HomeMy WebLinkAboutLUA-06-005_MISCMarasigan Short Plat Application
4104 NE 9th Ct
• Street lighting is not required to be installed for projects that are 2 to 4 residential lots in
size.
• All new electrical, phone and cable services and lines must be undergrounded. The
construction of these franchise utilities must be inspected and approved by a City of
Renton public works inspector prior to recording the short plat.
• The applicant shall pay the Traffic Mitigation Fee of $1435.50 prior to recording the
short plat. This is a condition of the short plat.
STORM DRAINAGE:
• The storm drainage plan for this 3 lot short plat shall determine if detention is required
under the 1990 King County Surface Water Drainage Manual. If per the 1990 Manual
the engineer of record determines that detention is required then the engineer shall use
the 2005 Manual for sizing the detention facility. This is a condition of the short plat.
• The new lots will be required to provide conveyance to address the storm water runoff
from the individual lots.
• The Surface Water SOC fees of $759 per new single family house are required to be
paid. These fees are collected at the time a construction permit is issued.
GENERAL:
• All required utility, drainage and street improvements will require separate plan
submittals prepared according to City of Renton drafting standards by a licensed Civil
Engineer.
• All projects are required to be tied to a minimum of two of the City of Renton current
horizontal and vertical control network.
• Permit application must include an itemized cost estimate for these improvements. The
fee for review and inspection of these improvement is 5% of the first $100,000 of the
estimated construction costs; 4% of anything over $100,000 but less than $200,000,
and 3% of anything over $200,000. Half of the fee must be paid upon application for
building and construction permits, and the remainder when the permits are issued.
There may be additional fees for water service related expenses. See Drafting
Standards.
MarasiganShPJGF
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Marasigan Short Plat Application
4104 NE 9th Ct
• All plats are required by City code to provide a fire hydrant with a minimum fire flow
requirement of 1,000 GPM within 300 feet of any proposed single-family structure. This
distance is measured along a travel route. If the proposed single-family structures
exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires
two hydrants within 300 feet of the structure. Additional fire hydrants may be required
as a part of this project to meet this criterion. The fire hydrants must meet all current
City of Renton standards.
• Water System Development Charges of $1956 per each new lot will be required for this
project. The Development Charges are collected as part of the construction permit and
are paid prior to recording the short plat.
SANITARY SEWER:
• This existing sidesewer may need to be relocated to better serve the short plat and new
building foundations. The applicant is required to install sanitary sewer stubs to serve
the new lots. All lots will need to be served via gravity.
• Individual sidesewers will be required to be installed to serve the new lots. Dual
sidesewers will not be allowed.
• The applicant needs to show how the new lots will be served. The applicant is required
to install sanitary sewer stubs to serve the new lots prior to recording the short plat.
• The applicant is responsible for securing the necessary easements to serve this short
plat with sanitary sewer.
• This project is located in the Honey Creek Special Assessment District (SAD 8611)
These fees are $250 plus interest per new unit and shall be paid prior to issuance of a
construction permit and recording of the short plat.
• System Development Charges (SOC) are $1017 per new unit. These fees are
collected at the time a construction permit is issued and prior to recording the short plat.
STREET IMPROVEMENTS:
• Per City of Renton code projects that are 2 to 4 residential units in size shall provide
half pavement width plus minimum of 10', curb, gutter and sidewalk on the project side
along the full frontage of the parcel being developed.
• The west curb line on Hoquiam Ave NE abutting this project shall be located 18 feet
from the right-of-way centerline to provide for an ultimate roadway face of curb to face
of curb width of 36 feet if not existing.
• Per City of Renton code a shared private driveway may be permitted for access to two
lots. The private access easement shall be a minimum of 20' in width with a minimum
of 12' paved driveway. However, the Fire Department requires the access roadway to
be a minimum 20' of pavement.
