HomeMy WebLinkAboutAdministrative Short Plat Report, Decision and Conditions_Sybru Short Plat_15-000766DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTCITYOF—Renton0A.ADMINISTRATIVESHORTPLATREPORT&DECISIONDECISION:LIAPPROVALAPPROVALSUBJECTTOCONDITIONSLIDENIALREPORTDATE:December;,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&DecisionSYRBUIIISHORTPLATLUA15-000766,SHPL-ADecember1,2015Page2of19B.EXHIBITS:Exhibit1:StaffReportExhibit2:ShortPlatPlanExhibit3:PlantingandTreeRetentionPlanExhibit4:Utilities/Drainage/GradingPlanExhibit5:DrainageBMPsPlanExhibit6:DrainageReport(October20,2015)Exhibit7:NeighborhoodDetailMapExhibit8:GeotechnicalReport(August21,2015)Exhibit9:AdvisoryNotestoApplicantExhibit10:Cl-73BuildingHeightGENERALINFORMATION:1.Owner(s)ofRecord:2.ZoningClassification:3.ComprehensivePlanLandUseDesignation:4.ExistingSiteUse:5.NeighborhoodCharacteristics:a.North:ResidentialSingle-Familyandb.East:ResidentialSingle-Familyandc.South:ResidentialSingle-Familyandd.West:ResidentialSingle-Familyand6.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.ExistingUtilitiesC.Vyacheslau&NatalyaSyrbu1917JonesAvenueNERenton,WA98506Residential—10(R-10)ResidentialHighDensity(HD)DuplexDuplexes(R-1O)DuplexesfR-b)Duplexes(R-bO)Duplexes(R-bO)AdminReport
CityofRentonDepartmentofCommunity&EconomicDevelopmentSYRBUIIISHORTPLATDecember1,2015AdministrativeShortPlotReport&DecisionLUA1S-000766,SHPL-APage3of19a.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.Theprojectsiteiscurrentlydevelopedwithanexistingduplexanddetachedshed,proposedforremoval.DevelopmentintheR-10zoneissubjecttoSitePlanReview,howeverinaccordancewithRMC4-9-200C.2.bdevelopmentthatiscategoricallyexemptfromEnvironmental(SEPA)ReviewisexemptfromSitePlanReview,except“whereexistingdwellingunitsareincludedinadevelopmentproposalfornewdwellingunits,whethercreatedbysubdivisionorothermeans”.ThecurrentproposalwhichincludestheremovaloftheexistingduplexwouldbeexemptfromSitePlanReview,howeveriftheapplicantdecidedtoretaintheexistingduplex,theproposalwouldrequireSitePlanReviewastheywouldbeincludingexistingdwellingunitsinaproposalfornewdwellingunits.Therefore,staffrecommendsasaconditionofapproval,thateitherademolitionpermitbeobtainedandallinspectionscompletedfortheremovaloftheexistingduplexandallaccessorystructurespriortorecordingoftheshortplat,oranapplicationbesubmittedforsiteplanreviewandadecisionissuedpriortorecordingoftheshortplat.4.AccesstothesitewouldbeprovidedviaresidentialdrivewaysontoIndexAvenueNE.AdminReport
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlatReport&DecisionSYRBUIIISHORTPLATLUA1S-000766,SHPL-ADecember1,2015Page4of195.ThepropertyislocatedwithintheResidentialHighDensityfHD)ComprehensivePlanlandusedesignation.6.ThesiteislocatedwithintheResidential—10(R-10)zoningclassification.7.Thereisonesignificanttreelocatedonsite,whichtheapplicantisproposingtoretain.8.Nocriticalareasaremappedontheprojectsite.9.Theapplicantisproposingtobeginconstructioninspringof2016andendinthesummerof2016.10.Nopublicoragencycommentswerereceivedduringthe14-daypubliccommentperiod.11.Representativesfromvariouscitydepartmentshavereviewedtheapplicationmaterialstoidentifyandaddressissuesraisedbytheproposeddevelopment.Thesecommentsarecontainedintheofficialfile,andtheessenceofthecommentshavebeenincorporatedintotheappropriatesectionsofthisreportandtheDepartmentalRecommendationattheendofthisreport.12.ComprehensivePlanCompliance:ThesiteisdesignatedResidentialHighDensity(HD)ontheCity’sComprehensivePlanMap.HDunittypesaredesignedtoincorporatefeaturesfrombothsingle-familyandmulti-familydevelopments,supportcost-efficienthousing,facilitatemulldevelopment,havecloseaccesstotransitservice,andefficientlyuseurbanservicesandinfrastructure.LandsdesignatedHDiswhereprojectswillbecompatiblewithexistingusesandwhereinfrastructureisadequatetohandleimpactsfromhigherdensityuses.TheproposaliscompliantwiththefollowingComprehensivePlanGoalsandPolicies:ComplianceComprehensivePlanAnalysisGoal1-H:Planforhigh-qualityresidentialgrowththatsupportstransitbyprovidingurbandensities,promotesefficientlandutilization,promotesgoodhealthandphysicalactivity,buildssocialconnections,andcreatesstableneighborhoodsbyincorporatingbothbuiltamenitiesandnaturalfeatures.Goal1-I:Utilizemultiplestrategiestoaccommodateresidentialgrowth,including:.Developmentofnewsingle-familyneighborhoodsonlargetractsoflandoutsidetheCityCenter,,.—•Developmentofnewmulti-familyandmixed-useintheCityCenterandintheResidentialHighDensityandCommercialMixedUsedesignations,and•Infilldevelopmentonvacantandunderutilizedlandinestablishedneighborhoodsandmulti-familyareas.“GoalL-BB:MaintainahighqualityoflifeasRentongrowsbyensuringthatnewdevelopmentisdesignedtobefunctionalandattractive.“Goal1-FE:StrengthenthevisualidentityofRentonanditsCommunityPlanningAreasandneighborhoodsthroughqualitydesignanddevelopment.VPolicy1-49:Addressprivacyandqualityoflifeforexistingresidentsbyconsideringscaleandcontextininfillprojectdesign.13.ZoningDevelopmentStandardCompliance:ThesiteisclassifiedResidential-lO(R-10)ontheCity’sZoningMap.TheResidential-lOZone(R-10)isestablishedforhigh-densityresidentialdevelopmentthatwillprovideamixofresidentialstylesincludingsmalllotdetacheddwellingsorattacheddwellingssuchastownhousesandsmall-scaleflats.Developmentpromotedinthezoneisintendedtoincreaseopportunitiesfordetacheddwellingsasapercentofthehousingstock,aswellasallowsomesmallAdminReport
