-footbuildingsetbackVarerequiredfromVeryHighLandslideHazardAreas.StaffComment:CityRecordsdonotindicatethepresenceofanygeologicalhazardousareasontheprojectsite.AgeotechnicalreportpreparedbyNelsonGeotechnicalAssociates,Inc(datedOctober17,2016)wassubmittedwiththeprojectapplication.ThesitetopographydescendsrelativelygentlyfromtheeasttothewestwithanAdministrativeShortPlotReport16-000967—AberdeenAveShortPlot CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionABERDEENAVESHORTPMTLUA6-000967,SHPL-AApril24,2017Page11of21estimatedtotalelevationchangeofapproximatelyten(10)feetacrossthesite.Thesteepestslopeidentifiedbytheapplicantwasapproximately15percent.Theapplicantindicatesthattheestimatedquantitiesforstructuralfillonsitewouldbeapproximately5cubicyardsofcutand130cubicyardsoffill.Thisgradingwouldberequiredfortheconstructionoftherequiredplatimprovementsandnewsinglefamilyresidences.Temporaryerosionandsedimentationcontrolmeasureswouldbeimplementedduringconstructionincluding,butnotlimitedto,BestManagementPractices(BMPs)suchassitepreparationandgradingduringthedriersummerandearlyfallmonths,installingsiltationcontrolfencingaroundtheworkareas,andestablishingaquarryspallconstructionentranceinaccordancewithCityofRentonrequirements.OnOctober4,2016,atotaloffourtestpitsandtwoinfiltrationtestpitswereexcavatedtodepthsrangingfrom3to10feetacrosstheprojectsitewithaminitrackhoe.Grassandsurficialtopsoilwasencounteredwithintheupper1.5feet,ontopofmediumdensesandandfinetomediumsandwithgraveltoadepthofapproximately8to9.5feetbelowtheexistinggroundsurface.Groundwaterseepagewasnotencounteredinanyofthetestpits.StaffrecommendsasaconditionofapprovalthattheapplicantcomplywiththerecommendationsincludedintheGeotechnicalEngineeringStudy.WeliheadProtectionArea:CityRecordsindicatethattheprojectsiteislocatedentirelywithinaWellheadProtectionAreaZone(Zone2).AllproposalsfornewfacilitieswithinanyzoneofanaquiferprotectionareamustbereviewedforcompliancewiththisRMC4-3-050priortoissuanceofanydevelopmentpermitsforusesinwhichhazardousmaterialsarestored,handled,treated,usedorproducedorwhichincreasethequantityofhazardousmaterialsstored,handled,treated,used,orproduced.Allfillmaterialregardingqualityoffillandfillmaterialsourcestatementrequirements,withinaquiferprotectionareas,arerequiredperRMC4-3-050G.8.i.16.CompliancewithSubdivisionRegulations:RMC4-7providesreviewcriteriaforsubdivisions.Theproposalisconsistentwiththefollowingsubdivisionregulationsifallconditionsofapprovalarecompliedwith:ComplianceSubdivisionRegulationsandAna’ysisAccess:Eachlotmusthaveaccesstoapublicstreetorroad.Accessmaybebyashareddrivewaypertherequirementsofthestreetstandards.Themaximumwidthofsingleloadedgaragedrivewaysshallnotexceedninefeet(9’)anddoubleloadedgaragedrivewaysshallnotexceedsixteenfeet(16’).ompianStaffComment:Alongthesouthpropertyline,theapplicantisproposinga20-ftwidebyconditions120.036ftlong(2,187sf)shareddrivewaytractwitha20-footwidepaveddrivewaytoservedLots1and2fromAberdeenAveNE.RMC4-6-060J.1expresslyprovidesasfollows:ofapprovalaremetWhenPermitted:Shareddrivewaysmaybeallowedforaccesstofour(4)orfewerresidentiallots,provided:a.Atleastoneofthefour(4)lotsabutsapublicright-of-waywithatleastfifty(50)linearfeetofproperty.Asproposed,Lot1hasROWfrontageof44.01feetalongAberdeenAveNEandthereforedoesnotmeetthefirstconditionintheSharedDrivewayStandardsasoutlinedinRMC4-6-060J.Inaddition,theproposed___ _ ___ _ _ __drivewaytractdoesnotincludean8-footlandscapedareaalongthepropertylinewithAdministrativeShortPlatReport16-000967—AberdeenAveShortPlot CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionABERDEENAVESHORTPMTLUA16-000967,SHPL-AApril24,2017Page12of21theadjacentneighbor,asrequiredbyCl-97SharedDrivewayLandscapeRequirements.TheapplicantsubmittedaModificationrequestinordertoallowforareductionintherequiredROWfrontageofLot1andtheremovalofthelandscapedarea.Themodificationissupportedbystaff,ifcertainconditionsaremet(FOF19).Furthermore,underRMC4-6-060J.1.dWhenPermitted:Theshareddrivewaywouldnotadverselyaffectfuturecirculationtoneighboringproperties.Theproposedshareddrivewaywouldbelocatedinthesamelocationastheexistingdriveway.Therefore,Stafthasdeterminedthatthenewshareddrivewaywillnotchangetheimpactoncirculationintheneighborhood.Theprojectincludes64.01feetoffrontagealongAberdeenAveNE.Half-streetfrontageimprovementsrequiredalongtheAberdeenAveNEincludes,butisnotlimitedmaintenanceoftheexistingroadwayandinstallationof0.5footcurbandgutter,8-footplantingstrip,5-footsidewalk.Theapplicanthasproposedpayingafee-in-lieuofcompletinghalf-streetfrontageimprovementsalongAberdeenAveNE.DrivewaysshallbedesignedinaccordancewithModifiedCityStandardPlans104.3(RMC4-4-080).Inordertomeetthedefinitionofashareddrivewayandtoensurethatadditionalcurbcutsarenotneed,staffrecommendsasaconditionoftheapprovalthatLot1takeaccessfromtheshareddrivewaytractandrecordtheconditiononthefaceofplat.N/ABlocks:Blocksshallbedeepenoughtoallowtwotiersoflots.StaffComment:Noblocksareproposed.Lots:Thesize,shape,orientation,andarrangementoftheproposedlotscomplywiththerequirementsoftheSubdivisionRegulationsandtheDevelopmentStandardsoftheR-8zoneandallowforreasonableinfillofdevelopableland.Alloftheproposedlotsmeettherequirementsforminimumlotsize,depth,andwidth.StaffComment:AsdiscussedaboveunderFOF13alllotsmeettheminimumlot“dimensionalrequirementsintheR-8zoneafterapplyinglotdimensionaveragingasallowedbyRMC4-2-OD.31.Theproposedlotsarerectangularinshape.TheorientationsofthelotshavetheirfrontyardsfacingeasttowardsAberdeenAveNE.Theproposedsingle-familyresidenceswouldaccesstoAberdeenAveNEviathepavedshareddriveway.Thebuildingdesignofthenewresidencewouldbereviewedandapprovedatthetimeofbuildingpermitapplication.Streets:TheproposedstreetsystemshallextendandcreateconnectionsbetweenexistingstreetspertheStreetStandardsoutlinedinRMC4-6-060StreetStandards.StaffComment:TheproposedprojectprovidesaccesstoAberdeenAveNE(aCollectorArterialStreet)andTractA(shareddriveway).Existingright-of-way(ROW)widthisapproximately60feet.TomeettheCity’scompletestreetstandardsforCollectorArterialStreets,aminimumrightofwaywidthof83feetisrequired.Dedicationof11.5feetofcompliantrightofwaywouldberequiredalongtheprojectfrontage.AstreetmodificationrequestifconditiondatedFebruary23,2017wasreceivedbytheapplicant.Themodificationrequeststoofapprovalmaintaintheexistingpavedroadwaywidthandinstalla0.5’curb,8’planter,5’sidewalk,ismetand0.5’clearatthebackofsidewalkalongtheproject’sAberdeenAvenueNEfrontage.Rightofwaywidthalongthefrontagewouldremainthesame.ThestreetmodificationhasbeenreviewedbyCitystaffandisrecommendedforapproval.PleaseseetheStreetModificationCriteriaandAnalysisinFOF18foracompletesummaryoftherequest,staffanalysis,andstaffrecommendation.Aspartofamodificationrequestsubmittedbytheapplicant,CityDevelopmentEngineeringstaffisinsupportofafee-in-lieuofconstructionofthefrontageAdministrativeShortPlotReport16-000967—AberdeenAveShortPlot CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionABERDEENAVESHORTPMTLUA16-000967,SHPL-AApril24,2017Page13of21improvementsastherearenoexistingfrontageimprovementsintheprojectvicinity.Thefee-in-lieuwouldbeassessedat$101.00perlinearfootoffrontageandwouldbecollectedatthetimeofconstructionpermitapplication.Paymentofthetransportationimpactfeeisapplicableontheconstructionofthesinglefamilyhousesatthetimeofapplicationforthebuildingpermit.Thecurrentrateoftransportationimpactfeeis$5,430.00pernewsinglefamilyhouse.Feesaresubjecttochange.Thetransportationimpactfeethatiscurrentatthetimeofbuildingpermit______ _ _ _ _ _applicationwouldbelevied.RelationshiptoExistingUses:Theproposedprojectiscompatiblewithexistingsurroundinguses.StaffComment:Theproposedshortplotissurroundedbyexistingdetachedsinglefamilyresidencestotheeast,west,northandsouthofthesite.Inaddition,R-8zoningisalsolocatedonAberdeenAveNEbetweenSR900andNE28thSt(adistanceofapproximatelyone(1)mile).Theproposalwouldbecompatiblewiththeexistinguses.TheproposedlotsaresimilarinsizeandshapetotheexistingsurroundingdevelopmentpatternintheareaandwouldbeconsistentwiththeComprehensivePlanandZoningCode,whichencouragesresidentialinfilldevelopmentintheResidentialMediumDensityandR-8Zoningdesignations.17.AvailabilityandImpactonPublicServices:ComplianceAvailabilityandImpactonPublicServicesAnalysisPoliceandFire:PoliceandFirePreventionstaffindicatesthatsufficientresourcesexisttofurnishservicestotheproposeddevelopment;subjecttotheconditionthattheapplicantprovidesCoderequitedimprovementsandfees.Currentfireimpactfeesareapplicableattherateof$718.56persinglefamilyunit.Thisfeeispaidattimeofbuildingpermitissuance.Feesaresubjecttochange.Thefireimpactfeethatiscurrentatthetimeofbuildingpermitapplicationwouldbelevied.Schools:ItisanticipatedthattheRentonSchoolDistrictcanaccommodateanyadditionalstudentsgeneratedbythisproposalatthefollowingschools:KennydaleElementarySchool(0.8milesfromthesubjectsite,schoolbustransportationprovided),McKnightMiddleSchool(0.5milesfromthesubjectsiteandwithinwalkdistanceofschool;noschoolbustransportationprovided),andHazenHighSchool(2.7milesfromthesubjectsite;schoolbustransportationprovided).RCW58.17.110(2)providesthatnosubdivisionbeapprovedwithoutmakingawrittenfindingofadequateprovisionmadeforsafewalkingconditionsforstudentswhowalktoVandfromschool.Whilethemiddleschoolisdesignatedtobelocatedwithinacloseenoughproximityofthesubjectsite,futurestudentstotheelementaryschoolandhighschoolwouldbetransportedtoschoolviabus.AccordingtotheonlineRentonSchoolDistrictbusroutesWebQuery,thebusstopislocatedattheintersectionofNE18thStandAberdeenAveNE.AwideshoulderexistsalongbothsidesofAberdeenAveNEtotheelementaryandhighschoolbusstop(nosidewalksalongAberdeenAveNE).Wideshouldersandapatchworkof5-footwidesidewalksarelocatedbetweenthesiteandMcKnightMiddleSchoolat1200EdmondsAveNE.ThesafestroutetothemiddleschoolissouthalongAberdeenAveNEtoNE16thSt,eastonNE16thSttoEdmondsAveNE,southonEdmondsAveNEtoMcKnightMiddleSchool.TheidentifiedroutesprovideaAdministrativeShortPlatReport16-000967—AberdeenAveShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionABERDEENAVESHORTPMTLUA16-000967,SHPL-AApril24,2017Page14of21safewalkingroutefromtheproposedsubdivisiontothebusstoportherespectiveschools.ASchoolImpactFeewouldbecollectedonbehalfoftheRentonSchoolDistrictforthenewresidenceatthetimeofbuildingpermitissuance.ThecurrentRentonSchoolDistrictfeefornewsinglefamilydwellingis$6,432.00perunit.Parks:AlthoughtherewouldbenosignificantimpactstotheCityofRentonParkSystemanticipatedfromtheproposedproject,aParkImpactFeeisrequiredofallnewresidentialdevelopment.ThecurrentParkImpactFeeis$2,740.07pernewresidenceandispayableatthetimeofbuildingpermitissuance.Feesaresubjecttochange.Theparkimpactfeethatiscurrentatthetimeofbuildingpermitapplicationwouldbelevied.StormWater:Anadequatedrainagesystemshallbeprovidedfortheproperdrainageofallsurfacewater.StaffComment:APreliminaryTechnicalInformationReport(TIR),datedFebruary16,2017,waspreparedandsubmittedwiththeshortplatapplicationbyCGEngineering.