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Admin Report_Sidhu Short Plat_15-000558
DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTA.ADMINISTRATIVEREPORT&DECISIONCITYOF—RentonDECISION:LIAPPROVEDAPPROVEDSUBJECTTOCONDITIONSjDENIEDREPORTDATE:June17,2016ProjectName:SidhuShortPlatOwner/Applicant:SidhuHarminder,10618SE240thSt,Suite203,Kent,WA98031Contact:MarkX.Plog,PlogConsulting,5628AirportWayS#144,Seattle,WA98108FileNumber:LUA15-000558,ECE,SHPL-A,MODProjectManager:ClarkH.Close,SeniorPlannerProjectSummary:Theapplicantisrequestingapprovalofa3-lotshortplat,SEPAEnvironmentalReviewandastreetmodificationforthefuturedevelopmentoftwo(2)newsingle-familyhomes.Theprojectsiteconsistsoftwoexistingparcelsthattotal28,500SF(0.65acres).TheexistinglotsarelocatedattheSWcornerofLakeAveSandS19thStwithintheResidential-6dwellingunitsperacre(R-6)zone.Theprojectwouldretaintheexistingresidentialstructureat223S19thStreet.Theproposednewlotswouldrangeinsizefrom8,886SFto10,467SFinareawithanaveragelotsizeof9,500SF.Theresidentialdensitywouldbe5.15dwellingunitspernetacre.AccesstothethreenewparcelswouldbeviaindividualdrivewayapproachesfromS19thStreet.Half-streetfrontageimprovementswillbecompletedalongS19thStreet.Thesiteincludes3,120SFofsteepslopearea.Thereare26treesonsiteand13areproposedtoberetained.Thesitetopographyisrelativelylevelwithinthedevelopedareaoftheexistingresidenceanddescendsfromtheexistingresidencetothewestandsouth.Therearetwoareasonthesitewheretheslopesexceed40%.Theproposeddrainagesystemwouldconnecttoimpervioussurfacestoinfiltrationfacilities(drywells)withoverflowtothetightllnesystemthatconveysflowtothedownhillwetland.ProjectLocation:223S19thSt(APN’s7222000511and7222000512)SiteArea:28,500SF(0.65acres)ProjectLocationMapAdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSIDHUSHORTPLATLUA15-000558,ECF,SHPL-A,MODReportofJune17,2016Page2of22B.EXHIBITS:Exhibit1-15:AsshownintheSEPAEnvironmentalReviewReportExhibit16:RentonSchoolDistrictCapacityExhibit17:StreetModificationRequestExhibit1$:Environmental“SEPA”Determination,ERCMitigationMeasuresandAdvisoryNotesExhibit19:CI-73(Revised)ResidentialBuildingHeightC.GENERALINFORMATION:1.Owner(s)ofRecord:SidhuHarminder,10618SE240thSt,Suite203,Kent,WA980312.ZoningClassification:Residential—6du/ac(R-6)3.ComprehensivePlanLandUseDesignation:ResidentialMediumDensity(RMD)4.ExistingSiteUse:Onesingle-familyhomeat223519thSt5.CriticalAreas:ProtectedSlopes,HighErosionandHighLandslideHazards6.NeighborhoodCharacteristics:NrthResidentialMediumDensity(RMD)ComprehensivePlanLandUseDesignation;a.o.Residential-6DU/AC(R-6)zonebEt’ResidentialMediumDensity(RMD)ComprehensivePlanLandUseDesignation;.as.Residential-6DU/AC(R-6)zoneSthResidentialMediumDensity(RMD)ComprehensivePlanLandUseDesignation;c.ou.Residential-6DU/AC(R-6)zonedWtResidentialLowDensity(RLD)ComprehensivePlanLandUseDesignation;.es.Residential-iDU/AC(R-i)zone6.SiteArea:28,500SF(0.65acres)D.HISTORICAL/BACKGROUND:7ActionLandUseFileNo.OrdinanceNo.DateComprehensivePlanN/A575806/22/2015ZoningN/A575806/22/2015Annexation(Barei)A-56-002154706/07/1956PlatNo.2ofRentonCo-OpN/AN/A07/18/1898CoalCompany’sE.PUBLICSERVICES:1.ExistingUtilitiesa.Water:WaterservicewillbeprovidedbytheCityofRenton.Thereisanexisting8-inchwatermaininS19thSt.AdminReport—SidhuShortP/at CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSIDHUSHORTPLATLUA15-000558,ECF,SHPL-A,MODReportofJune17,2016Page3of22b.Sewer:SewerservicewillbeprovidedbytheCityofRenton.Thereisanexisting8-inchsewermainextendedonfrontofthepropertyonS19thSt.c.Surface/StormWater:ThereisanexistingstormwaterconveyancesysteminS19thSt.2.Streets:Therearenofrontageimprovements(curb,gutter,planterstriporsidewalk)onS19thStandLakeAveSisunimprovedright-of-way.3.FireProtection:CityofRentonPoliceandFireDepartmentswouldprovideservice.4.Schools:ThesiteiswithintheRentonSchoolDistrict.F.APPLICABLESECTIONSOFTHERENTONMUNICIPALCODE:1.Chapter2LandUseDistrictsa.Section4-2-020:PurposeandIntentofZoningDistrictsb.Section4-2-060:ZoningUseTable—UsesAllowedinZoningDesignationsc.Section4-2-11OA:ResidentialDevelopmentStandardsforResidentialZoningDesignationsd.Section4-2-115:ResidentialDesignandOpenSpaceStandards2.Chapter3EnvironmentalRegulationsa.Section4-3-050:CriticalAreaRegulations3.Chapter4City-WidePropertyDevelopmentStandards4.Chapter6StreetsandUtilityStandardsa.Section4-6-030:Drainage(SurfaceWater)Standardsb.Section4-6-060:StreetStandards5.Chapter7SubdivisionRegulationsa.Section4-7-070:DetailedProceduresforShortSubdivisionsb.Section4-7-080:DetailedProceduresforSubdivisionc.Section4-7-120:CompatibilitywithExistingLandUseandPlan—GeneralRequirementsandMinimumStandardsd.Section4-7-150:Streets—GeneralRequirementsandMinimumStandardse.Section4-7-160:ResidentialBlocks—GeneralRequirementsandMinimumStandardsf.Section4-7-170:ResidentialLots—GeneralRequirementsandMinimumStandards6.Chapter9Permits—Specifica.Section4-9-070:EnvironmentalReviewProceduresb.Section4-9-250:Variances,Waivers,Modifications,andAlternates7.Chapter11DefinitionsG.APPLICABLESECTIONSOFTHECOMPREHENSIVEPLAN:1.LandUseElementH.FINDINGSOFFACT(FOF):1.Theprojectproponentisrequestingapprovalofa3-lotshortplatandastreetmodificationfortheconstructionsuitablefordevelopmentwithsingle-familyresidentialstructures.2.The28,500squarefeet(0.65acres)siteislocatedat223519thStandconsistsoftwo(2)parcels(ParcelNumbers7222000512and7222000511;Exhibits2-3).AdminReport—SidhuShortPlot CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSIDHUSHORTPLATLUA15-000558,ECF,SHPL-A,MODReportofJune17,2016Page4of223.Onesingle-familyhomeislocatedonLot1,theeasternmostparcel,oftheproposedthreelotshortplat.4.Theprojectsiteiscurrentlydevelopedwithasinglefamilyresidencewithassociatedout-buildings.Theparcelalsoincludeslandscapedlawnareassurroundingthehomeandapaveddriveway.5.Theprojectwouldhaveadensityof5.15dwellingunitspernetacre.6.ThePlanningDivisionoftheCityofRentonacceptedtheabovemasterapplicationforreviewonJuly20,2015anddeterminedtheapplicationcompleteonJuly24,2015.Theprojectwasplacedon-holdonAugust27,2015toreceiveadditionalinformation.TheprojectwastakenoffholdonJune2,2016.Includingtheon-holdprocess,theprojectcomplieswiththe120-dayreviewperiod.7.ThepropertyislocatedwithintheResidentialMediumDensity(RMD)ComprehensivePlanlandusedesignation,whichisimplementedbytheR-6zone.8.ThesiteislocatedwithintheResidential-6DwellingUnitsperNetAcre(R-6)zoningclassification.9.Thesurroundingdevelopmentandusesincludesinglefamilyresidences.10.AccesstothesitewouldbeprovidedfromS19thSt.11.Thereareapproximately22healthytreeslocatedonsiteofwhichtheapplicantisproposingtoretainatotalof13trees.12.ThesiteislocatedwithinaHighErosionHazardareaandHighLandslideHazardArea.Thesitealsocontainsareasofsensitiveandprotectedslopesonsite.13.Staffreceivednopublicoragencycomments.14.PursuanttotheCityofRentonsEnvironmentalOrdinanceandSEPA(RCW43.21C,1971asamended),onJune13,2016theEnvironmentalReviewCommitteeissuedaDeterminationofNon-Significance(DNS-M)withsix(6)mitigationmeasures(Exhibit18).TheapplicantwouldberequiredtocomplywiththemitigationmeasuresasspecifiedintheDNS-M.15.Representativesfromvariouscitydepartmentshavereviewedtheapplicationmaterialstoidentifyandaddressissuesraisedbytheproposeddevelopment.Thesecommentsarecontainedintheofficialfile,andtheessenceofthecommentshasbeenincorporatedintotheappropriatesectionsofthisreportandtheDepartmentalRecommendationattheendofthisreport(Exhibit15).16.ComprehensivePlanCompliance:ThesiteisdesignatedResidentialMediumDensity(RMD)ontheCity’sComprehensivePlanMap.ThepurposeoftheRMDdesignationistoallowavarietyofsingle-familyandmulti-familydevelopmenttypes,withcontinuitycreatedthroughtheapplicationofdesignguidelines,theorganizationofroadways,sidewalks,publicspaces,andtheplacementofcommunitygatheringplacesandcivicamenities.Theproposaliscompliantwiththefollowingdevelopmentstandardsifallconditionsofapprovalaremet:ComplianceComprehensivePlanAnalysisk• .:.:*t’•••Policy1-3:Encourageinfilldevelopmentofsingle-familyunitsasameanstomeetVgrowthtargetsandprovidenewhousing.GoalL-l:Utilizemultiplestrategiestoaccommodateresidentialgrowth,including:VDevelopmentofnewsingle-familyneighborhoodsonlargetractsoflandoutsidetheCityCenter.PolicyL-29:MinimizeerosionandsedimentationinandnearsensitiveareasbyVrequiringappropriateconstructiontechniquesandresourcepractices,suchaslowimpactdevelopment.AdminReport—SidhuShortPlot CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSIDHUSHORTPLATLUA15-000558,ECF,SHPL-A,MODReportofiune17,2016Page5of22Policy1-35:Ensurebuildings,roads,andotherfeaturesarelocatedonlesssensitiveVportionsofasitewhensensitiveareasarepresent.PolicyL-37:Landusesinareassubjecttoflooding,seismic,geologic,andcoalmineVhazardsshouldbedesignedtopreventpropertydamageandenvironmentaldegradationbefore,during,andafterconstruction.Policy1-49:AddressprivacyandqualityoflifeforexistingresidentsbyconsideringVscaleandcontextinmullprojectdesign.Policy1-56:Preservenaturallandlorms,vegetation,distinctivestandsoftrees,Vnaturalslopes,andscenicareasthatcontributetotheCity’sidentity,preservepropertyvalues,andvisuallydefinethecommunityandneighborhoods.17.ZoningDevelopmentStandardCompliance:ThesiteisclassifiedResidential-6fR-6)ontheCity’sZoningMap.DevelopmentintheR-6zoneisintendedtobesinglefamilyresidentialatmoderatedensity.Theproposaliscompliantwiththefollowingdevelopmentstandardsifallconditionsofapprovalaremet:ComplianceR-6ZoneLjlopStandardsandAnalysis‘.,s,4,’Density:ThedensityrangepermittedintheR-6zoneisaminimum3.0uptoamaximumof6.0dwellingunitspernetacre.Netdensityiscalculatedafterthedeductionofsensitiveareas,areasintendedforpublicright-of-way,andprivateaccesseasements.VStaffComment:ThealloweddensityrangeintheR-6zoneisamaximumof6.0dwellingunitspernetacre.Thereisalsoaminimumdensityof3dwellingunitspernetacre.Aftersubtracting3,120squarefeetforcriticalareas,thenetsquarefootageofthesiteis25,380squarefeet(0.583netacres).The3-lotproposalwouldarriveatanetdensityof5.15dwellingunitspernetacre(3lotsI0.583acres=du/ac),whichfallswithinthepermitteddensityrangefortheR-6zone.LotDimensions:TheminimumlotsizepermittedintheR-6zoneis7,000sq.ft.Aminimumlotwidthof60feetisrequired(70feetforcornerlots)andaminimumlotdepthof90feetisrequired.ThefollowingtableidentifiestheproposedapproximatedimensionsforLots1-3ProposedLotsLotSizeLotDepthLotWidth7,000SFminimum9Ofeetminimum6Ofeetrequired(7Ofeetcornerlots)CompliantifLoti10,467SFl5Ofeet7OfeetconditionofLot28,886SFl5Ofeet60feetapprovalisLot39,147SFl50feet60feetmetStaffComment:Togetherthelotshaveacombinedpublicstreetfrontagelengthof190feetalongS19thSt.Lots1and2wouldbeconsideredinteriorlotsandLot3wouldbeconsideredacornerlotwithright-of-waylocatedtothenorth(S19thSt)andwest(LakeAveS)oftheparcel.Therefore,inordertomeettheminimumlotdimensions,theapplicantwouldberequiredtorevisethelotwidthacrossthepropertyfrontagesofS19thSttothefollowingwidths:Lot1—60feet(60’),Lot2—60feet(60’),andLot3—70feet(70’).Staffrecommends,asaconditionofapproval,thattheapplicantreviseandresubmitalotlayoutplanthatisconsistentwithdevelopmentstandardsofthecode.AfinaldetailedlotlayoutplanshallbeAdminReport—SidhuShortP/at CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSIDHUSHORTPLATLUA15-000558,ECF,SHPL-A,MODReportofiune17,2016Page6of22submittedtoandapprovedbytheCityofRentonProjectManagerpriortoconstructionpermitapproval.Additionally,staffrecommends,asaconditionofapproval,thatLots2&3utilizeasharedcurbcutapproachanddrivewaytoaccessS19thSt.Inaddition,aseparatemodificationwouldberequiredtoallowadeviationfromtherequired5-footdrivewayoffsetrequirementfromthepropertylinestosatisfythisrecommendedcondition.Setbacks:TherequiredsetbacksintheR-6zoneareasfollows:frontyardis25feet,sideyardiscombined15feetwithnotlessthan5feetoneitherside,sideyardalongthestreet25feet,andtherearyardis25feet.StaffComment:TheminimumfrontyardandrearyardsetbacksintheR-6zoneare25feet;theminimumsideyardsetbackisacombined15feetwithnotlessthan5feetoneitherside;andtheminimumsideyardsetbackalongastreetis25feet.Thesitecontainsasteepslopewithinthewesterntaxparcelandalongthetopofthewesterlyfacingslopedescendingawayfromtheproperty(Exhibit4).Thesiteisdesignatedashavingpotentialforerosionhazard,landslidehazard,andsteepslopehazard.Coalminehazardsarealsolocatednearthesite.TheapplicantsubmittedanUpdatedGeotechnicalEngineeringStudypreparedbyEarthSolutionsNW,LLC(datedMarch11,2016;Exhibit10),whichaddressesthesite’scriticalarea.Accordingtothestudy,thegeotechnicalengineerisrecommendingaminimumbufferoflOfeetfromthetopofanysitesteepslopeinexcessof40percent(40%).Additionally,RMC4-3-Compliance050G.2requiresa15-footstructuresetbackbeyondthecriticalareabuffer.Nonotyetcriticalareastractshavebeenproposed.Thedetailedsiteplanwouldberequiredtodemonstratedidentifythe15-footstructuresetbackfromthetopoftherequiredprotectedslopes.Theproposedlotsappeartocontainadequateareatoprovidealltherequiredsetbackareas.Compliancewithbuildingsetbackrequirementswouldbereviewedandverifiedatthetimeofbuildingpermitreview.IftheexistingsinglefamilyhomeisretainedonLot1itwouldberequiredtocomplywiththesetbackrequirementsoftheR-6zonefollowingarevisiontothelotwidth.Uncoveredstepsanddecksnotexceedingeighteeninches(1$”)abovethefinishedgrademayprojecttoanypropertyline.Uncoveredstepsanddeckshavingnoroofcoveringandnotexceedingfortytwoinches(42“)highmaybebuiltwithinthefrontyardsetback.Theproposedlotsareorientedsothatthefrontyards,ofallthelots,wouldfacenorthtowardsS19thSt.ProposedLots2and3appeartocontainadequateareatoprovidealltherequiredsetbackareas.Compliancewithbuildingsetbackrequirementswouldbereviewedatthetimeofbuildingpermitreview.InadditiontocomplyingwiththesetbacksoftheR-6zone,thenewdwellingunitswouldbesubjecttoRMC4-2-115ResidentialDesignStandards.BuildingStandards:TheR-6zonehasamaximumbuildingcoverageof40%andamaximumimpervioussurfacecoverageof55%.ACodeInterpretation(CI-73)(Exhibit19)wasadoptedregardingbuildingheightrequirements.IntheR-6zone,aVmaximumbuildingheightof2storieswithawallplateheightof24feetispermitted.Roofswithapitchequaltoorgreaterthan4:12mayprojectanadditionalsix(6)verticalfeetfromthemaximumwallplateheight;commonrooftopfeatures,suchaschimneys,mayprojectanadditionalfour(4)verticalfeetfromtheroofsurface.Non-______________exemptverticalprojections(e.g.,decks,railings,etc.)shallnotextendabovetheAdminReport—SidhuShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSIDHUSHORTPLATLUA15-000558,ECF,SHPL-A,MODReportofiune17,2016Page7of22maximumwallplateheightunlesstheprojectionissteppedbackone-and-a-half(1.5)horizontalfeetfromeachfaçadeforeachone(1)verticalfootabovethemaximumwallplateheight.Wallplatessupportingaroofwithonlyone(1)slopingplane(e.g.,shedroof)mayexceedthestatedmaximumiftheaverageofwallplateheightsisequalorlessthanthemaximumwallplateheightallowed.StaffComment:Thesitecontainsone(1)existingsingle-familyhome.TheexistingsinglefamilyhomeappearstocomplywiththebuildingstandardsoftheR-6zone.InordertocomplywiththesubmittedTIR,Lots1&2oftheproposedshortplatwouldberestrictedto3,100SFofnewimperviousarea.Buildingheight,buildingcoverage,andimpervioussurfacecoveragefornewsinglefamilyresidenceswouldbeverifiedatthetimeofbuildingpermitreview.Landscaping:TheCity’slandscaperegulationsrequirea10-footlandscapestripalongallpublicstreetfrontages,withtheexceptionofareasforrequiredwalkwaysanddriveways(RMC4-4-070).Suchlandscapingshallincludeamixtureoftrees,shrubs,andgroundcoverasapprovedbytheDepartmentofCommunityandEconomicDevelopment.AdditionalminimumplantingstripwidthsbetweenthecurbandsidewalkareestablishedaccordingtothestreetdevelopmentstandardsofRMC4-6-060.Streettreesand,ataminimum,groundcover,aretobelocatedinthisareawhenpresent.SpacingstandardsshallbeasstipulatedbytheDepartmentofCommunityandEconomicDevelopment,providedthereshallbeaminimumofonestreettreeplantedperaddress.Anyadditionalundevelopedright-of-wayareasshallbelandscapedunlessotherwisedeterminedbytheAdministrator.WherethereisCompliantifinsufficientright-of-wayspaceornopublicfrontage,streettreesarerequiredintheconditionoffrontyardsubjecttoapprovaloftheAdministrator.AminimumoftwotreesaretoapprovalisbelocatedinthefrontyardpriortofinalinspectionforthenewSingleFamilymetResidence.StaffComment:Landscapingisrequiredforallsubdivisions,includingshortplats.Adetailedlandscapeplanmustbeapprovedpriortoissuanceofstreetorutilityconstructionpermits.Theapplicanthassubmittedaconceptuallandscapeplan(Exhibit6)includingthree(3)streettreesonS19thSt.Streettreesshallbespeciesthatachieveasmallheightduetooverheadutilities.Nootherlandscapinghasbeenidentified.StaffrecommendsthattheapplicantberequiredtorevisetheLandscapePlantoshowaminimumoflOfeetofon-sitelandscapingalongthepublicstreetfrontagesofLots1,2and3.TherevisedlandscapingplanshallbesubmittedforreviewandapprovalbytheCurrentPlanningProjectManagerpriortorecordingoftheshortplat.TreeRetention:TheCity’sadoptedTreeRetentionandLandClearingRegulationsrequiretheretentionof30percentoftreesinaresidentialdevelopment.CompliantifSignificanttreesshallberetainedinthefollowingpriorityorder:conditionofapprovalisPriorityOne:Landmarktrees;significanttreesthatformacontinuouscanopy;metsignificanttreesonslopesgreaterthantwentypercent(20%);Significanttreesadjacenttocriticalareasandtheirassociatedbuffers;andSignificanttreesoversixtyfeet(60’)inheightorgreaterthaneighteeninches(18”)caliper.PriorityTwo:HealthytreegroupingswhoseassociatedundergrowthcanbeAdminReport—SidhuShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSIDHUSHORTPLATLUA15-000558,ECF,SHPL-A,MODReportofiune17,2016Page8of22preserved;othersignificantnativeevergreenordeciduoustrees;andOthersignificantnon-nativetrees.PriorityThree:Aldersandcottonwoodsshallberetainedwhenallothertreeshavebeenevaluatedforretentionandarenotabletoberetained,unlessthealdersand!orcottonwoodsareusedaspartofanapprovedenhancementprojectwithinacriticalareaoritsbuffer.Aminimumtreedensityshallbemaintainedoneachresidentiallyzonedlot.Fordetachedsinglefamilydevelopment,theminimumtreedensityistwo(2)significanttreesforeveryfivethousand(5,000)squarefeet.Thetreedensitymayconsistofexistingtrees,replacementtrees,treesrequiredpursuanttoRMC4-4-070F1,StreetFrontageLandscapingRequired,oracombination.StaffComment:TheapplicantprovidedanArboristReportpreparedbyTreeSolutionsInc.(datedMay12,2015;Exhibit13)andaTreeRetentionWorksheet.TheArboristReportstatesthattheprimarytreespeciesfoundonthesitewasBigleafmaple,sixofwhichareclassifiedasaLandmarktree(trees30inchesorgreaterindiameter).Ingeneralthetreeswerefoundbythearboristtobeingoodhealthandstructure.Trees25,35,40,and43ofthereportwerefoundtohavepoorhealthand/orstructure.Eachofthesetreesisinastateofdeclineandhassignificanttrunkfailure.Trees25and40areconsideredlandmarktrees.Thesurveyedtreesrangeinsizefrom5.5inchesto52inchesasmeasuredatDSH(DiameterStandardHeight).Thetotalof26treeswereinventoriedandassessedonbothoftheparcels.Atotalofnine(9)treeswithinthetwoexistingparcelsareproposedforremoval.Thereweresix(6)additionaltreessurveyedinpublicstreetsorneighboringparcels.ThesummaryoftreesisprovidedintheArboristReport.Thereare22healthysignificanttreesinthebuildableareaofthesite.Theapplicantisrequiredtoretain30percent(30%)ofthetreeslocatedonsitethatarenotlocatedwithincriticalareas,proposedrights-of-way,andaccesseasements.Therefore,theapplicantwouldberequiredtoretainatleast7treestomeetthe30%treeretentionrequirement.Theapplicanthasproposedtoretain13ofthetreesonsite,therebycomplyingwithTreeRetentionrequirementsofthecode(Exhibit5).TheapplicantwouldberesponsibleformeetingthetreeretentionandlandclearingregulationsofRenton’sMunicipalCodeRMC4-4-130.Duringconstruction,treesrequiredtoberetained(i.e.,protectedtrees),wouldberequiredtoerectandmaintainasix-foot-highchainlinktemporaryconstructionfencearoundthedriplineofanytreetoberetained.Parking:Parkingregulationsrequirethataminimumoftwoparkingspacesbeprovidedforeachdetacheddwelling.Drivewaycutsarerequiredtobeaminimumof5feetfrompropertylinesandnewCompliantifdrivewaysmaybeamaximumof16feetinwidthatthepropertyline.Maximumconditionofdrivewayslopesshallnotexceedfifteenpercent(15%);provided,thatdrivewaysapprovalisexceedingeightpercent(8%)shallprovideslotteddrainsatthelowerendwithmetpositivedrainagedischargetorestrictrunofffromenteringthegarage/residenceorcrossinganypublicsidewalk.StaffComment:Sufficientareaexists,oneachlot,toaccommodateoff-streetparkingforaminimumoftwo(2)vehicles.Thisistypicallyachievedbyprovidingatwo(2)car_____________garageforeachsinglefamilyhome.CompliancewithindividualdrivewayAdminReport—SidhuShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSIDHUSHORTPLATLUA15-000558,ECF,SHPL-A,MODReportofiune17,2016Page9of22requirementsforthenewlotswouldbereviewedatthetimeofbuildingpermitreview.TheexistingandproposedconfigurationoftheparcelswouldfrontIoadfromS19thSt.Theapplicantisproposinguptoa19.84%drivewayslopetoservetheexistingsinglefamilyhomeat223S19thSt.Staffrecommends,asaconditionofapproval,thattheexistingdrivewaytothesinglefamilyhomeonLot1beretrofittedtonotexceedfifteenpercent(15%)gradefromS19thSttothefrontofthegarage.FencesandRetainingWalls:Inanyresidentialdistrict,themaximumheightofanyfence,hedgeorretainingwallshallbeseventytwoinches(72”).Exceptinthefrontyardandsideyardalongastreetsetbackwherethefenceshallnotexceedfortyeightinches(48”)inheight.Thereshallbeaminimumthree-foot(3’)landscapedsetbackatthebaseofretainingwallsabuttingpublicrights-of-way...StaffComment:ThesitetopographyisrelativelylevelwithintheproximityoftheCompliantif... ..existingresidenceanddescendsthereabouttothewest.Thetotalelevationchangeconditionof...wasestimatedbythegeotechnicalengineertobeontheorderof60feetorless.Dueapprovalis.totheuncontrolleddumping,thereareonlytwoareasonthesitewheretheslopesmeexceedfortypercent(40%).Theprotectedslopes(ahillside,orportionthereofwithanaverageslopeoffortypercent(40%)orgreatergradeandhavingaminimumverticalriseoffifteenfeet(15’))onthesiterepresentapproximately3,120squarefeet,representingroughly11%ofthesubjectsite.TheproposalincludesanexistingconcreteretainingwallwithinS19thSt.Staffrecommends,asaconditionofapproval,thattheexistingretainingwallberelocatedoutsideofthepublicright-of-wayalongS19thSt.AnynewretainingwallsshallcomplywithRMC4-4-040.18.DesignStandards:ResidentialDesignandOpenSpaceStandards(RMC4-2-115)areapplicableintheR-6zone.TheStandardsimplementpoliciesestablishedintheLandUseElementoftheComprehensivePlan.CompliancewithSiteDesignStandardsmustbedemonstratedpriortoapprovalofthesubdivision.CompliancewithResidentialDesignStandardswouldbeverifiedpriortoissuanceofthebuildingpermitforthenewsinglefamilyhomes.Theproposalisconsistentwiththefollowingdesignstandards,unlessnotedotherwise:LotConfiguration:Oneofthefollowingisrequired:1.Lotwidthvariationof10feet(10’)minimumofoneperfour(4)abuttingstreet-frontinglots,orCompliantif2.Minimumoffour(4)lotsizes(minimumoffourhundred(400)grosssquareconditionoffeetsizedifference),orapprovalis3.Afrontyardsetbackvariationofatleastfivefeet(5’)minimumforatleastmeteveryfour(4)abuttingstreetfrontinglots.StaffComment:Itappearsfromtheproposedplanthatoption#1,above,couldmeetthelotconfigurationrequirementifallconditionsofapprovalaremet.Compliancewouldbedemonstratedwhenthefinalplatlayoutissubmittedwiththeconstructionpermit.AdminReport—SidhuShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSIDHUSHORTPLATLUA15-000558,ECF,SHPL-A,MODReportofiune17,2016Page10of22Garages:Oneofthefollowingisrequired;thegarageis:1.Recessedfromthefrontofthehouseand/orfrontporchatleasteightfeet(8’),or2.Locatedsothattheroofextendsatleastfivefeet(5’)(notincludingeaves)beyondthefrontofthegarageforatleastthewidthofthegarageplustheporch/stooparea,or3.Alleyaccessed,orCompliance4Locatedsothattheentrydoesnotfaceapublicand/orprivatestreetorannotyetaccesseasement,ordemonstrated5.Sizedsothatitrepresentsnogreaterthanfiftypercent(50%)ofthewidthofthefrontfacadeatgroundlevel,or6.Detached.Theportionofthegaragewiderthantwenty-sixfeet(26’)acrossthefrontshallbesetbackatleasttwofeet(2).StaffComment:Buildingplans,whichwouldbeusedtodeterminevisualimpactofgarages,havenotbeensubmitted.Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview(compliancenotyetdemonstrated).PrimaryEntry:Oneofthefollowingisrequired:1.Stoop:minimumsizefourfeetbysixfeet(4’x6’)andminimumheighttwelveinches(12”)abovegrade,orCompliance2.Porch:minimumsizefivefeet(5’)deepandminimumheighttwelveinchesnotyet(12)abovegrade.demonstratedException:incaseswhereaccessibility(ADA)isapriority,anaccessibleroutemaybetakenfromafrontdriveway.StaffComment:Buildingdesigns,whichwouldbeusedtoevaluatedesignofentrances,havenotbeensubmitted.Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview(compliancenotyetdemonstrated).FaçadeModulation:Oneofthefollowingisrequired:1.Anoffsetofatleastonestorythatisatleasttenfeet(10’)wideandtwofeet.(2’)indepthonfacadesvisiblefromthestreet,orCompliancenotyet2.Atleasttwofeet(2)offsetofsecondstoryfromfirststoryononestreetdemonstratedfacingfacade.StaffComment:Buildingdesigns,whichwouldbeusedtoevaluatefaçademodulation,havenotbeensubmitted.Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview(compliancenotyetdemonstrated).ComplianceWindowsandDoors:Windowsanddoorsshallconstitutetwenty-fivepercent(25%)notyetofallfacadesfacingstreetfrontageorpublicspaces.demonstratedStaffComment:Buildingdesigns,whichwouldbeusedtoevaluatedesignofwindowsanddoors,havenotbeensubmitted.ComplianceforthisstandardwouldbeAdminReport—SidhuShortPlot CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSIDHUSHORTPLATLUA15-000558,ECFj,SHPL-A,MODReportofiune17,2016Page11of22verifiedatthetimeofbuildingpermitreview(compliancenotyetdemonstrated).Scale,Bulk,andCharacter:Avarietyofelevationsandmodelsthatdemonstrateavarietyoffloorplans,homesizes,andcharactershallbeused.Additionally,bothofthefollowingarerequired:Compliance1.Aminimumofthree(3)differinghomemodelsforeachten(10)contiguousnotyetabuttinghomes,anddemonstrated2.Abuttinghousesmusthavedifferingarchitecturalelevations.StaffComment:Buildingdesigns,whichwouldbeusedtoevaluatescale,bulkandcharacter,havenotbeensubmitted.Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview(compliancenotyetdemonstrated).Roofs:Oneofthefollowingisrequiredforalldevelopment:1.Hiporgabledwithatleastasixtotwelve(6:12)pitchfortheprominentformoftheroof(dormers,etc.,mayhavelesserpitch),orCompliance2.Shedroof.notyetdemonstratedAdditionally,forsubdivisionsgreaterthannine(9)lots:Avarietyofroofformsappropriatetothestyleofthehomeshallbeused.StaffComment:Buildingdesigns,whichwouldbeusedtoevaluatedesignofroofs,havenotbeensubmitted.Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview(compliancenotyetdemonstrated).Eaves:Bothofthefollowingarerequired:1.Eavesprojectingfromtheroofoftheentirebuildingatleasttwelveinches(12”)withhorizontalfasciaorfasciagutteratleastfiveinches(5”)deeponCompliancethefaceofalleaves,andnotyet...2.Rakesongableendsmustextendaminimumoftwoinches(2)fromthedemonstrated. . .surfaceofexteriorsidingmaterials.StaffComment:Buildingdesigns,whichwouldbeusedtoevaluatedesignofeaves,havenotbeensubmitted.Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview(compliancenotyetdemonstrated).ArchitecturalDetailing:Ifonesidingmaterialisusedonanysideofthedwellingthatistwostoriesorgreaterinheight,ahorizontalbandthatmeasuresatleasteightinches(8”)isrequiredbetweenthefirstandsecondstory.Additionally,oneofthefollowingisrequired:Compliance.,,. . .1.Threeandonehalfinch(3!4)minimumtrimsurroundsallwindowsandnotyetdetailsalldoors,ordemonstrated2.Acombinationofshuttersandthreeandonehalfinches(3W)minimumtrimdetailsallwindows,andthreeandonehalfinches(314’)minimumtrimdetailsalldoors.StaffComment:Buildingdesigns,whichwouldbeusedtoevaluatearchitectural—detailing,havenotbeensubmitted.ComplianceforthisstandardwouldbeverifiedatAdminReport—SidhuShortPlot CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSIDHUSHORTPLATLUA15-000558,ECF,SHPL-A,MODReportofiune17,2016Page12of22thetimeofbuildingpermitreview(compliancenotyetdemonstrated).MaterialsandColor:Forsubdivisionsandshortplats,abuttinghomesshallbeofdifferingcolor.Colorpalettesforallnewdwellings,codedtothehomeelevations,shallbesubmittedforapproval.Additionally,oneofthefollowingisrequired:1.Aminimumoftwo(2)colorsisusedonthehome(bodywithdifferentcolorCompliancetrimisacceptable),ornotyet2.Aminimumoftwo(2)differingsidingmaterials(horizontalsidinganddemonstratedshingles,sidingandmasonryormasonry-likematerial,etc.)isusedonthehome.Onealternativesidingmaterialmustcompriseaminimumofthirtypercent(30%)ofthestreetfacingfacade.Ifmasonrysidingisused,itshallwrapthecornersnolessthantwenty-fourinches(24”).StaffComment:Buildingdesigns,whichwouldbeusedtoevaluatematerialsandcolor,havenotbeensubmitted.Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview(compliancenotyetdemonstrated).19.CriticalAreas:ProjectsiteswhichcontaincriticalareasarerequiredtocomplywiththeCriticalAreasRegulations(RMC4-3-050).TheproposalisconsistentwiththeCriticalAreasRegulations,ifallconditionsofapprovalarecompliedwith:GeologicallyHazardousAreas:Basedupontheresultsofageotechnicalreportand/orindependentreview,conditionsofapprovalfordevelopmentsmayincludebuffersand/orsetbacksfrombuffers.Astandard15-footbuildingsetbackisrequiredforallstructuresfromProtectedSlopeareas.A50-footbufferand15-footbuildingsetbackarerequiredfromVeryHighLandslideHazardAreas.StaffComment:ThesiteislocatedwithinaHighErosionHazardareaandHigh..LandslideHazardArea.ThesitealsocontainsareasofsensitiveandprotectedslopesCompliantifonsite.BasedontheGeotechnicalReport(fieldobservationsandlaboratorytesting)conditionofthesitegenerallyhaslow(east)tomoderate(west)susceptibilitytolandslideactivityapprovalisandnewconstructionwouldnotincreasethesusceptibilityforlandslideactivity.Themetrelativedensityandconsistencyofnativesitesoilsatdepth,theabsenceofexcessivesoildisturbancewithinnativedepositsweretheprimarybasesforthisinterpretation.Therefore,staffrecommendsamitigationmeasurerequiringtheapplicantrecordthegeologicrisksofthesitedevelopmentontherecordedshortplot.Inaddition,staffisrecommendingthatnovegetationintheprotectedslopeareasbecutdownorotherwiseremovedduringconstructionoftheshortp/atimprovements,otherthanthosedirectlytiedtotheconstructionoftheright-of-wayanddriveways.SeealsoEnvironmentalReviewCommitteeReport(Exhibit1)formitigationmeasuresofapprovalandmoreinformationregardingCriticalAreas.Streams:ThefollowingbufferrequirementsareapplicabletostreamsinaccordancewithRMC4-3-050G.2:TypeFstreamsrequirea115-footbuffer,TypeNpstreamsN/Arequirea75-footbuffer,andTypeNsstreamsrequirea50-footbuffer.Anadditional15-footbuildingsetbackisrequiredfromtheedgeofallstreambufferareas.StaffComment:Nostreamsorbuffershavebeenidentifiedonsiteorimmediatelyoff-AdminReport—SidhuShortPlot CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSIDHUSHORTPLATLUA15-000558,ECF,SHPL-A,MODReportofiune17,2016Page13of22siteofthesubjectparcel.WeliheadProtectionAreas:N/AStaffComment:Noweliheadprotectionareashavebeenidentifiedonsite.Wetlands:ThefollowingbufferrequirementsareapplicabletowetlandsinaccordancewithRMC4-3-050G.2:WetlandCategoryBufferWidthStructureSetbackbeyondbufferHighModerateLowAllOtherHabitatHabitatHabitatScoresFunctionFunctionFunction(8-9(5-7(3-4points)points)points)N/ACategoryI—Bogs&NaturalHeritage200ft.Wetlands15ft.CategoryI—All200ft.150ft.115ft.115ft.OthersCategoryII175ft.150ft.100ft.n/aCategoryIII125ft.100ft.75ft.n/aCategoryIV50ft.n/aStaffComment:Nowetlandshavebeenidentifiedonsite.20.CompliancewithSubdivisionRegulations:Chapter4-7RMCprovidesreviewcriteriaforthesubdivisions.Theproposalisconsistentwiththefollowingsubdivisionregulationsifallconditionsofapprovalarecompliedwith:ComplianceSubdivisionRegulationsandAnalysisAccess:Eachlotmusthaveaccesstoapublicstreetorroad.Accessmaybebyashareddrivewaypertherequirementsofthestreetstandards.Themaximumwidthofsingleloadedgaragedrivewaysshallnotexceedninefeet(9’)anddoubleloadedgaragedrivewaysshallnotexceedsixteenfeet(16’).StaffComment:AccesstoeachlotisproposedviathreeseparatedrivewayCompliantifapproachesfromS19thSt.Asaresultofthecriticalareasandfilldepositsonsite,conditionofstaffisrecommending,asaconditionofapproval,thataccesstoLots2and3beapprovalisservedviaasinglecurbcutwithadrivewayapronanddrivewaywingsmeetingCitymetofRentonStandardsDrivewayDetail(CORStdPlan104.1)withinthepublicright-of-wayalongS19thSt.TheapplicantshallalsoextendtheshareddrivewayonsitetoservebothLots2and3.ShareddrivewaystandardsaresubjecttoRMC4-6-060J.TherevisedsiteplanshallbesubmittedforreviewandapprovalbytheCurrentPlanningProjectManagerpriortorecordingoftheshortplat.Theproposed3-lotshortplatwouldmeettheprinciplesofacceptabilityforaccessasstatedinRMC4-7-0708,aseachlotwouldhaveaccesstoapublicstreetorroadifallAdminReport—SidhuShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSIDHUSHORTPLATLUA15-000558,ECF,SHPL-A,MODReportofiune17,2016Page14of22conditionsofapprovalaremet.Blocks:Blocksshallbedeepenoughtoallowtwotiersoflots.N/AStaffComment:Depthofpropertylimitsthisrequirement.Noblocksarebeingcreatedaspartofthisshortplat.Streets:TheproposedstreetsystemshallextendandcreateconnectionsbetweenexistingstreetspertheStreetStandardsoutlinedinRMC4-6-060StreetStandards.StaffComment:ThedevelopmentislocatedonthesouthsideoftheintersectionofS19thStandLakeAveS.Eachlotmusthaveaccesstoapublicstreetorroad.Thenewlotswouldgainaccessfromatwo-lanepavedresidentialaccessstreet(S19thSt).Theexistingright-of-waywidthinthissectionofS19thStisapproximately60feet.S19thStisclassifiedasaresidentialaccessstreet.TomeettheCity’scompletestreetstandardsforresidentialstreets,streetimprovementsincluding,butnotlimitedto,13feetofpavingfromcenterline,curbandgutter,an8footplanterstrip,a5footsidewalk,andstormdrainageimprovementsarerequiredtobeconstructedintheright-of-wayfrontingthesiteperRMC4-6-060.Noright-of-waydedicationisrequiredalongthissectionofS19thSt.Astreetmodificationrequestwassubmittedtocurvetheproposedshortplatstreetfrontageimprovementsalongthepublictight-of-way(Exhibit17).Thestreetmodificationrequestincludescontinuingtheorientationandbendinthepublicroadratherthanextendthefullstreetfrontageimprovementsalongthenorthpropertylinesofeachparcel(S19thSt)oralongthewestpropertylineofthewestparcel(LakeAve5).Theapplicantisproposinghalf-streetimprovementsincludingcurbandCIgutter,an8-footwideplanterstripanda5-footwidesidewalkalongthesitesnorth::iancefrontageofLot1.Thereafter,theapplicantisproposingtocurvethebalanceoftheystreetfrontagerequirementstotransitiontheroadfromS19thSt(east/west)toLakedemonstrated......AveS(north/south).Thisstreetmodificationwouldallowtheroadtomaintainitsexistingorientationwhilestillallowingforseparatedrivewaystotransitionthroughtheright-of-wayintotheindividuallots.SeeFOF22,ModificationAnalysis,foradditionalinformationregardingthisstreetmodificationrequest.ItisnotanticipatedthattheproposedprojectwouldsignificantlyoradverselyimpacttheCityofRenton’sstreetsystemsubjecttothepaymentofcode-requiredimpactfeesandtheconstructionofcode-requiredfrontageimprovements,providedthattheconditionsofapprovalarecompliedwith.Thefee,asdeterminedbytheRentonMunicipalCode,isdueatthetimeofbuildingpermitissuance.Thecurrenttransportationimpactfeerateis$2,951.17pernewlotorasdeterminedbytheRentonMunicipalCodeatthetimeofbuildingpermitissuance.Theapplicabletransportationimpactfeeispaidatthetimeofbuildingpermitissuance.Paymentoftransportationimpactfeesisapplicableonallnewsingle-familyhomesandallfeesatepayabletotheCity.Themaximumwidthofanysingleloadedgaragedrivewayshallnotexceedninefeet(9’),andthemaximumwidthofanydouble-loadedgaragedrivewayshallnotexceedsixteenfeet(16’).Thelocationsofproposedcurbcutswillbeverifiedduringthefinalplattingprocess.Streetlightingisavailableonanexistingpowerpolethatisnotshownontheplans.VRelationshiptoExistingUses:TheproposedprojectiscompatiblewithexistingAdminReport—SidhuShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSIDHUSHORTPLATLUA15-000558,ECF,SHPL-A,MODReportofiune17,2016Page15of22surroundinguses.StaffComment:Surroundingdevelopmentisdetachedsingle-familyresidential.Theproposalwouldbeinharmonywiththeexistinguses.ThepropertiessurroundingthesubjectsiteareresidentialsinglefamilyandaredesignatedR-6orR-1ontheCity’szoningmap.TheproposalissimilartoexistingdevelopmentpatternsintheareaandisconsistentwiththeComprehensivePlanandZoningCode,whichencourageresidentialinfilldevelopment.21.StreetModificationAnalysis:PursuanttoRMC4-9-250DtheapplicantisrequestingtomaintainthecurrentconfigurationofS19thStandLakeAveSintersectionandextenddrivewayaccesswestalongS19thStfromtheintersectionasopposetoextendingthefullresidentialstreetintotheunimprovedright-of-way.S19thStandLakeAveSarebothResidentialAccessStreetswithanexistingright-of-waywidthof60feetandaminimumofapproximately60feet,respectively(asperassessormap).Theexistingtraveledwaywidthisapproximately26feetwithanapproximate2-footwidevegetatedshoulderonthewestsideroadwayattheradiusoftheintersection.Theresidentialstreetclassificationrequiresaminimumright-of-waywidthof53feet.TomeettheCity’scompletestreetstandards,halfstreetimprovementsaminimumof20-footpavedroadway(13feetfromthecenterlineofexistingrightofway),0.5’curbandgutter,8-footplanterstripand5-footsidewalkisrequiredtobeconstructedintheright-of-wayfrontingthepropertyperCityCode4-6-060.Theexistingunimprovedright-of-wayfrontingtheprojectisencumberedbyregulatedsteepslopes.NoadditionalpropertiesareanticipatedtoaccessfromS19thStwestoftheLakeAveS.Theproposaliscompliantwiththefollowingmodificationcriteria,pursuanttoRMC4-9-250D,ifallconditionsofapprovalaremet.Therefore,staffisrecommendingapprovaloftherequestedmodificationsubjecttoconditionsasnotedbelow:ComplianceStreetModificatiiCeiaandAnalysis*a.SubstantiallyimplementsthepolicydirectionofthepoliciesandobjectivesoftheComprehensivePlanLandUseElementandtheCommunityDesignElementandtheproposedmodificationistheminimumadjustmentnecessarytoimplementthesepoliciesandobjectives.StaffComment:TheCommunityDesignElementhasapplicablepolicieslistedunderaVseparatesectionlabeledStreets,SidewalksandStreetscapes.Thesepoliciesaddresswalkableneighborhoods,safetyandshareduses.Twospecificpoliciessupportthedecisiontomodifythestreetstandardsallowforanextensionofasharedaccessdrivethroughanunimprovedresidentialright-of-way.ThesepoliciesarePolicyL-UandPolicyL-56whichstatethatthegoalistoupreservell“geologicalhazards”and“slopes.”Therequestedstreetmodificationisconsistentwiththesepolicyguidelinesasitwillreducetheimpacttotheregulatedsteepslopes.b.Willmeettheobjectivesandsafety,function,appearance,environmentalprotectionandmaintainabilityintendedbytheCoderequirements,baseduponCompliantifsoundengineeringjudgment.conditionof.,..StaffComment:TheCitysPublicWorksandCommunityandEconomicDevelopmentapprovalis...departmentshavereviewedtherequestedmodificationanddeterminedthatthemet....extensionofS19thStasaresidentialstreetwestisnotfeasibleduetotheregulatedsteepslopeswestofLakeAveS.However,ashortextensionofS19thStviaasharedaccessroadwouldprovideaccesstothepropertywhilenotadverselyimpactingtheAdminReport—SidhuShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSIDHUSHORTPLATReportofiune17,2016LUA15-000558,ECF,SHPL-A,MODPage16of22regulatedsteepslopeifallconditionofapprovalarecompliedwith.C.Willnotbeinjurioustootherproperty(ies)inthevicinity.CompliantifconditionofStaffComment:Asharedaccessdrivewaytothepropertywouldmeettheapprovalisrequirementsforsafevehicularusewithintheexistingright-of-way.Duetothemetregulatedsteepslopes,additionalaccesspointsalongtheunimprovedright-of-wayarenotfeasibleasnotedincriterion‘I,’above.Vd.ConformstotheintentandpurposeoftheCode.StaffComment:Seecommentsundercriterion‘b’.e.Canbeshowntobejustifiedandrequiredfortheuseandsituationintended;VandStaffComment:Seecommentsundercriterions‘b’and‘c’.VWillnotcreateadverseimpactstootherproperty(ies)inthevicinity.StaffComment:Seecommentsundercriterion‘c’.22.AvailabilityandImpactonPublicServices:PoliceandFire:PoliceandFirePreventionstaffindicatesthatsufficientresourcesexisttofurnishservicestotheproposeddevelopment;subjecttotheconditionthattheapplicantprovidesCoderequiredimprovementsandfees.Fireimpactfeesareapplicableattherateof$495.10persinglefamilyunit.Creditwouldbegrantedfortheone(1)existinghomeifremoved.Thisfeeispaidattimeofbuildingpermitissuance.Thefireflowrequirementforasinglefamilyhomeis1,000gpmminimumfordwellingsupto3,600squarefeet(includinggaragesandbasements).Ifthedwellingexceeds3,600squarefeet,aminimumof1,500gpmfireflowwouldberequired.Aminimumofonefirehydrantisrequiredwithin300feetoftheproposedbuildingsandtwohydrantsifthefireflowgoesupto1,500gpm.Existingfirehydrantscanbecountedtowardtherequirementsaslongastheymeetcurrentcodeincluding5-inchstorzfittingsofwhichthereisonehydrantthatdoesandiswithin300feetofallproposedhomes.Asecondnewhydrantwouldbeneedediflargerhomesareproposed.Firedepartmentapparatusaccessroadwaysarerequiredtobeaminimumof20feetwidefullypaved,with25feetinsideand45feetoutsideturningradius.Fireaccessroadwaysshallbeconstructedtosupporta30tonvehiclewith75psipointloading.Accessisrequiredwithin150feetofallpointsonthebuildings.Themaximumslopeofaroadwayordrivewayis15percent(15%).ComplianceAvailabitityandImpactonPublicServicesAnalysisCompliantifconditionofapprovalismetSchools:TheprojectsiteislocatedwithintheRentonSchoolDistrict(RSD),whichencompassesapproximately35squaremiles.ItisanticipatedthattheRentonSchoolVDistrictcanaccommodateanyadditionalstudentsgeneratedbythisproposalatthefollowingschools:TalbotHillElementarySchool,DimmittMiddleSchool,andRentonHighSchool(Exhibit16).Nobustransportationwouldbeprovidedfortheelementaryschoolstudents,astheywouldbewithinwalkingdistanceoftheplattoBensonHillElementarySchoollocatedat2300TalbotRdS.ThemiddleschoolandAdminReport—SidhuShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSIDHUSHORTPLATLUA15-000558,ECF,SHPL-A,MODReportofJune17,2016Page17of22highschoolareeacheligibleforschoolbustransportation.AccordingtotheonlineRentonSchoolDistrictbusroutesWebQuery,thebusstopformiddleschoolandhighschoolagestudentsislocatedattheintersectionofTalbotRdSandS19thSt.ThereisadequateshoulderalongthenorthandsouthsidesofS19thStforsafewalkingroutestoandfromthebusstop.TalbotHillElementaryiswithinwalkingdistanceoftheschoolandthesafewalkingrouteconsistsmostlyofshouldersalongtheroadway.TheroutefromthesubjectsitewouldbeeastalongS19thSt,southonShattuckAve5,andeastalongS23rdSttotheelementaryschoolforadistanceof0.36miles.Aspartoftheproposedproject,sidewalkswouldbeconstructedalongthesouthsideofS19thStalongtheprojectfrontage.Therouteincludesintermittentsidewalks,sidewalks,markedstreetcrossings,andschoolzonespeedlimitsignsalongtheroute.Theproposedfrontageimprovementsincludean8-footplanterstripanda5-foot-widesidewalk.Therefore,therearesafewalkingroutestotheschoolsand/ortheschoolbusstops.ASchoolImpactFee,basedonnewsingle-familylots,willberequiredinordertomitigatetheproposal’spotentialimpactstotheRentonSchoolDistrict.ThefeeispayabletotheCityasspecifiedbytheRentonMunicipalCode.Currentlythefeeisassessedat$5,643.00persinglefamilyresidence.Parks:AlthoughtherewouldbenosignificantimpactstotheCityofRentonParkVSystemanticipatedfromtheproposedproject,aParkImpactFeeisrequiredofallnewresidentialdevelopment.ThecurrentParkImpactFeeis$1,887.94pernewresidenceandispayableatthetimeofbuildingpermitissuance.StormWater:Anadequatedrainagesystemshallbeprovidedfortheproperdrainageofallsurfacewater.StaffComment:AStormDrainageDesignTechnicalInformationReportandLevel1Analysis(reviseddateJuly3,2015;Exhibit12)andadrainageplan(datedJune25,2015;Exhibit7)weresubmittedbyPlogConsultingwiththeshortplatapplication.Thereportaddressescompliancewiththe2009KingCountySurfaceWaterManualandtheCityofRentonAmendmentstotheKCSWM,Chapters1and2.Allcoreandspecialrequirementshavebeendiscussedinthereport.BasedontheCity’sflowcontrolmap,thissitefallswithintheFlowControlDurationStandard,ForestedConditions.ThedevelopmentissubjecttoFullDrainageReviewinaccordancewithCompliantifthe2009KingCountySurfaceWaterDesignManual(KCSWDM)andtheCityofconditionofRentonAmendmentstotheKCSWDM.approvalisAsoutlinedinthedrainagereport,thesitemeetstheexemptionforprovidingflowmetcontrolfacilitiesasoutlinedintheCityofRentonAmendmentstothe2009KCSWDMSection1.2.3.1.B.TherequirementforprovidingflowcontrolfacilitiesiswaivedforanythresholddischargeareainwhichthereisnomorethanO.1-cfsdifferenceinthesumofthedevelopedandforested(historic)siteconditions100-yearpeakflows.Forthepurposesofthiscalculation,thepeakflowsmaybemodeledinaccordancewiththeflowcontrolBMPfacilitysizingcreditsinTable1.2.3.C.Asdesigned,thedevelopmentproposestheuseofdrywellstoprovidelimitedinfiltrationofsurfacewater.Basedonthemodelpresentedinthereport,andutilizingtheBMPfacilitysizingcreditforprovidingLimitedInfiltration,theproposeddevelopmentcreatesanincreaseof0.1-cfsfromtheexistingsitecondition100-yearpeakflowsandqualifiesfortheexemption.Theapplicanthasindicatedthattherearenosignificantdownstreamdrainageproblemstobefound.FlowswillbeconveyedusingexistingAdminReport—SidhuShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSIDHUSHORTPLATLUA15-000558,ECF,SHPL-A,MODReportofiune17,2016Page18of22catchbasinsandtightlineculverts.Asmallerdiameterstormdrainagecollectionsystemwouldbeinstalledontheproposedlotstobeprivatelyownedandmaintained.ThesitecurrentlysheetflowstothewestanddownahillsidetoawetlandareaatthebottomoftheslopealongSR167.Theproposeddrainagesystemfortheprojectwouldconnecttheimpervioussurfacestoinfiltrationfacilities(drywells)withoverflowtothetightllnesystemthatconveysflowtothedownhillwetland.Dischargeisproposedatthenaturallocation.AnEPAfallingheadinfiltrationtestisrequiredforproposeddesignedinfiltrationtrenches/drywellperCityofRentonAmendmentstoKingCountyStormwaterdesignmanual.Thestormwaterengineerisrecommendingthatinfiltrationdevicesbeinspectedannuallyandafterstormeventstoidentifyandrepairanyphysicaldefects.Maintenanceandoperationsofthesystemshouldfocusonensuringthesystem’sviabilitybypreventingsediment-ladenflowsfromenteringtheinfiltrationfacilities.BasedontheresultsoftheupdatedGeotechnicalReport,thedrainageplananddrainagereportnolongerprovideafeasibleoptionformitigatingtheaddedimpervioussurfacesasaresultofthedevelopment.TheapplicantwouldberequitedtoprovideanupdatedTechnicalInformationReport(TIR)anddrainageplanprovidingapracticablealternativetomitigatetheaddedimpervioussurfaceasaresultofthedevelopment.TheBMPfacilitysizingcreditforLimitedInfiltrationisnolongerapplicabletothesite.Newcalculationsarerequiredtodeterminetheproject’sabilitytomeettheexemptionforflowcontrolasoutlinedinSection1.2.3.8.Iftheexemptioncannotbeobtainedbasedinthesiteconditions,flowcontrolfacilitieswouldberequiredtobedesignedinaccordancewithSection5.4.Staffisrecommending,asaconditionofapproval,thattheapplicantshallsubmitarevisedfinaldrainagereportandassociatedplans,basedonthe2009KingCountySurfaceWaterDesignManualasamendedbytheCityofRenton.TherevisedTIRshallbesubmittedto,andapprovedby,thePlanReviewerpriortoutilityconstructionpermits.Theapplicantshallalsoberequiredtocomplywith,andimplement,anyrecommendedmitigationmeasuresincludedintherevisedTIR.Thecurrentsurfacewatersystemdevelopmentcharge(SDC)feeis$1,350.00pernewlot.Feesarepayablepriortoissuanceoftheconstructionpermit,andthefeeratethatiscurrentatthetimeofissuanceoftheutilityconstructionpermitwillbeapplicable.Water:TheproposeddevelopmentiswithintheCityofRenton’swaterserviceareaandinthe350hydraulicpressurezone.Thereisanexisting8-inchwatermaininS19thStreet.Thestaticwaterpressureisabout64psiatgroundelevationof100feet.Installationofanewfirehydrantconnectingtotheexisting8-inchlineandthehydrantmustbewithin300feetofeachlot.VThereisanexisting%-inchwatermeterservingtheexistingdwellingonthesubjectproperty.Aseparatedomesticwaterserviceandmeterwillberequiredforthenewlotspriortotherecordingoftheshortplat.Themeterwouldbeconnectedtotheexisting8-inchwatermaininS19thStreet.Thedevelopmentissubjecttothewatersystemdevelopmentchargeof$3,090.00anda3/4inchwatermeterinstallationchargeof$3,347.5oforthenewlot.VSanitarySewer:Iftheexistinghomeiscurrentlyonasepticsystem,itwouldberequiredtobeabandonedinaccordancewithKingCountyDepartmentofHealthAdminReport—SidhuShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSIDHUSHORTPLATLUA15-000558,ECF,SHPL-A,MODReportofiune17,2016Page19of22priortofinalshortp/atapproval.Thecurrentsystemdevelopmentfeeforsewerisbasedonthesizeofthenewdomesticwatertoservethenewhomesonthenewlotsandthesewerfeefora¾-inchwatermeteris$2,135installed.Aseparatesidesewerstubstoeachbuildinglotisrequiredpriortorecordingoftheshortp/at.I.CONCLUSIONS:1.ThesubjectsiteisdesignatedResidentialMediumResidential(RMD)intheComprehensiveLandUsePlanandcomplieswiththegoalsandpoliciesestablishedwiththisdesignation,seeFOF16.2.ThesubjectsiteiszonedResidential6(R-6)andcomplieswiththezoninganddevelopmentstandardsestablishedwiththisdesignation,providedtheapplicantcomplieswiththeRentonMunicipalCode,mitigationmeasures,andconditionsofapproval,seeFOF17.3.Theproposed3-lotshortplatcomplieswiththeResidentialDesignandOpenSpaceStandardsprovidedtheapplicantcomplieswithCityCodeandconditionsofapproval,seeFOF18.4.Thesitecontainscriticalareasonsite,includinghigherosionhazards,highlandslidehazardsandareasofsensitiveandprotectedslopesonsite.Theproposalcomplieswiththecriticalareasregulationsifallconditionsofapprovalaremet,seeFOF19.5.TheproposedshortplatcomplieswiththesubdivisionregulationsasestablishedbyCityCodeandstatelawprovidedalladvisorynotesandconditionsarecompliedwith,seeFOF20.6.TheproposedshortplatcomplieswiththestreetstandardsasestablishedbyCityCode,providedtheprojectcomplieswithalladvisorynotesandconditionsofapprovalcontainedherein,seeFOF20andFOF22.7.Therearesafewalkingroutestotheschoolsand/ortheschoolbusstop,seeFOF22.8.Thereareadequatepublicservicesandfacilitiestoaccommodatetheproposedshortplat,seeFOF22.9.TheproposeduseisanticipatedtobecompatiblewithexistingandfuturesurroundingusesaspermittedintheR-6zoningclassification,seeFOF20.J.DECISION:TheSidhuShortPlatandStreetModification,FileNo.LUA15-000558;ECF,SHPL-A,MODisapprovedsubjecttothefollowingconditions:1.TheapplicantshallcomplywiththefollowingSEPAmitigationmeasures:a.TheapplicantshallcomplywiththerecommendationsincludedintheupdatedGeotechnicalEngineeringStudy,preparedbyEarthSolutionsNW,LLCdatedMarch11,2016.b.Theapplicantshallprovidedrilledpierfoundations(12or16inchesindiameter)withintheexistingloosefillsalongthewesternbuildingsite,inordertoderiveadequatebearingsupportinthedensenativedepositsatdepth(aminimumembedmentof10feetintheRentonFormationdeposits).Astructuralslabshallbeutilizedforthebuilding.c.Theapplicantshalloverexcavateandreplaceareasofexistingfillmaterialinterbeddedwithorganicanddeleteriousmaterial,voids,non-structuralfillwithinroadwayareasorright-of-ways,belowanyutilityimprovementareas,andwithinthesharedcurbcutordrivewayareas.Overexcavationsshallextendintocompetentnativesoilsandstructuralfillshallbeutilizedtorestoresubgradeelevations.AdminReport—SidhuShortP/at CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSIDHUSHORTPLATLUA15-000558,ECF,SHPL-A,MODReportofiune17,2016Page20of22U.TheapplicantshallcontractwithaGeotechnicalengineerinordertoverifythattheearthwork,foundationandotherrecommendationshavebeenproperlyinterpretedandimplementedinthedesignandengineeringplandocuments.Geotechnicalmonitoringservicesshallalsobeprovidedduringconstructioncoveringtestingandinspectionsasrecommendedinthegeotechnicalreport.e.Theapplicantshallprovideafillsourcestatementforfillusedatthesiteforprojectdevelopment.Thefillsourcestatementshallbesubmittedwiththeconstructionpermitapplication.f.Thepropertyownershallretainaqualifiedgeotechnicalconsultingfirmtoperform,onanannualbasis,areconnaissance-levelgeologichazardandriskevaluationofthesteepslopesandexistingfilldepositsonsite.Theobjectiveoftheevaluationistoassesscurrentslopeconditionsandadvisetheowneronareasofelevatedriskforimpactstopropertyorconditionsthatpresentlifeandsafetyconcerns.Theconsultingfirmshallprovideanannualreporttothepropertyownersummarizingobservations,conclusionsandrecommendationsinregardtotheevaluation.CopiesofthereportsshallbemadeavailabletotheCityofRentonuponrequest.TheDevelopmentEngineeringManagermaytemporarilyorpermanentlywaivetheannualreportrequirementwhenthereportsarenolongernecessarytoprotectpublicsafety.2.Theapplicantshallreviseandresubmitalotlayoutplanthatisconsistentwithdevelopmentstandardsofthecode.AfinaldetailedlotlayoutplanshallbesubmittedtoandapprovedbytheCityofRentonProjectManagerpriortoconstructionpermitapproval.3.Lots2&3shallutilizeasharedcurbcutapproachanddrivewaytoaccessS19thSt.Inaddition,aseparatemodificationwouldberequiredtoallowadeviationfromtherequired5-footdrivewayoffsetrequirementfromthepropertylinestosatisfythisrecommendedcondition.4.TheapplicantshallberequiredtoreviseandresubmittheLandscapePlantoshowaminimumof10feetofonsitelandscapingalongthepublicstreetfrontageofLots1,2and3,consistentwithRMC4-4-070.Streettreesshallbespeciesthatachieveasmallheightduetooverheadutilities.TherevisedlandscapingplanshallbesubmittedforreviewandapprovalbytheCurrentPlanningProjectManagerpriortorecordingoftheshortplat.5.TheapplicantshallretrofittheexistingdrivewaytothesinglefamilyhomeonLot1tonotexceedfifteenpercent(15%)gradefromS19thSttothefrontofthegarage.6.Theexistingretainingwallshallberelocatedoutsideofthepublicright-of-wayalongS19thSt.7.AccesstoLots2and3beservedviaasinglecurbcutwithadrivewayapronanddrivewaywingsmeetingCityofRentonStandardsDrivewayDetail(CORStdPlan104.1)withinthepublicright-of-wayalongS19thSt.TheapplicantshallalsoextendtheshareddrivewayonsitetoservebothLots2and3.TherevisedsiteplanshallbesubmittedforreviewandapprovalbytheCurrentPlanningProjectManagerpriortorecordingoftheshortplat.8.Theapplicantshallrecordthegeologicrisksofthesitedevelopmentontherecordedshortplat.9.Novegetationintheprotectedslopeareasshallbecutdownorotherwiseremovedduringconstructionoftheshortplatimprovements,otherthanthosedirectlytiedtotheconstructionoftheright-of-wayanddriveways.10.Theapplicantshallsubmitarevisedfinaldrainagereportandassociatedplans,basedonthe2009KingCountySurfaceWaterDesignManualasamendedbytheCityofRenton.TherevisedTIRshallbesubmittedto,andapprovedby,thePlanReviewerpriortoutilityconstructionpermits.Theapplicantshallalsoberequiredtocomplywith,andimplement,anyrecommendedmitigationmeasuresincludedintherevisedTIR.AdminReport—SidhuShortPlot CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSIDHUSHORTPLATLUA15-000558,ECF,SHPL-A,MODReportofiune17,2016Page21of22DATEOFDECISIONONLANDUSEACTION:SIGNATURE:\JJenniferHenning,PlanningDirectorDateTRANSMITTEDthis17tofiune,2016totheOwner/Applicant/Contact:Owner/Applicant:Contact:HarminderSidhuPlogConsulting11124SE264thP15628AirportWay5,#144Kent,WA98030Seattle,WA98108TRANSMITTEDthis17thofiune,2016tothePartiesofRecord:NoneTRANSMITTEDthis17thofiune,2016tothefollowing:ChipVincent,CEDAdministratorBrianneBannwarth,DevelopmentEngineeringManagerVanessaDolbee,CurrentPlanningManagerPlanReviewFireMarshalK.LANDUSEACTIONAPPEALS,REQUESTFORRECONSIDERATION,&EXPIRATION:Theadministrativelandusedecisionwillbecomefinalifthedecisionisnotappealedwithin14daysofthedecisiondate.APPEAL:ThisadministrativelandusedecisionwillbecomefinalifnotappealedinwritingtotheHearingExamineronorbefore5:00PMonJuly1,2016.Anappealofthedecisionmustbefiledwithinthe14-dayappealperiod(RCW43.21.C.075(3);WAC197-11-680),togetherwiththerequiredfeetotheHearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.RMC4-8-11O.BgovernsappealstotheHearingExaminerandadditionalinformationregardingtheappealprocessmaybeobtainedfromtheCityClerk’sOffice,(425)430-6510.EXPIRATION:Theadministrativeshortplatdecisionwillexpiretwo(2)yearsfromthedateofdecision.Asingleone(1)yearextensionmayberequestedpursuanttoRMC4-7-070.M.EXPIRATION:TheModificationdecisionwillexpiretwo(2)yearsfromthedateofdecision.Asingleone(1)yearextensionmayberequestedpursuanttoRMC4-9-250.RECONSIDERATION:Within14daysofthedecisiondate,anypartymayrequestthatthedecisionbereopenedbytheapprovalbody.Theapprovalbodymaymodifyhisdecisionifmaterialevidencenotreadilydiscoverablepriortotheoriginaldecisionisfoundorifhefindstherewasmisrepresentationoffact.Afterreviewofthereconsiderationrequest,iftheapprovalbodyfindssufficientevidencetoamendtheoriginaldecision,therewillbenofurtherextensionoftheappealperiod.Anypersonwishingtotakefurtheractionmustfileaformalappealwithinthe14-dayappealtimeframe.THEAPPEARANCEOFFAIRNESSDOCTRINE:providesthatnoexparte(privateone-on-one)communicationsmayoccurconcerningthelandusedecision.TheDoctrineappliesnotonlytotheinitialdecision,buttoAppealstotheHearingExamineraswell.Allcommunicationsafterthedecision/approvaldatemustbemadeinwritingthroughtheHearingExaminer.AllcommunicationsarepublicrecordandthispermitsallinterestedpartiestoAdminReport—SidhuShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSIDHUSHORTPLATLUA15-000558,ECF,SHPL-A,MODReportofiune17,2016Page22of22knowthecontentsofthecommunicationandwouldallowthemtoopenlyrebuttheevidenceinwriting.AnyviolationofthisdoctrinecouldresultintheinvalidationoftheappealbytheCourt.AdminReport—SidhuShortPlot CITYOFRENTONDEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTADMINISTRATIVEREPORTANDDECISIONEXHIBITSProjectNumber:LUA15-000558,ECF,SHPL-A,MODIDateofDecisionIStaffContactProjectContactIProjectLocationJune17,2016ClarkH.CloseIMarkX.Plog,PlogConsulting,223s19thSt,SeniorPlanner5628AirportWayS#144,IRentonWA98O5SSeattle,WA98108Exhibits:Exhibit1ERCReportExhibit2NeighborhoodDetailMapExhibit3BoundarySurveyExhibit4BoundaryandTopographicSurveyMapExhibitSShortPlatLayout,TreeRemovalandTreeRetentionPlanExhibit6Road,LandscapeandGradingPlanExhibit7DrainageandUtilityPlanExhibit8StreetandDrivewayProfilesExhibit9GeotechnicalEngineeringStudypreparedbyEarthSolutionsNW,LLC(datedNovember7,2014)Exhibit10UpdatedGeotechnicalEngineeringStudypreparedbyEarthSolutionsNW,LLC(datedMarch11,2016)Exhibit11PreliminaryCoalMineHazardAssessmentbyIcicleCreekEngineers,Inc.(datedOctober21,2015)Exhibit12StormDrainageDesign,TechnicalInformationReport,andLevel1AnalysispreparedbyPlogConsulting(reviseddateJuly3,2015)Exhibit13ArboristReportpreparedbyTreeSolutionsInc.(datedMay12,2015)Exhibit14ConstructionMitigationDescriptionExhibit15AdvisoryNotestoApplicantExhibit16RentonSchoolDistrictCapacityExhibit17StreetModificationRequestExhibit18Environmental“SEPA”Determination,ERCMitigationMeasuresandAdvisoryNotesExhibit19CI-73(Revised)ResidentialBuildingHeightProjectName:SidhuShortPlatCITYOFaenton0 CtTYOFJZT—‘RentonENVIRONMENTALREVIEWCOMMITTEEREPORTERCMEETINGDATE:June13,2016AvailableUponRequestProjectName:SidhuShortPlatProjectNumber:LUA15-000558,ECF,SHPL-A,MODProjectManager:ClarkH.Close,SeniorPlannerOwner/Applicant:SidhuHarminder,10618SE240thSuite203,Kent,WA98031Contact:MarkX.Plog,PlogConsulting,5628AirportWayS#144,Seattle,WA98108ProjectLocation:223S19thSt(APN’s7222000511and7222000512)Project5ummary:Theapplicantisrequestingapprovalofa3-lotshortplat,SEPAEnvironmentalReviewandastreetmodificationforthefuturedevelopmentoftwo(2)newsingle-familyhomes.Theprojectsiteconsistsoftwoexistingparcelsthattotal28,500SF(0.65acres).TheexistinglotsarelocatedattheSWcornerofLakeAveSandS19thStwithintheResidential-6dwellingunitsperacre(R-6)zone.Theprojectwouldretaintheexistingresidentialstructureat223S19thStreet.Theproposednewlotswouldrangeinsizefrom8,886SFto10,467SFinareawithanaveragelotsizeof9,500SF.Theresidentialdensitywouldbe5.15dwellingunitspernetacre.AccesstothethreenewparcelswouldbeviaindividualdrivewayapproachesfromS19thStreet.Half-streetfrontageimprovementswillbecompletedalongS19thStreet.Thesiteincludes3,120SFofsteepslopearea.Thereare26treesonsiteand13areproposedtoberetained.Thesitetopographyisrelativelylevelwithinthedevelopedareaoftheexistingresidenceanddescendsfromtheexistingresidencetothewestandsouth.Therearetwoareasonthesitewheretheslopesexceed40%.Theproposeddrainagesystemwouldconnecttoimpervioussurfacestoinfiltrationfacilities(drywells)withoverflowtothetightlinesystemthatconveysflowtothedownhillwetland.Exist.Bldg.AreaSF:1,930SFProposedNewBldg.Area(footprint):N/AProposedNewBldg.Area(gross):N/ASiteArea:28,500SF(0.65acres)TotalBuildingAreaGSF:N/ASTAFFRECOMMENDATION:StaffRecommendsthattheEnvironmentalReviewCommitteeissueaDeterminationofNonsignificance-Mitigated(DNS-M).Project__ _ _ _ _ _ _Exhibit1 w 1/2,XI 1/4,Xt 2,TWP 24N,RN BE,W.M. SIDHU SHORT PLAT )RT PLAT 223 S 19TH STREET,RENTON,WA 98055 COVERSHEET .:..DATUM&cONT0UREThRVAL LEGAL DESCRIPTION flCnNFORIby i::’X1 CONSULF9NGSurvey-Cavil Structural Exhibit 2 \ \\—— _\‘ \— j —— I ‘IiEI ;:6;1: CONSULTING F(206)457-4469 ‘“‘ I Survey -Cv,I -5twctuaI P1°gconsutrng.com -------- ___ I ---L ----:I a E”“__ \Mz *W ---- “\ \ __ 4 &_ a I 562BArportWayS S Suite 144wSeattle,W598105 P206)4207130 CONSULTING F)206)457-4469 5a(ay-Cw4 Statual pbgonsulttng.Ca a 36 . 11 SIDHU SHORT PLAT 223 S 19TH STREET,RENTON,WA 98055 BOUNDARY ANDTOPOGRAPHICSURVEY TREER]ENTON NOTES I ==j=* I’ /I r-——————2B ‘ Exhibit 5 .. , .:$).&DSH HL: —-- :z • I0 ___\- ______L - __________________ - I ,EM [[—r /TREE TABLE I ,,c ‘;/;i ,“/.,.,/.* I ?<f ‘/‘.,-1 *‘I,—-s “:1 :4 ,,,‘-— r an m — N / .‘— RPHICAtEI .-.--“-.,,.“t I;I LOT I LOT 2 ;L ,,•:! : II :.; ,.: I ./III • Il. $. - —I •.—————-,:: “. PN7222O5I1 I IIIIIIIIIIII,IIIIIIIIIIII:I 1 II25’BBL I LOT 3 /•‘ 7,,.. I iIiEI CONSUL.TtN&F2o457-4469 Suvey-CI-Stwctual pIOgcOflSuItUlq.com , ,1 SEE GAPHC A CITY OF SIDHU SHORT PLAT [i2O15 REN TON 223S 19TH STREET,RENTON,WA 98055 DATUM PIig/Bdg/Pb Wk DpI.PROPOSED SHORT PLATLAYOUT ANDTREEREMOVAURETENTION PLAN 4INININtSi 0 -- \r\\\ :;E j9THSflSTA4.OO77L I. - rL-&- ([ME yE .:::-/TII (7 C ----- s ---------------- L ,t:H LOTJ ,;a1 i 7 t LOT2 I ; ,/i /;; _ ill/ti,,/ . /LOT3 ,,,I (f9147SF, :•,/grH‘\<)(fl ):L 1iIE1 CONS U ITING Survey-CvI-Structual 5628ArportWay S Suite144Seattle,WA9810$P206)4207130 F 206)4574469 p1091011501t1fl9.COm ‘9 — 3 BY Exhibit 6 GRAPOC CITY OF SIDHU SHORT PLAT [/2015 4/MB ;1 REN TON 223 S 19TH STREET,RENTON,WA98055 DAYE APPR :;:F;;H DATUM P6YYYg/BIdYq/Pb%WYB 0 ROAD,LANDSCAPE AND GRADING PLAN II—ININININI o22—————————75:BsLj_s_--L::-NVcP.\2O14\O3O—14J1lShtPI\PPh,&yShtPtO3O—1O.dg12/11/2014PROJECtNAME•L_d:g4 a Gt ;jj VERTiAt SCALE I ‘1 ViTI 562BArportWays I k’A.’]P2O6)42O7i3O CONSUUflNG F(2O)457-4469 Survey-C’viI-Structural PlOgCOflSuISng.com EreCMPW92li PREPAREDFORMR.NIRMALPANNUNovember7,2014Keven0.Hoffmann,Eli.StaffEngineerEntireDocumentAvailableUponRequestGEOTECHNICALENGINEERINGSTUDYPROPOSEDRESIDENTIALSHORTPLAT223SOUTH191HSTREETRENTON,WASHINGTONES-3585EarthSolutionsNW,LLC1805—136thPlaceNortheast,Suite201Beltevue,Washington98005Phone:425-449-4704Fax:425-449-4711TollFree:_866-336-8710Exhibit9RaymondACogtas,P.E.Principal 7\PREPAREDFORMR.NIRMALPANNUMatch11,2016KevenD.Hoffmann,EIJ.ProjectEngineerPrincipalUPDATEDGEOTECHNICALENGINEERINGSTUDYPROPOSEDRESIDENTIALSHORTPLAT223SOUTH19THSTREETRENTON,WASHINGTONES-3585.O1EarthSolutionsNW,LLC1805—136thPlaceNortheast,Suite201Bellevue,Washington98005Phone:425449-4704Fax:425-449-4711TollFree:_866-336-8710IhibitI110]EntireDocumentAvailableUponRequestRaymondA.Coglas,P.E. ReportGeologicalEngineeringConsultationPreliminaryCoalMineHazardAssessmentKingCountyParcelNos.722200-0511and722200-0512223South19thStreetRenton,WashingtonOctober21,2015ICEFileNo.1170-001PreparedFor:HerminderSidhuPreparedBy:IcicleCreekEngineers,Inc.Exhibit11EntireDocumentAvailableUponRequest CONSULTINGSurvey-Civil-Structural562$AirportWay5,Suite144Seattle,WA9810$P(206)420-7130F(206)457-4469plogconsultingcomSidhuShortPlat223S19thst,Renton,WashingtonStormDrainageDesignTechnicalInformationReport&LevelIAnalysisFor:HarminderSidhu10618SE240thS,Suite203Kent,WA98031PLOGProjectNo.14-040$i44I4:;.(‘0319(6.•Ik/;_ar1-*EXPIRESPreparedby:MarkX.Plog,P.E.SidhuShortPlat—TIR7/3/2015EntireDocumentAvailableUponRequestDateDescription2-26-2015ReadyforSubmittalRevisions:Exhibit12Page1of16 TreeSolutionsInctcnsultinqArboristsProjectNo.T5-4793SummaryArboristReport...TO:HarminderSidhu,andMarkandMeganPlog,PlogConsultingEntireDocumentSITE:SidhuShortPlat;223South19thSt.RentonWA98055AvailableUponRequestRE:ArboristReportDATE:May12,2015PREPAREDBY:SeanDugan,ASCARegisteredConsultingArborist#457ISABoardCertifiedMasterArborist#PN-5459BISAQualifiedTreeRiskAssessorSummaryTwenty-six(26)treeswereassessedontwoparcelsthatarebeingproposedforshortplatdevelopment.Allbutfour(4)treesareinfairtogoodhealthyand/orstructure.ALandscapeDevelopmentPermitoraRoutineVegetationManagementPermitwillbeneededtoremovethreeofthepoorhealth/structuretreesastheymeetthecity’sdefinitionofaLandmarktreeorarelocatedinanenvironmentalcriticalarea.FiveadditionaltreesareproposedforremovalthatareoutsideoftheECAandROW.Additionaltreesmaybeinpoorstructuralcondition,however,myobservationofthetreeswassignificantlylimitedbythepresenceofathickdenseEnglishivyvinelayer.Removingthesevineswillbeneedediffurtherassessmentisdesired.Eleventrees,includingafewoffsitetrees,werenotlocatedonthesitesurvey.Thesetreesshouldbeaddedintofuturesitedesignplans.Treessharedwithadjacentpropertyownerswillrequirepermissionfrombothpartiesiftheyaredesiredtoberemoved.Assignment&ScopeofReportThisreportoutlinesthesiteinspectionbySeanDuganofTreeSolutionslnc,madeonApril20,2015.Iwasaskedtovisitthejobsiteandcollectdataonalltreestwoinchesindiameterorgreater,andtoprovideasummaryreportincludingfindingsandmanagementrecommendations.MeganPlog,representingtheowneroftheproperty,requestedtheseservicestobeusedforprojectplanning.Thetreesize,species,healthandstructuralconditionandrelatednotesandrecommendationsforeachtreecanbefoundintheattachedTreeInventory.AsitemapwithtreelocationscanbefoundintheattachedMarked-upSiteSurvey.LimitsofassignmentcanbefoundinAppendixA.MethodscanbefoundinAppendixB.AdditionalassumptionsandlimitingconditionscanbefoundinAppendixC.Exhibit132940WesttakeAveN(Suite200)Seattle,WA98109Phone206528A670wwwtreesoRitionsnet 5628AirportWaySSuite1441Seattle,WA98108P(206)420-7130F(206)457-4469CoFilSULTINGplogconsulting.comSurvey-Civil-StructuralMarch6,2015RentonShortPlat—ConstructionMitigationSidhuShortPlatTaxParcels:722200—0511and722200—0512Address:22351gth5,Renton,WANarrative.Constructionwilltakeplaceuponapprovalofthefinalengineeringplans.Appropriateerosioncontrolmeasurewillbetakenasrequireddependingonthetimeofyear.IIconstructionistooccurinthewetseason,awetweatherTESCplanwillbeprovided..ThehoursanddaysofoperationshallbeperCityordinanceforconstructionactivities.Nospecialworkdaysorhourswillberequested..AdetailedandcomprehensiveTESCplanwillbeprovidedwiththeconstructionplans.Nomajorexcavationorfillisanticipatedforthissite..Thisisalowvolumeresidentialstreet.Trafficcontrolwillbeaddressedbythecontractoratthetimeofconstruction.Bestregards,PLOGConst4fIngIncMarkX.Plog,PE,P15PresidentExhibiti14]SidhuShortPlatMarch6,2015Page1of1 