CityofRentonDepartmentofCommunity&EconomicDevelopmentSYRBUIIISHORTPLATDecember1,2015AdministrativeShortP/atReport&DecisionLUA5-000766,SHPL-APage5of19scaleattachedhousingchoicesandtocreatehigh-qualityinfilldevelopmentthatincreasesdensitywhilemaintainingthesinglefamilycharacteroftheexistingneighborhood.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—141sIright-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.ThefollowingtableidentifiestheproposedapproximatedimensionsforLots1and2VProposedLotLotSize(sq.ft.)LotWidth(feet)LotDepth(feet)4,79346.76102.504,84247.24102.50StaffComment:Thelotsasproposedwouldcomplywiththeminimumlotsize,width,anddepthrequirements.Setbacks:TherequiredsetbacksintheR-10zoneareasfollows:frontyardis20feetexceptwhenallaccessistakenfromanalleythen15feet;sideyardis4feetfordetachedunits,forattacheddwellingsthesideyardis0feetforattachedsidesand4feetforunattachedsides;sideyardalongthestreet15feet;andtherearyardis15feet.VStaffComment:Theexistingduplexhasafrontyardsetbackof20.5feet,sideyardsetbackof12.4feetand17.1feet,andatearsetbackof57.8feetandthereforecomplieswithallsetbackrequirementsoftheR-10zone.Theapplicantindicatesthattheexistingduplexisproposedtoberemoved;thesetbackrequirementsforanynewstructuresonthesitewouldbeverifiedatthetimeofbuildingpermitreview.BuildingStandards:TheR-10zonehasamaximumbuildingcoverageof55%andamaximumimpervioussurfacecoverageof70%.ACodeInterpretation(Cl-73)(Exhibit10)wasadoptedregardingbuildingheightrequirements.IntheR-10zone,amaximumbuildingheightof2storieswithawallplateheightof24feetispermitted.“Roofswithapitchequaltoorgreaterthan4:12mayprojectanadditionalsix(6)verticalfeetfromthemaximumwallplateheight;commonrooftopfeatures,suchaschimneys,mayprojectanadditionalfour(4)verticalfeetfromtheroofsurface.Nonexemptverticalprojections(e.g.,decks,railings,etc.)shallnotextendabovethemaximumwallplateheightunlesstheprojectionissteppedbackone-and-a-half(1.5)Lot1Lot2AdminReport
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlatReport&DecisionSYRBUIIISHORTPLATLUA15-000766,SHPL-ADecember1,2015Page6of19horizontalfeetfromeachfaçadeforeachone(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,thattheapplicanteitherprovidesinformationdemonstratingthattheexistingduplexcomplieswiththebuildingheightrequirementsorobtainsademolitionpermitandcompletesallrequiredinspectionspriortoshortplotrecording.Buildingheight,buildingcoverage,andimpervioussurfacecoverageforanynewresidentialstructureswouldbeverifiedatthetimeofbuildingpermitreview.MaximumNumberofUnitsperBuilding:Nomorethan4unitsperbuilding.StaffComment:Thereisoneduplexontheprojectsitewithatotalof2units,which“complieswiththisrequirement.Compliancewiththemaximumnumberofunitsperbuildingforanynewresidentialstructureswouldbeverifiedatthetimeofbuildingpermitreview.Landscaping:TheCity’slandscaperegulations(RMC4-4-070)requirea10-footlandscapestripalongallpublicstreetfrontages.AdditionalminimumplantingstripwidthsbetweenthecurbandsidewalkareestablishedaccordingtothestreetdevelopmentstandardsofRMC4-6-060.Streettreesand,ataminimum,groundcover,aretobelocatedinthisareawhenpresent.SpacingstandardsshallbeasstipulatedbytheDepartmentofCommunityandEconomicDevelopment,providedthereshallbeaminimumofonestreettreeplantedperaddress.Anyadditionalundevelopedright-of-wayareasshallbelandscapedunlessotherwisedeterminedbytheAdministrator.Wherethereisinsufficientright-of-wayspaceornopublicCompbantif..frontage,streettreesarerequiredinthefrontyardsubjecttoapprovaloftheconditionof....Administrator.Aminimumoftwotreesaretobelocatedinthefrontyardpriortoapprovalis....metfinalinspectionforthenewSingleFamilyResidence.StaffComment:APlantingandTreeRetentionPlan(Exhibit3)wassubmittedwiththeprojectapplication.Theplantingplanincludesa10-footlandscapestripalongtheprojectsite’sIndexAvenueNEfrontage,however7feetofthelandscapestripiswithinthepublicright-of-wayresultingin3feetofonsitelandscaping.ThePlantingandTreeRetentionPlan(Exhibit3)includestheinstallationofthefollowingplantswithinthelandscapestrip:serviceberrytrees,dwarfmaidengrass,kinnikinnick,heartleafbergenia,reddaylily,daylily,autumnjoysedum,crimsonpygmydwarfburningbush,harbordwarfnandina,bushcinquefoil,andlittleprincessspirea.TheCity’slandscapingregulationsrequirea10-footonsitelandscapestripaswellaslandscapingofallareasAdminReport
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlotReport&DecisionSYRBUIIISHORTPLATLUA1S-000766,SHPL-ADecember1,2015Page7of19ofundevelopedright-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’sadoptedTreeRetentionandLandCleatingRegulationsrequiretheretentionof20percentoftreesinaresidentialdevelopment.Significanttreesshallberetainedinthefollowingpriorityorder:PriorityOne:Landmarktrees;significanttreesthatformacontinuouscanopy;significanttreesonslopesgreaterthantwentypercent(20%);Significanttreesadjacenttocriticalareasandtheirassociatedbuffers;andSignificanttreesoversixtyfeet(60’)inheightorgreaterthaneighteeninches(18’)caliper.PriorityTwo:Healthytreegroupingswhoseassociatedundergrowthcanbepreserved;othersignificantnativeevergreenordeciduoustrees;andOthersignificantnon-nativetrees.PriorityThree:Aldersandcottonwoodsshallberetainedwhenallothertreeshavebeenevaluatedforretentionandarenotabletoberetained,unlessthealdersand!orcottonwoodsareusedaspartofanapprovedenhancementprojectwithinacriticalCompliantifareaoritsbuffer.conditionofapprovalisAminimumtreedensityshallbemaintainedoneachresidentiallyzonedlot.LotsmetdevelopedwithdetachedsinglefamilydwellingunitsintheR-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.Underthepreviouspreliminaryshortp/atapprovaldecision(LUAO8-119),concernhadbeenexpressedregardingthehealthoftheexistingfirtreeandaconditionrequiringthesubmittalofanarboristreporthadbeenimposedontheshort__
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CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlotReport&DecisionSYRBUIIISHORTPLATLUA1S-000766,SHPL-ADecember1,2015Page8of19submittedpriortofinalshortp/atapprovalevaluatingthehealthoftheexistingDouglasfirtree.IftheDouglasfirisdeterminedtobeingoodhealththenprotectionmeasuresasoutlinedunderRMC4-4-130H9shallbeprovideforthesubjecttreetopreventanypossiblefurtherharmtoitshealth,ifitisnotingoodhealthreplacementtreesshallbeprovidedincompliancewithRMC4-4-l3OHle.Iftheexistingduplexistoremainontheprojectsite,theproposalwillneedtocomplywiththeminimumtreedensityrequirementsandinstall4(minimum2inchcaliper)treesforevery5,000squarefeetoflotareaontheprojectsite.Iftheexistingduplexisremoved,compliancewiththisrequirementwouldbeverifiedatthetimeofbuildingpermitreviewforthenewresidences.Thereforestaffrecommends,asaconditionofapproval,thatatreeplantingplanbeprovidedpriortofinalshortplotapprovaldemonstratingcompliancewiththeminimumtreedensityrequirements.TheplanshallbesubmittedtotheCurrentPlanningProjectManagerforreviewandapproval.Alltreesshallbeinstalledpriortofinalshortp/atapproval.Ifademolitionpermitisobtainedandallinspectionscompletedpriortofinalshortplatapproval,compliancewiththisstandardwouldbeverifiedatthetimeofbuildingpermitreview.Anyretainedtreesinexcessoftheminimumtreedensityrequirementonanindividuallotarerequiredtobelocatedwithinatreeprotectiontract.Iftheexistingduplexisremovedandindividualsinglefamilyresidencesareconstructedonthenewlots,thenthissectionwouldnotbeapplicableastheminimumtreedensityrequirementsdonotapplytodetachedsinglefamilydevelopmentintheR-10zone.Iftheexistingduplexisretained,compliancewiththisstandardwouldbeverifiedpriortofinalshortplatapproval.Parking:Parkingregulationsrequirethataminimumoftwoparkingspacesbeprovidedforeachdetacheddwelling.Parkingregulationsrequirethataminimumandmaximumof1.6spacesbeprovidedper3bedroomorlargedwellingunit;1.4spacesper2bedroomdwellingunit;and1.0spaceper1bedroomorstudiodwellingunit.Drivewaycutsarerequiredtobeaminimumof5feetfrompropertylinesandnewdrivewaysmaybeamaximumof16feetinwidthatthepropertyline.Maximumdrivewayslopesshallnotexceedfifteenpercent(15%);provided,thatdrivewaysexceedingeightpercent(8%)shallprovideslotteddrainsatthelowerendwithpositivedrainagedischargetorestrictrunofffromenteringthegarage/residenceorcrossinganypublicsidewalk.StaffComment:BasedontheexistingdrivewaylocationsshownonthePlantingandTreeRetentionPlan(Exhibit3),itappearsthatthedrivewaylocatedonLot1wouldcomplywiththe5-footsetbackrequirement,howeveritisunclearwhetherthe2requiredparkingspacesareprovidedonsite.ItappearsthattheexistingdrivewayonLot2wouldmaintaina4-footsetbackfromthepropertyline,whichislessthantheminimum5-footsetbackrequired.Iftheexistingduplexistoremainontheprojectsite,theproposedshortplatwouldnotincreaseanexistingnon-conformingsituation,thereforetheproposalwouldnotberequiredtoaltertheexistingdriveways,Iftheexistingduplexisremoved,compliancewiththisstandardwouldbeverifiedatthetimeofbuildingpermitreview.14.DesignStandards:ResidentialDesignandOpenSpaceStandards(RMC4-2-115)areapplicableintheR10zone.TheStandardsimplementpoliciesestablishedintheLandUseElementoftheComprehensivePlan.CompliancewithSiteDesignStandardsmustbedemonstratedpriortoapprovalofthesubdivision.CompliancewithResidentialDesignStandardswouldbeverifiedpriortoissuanceoftheAdminReport
CityofRentonDepartmentofCommunity&EconomicDevelopmentSYRBUIIISHORTPLATDecember1,2015AdministrativeShortPlotReport&DecisionLUAS-000766,SHPL-APage9of19buildingpermitforthenewresidentialdwellings.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)orfewerdwellingunits:Norequirementtoprovidecommonopenspace.N/ADevelopmentsoffour(4)ormoreunits:Requiredtoprovidecommonopenspaceasfollows:1.Foreachunitinthedevelopment,threehundredfifty(350)squarefeetofcommonopenspaceshallbeprovided.AdminReport
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortP/atReport&DecisionSYRBUIIISHORTPLAT-LUA1S-000766,SHPL-ADecember1,2015Page10of192.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.Sidewalks,Pathways,andPedestrianEasements:Allofthefollowingarerequired:Compliance1.Sidewalksshallbeprovidedthroughouttheneighborhood.Thesidewalknotyetmaydisconnectfromtheroad,provideditcontinuesinalogicalroutedemonstratedthroughoutthedevelopment.2.FrontyardsshallhaveentrywalksthatareaminimumwidthofthreeAdminReport
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlatReport&DecisionSYRBUIIISHORTPLATLUAS-000766,SHPL-ADecember1,2015Page11of19feet(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:Bothofthefollowingarerequired: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.CompliancenotyetWindowsandDoors:Allofthefollowingarerequired:demonstrated1.Primarywindowsshallbeproportionedvertically,ratherthanAdminReport