(Exhibit7).BasedontheCityofRenton’sflowcontrolmap,thesitefallswithintheFlowControlDurationStandardareamatchingForestedSiteConditionsandiswithintheMayCreekDrainageBasin.NodownstreamfloodingorerosionissueswereidentifiedintheTIR.ThedevelopmentissubjecttoDirectDrainageReviewinaccordancewiththe2017RentonSurfaceWaterDesignManual(RSWDM).Allnine(9)corerequirementsandthesixspecialrequirementsareaddressedintheTIR.a.PertheTIR,theprojectisexemptfromCoreRequirement#3:FlowControlFacilities,becausethereislessthana0.15cfsincreaseinthedifferenceofthedeveloped100-yearpeakflowsandthesumofthehistorical(forested)100-yearpeakflows.b.TheprojectisproposinganinfiltrationtrenchundertheshareddrivewaytracttocomplywithCoreRequirement#9:On-SiteBMPs.ThetrenchhasbeensizedtofullyCompliantinfiltrateallroofrunofffromLots1and2andallrunofffromtheshareddrivewaytract.ifconditionThismeetstherequirementsforCoreRequirement#9.ThetrenchhasanoverflowthatofapprovalconnectstothepublicstormdrainagesysteminAberdeenAvenueNE.ismetc.TheprojectisexemptfromCoreRequirement#8:WaterQualityFacilities,becauselessthan5,000squarefeetofnewplusreplacedpollutiongeneratingimpervioussurface(PGIS)isproposed.However,theprojectisproposingaContechStormfiltersystemtotreatthePGISthatwillbeinfiltratedfromtheshareddrivewaytractbeforeinfiltrationintothesoil.ThismeetstherequirementsfoundinSection5.2.1—GeneralRequirementsforInfiltrationFacilities,GroundwaterProtection.Ageotechnicalreport,datedOctober17,2016,completedbyNelsonGeotechnicalAssociates,Inc.forthesitehasbeenprovided.ThesubmittedreportdescribesthesiteisaLowErosionHazardarea.Erosioncontrolmeasureswillneedtobeinplacepriortostartinggradingactivitiesonthesite.In-situinfiltrationtestingwascompletedattwotestpits,whichreturnedaninfiltrationrateof61inchesperhourandadesigninfiltrationrateof7.35inchesperhour.Geotechnicalrecommendationspresentedneedtobeaddressedwithintheprojectconstructionplans.Section5.2.1oftheRSWDMrequiresthatinfiltrationtestsbeperformedattheelevationofthebottomoftheproposedinfiltrationfacility.Theoriginalreportstatedthattheinfiltrationtestswereperformedatapproximatelytwofeetbelowtheexistinggrade(approximately296feet)whichisseveralfeetabovethebottomoftheproposed___ __ _ _ _ __facility.AsupplementalgeotechnicalmemorandumdatedFebruary10,2017AdministrativeShortPlatReport16-000967—AberdeenAveShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionABERDEENAVESHORTPMTLUA6-000967,SHPL-AApril24,2017Page15of21completedbyNelsonGeotechnicalAssociates,Inc.wasprovided.Thememorandumstatesthatseveraldeepertestpitexplorationsupto10’belowthegroundsurfacewerecompletedthroughouttheproperty.Alltestpitsperformedwithinthesiteencounteredandwereterminatedwithinnativeglacialrecessionaloutwashsoilsconsistingoffinetomediumsandwithgravelandsilt.TestPitiandInfiltrationPitiwerelocatedimmediatelynorthoftheproposedinfiltrationfacility.TestPit;terminatedatanelevationofapproximately288feetwhichisapproximately5feetbelowthebottomoftheproposedfacilityandInfiltrationPititerminatedatapproximately290feetwhichisapproximately3feetbelowthebottomoftheproposedfacility.Thoughinfiltrationtestingwascompletedatanapproximateelevationof296feet,thesoilsencountereddidnotchangeatdeeperdepthsandthememoconcludesthattherecommendedIongtermdesigninfiltrationrateprovidedisvalidatthebottomofthetrench(elevationof293feet).Asurfacewaterdevelopmentfee(SDC)of$1,608.00pernewsinglefamilyresidencewouldapply.Theprojectproposestwonewresidences,withcreditprovidedforexistingresidenceproposedforremoval.Therefore,theestimatedtotalfeeis$1,608.00.Feesaresubjecttochange.Thisissubjecttofinaldesignandpayableatconstructionpermitissuance.Water:WaterserviceisprovidedbytheCityofRenton.ThesiteisintheHighlandsserviceareainthe435hydraulicpressurezone.Thereisanexisting16-inchCitywatermainlocatedinAberdeenAveNE(Waterplanno.WTR2702825)thatcandeliveramaximumtotalflowcapacityof4,200gallonsperminute(gpm).Theapproximatestaticwaterpressureis59psiattheelevationof298feet.ThesiteislocatedwithinZone2ofanAquiferProtectionArea.Thereisanexisting¾inchwaterserviceservingtheexistinghomeonLot1thatmaybereused.Thewaterservicelineshallbecappedatthemeteraspartofthedemolitionoftheexistinghome.Theprojectproposesone1-inchwaterservicelineandmetertoLot2,whilemaintainingtheexisting¾inchmetertoLot1(Exhibit7).Aprivateutilitieseasementshallbeprovidedwheretheservicelineislocatedintheshareddrivewaytract.Thedevelopmentissubjecttoapplicablewatersystemdevelopmentchargesandmeterinstallationfeesbasedonthesizeofthewatermeters.The2017watersystemdevelopmentcharge(SDC)foreachproposed¾inchor1-inchdomesticwaterserviceis$3,486.00permeter.ThetotalSDCfeedueis$3,486.00andisdueatconstructionpermitissuance.Waterserviceinstallationchargesforeachproposed1-inchwaterserviceis$2,850.00permeter.Thisispayableatconstructionpermitissuance.The2017drop-inmeterfeeis$400.00fora¾inchmeteror$460.00fora1-inchmeter.Thisfeeispayableatbuildingpermitissuance.Thefireflowrequirementis1,000gallonsperminute(gpm)forahomeupto3,600squarefeet,or1,500gpmforahomeexceeding3,600squarefeet.Aminimumofonefirehydrantisrequiredwithin300feetoftheproposedhomesandtwofirehydrantsarerequiredifrequiredfireflowgoesupto1,500gpm.AdequatefireflowisprovidedbythemaininAberdeenAvenueNE.Theexistingfirehydrantlocatedat1816AberdeenAvenueNEcanbecountedtowardstherequirementforoneprimaryhydrant.SanitarySewer:WastewaterserviceisprovidedbytheCityofRenton.Thereisan,.—existing8-inchconcretegravitywastewatermainlocatedinAberdeenAveNE(seeCityplanno.WWP2702825).ThereisanexistingPVCsidesewerservingtheexistinghomeonLot1.AdministrativeShortPlatReport16-000967—AberdeenAveShortPlot CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionABERDEENAVESHORTPMTLUA6-000967,SHPL-AApril24,2017Page16of21Theprojectproposesonenew6-inchPVCsewerservicelineconnectiontoserveLot2whilemaintainingtheexistingPVCsewerlinetoserveLot1.ThesewerservicelineshallbecappedatthepropertylineaspartofthedemolitionoftheexistinghomeandmaybereusedtoserveLot1whenfuturedevelopmentoccursonthelot.ThedevelopmentissubjecttoapplicablewastewaterSDCbasedonthesizeofthenewdomesticwatertoservetheproject.The2017SDCfeefora¾inchor1-inchmeteris$2,540.00permeter.Thesechargesarepayableatthetimeofconstructionpermitissuance.ThedevelopmentislocatedintheWestKennydaleandAberdeenAveNESpecialAssessmentDistricts(SADs).TheSADfeefortheWestKennydaleSADis$1,050.00foreachadditionallot.TheAberdeenAvenueNESADdoesnotrequireanyadditionalconnectionfees.ThetotalSADfeesdueare$1,050.00.SADfeesaredueatconstructionpermitissuance.18.StreetModificationAnalysis:TheapplicantisrequestinganAdministrativeModificationfromRMC4-6-060F.2,MinimumDesignStandardsforPublicStreetsandAlleys,tomaintaintheexistingstreetsectionandROWwidthalongthesite’sAberdeenAve.Therequestedmodificationwouldremovetherequirementsforapproximately11.5feetofdedicationalongthestreetfrontage,0.5footcurb,8footplanterstrip,8footsidewalk,and5footbikelanes.Theproposaliscompliantwiththefollowingmodificationcriteria,pursuanttoRMC4-9-250D,ifallconditionsofapprovalaremet.Therefore,staffisrecommendingapprovaloftherequestedmodificationasnotedbelow:RMC4-9-0605.9,permitsafee-in-lieuofrequiredstreetimprovementsforashortplatdevelopmentcanbeconsideredifthestandardsofthissectionaremet.Citystaffisinsupportofafee-in-lieufortheAberdeenAvenueNEfrontage.Thecurrentfee-in-lieuis$101.00perlinearfootoffrontage.PertheKingCountyAssessor’sMap,thesite’sAberdeenAvenueNEfrontageis64linearfeet.Thusthefee-in-lieuamountwouldbe$6,464.00($101.00!LFx64LF).ComplianceStreetModificationCriteriaandAnalysisa.SubstantiallyimplementsthepolicydirectionofthepoliciesandobjectivesoftheComprehensivePlanLandUseElementandtheCommunityDesignElementandtheproposedmodificationistheminimumadjustmentnecessarytoimplementthesepoliciesandobjectives.StaffComment:VTheCommunityDesignElementhasapplicablepolicieslistedunderasectionlabeledPromotingaSafe,Healthy,andAttractiveCommunity.Thesepoliciesaddresswalkableneighborhoods,safety,andshareduses.Theintentofthepoliciesaretopromotenewdevelopmentwithwalkableplacesthatsupportgridandflexiblegridstreetandpathwaypatterns,andarevisuallyattractive,safe,andhealthyenvironments.TherequestedstreetmodificationisconsistentwithboththeLandUseElementandtheCommunityDesignElementpolicies.b.Willmeettheobjectivesandsafety,function,appearance,environmentalprotection,andmaintainabilityintendedbytheCoderequirements,baseduponVsoundengineeringjudgment.StaffComment:AdministrativeShortPlatReport16-000967—AberdeenAveShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionABERDEENAVESHORTPMTLUAI6-000967,SHPL-AApril24,2017Page17of21TheCity’sPublicWorksTransportationsectionandEconomicDevelopmentsectionhavereviewedAberdeenAvenueNEandthesurroundingareaandhavedeterminedthatamodifiedcollectorarterialstreetsectionismoresuitablefortheportionofAberdeenAvenueNEadjacenttothesite.Thedeterminationwasbasedonthefactthattheroadwayisdirectlyadjacenttosinglefamilyresidencesandthereisinsufficientspacebetweentheexistingrightofwayandexistinghomestoexpandtheroadwaysectiontomeettheneighborhoodcollectorarterialstandards.c.Willnotbeinjurioustootherpropertyfies)inthevicinity.--StaffComment:Therearenoidentifiedadverseimpactstootherpropertiesfromtherequestedmodification.d.ConformstotheintentandpurposeoftheCode.StaffComment:Seecommentsundercriterion‘b’.e.Canbeshowntobejustifiedandrequiredfortheuseandsituationintended;andVStaffComment:Seecommentsundercriterion‘b’.1.Willnotcreateadverseimpactstootherpropertyfies)inthevicinity.StaffComment:Seecommentsundercriterion‘c’.19.ModificationAnalysis:TheapplicantisrequestingamodificationfromRMC4-6-060.J.1(a)SharedDrivewayStandardsinordertoallowthewidthofthelotabuttingthepublictightofway(Lot1)tobelessthan50linearfeet.Duetositeconstraintsandtherequired20footwidedrivewaytract,theapplicantisproposingafrontagewidthof44linearfeet.Theproposaliscompliantwiththefollowingmodificationcriteria,pursuanttoRMC4-9-250,ifallconditionsofapprovalaremet.Therefore,staffisrecommendingapprovaloftherequestedmodification,subjecttoconditionsasnotedbelow:a.SubstantiallyimplementsthepolicydirectionofthepoliciesandobjectivesoftheComprehensivePlanLandUseElementandtheCommunityDesignElementandtheproposedmodificationistheminimumadjustmentnecessarytoimplementthesepoliciesandobjectives.StaffComment:SeeFOF16,ComprehensivePlanAnalysis.b.Willmeettheobjectivesandsafety,function,appearance,environmentalprotectionandmaintainabilityintendedbytheCoderequirements,baseduponsoundengineeringjudgment.StaffComment:Theapplicantcontendsthemodificationwillnotnegativelyimpactthesafety,function,appearance,environmentalprotectionandmaintainabilityoftheproject.Thereducedwidthofthefrontagewouldstillallowfortheefficientsitingofasingle-familyhome,andthedrivewaytractwillaccommodaterequiredtrafficonthesite,includingemergencyvehicleaccess.Staffconcurstheproposedmodificationwouldmeettheobjectivesoffunctionandsafetyintendedbythecoderequirements,asthereductioninthefrontagewidthofLot1willstillallowforenoughroomtoconstructasingle-familyhome.Inaddition,thedrivewaytractwillbelocatedinthesamelocationastheexistingdrivewayandwillnotrequireaComplianceModificationCriteriaandAnalysisAdministrativeShortPlotReport16-000967—AberdeenAveShortPlot CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionABERDEENAVESHORTPMTLUA16-000967,SHPL-AApril24,2017Page18of21newcurbcut.Thesafetyofpedestrianandvehiculartrafficwillnotbenegativelyimpactedbythereductionoffrontagewidth,astheingressandegresslocationwillnotchangefromthecurrentcondition.c.Willnotbeinjurioustootherproperty(ies)inthevicinity.StaffComment:Thesix(6)footreductionintheminimumfrontagewillnotnegatively,impactsurroundingproperties.Thefrontagewidthreductionwillbenearlyimperceptibletoneighboringpropertyowners,asthenewdrivewaytractwillbelocatedinthesameareaastheexistingdrivewayandwillnotsignificantlydecreasethebuildableareaofproposedLot1.d.ConformstotheintentandpurposeoftheCode.VStaffComment:Seecommentsundercriterion‘b’.e.Canbeshowntobejustifiedandrequiredfortheuseandsituationintended;andVStaffComment:Seecommentsundercriterion‘I,’.f.Willnotcreateadverseimpactstootherpropertyfies)inthevicinity.StaffComment:Seecommentsundercriterion‘c’.20.ModificationAnalysis:TheapplicantisrequestingamodificationfromSharedDrivewayStandardsinRMC4-6-060.J.1(a)andSharedDrivewayLandscapeStandardsinCl-97inordertoallowthewidthofthelotabuttingthepublicrightofway(Lot1)tobelessthan50linearfeetandtoallowtheremovaloftherequiredlandscapedareawithinthetract.Theproposaliscompliantwiththefollowingmodificationcriteria,pursuanttoRMC4-9-250,ifallconditionsofapprovalaremet.Therefore,staffisrecommendingapprovaloftherequestedmodification,subjecttoconditionsasnotedbelow:ComplianceSharedDrivewayStandardsModificationCriteriaandAnalysisa.SubstantiallyimplementsthepolicydirectionofthepoliciesandobjectivesoftheComprehensivePlanLandUseElementandtheCommunityDesignElementandtheproposedmodificationistheminimumadjustmentnecessarytoimplementthesepoliciesandobjectives.StaffComment:SeeFOF16,ComprehensivePlanAnalysis.b.Willmeettheobjectivesandsafety,function,appearance,environmentalprotectionandmaintainabilityintendedbytheCoderequirements,baseduponsoundengineeringjudgment.StaffComment:Thereducedwidthofthelot(Lot1)willnotnegativelyimpactthesafety,function,appearance,environmentalprotectionandmaintainabilityoftheproject.Thewidthreductionwouldstillallowfortheefficientsitingofasingle-familyhome,andwill,,allowthedrivewaytracttoaccommodaterequiredtrafficonthesite,includingemergencyvehicleaccess.Inaddition,thesafetyofpedestrianandvehiculartrafficwillnotbenegativelyimpactedbythereductionoffrontagewidth,astheingressandegresslocationwillnotchangefromthecurrentcondition.TheproposedremovalofthelandscapedareainthedrivewaytractwouldnotmeettheobjectivesorappearanceintendedbyCl-97.However,areductioninthewidthoftherequiredlandscapedareainsteadofacompleteremovalwouldbeabletoprovideaneffectivebufferbetweenthedrivewayandtheadjacentproperty,andtherebymeetingAdministrativeShortPlotReport16-000967—AberdeenAveShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionABERDEENAVESHORTPMTLUA6-000967,SHPL-AApril24,2017Page19of21theintentofthecode,whileallowingtheapplicanttoretaintheoriginallyproposed20footwidedrivewaytract.Thereducedlandscapebufferwouldenhancepedestriansafety,improvevisionclearance,andprovidescreeningandbufferingfromtheneighboringproperties.TheRentonFireAuthority(RFA)maygrantavariancetoallowforfireaccesstobereducedto16feetinthedrivewaytractinsteadof20feet.TheRFAhasindicatedtheirsupportofavarianceforthepaveddrivewaywidthreductionifthefuturesingle-familyhomeonLot2issprinkled(Exhibit13).Therefore,staffrecommendsasaconditionalofapprovalthattheapplicantobtainavariancefromtheRentonFireAuthoritytoallowforareductioninthedrivewaytractpavementwidthfrom20feetto16feetandprovidedocumentationoftheapprovedvariancetothecurrentplanningprojectmanagerpriortoconstructionpermitissuance.c.Willnotbeinjurioustootherpropertyfies)inthevicinity.StaffComment:Thesix(6)footreductionintheminimumfrontagewillnotnegativelyimpactsurroundingproperties.Thefrontagewidthreductionwillbenearlyimperceptibletoneighboringpropertyowners,asthenewdrivewaytractwillbelocatedinthesameareaastheexistingdrivewayandwillnotsignificantlydecreasethebuildableareaofproposedLot1.Thefour(4)footlandscapedareawidthwillnotnegativelyimpactsurroundingpropertiesandwillbeanimprovementcomparedtotheexistingsitecharacteristics.Thelandscapedareaalongtheedgeofthedrivewaywillprovideanaturalbufferbetweentheprojectsiteandtheadjacentpropertytothesouthwhichdoesnotexisttoday.d.ConformstotheintentandpurposeoftheCode.VStaffComment:Seecommentsundercriterion‘b’.e.Canbeshowntobejustifiedandrequiredfortheuseandsituationintended;andVStaffComment:Seecommentsundercriterion‘b’.f.Willnotcreateadverseimpactstootherproperty(ies)inthevicinity.StaffComment:Seecommentsundercriterion‘c’.I.CONCLUSIONS:1.ThesubjectsiteislocatedintheResidentialMediumDensity(RLD)ComprehensivePlandesignationandcomplieswiththegoalsandpoliciesestablishedwiththisdesignationifallconditionsofapprovalaremet,seeFOE12.2.ThesubjectsiteislocatedintheResidential-8(R-8)zoningdesignationandcomplieswiththezoninganddevelopmentstandardsestablishedwithinthisdesignationprovidedtheapplicantcomplieswithCityCodeandconditionsofapproval,seeFOE13.3.TheproposedshortplatcomplieswiththeResidentialDesignandOpenSpaceStandardsprovidedtheapplicantcomplieswithCityCodeandconditionsofapproval,seeFOE14.4.Thesubjectsiteislocatedwithinthewellheadprotectionareazone(Zone2).NootherCriticalAreasarelocatedontheprojectsite,seeFOE15.5.TheproposedshortplatcomplieswiththesubdivisionregulationsasestablishedbyCityCodeandstatelawprovidedalladvisorynotesandconditionsarecompliedwith,seeFOE16.AdministrativeShortPlatReport16-000967—AberdeenAveShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionABERDEENAVESHORTPLATLUA6-000967,SHPL-AApril24,2017Page20of216.TheproposedshortplatcomplieswiththestreetstandardsasestablishedbyCityCodeandthemodificationrequestsupportedbystaff,providedtheprojectcomplieswithalladvisorynotesandconditionsofapprovalcontainedherein,seeFOF16and19.7.TheproposedshortplatcomplieswiththeSharedDrivewayStandardsmodificationcriteriaforthefrontagewidthreductionandlandscapedareareductioninthedrivewaytractifallconditionsofapprovalaremet,seeFOF19.8.Therearesafewalkingroutestotheschoolsandschoolbusstops,seeFOF17.9.Thereareadequatepublicservicesandfacilitiestoaccommodatetheproposedshortplat,seeFOE17.J.DECISION:TheAberdeenAveShortPlat,FileNo.LUA6-000967,SHPL-A,asdepictedinExhibit2,isapprovedandissubjecttothefollowingconditions:1.TheapplicantshallobtainademolitionpermitandcompleteafinalinspectionfromtheCityfortheremovaloftheresidence,garage,andshoplocatedontheCityfordemolitionoftheexistingresidenceonLots1and2inordertocomplywithResidential-8(R-8)setbacksofthezonepriortoshortplatrecording.2.TheapplicantshallsubmitadetailedlandscapeplanthatcomplieswithRMC4-8-120D.12atthetimeofutilityconstructionpermitapplicationtotheCurrentPlanningProjectManagerforreviewandapproval.Landscapingshallbeinstalledpriortofinaloccupancyforeachsinglefamilybuildingpermit.3.TheapplicantshallsubmitadetailedlandscapeplanthatcomplieswiththeminimumtreedensityrequirementsofbothlotsatthetimeofutilityconstructionpermitapplicationtotheCurrentPlanningProjectManagerforreviewandapprovalpursuanttoRMC4-4-1309.dpriortoconstructionpermitissuance.4.TheapplicantshallrecordanoteonthefaceoftheplatthatexecutesasharedmaintenanceagreementforequalownershipandmaintenanceresponsibilitiesforimprovementsinTractA.AdraftversionofasharedmaintenanceagreementshallbesubmittedforreviewtotheCurrentPlanningProjectManagerpriortofinalshortplatapproval.5.TheapplicantshallcomplywiththerecommendationsincludedintheGeotechnicalEngineeringStudypreparedbyNelsonGeologicalAssociates(datedOctober17,2016),oranupdatedreportatalaterdate.6.TheapplicantshallprovideaccesstoLot1fromtheshareddrivewaytractandshallrecordthisconditiononthefaceoftheshortplat.7.TheapplicantshallobtainavariancefromtheRentonFireAuthoritytoallowforareductioninthedrivewaytractpavementwidthfrom20feetto16feetandprovidedocumentationoftheapprovedvariancetotheCurrentPlanningProjectManagerpriortoconstructionpermitissuance.DATEOFDECISIONONLANDUSEACTION:SIGNATURE:JeniferHenning,PlanningirectorDateAdministrativeShortPlatReport16-000967—AberdeenAveShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionABERDEENAVESHORTPLATLUA16-000967,SHPL-AApril24,2017Page21of21TRANSMITTEDthis24thdayofApril,2017totheOwner/Applicant/Contact:Owner/Applicant:Contact:PMPInvestorsLLCCarmelGregory,8638138thP1,CGEngineeringNewcastle,WA980592504thAve5,Ste200Edmonds,WA98020TRANSMITTEDthis24thdayofApril,2017tothePartiesofRecord:N/ATRANSMITTEDthis24thdayofApril,2017tothefollowing:CE.“Chip”Vincent,CEDAdministratorBrianneBannwarth,DevelopmentEngineeringManagerLillianWatson,PropertyandTechnicalServicesVanessaDolbee,CurrentPlanningManagerAnnFowler,PlanReviewFireMarshalK.LANDUSEACTIONAPPEALS,REQUESTFORRECONSIDERATION,&EXPIRATION:ITheadministrativelandusedecisionwillbecomefinalifthedecisionisnotappealedwithin14daysofthedecisiondate.APPEAL:ThisadministrativelandusedecisionwillbecomefinalifnotappealedinwritingtotheHearingExamineronorbefore5:00PMonMay8,2017.Anappealofthedecisionmustbefiledwithinthe14-dayappealperiod(RCW43.21.C.075f3);WAC197-11-680),togetherwiththerequiredfeetotheHearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.RMC4-8-110.BgovernsappealstotheHearingExaminerandadditionalinformationregardingtheappealprocessmaybeobtainedfromtheCityClerk’sOffice,(425)430-6510.EXPIRATION:Theadministrativeshortplatdecisionwillexpiretwo(2)yearsfromthedateofdecision.Asingleone(1)yearextensionmayberequestedpursuanttoRMC4-7-07CM.RECONSIDERATION:Within14daysofthedecisiondate,anypartymayrequestthatthedecisionbereopenedbytheapprovalbody.Theapprovalbodymaymodifyhisdecisionifmaterialevidencenotreadilydiscoverablepriortotheoriginaldecisionisfoundorifhefindstherewasmisrepresentationoffact.Afterreviewofthereconsiderationrequest,iftheapprovalbodyfindssufficientevidencetoamendtheoriginaldecision,therewillbenofurtherextensionoftheappealperiod.Anypersonwishingtotakefurtheractionmustfileaformalappealwithinthe14-dayappealtimeframe.THEAPPEARANCEOFFAIRNESSDOCTRINE:providesthatnoexparte(privateone-on-one)communicationsmayoccurconcerningthelandusedecision.TheDoctrineappliesnotonlytotheinitialdecision,buttoAppealstotheHearingExamineraswell.Allcommunicationsafterthedecision/approvaldatemustbemadeinwritingthroughtheHeatingExaminer.Allcommunicationsarepublicrecordandthispermitsallinterestedpartiestoknowthecontentsofthecommunicationandwouldallowthemtoopenlyrebuttheevidenceinwriting.AnyviolationofthisdoctrinecouldresultintheinvalidationoftheappealbytheCourt.AdministrativeShortPlatReport16-000967—AberdeenAveShortPlat CITY OF RENTON SHORT PLAT FILE NO.LUA__— LAND RECORD NO.LNT—_—____ KING COUNTY,WASHINGTON OWNERS DECLARATION KNOW ALE MEN DY THESE PRESENTS.THAT WE THE UNDERSIGNED OWNER(S)OF THE LADS HEREIN DESCRIBED DD HETETY MUTE A LOT LINE ADJUSTMENT THEREOF PURSUANT TO TEN SD.T7.04D ADO DECLARE THIS SHOOT PITT TO DL THE GODYOC TEPRESENTHT1TN OF THE STME.WIG TORT SND SHORT PEAT IS MADE WITH TWE FREE OSNSDTT NID IN ACEOHONICE NTH THE DESERTS HE THE OTHER(S). IN WTNESS MTERESE NE KWH SET DEN ARCS ADD SEWS. PAP INESTTOS EEC,A NASHNGTON UNITED UHAUTY COMPWRE RU OS’ WOES FARTO DANK.NA ACKN0 WLED OEM ENT STAWOD )STCOUNTYOF __________ THIS N TO CERTIFY THAT TN TWO DAT OF ___________ 2Q,,,,,. BEFORE ME,THE UNDERSIGNED.A NTTARR PURSE,PERSONALLY APPEARED ___________TO ME KNOWN TO DE THE _____________ OF PAP IAMSTDRS DEC.H WASHINGTON OMTED UARDTY EOMPUW.THAT EDECUTED THE WTWN INSTRUMENT ART ACKNOWLEDGED TO ME THAT THEY SIGNED ADD SOLED THE SWIlL AS THE THEE ADD YDLUNTADY ACT ADO DEER SE SOT TMTES UARTOW ETMPWRT,ERR THE USES ADD PURPOSES THEREIN MENTIONED,ADD RN HATH STATED TORT THEY REHE AIUHURUED TO EXECUTE SOT INSTRUMENT AND HUNT THE SEAL SEPTET N THE SEAL OF SAD DMTED LUARUW ETMPAAAP.WITNESS WY TWIT ADD THITCUL SEAL WFRFTD SEPTET THE THY ADD TEAR DRST AROSE NOYTTH. DRIED THO TAP DF ______________. 2OI_. STATE OF )55COUNTYOF __________ TIWS N TO CTHTTY THAT ON THD THY OF ___________ OO_. NUDNE ME,THE UNSERSIGNED.A NTTAPT PUBLIC,PFRSAMLLT APPEARED •.JDMEKNONTTRSETHE _____________ OF HESS FARGO DADA,NA,TURD EXECUTED THE WITHIN INSTHUMENT ART ACANTWLEDCED TO ME THAT THEY SIGNET ART SENLET THE TARE AR THE THEE ART PO.DNTARY ACT ART SEES OF TNT LIMSED UROETY CTHPURT,EDT THE USES ADO PURPOSES THEREIN MENTIGNET,ART ON DTTH STATED HART TREY WERE AUTHTOIUET 00 EXECUTE SOC INSTRUMENT ADD THAT THE SEAL SEnDER IS THE SEAL OF SOC DM001 UARUTY CTMPNAY.WTNESS MR HARD ADD UESEAL SEAL HERETO SEFITED THE THY ANT REAR FIRST ADORE WRITTEN. OUTED THIS THOSE _________ ,2D1.. TENDING UT _______________________ PRINTED WADE_____________________________ CTMMOSON EXPIRES RECORDERS CER’DRCATE FEED FUR RECOTO TINS THY OF _____________________ UD_.AT .,M,IN NOOK OF TATTERS AT PACE _.,.MT THE WEDDEST OF LADETOEE OLD SURUFONG,INC. CITY OF RENTTHE ADMWITTHWTOR CONDITIONS OF APPROVAL: TD HE SETERIMNTH VOL/PAGE (HONG THE NORTH 3A5 DEFT OF SAD TTTCI DTT.EXCEPT THE WRATH 301 DEFT ITITHEOF). TPECAL E2ICEPDDNSITEM1ISD1HACALINWTTETE ADD RUT TURRET RELATED. U.THE TERMS ADD PROHSCNS ETTTMWEO IN THE DOCUMENT ENTITLED ‘URDIUADEE NO.4DTT’RECORDED:JADUADY OT,DDOTRECORDINGNT.:DTHDDTTHWIT3D2 (RUT PLOHADLE) 3.SEED SE TTUST ADD THE IEHMS ADD COAARTCNS IUEREDF ERANTOT:DONALD S.FUTO WIG STURN TAR,A WETTED COUPLE. TRUSTEE:NTRIIRIEST TRUSTEE SESLICES DEE,BEWEFCMRR:WOES FARED DADA,NI,DTICINRL ADHANT:$14S.DOR.WI.DATED:SLY TI,TDIS,TEETTOES:JDET 3D,2015 UNSET REGDRWNG NO.:TDISDA3TRWIOTT. DESTING SUE ADDRESSTDT4ABERDEENARE. TENTHN RU,TTDSA WSSESSDR’S PWRCEI.NUMBER33430T—TDOD SHDRT PLAY NDTESI.YALE REPORT RU NESTRLE UTDES NT.TTHU-DD4U3IT,OUTED TEPTEMMER IT,DOlT NAY ROLES UPON PUT RU LEGAL ADO TRUE INFDTHATHN SWORN AD TINS GUYED. LOT I OF THIS THWRT P1ST SABLE NDT ADRE RIWECT REHCRTM ACCESS IT ABERDEEN UDETSE NORTHEAST,BUT SWILL ACCESS 01CR ADD UPON TRACK’OF TINS SHORT PEAT. AREAS GRERALL =TD.ITTU S.F.(D.3TIA ACRES) LOT 1 =5.517±SF.