ADVISORYNOTESTOAPPLICANTLUAI5-000558—--—--——“RentonApplicationDate:July20,2015SiteAddress:223S19thStName:SidhuShortPlatRenton,WA98055-3350PLAN-PlanningReview-LandUseVersion1IApril22,2016EngineeringReviewCommentsContact:KamranYazdidoostI425-430-7382jkyazdidoostrentonwagovRecommendations:EXISTINGCONDITIONSWATERWaterservicewillbeprovidedbytheCityofRenton.SEWERSewerservicewillbeprovidedbytheCityofRenton.STORMThereisstormconveyancesysteminS19THStreet.STREETSTherearenofrontageimprovements.CODEREQUIREMENTS:WATERI.TheproposeddevelopmentiswithintheCityofRenton’swaterserviceareaandinthe350hydrulicpressurezone.2.Thereisanexisting8inchwatermainin19THStreet.3.Thestaticwaterpressureisabout64psiatgroundelevationof100feet.4.Installationofanewfirehydrantconnectingtotheexisting8inchlineandthehydrantmustbewithin300feetofeachlot.5.Thereisanexisting3/4inchwatermeterservingtheexistingdwellingonthesubjectproperty.6.Aseparatedomesticwaterserviceandmeterwillberequiredforthenewlotspriortotherecordingoftheshortplat.Themeterwillbeconnectedtotheexisting8inchwatermainin19THStreet.7.Thedevelopmentissubjecttothewatersystemdevelopmentchargeof$3090.00andofthe3/4inchwatermeterinstallationchargeof$3,347.50forthenewlot.SEWERI.SewerserviceisprovidedbytheCityofRenton.Sincethe8”sewermainextendedonfrontoftheproperty,extensionofthe8inchmaininS19THStreetisnotrequired.2.Iftheexistinghomeiscurrentlyonasepticsystem,itwillberequiredtobeabandonedinaccordancewithKingCountyDepartmentofHealth.3.Thesystemdevelopmentfeeforsewerisbasedonthesizeofthenewdomesticwatertoservethenewhomesonthenewlots.Sewerfeefora¾inchwatermeterinstallis$2135.4.SeparatesidesewerstubstoeachbuildinglotisrequiredpriortorecordingoftheShortPlat.SURFACEWATERI.AdrainageplandatedJun25,2015,anddrainagereportdatedFebruary26,2015wassubmittedbyPLOGConsulting,SurveyCivilStructural.Theproposed3lotsubdivision,zonedR8,issubjecttoFullDrainageReviewinaccordancewiththe2009KingCountySurfaceWaterManualandCityofRentonAmendmentstotheKCSWM,Chapters1and2.BasedontheCity’sflowcontrolmap,thissitefallswithintheFlowControlDurationStandard,ForestedCondition.FlowcontrolBMPSrequiredforthisprojectperCityofRentonAmendmentstoKingCountyStormWaterDesignManualsection1.2.3.3.2.Surfacewaterrunoffcreatedbythisdevelopmentwillbecollectedandconveyedtolimitedinfiltrationtrenches/drywelllocatedinsidetheshortplat.AnEPAfallingheadinfiltrationtestisrequiredforproposeddesignedinfiltrationtrenches/drywellperCityofRentonAmendmentstoKingCountyStormwaterdesignmanual.3.TheprojectissubjecttoaLevelIdownstreamanalysisfora1,4milefromtheprojectsite,inaccordanceofsection1.2.2.1oftheKingCountySurfaceWaterDesignManualasamendedbytheCityofRenton.4.Infiltrationtrenches/drywellsareproposedintheTIRforeachlot.Infiltrationtrenches/drywellsmustbedesignandlocateperCityofRentonAmendmentstoKingCountyStormWaterDesignManualAppendixCsections5.4andC.2.2.3.Newdrivewaysmustbeaddedtopollutiongeneratingimpervioussurfacearea.5.Ageotechnicalreport,datedNovember7,2014wassubmittedbyEarthSolutionsNWLLC.Thefieldstudyincluded7explorationpitsonthe0.65acresite.Theseexplorationpitsweredugupto10feetinfillandnative’ssoil.Nogroundwaterwasencountered.Soiltypeencounteredissiltysand(USCS:SM)andsiltwithsand(USCS:ML).6.Surfacewatersystemdevelopmentfeeis$1350.00pernewlot.Feesarepayablepriortoissuanceoftheconstructionpermit.TRANSPORTATION/STREETExhibitRan:JuneO8,201615Pagelof4 ADVISORYNOTESTOAPPLICANTLUAI5-000558—----------Renton0PLAN-PlanningReview-LandUseVersion1IApril22,2016EngineeringReviewCommentsContact:KamranYazdidoostI425-430-7382IkyazdidoostrentonwagovI.ThisprojectfrontsS19THStreet.StreetimprovementsforthisprojectmustmeetthecityofRentonStreetstandards.2.Thecurrenttransportationimpactfeerateis$2,214.44pernewsinglefamilyhome.Thetransportationimpactfeethatiscurrentatthetimeofbuildingpermitapplicationwillbelevied.Paymentofthetransportationimpactfeeisdueatthetimeofissuanceofthebuildingpermit.3.ExistingrightofwaywidthinthissectionofS19THStreetisapproximately60feet.S19THStreetisclassifiedasaresidentialaccessstreet.TomeettheCity’scompletestreetstandardsforresidentialstreets,streetimprovementsincluding,butnotlimitedto13feetofpavingfromcenterline,curbandgutter,an8footplanterstrip,a5footsidewalk,andstormdrainageimprovementsarerequiredtobeconstructedintherightofwayfrontingthesiteperCitycode46060.RightofwaydedicationisnotrequiredatthissectionofSI9THStreet.GENERALCOMMENTSI.Separatepermitsandfeesforwater,sewer,andstormconnectionswillberequired.2.Allconstructionutilitypermitsfordrainageandstreetimprovementswillrequireseparateplansubmittals.AllutilityplansshallconformtotheRentonDraftingStandards.AlicensedCivilEngineershallpreparethecivilplans.3.Rockeriesorretainingwallsgreaterthan4feetinheightwillberequireaseparatebuildingpermit.Structuralcalculationsandplansshallbesubmittedforreviewbyalicensedengineer.SpecialInspectionisrequired.4.Atreeremovalandtreeretention/protectionplanandaseparatelandscapeplanshallbeincludedwiththecivilplansubmittal.PLANREVIEWRECOMMENDEDCONDITIONSI.FlowcontrolBMPSrequiredforthisprojectperCityofRentonAmendmentstoKingCountyStormWaterDesignManualsectionI.2.3.3.2.AnEPAfallingheadinfiltrationtestisrequiredforproposeddesignedinfiltrationtrenches/drywellsperCityofRentonAmendmentstoKingCountyStormWaterDesignManual.3.Newdrivewaysareamustbeincludedtopollutiongeneratingimpervioussurfacearea.4.Infiltrationtrenches/drywellsmustbedesignandlocateperCityofRentonAmendmentstoKingCountyStormWaterDesignManualsectionsC.2.2.3and5.4.5.LevelIdownstreamanalysisisrequiredinaccordancewithsection1.2.2.1oftheKingCountySurfaceWaterDesignManualasamendedbytheCityofRenton.6.PerGeotechreport,duetotheloosetomediumdenseconsistencyoftheexistingfilldeposits,aswellasthepresenceoforganicanddeleteriousmaterial,soilcavities,andburieddebris,itisouropiniondevelopmentwithinthewesterntaxparcelwouldrequiretheuseofdeepfoundations,suchaspipepiles,inordertoprovideadequatesupportforproposedstructures.Additionaltestingofexistingfillsoils,primarilyfromanenvironmentalstandpoint,wouldbeprudentasprojectplansdevelop.7.ExistingrightofwaywidthinthissectionofS19THStreetisapproximately60feet.S19THStreetisclassifiedasaresidentialaccessstreet.TomeettheCity’scompletestreetstandardsforresidentialstreets,streetimprovementsincluding,butnotlimitedto13feetofpavingfromcenterline,curbandgutter,an8footplanterstrip,a5footsidewalk,andstormdrainageimprovementsarerequiredtobeconstructedintherightofwayfrontingthesiteperCitycode46060.RightofwaydedicationisnotrequiredatthissectionofS19THStreet.CommunityServicesReviewCommentsContact:LeslieBetlachI425-430-6619ILBetlachrentonwa.govRecommendations:I.ParksImpactFeeperOrdinance5670applies.Recommendations:2.Streettreesshallbespeciesthatachieveasmallheightduetooverheadutilities.Recommendonlytwostreettrees,insteadofthreeasproposed.Recommendations:3.Plantingstripincreasepervioussurfacesbyeliminatingconcreteoneithersideofdrivewayapproaches,wherepossible.Recommendations:4.Streetlightinganexistingpowerpoleisnotshownontheplans.TechnicalServicesCommentsContact:AmandaAskrenI425-430-7369jaaskrenrentonwa.govRecommendations:TechnicalServicesReview—ReviewDate8/11/2015Titlereportprovideddoesnotincludebothpropertiesfortheshortplat.Pleaseprovide.Sheet2Comments—BoundarySurvey:Ran:June08,2016Page2of4 ADVISORYNOTESTOAPPLICANTLUAI5-000558—---—--——‘Renton0PLAN-PlanningReview-LandUseVersion1IApril22,2016TechnicalServicesCommentsContact:AmandaAskrenI425-430-7369Iaaskrenrentonwa.gov.Surveynotesarecutoffandillegible..Textonsomeitemsdoesnotmeetminimumrequirements..Nolegendprovided..Overlappingtextandlineworkmakesomeinformationillegible..Stationingprovidedappearstobeincomplete..Surveyorstampnotincluded..Symbolsizesareinconsistent.Sheet3Comments—BoundaryandTopographicSurvey:.Dimensiontextforimprovementsillegible..Nolegendprovided..Overlappingtextandlineworkmakesomeinformationillegible..Surveyorstampnotincluded.Sheet6Comments—ProposedShortPlatLayout:.Overlappingtextandlineworkmakesomeinformationillegible..Inconsistenttextsizes..Appearstheexistinghousewillstay;howeverproposedlotlinesrunthroughexistingimprovements.FireReview-BuildingCommentsContact:CoreyThomasr425-430-7024Icthomas@rentonwa.govRecommendations:EnvironmentalImpactComments:I.Thefiremitigationimpactfeesarecurrentlyapplicableattherateof$495.10persinglefamilyunit.Thisfeeispaidatthetimeofbuildingpermitissuance.Creditwouldbegrantedfortheoneexistinghometoberetained.CodeRelatedComments:I.ThefireflowrequirementforasinglefamilyhomeisI000gpmminimumfordwellingsupto3600squarefeet(includinggarageandbasements).Ifthedwellingexceeds3,600squarefeet,aminimumofI500gpmfireflowwouldberequired.Aminimumofonefirehydrantisrequiredwithin300feetoftheproposedbuildingsandtwohydrantsifthefireflowgoesuptoI500gpm.Existingfirehydrantscanbecountedtowardtherequirementsaslongastheymeetcurrentcodeincluding5inchstorzfittingsofwhichthereisonehydrantthatdoesandiswithin300feetofallproposedhomes.Asecondnewhydrantwouldbeneedediflargerhomesareproposed.2.Firedepartmentapparatusaccessroadwaysarerequiredtobeaminimumof20feetwidefullypaved,with25feetinsideand45feetoutsideturningradius.Fireaccessroadwaysshallbeconstructedtosupporta30tonvehiclewith75psipointloading.Accessisrequiredwithin150feetofallpointsonthebuildinqs.Maximumslopeis15percent.PlanningReviewCommentsContact:ClarkCloseI425-430-7289Iccloserentonwa.govI.ConductanIndependentSecondaryReviewofthesubmittedGeotechnicalEngineeringStudypreparedbyEarthSolutionsNW,LLC(datedNovember7,2014)fortheeffectivenessofanyproposedmitigatingmeasuresorprograms,asallowedbyRMC43050F.6.2.ThesubmittedGeotechnicalEngineeringStudypreparedbyEarthSolutionsNW,LLC(datedNovember7,2014)shouldexpounduponthevulnerabilityandpotentialsettlementimpactsasitpertainstoproposeddrivewaysinthebuildingsetbackandutilitiesproposedforthenewlots.3.CompleteananalysisonCoalMineHazardsintheareapursuanttoRMC48120D.7.G.GeotechnicalReport,CoalmineMedium.4.Drivewayprofilestoensuretheslopeofthedrivewaydoesnotexceedfifteenpercent(15%).Amodificationrequestfromthecodewouldberequiredifthedrivewaytotheexistingdevelopedlotexceeds15%.PolicePlanReviewCommentsContact:HollyTraderI425-430-7519Ihtraderrentonwa.govRecommendations:Minimalimpactonpoliceservices.Ran:June08,2016Page3of4 ADVISORYNOTESTOAPPLICANTCITYOFLUAI5-000558—--------—-RentonPLAN-PlanningReview-LandUseVersion2PlanningReviewCommentsContact:ClackCloseI425-430-72891cclose@centonwa.govIConductanIndependentSecondaryReviewofthesubmittedGeotechnicalEngineeringStudypreparedbyEarthSolutionsNW,LLC(datedNovember7,2014)fortheeffectivenessofanyproposedmitigatingmeasuresorprograms,asallowedbyRMC43050F6.2.ThesubmittedGeotechnicalEngineeringStudypreparedbyEarthSolutionsNW,LLC(datedNovember7,2014)shouldexpounduponthevulnerabilityandpotentialsettlementimpactsasitpertainstoproposeddrivewaysinthebuildingsetbackandutilitiesproposedforthenewlots.3.CompleteananalysisonCoalMineHazardsintheareapursuanttoRMC48120D.7.G.GeotechnicalReport,CoalmineMedium.4.Drivewayprofilestoensuretheslopeofthedrivewaydoesnotexceedfifteenpercent(15%).Amodificationrequestfromthecodewouldberequiredifthedrivewaytotheexistingdevelopedlotexceeds15%.Ran:June08,2016Page4of4 ClarkCloseFrom:RandyMatheson<randy.matheson@rentonschools.us>Sent:Monday,August10,201510:00AMTo:SabrinaMiranteCc:ClarkCloseSubject:RE:NoticeofApplication-SidhuShortPlat-LUA15-000558,ECF,SHPL-ASeeinfoinredbelow.