DATE:
TO:
FROM:
SUBJECT:
CITY OF RENTON
MEMORANDUM
February 2, 2006
Keri Weaver
Arneta Henninger X7298
MARASIGAN SHORT PLAT APPLICATION LUA 06-005
4104 NE 9TH CT
I have reviewed the application for this 3 lot short plat located in the northeast corner of the
intersection of NE 9th Ct and Union Ave NE in Section 10, Twp. 23N Rng 5E, and have
the following comments.
Existing Conditions:
Water --This site is located in the 565 Water Pressure Zone and the static pressure at the
street level is approximately 65 psi. There is an existing 12" watermain in Union Av NE.
There is also an existing 8" watermain in NE 9th Ct.
Sanitary Sewer --There is an existing sanitary sewer main and sanitary sewer MH located
on the north side of the existing lot 3, see City of Renton drawing S2147 for detailed
information. There is an existing 1 o· sanitary sewer easement along the north and west
side of the existing lot 3. Permanent structures are not allowed to be located in the
easement. There is an existing sidesewer serving the existing house at 950 Union Ave NE.
Storm --There are storm drainage facilities in Union Av NE. This project site is in the
Maplewood Creek drainage basin.
The site is not located in the Aquifer Protection Zone.
CODE REQUIREMENTS
WATER:
• A watermain extension will not be required to be installed for this project.
• This project will be required to provide water services for the new lots prior to recording
the short plat. It appears that the existing resident will require a new water service line
and meter and the existing service line can be used to serve the new lot on the east
side.
• The applicant is required to install domestic water service lines from the main to the
new property lines prior to recording the short plat.
DATE:
TO:
FROM:
SUBJECT:
MITIGATION ITEMS:
FIRE DEPARTMENT
MEMORANDUM
January 26, 2006
Keri Weaver, Senior Planner
1
/I
James Gray, Assistant Fire Marshal i,Yf-
Marasigan Short Plat, 4104 NE 91 Ct.
l. A fire mitigation fee of$488.00 is required for all new single-family structures.
FIRE CODE REQUIREMENTS:
1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single-
family structures. If the building square footage exceeds 3600 square feet in area, the
minimum fire flow increases to a minimum of 1500 GPM and requires two hydrants
within 300 feet of the structure.
2. Fire department access roads are required to be paved, 20 feet wide.
3. Street addresses shall be visible from a public street.
Please feel free to contact me if you have any questions.
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City of Renton P/8/PW Department Administrative Land Use Action
REPORT AND DECISION DATED February 16, 2006; LUA--06--005, SHPL·A Page 9
2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the
hours between 7:00 a.m. and 8:00 p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours
between 9:00 a.m. and 8:00 p.m. No work shall be permitted on Sundays.
3. The applicant shall submit a final landscape plan for review and approval by the Development Services Division
prior to the recording of the final short plat.
Fire
1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single-family structures. If the building
square footage exceeds 3,600 sq. ft. in area, the minimum fire flow increases to 1,500 GPM and requires two
hydrants within 300 feet of the structures.
2. Street addresses shall be visible from a public street.
Plan Review -Storm/Surface Water
1. The Surface Water System Development Charges are based on a rate of $759 per new single-family lot. Payment
of this fee will be required prior to issuance of construction permits ..
2. Prior to receiving final plat approval, the applicant shall provide an updated storm drainage report that indicates
whether the project is required to provide storm water detention, consistent with the 1990 King County Surface
Water Design Manual. If the engineer determines that detention is required per the 1990 Manual, then the
detention facility shall be sized per the 2005 Manual.
Plan Review -Sewer
1. Short plats shall provide separate side sewer stubs to each new building lot. Side sewers are required be installed
prior to the recording of the short plat. No dual side sewers are allowed.
2. Sanitary Sewer System Development Charges are based on a rate of $1,017 per new single-family lot. Estimated
fees based on the entire site plan is $1,017. Payment of this fee will be required prior to issuance of utility
construction penmit.
3. Honey Creek Special Assessment District (SAD 8611) fees are $250 plus interest, per new unit, and shall be paid
prior to issuance of construction permits and recording of the short plat.