(0.130±ACRES) EDT T =7,103±S.F.(O.ITT±ACRES) TRACT IT 2,501±CF.(UOTH±ACRES) LANKTREE tAJL4 LAND SURVEYING,INC. W 42)‘B’STREET NE AUBURN,WA RBDD2—4005 PHONE:(253)653—6423 FAX:(253)793—1616 WWW.LANKTBEELANDSURVD1NG.COM TWA.WY DATE JOT NO. AGM T/TN/2UTD IOTA SCALE JSA/YSL SHEET 1 OF 3 APPROVALS KING COUNTY DEPARTMENT OF ASSESSMENTS RECORO(NG NO. 001 OP NEWTON DEPARTHEAT OF COMMUNITY ART ECONOMIC DERELOPMENP EUAMWTED &APPROSED TWIT DAY OF .20_ EXAMINED AND UPPROSEO THIS DAY OP __________. TD_. PORT)ON or CRAG CHANTS ASSESSOR DEPflUTATYASSESSCT 4LT/4 DI .T/W,0 ,T..21N.,R.E.,WM NOTARY PURSE IN ADD FOR THE STATE OF RENDING AD PRINTED WADE EDMMSSCN ESPWES LEOAL DESCRIPTION TART POTRUT SE TRACT 244,IT C.0.INLLAMW’S LADE WATHINSTON GADTEA OF EDEN AROTRIN RU SEATTLE,OWSIGN NO A,TCERTDAG TO THE PEAT THEREOF RECORDED IN OREOME TI OFRATS,PALE DL RETHTUS UF KING CHAWOT,WASINWGTDN.DESETWED AS FICLUTY: NEGAAADG AT A PONT ON 11W WEST NOUNDARO UNE SE SAT TRACT,SET DEFT SOIETW OF THENOTTWRESTEHONETOFGNUTRACT: THENCE SOUTH TA DEFT:TWTEE EAST 0S2.3 DEFT,MORE OR LESS.TO THE EAST RRTUNOARH UNE OF SAD TRACT:THENCE NORTH,ALOFt 500 FAST TDTJAONOT LIFE,TA DEFT:THENCE WEST 252.3 DEFT.MORE OR LESS.ID PONT OF MECMATMNG: NOTARY PUBLIC IN ART DOT THE STATE OF TRACT A’-PRIVATE ACCESS &UTILITIES MAINTENANCE AGREEMENT TRACT ‘A’N HEREWE DEStINIES US U PUNART ACCESS ADO UTUTOS TRACT.THE OWNERS SE LOIS I WIG T OF TWO SHORT PEAT.TACT WOOS.SSECESSDR’S ADO ATSCNS SHALE ADRE AD FICEAL WIG UNOMSET ITTEXEST IN THEDWAERTIAPWIGRESPORUWUTYFORMAWTENADCEOFTHEPRUATEACCESSADDDTUT1ESTRACTADOARPUTTEFARACES,THEOFTU.TWESE ARPDRTENMACES ADO LADNTENADCF TFSPONSLWOTWS INRERAF THE REPAR ADD MNKAEXARIDE OF THE PONATE ACCESS ROAD,ORADMUF FIFES.ADO STORM WUTER ADO/OR DFTCRTNN FAOLTES.PRUARE SEWAGE,ADO OTHER IWPRASTTUCTLRE TOT OWNED THE DOT SE KENTON OR DINER GIDDY POOWSEOS.LOCATED WINK TNT TRACT.MMTTEFHACE COSTS SWILL SE GAMES EUTEALLY BETWEEN SAD LOT UWIADRO.PARTINGOWTHEPAWIGIATHEACCESSEUSDETIOITPUBAWITES. DECLARATION OF COVENANT THE OWNERS OF THE LAND EMNRACES WITHIN TAN SHORT PLOT,IN RFTGON FOR THE OENEFTT TO ACCRRE THOM TOO SHORT PLOT,DY SCNING HEWEOW CORENWIO ADO ADOLF OD LOFTIlY OFNEPCUL INTEREST IA THENEDPRNATEEASEMENTSSHOWNONINSSHORTPEATTOMARADDALLFUTUREPUREARSEOSOFTHETOTS. OR OF WIT TADOMSIUN THEREOF.THY COUETARIO TOLL RUN WIN THE 13010 AS SHOWN ON TON SHURT PLOT. MARADGEN SURE.OF RECORDS LARD DURWYON’S CER1TPCATE INS NAP CORRECTLY REPRESENTS U SERUFT MAUL DO AL OR GARTER AT DRIEEIDN IN CONFORAHACEWITHTHEREORDEHEATSSETUESURETYRECORDINGACTUTTHEREORESTSEPUPWNESTDWSLEG, IN SEIOALR OF DaIS. I HERESY CEORTY THAT THE ABERDEEN ARENUF SHORT PLOD 11 RASET UPON AD ACTUAL SORTED ARTSUREWSIGNOFAPORTIONSECTION5,TORNTHP 23 TRADED.RANSE S 050,WILESEUTE MERUWN AS RETUWIED RU THE STATE STATUTES:TART THE DISTANCES,COURSES ADO ADRELS ARE SHOWN THETFOM ETAREOLT:TNDT THE MONUMENTS ARE TO BE SET ADO LOT CERNERT ARE TO SE STARER CTOKECDETONTHEOROUNT.TART I FILET CONFECT DTW THE PTOWSSNS OF THE STARE ADD LOCAL STATTOES ART REGOATOWS GOWYNNU PLOTTING. IDEORO S.LMIRINEE P.LS.CETID1CARE NT.AS2TD HATE ABERDEEN AVENUE SHORT PUT CHAO.DY EXHIBIT 2 CITY OF RENTON SHORT PLAT FILE NO.LUA — LAND RECORD NO.LND—— KING COUNTY,WASHINGTON FOUND CASED MONUMENT—1 2”66055 66450 U/PUNCH KOAlA 0.40 U] U] “C aU]U]0CU] “C FOUND CASED MONOMENT 0 ODASS (ASK U/PUNCH 00(414 0.60 LEGEND (NOTE NOT ALL 5154100 600 NOTEM WI 101 60?) S 501500 NONUNEAS (AS OUTED)+600604 COORUR (AS OUTED) •SET RmA0/FJP )ASj46700) 0 FOUND REAM/CR?(AS NOTED) 0 SET 2Y2”008/INCH UNC CAME A MOANASIUR OR LEND/THOU (AS OUTED) 00 POWER METER -PUNCH POD ENTDA RASH (CR) ©STORM MWRWE (WAD)o SMDNTY SEWER MWROU.E (TEAK) GAS METER 6050kW RATER DOTE (601 •FROTET pM 101 RR00600(m(/OUW4000N)RW( O WATER 0600(0(1 RATED METER UN,SUN GOWN UNK FENCE WOOD FENEE WOOER ORE OHS LINE TELEPHONE LINE (OW)OR (LAS) POWER LINE (OW)OR )OU( 510KM LW4E SEWER ONE OEEI000US WEE CONIFEROUS TREE WEE ORFUNE 000ERETE ORAUEL/SUND )AS NOEEO) RURLDIND LINE END 01 FENCE O.2’N¼_...OOE F’ I w4 E ON UNF AIR 3340350—6030 0 10 20 40 )I SCALE:-2O” BASIS OF REAR)NO—NWON3(R1)PER CIII OF RERRTDN 0001 RENTON CONTROL PONT NO.TR3N WAS HEW FDA POSITION WAS 0061 WTWASN 000 POINT RE IRON 6040 CONTROL POINT NO.260 WAS NOD FOR ROTARIaN.TMEN AS N003123t BASIS OF NARDBB VERTICAL DATUM PER CLI OF RENEOR DIV SE REASON CONTROL POND NO.ION WAS DUO FOR ASEDAWN,MONO 006.17’)RIAHVRR) REFERENCE SURREYS 1.LOON0600 ONE OOLUSO4ENT RECjNROSOTOOI4 0.SWORE PIUR RECI000SIOT1600000 3.SNORT PEAT RECflOU707T70000T4 RE 20Th BY rFOJNO EASEL MONUMENT NWWTI’NAI ANTON’4 —.2”BRASS 050 Wfl” __________ —408.43’—ç”302.42’—LOON 0.50 -I 1 30’ 0 * 2Z VI— OUTER ORMWAS‘IENCE DIN NAuTRFF\FEATE 020 AEN 334O300—INIO -_OVERRVWL - EWE000C_NMrRN’NMt 25250_r_.YV8SSUtV12N R I 0 N UI’ R A N I MUi, 0 U’ WI 4 6664W WN=2NR.RA’—K R”6W N—Uos,JT’ IE R’PRE S=DRL.AN’ rON LINE *0 A .j/’/ tt I o’A I: •300 AFN 3340300—1243 UI’1 I_LEN_AntTR[VDO4%4/i%4wOE t.MR*_TTE4,“-oss CIOUNLINK PENCE I L POD 6W04W-PtCHIOU 1J i rWATER JJ000N000WMC i xLUt I [H /•_—____“,1r EDISTWG RIALONG POWER FORWRWAT 3340300-1006 \ \( :JZWDTEDIETMETER0141MEVFOSUERN / -t:6 -- UOTTNG /S.I,7050SF 0.46 / POAM ODE I 5CHZNS&- - N RODIWET ORV0000 ——EThCE YR7 O.2’N WATERMUCH AFR 33403R0—100R T\MtIr4M’E 2O6A•,z._Th__ FDCE/FUICE PONVR \N_r 600100 0.66 po AOPNRLI ORTUEAAS DECK 105 AIR 3340350—)AOR ji;i VOTE 4)4 1’R FOUND ENSEO NONWIONT 0”ORASS 054 N/PUNCHODOUR000 SURVEY INFORMATION ROLES 1.RH OTETMICAS SHORN ON TTWS SURKET ME IN US SORTED FOOL 2.UKLOWS ME SWORN PER SURFACE ORSEROATIONS,ASASU LOCATE IMNAHINAS MD OTHER AHMA4LE OHIO NON ERIOJETMLE ASUOLS INWT WERE NOD EXNTHWLL SHAM PER AHWUDLE OS 0010 PROCEDURE /NARRATIVE: A flEAS TROTERSE USING A FOCUS 35 ROROTK 1016€STATION MO A SPECTRAPRECISIONRANGER3LATHCOLLECTORSUPPLEMENTEDROTHREEDNOTEDWASTOPCONCR5NEIWORKRIOUPSWOOER,WAS PERFORMED,ESTAMLOWNO THEMACOEM.OASTMCE.MO TERREAL RELATIONSHIPS REIWEEN IRE MONUMENTS, PROPERTT LINES MO IMPROVEMENTS.THE RELOLRNG UNTO MEETS OW EDCEEDS RIO STM0600S FOR 16040 WDUNOASY 5004105 AS SET FORTH IN WAD 332-IJA-ONO. EXISTING CONDITIONS LANKTREE LAND SURVEYING,INC. ‘421 “B”STREET NE AUBURN,WA 98002—4005 PHONE:(253)653—6423 FAX:(253)793—1616 W.LANKTREELANDSURV[VINO.COM —AY)>>1ÀAINNArN09100rCP0I—06EPCFNAY]N11100JNWd100AONI0IwH———39400009413509401>001050(031094So)0>939409091ONOOAege>t4siVD900830US•NOIONIHSVMAJNflODONI——001ON000030aNN>—Vfl10NT1SIVidIdOHSNOINIddOAIDS107USOJOHd0508000009404/405>05510>0.210010009403500081903--101T000>910100onr,>000—(1613900NAYI00100>9000VO60902NAY.O.L03fl’3Q0>100010311J03H0‘9310000040091—000600NAY000000‘913INYO041000101—000550NAY000>6900.0)40510SS00O.000380901103500ONOOA A1000100200300400FeetABERDEENAVENUESHORTPLATNEIGHBORHOODDETAILMAPIfEXHIBIT3— GENERAL NOTES SURVEYOR 555 606ThEPOWISI“WIRE RAVEL!RAGGED50SIEGElTAPE 05 CLMSGLGIMMEWWSEGONWNEDSYMDIPPLOWDWOSO55GOORROSWE N01SROLEEENHNM,ur,TOWESOELONMNTEOIFNOLWWMGWSEAOIEMUAVA.,oINOHRETIANPEORTOLGIACLE110GIIAIGRWIUMLCTOEV,PRDGENT EOTIIFECT0SVLOIGW0AF1LALOTT1IIVET000SIEGAEUIGSTGEVELOI0EN NGNWTWIEIEDTAIDEARWONEMSS000NVWFMEETEWNWOWOL CA0EIEMVTh,IGTWTEGmOIAFTHEETAELISAEPWECIF0MFGE6000.EEITDEOLU UUOUOROU{APWDG.MTMIA0OUSVWIUWMSIGFOEEUNJAWGSEEDEPEETMENTFr MEPPRAAGDE0110WASOOMLCVAU(EGDOOWA0001EWWNWNW.GWM WI01EYERAE 106,EIECTERGL UCIWEWSFAMWAVES ERANARA STEVEN SWELL51 S GMAFNOEV1M1ENIEUARAVERAVOEIASRGMHAETOTATHOGSSOFTKM 107551 BENCHMARK 51151ITh.XTI7IRIRSAI DATUM 06.RMW6WWWOWISTEWIGW06KPE0I55AOF0SREWI7WE000ILLM,51a10Fo5 SHEET INDEX C CpB4GINEERWIG 121MG DATE,72/15/ z0i?w 0z w <3 F-FzWO Wwm >611404 OSzw 4 0 0 WWflG->W CV Z OSPOW4—00 OWNER 551016 MEWO,005551551.060INc SE 1/4,SECTION 5,TOWNSHIP 23 NORTH,RANGE 5 EAST,W.M. ABERDEEN AVE SUBDIVISION 1824 ABERDEEN AVE NE RENTON,WA 98056 CONSUl TANTS CIVIL ENGINEER SXIIIGEOThCH ENGINEER COANAINAIEINA AIXOS&WAU7IGELCNROGATNR.INC UTILITIES LEGAL DESCRIPTION WATER/SEWER/STORM RIWPCSI1000A7MCCIR INC WIENWONELOV * VKINIfl MAP *.PEOGWNW 0 LEGEND EW,05 SPWWNWW oNIon EEWWCGAOLWSGIWCTOENEOENDAWAWERSVWMONPESTTWIAHWVEENSWNVEIWWSE 7.TWWIARIWRM7LICUITEGWEXSNXIOERSEWCIGSIXWTOOS7EIEEAW7WMLCIWE C COIGSPLLCGNTIOECUCCMISNVEIOINLSLD6OSOOSOWAWNOWELACGFFO7O0I7AWAS0WWMAEWWCHSWVEWIN0WSS1OGTWWCSWwSS.NW.FEIIPHO5E OUWWEI. 06.,LLANWRRIC,IRXOLAAREG0I000EOCTCC.NSsaC,IGILCECAPIC.RICICFRCC SEERMWE000ERAFWOWATILTAAIROGORUNOFWII7AIOSESSIGIIWNNRCTUE W1,ROIWG.PLXWWWIOTSIIGOCI ROIWWGCTI7ELN0001MNGSOWRRECC7CWR100010500150150111556 UNRAR 0700NWERWOVENlEVERIVRAVE U.ATRAGOERRALLIWRITXN0RIIIIIOOTA7NIAIWNESNWIOWWIOAOWMUAW RERCUIEnON EXISTING PROPOSED ARRRERIAT1ONS CDWOORANI --—IX 4 -COSSUAAFCAMRTNLP.1I I POWFOFCUROUWRN FElON ___Q_____O____O___12520011 IP00006IETIREECTOR 0560011 —.COSSTELX000 55755511lINE RAYOnSIANP15EV •GIGOLOIRON CVI I MGI’ COTRASIASVVECU ---I EGO -I 1 I ALGOGO I I SLOANE AGlOW I HRWW -FEES -0101510 OnTO Z 007 5,50521,01 ROANTW,IAWTFOIONFAVEXT IRICU AVEO?OMOYSWFIOGaRNIE GE VEUEWRIO RIGWEF500RTOWGTXANONIOCTILEXNWASSWIR[EOAWLSI PNRTSONWITTOINEEN0PIOVEEUMSERURGGVES000RIAMRR{RAIIGLOAWN WON00Sf011550FWRFVEREWNRIR0005ROIL S.OSNIEMOIEWFNLLOEWWUCTFOSSNEMEICRR. •ISETMAPERIMEESS55OVEWE0NINLTESNCS.SSUEOWSLSL51CI •15ENTEIG7GSFEMWOVESWNTEOOISOESWSFOS ANEN.R77SIOSEUSO1NN,STEI I CAUTION!ISCALLBEFOREYOUDIG!I 1-800-424-5555 cli EXHIBIT 4 HIHJJ/Hh24N!i!ijjihbdiIihIdtbillh!!!dUPIk77•--“‘3•Stt’-•\L33-‘Hii*H7;*’j•---I —---t----000’3043W122839-ABERDEENAVEN---3(L••”V“-jz--,--tT--—‘“-h*-rttt---tt-“--—:1V:’:900.t;67FLILUU)PhU)Ph0-10z-10zU,T-DNJUtz‘3.0-1I>z0Ph0,U)-1r’{/‘IH:‘‘1K0---‘1-HIh//S‘4’IL”-3Q•Lz..——--000’31’26W6401’ABERDEENAVESUBDIVISIONW1W1GPREUMINMY9HOSTPLSTfl1824ABERDEENAVENE____________________________IRENTON,WA98D56TEMPORARYEROSION-______________________LCONTROLPLAN___________________ irIi C CpGIGN%&EERflG 12444D —,DATE.12/16/ GRADINGGUAN1111ES TDTALIKA%AAA4EAT- I:.1 Lull •4461SDflI*IILGEDI46 DILDU [‘Ta ‘4631300(144A03TT45D1301 TDTDL ‘43.1555011 z0 (/)IoJ5z o IoJ0>30 Z In 0 Oj w Z & /EDUM3IWI)DT000II >Ui/SOD ________ g ®TYPICAL PAVEMENT SECTION C3.1 n II. SE 1/4,SECTION 5,TOWNSHIP 23 NORTH,RANGE 5 EAST,W.M. ZE A5!tit:-.:L r F ET ‘0-GRADING AND DRAINAGE PLAN H I ti-.:: I P I —J AFj :3-t3 A?. A. 1050OME3EODDI ThENCHSECTION MINDIMENSIONS.NTS [j73CMZ->m>-iam00z>.m-onmz-U>rz>>0Commz0CALfl.c01<0m0mUI0zK-I,.,,’,NYldN3M35aNYU3IVM—I’Cii-l‘:-—.L’Crzcz9t6L6N—dL11V130GUVGNVISNOIN3NdOW]ttt1-r-,‘C,’t’Co*WWMIWW.’CC--.-r----Cf————I——____-I‘-f,’t/,’i3_,’C[IIISIU33MSfp00V-VM‘jsvacdONVd‘HIHON£dIHSNMOI‘cNOI1D3S‘WI.dS GENERAL NOTES The GeneralCactractankto prantde sobgradesC beaa hadsudaces plra/mtess .1 teat. MInaughgnordsgstrdlbepodtbe.dsankngawayhannatstactunes. MI stoner ‘ago,than lrdomatershdl be removedhornthegansfrrgmedbam. Taysasshdlbeplacedata ndr*num depth atO’er at banand bedmere. A PORTION OF THE NE 1/4,OF SE 1/4,SECTIONS,TOWNSHIP 23 N., RANGE SE.,W.M.CITYOF RENTON, KING COUNTY,WASHINGTON dli bedmereto reaetseTatBne ground firaheekoab bat ceenpasleon malnhas roe sat ananceptablelatemattee. trees and stanbe are to beplanted at adepthSIChlahenThan Thelevel thatThey aeee grawntoThe nareery cabnadchbnotto be placed above The wet AN plank stabat leastcontarm toThamhenumstandard establahedby Thearnadaonasaabhaeat -n. Lawnmoos aretube bydsaseeded par manutaabeer’sspaceoatda,OR 000IVdLPrO.coronaedlstoneslagerthan‘ham banan. Eantedaetplant nreteddscbehtuhansnary bedloaad alPpdaeappmoalby The Landscapedactutact. Itthe ate aarbb deerentthan shareranThe Landscapehay.apaasass and debsk are dkceoroed. reanlarg changestoTheLandscape Pan,contact The Landscape deakteatbekrshaatbn. The Landscape Canhactakmspanddetar mdntdnbg the landscape daThghatatattan.antstoast acaeptarrceby the annetsarpreeentaThe. The Landscape Cantactar shdlwarrantydlmotertasandwadenaab’p sea pededatone year.tram theOneat end acaepThnce. braVo the aarsanty perIod.TheLondscayeCanhacta021antbeanpawbetarplantdeathcowed byunasudcTharttaandttnne.oarrddkTh Theg,The,apammdntenaswepracttcea.TheLandsaapeatandeatshdlbanerotaauthorItytadatashonethacausaatdeath. ©bHgdnPLANtING GROdNSCOOER PLA:;; ©tREEttAKING LANDSCAPE PLANTING SCHEDULE WEES ()a yue caaeyao ‘chantIcleer’/ycaanana attanantlce yarn SHRUBS 0 a nond%a dsmestce ‘Putt nrneem’/achy nrywe pcabyncy acasan 2 PAL aan.anon.,u Pc W e Paaus taancsasas ‘attta rouse’/awe LtnThan’Munec 2 P21-aen.anon,3’Pa. 0 a nyrdo 5 aanada ‘Pasdtua.’