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortP/atReport&DecisionSYRBUIIISHORTPLATLUA15-000766,SHPL-ADecember1,2015Page12of19horizontally,and2.Verticalwindowsmaybecombinedtogethertocreatealargerwindowarea,and3.Alldoorsshallbemadeofwood,fiberglass,metal,orglassandtrimmedwiththreeandone-halfinches(311211)minimumheadandjambtrimaroundthedoor,and4.Screendoorsarepermitted,and5.Primaryentrydoorsshallfaceastreet,park,commongreen,pocketpark,orpedestrianeasementandshallbepaneledorhaveinsetwindows,and6.Slidingglassdoorsarenotpermittedalongafrontageelevationoranelevationfacingapedestrianeasement.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.Scale,Bulk,andCharacter:Allofthefollowingarerequired:1.Theprimarybuildingformshallbethedominatingformandelementssuchasporches,principaldormers,orothersignificantfeaturesshaltnotdominate,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.Eaves:Thefollowingisrequired:Eavesshallbeatleasttwelveinches(12”)withCompliancehorizontalfasciaorfasciagutteratleastfiveinches(5”)deeponthefaceofalleaves.notyetdemonstratedStaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.ComplianceArchitecturalDetailing:Allofthefollowingarerequired:notyetAdminReport
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortP/atReport&DecisionSYRBUIIISHORTPLATLUA15-000766,SHPL-ADecember1,2015Page13of19demonstrated1.Threeandone-halfinches(31/2”)minimumtrimsurroundsallwindowsanddetailsalldoors,and2.Atleastoneofthefollowingarchitecturaldetailsshallbeprovidedoneachhome:shutters,kneebraces,flowerboxes,orcolumns,and3.Wheresidingisused,metalcornerclipsorcornerboardsshallbeusedandshallbeatminimumtwoandone-halfinches(21/2”)inwidthandpainted.Ifshuttersareused,theyshallbeproportionedtothewindowsizetosimulatetheabilitytocoverthem,and4.Ifcolumnsateused,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.MailboxesshallbeclusteredandlocatedsoastoservetheneedsofUSPSwhilenotadverselyaffectingtheprivacyofresidents;Compliance2.MailboxesshallbelockableconsistentwithUSPSstandard;notyet...3.Mailboxesshallbearchitecturallyenhancedwithmaterialsanddetailsdemonstrated.,typicalofthehomesarchitecture;and4.Newspaperboxesshallbeofadesignthatreflectsthecharacterofthehome.StaffComment:CompliancewiththisstandardwouldbeverifiedatthetimeofAdminReport
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlatReport&DecisionSYRBUIIISHORTPLATLUA5-000766,SHPL-ADecember1,2015Page14of19buildingpermitreview.HotTubs,Pools,andMechanicalEquipment:Hottubsandpoolsshallonlybe•locatedinbackyardsanddesignedtominimizesightandsoundimpactstoadjoiningComplianceproperty.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,andarrangementoftheproposedlotscomplywith“therequirementsoftheSubdivisionRegulationsandtheDevelopmentStandardsoftheR-10zoneandallowforreasonableinfillofdevelopableland.AlloftheproposedlotsAdminReport
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlatReport&DecisionSYRBUIIISHORTPLATLUA1S-000766,SHPL-ADecember1,2015Page15of19meettherequirementsforminimumlotsize,depth,andwidth.StaffComment:TheproposedlotsarerectangularinshapeandorientedtoprovidefrontyardareasfacingIndexAvenueNE,apublicstreet.SeepreviousdiscussiononlotdimensionsunderFOF13.Streets:TheproposedstreetsystemshallextendandcreateconnectionsbetweenexistingstreetspertheStreetStandardsoutlinedinRMC4-6-060StreetStandards.StaffComment:TheexistingrightofwaywidthinIndexAveNE,frontingthesite,is50feet.IndexAveNEisclassifiedasaresidentialaccessstreet.Theminimumstreetwidthforaresidentialaccessstreetis53feet.TomeettheCity’scompletestreetstandards,streetimprovementsincludingapavementwidthof26feet,curb,gutter,an8footplanterstrip,5footsidewalk,andstormdrainageimprovementsarerequiredtobeconstructedintherightofwayfrontingthesiteperCitycode4-6-060.TobuildthisstreetsectiononeandhalffeetofrightofwaywillberequiredtobededicatedtotheCityfrontingthesiteinIndexAveNE.Underthepreviousshortplatapproval(LUAO$-119),whichexpiredonNovember14,2013,afeeinlieuofinstallingfrontageimprovementswasgranted.Asthedecisionregardingthefeeinlieuwasgrantedinconjunctionwiththepreviousshortplatdecision,thisdecisionexpiredwiththeexpirationoftheshortplat.Therefore,theproposedshortplatshallberequiredtoprovidetheabovediscussedstreetfrontageimprovementsandright-of-waydedication.ATrafficImpactFeewouldberequiredforthefuturehouses.The2016TransportationImpactFeeis$2,951.17,creditwouldbegivenfortheexistingduplex.Thefeeineffectatthetimeofbuildingpermitapplicationisapplicabletothisprojectandispayableatthetimeofbuildingpermitissuance.V17.RelationshiptoExistingUses:Theproposedprojectiscompatiblewithexistingsurroundinguses.StaffComment:Theprojectsiteiscurrentlysurroundedbyavarietyofexistingduplexesandsinglefamilyresidences.Theproposaltosubdividethesubjectpropertyandeitherretaintheexistingduplexorremovetheduplexandreplacewithsinglefamilyresidenceswouldbecompatiblewiththeexistingdevelopmentpatternintheneighborhood.AvailabilityandImpactonPublicServices:ComplianceAvailabilityandImpactonPublicServicesAnalysisPoliceandFire:PoliceandFirePreventionstaffindicatesthatsufficientresourcesexisttofurnishservicestotheproposeddevelopment;subjecttotheconditionthatthe“applicantprovidesCoderequiredimprovementsandfees.Fireimpactfeesareapplicableattherateof$495.10persinglefamilyunit,creditwouldbegivenfortheexistingduplex.Thisfeeispaidattimeofbuildingpermitissuance.Schools:ItisanticipatedthattheRentonSchoolDistrictcanaccommodateanyadditionalstudentsgeneratedbythisproposalatthefollowingschools:HighlandsElementary,McKnightMiddleSchoolandRentonHighSchool.Studentsattending‘7HighlandsElementarySchoolwouldwalktoschoolalongthefollowingroute:northalongIndexAvenueNEtoNE6thPlacewheretheywouldwalkwestalongNE6thPlacetoHarringtonAvenueNEwheretheywouldwalknorthalongHarringtontoHighlandsElementarySchool.StudentsattendingMcKnightMiddleSchoolwouldbebussedtoAdminReport