Plan Review -Water
1. Water System Development Charges are based on a rate of $1,956 per new single-family lot. Payment of fee is
required prior to issuance of construction permits.
2. Water service stubs to each building lot are required to be installed prior to recording of the short plat.
Plan Review -StreetsfTransportation
1. The applicant shall be required to provide half-street improvements including curb, gutter and sidewalk on the
project side of both frontages (Union Ave. NE and NE 9th Court), if not already existing. The west curb line of
Union Ave. NE abutting the project shall be located 18 feet from the right-of-way centerline to provide an ultimate
roadway width of 36 feet.
Plan Review -General
1. All plans shall conform to the Renton Drafting Standards.
2. A construction permit is required. When plans are complete, three copies of the drawings, two copies of the
drainage report, a construction estimate, application and appropriate fees shall be submitted to the 61
h fioor
counter.
AdminShortPfat. 06-005. rpt. doc
City of Renton P/8/PW Department
REPORT AND DECISION DATED February 16, 2006; LUA-06-005, SH PL-A
DATE OF DECISION ON LAND USE ACTION:
SIGNATURES:
TRANSMITTED this 16'" day of February, 2006 to the Applicant/Contact:
Thomas Woldendorp
Geodatum, Inc.
22525 SE 64'h Place, Suite 266
Issaquah, WA 98027
TRANSMITTED this 1f1' day of February, 2006 to the Owner:
Manny and Eleanor Marasigan
950 Union Ave NE
Renton, WA 98059
TRANSMITTED this 1 !}" day of February, 2006 to the Patties of Record:
No Parties of Record
TRANSMITTED this 11}" day of February, 2006 to the following:
Larry Meckling, Building Official
Stan Engler, Fire Marshal
Neil Watts, Development Services Director
Jennifer Henning
Jan Conklin
Carrie Olson
Lawrence J. Warren, City Attorney
South County Journal
Land Use Action Appeals & Requests for Reconsideration
Administrative Land Use Action
Page 8
~b?kt·
decision date
The administrative land use decision will become final if the decision is not appealed within 14 days of the effective date of
decision. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680).
RECONSIDERATION. Within 14 days of the effective date of the decision, any party may request that a decision on a short plat
be reopened by the Administrator. The Administrator may modify his decision if material evidence not readily discoverable prior to
the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the
Administrator finds insufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any
person wishing to take further action must file a formal appeal within the following appeal timeframe.
APPEAL. This administrative land use decision will become final if not appealed in writing to the
Hearing Examiner on or before 5:00 PM on March 2, 2006. Appeals to the Examiner are governed by City of
Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton
City Clerk's Office, (425) 430-6510. Appeals must be filed in writing, together with the required $75.00 application fee, to: Hearing
Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055.
EXPIRATION DATE: The Short Plat approval will expire two (2) years from the date of approval. An extension may be requested
pursuant to RMC section 4-7-080.M.
I ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use action.
Because these notes are provided as information only, they are not subject to the appeal process for the land use actions.
Planning
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise
approved by the Development Services Division. The Development Services Division reserves the right to rescind
the approved extended haul hours at any time if complaints are received.
AdminShorlPlat. 06-005. rpt. doc
City of Renton P/B/PW Department Administrative Land Use Action
REPORT AND DECISION DATED February 16, 2006; LUA-06-005, SHPL-A Page7
2. Application: The applicant's short plat application complies with the requirements for information for
short plat review. The applicant's short plat plan and other project drawings are contained within the
official land use file.
3. Comprehensive Plan: The subject proposal is consistent with the Comprehensive Plan designations
of the Residential Single Family (RSF) land use designation.
4. Zoning: The proposal as presented complies with the zoning requirements and development
standards of the Residential Single Family -8 (R'.8) zoning designation, provided all advisory notes and
conditions of approval are complied with.