/aptaytalae Stytrh 2 051-cun anton.,i’Pa. S 3 Isa cranate ‘ameeeo’/paudy Jaymync hotly 2 PAL cnn cmsea..a Pc. GROUND COVER Acrsstmnytos are-awl /aPructracy can.acan,2’a.c2’‘0Th APPROVALS arty grssas mar anw n e cynrpscTho Pa Pytanerny PLait uaPhtnap a AcnEThE eaa cPbthsPE lv 3 yawn. EntireDocumentAvailableUponRequestNELSONGEOTECHNICALNGAASSOCIATES,INC.GEOTECHNICALENGINEERS&GEoLoGIsTsMiin()flkeIniinecrIng-GeohyHtanch17311l35AvcSE,A.5005526tndusryLanc,’2Wc,odinvjlle.WA9$072EastWcnatchc,WA95802(425)456.1669FAX(425)4I-25I0(509)665-7f,96IAX)509)665-7t,92October17,2016Mr.CurranKwanPrimeMetropolisProperties,Inc.95()TaravalStreetSanFrancisco,California94116GeotechnicalEngineeringEvaluationAberdeenAvenueShortPlatandInfiltration1824AberdeenAvenueRenton,WashingtonNGAJobNo.971516DearMr.Kwan:Wearepleasedtosubmittheattachedreporttitled“GeotechnicalEngineeringEvaluation—AberdeenAvenueShortPlatandInfiltration—1824AberdeenAvenue—Renton.Washington.”Thisreportsummarizesourobservationsoftheexistingsurfaceandsubsurfaceconditionswithinthesite,andprovidesgeneralrecommendationsfortheproposedsitedevelopment.OurserviceswerecompletedingeneralaccordancewiththeproposalsignedbyyouonSeptember20.2016.Thesiteisgenerallysituatedonleveltogentlyslopinggroundthatdescendsfromtheeasttothewest.Thesiteiscurrentlyoccupiedbyanexistingsingle-familyresidenceandattachedcarportwithinthewesternportionoftheproperty,adetachedgarage,andadetachedshopbuildinginthesouth-centralandeasternportionsoftheproperty,respectively.Weunderstandthattheproposeddevelopmentincludesremovingtheexistingsitestructuresandsubdividingthepropertytocreatenewwesternandeasternparcels.Wealsounderstandthatasingle-familyresidenceandassociatedpavementandundergroundutilitieswillheconstructedwithineachnewparcel.Specificgradingandstormwaterplanswerenotavailableatthetimethisletterwasprepared.However,weunderstandthatstormwaterislikelytobedirectedintoon-siteinfiltrationsystems,iffeasible.TheCityofRentonusesthe2009KinCountySurfaceWaterDesignManualtodeterminethedesigninfiltrationrate.On-siteintiltrationtestingisrequiredtodeterminethesuitabilityofstormwaterinfiltration.Forouruseinpreparingthisreport,wehavebeenprovidedwithapreliminaryplatmaptitled“AberdeenAve.Subdivision.”datedMarch24,2016andpreparedbyC(iEngineering,Inc.,showingtheexistingandproposedsiteconditionsalongwithproposedinfiltrationtestlocations.WemonitoredtheexcavationoffourtestpitsandtwoinfiltrationtestpitsatthesiteonOctober4,2016.Otirexplorationsindicatedthatthesiteisgenerallyunderlainbycompetentnativeglacialsoils,withlocalizedundocumentedliltsoilsencounteredupto4.0feetindepth.Wehaveconcludedthatthesiteisgenerallycompatiblewiththeplanneddevelopment.Wehaverecommendedthatanyundocumentedfillsoilsbeover-excavatedandthatthenewstructuresbefoundedontheunderlyingmediumdenseorbetterEXHIBIT6 EntireDocumentAvailableUponRequestpENGINEERING2504thAveSSte200Edmonds,WA98020Phone:(425)778-8500Fax:(425)778-5536civil&structuralengineering&planningTECHNICALINFORMATIONREPORTAberdeenAveSubdivision1824AberdeenAveNERenton,WA98056CGProjectNo.16037.20EXHIBIT712/15/2016 Icivil&structuralpIENGINEERINGengineering&planningDecember22,2016AberdeenAvenueShortPlat:ConstructionMitigationDescriptionProjectSiteLocation:ParcelNumber:ExistingLotArea:1824AberdeenAveNE,RentonWA98056334390-160616,161SF10.37Acres1.Proposedconstructiondates:Constructionisexpectedtostartlatespringorearlysummerof2017.2.Hoursanddaysofoperation:ConstructionwilloccurwithinhoursallowedbytheCityofRenton(7:00amto8pmMondaythroughFriday,and9:00amto8:00pmSaturday.)3.Proposedhauling/transportationroutes:EXHIBIT$t---N3e:hN3thNIN34thN33rdP1N3?r:litCNEShINStN31dSt1673Northeast30thStreetNiNthP2mn3tieJMayCr4tNPark4mm11tie3ftNL2rtiS.ftftAvenueNortheastCatdott/S113C(?ParkC2504thAvenueSouth,Suite200Edmonds,WA98020ph.425.778.8500If.425.778.5536www.cgengineering.com AberdeenAvenueShortPlatDecember19,2016ProjectNarrativePage2of44.Measurestobeimplementedtominimizedust,trafficandtransportationimpacts,erosion,mud,noise,andothernoxiouscharacteristics:ATemporaryErosionControlPlanisprovidedtomitigateerosionandsedimentationimpactswiththecivildesigndrawings.BestManagementPracticesincludetemporaryandpermanentseeding,plasticcovering,andasiltfence.ConstructionwilloccurwithinhoursallowedbytheCitytomitigatenoise.5.Preliminarytrafficcontrolplan:TheManualonUniformTrafficControlDeviceswillbeusedtodevelopatemporarytrafficcontrolplan.TrenchingwilloccurwithinAberdeenAveNEforwater,sewer,andstorm.Itisexpectedthatworkwilloccurontheshoulderforwaterserviceinstallation(MUTCDTypicalApplication3).Analternatinglaneclosureforalow-trafficvolumeroadisproposedtoinstallsewerandstormlines(MUTCDTypicalApplication11).2504thAvenueSouth,Suite200Edmonds,wA98020ENGINEERINGn57785536 AberdeenAvenueShortPlatDecember19,2016ProjectNarrativeFigure6H-3.WorkontheShoulders(TA-3)Page3of4pENGINEERING2504thAvenueSouth,Suite200Edmonds,WA98020ph.425.778.8500If.425.778.5536S3IIWXXEQNUYC1•4t-.jShouldertaper(seeNote7)113L1-IShouldertaper(seeNote?)0Y0d[.113LNoteSeeTab4es6K-2and6H-3forthemeaningofthesymbo4sand!orlettercodesusedinthisIigure4tTypicalApplication3ROADWORKNExrXXlLSwww.cgengineering.com AberdeenAvenueShortPlatProjectNarrativeDecember19,2016Page4of4.LNate:SeeTables6K.2and6)1-3forthemeaningofmesycnbdsandlorlettercodesisdinthstiretopio(1aI)—seeSeclion3B.16)(optional)4tSSSS‘ItTypicalApplication11pENGINEERING2504thAvenueSouth,Suite200Edmonds,WA98020ph.425.778.8500If.425.778.5536www.cgengineering.comFigure6H-ll.LaneClosureonaTwo-LaneRoadwithLowTrafficVolumes(TA-il)ENDROADWORK(op1onaI)optionaI)ft7 civil&structuralENGINEERINGengineering&planningFebruary23,2017AberdeenAvenueShortPlatLUA16-000967StreetModificationRequestProjectSiteLocation:1824AberdeenAveNERenton98056ParcelNumber:334390-1606ProjectNarrativeAberdeenAvenueShortPlatisaproposedtwo-lotshortplatatanexistingsingle-familylot.AnaccesstractwillbecreatedthatwillprovideaccesstobothfrontandbacklotsfromAberdeenAve.NE.Afullprojectnarrativewassubmittedwiththematerialsfortheabove-referencedPreliminaryShortPlat.AmodificationisbeingrequestedforthisshortplattoCity’scompletestreetstandardsforCollectorArterialStreets.AberdeenAveNEisclassifiedasaCollectorArterialStreet.However,perthe“OnHold”NoticefromtheCityofRenton,datedFebruary2,2017,theCityisinsupportofalesserstandardtomeettheestablishedstandardstreetsectionforAberdeenAveNE.Ratherthantherequired83’rightofwaywidth,theCitywillsupportamodifiedrightofwaywidthof60’,whichwillincludeapavementwidthof32feet,andan0.5-footcurb,8-footplantingstrip,5-footsidewalk,and0.5clearanceatthebackofthesidewalk.Becausethismodificationwillpermitthecontinuanceoftheestablishedrightofwaywidth,nopropertywillneedtobededicated.Inaddition,thepropertyownerwilltakeadvantageofthefee-in-lieuofconstructionpermittedforshortplatdevelopmentsinRMC4-9-060.JustificationfortheModificationRequestThemodificationrequestmeetstheDecisionCriteriadetailedinRMC4-9-250D.2.Themoditication:a.SubstantiallyimplementsthepolicydirectionofthepoliciesandobjectivesoftheComprehensivePlanLandUseElementandtheCommunityDesignElementandtheproposedmodificationistheminimumadjustmentnecessarytoimplementthesepoliciesandobjectives;Theproposedmodificationallowsforinfihldevelopmentinanexistingsingle-familyneighborhoodwhilemaintainingexistingstreetstandardsthatareconsistentwiththeneighborhood.Continuingtheexistingright-of-waywidthcontributestothesafetyofthestreet,byavoidingashortstretchofroadthatissignificantlywiderandinconsistentwiththestreetoneitherend.TherequestedmodificationsupportsthefollowingpoliciesoftheComprehensivePlan:•Policy1-1:Developaconnectednetworkoftransportationfacilitieswherepublicstreetsareplanned,designed,constructed,andmaintainedforsafeconvenienttravelofallusers—motorvehicledrivers,pedestrians,bicyclists,andtransitridersofallagesandabilities.•PolicyT-19:Adoptandimplementstreetstandardsbasedonassignedstreetclassification,landuseobjectives,anduserneeds.2504thAvenueSouth,Suite200Edmonds,WA98020ExI—IIBrr9ph.425.778.8500If.425.778.5536www.cgengineering.com AberdeenAvenueShortPlatFebruary23,2017SharedDrivewayModificationRequestPage2of2•PolicyT-50:Designtransportationfadilitiestofittheneighborhoodcontext.Applyurbandesignprinciples.•PolicyL-3:Encourageinfilldevelopmentofsingle-familyunitsasameanstomeetgrowthtargetsandprovidenewhousing.b.Willmeettheobjectivesandsafety,function,appearance,environmentalprotectionandmaintainabilityintendedbytheCoderequirements,baseduponsoundengineeringjudgment;Therequestedmodificationwillnotnegativelyimpactthesafety,function,appearance,environmentalprotectionandmaintainabilityoftheproject.Themodificationallowstheright-of-waytoremainas-isatthedirectionoftheCity.c.Willnotbeinjurioustootherproperty(ies)inthevicinity;Themodificationallowingthecontinuanceoftheexistingright-of-waywidthwillnothaveanimpactonotherpropertiesinthevicinity.d.ConformstotheintentandpurposeoftheCode;TheproposedmodificationallowsforthecontinuedsafeoperationofAberdeenAveNE,byavoidinganinconsistentstretchofimprovementsattheproperty.e.Canbeshowntobejustfiedandrequiredfortheuseandsituationintended;andAsnoted,themodificationisbeingrequestedatthedirectionoftheCity,andissupportedbytheTransportationDepartment.fWillnotcreateadverseimpactstootherproperty(ies)inthevicinity.Themodificationallowingthecontinuanceoftheexistingright-of-waywidthwillnothaveanimpactonotherpropertiesinthevicinity.2504thAvenueSouth,Suite200Edmonds,WA98020ENGINEERINGn57785536 civil&structuralENGINEERINGengineering&planningJanuary26,2017AberdeenAvenueShortPlatLUA1G-000967SharedDrivewayModificationRequestProjectSiteLocation:1824AberdeenAveNERenton98056ParcelNumber:3343904606ProjectNarrativeAberdeenAvenueShortPlatisaproposedtwo-lotshortplatatanexistingsingle-familylot.AnaccesstractwillbecreatedthatwillprovideaccesstobothfrontandbacklotsfromAberdeenAve.NE.Afullprojectnarrativewassubmittedwiththematerialsfortheabove-referencedPreliminaryShortPlat.Amodificationisbeingrequestedforthi5shortplattothefollowingcodesection:RMC4-6-00.1Shareddrivewaysmaybeallowedforaccesstofour(4)orfewerresidentiallots,provided:a.Aleastoneofthefour(4)lotsabutsapublicrightofwaywithatleastfifty(50)ilnearfeetofproperty.Priortopurchasingtheproperty,thepropertyownersconsultedwiththeCityofRentonregardingthefeasibilityofshortplattingtheproperty.TheCityprovidedguidanceandindicatedthatatwo-lotshortplatwouldbepossible,utilizinganaccesseasementtoallowaccesstothebacklot.Thepropertyownerspurchasedthepropertybaseduponthisguidancewiththeintenttoshortplatthelot,andbegantopreparethenecessaryplansandapplications.Duringthattime,theCity’saccessrequirementswerechanged,requiringthatashareddrivewaybeplacedinatractratherthananeasement.Atthepre-applicationmeetingfortheproposedshortpiatthepropertyownerwasmadeawareofthischange,andthroughdiscussionbetweenthepropertyownerandtheCityofRentonplanningandfiredepartments,itwasdeterminedthattheproposedshortplatshouldgoforwardutilizinga20’-widesharedaccesstract.Becausethewidthoftheexistinglotis64’wide,theproposedtractwouldlimitthewidthofthefrontpropertyto44’.TheCityhasindicatedthatitwillallowthiswidththroughthelotaveragingprovisionsfoundinRMC4-2-11OD.31.Thisrequestistoallowtheabovecodesection(RMC4-6-060J.1.a)tobemodifiedtoallow44’ofpublicright-of-wayfrontageforthefrontlot.JustificationfortheModificationRequestThemodificationrequestmeetstheDecisionCriteriadetailedinRMC4-9-250D.2.Themodification:a.SubstantiallyimplementsthepolicydirectionofthepoliciesandobjectivesoftheComprehensivePlanLandUseElementandtheCommunityDesignElementandtheproposedmodficationistheminimumadjustmentnecessarytoimplementthesepoliciesandobjectives;TheproposedmodificationenablesthesubdivisionofaresidentiallotthatiscurrentlybelowtheminimumdensityrequiredintheR-8zoningdistrict;subdividingthelotwillbringthepropertyuptotherequireddensity.Withouttherequestedmodificationthepropertywillbeunabletobesubdividedandthepropertywillremainunderutilized.2504thAvenueSouth,Suite200EXiilBIT10Edmonds,WA98020ph.425.778.8500If.425.778.5536www.cgengineering.com AberdeenAvenueShortPlatJanuar’26,2017SharedDrivewayModificationRequestPage2of2TherequestedmodificationsupportsthefollowinggoalsoftheComprehensivePlan:•GoalLH:Planforhighqualityresidentialgrowththatsupportstransitbyprovidingurbandensities,promotesefficientlandutilization,promotesgoodhealthandphysicaloctivity,builds5ocialconnectionsandcreatesstableneighborhoodsbyincorporatingbothbuiltornenitiesandnaturalfeatures.