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlatReport&DecisionSYRBUIIISHORTPLATLUA5-000766,SHPL-ADecember1,2015Page16of19theirschool.Thecloseststopislocatedapproximately0.19milesfromtheprojectsiteatHarringtonAvenueNEandNE7thStreet(alongthesameroutestudentswalkingtoHighlandsElementarywouldwalk).StudentsattendingRentonHighSchoolwouldbebussedtoschool.Thecloseststopislocatedapproximately0.3milesfromtheprojectsiteatEdmondsAvenueNEandNE5thPlace.StudentswouldwalksouthalongIndexAvenueNEtoNE5thPlacewheretheywouldwalkwesttotheintersectionofNE5thPlaceandEdmondsAvenueNE.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,wassubmittedwiththeshortp/atapplication.Thereportcomplieswiththe2009KingCountySurfaceWaterManualandthe2009CityofRentonAmendmentstotheKCSWM,Chapters1and2.Allcorerequirementshavebeendiscussedinthereport.BasedontheCity’sflowcontrolmap,thissitefallswithinthePeakRateFlowControlStandard,ExistingConditions.Theprojectisexemptfromflowcontrolastheproposedtwolotshortp/atwillnotcreatemorethan0.10cfsduringthe100yearstormeventinthedevelopedcondition.Oneexistingduplexisproposedtobedemolishedandtwonewhomeswillbebuiltoneachnewlot.Asproposed,thetwolotshortplatissubjecttoSmallProjectDrainageReview.However,theprojectisrequiredtoinstallfullfrontageVimprovementsincludingaminimumofa12inchstormlineinIndexAvenueNE.ThisimprovementwilltriggerTargetedDrainageReview.ArevisedTIRwillberequiredatconstructionpermitsubmittal.Ageotechnicalreport(Exhibit8),datedAugust21,2015wasprovidedbyRobertPridePE,GeotechnicalEngineer.Twotestpitexcavationsweredugoneattherearandoneatthefrontofthesite.Theresultsoftheexcavationsshowedthatthesoilsfoundonsiteincludedfillmaterialconsistingoftopsoilwithfinesiltysandsandsandsforthefirst3to5feetindepth.Themediumdensesoilwillsupportinfiltrationusinginfiltrationtrenchestocollecttheroofrunoffandimpervioussurfaceareacreatedfromthenewhomes.Aninfiltrationvalueof25mm/inchshouldbeusedinthedesignandsizingofthefacilities.Thesoilsaresuitableforlimitedinfiltration.Surfacewatersystemdevelopmentfeeis$1,350.00forthenewlot.Creditwillbegiventotheexistinghome.Water:WaterserviceisprovidedbytheCityofRenton.Thereisa6inchductileironwatermaininIndexAveNE.The6inchwatermaincanprovide1,400gpm.TheprojectVisinthe320waterpressurezone.Therearetwo3/4inchdomesticwatermetersservingtheexistingduplex.Separatewatermetersshallbeprovidedtoeachnewlot.ThesystemdevelopmentfeeforwaterisbasedonthesizeofthenewdomesticwaterAdminReport
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortP/atReport&DecisionSYRBUIIISHORTPLATLUA15-000766,SHPL-ADecember1,2015Page17of19meterthatwillservethenewhomeonthenewlot.Feefor¾inchor;inchwatermeteriswillincreaseto$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,seeFOE14.4.Therearenocriticalareasmappedontheprojectsite.5.TheproposedshortplatcomplieswiththesubdivisionregulationsasestablishedbyCityCodeandstatelawprovidedalladvisorynotesandconditionsarecompliedwith,seeFOF16.6.TheproposedshortplatcomplieswiththestreetstandardsasestablishedbyCityCode,providedtheprojectcomplieswithalladvisorynotesandconditionsofapprovalcontainedherein,seeFOF16.7.TherearesafewalkingroutestotheElementaryschoolandschoolbusstops,seeFOF17.8.Thereareadequatepublicservicesandfacilitiestoaccommodatetheproposedshortplat,seeFOF17.fi.DECISION:TheSyrbuIllPreliminaryShortPlat,FileNo.LUA15-000766,asdepictedinExhibit2,isapprovedandissubjecttothefollowingconditions:1.Theapplicantshalleither:a.Obtainademolitionpermitandcompleteallrequiredinspectionsfortheremovaloftheexistingduplexandallaccessorystructurespriortorecordingoftheshortplat;orb.Anapplicationshallbesubmittedforsiteplanreviewandasiteplanreviewdecisionshallbeissuedpriortorecordingoftheshortplat.2.Theapplicantshallprovideinformationdemonstratingthattheexistingduplexcomplieswiththebuildingheightrequirementsorshallobtainademolitionpermitandcompleteallrequiredinspectionspriortoshortplatrecording.3.Adetailedlandscapeplan(incompliancewithRMC4-8-120D12)shallbesubmittedatthetimeofUtilityConstructionPermitapplication.Thedetailedlandscapeplanshallincludeaminimum10-footonsitelandscapestripalongthesite’sIndexAvenueNEstreetfrontageinadditiontothelandscapingproposedwithintheundevelopedright-of-wayabuttingtheprojectsite.ThedetailedlandscapeplanAdminReport
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortP/atReport&DecisionSYRBUIIISHORTPLATLUA5-000766,SHPL-ADecember1,2015Page18of19shallbesubmittedtotheCurrentPlanningProjectManagerforreviewandapproval.Thelandscapingshallbeinstalledpriortofinalshortplatapproval,unlessademolitionpermitisobtainedfortheremovaloftheexistingduplexandallinspectionscompleted,thenthelandscapingshallbeinstalledpriortofinalbuildinginspectionforthenewresidentialstructure(s).4.Considerationtotheexistingoverheadpowerlinesshallbeconsideredwhenselectingappropriatestreettreesfortheprojectsite,pleaserefertotheApprovedTreeListavailableatwww.rentonwa.gov.5.AnarboristreportshallbesubmittedpriortofinalshortplatapprovalevaluatingthehealthoftheexistingDouglasfirtree.IftheDouglasfirisdeterminedtobeingoodhealththen,protectionmeasuresasoutlinedunderRMC4-4-130H9shallbeprovidedforthesubjecttreetopreventanypossiblefurtherharmtoitshealth,ifitisnotingoodhealthreplacementtreesshallbeprovidedincompliancewithRMC4-4-l3OHle.6.Atreeplantingplanshallbeprovidedpriortofinalshortplatapprovaldemonstratingcompliancewiththeminimumtreedensityrequirements.TheplanshallbesubmittedtotheCurrentPlanningProjectManagerforreviewandapproval.Alltreesshallbeinstalledpriortofinalshortplatapproval.Ifademolitionpermitisobtainedandallinspectionscompletedpriortofinalshortplatapproval,compliancewiththisstandardwouldbeverifiedatthetimeofbuildingpermitreview.DATEOFDECISIONONLANDUSEACTION:SIGNATURE:tcktbytJenerHeing,PlanningDiretotDateTRANSMITTEDthis1stdayofDecember,2015totheOwner/Applicant/Contact:Owner/Applicant:Contact:Vyaches/au&Nata/yaSyrbuJimHanson,HansonConsulting1917JonesAvenueNE17446MallardCoveLaneRenton,WA98506MtVernon,WA98274TRANSMITTEDthis1stdayofDecember,2015tothePartiesofRecord:NopartiesofrecordTRANSMITTEDthis;stdayofDecember,2015tothefollowing:ChipVincent,CEDAdministratorBrianneBonnwarth,DevelopmentEngineeringManagerJanConklin,DevelopmentServicesVanessaDolbee,CurrentPlanningManagerFireMarshalAdminReport
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortP/atReport&DecisionSYRBUIIISHORTPLATLUA15-000766,SHPL-ADecember1,2015Page19of19K.LANDUSEACTIONAPPEALS,REQUESTFORRECONSIDERATION,&EXPIRATION:Theadministrativelandusedecisionwillbecomefinalifthedecisionisnotappealedwithin14daysofthedecisiondate.APPEAL:ThisadministrativelandusedecisionwillbecomefinalifnotappealedinwritingtotheHearingExamineronorbefore5:00PMonDecember15,2015.Anappealofthedecisionmustbefiledwithinthe14-dayappealperiod(RCW43.21.C.075(3);WAC197-11-680),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.AdminReport
___
=
DETAIL NORTHEAST -
BLOCK CORNER
N.E.6th Place
RECORDING NO.
Found 3/4”bridge spike in
asphalt roadway —9/15/08
LOT AREAS
Total Lot =9,632 s.f.±or 0.22 acres ±
LOT 1 =4,816 s.f.±or 0.11 acres ±
LOT 2 =4,816 s.f.±or 0.11 acres ±
LOT ADDRESSES
LOT 1 =615 Index Ave.NE
LOT 2 =613 Index Ave.NE
VOL./PAGE
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PORTION OF
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City of Ren ton
Syrbu II Short Plot
_______
LAND USE ACTION NO.LUA—08—119—SHPL
LAND RECORD NO.LND—2O—0531 -
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Traverse methods used in performing this surwey meets or exceeds tile
standards contained in WAC 332—130—090.
2.BASIS OF BEARING:
HELD NORTH O1’Ol’OO EAST (REF.CORRECTED PLAT OF RENTON
HIGHLANDS NO.2.VOL 57/92—98),BETWEEN FOUND MONULIENTS AT NE
5TH PLACE/INDEX AVE NE.
3.REFERENCES
CORRECTED PLAT OF RENTON HIGHLANDS NO.2.VOL.57/92—98.
RENTON SHORT PLAT VOL.145/247,RENTON SHORT PLAT
157/168;RENTON SHORT PLAT 239/127;RENTCIN SHORT
PLAT VOL.236/100.
4.The location of utilities on shown serving the subject properly hone
been token from public records.We cannot certify to lhnir accuracy
and/or completeness.Gefare commencing construction innolning
excovolion or removal of existing slructures,call a locating service or
811 for undergruund utility locafiens.
NORTH
MERIOIAN PER CORRECTED PLAT OF RENTON
HIGHLANDS,VOL 57/92—98
-West 1/4 corner Sec.9,T23N,R5E,W.M.
City of Renton Mon.#398 (City at Renton
N 56022.410 E 398113.614)
Found 3/8”pin w/pm in concrete in case
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City of Rentoe Mon.#612 (N 55213.302
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Found 3/9”pin w/pm in concrete in case—
10/08
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ISyrbuIIIShortPlatPRE15OOO3O7613IndexAvenueNERenton,Washington98056KingCountyTax#722780-0655DRAINAGEREPORTOctober20,2015‘Preparedfor:JimHanson17446MallardCoveLaneMt.Vernon,Washington98274(360)840-9519officejchanson@frontier.comOffePEnginelters,PLLC‘DarrellOffe,P.E113932SE159thPlaceEXHIBIT6Renton,Washington98058-7332(425)260-3412officedarrelLoffe@comcast.net212015EntireDocumentAvailableUponRequest
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RobertM.Pride,LLCAugust21,2015Mr.JamesHanson17446MallardCoveLaneMtVernon,WA98274Re:GeotechnicalRecommendationsProposedResidences613and615IndexAvenueNERenton,WashingtonDearMr.Hanson3ConsultingEngineer2PLThisreportpresentstheresultsofoursiteinvestigationfortheproposedresidencestobeconstructedonLots1and2locatedonthewestsideofIndexAvenueNEinRenton.ItisunderstoodthattheproposedbuildingswillbelocatedontheeastsideofthelotsandwillhavedrivewayaccessfromIndexAvenue.Thepurposeofthisreportistodocumentexistingsubsoilandgeologicconditions,andtoprovidedesignrecommendationsforsitedevelopmentandfoundationdesign.ReferencesincludegeologicmappingbyBooth,etalandpreviousgeotechnicalinvestigationsperformedinthisareaofRenton.SiteConditionsThispropertyisoccupiedbyanexistingstructureatthesouthendofthesite.ThereisanexistingpondontheNWcornerofthepropertythatholdsshallowwaterfrompriorrainfall,anditisunderstoodthatthispondwillremaininplace.Thereisagentleslopefeet.GeologicresearchshowsthatthispropertyisunderlainbyVashonRecessionaldeposits(Qvr)thatwillprovidesatisfactorysupportforeachofthetworesidences.Theselotsarecoveredwiththreefeetofloosefillsoilsthatareunderlainbyloosetopsoilandthenmediumdenserecessionalsiltysands.Twohandaugertestboringsweredrilledtoconfirmdepthstobearingsoils,andtheyareshownontheattachedDrawingNo.1.Summarylogsofthesubsoilconditionsaredescribedbelow:HA-iLocatedattherearofthe615duplexunit0.0to3.OftFILL—SiltySand;greybrown,dry,loose;3.0to3.5ftTopsoil—SiltySandwithorganics;loose,grey3.5to5.OftSiltySand;brown,slightlymoist,mediumdenencountered;EXHIBIT8RobertM.Pride,LLCI2)fl2UeI,mgwDr.,fflTTiML’EntireDocumentAvailableUponRequest
ADVISORYNOTESTOAPPLICANT...•.••-
.