5. Subdivision Regulations: The proposal complies with the requirements established by the City's
Subdivision Regulations provided all advisory notes and conditions are complied with.
6. Existing Land Uses: Land uses surrounding the subject site include: North: Residential Single
Family (zoned R-8); East: Residential Single Family (zoned R-8); South: Residential Single Family
(zoned R-8); and West: Residential Single Family (zoned R-8).
7. Setbacks: The setbacks for future development on the proposed lots would be evaluated based on
the standards applicable to lots along streets existing as of March 1, 1995. The front yard setback of
proposed the proposed lots would face NE 9th Court. An existing residence on Lot C is proposed to
remain and would comply with the setback requirements of the R-8 zone based on vested
development. The setbacks for Lots A and B would be verified at the time of building permit review.
8. System Development Charges: A Water System Development Charge, a Surface Water System
Development Charge and a Sewer System Development Charge, at the current applicable rates, will
be required for the each new single-family residence as part of the ccnstruction permit.
9. Public Utilities: The applicant will be required to install individual sewer and water stubs to serve the
new lots. In addition, any existing and new fire hydrants must be fitted with 5" quick disconnect Storz
fittings.
I. Conclusions:
1. The subject site is located in the Residential Single Family (RSF) comprehensive plan designation and
complies with the goals and policies established with this designation.
2. The subject site is located in the Residential -8 Dwelling Units Per Acre zoning designation and
complies with the zoning and development standards established with this designation provided all
advisory notes and conditions are complied with.
3. The proposed short plat complies with the subdivision regulations as established by city code and state
law provided all advisory notes and conditions are complied with.
4. The proposed short plat complies with the street standards as established by City Code, provided the
project complies with all advisory notes and conditions of approval contained herein.
J. DECISION:
The Marasigan Short Plat, File No. LUA-06-005, SHPL-A, is approved subject to the following conditions:
1. The applicant shall pay the required Transportation Mitigation Fee at the rate of $75.00 per net new
average daily trip associated with the project. The Transportation Mitigation Fee shall be paid prior to
the recording of the short plat. ·
2. The applicant shall pay a Fire Mitigation Fee based on a rate of $488 per new single-family lot with
credit given for the existing residence. The fee shall be paid prior to the recording of the short plat.
3. A final landscape plan must be submitted for approval by the Development Services Division prior to
the recording of the final short plat.
AdminShortPfat. 06-005. rpt. doc
City of Renton P/BIPW Department Administrative land Use Action
REPORT AND DECISION DATED February 16, 2006; LUA-06-005, SHPL-A Page6
Topography: The topography of the subject site is generally fiat.
Relationship to Existing Uses: The properties surrounding the subject site are single-family
residences and are designated Residential -8 Dwelling Units Per Acre (R-8) on the City's zoning
map. The proposal is similar to existing development patterns in the area and is consistent with the
Comprehensive Plan and Zoning Code, which encourage residential infill development.
f) Availability and Impact on Public Services (Timeliness)
H. Findings:
Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish
services to the proposed development, subject to the condition that the applicant provide Code
required improvements and fees. A Fire Mitigation Fee, based on $488 per new single-family lot
with credit given for the existing single-family residence, is recommended in order to mitigate the
proposal's potential impacts to City emergency services. The fee is estimated at $976 ($488 x 2
new lots = $976) and is payable prior to the recording of the short plat.
Schools: According to the Draft Environmental Impact Statement for the City of Renton Land Use
Element (January 16, 1992), the City of Renton has a student generation factor of 0.44 students
per single-family residential dwelling. Based on the student generation factor, the proposed short
plat would result in a maximum of one additional student (0.44 X 2 lots = 0.88 rounded to 1) to the
local schools. It is anticipated that the Renton School District can accommodate any additional
students generated by this proposal.