•GoalLI:Utilizemultiplestrategiestoaccommodateresidentialgrowth,including:Infilldevelopmentonvacantandunderutilizedlandinestablishedneighborhoodsandmultifamilyareas.•GoalLBB:MaintainahighqualityoflifeasRentongrowsbyensuringthatnewdevelopmentisdesignedtobefunctionalandattractive.Additionally,themodificationsupportstheComprehensivePlan’sdescriptionoftheR-8Zone:•ZonelandsResidential$(R-8)wherethereisopportunitytoreinvestinexistingsingle-familyneighborhoodsthroughinfillortheopportunitytodevelopnewsinglefamilyplotsaturbandensitiesgreaterthanfourdwellingunitsperacre.R8zoningisallowedintheResidentialMediumDensityLandUseDesignation.b.Willmeettheobjectivesandsafety,function,appearance,environmentalprotectionandmaintainabilityintendedbytheCoderequirements,baseduponsoundengineeringjudgment,Therequestedmodificationwillnotnegativelyimpactthesafety,[unction,appearance,environmentalprotectionandmaintainabilityoftheproject.Thewidthofthefrontlotwillstillallowtheconstructionofasinglefamilyhome,andthedrivewaytractwilleasilyaccommodaterequiredtrafficonthesite,includingemergencyvehicleaccess.A6’reductioninwidthwillnotnoticeablyimpacttheappearance,[unction,ormaintainabilityofthefrontlot.c.Willnotbeinjurioustootherproperty(ies)inthevicinity;Theallowanceofa6’reductionintheminimurnfrontageforthefrontlotwillhavenoimpactonpropertiesinthevicinity.U.ConformstotheintentandpurposeoftheCode;Withtherequestedmodification,thereisstillsubstantialfrontagebyonelotontothepublicright-ofway.Thewidthofthefrontlotwilleasilyallowagood-sizedsingle-familyhousetobeconstructedatthefrontsetbackline,withoutencroachinguponthesidesetbacksorthedrivewaytract.e.Canbeshowntobejustifiedandrequiredfortheuseandsituotionintended;andTherequestedmodificationisrequiredforthesubdivisionofthelot,andisappropriatefortheproposedandalloweduseofthesiteasasinglefamilyresidence.fWillnotcreateadverseimpactstootherproperty(ies)inthevicinity.Theallowanceofa6’reductionintheminimumfrontageforthefrontlotwillhavenoimpactonpropertiesinthevicinity.2504thAvenueSouth,Sute2Otdrnonds,WA98020ENGINEERINGph.425.778.850011.4257785536wwwcgengneer’ng.om CITYOF—RentonDepartmentofCommunityandEconomicDevelopmentPlanningDivisionADMINISTRATIVEPOLICY/CODEINTERPRETATIONADMINISTRATIVEPOLICY/CODEINTERPRETATION#:CI-97MUNICIPALCODESECTIONS:RMC4-4-070,4-4-080,and4-6-060REFERENCE:N/ASUBJECT:SharedDrivewayLandscapeRequirementsBACKGROUND:Currently,shareddrivewaysrequirethatthewidthofthetractandpavedsurfaceshallbeaminimumofsixteenfeet(16’);theFireDepartmentmayrequirethetractandpavedsurfacetobeuptotwentyfeet(20’)wideperRMC4-6-060J.Additionally,shareddrivewaysdonotcurrentlyincludetherequirementforafivefoot(5’)propertylinesetbackasdoprivatedrivewaysperRMC4-4-0801.2.b.despitethemoreintensiveuseofshareddriveways.Additionalsetbackswouldbeappropriateforconstructionandmaintenanceofashareddrivewaywhichmayinclude:gradingforslopes,gradechanges,rockeries,’and/orretainingwalls.Furthermore,RMC4-4-070Frequirestenfeet(10’)ofon-sitelandscapingalongallpublicstreetfrontages.Wherethereisinsufficientright-of-wayspaceornopublicfrontage,streettreesarerequiredinthefrontyardsubjecttoapprovaloftheAdministrator.Currently,codedoesnotrequirethissametenfoot(10’)requirementinthefrontyardsoflotsabuttingshareddriveways.Landscapingbufferwouldbeappropriatetocreateaprivacybufferbetweentheshareddrivewayandanadjacentproperty’sfenceand/oryardwhennewshareddrivewaysareproposedalongaparceledgenotincludedinasubdivision.Theminimumnecessarywidthforatreeandlandscapingstripiseightfeet(8’)forpropertreegrowthper4-6-060F.2.ThiswidthalsoallowsfortheimplementationofLowImpactDevelopment(LID)technologiessuchasraingardens.JUSTIFICATION:Aneightfoot(8’)landscapedareashouldbeprovidedalongtheedgeofshareddrivewayswhenproposedabuttingaparceledgenotincludedinthesubdivision.Thislandscapeareawouldreflectthesetbackalreadyinplaceforprivatedrivewaysin4-4-080-l.2.b.whichisrequiredtoensureh:\ced\planning\titleiv\docket\administrativepoticycodeinterpretation\ci-97\codeinterpretation.docxEXHIBIT11 drivewaymaintenance,visionclearance,andconstrictionradiusstandardscanbemet,allofwhichshouldapplytoshareddrivewaysaswellasprivatedriveways.Inaddition,thelandscapeedgewouldprovideincreasedprivacytoadjacentparcelsandthefuturehomeowners.Furthermore,theeightfoot(8’)landscapestripwouldincreaseopportunitiesforon-siteLIDtechniquestobeimplementedforstormwatertreatment.Thiseightfoot(8’)landscapeareawouldcontainlandscapingasrequiredinRMC4-4-070,includingmixtureoftrees,shrubs,andgroundcover.DECISION:AmendcodesectionsRMC4-6-060J.2asdescribedbelow.ADMINISTRATORAPPROVAL:_________________________________C.E.“Chip”VincentE F F E C T I V E D A TE : _ _ __ _ _ __ _ _ __ _ _ __ _ _ __ _ _ __ _ _ __ _ _ __ _ _ __ _ _ __ _ _ __APPEALPROCESS:Toappealthisdetermination,awrittenappeal--accompaniedbytherequiredfilingfee--mustbefiledwiththeCity’sHearingExaminer(1055SouthGradyWay,Renton,WA98057,425-430-6515)nomorethan14daysfromthedateofthisdecision.Yoursubmittalshouldexplainthebasisfortheappeal.Section4-8-110oftheRentonMunicipalCodeprovidesfurtherinformationontheappealprocess.CODEAMENDMENTSNEEDEDTOIMPLEMENTDETERMINATIONS:4-6-060J.SHAREDDRIVEWAYSTANDARDS:2.MinimumStandards:Shareddrivewaysshallbewithinatract;thewidthofthepavedsurfaceshallbeaminimumofsixteenfeet(16’);theFireDepartmentmayrequirethepavedsurfacetobeuptotwentyfeet(20’)wide.Thetractshallbethewidthofthepavedsurfacepluseightfeet(8’)foralandscapestrip,whenthetractabutspropertiesthatarenotpartofthesubdivision.Theeightfoot(8’)landscapingshallincludeamixtureoftrees,shrubs,andgroundcoverasrequiredinRMC4-4-070andshallserveasabufferbetweentheshareddrivewayandabuttingpropertiesthatarenotpartofthesubdivision.TheshareddrivewaymayberequiredtoprovideaturnaroundperRMC4-6-060H.Nosidewalksarerequiredforshareddriveways;however,drainageimprovementspursuanttoCityCodearerequired(i.e.,collectionandtreatmentofstormwater),aswellasanapprovedpavementthickness(minimumoffourinches(4”)asphaltoversixinches(6”)crushedrock).Themaximumgradefortheshareddrivewayshallnotexceedfifteenpercent(15%),exceptforwithinapprovedhillsidesubdivisions.STAFFCONTACT:JillDing,x65980-97Page2of2 ADVISORYNOTESTOAPPLICANTLUAI6000967—“RentoncApplicationDate:December23,2016SiteAddress:1824AberdeenAveNEName:AberdeenAvenueShortPlatRenton,WA98056-2630PLAN-PlanningReview-LandUseVersioniiMatch06,2017ENG-EngineeringReviewCommentsContact:IanFitz-JamesI425-430-7288Iifitz-james©rentonwa.govIhavereviewedtheapplicationfortheAberdeenAvenueShortPlatat1824AberdeenAvenueNE(KingCountyParcel#3343901606)andhavethefollowingcomments:EXISTINGCONDITIONSThesiteisapproximately0.37acresinsizeandisrectangularinshape.Theparcelisanexistingdevelopedlotwhichcontainsonesinglefamilyhomewithadetachedgarageandadetachedaccessorybuildingthatareproposedtobedemolishedaspartoftheimprovements.WaterWaterserviceisprovidedbytheCityofRenton.ThesiteisintheHighlandsserviceareainthe435’hydraulicpressurezone.Thereisanexisting16inchCityductileironwatermainlocatedwestofthesitealongtheeasternedgeofAberdeenAvenueNE(seeWaterplanno.WTR2702825)thatcandeliveramaximumtotalflowcapacityof4,200gallonsperminute(gpm).Theapproximatestaticwaterpressureis59psiattheelevationof298feet.ThesiteislocatedinsideZone2oftheAquiferProtectionArea.Thereisanexisting3/4inchwaterserviceservingtheexistinghomeonLot#1.SewerWastewaterserviceisprovidedbytheCityofRenton.Thereisanexisting8inchPVCgravitywastewatermainflowingsouthtonorthlocatedinAberdeenAvenueNE(seeCityplanno.WWP2702825).ThereisanexistingPVCsidesewerservingtheexistinghomeonLot1.StormThereisanexisting18inchcorrugatedpolyethylenestormdrainagesystemthatflowsfromsouthtonorthonthewestsideofAberdeenAvenueNE(seeCityplanno.SWP2702825).Theexistingpropertydoesnotcontainastormwaterfacility.RunofffromthesitesheetflowsfromeasttowestatanaverageoffourpercenttowardsAberdeenAvenueNEwhereitflowsnorthalongtheroadwayedgewhereiteventuallyflowsintheexisting18inchstormdrainagewithinAberdeenAvenueNE.StreetsAberdeenAvenueNEisaCollectorArterialStreetwithanexistingrightofway(ROW)widthof60feetbasedontheKingCountyAssessor’sMap.Theexistingtraveledwaywidthis21feetwithanapproximate5footwideasphaltshoulderoneitherside.CODEREQUIREMENTSWATERI.Thefollowingwaterimprovementsarerequired:a.Anew1inchwaterservicelineisrequitedtoserveLot#2.Aprivateutilitieseasementshallbeprovidedwherethelineislocatedintheshareddrivewaytract.b.Theexisting3/4inchwaterservicelinemaybereusedtoserveLot#1.Thewaterservicelineshallbecappedatthemeteraspartofthedemolitionoftheexistinghome.2.Thedevelopmentissubjecttoawatersystemdevelopmentcharge(SDC)basedonthesizeofthenewdomesticwatermeterservingLot#2.a.TheSDCfeefora3/4inchor1inchmeteris$3,486.00.b.ThetotalSDCfeedueis$3,486.00.SOCfeesaredueatconstructionpermitissuance.3.NewwaterservicelinesfromthemainwillbeinstalledbytheCity.a.Theinstallationfeefora1inchwaterservicelineis$2,850.00.b.Thisfeeispayableatconstructionpermitissuance.4.Thedropinwatermeterfeeis$400.00fora3/4inchmeteror$460.00fora1inchmeter.a.Thisfeeispayableatbuildingpermitissuance.5.PertheRentonFireAuthority,thefireflowrequirementis1,000gpmforahomeupto3,600squarefeet,or1,500gpmforahomeexceeding3,600squarefeet.Aminimumofonefirehydrantisrequiredwithin300feetoftheproposedhomesandtwofirehydrantsarerequiredifrequiredfireflowgoesupto1,500gpm.AdequatefireflowisprovidedbythemaininAberdeenAvenueNE.Theexistingfirehydrantlocatedat1816AberdeenAvenueNEcanbecountedtowardstherequirementforoneprimaryhydrant.a.Ifanadditionalfirehydrantisrequired,itshallbeinstalledperCityofRentonStandardPlan310.1.SEWER1.Thefollowingsewerimprovementsarerequired:a.Anew6”PVCsewerservicelineisrequiredtoserveLot#2.Aprivateutilitieseasementshallbeprovidedwherethelineislocatedintheshareddrivewaytract.b.TheexistingPVCsewerservicelinemaybereusedtoserveLot#1.ThelineshallbecappedatthepropertylineaspartoftheEXHIBIT12Ran:April19,2017Pagelof8 