..
-Cirof,LUA15-000766—ApplicationDate:October21,2015SiteAddress:615IndexAveNEName:SyrbuIIShortFlatRenton,WA98056-3710PLAN-PlanningReview-LandUseVersion1EngineeringReviewCommentsContact:JanlIlianI425-430-7216IjiIIian@rentonwagovRecommendations:WATERWaterserviceisprovidedbytheCityofRenton.Thereisa6inchductileironwatermaininIndexAveNE.The6inchwatermaincanprovide1,400gpm.Theprojectisinthe320waterpressurezone.Therearetwo3/4inchdomesticwatersservingtheexistingduplex.SEWERSewerserviceisprovidedbytheCityofRenton.Thereisan8inchsewermaininIndexAveNE.STORMThereisalimiteddrainageconveyancesysteminIndexAveNE.STREETSThereisa4footsidewalkfrontingthesiteinIndexAveNE.CODEREQUIREMENTSWATER1.Separatewatermetersshallbeprovidedtoeachnewlot.2.Systemdevelopmentfeeforwaterisbasedonthesizeofthenewdomesticwatermeterthatwillservethenewhomeonthenewlot.Feefor¾inchor1inchwatermeteris$3,090.00.Feewillincreaseto$3,245.00inJanuary2016.3.Feefora¾inchmeterinstalledbytheCityis$3,250.000.Thisispayableatthetimetheutilityconstructionpermitisissued.4.Allnewconstructionmusthaveafirehydrantcapableofdeliveringaminimumof1,000gpmandmustbelocatedwithin300feetofthestructures.Aminimumofonenewhydrantwillberequiredtobeinstalled.SEWER1.Aseparatesidesewerstubshallbeprovidedtoeachnewlot.Sidesewersshallbeaminimum2%slope.Thereisanexistingsidesewertothebuilding.2.Systemdevelopmentcharge(SDC)forsewerisbasedonthesizeofthenewdomesticmeter(s).Sewerfeesfora¾”meteror1inchmeteris$2,135.00pernewsinglefamilylot.Thisispayableatthetimetheutilityconstructionpermitisissued.Feewillincreaseto$2,242.00inJanuary2016.3.Thisparcelissubjecttothepaymentofaspecialassessmentforsewer.EastRentonInterceptorSADis$224.52pernewlot.Creditwillbegiventotheexistingduplexconnectedtosewer.SURFACEWATER1.AdrainagereportdatedOctober20,2015,preparedbyOffeEngineers,wassubmittedwiththesiteplanapplication.Thereportcomplieswiththe2009KingCountySurfaceWaterManualandthe2009CityofRentonAmendmentstotheKCSWM,Chapters1and2.Allcorerequirementhavebeendiscussedinthereport.BasedontheCity’sflowcontrolmap,thissitefallswithinthePeakRateFlowControlStandard,ExistingConditions.Theprojectisexemptfromflowcontrolastheproposedtwolotshortplatwillnotcreatemorethan0.10cfsduringthe100yearstormeventinthedevelopedcondition.Oneexistinghomewillbedemolishedandtwonewhomeswillbebuiltoneachnewlot.Asproposed,thetwolotshortplatissubjecttoSmallProjectDrainageReview.However,theprojectisrequiredtoinstallfullfrontageimprovementsincludingaminimumofa12inchstormlineinIndexAveNE.ThisimprovementwilltriggerTargetedDrainageReview.ArevisedTIRwillberequiredatconstructionpermitsubmittal.2.Ageotechnicalreport,datedAugust21,2015wasprovidedbyRobertPridePE,GeotechnicalEngineer.Twotestpitexcavationsweredugintherearandfrontofthesite.Resultsshowsoilsfoundthreetofivefeetindepthwasfillmaterialconsistingoftopsoilwithfinesiltysandsandsands.Themediumdensesoilwillsupportinfiltrationusinginfiltrationtrenchestocollecttheroofrunoffandimpervioussurfaceareacreatedfromthenewhomes.Aninfiltrationvalueof25mm/inchshouldbeusedinthedesignandsizingofthefacilities.Thesoilsaresuitableforlimitedinfiltration.3.Surfacewatersystemdevelopmentfeeis$1,350.00forthenewlot.Creditwillbegiventotheexistinghome.TRANSPORTATION/STREET1.ExistingrightofwaywidthinIndexAveNEfrontingthesiteis50feet.IndexAveNEisclassifiedasaresidentialaccessstreet.Minimumstreetwidthforaresidentialstreetis53feet.TomeettheCity’scompletestreetstandards,streetimprovementsincludingapavementwidthof26feet,curb,gutter,an8footplanterstrip,5footsidewalk,andstormdrainageimprovementsarerequiredtobeconstructedintherightofwayfrontingthesiteCitycode46060.TobuildthisstreetsectiononeandhalffeetofrightofwaywillberequiredtobededicatedtotheCityfrontingthesiteinIndexAveNE.2.Theshortplatwaspreviouslyapprovedin2008withafeeinlieuofinstallingfrontageimprovements.Sincetheshortplatexpired,thedecisionisnolongervalid.3.Currenttrafficimpactfeeis$2,214.44pernewsinglefamilylot.Paymentofthetransportationimpactfeeisdueatthetimeofissuanceofthebuildingpermit.Trafficimpactfeewillincreaseto$2,951.17inJanuary2016.Creditwillbrik,r+r+k-J.4.Streetlightingisnotrequiredfora2lotshortplat.EXHIBIT9Ran:November30,2015