Storm Water. A Preliminary Drainage Report prepared by GeoDatum, Inc., dated October 17,
2005, was submitted with the project application. Lots A and B are required to tightline storm water
runoff to the storm drainage system. Prior to receiving final plat approval, the applicant shall
provide an updated storm drainage report that indicates whether the project is required to provide
storm water detention, consistent with the 1990 King County Surface Water Design Manual. If the
engineer determines that detention is required per the 1990 Manual, then the detention facility shall
be sized per the 2005 Manual.
The Surface Water System Development Charges are based on a rate of $759 per new single-
family Jot. Payment of this fee will be required prior to issuance of construction permits.
Utilities The required fire flow for single-family residences is 1,000 gpm, and a fire hydrant is
required to be located within 300 feet of all single-family residences. Existing and new hydrants
will be required to be retrofitted with Storz "quick disconnect" fittings if not existing. The Renton
Fire Department and water engineer will determine the location of the new fire hydrant(s).
Water System Development Charges are based on a rate of $1,956 per new single-family lot.
Payment of this fee will be required prior to issuance of construction permits.
The existing side sewer may need to be relocated to better serve the proposed short plat and
accommodate new building foundations. The applicant is responsible for securing any necessary
easements to locate sanitary sewer lines. No permanent structure shall be located within any
sewer easement. Each new lot must be served with an individual side sewer at a minimum slope
of 2 percent. Sewer stub-outs must be installed prior to the recording of the short plat.
The project is located in the Honey Creek Special Assessment District (SAD 8611 ). The fee is
$250 plus interest, per unit, and shall be paid prior to issuance of construction permits and
recording of the short plat.
Sanitary Sewer System Development Charges are based on a rate of $1,017 per new single-family
lot. Payment of this fee will be required prior to issuance of utility construction permits.
Having reviewed the written record in the matter, the City now enters the following:
1. Request: The applicant has requested Administrative Short Plat Approval for the Marasigan Short
Plat, File No. LUA-05-160, SHPL-A.
AdminShortPfat. 06-005. rpt. doc
City of Renton P/B/PW Department Administrative Land Use Action
REPORT AND DECISION DATED February 16, 2006; LUA-06-005, SHPL-A Pages
The R-8 zone permits accessory structures only when associated with a primary structure located
on the same parcel.
c) Community Assets
The entire site is vegetated primarily with grass, ornamental landscaping and shrubbery. The
applicant indicates that there are no trees to be removed on the site. The City's landscaping
regulations require the installation of landscaping within the public right-of-way. The minimum
amount of landscaping required for sites abutting a non-arterial public street is 5 feet provided that
if there is additional undeveloped right-of-way in excess of 5 feet, this shall also be landscaped. A
determination has been made that if no additional area is available within the public right-of-way
due to required improvements, the 5-foot landscaped strip may be located within private property
abutting the public right-of-way. The landscaping proposed shall either consist of drought resistant
vegetation or shall be irrigated appropriately. In addition, the applicant will be required to plant two
ornamental trees, a minimum caliper of 1-1/2 inches (deciduous) or 6 -8 feet in height (conifer),
within the 15-foot front yard setback area for the proposed lots. Existing landscaping may be used
to augment the required landscaping.
A conceptual landscape plan was submitted with the application. A 5-foot planting strip with
drought-resistant ,1;tantings, and two street trees per lot, is proposed along the frontages of Union
Ave NE and NE 9 Court. A final landscape plan shall be submitted prior to final plat approval.
d) Compliance with Subdivision Regulations
Streets: No new public streets would be created as part of the proposed short plat.
Access to Lot C (existing house) will be unchanged, with a driveway entrance from NE 9., Court.
Lots A and B will be served by a joint use driveway from NE gth Court. The driveway is required to
have a minimum 20 feet of pavement to meet Fire Department requirements. Additionally, the
applicant shall be required to provide half-street improvements including curb, gutter and sidewalk
on the project side of both frontages (Union Ave. NE and NE 9th Court), if not already existing. The
west curb line of Union Ave. NE abutting the project shall be located 18 feet from the right-of-way
centerline to provide an ultimate roadway width of 36 feet.