ADVISORYNOTESTOAPPLICANT—Renton0PLAN-PlanningReview-LandUseVersion1IMarch06,2017ENG-EngineeringReviewCommentsContact:IanFitz-James425-430-7288Iifitz-jamesrentonwa.govdemolitionoftheexistinghome.2.Thedevelopmentissubjecttoawastewatersystemdevelopmentcharge(SDC)basedonthesizeofthenewdomesticwatermeterservingLot#2.c.TheSDCfeefora3/4inchor1inchmeteris$2,540.00.d.ThetotalSDCfeedueis$2,540.00.SDCfeesaredueatconstructionpermitissuance.3.ThedevelopmentislocatedintheWestKennydaleandAberdeenAveNESpecialAssessmentDistricts(SADs).a.TheSADfeefortheWestKennydaleSADis$7,050.00foreachadditionallot.b.TheAberdeenAvenueNESADdoesnotrequireanyadditionalconnectionfees.c.ThetotalSADfeesdueare$1,050.00.SADfeesaredueatconstructionpermitissuance.SURFACEWATER1.APreliminaryDrainagePlanandTechnicalInformationReport(TIR),datedDecember15,2016,wassubmittedbyCGEngineeringwiththeLandUseApplication.BasedontheCityofRenton’sflowcontrolmap,thesitefallswithintheFlowControlDurationStandardareamatchingForestedSiteConditionsandiswithintheMayCreekDrainageBasin.NodownstreamfloodingorerosionissueswereidentifiedintheTIR.ThedevelopmentissubjecttoDirectDrainageReviewinaccordancewiththe2017RentonSurfaceWaterDesignManual(RSWDM).AllninecorerequirementsandsixspecialrequirementsmustbediscussedintheTIR.2.ThefollowingrevisionstotheTIRandplansarerequiredpriortoconstructionpermitreview.a.PerRMC4211OA,themaximumimpervioussurfaceareais65%ofthelotareaintheR8zone.TheTIRthatwassubmittedusesanassumedimpervioussurfacecoverageof75%.b.CoreRequirement#8,WaterQuality:Iftheprojectexceeds5,000squarefeetofnewplusreplacedpollutiongeneratingimpervioussurface(PGIS),awaterqualityfacilityisrequiredpriortotheproposedinfiltrationfacility.UsingthelotcoveragetablesinSectionIVand‘ARNHMinputs,itappearstheprojectexceeds5,000squarefeetofPGIS.Iftheprojectisexemptfromthisrequirement,updateboththelotcoveragetablesinSectionIVand‘MNHMinputstoclearlyshowthatitisunderthe5,000squarefeetthreshold.c.SpecialRequirement#6,AquiferProtectionarea,Theproposedinfiltrationfacilityisopentotheunderlyingsoils,locatedinZone2oftheAquiferProtectionArea,hasameasuredinfiltrationrateofmorethan2.4inchesperhour,andsoilsuitabilitycriteriadefinedinSection5.2.1oftheRSWDMisnotmet.Thereforegroundwaterprotectionisrequiredpriortoinfiltrationintotheunderlyingsoils.SeeSection5.2.1formoreinformation.d.Theemergencyoverflowpipeinvert(CE#1)needstobeatorhigherthantheelevationofthetopoftheinfiltrationtrench.Removefinemeshscreenfromriser.3.Ageotechnicalreport,datedOctober17,2016,completedbyNelsonGeotechnicalAssociates,Inc.forthesitehasbeenprovided.ThesubmittedreportdescribesthesiteisaLowErosionHazardarea.Erosioncontrolmeasureswillneedtobeinplacepriortostartinggradingactivitiesonthesite.Insituinfiltrationtestingwascompletedattwotestpits,whichreturnedaninfiltrationrateof61inchesperhourandadesigninfiltrationrateof7.35inchesperhour.Geotechnicalrecommendationspresentedneedtobeaddressedwithintheprojectconstructionplans.Section5.2.1oftheRSWDMrequiresthatinfiltrationtestsbeperformedattheelevationofbottomoftheproposedinfiltrationfacility(Elev.293asshownonplans).Provideverificationofthedepthoftheinfiltrationtests.Thegeotechnicalreportstatesthattheinfiltrationtestswereperformedatapproximatelytwofeetbelowexistinggradewhichisseveralfeetabovebottomofproposedfacility.4.Thedevelopmentissubjecttoastormwatersystemdevelopmentcharge(SDC)forLot#2.a.TheSDCfeestormwateris$1,608.00perlot.b.ThetotalSDCfeedueis$1,608.00.SDCfeesaredueatconstructionpermitissuance.TRANSPORTATION1.TheproposeddevelopmentfrontsAberdeenAveNEalongthewesternfrontage.AberdeenAveNEisclassifiedasaCollectorArterialStreet.Existingrightofway(ROW)widthisapproximately60feet.TomeettheCity’scompletestreetstandardsforCollectorArterialStreetsaminimumrightofwaywidthof83feetisrequired.Dedicationof11.5feetofrightofwaywouldberequiredalongtheprojectfrontage.a.TheCity’sTransportationSectionhasdeterminedandwillsupportalesserstandardtomatchtheestablishedstandardstreetsectionforAberdeenAveNE.TheCityestablishedstandardstreetsectionforAberdeenAveNE,whichshallbeinstalledbythedeveloperaspartoftheproposeddevelopment,willallowapavementwidthof32feet(16feetfromcenterline),0.5footcurb,8footplantingstrip,5footsidewalk,and0.5footclearanceatthebackofsidewalk.Thisstreetsectionresultsinarequiredrightofwaywidthof60feet,requiringnorightofwaydedication.b.Theapplicantshallsubmitamodificationtodeviatetothemodifiedstreetsectionnotedabove.Themodificationshallbesubmittedpriortoconstructionpermitreview.c.Aspartofthemodification,Citystaffisinsupportofafeeinlieuofconstructionofthefrontageimprovementsastherearenoexistingfrontageimprovementsintheprojectvicinity.Thecurrentfeeinlieuis$101.00perlinearfootoffrontage.Feeinlieuofconstructionofthefrontageimprovementsispermittedforshortp1stdevelopmentsperRMC49060.Ran:April19,2017Page2of8 ADVISORYNOTESTOAPPLICANTLUAJ6-000967ITYOPLAN-PlanningReview-LandUseVersion1March06,2017PolicePlanReviewCommentsContact:CyndieParksI425-430-7521Icparks@rentonwa.govRecommendations:Minimalimpactonpoliceservices./cpContact:CraigBurnellI425-430-7290Icburnellrentonwa.govRecommendations:recommendationsofthegeotechnicalreportshallbefollowed.BuildingReview-PlanningCommentsFireReview-BuildingCommentsContact:CoreyThomasI425-430-7024Icthomasrentonrfa.orgRecommendations:EnvironmentalImpactComments:1.Thefireimpactfeesarecurrentlyapplicableattherateof$718.56persinglefamilyunit.Feeispaidattimeofbuildingpermitissuance.Creditgrantedforremovalofexistinghome.ENG-EngineeringReviewCommentsContact:IanFitz-JamesI425-430-7288Iifitz-jamesrentonwa.gov2.AccesstoeachofthelotsmaybegrantedviatheproposedshareddrivewayprovidedtheshareddrivewaymeetsrequirementsforemergencyservicesaccessfromtheRentonFireAuthorityandthestandardsfoundinRMC46060.Specificrequirementsinclude:a.Theshareddrivewayshallhaveaminimum20footpavedroadwaysection.b.A25footinsideand45footoutsideturningradiusshallbeprovided.c.Theroadwayshallbeconstructedtosupporta30tonvehiclewith75psipointloading.d.Emergencyaccessisrequiredwithin150feetofallpointsonthebuildings.3.RefertoRMC44080fordrivewayregulations.a.DrivewayentrancesshallbedesignedinaccordancewithCityofRentonStandardPlans104.2and104.3.b.Maximumdrivewayslopeis15%.Drivewayswhichexceed8%shallprovideslotteddrainsatthelowerendtorestrictrunofffromcrossingthepublicsidewalk.c.Themaximumwidthofasingleloadedgaragedrivewayis9feetandthemaximumwidthofadoubleloadedgaragedrivewayis16feet.Ifagarageisnotpresent,themaximumdrivewaywidthis16feet.Drivewaycutsshallnotbecloserthan5’toanypropertyline.4.The2017transportationimpactfeeis$5,430.85pernewsinglefamilyhome.Thetotaltransportationimpactfeedueis$5,430.85.ThetransportationimpactfeeisdueatthetimeofbuildingpermitissuanceforLot#2.5.PavingandtrenchrestorationshallcomplywiththeCity’sTrenchRestorationandOverlayRequirements.GENERALCOMMENTS1.SitegradingshallbeinaccordancewithRMC44060.2.Retainingwallsshallnotexceed6feetinheightfromfinishedgrade.Wallstallerthan4feetmeasuredfrombottomoffootingrequireaseparatebuildingpermit.Structuralcalculationsandplanspreparedbyalicensedengineerarerequiredaspartofthebuildingpermitsubmittal.3.Allelectrical,phone,andcableservicesandlinesservingtheproposeddevelopmentmustbeunderground.TheconstructionofthesefranchiseutilitiesmustbeinspectedandapprovedbyaCityofRentoninspector.4.Thefeeslistedarefor2017.Thefeesthatarecurrentatthetimeofconstructionpermitorbuildingpermitissuancewillbelevied.PleaseseetheCityofRentonwebsiteforthecurrentDevelopmentFeeSchedule.5.Aseparateplansubmittalwillberequiredforaconstructionpermitforutilityworkandstreetimprovements.Landscapingplansshallbeincludedwiththeconstructionplansubmittal.AllcivilplansshallbepreparedbyalicensedCivilEngineerintheStateofWashington.LandscapingplansshallbepreparedbyalicensedLandscapeArchitectintheStateofWashington.6.CivilplansshallconformtothecurrentCityofRentonsurveyanddraftingstandards.CurrentdraftingstandardscanbefoundontheCityofRentonwebsite.7.Whenutilityplansarecompletepleasecontactmetosetupaplanintakemeeting.Pleasebringthree(3)copiesoftheplans,two(2)copiesofthedrainagereport,anelectroniccopyofeach,thepermitapplication,anitemizedcostofconstructionestimate,andapplicationfeetotheintakemeeting.ThecivilconstructionpermitapplicationalongwithadocumentexplainingthecivilconstructionpermitprocessandsubmittalrequirementscanbefoundontheCity’sDevelopmentEngineeringwebsite:http://rentonwa.gov/business/default.aspx?id=42473.Ran:April19,2017Page3of8 ADVISORYNOTESTOAPPLICANTCITYOF—“Renton0PLAN-PlanningReview-LandUseVersion1IMarch06,2017FireReview-BuildingCommentsContact:CoreyThomasI425-430-7024Icthomasrentonrfa.orgCodeRelatedComments:1.Thefireflowrequirementforasinglefamilyhomeis1,000gpmminimumfordwellingsupto3,600squarefeet(includinggarageandbasements).Ifthedwellingexceeds3,600squarefeet,aminimumof1,500gpmfireflowwouldberequired.Aminimumofonefirehydrantisrequiredwithin300feetoftheproposedbuildingsandtwohydrantsifthefireflowgoesupto1,500gpm.Existinghydrantlocatedat1816AberdeenAveNEcanbecountedtowardtherequirementsforoneprimaryhydrant.2.Firedepartmentapparatusaccessroadwaysarerequiredtobeaminimumof20feetwidefullypaved,with25feetinsideand45feetoutsideturningradius.Fireaccessroadwaysshallbeconstructedtosupporta30tonvehiclewith75psipointloading.Accessisrequiredwithin150feetofallpointsonthebuildings.Ran:April19,2017Page4of8 ADVISORYNOTESTOAPPLICANT—‘RentonPLAN-PlanningReview-LandUseVersion2IApril19,2017PlanningReviewCommentsContact:AlexMorganrothI425-430-7219Iamorganroth@rentonwa.govRecommendations:1.RMCsection44030.C.2limitshaulhoursbetween8:30amto3:30pm,MondaythroughFridayunlessotherwiseapprovedbytheDevelopmentServicesDivision.2.Newsinglefamilyconstructionactivitiesshallberestrictedtothehoursbetweenseveno’clock(7:00)a.m.andeighto’clock(8:00)p.m.,MondaythroughFriday.WorkonSaturdaysshallberestrictedtothehoursbetweennineo’clock(9:00)a.m.andeighto’clock(8:00)p.m.NoworkshallbepermittedonSundays.3.Withinthirty(30)daysofcompletionofgradingwork,theapplicantshallhydroseedorplantanappropriategroundcoveroveranyportionofthesitethatisgradedorclearedofvegetationandwherenofurtherconstructionworkwilloccurwithinninety(90)days.Alternativemeasuressuchasmulch,sodding,orplasticcoveringasspecifiedinthecurrentKingCountySurfaceWaterManagementDesignManualasadoptedbytheCityofRentonmaybeproposedbetweenthedatesofNovember1StandMarch31Stofeachyear.TheDevelopmentServicesDivision’sapprovalofthisworkisrequiredpriortofinalinspectionandapprovalofthepermit4.Theapplicantmaynotfill,excavate,stackorstoreanyequipment,disposeofanymaterials,suppliesorfluids,operateanyequipment,installimpervioussurfaces,orcompacttheearthinanywaywithintheareadefinedbythedriplineofanytreetoberetained.5.Theapplicantshallerectandmaintainsixfoot(6’)highchainlinktemporaryconstructionfencingaroundthedriplinesofallretainedtrees,oralongtheperimeterofastandofretainedtrees.Placardsshallbeplacedonfencingeveryfiftyfeet(50’)indicatingthewords,“NOTRESPASSING—ProtectedTrees”oroneachsideofthefencingiflessthanfiftyfeet(50’).Siteaccesstoindividuallyprotectedtreesorgroupsoftreesshallbefencedandsigned.Individualtreesshallbefencedonfour(4)sides.Inaddition,theapplicantshallprovidesupervisionwheneverequipmentortwcksaremovingneartrees.6.ThispermitisshallcomplywiththeBaldandGoldenEagleProtectionAct.ThepermittedisresponsibleforadheringtotheU.S.FishandWildlifeServiceNationalBaldEagleManagementGuidelines(2007)andforyourU.S.FishandWildlifeServicepermit.ENG-EngineeringReviewCommentsContact:IanFitz-]amesI425-430-7288Iifitz-jamesrentonwa.govRecommendations:DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTMEMORANDUMDATE:Match20,2017TO:AlexMorganroth,SeniorPlannerFROM:IanFitzJames,CivilEngineerIISUBJECT:UtilityandTransportationCommentsforAberdeenAvenueShortPlat1824AberdeenAvenueNELUA16000967IhavereviewedtheapplicationfortheAberdeenAvenueShortPlatat1824AberdeenAvenueNE(KingCountyParcel#3343901606)andhavethefollowingcomments:EXISTINGCONDITIONSThesiteisapproximately0.37acresinsizeandisrectangularinshape.Theparcelisanexistingdevelopedlotwhichcontainsonesinglefamilyhomewithadetachedgarageandadetachedaccessorybuildingthatareproposedtobedemolishedaspartoftheimprovements.WaterWaterserviceisprovidedbytheCityofRenton.ThesiteisintheHighlandsserviceareainthe435’hydraulicpressurezone.Thereisanexisting16inchCityductileironwatermainlocatedwestofthesitealongtheeasternedgeofAberdeenAvenueNE(seeWaterplanno.WTR2702825)thatcandeliveramaximumtotalflowcapacityof4,200gallonsperminute(gpm).Theapproximatestaticwaterpressureis59psiattheelevationof298feet.ThesiteislocatedinsideZone2oftheAquiferProtectionArea.Thereisanexisting3/4inchwaterserviceservingtheexistinghomeonLot#1-SewerWastewaterserviceisprovidedbytheCityofRenton.Thereisanexisting8inchPVCgravitywastewatermainflowingsouthtonorthlocatedinAberdeenAvenueNE(seeCityplanno.WWP2702825).ThereisanexistingPVCsidesewerservingtheexistinghomeonLot1.Ran:April19,2017Page5of8 