(Greatcatchingupwithyoutoday.)RandyMatheson,ExecutiveDirector,CommunityRelationsRentonSchoolDistrictI300SW7thStreet,RentonWA98057I425.204.23451randymatheson@rentonschools.uswww.rentonschools.usIIft?nton.From:SabrinaMirante{mailto:SMirante@Rentonwa.gov]Sent:Monday,August10,20159:55AMTo:RandyMatheson<randy.matheson@rentonschools.us>Cc:ClarkClose<CCloseRentonwa.gov>Subject:NoticeofApplication-SidhuShortPlat-LUA15-000558,ECF,SHPL-AGreattalkingtoyouRandy!Thankyousomuch,SCHOOLINFORMATIONREQUESTSubject:SidhuShortPlatLUA15-000558,ECF,SHPL-ATheCityofRenton’sDepartmentofCommunityandEconomicDevelopment(CEO)hasreceivedanapplicationforashortplatlocatedat223S19ths•PleaseseetheattachedNoticeofApplicationforfurtherdetails.Inordertoprocessthisapplication,CEOneedstoknowwhichRentonschoolswouldbeattendedbychildrenlivinginresidencesatthelocationindicatedabove.Pleasefillintheappropriateschoolsonthelistbelowandreturnthislettertomyattention,CityofRenton,CED,PlanningDivision,1055SouthGradyWay,Renton,Washington98057orfaxto(425)430-7300,byAugust7,2015.ElementarySchool:TalbotHillElementarySchool:withinwalkingdistance:noschoolbustransportationprovided.MiddleSchool:DimmittMiddleSchool:schoolbustransportationprovided.HighSchool:RentonHighSchool:schoolbustransportationprovided.Willtheschoolsyouhaveindicatedbeabletohandletheimpactoftheadditionalstudentsestimatedtocomefromtheproposeddevelopment?Yes_YESNo_______AnyComments:Exhibit16 LaCONSULTINGSurvey-Civil-StructuralRentonShortPlat—ModificationJustificationSidhuShortPlatTaxParcets:722200—05J1and722200—0512Address:223S1gth5,Renton,WAExistingPropertyOverviewProjectName:SidhuShortPtatProjectSize:28,500SFProjectLocation:223S19thRentonSubjectParcelZoning:R—8(rezonedtoR—6)CurrentUse:SinglefamilyresidentialExistingImprovements:Twostorybrickhome,1,930SFSpecialsitefeatures:Steepslopes,3120SFProposedDevelopmentSummaryNumberofLots:3singlefamilylotsMinimumProposedlOtSize:8,866SFMaximumProposedLotSize:11.250SFAccess:AlllotsfrontonexistingpublicrightofwayJustificationofModification5628AIrportWay5,Suite144Seattle,WA98103p(206)420-7130F(206)457-4469plogconsultlng.comThisJustificationofModificationisinregardstothestreetimprovementsproposedforthisshortptat.Theimprovementsdonotfalldirectlyalongthepropertylines,butinsteadcurveastheexistingstreetcurves.Werequestgrantingthismodificationbasedonthefollowingfacts:1)TherearenofurtherdevelopableparcelsalongSW19”Streetthatwouldmakeuseofanyextensionoftherightofway.2)Steepslopesmakedevelopmentoftheroadatongthefullfrontageimpossible.3)SW1gthSdeadendsatanoaccessportionofahighwayrightofway.4)ProposedimprovementsstillmeetCityCode.BestregardsRECEIVEDSidhuShortPlat—ModificationJustificationJuly5,2015Exhibit17JUL20?Ji15rr%øf1MarkX.Plog,PE, DenisLawMayorJune16,2016CityofLL:r<‘r!IrrI-%__Community&EconomicDevelopmentDepartmentC,E1ChipuVincent,AdministratorWashingtonStateDepartmentofEcologyEnvironmentalReviewSectionP0Box47703Olympia,WA98504-7703Subject:ENVIRONMENTAL(SEPA)THRESHOLDDETERMINATIONTransmittedherewithisacopyoftheEnvironmentalDeterminationforthefollowingprojectreviewedbytheEnvironmentalReviewCommittee(ERC)onJune13,2016:SEPADETERMINATION:PROJECTNAME:PROJECTNUMBER:DeterminationofNon-SignificanceMitigatedfDNSM)SidhuShortPlatLUA15-000558,SHPL-A,MODAppealsoftheenvironmentaldeterminationmustbefiledinwritingonorbefore5:00p.m.onJuly1,2016,togetherwiththerequiredfeewith:HearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.AppealstotheExamineraregovernedbyRMC4-8-110andinformationregardingtheappealprocessmaybeobtainedfromtheCityClerk’sOffice,(425)430-6510.PleaserefertotheenclosedNoticeofEnvironmentalDeterminationforcompletedetails.lfyouhavequestions,pleasecallmeat(425)430-7289.fortheEnvironmentalReviewCommittee,%ClarkHCloseSeniorPlannerEnclosurecc:KingCountyWastewaterTreatmentDivisionBoydPowers,DepartmentofNaturalResourcesKarenWalter,Fisheries,MuckleshootIndianTribeMelissaCalvert,MuckleshootCulturalResourcesProgramGretchenKaehler,OfficeofArchaeology&HistoricPreservationExhibit18RaminPazooki,WSDOT,NWRegIonLarryFisher,WDFWDuwamishTribalOfficeusArmyCorp.ofEngineersRentonCityHall‘1055SouthGradyWay•Renton,Washington98057rentonwa.gov DEPARTMENTOfCOMMUNITYnton0ANDECONOMiCDEVELOPMENTENVIRONMENTAL(SEPA)DETERMINATIONOFNON-SIGNIFiCANCE-MITIGATEDfDNS-M)PROJECTNUMBER:LUAI5-000558,ECF,SHPL-A,MODAPPLICANT:SidhuHarminder,10618SE240th5,Suite203,Kent,WA98031PROJECTNAME:SidhuShortPlatPROJECTDESCRIPTION:Theapplicantisrequestingapprovalofa3-lotshortplat,SEPAEnvironmentalReviewandaStreetmodificationforthefuturedevelopmentoftwo(2)newsingle-familyhomes.Theprojectsiteconsistsoftwoexistingparcelsthattotal28,500SF(0.65acres).TheexistinglotsarelocatedattheSWcornerofLakeAveSandS19thStwithintheResidential-6dwellingunitsperacre(R-6)zone.Theprojectwouldretaintheexistingresidentialstructureat223S19thStreet,Theproposednewlotswouldrangeinsizefrom8,886SFto10,467SFinareawithanaveragelotsizeof9,500SF.Theresidentialdensitywouldbe5.15dwellingunitspernetacre.AccesstothethreenewparcelswouldbeviaindividualdrivewayapproachesfromS19thStreet.Half-streetfrontageimprovementswillbecompletedalongS19thStreet.Thesiteincludes3,120SFofsteepslopearea.Thereare26treesonsiteand13areproposedtoberetained.Thesitetopographyisrelativelylevelwithinthedevelopedareaoftheexistingresidenceanddescendsfromtheexistingresidencetothewestandsouth.Therearetwoareasonthesitewheretheslopesexceed40%.Theproposeddrainagesystemwouldconnecttoimpervioussurfacestoinfiltrationfacilities(drywells)withoverflowtothetightllnesystemthatconveysflowtothedownhillwetland.PROJECTLOCATION:223519thStfAPN’s7222000511and7222000512)LEADAGENCY:CityofRentonEnvironmentalReviewCommitteeDepartmentofCommunity&EconomicDevelopmentTheCityofRentonEnvironmentalReviewCommitteehasdeterminedthatitdoesnothaveaprobablesignificantadverseimpactontheenvironment.AnEnvironmentalImpactStatement(EIS)isnotrequiredunderRCW43.21C.030(2)(c).ConditionswereimposedasmitigationmeasuresbytheEnvironmentalReviewCommitteeundertheirauthorityofSection4-9-070DRentonMunicipalCode.Theseconditionsarenecessarytomitigateenvironmentalimpactsidentifiedduringtheenvironmentalreviewprocess.Becauseotheragenciesofjurisdictionmaybeinvolved,theleadagencywillnotactonthisproposalforfourteen(14)days.Appealsoftheenvironmentaldeterminationmustbefiledinwritingonorbefore5:00p.m.onJuly1,2016.Appealsmustbefiledinwritingtogetherwiththerequiredfeewith:HearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.AppealstotheExamineraregovernedbyRMC4-8-110andmoreinformationmaybeobtainedfromtheRentonCityClerk’sOffice,(425)430-6510. DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTPUBLICATIONDATE:DATEOFDECISION:JUNE17,2016JUNE13,2016---——--‘Renton0SIGNATURES:-MM.-GreggZimt%ma,XdministratorPublicWorksDepartmentkyyme,äiatorCommunityServicesDepartmentqi;)tDate..pMarkPeterson,AdministratorFire&EmergencyServices-‘%%fC.E.“Chip”Vincent,AdministratorDateDepartmentofCommunity&EconomicDevelopmentDate-Date CITYOFANDECONOMICDEVELOPMENTRfltOflDETERMINATIONOFNON-SIGN1FICANCEMITIGATEDfDNSM)MITIGATIONMEASURESANDADVISORYNOTESPROJECTNUMBER:LUA15-000558,SHPL-A,MODAPPLICANT:SidhuHarminderPROJECTNAME:SidhuShortPlatPROJECTDESCRIPTION:Theapplicantisrequestingapprovalofa3-lotshortplat,SEPAEnvironmentalReviewandastreetmodificationforthefuturedevelopmentoftwo(2)newsingle-familyhomes.Theprojectsiteconsistsoftwoexistingparcelsthattotal28,500SF(0.65acres).TheexistinglotsarelocatedattheSWcornerofLakeAveSandS19thStwithintheResidential-6dwellingunitsperacre(R-6)zone.Theprojectwouldretaintheexistingresidentialstructureat223519thStreet.Theproposednewlotswouldrangeinsizefrom8,886SFto10,467SFinareawithanaveragelotsizeof9,500SF.Theresidentialdensitywouldbe5.15dwellingunitspernetacre.AccesstothethreenewparcelswouldbeviaindividualdrivewayapproachesfromS19thStreet.Half-streetfrontageimprovementswillbecompletedalongS19thStreet.Thesiteincludes3,120SFofsteepslopearea.Thereare26treesonsiteand13areproposedtoberetained.Thesitetopographyisrelativelylevelwithinthedevelopedareaoftheexistingresidenceanddescendsfromtheexistingresidencetothewestandsouth.Therearetwoareasonthesitewheretheslopesexceed40%.Theproposeddrainagesystemwouldconnecttoimpervioussurfacestoinfiltrationfacilities(drywells)withoverflowtothetightlinesystemthatconveysflowtothedownhillwetland.PROJECTLOCATION:223S19thfAPN’s7222000511and7222000512)LEADAGENCY:TheCityofRentonDepartmentofCommunity&EconomicDevelopmentPlanningDivisionMITIGATIONMEASURES:1.TheapplicantshallcomplywiththerecommendationsincludedintheupdatedGeotechnicalEngineeringStudy,preparedbyEarthSolutionsNW,LLCdatedMarch11,2016.2.Theapplicantshallprovidedrilledpierfoundations(12or16inchesindiameter)withintheexistingloosefillsalongthewesternbuildingsite,inordertoderiveadequatebearingsupportinthedensenativedepositsatdepth(aminimumembedmentof10feetintheRentonFormationdeposits).Astructuralslabshallbeutilizedforthebuilding. 3.Theapplicantshalloverexcavateandreplaceareasofexistingfillmaterialinterbeddedwithorganicanddeleteriousmaterial,voids,non-structuralfillwithinroadwayareasorright-of-ways,belowanyutilityimprovementareas,andwithinthesharedcurbcutordrivewayareas.Overexcavationsshallextendintocompetentnativesoilsandstructuralfillshallbeutilizedtorestoresubgradeelevations.4TheapplicantshallcontractwithaGeotechnicatengineerinordertoverifythattheearthwork,foundationandotherrecommendationshavebeenproperlyinterpretedandimplementedinthedesignandengineeringplandocuments.Geotechnicalmonitoringservicesshallalsobeprovtdedduringconstructioncoveringtestingandinspectionsasrecommendedinthegeotechnicalreport.5.Theapplicantshallprovideafillsourcestatementforfillusedatthesiteforprojectdevelopment.Thefillsourcestatementshallbesubmittedwiththeconstructionpermitapplication.6.Thepropertyownershallretainaqualifiedgeotechnicalconsultingfirmtoperform,onanannualbasis,areconnaissance-levelgeologichazardandriskevaluationofthesteepslopesandexistingfilldepositsonsite.Theobjectiveoftheevaluationistoassesscurrentslopeconditionsandadvisetheowneronareasofelevatedriskforimpactstopropertyorconditionsthatpresentlifeandsafetyconcerns.Theconsultingfirmshallprovideanannualreporttothepropertyownersummarizingobservations,conclusionsandrecommendationsinregardtotheevaluation.CopiesofthereportsshallbemadeavailabletotheCityofRentonuponrequest.TheDevelopmentEngineeringManagermaytemporarilyorpermanentlywaivetheannualreportrequirementwhenthereportsarenolongernecessarytoprotectpublicsafety.ADIVISORYNOTES:Thefollowingnotesaresupplementalinformationprovidedinconjunctionwiththeadministrativelanduseaction.Becausethesenotesareprovidedasinformationonly,theyorenotsubjecttotheappealprocessforthelanduseactions.EngineeringReviewCommentsContact:KamranYazdidoostt4254307382Ikyazdidoost@rentonwa.govRecommendations:EXISTINGCONDITIONSWATERWaterservicewillbeprovidedbytheCityofRenton.SEWERSewerservicewillbeprovidedbytheCityofRenton.STORMThereisstormconveyancesysteminS19THStreet.STREETSTherearenofrontageimprovements.CODEREQUIREMENTS:ERCMitigationMeasuresandAUvsoryNotesPage2of8 WATERtTheproposeddevelopmentiswithintheCityofRenton’swaterserviceareaandinthe350hydrulicpressurezone.2.Thereisanexisting8inchwatermainin19THStreet.3*Thestaticwaterpressureisabout64psiatgroundelevationof100feet.4.Installationofanewfirehydrantconnectingtotheexisting8inchlineandthehydrantmustbewithin300feetofeachlot.5.Thereisanexisting3/4inchwatermeterservingtheexistingdwellingonthesubjectproperty.6.Aseparatedomesticwaterserviceandmeterwillberequiredforthenewlotspriortotherecordingoftheshortplat.Themeterwillbeconnectedtotheexisting8inchwatermainin19THStreet.7.Thedevelopmentissubjecttothewatersystemdevelopmentchargeof$3090.00andofthe3/4inchwatermeterinstallationchargeof$3,347.50forthenewlot.SEWER1.SewerserviceisprovidedbytheCityofRenton.Sincethe8”sewermainextendedonfrontoftheproperty,extensionofthe8inchmaininS19THStreetisnotrequired.2.lftheexistinghomeiscurrentlyonasepticsystem,itwiltberequiredtobeabandonedinaccordancewithKingCountyDepartmentofHealth.3.Thesystemdevelopmentfeeforsewerisbasedonthesizeofthenewdomesticwatertoservethenewhomesonthenewlots.Sewerfeefora%inchwatermeterinstallis$2135.4.SeparatesidesewerstubstoeachbuildinglotisrequiredpriortorecordingoftheShortPtat.SURFACEWATER1.AdrainageplandatedJun25,2015,anddrainagereportdatedFebruary26,2015wassubmittedbyPLOGConsulting,SurveyCivilStructural.Theproposed3lotsubdivision,zonedR8,issubjecttoFullDrainageReviewinaccordancewiththe2009KingCountySurfaceWaterManualandCityofRentonAmendmentstotheKCSWM,Chapters1and2.BasedontheCity’sflowcontrolmap,thissitefallswithintheFlowControlDurationStandard,ForestedCondition.FlowcontrolBMPSrequiredforthisprojectperCityofRentonAmendmentstoKingCountyStormWaterDesignManualsection1.2.3.3.2.Surfacewaterrunoffcreatedbythisdevelopmentwillbecollectedandconveyedtolimitedinfiltrationtrenches/drywelllocatedinsidetheshortplat.AnEPAfallingheadinfiltrationtestisrequiredforproposeddesignedinfiltrationtrenches/drywellperCityofRentonAmendmentstoKingCountyStormwaterdesignmanual.3.TheprojectissubjecttoaLevel1downstreamanalysisfora>milefromtheprojectsite,inaccordanceofsection1.2.2.1oftheKingCountySurfaceWaterDesignManualasamendedbytheCityofRenton.ERCMitigationMeasuresandAdvisoryNotesPage3of8 4.Infiltrationtrenches/drywellsareproposedintheTIRforeachlot.Infiltrationtrenches/drywellsmustbedesignandlocateperCityofRentonAmendmentstoKingCountyStormWaterDesignManualAppendixCsections5AandC2.23.Newdrivewaysmustbeaddedtopollutiongeneratingimpervioussurfacearea.5.Ageotechnicalreport,datedNovember7,2014wassubmittedbyEarthSolutionsNWLLC.Thefieldstudyincluded7explorationpitsonthe0.65acresite.Theseexptorationpitsweredugupto10feetinfillandnative’ssoil.Nogroundwaterwasencountered.Soiltypeencounteredissiltysand(USCS:SM)andsiltwithsand(USCS:ML).6.Surfacewatersystemdevelopmentfeeis$1,350.00pernewlot.Feesarepayablepriortoissuanceoftheconstructionpermit.TRANSPORTATION/STREETLThisprojectfrontsS19THStreet.StreetimprovementsforthisprojectmustmeetthecityofRentonStreetstandards.2.Thecurrenttransportationimpactfeerateis$2,214.44pernewsinglefamilyhome.Thetransportationimpactfeethatiscurrentatthetimeofbuildingpermitapplicationwillbelevied.Paymentofthetransportationimpactfeeisdueatthetimeofissuanceofthebuildingpermit.3.ExistingrightofwaywidthinthissectionofS19THStreetisapproximately60feet.S19THStreetisclassIfiedasaresidentialaccessstreet.TomeettheCity’scompletestreetstandardsforresidentialstreets,streetimprovementsincluding,butnotlimitedto13feetofpavingfromcenterline,curbandgutter,an8footplanterstrip,a5footsidewalk,andstormdrainageimprovementsarerequiredtobeconstructedintherightofwayfrontingthesiteperCitycode46060.RightofwaydedicationisnotrequiredatthissectionofS19THStreet.GENERALCOMMENTS1.Separatepermitsandfeesforwater,sewer,andstormconnectionswillberequired.2.Allconstructionutilitypermitsfordrainageandstreetimprovementswillrequireseparateplansubmittals.AllutilityplansshallconformtotheRentonDraftingStandards.AlicensedCivilEngineershallpreparethecivilplans.3.Rockeriesorretainingwallsgreaterthan4feetinheightwillberequireaseparatebuildingpermit.Structuralcalculationsandplansshallbesubmittedforreviewbyalicensedengineer.SpecialInspectionisrequired.4.Atreeremovalandtreeretention/protectionplanandaseparatelandscapeplanshallbeincludedwiththecivilplansubmittal.PLANREVIEWRECOMMENDEDCONDIT1ONS1.FlowcontrolBMPSrequiredforthisprojectperCityofRentonAmendmentstoKingCountyStormWaterDesignManualsection1.2.3.3.ERCMitigationMeasuresandAdvisoryNotesPage4of8 