The proposed short plat is anticipated to generate additional traffic on the City's street system. In
order to mitigate transportation impacts, staff recommends a condition of approval be placed on
the project requiring a Transportation Mitigation Fee based on $75.00 per net new average daily
trip attributed to the project. Two new lots (credit given for the existing residence) are expected to
generate approximately 9.57 new average weekday trips per lot. The fee for the proposed short
plat is estimated at $1,435.50 ($75.00 x 9.57 trips x 2 lots= $1,435.50) and is payable prior to the
recording of the short plat.
Blocks: No new blocks will be created as part of the proposed short plat.
Lots: The size, shape, orientation, and arrangement of the proposed lots comply with the
requirements of the Subdivision Regulations and the development standards of the R-8 zone.
Each lot is roughly rectangular in shape. The front yard areas of the proposed lots are oriented
toward NE gth Court, and will have access from that street.
The minimum lot size in the R-8 zone is 5,000 square feet. The proposed lots, which range from
5,103 sq ft to 10,112 sq ft, meet the minimum lot size requirements.
The minimum lot width in the R-8 zone is 60 feet for corner lots and 50 feet for interior lots. The
required lot depth is 80 feet. The dimensions of the proposed lots meet the minimum width and
depth requirements and are compatible with other existing lots in this area under the same R-8
zoning classification. In addition, all lots appear to contain adequate building areas for the
construction of suitable single-family residences when taking setbacks and lot coverage
requirements into consideration. These requirements will be reviewed at the time of building
permit application.
e) Reasonableness of Proposed Boundaries
Access: Each lot would have direct access to a public right-of-way (NE 9th Court) via a single-
family residential driveway (existing house) and a joint-use driveway (new lots).
AdminShortPlat. 06-005.rpt. doc
City of Renton PIBIPW Department Administrative Land Use Action
REPORT AND DECISION DATED February 16, 2006; LUA-06-005, SHPL-A Page4
Policy LU-147. Net development densities should fall within a range of 4.0 to 8.0 dwelling units
per acre in Residential Single Family neighborhoods.
The proposed project for 3 lots would arrive at a net density of 6. 77 dwelling units per net acre,
which is within the allowable density range for the R-8 zone.
Policy LU-148. A minimum lot size of 5,000 square feet should be allowed on in-fill parcels of less
than one acre (43,560 sq. ft.) in single-family designations. Allow a reduction on lot size to 4,500
square feet on parcels greater than one acre to create an incentive for aggregation of land. The
minimum lot size is not intended to set the standard for density in the designation, but to provide
flexibility in subdivision/plat design and facilitate development within the allowed density range.
All of the proposed lots equal or exceed the minimum lot size of 5,000 square feet.
Policy LU-152. Single-family lot size, lot width, setbacks, and impervious surface should be
sufficient to allow private open space, landscaping to provide buffers/privacy without extensive
fencing, and sufficient area for maintenance activities.
The proposed new lots would meet the required lot size, width, and setbacks to create sufficient
front, rear, and side yard areas.
Policy LU-154. Interpret development standards to support new plats and infill project designs
incorporating street locations, lot configurations, and building envelopes that address privacy and
quality of life for existing residents.
The proposed lots are roughly rectangular in shape and oriented such that all lots would have
access to a public right-of-way. Approval of this application would not decrease the quality of life
for residents in the immediate vicinity.
Policy CD-12. Infill development, defined as new short plats of nine or fewer lots, should be
encouraged in order to add variety, updated housing stock, and new vitality to neighborhoods.
The proposed short plat would subdivide 2 existing parcels into 3 new lots. Two new residences
would be constructed on Lots A and B, updating the housing stock in the existing neighborhood.
b} Compliance with the Underlying Zoning Designation
The subject site is designated Residential -8 Dwelling Units per Acre (R-8) on the City of Renton
Zoning Map. The proposed development would allow for the future construction of two new single-
family dwelling units, and one existing home to remain within the short plat.