ADVISORYNOTESTOAPPLICANTLUAJ6-000967—‘RentonPLAN-PlanningReview-LandUseVersion2IApril19,2017ENG-EngineeringReviewCommentsContact:IanFitz-JamesI425-430-7288Iifitz-jamesrentonwa.govStormThereisanexisting18inchcorrugatedpolyethylenestormdrainagesystemthatflowsfromsouthtonorthonthewestsideofAberdeenAvenueNE(seeCityplanno.SWP2702825).Theexistingpropertydoesnotcontainastormwaterfacility.RunofffromthesitesheetflowsfromeasttowestatanaverageoffourpercenttowardsAberdeenAvenueNEwhereitflowsnorthalongtheroadwayedgewhereiteventuallyflowsintheexisting18inchstormdrainagewithinAberdeenAvenueNE.StreetsAberdeenAvenueNEisaCollectorArterialStreetwithanexistingrightofway(ROW)widthof60feetbasedontheKingCountyAssessor’sMap.Theexistingtraveledwaywidthis21feetwithanapproximate5footwideasphaltshoulderoneitherside.CODEREQUIREMENTSWATER1.Thefollowingwaterimprovementsarerequired:a.Anew1inchwaterservicelineisrequiredtoserveLot#2.Aprivateutilitieseasementshallbeprovidedwherethelineislocatedintheshareddrivewaytract.b.Theexisting3/4inchwaterservicelinemaybereusedtoserveLot#1.Thewaterservicelineshallbecappedatthemeteraspartofthedemolitionoftheexistinghome.2.Thedevelopmentissubjecttoawatersystemdevelopmentcharge(SDC)basedonthesizeofthenewdomesticwatermeterservingLot#2.a.TheSDCfeefora3/4inchor1inchmeteris$3,486.00.b.ThetotalSDCfeedueis$3,486.00.SDCfeesaredueatconstructionpermitissuance.3.NewwaterservicelinesfromthemainwillbeinstalledbytheCity.a.Theinstallationfeefora1inchwaterservicelineis$2,850.00.b.Thisfeeispayableatconstructionpermitissuance.4.Thedropinwatermeterfeeis$400.00fora3/4inchmeteror$460.00fora1inchmeter.a.Thisfeeispayableatbuildingpermitissuance.5.PertheRentonFireAuthority,thefireflowrequirementis1,000gpmforahomeupto3,600squarefeet,or1,500gpmforahomeexceeding3,600squarefeet.Aminimumofonefirehydrantisrequiredwithin300feetoftheproposedhomesandtwofirehydrantsarerequiredifrequiredfireflowgoesupto1,500gpm.AdequatefireflowisprovidedbythemaininAberdeenAvenueNE.Theexistingfirehydrantlocatedat1816AberdeenAvenueNEcanbecountedtowardstherequirementforoneprimaryhydrant.a.Ifanadditionalfirehydrantisrequired,itshallbeinstalledperCityofRentonStandardPlan310.1.6.TheprojectisinZone2oftheAquiferProtectionArea.SEWER1.Thefollowingsewerimprovementsarerequired:a.Anew6”PVCsewerservicelineisrequiredtoserveLot#2.Aprivateutilitieseasementshallbeprovidedwherethelineislocatedintheshareddrivewaytract.b.TheexistingPVCsewerservicelinemaybereusedtoserveLot#1.Thelineshallbecappedatthepropertylineaspartofthedemolitionoftheexistinghome.2.Thedevelopmentissubjecttoawastewatersystemdevelopmentcharge(SDC)basedonthesizeofthenewdomesticwatermeterservingLot#2.c.TheSDCfeefora3/4inchor1inchmeteris$2,540.00.d.ThetotalSDCfeedueis$2,540.00.SDCfeesaredueatconstructionpermitissuance.3.ThedevelopmentislocatedintheWestKennydaleandAberdeenAveNESpecialAssessmentDistricts(SAD5).a.TheSADfeefortheWestKennydaleSADis$1,050.00foreachadditionallot.b.TheAberdeenAvenueNESADdoesnotrequireanyadditionalconnectionfees.c.ThetotalSADfeesdueare$1,050.00.SADfeesaredueatconstructionpermitissuance.SURFACEWATER1.APreliminaryDrainagePlanandTechnicalInformationReportfTIR),datedFebruary16,2017,wassubmittedbyCGEngineeringwiththeLandUseApplication.BasedontheCityofRenton’sflowcontrolmap,thesitefallswithintheFlowControlDurationStandardareamatchingForestedSiteConditionsandiswithintheMayCreekDrainageBasin.NodownstreamfloodingorerosionissueswereidentifiedintheTIR.ThedevelopmentissubjecttoDirectDrainageReviewinaccordancewiththe2017RentonSurfaceWaterDesignManual(RSWDM).AllninecorerequirementsandsixspecialrequirementsareaddressedintheTIR.a.PertheTIR,theprojectisexemptfromCoreRequirement#3:FlowControlFacilities,becausethereislessthana0.15ctsincreaseinRan:April19,2017Page6ofS ADVISORYNOTESTOAPPLICANTCITYOF—“RentoncPLAN-PlanningReview-LandUseVersion21April19,2017ENG-EngineeringReviewCommentsContact:IanFitz-JamesI425-430-7288Iifitz-jamesrentonwa.govthedifferenceofthedeveloped100yearpeakflowsandthesumofthehistorical(forested)100yearpeakflows.b.TheprojectisproposinganinfiltrationtrenchundertheshareddrivewaytracttocomplywithCoreRequirement#9:OnSiteBMPs.ThetrenchhasbeensizedtofullyinfiltrateallroofrunofffromLots1and2andallrunofffromtheshareddrivewaytract.ThismeetstherequirementsforCoreRequirement#9.ThetrenchhasanoverflowthatconnectstothepublicstormdrainagesysteminAberdeenAvenueNE.c.TheprojectisexemptfromCoreRequirement#8:WaterQualityFacilities,becauselessthan5,000squarefeetofnewplusreplacedpollutiongeneratingimpervioussurface(PGIS)isproposed.However,theprojectisproposingaContechStormfiltersystemtotreatthePGISthatwillbeinfiltratedfromtheshareddrivewaytractbeforeinfiltrationintothesoil.ThismeetstherequirementsfoundinSection5.2.1—GeneralRequirementsforInfiltrationFacilities,GroundwaterProtection.2.Ageotechnicalreport,datedOctober17,2016,completedbyNelsonGeotechnicalAssociates,Inc.forthesitehasbeenprovided.ThesubmittedreportdescribesthesiteisaLowErosionHazardarea.Erosioncontrolmeasureswillneedtobeinplacepriortostartinggradingactivitiesonthesite.Insituinfiltrationtestingwascompletedattwotestpits,whichreturnedaninfiltrationrateof61inchesperhourandadesigninfiltrationrateof7.35inchesperhour.Geotechnicalrecommendationspresentedneedtobeaddressedwithintheprojectconstructionplans.Section5.2.1oftheRSWDMrequiresthatinfiltrationtestsbeperformedattheelevationofthebottomoftheproposedinfiltrationfacility.Theoriginalreportstatedthattheinfiltrationtestswereperformedatapproximatelytwofeetbelowtheexistinggrade(approximately296feetwhichisseveralfeetabovethebottomoftheproposedfacility.AsupplementalgeotechnicalmemorandumdatedFebruary10,2017completedbyNelsonGeotechnicalAssociates,Inc.wasprovided.Thememorandumstatesthatseveraldeepertestpitexplorationsupto10’belowthegroundsurfacewerecompletedthroughouttheproperty.Alltestpitsperformedwithinthesiteencounteredandwereterminatedwithinnativeglacialrecessionaloutwashsoilsconsistingoffinetomediumsandwithgravelandsilt.TestPit1andInfiltrationPit1werelocatedimmediatelynorthoftheproposedinfiltrationfacility.TestPit1terminatedatanelevationofapproximately288feetwhichisapproximately5feetbelowthebottomoftheproposedfacilityandInfiltrationPitIterminatedatapproximately290feetwhichisapproximately3feetbelowthebottomoftheproposedfacility.Thoughinfiltrationtestingwascompletedatanapproximateelevationof296feet,thesoilsencountereddidnotchangeatdeeperdepthsandthememoconcludesthattherecommendedlongtermdesigninfiltrationrateprovidedisvalidatthebottomofthetrench(elevationof293feet).3.Thedevelopmentissubjecttoastormwatersystemdevelopmentcharge(SDC)forLot#2.a.TheSDCfeestormwateris$1,608.00perlot.b.ThetotalSDCfeedueis$1,608.00.SDCfeesaredueatconstructionpermitissuance.TRANSPORTATION1.TheproposeddevelopmentfrontsAberdeenAveNEalongthewesternfrontage.AberdeenAveNEisclassifiedasaCollectorArterialStreet.Existingrightofway(ROW)widthisapproximately60feet.TomeettheCity’scompletestreetstandardsforCollectorArterialStreetsaminimumrightofwaywidthof83feetisrequired.Dedicationof11.5feetofrightofwaywouldberequiredalongtheprojectfrontage.a.AstreetmodificationrequestdatedFebruary23,2017wasreceivedfromCGEngineering.Themodificationrequeststomaintaintheexistingpavedroadwaywidthandinstalla0.5’curb,8’planter,5’sidewalk,and0.5’clearatthebackofsidewalkalongtheproject’sAberdeenAvenueNEfrontage.Rightofwaywidthalongthefrontagewouldremainthesame.b.ThestreetmodificationhasbeenreviewedbyCitystaffandisrecommendedforapproval.PleaseseetheStreetModificationCriteriaandAnalysisforacompletesummaryoftherequest,staffanalysis,andstaffrecommendation.c.Aspartofthemodification,Citystaffisinsupportofafeeinlieuofconstructionofthefrontageimprovementsastherearenoexistingfrontageimprovementsintheprojectvicinity.Thecurrentfeeinlieuis$101.00perlinearfootoffrontage.FeeinlieuofconstructionofthefrontageimprovementsispermittedforshortplatdevelopmentsperRMC49060.2.AccesstoeachofthelotsmaybegrantedviatheproposedshareddrivewayprovidedtheshareddrivewaymeetsrequirementsforemergencyservicesaccessfromtheRentonFireAuthorityandthestandardsfoundinRMC46060.Specificrequirementsinclude:a.Theshareddrivewayshallhaveaminimum20footpavedroadwaysection.b.A25footinsideand45footoutsideturningradiusshallbeprovided.c.Theroadwayshallbeconstructedtosupporta30tonvehiclewith75psipointloading.d.Emergencyaccessisrequiredwithin150feetofallpointsonthebuildings.3.RefertoRMC44080fordrivewayregulations.a.DrivewayentrancesshallbedesignedinaccordancewithCityofRentonStandardPlans104.2and104.3.b.Maximumdrivewayslopeis15%.Drivewayswhichexceed8%shallprovideslotteddrainsatthelowerendtorestrictrunofffromcrossingthepublicsidewalk.c.Themaximumwidthofasingleloadedgaragedrivewayis9feetandthemaximumwidthofadoubleloadedgaragedrivewayis16feet.Ifagarageisnotpresent,themaximumdrivewaywidthis16feet.Drivewaycutsshallnotbecloserthan5’toanypropertyline.4.The2017transportationimpactfeeis$5,430.85pernewsinglefamilyhome.Ran:April19,2017Page7ofs ADVISORYNOTESTOAPPLICANTCITYOF—Renton0PLAN-PlanningReview-LandUseVersion2IApril19,2017ENG-EngineeringReviewCommentsContact:IanFilz-JamesI425-430-7288Iifitz-jamesrentonwa.govThetotaltransportationimpactfeedueis$5,430.85.ThetransportationimpactfeeisdueatthetimeofbuildingpermitissuanceforLot#2.5.PavingandtrenchrestorationshallcomplywiththeCity’sTrenchRestorationandOverlayRequirements.GENERALCOMMENTS1.SitegradingshallbeinaccordancewithRMC44060.2.Retainingwallsshallnotexceed6feetinheightfromfinishedgrade.Wallstallerthan4feetmeasuredfrombottomoffootingrequireaseparatebuildingpermit.Structuralcalculationsandplanspreparedbyalicensedengineerarerequiredaspartofthebuildingpermitsubmittal.3.Allelectrical,phone,andcableservicesandlinesservingtheproposeddevelopmentmustbeunderground.TheconstructionofthesefranchiseutilitiesmustbeinspectedandapprovedbyaCityofRentoninspector.4.Thefeeslistedarefor2017.Thefeesthatarecurrentatthetimeoftherespectivepermitissuancewillbelevied.PleaseseetheCityofRentonwebsiteforthecurrentfeeschedule.5.Aseparateplansubmittalwillberequiredforaconstructionpermitforutilityworkandstreetimprovements.Landscapingplansshallbeincludedwiththeconstructionplansubmittal.AllcivilplansshallbepreparedbyalicensedCivilEngineerintheStateofWashington.LandscapingplansshallbepreparedbyalicensedLandscapeArchitectintheStateofWashington.6.CivilplansshallconformtothecurrentCityofRentonsurveyanddraftingstandards.CurrentdraftingstandardscanbefoundontheCityofRentonwebsite.7.PleaseseetheCityofRentonDevelopmentEngineeringwebsitefortheConstructionPermitApplicationandConstructionPermitProcessandSubmittalRequirements.PleasecontacttheCitytoscheduleaconstructionpermitintakemeeting.8.BeginningApril3,2017,theCitywilltransitiontoelectronicplanreview.Seehttp://rentonwa.gov/paperlessformoredetailsandupdatesRan:April19,2017Page8of8 AlexMorganrothFrom:CoreyWThomasSent:Monday,April03,201712:12PMTo:AlexMorganrothSubject:RE:AberdeenAveShortPlat,LUA16-000967No,onlytherear,eastlot2.From:AlexMorganrothSent:Monday,April03,201711:46To:CoreyWThomas<CThomas@RentonRFA.org>Subject:RE:AberdeenAveShortPlat,LUA16-000967ThanksfortheinfoCorey.Justtoconfirm,theywouldneedtosprinklebothnewhouses?From:CoreyWThomasSent:Monday,April03,201711:36AMTo:AlexMorganroth<AMorganroth@Rentonwa.gov>Subject:RE:AberdeenAveShortPlat,LUA16-000967Alex,A16-feetwidepaveddrivewaywouldonlyworkwithavariancerequesttoaddfiresprinklers,letmeknowiftheywishtoapplyforthisvariance.CoreyThomas,LeadPlansReviewInspectorRentonRegionalFireAuthorityIOfficeoftheFireMarshal1055SGradyWayRenton,WA98057425-430-7024I425-430-7722Faxcthomas@rentonrfa.org(NewEmail)Professionalism.Integrity.LeadershipAccountability.RespectFrom:AlexMorganrothSent:Friday,March31,201708:58To:CoreyWThomas<CThomas@RentonRFA.org>Subject:AberdeenAveShortPlat,LUA16-000967HiCorey,I’mworkingonmystaffreportfortheAberdeenAveShortPlatandwantedtorunsomethingbyyou.DoyouthinkRFAwouldsupporta16footwidedrivewaywithinthetractinsteadof20?Ifpossible,we’dreallyliketheapplicanttoaddalandscapestripalongthesouthsidepropertyinordertobreakuptheexpanseofpavementtothesouthcreatedbyneighboringdriveways.1EXHIBIT13 IfyoulookonCORmaps,therealreadyappearstobeutilitypoleintheROWthatwouldimpedetheturningradiusofanyvehiclesenteringthepropertyfromthesouth.Itlookslikeduetothelocationoftheutilitypole,areductionofthepavementto16feetmightnothavehugeimpactonRFAvehicleaccess.Iattachedamarkedupsiteplan.Obviouslyyouguysaretheexpertsonthisandknowwhatyouneed,butIjustwantedtoreachouttoseewhatyourthoughtswere.Thanks,AlexAlexMorganroth,AssociatePlannerCityofRentonICEOIPlanningOivision1055SGradyWay6thFloorIRenton,WA98057(425)430-7219Iamorganroth@rentonwa.govELECTRONICPLANSUBMITTALANDREVIEWBEGINNINGONAPRIL3RD!FormoreinformationonElectronicPlanReview,pleaseclickhere2