ADVISORYNOTESTOAPPLICANTLUA15-000766PLAN-PlanningReview-LandUseVersion1EngineeringReviewCommentsContact:JanlIlianI425-430-7216Ijillian@rentonwa.gov5.Themaximumwidthofsingleloadedgaragedrivewayshallnotexceedninefeet(9’)anddoubleloadedgaragedrivewayshallnotexceedsixteenfeet(76’).GENERALCOMMENTS1.Separatepermitsandfeesforsidesewerconnection,watermeterandstormconnectionwillberequired.2.Allconstructionutilitypermitsfordrainageandstreetimprovementswillrequireseparateplansubmittal.AllutilityplansshallconformtotheCityofRentonDraftingStandards.AlicensedCivilEngineershallpreparethecivilplans.3.Rockeriesorretainingwallsgreaterthan4feetinheightwillberequireaseparatebuildingpermit.Structuralcalculationsandplansshallbesubmittedforreviewbyalicensedengineer.SpecialInspectionisrequired.4.Atreeremovalandtreeretention/protectionplanandalandscapeplanshallbeincludedwiththecivilplansubmittal.TransportationEngineeringReviewCommentsContact:BrianneBannwarthI425-430-7299Ibbannwarth@rentonwa.govRecommendations:TheapplicantisrequestingafeeinlieufromRMC46060F.2“MinimumDesignStandardsTableforPublicStreetsandAlleys”toavoidconstructingtherequired0.5footcurbandgutter,8footwideplanterstrip,anda5’sidewalkalongthewestsideoftheResidentialAccessstreet(IndexAvenueNE)alongtheprojectfrontage.TheexistingsidewalkalongIndexAvenueNEisindisrepairanddoesnotmeetcurrentADAstandards.Therefore,staffrecommendsdenialofthefeeinlieuandsupportstheconstructionofthecompletestreetstandardwithastormdrainageextensiontotheupstreampropertyboundaryforfutureconnection.PolicePlanReviewCommentsContact:CyndieParks425-430-7521Icparks@rentonwa.govRecommendations:MinimalimpactonPoliceServices.CommunityServicesReviewCommentsContact:LeslieBetlachI425-430-6619ILBetlach@rentonwa.Include8footwideplantingstripbetweensidewalkandcurbtoincludeonestreettreethatmaturesatasmallpowerlines.ParksImpactFeesperOrdinance5670applies.FireReview-BuildingCommentsContact:CoreyThomasI425-430-7024Icthomas@rentonwa.gRecommendations:1.heightduetooverheadRecommendations:2.Recommendations:EnvironmentalImpactComments:1.Thefireimpactfeesarecurrentlyapplicableattherateof$495.10persinglefamilyunit.Creditwillbegrantedfortheremovaloftheexistingduplex.CodeRelatedComments:1.Thefireflowrequirementforasinglefamilyhomeis1,000gpmminimumfordwellingsupto3,600squarefeet(includinggarageandbasements).Ifthedwellingexceeds3,600squarefeet,aminimumof1,500gpmfireflowwouldberequired.Aminimumofonefirehydrantisrequiredwithin300feetoftheproposedbuildingsandtwohydrantsifthetireflowgoesupto1,500gpm.Existinghydrantscanbecountedtowardtherequirementsaslongastheymeetcurrentcodeincluding5inchstorzfittings.Thereisoneexistinguptodatehydrantwithin300feet.Duetoexisting6inchwatermain,ifthehomeexceeds3,600squarefeet,anapprovedfiresprinklersystemwouldberequired.2.Firedepartmentapparatusaccessroadwaysareexisting.TechnicalServicesCommentsContact:AmandaAskren1425-430-7369Iaaskren@rentonwa.govRecommendations:Ihavereviewedthepreliminaryshortplatsubmittalandhavethefollowingcomments:Informationneededforfinalshortplatapprovalincludesthefollowing:NotethenewCityofRentonlanduseactionnumberandlandrecordnumber,LUA15000766andLND200531,respectively,onthefinalshortplatsubmittal.Thetypesizeusedforthelandrecordnumbershouldbesmallerthanthatusedforthelanduseactionnumber.Provideshortplatandlotclosurecalculations.Donoteencroachments,ifany.Ran:November30,2015Page2of3
ADVISORYNOTESTOAPPLICANT.Cityof,‘iTh.LUA15-000766rrjrc).-
.
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,\t’PLAN-PlanningReview-LandUseVersion1ITechnicalServicesCommentsContact:AmandaAskrenI425-430-7369Iaaskren@rentonwa.govDoincludea“LEGEND”blockfortheshortplatdrawing,detailinganysymbolsusedthereon.Onthefinalshortplatsubmittal,removeallreferencespertainingtoutilitiesfacilities,trees,concrete,gravel,decksandotheritemsnotdirectlyimpactingthesubdivision.Theseitemsareprovidedonlyforpreliminaryapproval.Ran:November30,2015Page3of3
ADMINISTRATIVEPOLICY/CODEINTERPRETATION#:MUNICIPALCODESECTIONS:REFERENCE:CI-73-REVISED4-2-110.A,4-2-110.8,4-2-110.D,4-2-115,4-11-020,and4-11-230SUBJECT:ResidentialBuildingHeight(RCthruRMF)ErratumStatement:CI-73implementedchangestothemethodofheightmeasurementforstructuresintheRCthroughRMFzones.Thiserratumstatementaffectsthetwo-storylimitationforR-14zonedpropertiesbyincreasingittothree.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;a2.FlatroofsareabletobeastallasbuildingswiUincreasesthebuilding’smassing.H:\CED\Planning\TftleIV\Docket\AdministrativePolicyCodelnterpretation\Cl-73\CodeInterprelEntireDocumentDepartmentofCommunityandEconomicDevelopmentPlanningDivisionADMINISTRATIVEPOLICY/CODEINTERPRETATIONBACKGROUND:AvailableUponRequest