2.AnEPAfatlingheadinfiltrationtestisrequiredforproposeddesignedinfiltrationtrenches/drywellsperCityofRentonAmendmentstoKingCountyStormWaterDesignManual.3.Newdrivewaysareamustbeincludedtopollutiongeneratingimpervioussurfacearea.4.Infiltrationtrenches/drywellsmustbedesignandlocateperCityofRentonAmendmentstoKingCountyStormWaterDesignManualsectionsC.2.2.3and5.4.5.LevelIdownstreamanalysisisrequiredinaccordancewithsection1.2.2.1oftheKingCountySurfaceWaterDesignManualasamendedbytheCityofRenton.6.PerGeotechreport,duetotheloosetomediumdenseconsistencyoftheexistingfilldeposits,aswellasthepresenceoforganicanddeleteriousmaterial,soilcavities,andburieddebris,itisouropiniondevelopmentwithinthewesterntaxparcelwouldrequiretheuseofdeepfoundations,suchaspipepiles,inordertoprovideadequatesupportforproposedstructures.Additionaltestingofexistingfillsoils,primarilyfromanenvironmentalstandpoint,wouldbeprudentasprojectplansdevelop.7.ExistingrightofwaywidthinthissectionofS19THStreetisapproximately60feet.S19THStreetisclassifiedasaresidentialaccessstreet.TomeettheCity’scompletestreetstandardsforresidentialstreets,streetimprovementsincluding,butnotlimitedto13feetofpavingfromcenterline,curbandgutter,an8footplanterstrip,a5footsidewalk,andstormdrainageimprovementsarerequiredtobeconstructedintherightofwayfrontingthesiteperCitycode46060.RightofwaydedicationisnotrequiredatthissectionofS19THStreet.EngineeringReviewCommentsContact:AnnFowlerj425-430-73821afowler@rentonwa.gov1.Apreliminarydrainagereport,datedFebruary26,2015,anddrainageplandatedJune25,2015weresubmittedbyPLOGConsultingwiththesiteplanapplication.BasedontheCityofRenton’sflowcontrolmap,thissitefallswithintheFlowControlDurationStandardforForestedSiteConditions.ThedevelopmentissubjecttoFullDrainageReviewinaccordancewiththe2009KingCountySurfaceWaterDesignManual(KCSWDM)andtheCityofRentonAmendmentstotheKCSWDM.2.Asoutlinedinthedrainagereport,thesitemeetstheexemptionforprovidingflowcontrolfacilitiesasoutlinedintheCityofRentonAmendmentstothe2009KCSWDMSection1.2.3.1.B.TherequirementforprovidingflowcontrolfacilitiesiswaivedforanythresholddischargeareainwhichthereisnomorethanO.1-cfsdifferenceinthesumofthedevelopedandforested(historic)siteconditions100-yearpeakflows.Forthepurposesofthiscalculation,thepeakflowsmaybemodeledinaccordancewiththeflowcontrolBMPfacilitysizingcreditsinTable1.2.3.C.Asdesigned,thedevelopmentproposestheuseofdrywellstoprovidelimitedinfiltrationofsurfacewater.Basedonthemodelpresentedinthereport,andutilizingtheBMPfacilitysizingcreditforprovidingLimitedInfiltration,theproposeddevelopmentcreatesanincreaseofO.1-cfsfromtheexistingsitecondition100-yearpeakflowsandqualifiesfortheexemption.3.Apreliminarygeotechnicalreport,datedNovember7,2014,completedbyEarthSolutionsNW,LLCforthesitewasprovidedaspartofthesiteplanapptication.ThereportdiscussesthesoilandgroundwatercharacteristicsofthesiteandprovidesrecommendationsforprojectERCMitigafionMeasuresandAdvisoryNotesPage5ofS designandconstruction.Thesubmittedgeotechnicalreportmakesseveralrecommendationsandconclusions,includingbutnotlimitedtothewesterntaxparcelshouldusedeepfoundations,suchaspipepiles,inordertoprovideadequatesupportforproposedstructuresduetotheloosetomediumdenseconsistencyoftheexistingfilldeposits,aswellasthepresenceoforganicanddeleteriousmaterial,soilcavitiesandburieddebris;orthereportalsostatesthattheorganic-richsoilandfilldepositsarenotconsideredsuitablefordirectsupportofutilitiesandwouldlikelyrequireremedialaction,suchasremovalandreplacementwithstructuralfill,whereencounteredatutilitysubgrades.4(OnAugust27,2015,theCityrequestedasecondaryreviewofthesubmittedGeotechnicatReportandrequestedthesubmittedreportexpounduponthevulnerabilityandpotentialsettlementimpactsasitpertainstoproposeddrivewaysinthebuildingsetbackandutilitiesproposedforthenewtots.5.Anupdatedgeotechnicalreport,datedMarch11,2016,completedbyEarthSolutionsNW,LLCforthesitewasprovidedforreview.OnFebruary19,2016,EarthSolutionsNW,LLCconductedasupplementarysubsurfaceexplorationsconsistingofthree(3)soilboringsonthewesternparceltobetterassessthedepthandcharacteristicsoftheexistingfilldeposits.BasedontheStandardPenetrationTest(SPT)thein-situdensityofthefillvariesbetweenveryloosetomediumdense.Filldepthsrangebetween23and71feetbelowtheexistinggroundsurface(bgs)attheboringlocation.Thefilldepthwasfoundtoincreasefromeasttowestacrossthewesternparcel.Themoisturecontentofthefillwascharacterizedprimarilyas“moisttowet”or“wet.”Groundwaterseepagewasencounteredatdepthsofapproximately15to20feetbgsattheboringlocations.Thenativesoilswereclassifiedinthereportassiltysand,whichexhibitverylowinfiltrationcharacteristics.Thereportconcludesthenativesoilsarenotfeasibleforinfiltrationandshouldbeconsideredimperviousforpracticaldesignpurposes.StaffComments:LBasedontheresultsoftheupdatedGeotechnicalReport,thedrainageplananddrainagereportnolongerprovideafeasibleoptionformitigatingtheaddedimpervioussurfacesasaresultofthedevelopment.TheuseofdrywellsforLimitedInfiltrationofthesurfacewaterisviableduetotheclassificationofthenativesoilsonsite.ii.TheapplicantshallprovideanupdatedTechnicalInformationReport(TIR)anddrainageplanprovidingapracticablealternativetomitigatetheaddedimpervioussurfaceasaresultofthedevelopment.TheBMPfacilitysizingcreditforLimitedInfiltrationisnolongerapplicabletothesite.Newcalculationsarerequiredtodeterminetheproject’sabilitytomeettheexemptionforflowcontrolasoutlinedinSection1.2.3.8.IftheexemptioncannotbeobtainedbasedinthesitecondItions,flowcontrolfacilitieswillberequiredtobedesignedinaccordancewithSection5.4.CommunityServicesReviewCommentsContact:LeslieBetlachI42543066191LBetlach@rentonwa.govRecommendations:1.ParksImpactFeeperOrdinance5670applies.Recommendations:2.Streettreesshallbespeciesthatachieveasmallheightduetooverheadutilities.Recommendonlytwostreettrees,insteadofthreeasproposed.ERCMftlgationMeasuresandAdvisoryNotesPage6of8 Recommendations:3.Plantingstripincreasepervioussurfacesbyeliminatingconcreteoneithersideofdrivewayapproaches,wherepossible.Recommendations;4.Streetlightinganexistingpowerpoleisnotshownontheplans.TechnicalServicesCommentsContact:AmandaAskrenI4254307369aaskren@rentonwagovRecommendations:TechnicalServicesReview—ReviewDate8/11/2015Titlereportprovideddoesnotincludebothpropertiesfortheshortplat.Pleaseprovide.Sheet2Comments—BoundarySurvey:.Surveynotesarecutoffandillegible.STextonsomeitemsdoesnotmeetminimumrequirements..Nolegendprovided..Overlappingtextandlineworkmakesomeinformationillegible..Stationingprovidedappearstobeincomplete..Surveyorstampnotincluded..Symbolsizesareinconsistent.Sheet3Comments—BoundaryandTopographicSurvey:.Dimensiontextforimprovementsillegible..Nolegendprovided..Overlappingtextandlineworkmakesomeinformationillegible..Surveyorstampnotincluded.Sheet6Comments—ProposedShortPlatLayout:.Overlappingtextandlineworkmakesomeinformationillegible..Inconsistenttextsizes.SAppearstheexistinghousewillstay;howeverproposedlotlinesrunthroughexistingimprovements.FireReviewBuildingCommentsContact:CoreyThomasI4254307024Icthomas@rentonwa.govRecommendations:EnvironmentalImpactComments:1.Thefiremitigationimpactfeesarecurrentlyapplicableattherateof$495.10persinglefamilyunit.Thisfeeispaidatthetimeofbuildingpermitissuance.Creditwouldbegrantedfortheoneexistinghometoberetained.CodeRelatedComments:1.Thefireflowrequirementforasinglefamilyhomeis1,000gpmminimumfordwellingsupto3,600squarefeet(includinggarageandbasements).Ifthedwellingexceeds3,600squarefeet,ERCMitigationMeasuresandAdvisoryNotesPage7of8 aminimumof1,500gpmfireflowwouldberequired.Aminimumofonefirehydrantisrequiredwithin300feetoftheproposedbuildingsandtwohydrantsifthefireflowgoesupto1,500gpm.Existingfirehydrantscanbecountedtowardtherequirementsaslongastheymeetcurrentcodeincluding5inchstorzfittingsofwhichthereisonehydrantthatdoesandiswithin300feetofallproposedhomes.Asecondnewhydrantwouldbeneedediflargerhomesareproposed.2.Firedepartmentapparatusaccessroadwaysarerequiredtobeaminimumof20feetwidefullypaved,with25feetinsideand45feetoutsideturningradius.Fireaccessroadwaysshallbeconstructedtosupporta30tonvehiclewith75psipointloading.Accessisrequiredwithin150feetofallpointsonthebuildings.Maximumslopeis15percent.PlanningReviewCommentsContact:ClarkCloseI42543072891cclose@rentonwa.gov1.ConductanIndependentSecondaryReviewofthesubmittedGeotechnicalEngineeringStudypreparedbyEarthSolutionsNW,LLC(datedNovember7,2014)fortheeffectivenessofanyproposedmitigatingmeasuresorprograms,asallowedbyRMC43050F.6.2.ThesubmittedGeotechnicalEngineeringStudypreparedbyEarthSolutionsNW,LLC(datedNovember7,2014)shouldexpounduponthevulnerabilityandpotentialsettlementimpactsasitpertainstoproposeddrivewaysinthebuildingsetbackandutilitiesproposedforthenewlots.3.CompleteananalysisonCoalMineHazardsintheareapursuanttoRMC48120D.7.G.GeotechnicalReport,CoalmineMedium.4.Drivewayprofilestoensuretheslopeofthedrivewaydoesnotexceedfifteenpercent(15%).Amodificationrequestfromthecodewouldberequiredifthedrivewaytotheexistingdevelopedlotexceeds15%.PolicePlanReviewCommentsContact:HollyTraderI42543075191htrader@rentonwa.govRecommendations:Minimalimpactonpoliceservices.ERCMitigaUonMeasuresandAdvisoryNotesPage8of8 —‘Renton).::iizI,\¶I_OFENVIRONMENTALDETERMINATIONISSUANCEOFADETERMINATIONOFNONSIGNIFICANCE-MITIGATEDfDNS-M)POSTEDTONOTIFYINTERESTEDPERSONSOFANENViRONMENTALACTIONPROJECTNAME:SidhuShortMatPROJECTNUMBER:LUA1S-000558,SHPL-A,MODLOCATION:223S19thStCAPN’s7222000511&7222000512)DESCRIPTION:ThEAPPLICANT15REQUESTINGAPPROVALOFA3-LOTSHORTPLAT,SEPAENVIRONMENTALREVIEWANDASTREETMODIFICATIONFORTHEFUTUREDEVELOPMENTOfTWO(2)NEWSlNGLE-FAMLVHOMES.THEPROJECTSITECONSISTSOFTWOEXISTiNGPARCELSTHATTOTAL28,500SF(0.65ACRES)THEEXISTINGLOTSARELOCATEDATTHESWCORNEROFLAKEAVESANDS19THSTWtTHINTHERESIDENTIAL-6DWELLINGUNITSPERACRE(R6)ZONE.THEPROJECTWOULDRETAINTHEEXISTINGRESIDENTIALSTRUCTUREAT223S19THSTREET.THEPROPOSEDNEWLOTSWOULDRANGEINSIZEFROM8,886SFTO10,467SFINAREAWITHANAVERAGELOTSIZEOF9,500SF.THERESIDENTIALDENSITYWOULDBE5.15DWELLINGUNITSPERNETACRE.ACCESSTOTHETHREENEWPARCELSWOULDBEVIAINDIVIDUALDRIVEWAYAPPROACHESFROMS19THSTREET.HALF-STREETFRONTAGEIMPROVEMENTSWILLBECOMPLETEDALONGS19THSTREET.THESITEINCLUDES3,120SFOFSTEEPSLOPEAREA.THEREARE26TREESONSITEAND13AREPROPOSEDTOBERETAINED.THESITETOPOGRAPHYISRELATIVELYLEVELWITHINTHEDEVELOPEDAREAOFTHEEXISTINGRESIDENCEANDDESCENDSFROMTHEEXISTINGRESIDENCETOTHEWESTANDSOUTH.THEREAREiWOAREASONTHESITEWHERETHESLOPESEXCEED40%.THEPROPOSEDDRAINAGESYSTEMWOULDCONNECTTOIMPERVIOUSSURFACESTOINFILTRAT1ONFACILITIES(DRYWELLS)WITHOVERFLOWTOTHETIGHTLINESYSTEMTHATCONVEYSFLOWTOTHEDOWNHILLWETLAND.THECITYOFRENTONENVIRONMENTALREVIEWCOMMITTEEfERC)HASDETERMINEDTHATTHEPROPOSEDACTIONHASPROBABLESIGNIFICANTIMPACTSTHATCANBEMITfGATEDTHROUGHMITIGATIONMEASURES.Appeatsoftheenvironmentaldeterminationmustbefiledinwritingonorbefore5:00p.m.onJuly1,2016,togetherwiththerequiredfeewith:HearingEXaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.AppealstotheExamineraregovernedbyCityofRMC4-8-110andinformationregardingtheappealprocessmaybeobtainedfromtheRentonCityClerk’sOffice,(425)430-6510.IFTHEENVIRONMENTALDETERMINATIONISAPPEALED,APUBLICHEARINGWILLBESETANDALLPARTIESNOTIFIED.FORFURTHERINFORMATION,PLEASECONTACTTHECITYOFRENTON,DEPARTMENTOFCOMMUNITY&ECONOMICDEVELOPMENTAT(425)430-7200.DONOTREMOVETHISNOTICEWITHOUTPROPERAUTHORIZATIONIPLEASEINCLUDETHEPROJECtNUMBERWHENCALLINGFORPROPERFILEIDENTIFICATION.I.. 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ADMINISTRATIVEPOLICY/CODEINTERPRETATION#:MUNICIPALCODESECTIONS:CI-73-REVISED4-2-11O.A,4-2-11O.B,4-2-11O.D,4-2-115,4-11-020,and4-11-230REFERENCE:SUBJECT:BACKGROUND:ResidentialBuildingHeight(RCthruRMF)ErratumStatement:CI-73implementedchangestothemethodofheightmeasurementforstructuresintheRCthroughRMFzones.Thiserratumstatementaffectsthetwo-storylimitationforR44zonedpropertiesbyincreasingittothree.Docket#116advocatesforincreasedheightandstorylimitsforselectzones,includingtheRMFzone.TheR-14zoneistransitionalbetweentheR-10andRMF,andthereforeR-14standardsareintendedtoofferacompromisebetweentherestrictionsoftheR-10andtheallowancesoftheRMFzone.Bylimitingwallplateheightto24’yetallowingthreestories,theR-14zonewouldprovideanappropriatetransitionbetweentheR-10andRMFzoneswithrespecttobuildingheight.Bydefinition,thecurrentmethodtodetermineabuilding’sheightistomeasuretheaverageheightofthehighestroofsurfacefromthegradeplane(i.e.,averagegrade).ThemaximumheightallowedintheRCthroughR-14zonesis30feet(35’intheRMF).Theimplementationofa“maximumheight”(RMC4-2-110.A)asappliedtoroofedbuildingsisinconsistentandcontradictorywiththeintentandpurposestatementsofTitleIVrelatedtoresidentialdesign(RMC4-2-115).Further,regulatingtheheightofnon-roofedstructuresisunenforceablebyTitleIV(exceptforBuildingCode).Theambiguityandcontradictoryaspectsofthecodeexistfortworeasons:1.Heightismeasuredtothemidpointofaroof;and2.FIatroofsareabletobeastallasbuildingswithpitchedroofs,whichincreasesthebuilding’smassing.Exhibit19H:\CED\Planning\TitIeIV\Docket\AdministrativePolicyCodelnterpretation\Cl-73\CodeInterpretation-REVISED.docxDepartmentofCommunityandEconomicDevelopmentPlanningDivisionADMINISTRATIVEPOLICY/CODEINTERPRETATIONEntireDocumentAvailableUponRequest