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NOT TO SCALE
I,.E:GEND
• SEv.fil PAINT MARK
• WA T£R PAINT MARK o TRFf (OE.CWUOUS)
J';*-TREE (CONifEROUS)
~ ~* lREE T.B.R. (TO BE REMOVED)
--jI-' -->i-fENCE
• WATER I.lETER
• SEI'£R MANHOLE
.: FIRE HYDRANT
LEGAL DESCfllPTION
LOT 6 Of" WINDSOR H!liS ADDITION TO RENTON,
ACCORDING TO TI-lE PLAT TI-lEREOF RECORDED IN
VOlUI.lE JB OF PLATS, PAGE 22, RECORDS Of KING
COUNT"(, WASHINGTON.
TOTAL AREA: 0.36-AG.
PROPOSED NUIdBER LOTS: 2
ZONING: RSF R-8
so. FT. (GROSS &; NET): -LOT 1 = 7.:369
-LOT 2 -8113
O[NSIT'I': PROPOSED: 5.55 dl!ACRE
P(RMlnED: 4-6 du/ACRE
~
:
"1..1\~t. oN fEI:.T
CLINT J. ADAMS IH<>i<. '--20· I ,5I1oet --
400 CEDAR AVe s
RENTON, WA 98055
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DEVELOPMENT SERVICES DIVISION
WAIVER OF SUBMITTAL REQUIREMENTS
FOR LAND USE APPLICATIONS
rhis requirement may be waived by:
I. Property Services Section
~. Public Works Plan Review Section
I. Building Section
'. Development Planning Section
PROJECTNAME: ____________________ __
DATE: ____________________ _
Q;IWEBIPWlDEVSERVlFormsIPlanninglwaiverofsubmiltalreqs_9·06.xls 09/06
DEVELOPMENT SERVICES DIVISION
WAIVER OF SUBMITTAL REQUIREMENTS
FOR LAND USE APPLICATIONS
Agreement Statement 2 AND 3
Sites
Lease Agreement, Draft 2 AND 3
Map of Existing Site Conditions 2 AND 3
of View Area 2 AND 3
Photosimulations
This requirement may be waive:d by:
1. Property Services Section
2. Public Works Plan Review Section
PROJECT NAME: -.!-A).;,:~r-:.--=-sfr-y_--.:...1--Le-,-I4:..I...-__ _
DATE: ---=::::5+/::....:{ 'l-j./-""o.:....r ____ _ 3. Building Section
4. Development Planning Section
Q:lWEB\PWlDEVSERVlFormsIPlannlnglwaiverofsubmlttalreqs_9-06.xls 09106
CHSENGINEERS,LLC M E M 0 RAN DUM
To:
From:
City of Renton, Development Services Division
Larry McAndrews, P.E.
Date: March 12, 2008
Subject: Adams SP -Confirmation of Compliance with all Conditions of Plat Approval
The following conditions of short plat approval have been met as described below:
•
•
•
•
•
•
•
•
•
•
•
•
•
Existing structures and a dog run located in the front yard along Edmonds Avenue NE have
been removed.
The landscape plan, showing the curb cut for a future home and the required 5 feet of
landscaping has been approved.
Curb, gutter and sidewalk have been installed along the full frontage of Edmonds Avenue
NE.
All new electrical, phone and cable services and lines must be undergrounded. The
construction of these franchise utilities has been inspected and approved by a City of Renton
public works inspector.
A domestic water service has been provided tor the new lot, Lot 2.
It was determined during construction review with Arneta Henniger that a new fire hydrant
was/is not necessary. There are two within the vicinity ofthe site, as indicated on the
approved construction drawings (mylars).
A new water service stub has been installed to Lot 2.
An individual side sewer has been installed to Lot 2.
The following is noted on the face of the short plat to be recorded: The front yard for
proposed Lot 2 shall fa~st toward Edmonds A venue NE.
The applicant/owner hatP.~id the required City mitigation fees, including Transportation
Mitigation Fee and Fire Mitigation Fee.
The following is noted on the face 0 r the short plat to be recorded: Foundation setbacks for
all continuous footings shall be installed adjacent to the top of slope. These footings will
need to be deepened to provide a minimum horizontal distance of eight feet to the face of the
existing slope.
The applicant/owner has and shall adhere to the recommendations of the geotechnical report
submitted for the short plat approval process.
The project complies with the Department of Ecology's Erosion and Sediment Control
Requirements as outlined in Volume II of the current edition of the Stormwater Management
Manual.
