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Admin SHPL Report Draft_Sybru SHPL-A
DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTIIDd11jSTITESPORT&DOVALSUBJECTTREPORTDATE:November30,2015ProjectName:SyrbuIllShortPlat/Owner/Applicant:Vyacheslau&NatalyaSyrbu,1917JonesAvenueNE,Renton,WA98Contact:JimHanson,HansonConsulting,17446MallardCoveLane,MtVernon,WA98274FileNumber:LUA15-000766,SHPL-AProjectManager:JillDing,SeniorPlannerProjectSummary:TheapplicantisrequestingPreliminaryShortPlatapprovalforthesubdivisionofanexisting9,632squarefoot(0.22acre)lot,zonedResidential-lO(R40),intotwolots.Anexistingduplexisproposedtoberemovedfromtheprojectsiteandsinglefamilyresidenceswouldbeconstructedonthenewlots.ProposedLot1wouldhaveanareaof4,793squarefeetandLot2wouldhaveanareaof4,842squarefeet.Theproposedlotswouldbothhaveareasof4,816squarefeet.AccesstothenewlotsisproposedviaresidentialdrivewaysoffofIndexAvenueNE.Nocriticalareasaremappedontheprojectsite.PreliminaryShortPlatapprovalwaspreviouslygrantedontheprojectsiteunderLUAOS-119,howevertheapplicationexpired.Aspartofthepreviousshortplatapproval,afeeinlieuofconstructingfrontageimprovementswasgranted.ProjectLocation:613and615IndexAvenueNESiteArea:0.22acresProjectLocationMapAdminReport DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTCITYOF—Renton0A.ADMINISTRATIVESHORTPLATREPORT&DECISIONDECISION:EJAPPROVALAPPROVALSUBJECTTOCONDITIONSLIDENIALREPORTDATE:November30,2015ProjectName:SyrbuIllShortPlatOwner/Applicant:Vyacheslau&NatalyaSyrbu,1917JonesAvenueNE,Renton,WA98506Contact:JimHanson,HansonConsulting,17446MallardCoveLane,MtVernon,WA98274FileNumber:LUA15-000766,SHPL-AProjectManager:JillDing,SeniorPlannerProjectSummary:TheapplicantisrequestingPreliminaryShortPlatapprovalforthesubdivisionofanexisting9,632squarefoot(0.22acre)lot,zonedResidential-lO(R-10),intotwolots.Anexistingduplexisproposedtoberemovedfromtheprojectsiteandsinglefamilyresidenceswouldbeconstructedonthenewlots.ProposedLot1wouldhaveanareaof4,793squarefeetandLot2wouldhaveanareaof4,842squarefeet.Theproposedlotswouldbothhaveareasof4,816squarefeet.AccesstothenewlotsisproposedviaresidentialdrivewaysoffofIndexAvenueNE.Nocriticalareasaremappedontheprojectsite.PreliminaryShortPlatapprovalwaspreviouslygrantedontheprojectsiteunderLUAO8-119,howevertheapplicationexpired.Aspartofthepreviousshortplatapproval,afeeinlieuofconstructingfrontageimprovementswasgranted.ProjectLocation:613and615IndexAvenueNESiteArea:0.22acresProjectLocationMapAdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortP/atReport&DecisionSYRBUIII‘4’w4LUA15-OOO7664fPL7/’tN,2r!9,3Q1Page2ofl9B.EXHIBITS:Exhibit1:StaffReportExhibit2:ShortPlatPlanExhibit3:PlantingandTreeRetentionPlanExhibit4:Utilities/Drainage/GradingPlanExhibit5:DrainageBMPsPlanExhibit6:DrainageReport(October20,2015)Exhibit7:NeighborhoodDetailMapExhibit8:GeotechnicalReport(August21,2015)Exhibit9:AdvisoryNotestoApplicantExhibit10:Cl-73BuildingHeightC.GENERALINFORMATION:1.Owner(s)ofRecord:2.ZoningClassification:3.ComprehensivePlanLandUseDesignation:4.ExistingSiteUse:5.NeighborhoodCharacteristics:a.North:ResidentialSingle-FamilyandDuplexes(R-1O)b.East:ResidentialSingle-FamilyandDuplexes(R-1O)c.South:ResidentialSingle-FamilyandDuplexes(R-1O)d.West:ResidentialSingle-FamilyandDuplexes(R-1O)6.SiteArea:0.22acresD.HISTORICAL/BACKGROUND:ActionLandUseFileNo.OrdinanceNo.DateComprehensivePlanN/A575806/22/2015ZoningN/A575806/22/2015AnnexationN/A124604/16/1946SyrbuIIShortPlatApprovalLUAO8-119N/A11/14/2008(Expired)E.PUBLICSERVICES:1.ExistingUtilitiesVyacheslau&NatalyaSyrbu1917JonesAvenueNERenton,WA98506Residential—10(R-10)ResidentialHighDensity(HD)DuplexAdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentSYRBUIIINovember30,2015AdministrativeShortP/atReport&DecisionLUA15-000766Page3of19a.Water:TheprojectsiteislocatedintheCityofRentonwaterservicearea.Thereisa6-inchwatermainwithintheexistingroadway(IndexAvenueNE).b.Sewer:Thereisanexisting8-inchsewermain,whichcurrentlyservestheproperty,withintheright-of-wayofIndexAvenueNE.c.Surface/StormWater:Therearenoimprovedstormsystemsfrontingtheproperty.AllsurfacewaterdrainsintotheNorthRentonSub-Basinarea.2.Streets:Therearenosidewalks,curborgutterfrontingthelot,althoughthereisapavedright-of-way.3.FireProtection:CityofRentonFireDepartmentF.APPLICABLESECTIONSOFTHERENTONMUNICIPALCODE:1.Chapter2LandUseDistrictsa.Section4-2-020:PurposeandIntentofZoningDistrictsb.Section4-2-070:ZoningUseTablec.Section4-2-110:ResidentialDevelopmentStandards2.Chapter4PropertyDevelopmentStandards3.Chapter6StreetsandUtilityStandardsa.Section4-6-060:StreetStandards4.Chapter7SubdivisionRegulationsa.Section4-7-070:DetailedProceduresforShortSubdivision5.Chapter11DefinitionsG.APPLICABLESECTIONSOFTHECOMPREHENSIVEPLAN:1.LandUseElementH.FINDINGSOFFACT(FOF):1.ThePlanningDivisionoftheCityofRentonacceptedtheabovemasterapplicationforreviewonOctober21,2015anddeterminedtheapplicationcompleteonNovember2,2015.Theprojectcomplieswiththe120-dayreviewperiod.2.Theprojectsiteislocatedat613and615IndexAvenueNE.3.fTheprojectsiteiscurrentlydevelopedwithanexistingduplexanddetachedshed,proposedforjremoval.DevelopmentintheR-10zoneissubjecttoSitePlanReview,howeverinaccordancewithRMC4-9-200C.2.bthefollowingdevelopmentisexemptfromSitePlanReview:AlldevelopmentcategoricallyexemptfromreviewunderRMC4-9-070G,CategoricalExemptions,asitexistsormaybeamended,withtheexceptionofdevelopmentintheResidentialTenDwellingUnitsperAcre(R-10)andResidentialFourteenDwellingUnitsperAcre(R-14)zoneswhereexistingdwellingunitsareincludedinadevelopmentproposalfornewdwellingunits,whethercreatedbysubdivisionorothermeans/ThecurrentproposaltoremovetheexistingduplexwouldbeexemptfromSitePlanReview,howeveriftheapplicantdecidedtoretaintheexistingduplex,theproposalwouldrequireSitePlanReview.Therefore,staffrecommendsasaconditionofapproval,thateitherademolitionpermitbeobtainedandallinspectionscompletedfortheremovaloftheexistingduplexandallaccessorystructurespriortorecordingoftheshortplat,oranapplicationbesubmittedforsiteplanreviewandadecisionissuedpriortorecordingoftheshortplat.AdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlotReport&DecisionSYRBUIIILUA15-000766November30,2015Page4of194.AccesstothesitewouldbeprovidedviaresidentialdrivewaysontoIndexAvenueNE.5.ThepropertyislocatedwithintheResidentialHighDensity(HD)ComprehensivePlanlandusedesignation.6.ThesiteislocatedwithintheResidential—10(R-10)zoningclassification.7.Thereisonesignificant-eelocatedonsite,whichtheapplicantisproposingtoretain.8.Nocriticalarea3i’pedontheprojectsite.9.Theapplicantisproposingtobeginconstructioninspringof2016andendinthesummerof2016.10.Nopublicoragencycommentswerereceivedduringthe14-daypubliccommentperiod.11.RepresentativesfromvariouscitydepartmentshavereviewedtheapplicationmaterialstoidentifyandaddressissuesraisedbytheproposeloThesecommentsarecontainedintheofficialfile,andtheessenceofthecomment*eenincorporatedintotheappropriatesectionsofthisreport)andtheDepartmentalRecommendationattheendofthisreport.12.ComprehensivePlanCompliance:ThesiteisdesignatedResidentialHighDensity(HD)ontheCity’sComprehensivePlanMap.HDunittypesaredesignedtoincorporatefeaturesfrombothsingle-familyandmulti-familydevelopments,supportcost-efficienthousing,facilitateinfilldevelopment,havecloseaccesstotransitservice,andefficientlyuseurbanservicesandinfrastructure.LandsdesignatedHD4”whereprojectswillbecompatiblewithexistingusesandwhereinfrastructureisadequatetohandleimpactsfromhigherdensityuses.TheproposaliscompliantwiththefollowingComprehensivePlanGoalsandPolicies:ComplianceComprehensivePlanAnalysisGoal1-H:Planforhigh-qualityresidentialgrowththatsupportstransitbyprovidingurbandensities,promotesefficientlandutilization,promotesgoodhealthandphysicalactivity,buildssocialconnections,andcreatesstableneighborhoodsbyincorporatingbothbuiltamenitiesandnaturalfeatures.Goal1-I:Utilizemultiplestrategiestoaccommodateresidentialgrowth,including:.Developmentofnewsingle-familyneighborhoodsonlargetractsoflandoutsidetheCityCenter,v•Developmentofnewmulti-familyandmixed-useintheCityCenterandintheResidentialHighDensityandCommercialMixedUsedesignations,and•Infilldevelopmentonvacantandunderutilizedlandinestablishedneighborhoodsandmulti-familyareas.VGoalL-BB:MaintainahighqualityoflifeasRentongrowsbyensuringthatnewdevelopmentisdesignedtobefunctionalandattractive.VGoalL-FF:StrengthenthevisualidentityofRentonanditsCommunityPlanningAreasandneighborhoodsthroughqualitydesignanddevelopment.Policy1-49:Addressprivacyandqualityoflifeforexistingresidentsbyconsideringscaleandcontextinmullprojectdesign.13.ZoningDevelopmentStandardCompliance:ThesiteisclassifiedResidential-lO(R-10)ontheCity’sZoningMap.TheResidential-lOZone(R40)isestablishedforhigh-densityresidentialdevelopmentthatwillprovideamixofresidentialstylesincludingsmalllotdetacheddwellingsorattacheddwellingssuchAdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentSYRBUIIINovember30,2015AdministrativeShortPlotReport&DecisionLUA15-000766Page5of19astownhousesandsmall-scaleflats.Developmentpromotedinthezoneisintendedtoincreaseopportunitiesfordetacheddwellingsasapercentofthehousingstock,aswellasallowsomesmall-scaleattachedhousingchoicesandtocreatehigh-qualitymulldevelopmentthatincreasesdensitywhilemaintainingthesinglefamilycharacteroftheexistingneighborhood.Thezoneservesasatransitiontohigherdensitymulti-familyzones.Theproposaliscompliantwiththefollowingdevelopmentstandardsifallconditionsofapprovalaremet:ComplianceR-1OZoneDevelopStandardsandAnalysisDensity:ThedensityrangepermittedintheR-10zoneisaminimum5.0uptoamaximumof10.0dwellingunitspernetacre.Netdensityiscalculatedafterthedeductionofsensitiveareas,areasintendedforpublicright-of-way,andprivateaccesseasements.StaffComment:Asdiscussedbelowunderstreets,FOF16,theproposedshortplatwill“berequiredtodedicate1.5feetofright-of-wayfortheinstallationoffrontageimprovementsalongIndexAvenueNE.Afterthedeductionof1.5feetofright-of-way,theprojectsitewouldhaveanetareaof9,491squarefeet(9,632sfgrosssitearea—141sfright-of-waydedication=9,491sfnetarea).Withtwolots,theproposalwouldarriveatanetdensityof9.10dwellingunitsperacre(2units/0.22acres=9.10du/ac),whichiswithinthedensityrangepermittedintheR-10zone.LotDimensions:TheminimumlotsizepermittedintheR-10zoneis4,000sq.ft.fordetacheddwellings.Thereisnominimumlotsizeforattacheddwellings.Aminimumlotwidthof40feetisrequired(50feetforcornerlots)andaminimumlotdepthof70feetisrequired.ThefollowingtableidentifiestheproposedapproximatedimensionsforLots1and2‘ProposedLotLotSize(sq.ft.)LotWidth(feet)LotDepth(feet)4,79346.76102.504,84247.24102.50StaffComment:Thelotsasproposedwouldcomplywiththeminimumlotsize,width,anddepthrequirements.Setbacks:TherequiredsetbacksintheR-10zoneareasfollows:frontyardis20feetewhenallaccessistakenfromanalleythen15feet,sideyardis4feetfordetachedunits,forattacheddwellingsthesideyardis0feetforattachedsidesand4feetforunattachedsides,sideyardalongthestreet15feet,andtherearyardis15feet.VStaffComment:Theexistingduplexhasafrontyardsetbackof20.5feet,sideyardsetbackof12.4feetand17.1feet,andarearsetbackof57.8feetandthereforecomplieswithallsetbackrequirementsoftheR-10zone.Theapplicantindicatesthattheexistingduplexisproposedtoberemoved;thesetbackrequirementsforanynewstructuresonthesitewouldbeverifiedatthetimeofbuildingpermitreview.BuildingStandards:TheR-10zonehasamaximumbuildingcoverageof55%andamaximumimpervioussurfacecoverageof70%.ACodeInterpretation(Cl-73)(Exhibit10)wasadoptedregardingbuildingheightrequirements.IntheR-10zone,a“maximumbuildingheightof2storieswithawallplateheightof24feetispermitted.Roofswithapitchequaltoorgreaterthan4:12mayprojectanadditionalsix(6)verticalfeetfromthemaximumwallplateheight;commonrooftopfeatures,suchaschimneys,mayprojectanadditionalfour(4)verticalfeetfromtheroofsurface.Non-Lot1Lot2LiYv1?v1L±LLa:7AdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentSYRBUIIINovember30,2015AdministrativeShortPlatReport&DecisionLUA15-000766Page6of19Compliantifconditionofapprovalismetexemptverticalprojections(e.g.,decks,railings,etc.)shallnotextendabovethemaximumwallplateheightunlesstheprojectionissteppedbackone-and-a-half(1.5)horizontalfeetfromeachfaçadeforeachone(1)verticalfootabovethemaximumwallplateheight.Wallplatessupportingaroofwithonlyone(1)slopingplane(e.g.,shedroof)mayexceedthestatedmaximumiftheaverageofwallplateheightsisequalorlessthanthemaximumwallplateheightallowed.StaffComment:Heightinformationoftheexistingduplexwasnotincludedwiththeformallanduseapplicationmaterials.Theduplexhasabuildingfootprintof1,595squarefeetandtheshedhasabuildingfootprintof77squarefeetresultinginatotalbuildingfootprintof1,672squarefeet.Theexistingbuildingcoverageontheprojectsiteisseventeenpercent(17%),whichcomplieswiththebuildingcoveragerequirementsoftheR-10zone.Theprojectsitehasatotalimpervioussurfaceareaof2,023squarefeet,whichresultsinanimpervioussurfacecoverageoftwentyonepercent(21%),whichcomplieswiththeimpervioussurfacecoveragerequirementsoftheR-10zone.Iftheapplicantdecidestoretaintheexistingduplex,theapplicantwillneedtosubmitinformationverifyingthattheduplexcomplieswiththeheightrequirements.Staffrecommends,asaconditionofapproval,thattheapplicanteitherprovidesinformationdemonstratingthattheexistingduplexcomplieswiththebuildingheightrequirementsorobtainsademolitionpermitandcompletesallrequiredinspectionspriortoshortplatrecording.Buildingheight,buildingcoverage,andimpervioussurfacecoverageforanynewresidentialstructureswouldbeverifiedatthetimeofbuildingpermitreview.MaximumNumberofUnitsperBuilding:Nomorethan4unitsperbuilding.(-Ok’StaffComment:Thereisoneduplexontheprojectsitewithatotalp’2units,whichcomplieswiththisrequirement.Compliancewiththemaximumnumberofunitsperbuildingforanynewresidentialstructureswouldbeverifiedatthetimeofbuildingpermitreview.Landscaping:TheCity’slandscaperegulations(RMC4-4-070)requirea10-footlandscapestripalongallpublicstreetfrontages.AdditionalminimumplantingstripwidthsbetweenthecurbandsidewalkareestablishedaccordingtothestreetdevelopmentstandardsofRMC4-6-060.Streettreesand,ataminimum,groundcover,aretobelocatedinthisareawhenpresent.SpacingstandardsshallbeasstipulatedbytheDepartmentofCommunityandEconomicDevelopment,providedthereshallbeaminimumofonestreettreeplantedperaddress.Anyadditionalundevelopedright-of-wayareasshallbelandscapedunlessotherwisedeterminedbytheAdministrator.Wherethereisinsufficientright-of-wayspaceornopublicfrontage,streettreesarerequiredinthefrontyardsubjecttoapprovaloftheAdministrator.AminimumoftwotreesaretobelocatedinthefrontyardpriortofinalinspectionforthenewSingleFamilyResidence.StaffComment:APlantingandTreeRetentionPlan(Exhibit3)wassubmittedwiththeprojectapplication.Theplantingplanincludesa10-footlandscapestripalongtheprojectsite’sIndexAvenueNEfrontage,however7feetofthelandscapestripiswithinthepublicright-of-wayresultingin3feetofonsitelandscaping.ThePlantingandTreeRetentionPlan(Exhibit3)includestheinstallationofthefollowingplantswithinthelandscapestrip:serviceberrytrees,dwarfmaidengrass,kinnikinnick,heartleafbergenia,reddaylily,daylily,autumnjoysedum,crimsonpygmydwarfburningbush,AdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlotReport&DecisionSYRBUIIILUA1S-000766November30,2015Page7of19harbordwarfnandina,bushcinquefoil,andlittleprincessspirea.TheCity’slandscapingregulationsrequirea10-footonsitelandscapestripaswellaslandscapingofallareasofundevelopedright-of-way.Therefore,staffrecommends,asaconditionofapproval,thatadetailedlandscapeplan(incompliancewithRMC4-8-120D12)besubmittedatthetimeofUtilityConstructionPermitapplication.Thedetailedlandscapeplanshallincludeaminimum10-footonsitelandscapestripalongthesite’sIndexAvenueNEstreetfrontageinadditiontothelandscapingproposedwithintheundevelopedright-of-wayabuttingtheprojectsite.ThedetailedlandscapeplanshallbesubmittedtotheCurrentPlanningProjectManagerforreviewandapproval.Thelandscapingshallbeinstalledpriortofinalshortplatapproval,unlessademolitionpermitisobtainedfortheremovaloftheexistingduplexandallinspectionscompleted,thenthelandscapingshallbeinstalledpriortofinalbuildinginspectionforthenewresidentialstructure(s).StaffalsoreceivedcommentsfromtheCity’sCommunityServicesDivisionexpressingconcernsthatstreettreesalongIndexAvenueNEcouldinterferewithexistingoverheadpowerlines.Therefore,staffrecommends,asaconditionofapproval,thatconsiderationtotheexistingoverheadpowerlinesbeconsideredwhenselectingappropriatestreettreesfortheprojectsite,pleaserefertotheApprovedTreeListavailableatwww.Rentonwa.gov.TreeRetention:TheCity’sadoptedTreeRetentionandLandClearingRegulationsrequiretheretentionof20percentoftreesinaresidentialdevelopment.Significanttreesshallberetainedinthefollowingpriorityorder:PriorityOne:Landmarktrees;significanttreesthatformacontinuouscanopy;significanttreesonslopesgreaterthantwentypercent(20%);Significanttreesadjacenttocriticalareasandtheirassociatedbuffers;andSignificanttreesoversixtyfeet(60’)inheightorgreaterthaneighteeninches(18”)caliper.PriorityTwo:Healthytreegroupingswhoseassociatedundergrowthcanbepreserved;othersignificantnativeevergreenordeciduoustrees;andOthersignificantnon-nativetrees.PriorityThree:Aldersandcottonwoodsshallberetainedwhenallothertreeshavebeenevaluatedforretentionandarenotabletoberetained,unlessthealdersand!orCompliantifcottonwoodsareusedaspartofanapprovedenhancementprojectwithinacriticalconditionofareaoritsbuffer.approvalismetAminimumtreedensityshallbemaintainedoneachresidentiallyzonedlot.LotsdevelopedwithdetachedsinglefamilydwellingunitsintheR-10zoneareexemptfromtheminimumtreedensityrequirements.Formulti-familydevelopment,theminimumtreedensityisfour(4)significanttreesforeveryfivethousand(5,000)squarefeet.Thetreedensitymayconsistofexistingtrees,replacementtrees,treesrequiredpursuanttoRMC4-4-070F1,StreetFrontageLandscapingRequired,oracombination.Anyprotectedtree,whetherretainedornewlyplanted,thatisinexcessoftheindividuallot’sminimumtreedensityshallnotcontributetothetotalnumberoftreesthatarerequiredtoberetainedfortheLandDevelopmentPermit.StaffComment:ThesubmittedPlantingandTreeRetentionPlan(Exhibit3)identifiesoneexistingfirtreeontheprojectsite,whichisproposedtoremain.Theproposaltoretaintheonlyprotectedtreeonsitewouldresultintheretentionof100percentoftheexistingtrees;whichisincompliancewiththeminimumnumberoftreesrequiredtoberetained.Underthepreviouspreliminaryshortplatapprovaldecision(LUAO8-___ _ _ _ __ _ _ _ _119),concernhadbeenexpressedregardingthehealthoftheexistingfirtreeandaAdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlotReport&DecisionSYRBUIIILUA15-000766November30,2015Page8of19conditionrequiringthesubmittalofanarboristreporthadbeenimposedontheshortplotapproval.Staffrecommends,asaconditionofapproval,thatanarboristreportbesubmittedpriortofinalshortplatapprovalevaluatingthehealthoftheexistingDouglasfirtree.IftheDouglasfirisdeterminedtobeingoodhealththenprotectionmeasuresasoutlinedunderRMC4-4-130H9shallbeprovideforthesubjecttreetopreventanypossiblefurtherharmtoitshealth,ifitisnotingoodhealthreplacementtreesshallbeprovidedincompliancewithRMC4-4-l3OHle.Iftheexistingduplexistoremainontheprojectsite,theproposalwillneedtocomplywiththeminimumtreedensityrequirementsandinstall4(minimum2inchcaliper)treesforevery5,000squarefeetoflotareaontheprojectsite.Iftheexistingduplexisremoved,compliancewiththisrequirementwouldbeverifiedatthetimeofbuildingpermitreviewforthenewresidences.Thereforestaffrecommends,asaconditionofapproval,thatatreeplantingplanbeprovidedpriortofinalshortplotapprovaldemonstratingcompliancewiththeminimumtreedensityrequirements.TheplanshallbesubmittedtotheCurrentPlanningProjectManagerforreviewandapproval.Alltreesshallbeinstalledpriortofinalshortplotapproval.Ifademolitionpermitisobtainedandallinspectionscompletedpriortofinalshortplatapproval,compliancewiththisstandardwouldbeverifiedatthetimeofbuildingpermitreview.Anyretainedtreesinexcessoftheminimumtreedensityrequirementonanindividuallotarerequiredtobelocatedwithinatreeprotectiontract.Iftheexistingduplexisremovedandindividualsinglefamilyresidencesareconstructedonthenewlots,thenthissectionwouldnotbeapplicableastheminimumtreedensityrequirementsdonotapplytodetachedsinglefamilydevelopmentintheR-10zone.Iftheexistingduplexisretained,compliancewiththisstandardwouldbeverifiedpriortofinalshortplatapproval.Parking:Parkingregulationsrequirethataminimumoftwoparkingspacesbeprovidedforeachdetacheddwelling.Parkingregulationsrequirethataminimumandmaximumof1.6spacesbeprovidedper3bedroomorlargedwellingunit;1.4spacesper2bedroomdwellingunit;and1.0spaceper1bedroomorstudiodwellingunit.Drivewaycutsarerequiredtobeaminimumof5feetfrompropertylinesandnewdrivewaysmaybeamaximumof16feetinwidthatthepropertyline.Maximumdrivewayslopesshallnotexceedfifteenpercent(15%);provided,thatdrivewaysexceedingeightpercent(2%)shallprovideslotteddrainsatthelowerendwithpositivedrainagedischargetorestrictrunofffromenteringthegarage/residenceorcrossinganypublicsidewalk.StaffComment:BasedontheexistingdrivewaylocationsshownonthePlantingandTreeRetentionPlan(Exhibit3),itappearsthatthedrivewaylocatedonLot1wouldcomplywiththe5-footsetbackrequirement,howeveritisunclearwhetherthe2requiredparkingspacesareprovidedonsite.ItappearsthattheexistingdrivewayonLot2wouldmaintaina4-footsetbackfromthepropertyline,whichislessthantheminimum5-footsetbackrequired.Iftheexistingduplexistoremainontheprojectsite,theproposedshortplotwouldnotincreaseanexistingnon-conformingsituation,thereforetheproposalwouldnotberequiredtoaltertheexistingdriveways,Iftheexistingduplexisremoved,compliancewiththisstandardwouldbeverifiedatthetimeofbuildingpermitreview.14.DesignStandards:ResidentialDesignandOpenSpaceStandards(RMC4-2-115)areapplicableintheR10zone.TheStandardsimplementpoliciesestablishedintheLandUseElementoftheComprehensiveAdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlatReport&DecisionSYRBUIIILUA15-000766November30,2015Page9of19Plan.CompliancewithSiteDesignStandardsmustbedemonstratedpriortoapprovalofthesubdivision.CompliancewithResidentialDesignStandardswouldbeverifiedpriortoissuanceofthebuildingpermitforthenewresidentialdwellings.Theproposalisconsistentwiththefollowingdesignstandards,unlessnotedotherwise:LotConfiguration:Developmentsofmorethanfour(4)structuresshallincorporateavarietyofhomesizes,lotsizes,andunitclusters.Dwellingsshallbearrangedtoensureprivacysothatsideyardsabutothersideyards(orrights-of-way)anddonotabutfrontorbackyards.Lotsaccessedbyeasementsorpipestemsshallbeprohibited.StaffComment:TheproposedlotswouldhavefrontyardsorientedtotheeasttowardsIndexAvenueNE.Nosideyardswouldabutfrontorbackyardsandnoeasementsorpipestemsareproposed.Garages:Garagesmaybeattachedordetached.Sharedgaragesarealsoallowed,providedtheregulationsofRMC4-4-080aremet.Carportsarenotallowed.Oneofthefollowingisrequired;thegaragemustbe:1.Recessedfromthefrontofthehouseand/orfrontporchatleasteightfeet(8’),or2.Detachedandsetbackfromthefrontofthehouseand/orporchatleastsixfeet(6’).Additionally,allofthefollowingisrequired:1.Garagedesignshallbeofsimilardesigntothehomes,andCompliancenotyet2.Ifsidesofthegaragearevisiblefromstreets,sidewalks,pathways,trails,demonstratedorotherhomes,architecturaldetailsshallbeincorporatedinthedesign.Ifsharedgaragesareallowed,theymaysharethestructurewithotherhomesandallofthefollowingisrequired:1.Eachunithasgaragespaceassignedtoit,and2.Thegarageisnottobelocatedfurtherthanonehundredsixtyfeet(160’)fromanyofthehousingunitstowhichitisassigned,and3.Thegarageshallnotexceedfortyfourfeet(44’)inwidth,andshallmaintainaneightfoot(8’)separationfromanydwellings.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.StandardsforParks:Fordevelopmentsthatarelessthanten(10)netacres:Noparkisrequired,butisallowed.N/AFordevelopmentsthataregreaterthanten(10)netacres:Aminimumofoneone-half(.5)acrepark,inadditiontothecommonopenspacerequirement,isrequired.StaffComment:NotapplicableStandardsforCommentOpenSpace:Developmentsofthree(3)orfewerdwellingN/Aunits:Norequirementtoprovidecommonopenspace.Developmentsoffour(4)ormoreunits:Requiredtoprovidecommonopenspaceasfollows:AdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlotReport&DecisionSYRBUIIILUA15-000766November30,2015Page10of191.Foreachunitinthedevelopment,threehundredfifty(350)squarefeetofcommonopenspaceshallbeprovided.2.Openspaceshallbedesignedasapark,commongreen,pea-patch,pocketpark,orpedestrianentryeasementinthedevelopmentandshallincludepicnicareas,spaceforsmallrecreationalactivities,andotheractivitiesasappropriate.3.Openspaceshallbelocatedinahighlyvisibleareaandbeeasilyaccessibletotheneighborhood.4.Openspace(s)shallbecontiguoustothemajorityofthedwellingsinthedevelopmentandaccessibletoalldwellings,andshallbeatleasttwentyfeet(20’)wide.5.Apedestrianentryeasementcanbeusedtomeettheaccessrequirementsifithasaminimumwidthoftwentyfeet(20’)withaminimumfivefeet(5’)ofsidewalk.6.Pea-patchesshallbeatleastonethousand(1,000)squarefeetinsizewithindividualplotsthatmeasureatleasttenfeetbytenfeet(10’x10’).Additionally,thepea-patchshallincludeatoolshedandacommonareawithspaceforcompostbins.Watershallbeprovidedtothepea-patch.Fencingthatmeetsthestandardsforfrontyardfencingshallsurroundthepea-patchwithaonefoot(1’)landscapeareaontheoutsideofthefence.Thisareaistobelandscapedwithflowers,plants,and/orshrubs.7.Grass-creteorotherpervioussurfacesmaybeusedinthecommonopenspaceforthepurposeofmeetingtheonehundredfiftyfeet(150’)distancerequirementforemergencyvehicleaccessbutshallnotbeusedforpersonalvehicleaccessortomeetoff-streetparkingrequirements.8.Stormpondsmaybeusedtomeetthecommonopenspacerequirementifdesignedtoaccommodateafifty(50)yearstormandtobedryninetypercent(90%)oftheyear.StaffComment:NotapplicableStandardsforPrivateYards:Developmentsofthree(3)orfewerdwellingunits:Eachindividualdwellingshallhaveaprivateyardthatisatminimumsixhundred(600)squarefeetinsize.Backyardpatiosandreciprocaluseeasementsmaybeincludedinthecalculationofprivateyard.Developmentsoffour(4)ormoredwellingunits:Eachground-relateddwellingshallCompliancehaveaprivateyardthatisatleasttwohundredfifty(250)squarefeetinsizewithnonotyetdimensionlessthaneightfeet(8’)inwidth.demonstratedAnadditionaltwohundredfifty(250)squarefeetofopenspaceperunitshallbeaddedtotherequiredamountofcommonopenspaceforeachunitthatisnotgroundrelated.StaffComment:Compliancewiththisstandardwouldbeverifiedatthetimeofbuildingpermitreview.However,thenewlotsappeartoprovideenoughroomtoaccommodateaprivateyard.ComplianceSidewalks,Pathways,andPedestrianEasements:Allofthefollowingarerequired:notyet...1.Sidewalksshallbeprovidedthroughouttheneighborhood.Thesidewalkdemonstrated.....maydisconnectfromtheroad,_provideditcontinuesina_logical_routeAdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlotReport&DecisionSYRBUIIILUA1S-000766November30,2015Page11of19throughoutthedevelopment.2.Frontyardsshallhaveentrywalksthatareaminimumwidthofthreefeet(3’)andamaximumwidthoffourfeet(4’).3.Pathwaysshallbeusedtoconnectcommonparks,greenareas,andpocketparkstoresidentialaccessstreets,limitedresidentialaccessstreets,orotherpedestrianconnections.Theymaybeusedtoprovideaccesstohomesandcommonopenspace.Theyshallbeaminimumthreefeet(3’)inwidthandmadeofpavedasphalt,concrete,orporousmaterialsuchas:porouspavingstones,crushedgravelwithsoilstabilizers,orpavingblockswithplantedjoints.Sidewalksorpathwaysforparksandgreenspacesshallbelocatedattheedgeofthecommonspacetoallowalargerusablegreenandeasyaccesstohomes.4.PedestrianEasementPlantings:Shallbeplantedwithplantsandtrees.Treesarerequiredalongallpedestrianeasementstoprovideshadeandspacedtwentyfeet(20’)oncenter.Shrubsshallbeplantedinatleastfifteenpercent(15%)oftheeasementandshallbespacednofurtherthanthirtysixinches(36”)oncenter.5.Forallhomesthatdonotfrontonaresidentialaccessstreet,limitedresidentialaccessstreet,apark,oracommongreen:Pedestrianentryeasementsthatareatleastfifteenfeet(15’)wideplusafive-foot(5’)sidewalkshallbeprovided.StaffComment:Compliancewiththisstandardwouldbeverifiedatthetimeofbuildingpermitreview.PrimaryEntry:Bothofthefollowingarerequited:1.Theentryshalltakeaccessfromandfaceastreet,park,commongreen,pocketpark,pedestrianeasement,oropenspace,and2.Theentryshallincludeoneofthefollowing:Compliancea.Stoop:minimumsizefourfeetbysixfeet(4’x6’)andminimumnotyetheighttwelveinches(12”)abovegrade,ordemonstratedb.Porch:minimumfivefeet(5’)deepandminimumheighttwelveinches(12”)abovegrade.Exception:incaseswhereaccessibility(ADA)isapriority,anaccessibleroutemaybetakenfromafrontdriveway.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.FaçadeModulation:Bothofthefollowingarerequired:1.TheprimarybuildingelevationorientedtowardthestreetorcommongreenshallhaveatleastonearticulationorchangeinplaneofatleastCompliancetwofeet(2’)indepth;andnotyet2.Aminimumonesidearticulationthatmeasuresatleastonefoot(1’)indemonstrateddepthshalloccurforallfacadesfacingstreetsorpublicspaces.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.AdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlotReport&DecisionSYRBUIIILUA5-000766November30,2015Page12of19WindowsandDoors:Allofthefollowingarerequired:1.Primarywindowsshallbeproportionedvertically,ratherthanhorizontally,and2.Verticalwindowsmaybecombinedtogethertocreatealargerwindowarea,and3.Alldoorsshallbemadeofwood,fiberglass,metal,orglassandtrimmedwiththreeandone-halfinches(31/2”)minimumheadandjambtrimCompliancearoundthedoor,andnotyet4.Screendoorsarepermitted,anddemonstrated5.Primaryentrydoorsshallfaceastreet,park,commongreen,pocketpark,orpedestrianeasementandshallbepaneledorhaveinsetwindows,and6.Slidingglassdoorsarenotpermittedalongafrontageelevationoranelevationfacingapedestrianeasement.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.Scale,Bulk,andCharacter:Allofthefollowingarerequired:1.Theprimarybuildingformshallbethedominatingformandelementssuchasporches,principaldormers,orothersignificantfeaturesshallnotdominate,and2.Primaryporchplateheightsshallbeonestory.Stackedporchesareallowed,andCompliancenotyet3.Todifferentiatethesamemodelsandelevations,differentcolorsshallbedemonstratedused,and4.Forsinglefamilydwellings,nomorethantwo(2)ofthesamemodelandelevationshallbebuiltonthesameblockfrontageandthesamemodelandelevationshallnotbeabutting.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.Roofs:Bothofthefollowingarerequired:1.Primaryroofpitchshallbeaminimumsixtotwelve(6:12).Ifagableroofisused,exitaccessfromathirdfloormustfaceapublicright-of-wayforComplianceemergencyaccess,andnotyet2.Avarietyofroofingcolorsshallbeusedwithinthedevelopmentandalldemonstratedroofmaterialshallbefireretardant.