The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units
per acre. Net density is calculated after the deduction of sensitive areas, areas intended for public
right-of-way, and private access easements. The property does not contain any sensitive areas. A
private access easement for a joint-use driveway would result in a deduction of 1,243 sq ft. Based
on the proposal for 3 lots, the project would arrive at a net density of 6.77 du/ac, which is
consistent with the allowable density range for the R-8 zone
The allowable building lot coverage in the R-8 zone is 35 percent or 2,500 sq ft, whichever is
greater, for lots over 5,000 square feet in size. Lots that are 5,000 sq ft or less are allowed a
maximum 50 percent lot coverage. As proposed, all lots appear to meet the building lot coverage
requirements.
The required setbacks in the R-8 zone are as follows: front yard is 15 feet for the primary structure
and 20 feet for an attached garage, side yard is 5 feet, side yard along a street is 15 feet for the
primary structure and 20 feet for an attached garage and the rear yard is 20 feet. Based on the
proposed subdivision, the proposed lots would have their front yards facing south on NE g'" Court.
As proposed, the existing residence on Lot C would meet the setback requirements. The setbacks
for Lots A and B would be verified at the time of building permit review.
The parking regulations required that detached or semi-attached dwellings provide at minimum of
2 off-street parking spaces. As proposed, each lot would have adequate area to provide two off-
street parking spaces. Compliance with the parking requirements will be verified at the time of
building permit review.
AdminShorlP/at. 06-005.rpt. doc
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City of Renton P/B/PW Department Administrative Land Use Action
REPORT AND DECISION DATED February 16, 2006; LUA-06-005, SHPL-A Page 3
5. Chapter 9 Procedures and Review Criteria
F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element -Residential Single Family
2. Community Design Element
G. DEPARTMENT ANALYSIS:
1. Project Description/Background
The applicant proposes to subdivide two parcels totalling 0.47-acre (20,566 sq ft), zoned Residential -8
dwelling units per acre (R-8), into three lots for future single-family residential development. The property is
located on the north side of NE g'h Court, at the intersection of Union Ave NE and NE 9111 Court. The property
currently contains a single-family residence on one parcel, which will remain on new Lot C. The required front
yard setback is 15 feet for the primary structure and 20 feet for an attached garage. The required rear yard
setback is 20 feet. The proposed lots sizes are:
Lot A: 5,103 sq ft
Lot B: 5,335 sq ft
Lot C: 10,112 sq ft
The proposal for the eventual development of two new single-family residences on Lots A and B with the
existing residence to remain on new Lot C, minus excluded area for a private joint-use driveway, would result in
a density of 6.77 dwelling units per net acre (du/ac). The allowed density range in the R-8 zone is a minimum of
4.0 to a maximum of 8.0 dwelling units per acre; therefore the proposal complies with minimum density
requirements.
Access to the existing residence on proposed Lot C would be from an existing single-family residential
driveway on NE g'h Court. Access to proposed Lots A and B would be provided via a private joint-use
residential driveway onto NE g'h Court.
The topography of the subject site is generally flat. The applicant indicates that no trees will be removed as part
of the proposal.
2. Environmental Review
Except when located on lands covered by water or sensitive areas, short plats are exempt from SEPA
Environmental Review pursuant to WAC 197-11-800(6)(a).
3. Compliance with ERC Conditions
NIA
4. Staff Review Comments
Representatives from various city departments have reviewed the application materials to identify and address
issues raised by the proposed development. These comments are contained in the official file, and the essence
of the comments has been incorporated into the appropriate sections of this report and the Departmental
Recommendation at the end of the report.