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.ComplianceEaves:Thefollowingisrequired:Eavesshallbeatleasttwelveinches(12”)withnotyethorizontalfasciaorfasciagutteratleastfiveinches(5”)deeponthefaceofalleaves.demonstratedStaffComment:ComplianceforthisstandardwouldbeverifiedatthetimeofbuildingAdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlatReport&DecisionSYRBUIIILUAS-000766November30,2015Page13of19permitreview.ArchitecturalDetailing:Allofthefollowingarerequired:1.Threeandone-halfinches(31/2”)minimumtrimsurroundsallwindowsanddetailsalldoors,and2.Atleastoneofthefollowingarchitecturaldetailsshallbeprovidedoneachhome:shutters,kneebraces,flowerboxes,orcolumns,and3.Wheresidingisused,metalcornerclipsorcornerboardsshallbeusedComplianceandshallbeatminimumtwoandone-halfinches(21/2”)inwidthandnotyetpainted.Ifshuttersareused,theyshallbeproportionedtothewindowdemonstratedsizetosimulatetheabilitytocoverthem,and4.Ifcolumnsareused,theyshallberound,fluted,orstronglyrelatedtothehome’sarchitecturalstyle.Sixinchesbysixinches(6”x6”)postsmaybeallowedifchamferedand/orbanded.Exposedfourinchesbyfourinches(4”x4”)andsixinchesbysixinches(6”x6”)postsareprohibited.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.MaterialsandColor:Allofthefollowingarerequired:1.Acceptableexteriorwallmaterialsare:wood,cementfiberboard,stucco,stone,andstandardsizedbrickthreeandone-halfinchesbysevenandone-halfinches(31/2”x71/2”)orthreeandfiveeighthsinchesbysevenandfive-eighthsinches(35/8”x75/8”).Simulatedstone,wood,stone,orbrickmaybeusedtodetailhomes,and2.Whenmorethanonematerialisused,changesinaverticalwall,suchasfromwoodtobrick,shallwrapthecornersnolessthantwentyfourComplianceinches(24”).Thematerialchangeshalloccurataninternalcorneroranotyetlogicaltransitionsuchasaligningwithawindowedgeorchimney.demonstratedMaterialtransitionshallnotoccuratanexteriorcorner,and3.Multiplecolorsonbuildingsshallbeprovided.Muteddeepertones,asopposedtovibrantprimarycolors,shallbethedominantcolors.Colorpalettesforallnewstructures,codedtothehomeelevations,shallbesubmittedforapproval.4.Guttersanddownspoutsshallbeintegratedintothecolorschemeofthehomeandbepainted,orofanintegralcolor,tomatchthetrimcolor.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.MailandNewspapers:Allofthefollowingarerequired:1.MailboxesshallbeclusteredandlocatedsoastoservetheneedsofComplianceusswhilenotadverselyaffectingtheprivacyofresidents;notyet2.MailboxesshallbelockableconsistentwithUSPSstandard;demonstrated...3.Mailboxesshallbearchitecturallyenhancedwithmaterialsanddetailstypicalofthehome’sarchitecture;and4.NewspaperboxesshallbeofadesignthatreflectsthecharacteroftheAdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlotReport&DecisionSYRBUIIILUA15-000766November30,2015Page14of19home.StaffComment:Compliancewiththisstandardwouldbeverifiedatthetimeofbuildingpermitreview.HotTubs,Pools,andMechanicalEquipment:HottubsandpoolsshallonlybelocatedinbackyardsanddesignedtominimizesightandsoundimpactstoadjoiningComplianceproperty.Poolheatersandpumpsshallbescreenedfromviewandsoundinsulated.notyetPoolequipmentmustcomplywithcodesregardingfencing.demonstratedStaffComment:Compliancewiththisstandardwouldbeverifiedatthetimeofbuildingpermitreview.Utilities:UtilityboxesthatarenotlocatedinalleywaysorawayfrompublicgatheringCompliancespacesshallbescreenedwithlandscapingorberms.notyetdemonstratedStaffComment:Compliancewiththisstandardwouldbeverifiedatthetimeofbuildingpermitreview.Dumpster/Trash/RecyclingCollectionArea:Bothofthefollowingarerequired:1.TrashandrecyclingcontainersshallbelocatedsothattheyhaveminimalimpactonresidentsandtheirneighborsandsothattheyarenotvisibletoCompliancethegeneralpublic;andnotyet2.Ascreenedenclosureinwhichtokeepcontainersshallbeprovidedordemonstratedgaragesshallbebuiltwithadequatespacetokeepcontainers.Screenedenclosuresshallnotbelocatedwithinfrontyards.StaffComment:Compliancewiththisstandardwouldbeverifiedatthetimeofbuildingpermitreview.15.CriticalAreas:Nocriticalareasaremappedontheprojectsite.16.CompliancewithSubdivisionRegulations:RMC4-7Providesreviewcriteriaforthesubdivisions.Theproposalisconsistentwiththefollowingsubdivisionregulationsifallconditionsofapprovalarecompliedwith:ComplianceSubdivisionRegulationsandAnalysisAccess:Eachlotmusthaveaccesstoapublicstreetorroad.Accessmaybebyashareddrivewaypertherequirementsofthestreetstandards.Themaximumwidthofsingleloadedgaragedrivewaysshallnotexceedninefeet(9’)anddoubleloadedgaragedrivewaysshallnotexceedsixteenfeet(16’).‘StaffComment:BothlotswouldhavedirectaccesstoIndexAvenueNE,whichisapublicStreet.Therearenogaragesontheprojectsite.Theexistingdrivewayseachhaveawidthof10feet,whichwouldnotexceedthemaximumwidthpermittedforadoubleloadedgarage.Iftheduplexesareremovedfromtheprojectsite,drivewaywidthsforthenewresidentialstructureswouldbeverifiedatthetimeofbuildingpermitreview.,,-Blocks:Blocksshallbedeepenoughtoallowtwotiersoflots.StaffComment:Notapplicable.“Lots:Thesize,shape,orientation,andarrangementoftheproposedlotscomplywithAdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentSYRBUIIINovember30,2015AdministrativeShortPlatReport&DecisionLUA15-000766Page15of19therequirementsoftheSubdivisionRegulationsandtheDevelopmentStandardsoftheR-10zoneandallowforreasonableinfillofdevelopableland.Alloftheproposedlotsmeettherequirementsforminimumlotsize,depth,andwidth.StaffComment:TheproposedlotsaterectangularinshapeandorientedtoprovidefrontyardareasfacingIndexAvenueNE,apublicstreet.SeepreviousdiscussiononlotdimensionsunderFOF13.Streets:TheproposedstreetsystemshallextendandcreateconnectionsbetweenexistingstreetspertheStreetStandardsoutlinedinRMC4-6-060StreetStandards.StaffComment:TheexistingrightofwaywidthinIndexAveNE,frontingthesite,is50feet.IndexAveNEisclassifiedasaresidentialaccessstreet.Theminimumstreetwidthforaresidentialaccessstreetis53feet.TomeettheCity’scompletestreetstandards,streetimprovementsincludingapavementwidthof26feet,curb,gutter,an8footplanterstrip,5footsidewalk,andstormdrainageimprovementsarerequiredtobeconstructedintherightofwayfrontingthesiteperCitycode4-6-060.TobuildthisstreetsectiononeandhalffeetofrightofwaywillberequiredtobededicatedtotheCityfrontingthesiteinIndexAveNE.Underthepreviousshortp/atapproval(LUAO8-119),whichexpiredonNovember14,2013,afeeinlieuofinstallingfrontageimprovementswasgranted.Asthedecisionregardingthefeeinlieuwasgrantedinconjunctionwiththepreviousshortplatdecision,thisdecisionexpiredwiththeexpirationoftheshortp/at.Therefore,theproposedshortp/atshallberequiredtoprovidetheabovediscussedstreetfrontageimprovementsandright-of-waydedication.ATrafficImpactFeewouldberequiredforthefuturehouses.The2016TransportationImpactFeeis$2,951.17,creditwouldbegivenfortheexistingduplex.Thefeeineffectatthetimeofbuildingpermitapplicationisapplicabletothisprojectandispayableatthetimeofbuildingpermitissuance.AvailabilityandImpactonPublicServices:ComplianceAvailabilityandImpactonPublicServicesAnalysisPoliceandFire:PoliceandFirePreventionstaffindicatesthatsufficientresourcesexisttofurnishservicestotheproposeddevelopment;subjecttotheconditionthatthe‘applicantprovidesCoderequiredimprovementsandfees.Fireimpactfeesareapplicableattherateof$495.10persinglefamilyunit,creditwouldbegivenfortheexistingduplex.Thisfeeispaidattimeofbuildingpermitissuance.Schools:ItisanticipatedthattheRentonSchoolDistrictcanaccommodateanyadditionalstudentsgeneratedbythisproposalatthefollowingschools:Highlands“Elementary,McKnightMiddleSchoolandRentonHighSchool.StudentsattendingHighlandsElementarySchoolwouldwalktoschoolalongthefollowingroute:northalongIndexAvenueNEtoNE6thPlacewheretheywouldwalkwestalongNE6thPlaceVRelationshiptoExistingUses:Theproposedprojectiscompatiblewithexistingsurroundinguses.StaffComment:Theprojectsiteiscurrentlysurroundedbyavarietyofexistingduplexes‘andsinglefamilyresidences.Theproposaltosubdividethesubjectpropertyandeitherretaintheexistingduplexorremovetheduplexandreplacewithsinglefamilyresidenceswouldbecompatiblewiththeexistingdevelopmentpatternintheneighborhood.17.AdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlotReport&DecisionSYRBUIIILUA15-000766November30,2015Page16of19toHarringtonAvenueNEwheretheywouldwalknorthalongHarringtontoHighlandsElementarySchool.StudentsattendingMcKnightMiddleSchoolwouldbebussedtotheirschool.Thecloseststopislocatedapproximately0.19milesfromtheprojectsiteatHarringtonAvenueNEandNE7IStreet(alongthesameroutestudentswalkingtoHighlandsElementarywouldwalk).StudentsattendingRentonHighSchoolwouldbebussedtoschool.Thecloseststopislocatedapproximately0.3milesfromtheprojectsiteatEdmondsAvenueNEandNE5thPlace.StudentswouldwalksouthalongIndexAvenueNEtoNE5’PlacewheretheywouldwalkwesttotheintersectionofNE5thPlaceandEdmondsAvenueNE.ThereappearstobeadequateareaalongthewalkingroutestoHighlandsElementaryandthebusstopstoprovideforsafewalkingconditions.ASchoolImpactFee,basedonnewsingle-familylots,willberequiredinordertomitigatetheproposal’spotentialimpactstotheRentonSchoolDistrict.ThefeeispayabletotheCityasspecifiedbytheRentonMunicipalCode.Currentlythefeeisassessedat$5,541.00persinglefamilyresidence,creditwouldbegivenfortheexistingduplex.Parks:AParkImpactFeewouldberequiredforthefuturehouses.The2016ParkvImpactFeeis$1,887.94,creditwouldbegivenfortheexistingduplex.Thefeeineffectatthetimeofbuildingpermitapplicationisapplicabletothisprojectandispayableatthetimeofbuildingpermitissuance.StormWater:Anadequatedrainagesystemshallbeprovidedfortheproperdrainageofallsurfacewater.StaffComment:ADrainageReport(Exhibit6)datedOctober20,2015,preparedbyOffeEngineers,wassubmittedwiththeshortplatapplication.Thereportcomplieswiththe2009KingCountySurfaceWaterManualandthe2009CityofRentonAmendmentstotheKCSWM,Chapters1and2.Allcorerequirementshavebeendiscussedinthereport.BasedontheCity’sflowcontrolmap,thissitefallswithinthePeakRateFlowControlStandard,ExistingConditions.Theprojectisexemptfromflowcontrolastheproposedtwolotshortplotwillnotcreatemorethan0.10cfsduringthe100yearstormeventinthedevelopedcondition.Oneexistingduplexisproposedtobedemolishedandtwonewhomeswillbebuiltoneachnewlot.Asproposed,thetwolotshortplotissubjecttoSmallProjectDrainageReview.However,theprojectisrequiredtoinstallfullfrontageimprovementsincludingaminimumofa12inchstormlineinIndexAvenueNE.ThisimprovementwilltriggerTargetedDrainageReview.ArevisedTIRwillberequiredatconstructionpermitsubmittal.Ageotechnicalreport(Exhibit8),datedAugust21,2015wasprovidedbyRobertPridePE,GeotechnicalEngineer.Twotestpitexcavationsweredugoneattherearandoneatthefrontofthesite.Theresultsoftheexcavationsshowedthatthesoilsfoundonsiteincludedfillmaterialconsistingoftopsoilwithfinesiltysandsandsandsforthefirst3to5feetindepth.Themediumdensesoilwillsupportinfiltrationusinginfiltrationtrenchestocollecttheroofrunoffandimpervioussurfaceareacreatedfromthenewhomes.Aninfiltrationvalueof25mm/inchshouldbeusedinthedesignandsizingofthefacilities.Thesoilsaresuitableforlimitedinfiltration.Surfacewatersystemdevelopmentfeeis$1,350.00forthenewlot.Creditwillbegiventotheexistinghome.Water:WaterserviceisprovidedbytheCityofRenton.Thereisa6inchductileironwatermaininIndexAveNE.The6inchwatermaincanprovide1,400gpm.Theprojectisinthe320waterpressurezone.Therearetwo3/4inchdomesticwatermetersAdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlatReport&DecisionSYRBUIIILUA15-000766November30,2015Page17of19servingtheexistingduplex.Separatewatermetersshallbeprovidedtoeachnewlot.Thesystemdevelopmentfeeforwaterisbasedonthesizeofthenewdomesticwatermeterthatwillservethenewhomeonthenewlot.Feefor¾inchoninchwatermeteriswillincreaseto$3,245.00inJanuary2016.Thefeefora¾inchmeterinstalledbytheCityis$3,250.000.Thisispayableatthetimetheutilityconstructionpermitisissued.Allnewconstructionmusthaveafirehydrantcapableofdeliveringaminimumof1,000gpmandmustbelocatedwithin300feetofthestructures.Aminimumofonenewhydrantwillberequiredtobeinstalled.SanitarySewer:SewerserviceisprovidedbytheCityofRenton.Thereisan8inchsewermaininIndexAveNE.Aseparatesidesewerstubshallbeprovidedtoeachnewlot.Sidesewersshallbeaminimum2%slope.Thereisanexistingsidesewertothebuilding.Systemdevelopmentcharge(SDC)forsewerisbasedonthesizeofthenewdomesticmeter(s).Sewerfeesfora¾”meteror1inchmeterwillincreaseto$2,242.00pernewsinglefamilylotinJanuary2016.Thisispayableatthetimetheutilityconstructionpermitisissued.Thisparcelissubjecttothepaymentofaspecialassessmentforsewer.EastRentonInterceptorSADis$224.52pernewlot.Creditwillbegiventotheexistingduplexconnectedtosewer.I.CONCLUSIONS:1.ThesubjectsiteislocatedintheResidentialHighDensity(HD)ComprehensivePlandesignationandcomplieswiththegoalsandpoliciesestablishedwiththisdesignation,seeFOF12.2.ThesubjectsiteislocatedintheResidential—10(R-10)zoningdesignationandcomplieswiththezoninganddevelopmentstandardsestablishedwiththisdesignationprovidedtheapplicantcomplieswithCityCodeandconditionsofapproval,seeFOF13.3.TheproposedshortplatcomplieswiththeResidentialDesignandOpenSpaceStandardsprovidedtheapplicantcomplieswithCityCodeandconditionsofapproval,seeFOF14.4.Therearenocriticalareasmappedontheprojectsite.ç’’5.TheproposedshortplatcomplieswiththesubdivisionregulationsasestablishedbyCityCodeandstatelawprovidedalladvisorynotesandconditionsarecompliedwith,seeFOF16.6.TheproposedshortplatcomplieswiththestreetstandardsasestablishedbyCityCode,providedtheprojectcomplieswithalladvisorynotesandconditionsofapprovalcontainedherein,seeFOF16.7.TherearesafewalkingroutestotheElementaryschoolandschoolbusstops,seeFOF17.8.Thereareadequatepublicservicesandfacilitiestoaccommodatetheproposedshortplat,seeFOF17.J.DECISION:—TheSyrbuIllPreliminyShortPlat,FileNo.LUA15-000766,asdepictedinExhibit2,isapprovedandissubjecttothefollowingconditions:1.Theapplicantshalleither:a.Obtainademolitionpermitandcompleteallrequiredinspectionsfortheremovaloftheexistingduplexandallaccessorystructurespriortorecordingoftheshortplat;orb.Anapplicationshallbesubmittedforsiteplanreviewandasiteplanreviewdecisionshallbeissuedpriortorecordingoftheshortplat.AdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlotReport&DecisionSYRBUIIILUA1S-000766November30,2015Page18of192.Theapplicantshallprovideinformationdemonstratingthattheexistingduplexcomplieswiththebuildingheightrequirementsorshallobtainademolitionpermitandcompleteallrequiredinspectionspriortoshortplatrecording.3.Adetailedlandscapeplan(incompliancewithRMC4-$-120D12)shallbesubmittedatthetimeofUtilityConstructionPermitapplication.Thedetailedlandscapeplanshallincludeaminimum10-footonsitelandscapestripalongthesite’sIndexAvenueNEstreetfrontageinadditiontothelandscapingproposedwithintheundevelopedright-of-wayabuttingtheprojectsite.ThedetailedlandscapeplanshallbesubmittedtotheCurrentPlanningProjectManagerforreviewandapproval.Thelandscapingshallbeinstalledpriortofinalshortplatapproval,unlessademolitionpermitisobtainedfortheremovaloftheexistingduplexandallinspectionscompleted,thenthelandscapingshallbeinstalledpriortofinalbuildinginspectionforthenewresidentialstructure(s).4.Considerationtotheexistingoverheadpowerlinesshallbeconsideredwhenselectingajipropriatestreettreesfortheprojectsite1leaserefertotheApprovedTreeListavailableatww\.Rptonwa.gov.5.AnarboristreportshallbesubmittedpriortofinalshortplatapprovalevaluatingthehE1thoftheexistingDouglasfirtree.IftheDouglasfirisdeterminedtoieingoodhealththen1protectionmeasuresasoutlinedunderRMC4-4-130H9shallbeprovidforthesubjecttreetopreventanypossiblefurtherharmtoitshealth,ifitisnotingoodhealthreplacementtreesshallbeprovidedincompliancewithRMC4-4-l3OHle.6.Atreeplantingplanshallbeprovidedpriortofinalshortplatapprovaldemonstratingcompliancewiththeminimumtreedensityrequirements.TheplanshallbesubmittedtotheCurrentPlanningProjectManagerforreviewandapproval.Alltreesshallbeinstalledpriortofinalshortplatapproval,Ifademolitionpermitisobtainedandallinspectionscompletedpriortofinalshortplatapproval,compliancewiththisstandardwouldbeverifiedatthetimeofbuildingpermitreview.DATEOFDECISIONONLANDUSEACTION:SIGNATURE:JenniferHenning,PlanningDirectorDateTRANSMITTEDthis)cPdayofNovember,2015totheOwner/Applicant/Contact:Owner/Applicant:Contact:Vyacheslau&NatalyaSyrbuJimHanson,HansonConsulting1917JonesAvenueNE17446MallardCoveLaneRenton,WA98506MtVernon,WA98274TRANSMITTEDthis3QldayofNovember,2015tothePartiesofRecord:NopartiesofrecordTRANSMITTEDthis3OdayofNovember,2015tothefollowing:BrianneBonnworth,DevelopmentEngineeringManagerJanConklin,DevelopmentServicesAdminReport AdministrativeShortPlatReport&DecisionLUA15-000766Page19of19K.LANDUSEACTIONAPPEALS,REQUESTFORRECONSIDERATION,&EXPIRATION:Theadministrativelandusedecisionwillbecomefinalifthedecisionisnotappealedwithin14daysofthedecisiondate.APPEAL:ThisadministrativelandusedecisionwillbecomefinalifnotappealedinwritingtotheHearingExamineronorbefore5:00PMonDecember1%’015.Anappealofthedecisionmustbefiledwithinthe14-dayappealperiod(RCW43.21.C.075(3);WAC497-11-680),togetherwiththerequiredfeetotheHearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.RMC4-8-110.BgovernsappealstotheHearingExaminerandadditionalinformationregardingtheappealprocessmaybeobtainedfromtheCityClerk’sOffice,(425)430-6510.EXPIRATION:Theadministrativeshortplatdecisionwillexpiretwo(2)yearsfromthedateofdecision.Asingleone(1)yearextensionmayberequestedpursuanttoRMC4-7-070.M.RECONSIDERATION:Within14daysofthedecisiondate,anypartymayrequestthatthedecisionbereopenedbytheapprovalbody.Theapprovalbodymaymodifyhisdecisionifmaterialevidencenotreadilydiscoverablepriortotheoriginaldecisionisfoundorifhefindstherewasmisrepresentationoffact.Afterreviewofthereconsiderationrequest,iftheapprovalbodyfindssufficientevidencetoamendtheoriginaldecision,therewillbenofurtherextensionoftheappealperiod.Anypersonwishingtotakefurtheractionmustfileaformalappealwithinthe14-dayappealtimeframe.THEAPPEARANCEOFFAIRNESSDOCTRINE:providesthatnoexparte(privateone-on-one)communicationsmayoccurconcerningthelandusedecision.TheDoctrineappliesnotonlytotheinitialdecision,buttoAppealstotheHearingExamineraswell.Allcommunicationsafterthedecision/approvaldatemustbemadeinwritingthroughtheHearingExaminer.Allcommunicationsarepublicrecordandthispermitsallinterestedpartiestoknowthecontentsofthecommunicationandwouldallowthemtoopenlyrebuttheevidenceinwriting.AnyviolationofthisdoctrinecouldresultintheinvalidationoftheappealbytheCourt.CityofRentonDepartmentofCommunity&EconomicDevelopmentSYRBUIIINovember30,2015VanessaDolbee,CurrentPlanningManager1ifWFireMarshalAdminReport