5. Consistency Short Plat Criteria
Approval of a plat is based upon several factors. The following short plat criteria have been established to
assist decision-makers in the review of the plat:
a) Compliance with the Comprehensive Plan Designation
The site is designated Residential Single Family (RSF) on the Comprehensive Plan Land Use
Map. Lands in the RSF designation are intended to be used for quality residential detached
development organized into neighborhoods at urban densities. It is intended that larger
subdivision, infill development, and rehabilitation of existing housing be carefully designed to
enhance and improve the quality of single-family living environments. The proposal is consistent
with the following Comprehensive Plan Land Use and Community Design Element policies:
AdminShortP/at. 06-005. rpt doc
City of Renton P/B!PW Department Administrative Land Use Action
REPORT AND DECISION DATED February 16, 2006; LUA-06-005, SHPL·A Page2
B.
1.
2.
3.
4.
GENERAL INFORMATION:
Owners of Record: Manny and Eleanor Marasigan, 950 Union Ave NE, Renton, WA 98059
Zoning Designation: Residential -8 du/ac (R-8)
Comprehensive Plan Land Use Designation: Residential Single Family (RSF)
Existing Site Use: The site has a single-family residence proposed to remain on new Lot C.
5. Neighborhood Characteristics:
6.
7.
North: Single Family Residential (R-8 zone)
East: Single Family Residential (R-8 zone)
South: Single Family Residential (R-8 zone)
West: Single Family Residential (R-8 zone)
Access:
Site Area:
Via an existing single-family residential driveway and a new private joint-use
driveway onto NE 9th Court
20,566 square feeV0.47 acres
C. HISTORICAUBACKGROUND:
Action
Comprehensive Plan
Land Use File No.
N/A
Ordinance No.
5099
Date
11/01/2004
Zoning
Annexation
N/A
N/A
5100
4383
11/01/2004
12/07/1992
D. PUBLIC SERVICES:
1. Utilities
Water: An existing 12" water main is located in Union Ave NE, and an 8" water main is located in NE
g'h Court. Static pressure at the street is approximately 65 psi.
Sewer: An existing sanitary sewer main and manhole are located on the north side of the proposed
Lot A, and an existing 10-ft sanitary sewer easement is located along the north and west side
of proposed Lot A.
Surface Water/Storm Water: Storm drainage facilities are located in Union Ave. NE. The project is
located in the Maplewood Creek drainage basin.
2. Fire Protection: City of Renton Fire Department
E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
Section 4-2-020: Purpose and Intent of Zoning Districts
Section 4-2-070: Zoning Use Table
Section 4-2-110: Residential Development Standards
2. Chapter 4 Property Development Standards
Section 4-4-030: Development Guidelines and Regulations
3. Chapter 6 Streets and Utility Standards
Section 4-6-060: Street Standards
4. Chapter 7 Subdivision Regulations
Section 4-7-070: Detailed Procedures for Short Subdivisions
Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and
Minimum Standards
Section 4-7-150: Streets-General Requirements and Minimum Standards
Section 4-7-170: Residential Lots-General Requirements and Minimum Standards
AdminShortP/at. 06-005. rpt. doc
REPORT City of Renton
Oeparlment of Planning I Building I Public Works
&
DECISION ADMINISTRATIVE SHORT PLAT REPORT & DECISION
A. SUMMARY AND PURPOSE OF REQUEST:
REPORT DATE February 16, 2006
Project Name Marasigan Short Plat
Owner: Manny and Eli,anor Marasigan, 950 Union Ave. NE, Renton, WA 98059
Applicant/Contact: Thomas Woldendorp, Geodatum. Inc., 22525 SE 641
" Place, Suite 266, Issaquah,
WA 98027
File Number lUA-06-005, SHPL-A J Project Manager I Keri Weaver, Senior Planner
Project Description Administrative Land Use Action (Short Plat Review) for the subdivision of two existing
parcels totalling 20,566 square foot (0.47 acre) and zoned Residential -8 dwelling units
per acre (R-8), into 3 lots for future single-family residential development. An existing
residence will remain on Lot C. which would be 10,112 sq ft. Proposed lot A would be
5,103 sq ft and proposed lot B would be 5,335 sq ft. Access will be from NE 9'" Court.
Project Location 4104 NE 9'" Court
Project Location Map AdminShortPlat.06-005 rpt doe