DENSITY
WORKSHEET
City of Renton Development Services Division
1055 South Grady Way-Renton, WA 98055
Phone: 425-430-7200 Fax: 425-430-7231
1. Gross area of property: 1. 15,482 square feet
2. Deductions: Certain areas are excluded from density calculations.
These include:
Public streets"
Private access easements"
Critical Areas'
Total excluded area:
3. Subtract line 2 from line 1 for net area:
4. Divide line 3 by 43,560 for net acreage:
5. Number of dwelling units or lots planned:
6. Divide line 5 by line 4 for net density:
____ square feet
____ square feet
____ square feet
2. 0 square feet
3. 15,482 square feet
4. 0.36 acres
5. 2 units/lots
6. 5.55 = dwelling units/acre
'Critical Areas are defined as "Areas determined by the City to be not suitable for
development and which are subject to the City's Critical Areas Regulations
including very high landslide areas, protected slopes, wetlands or floodways."
Critical areas buffers are not deducted/excluded .
•• Alleys (public or private) do not have to be excluded.
K:\69-Development\2006\690618 -Adams SP\Adams SP Density \VS doc 1
ADAMS SHORT PLAT
LUA-07-001-SHPL
LN D-20-0484
LOT CLOSURES
Parcel name: ENTIRE PARCEL
North: 182443.1802 East: 1306089.7103
Line Course: N 89-27-42.1 W Length: 100.00
North: 182444.1197 East: 1305989.7147
Line Course: 526-38-18.9 W Length: 122.07
North: 182335.0071 East: 1305934.9833
Curve Length: 48.31
Delta: 55-21-27.1
Chord: 46.45
Radius: 50.00
Tangent: 26.23
Course: 5 28-51-28.9 E
Course In: 533-27-47.5 W Course Out: N 88-49-14.6 E
RP North: 182293.2951 East: 1305907.4132
End North: 182294.3241 East: 1305957.4026
Line Course: N 65-44-51.9 E Length: 143.32
North: 182353.1935 East: 1306088.0740
Line Course: N 01-02-33.9 E Length: 90.00
North: 182443.1786 East: 1306089.7119
Perimeter: 503.69 Area: 15,492 sq. ft. 0.36 acres
Mapcheck Closure -(Uses listed courses, radii, and deltas)
Error Closure: 0.0023 Course: 545-19-51.7 E
Error North: -0.00159
Precision 1: 219,000.00
Parcel name: LOT 1
North: 182363.9567
East: 0.00160
East: 1306017.8820
Line Course: N 19-21-36.7 W Length: 84.97
North: 182444.1219 East: 1305989.7139
Line Course: 5 26-38-18.9 W Length: 122.07
North: 182335.0093 East: 1305934.9825
Curve Length: 48.31
Delta: 55-21-27.1
Chord: 46.45
Radius: 50.00
Tangent: 26.23
Course: 5 28-51-28.9 E
Course In: 5 33-27-47.5 W Course Out: N 88-49-14.6 E
RP North: 182293.2973 East: 1305907.4124
End North: 182294.3263 East: 1305957.4018
Line Course: N 65-44-51.9 E Length: 94.07
North: 182332.9660 East: 1306043.1698
Line Course: N 39-13-12.4 W Length: 40.00
North: 182363.9549 East: 1306017.8777
Perimeter: 389.42 Area: 7,379 sq. ft. 0.17 acres
Mapcheck Closure -(Uses listed courses, radii, and deltas)
Error Closure: 0.0046 Course: S 67-49-09.4 W
Error North: -0.00173 East: -0.00425
Precision 1: 84,656.52
Parcel name: LOT 2
North: 182443.1802 East: 1306089.7103
Line Course: N 89-27-42.1 W Length: 100.00
North: 182444.1197 East: 1305989.7147
Line Course: S 19-21-36.7 E Length: 84.97
North: 182363.9545 East: 1306017.8827
Line Course: S 39-13-12.4 E Length: 40.00
North: 182332.9656 East: 1306043.1748
Line Course: N 65-44-51.9 E Length: 49.24
North: 182353.1911 East: 1306088.0692
Line Course: N 01-02-33.9 E Length: 90.00
North: 182443.1762 East: 1306089.7070
Perimeter: 364.21 Area: 8,113 sq. ft. 0.19 acres
Mapcheck Closure -(Uses listed courses, radii, and deltas)
Error Closure: 0.0051 Course: S 39-30-11.0 W
Error North: -0.00396 East: -0.00327
Precision 1: 71,413.73
REPORT City of Renton
Department of Planning I Building I Public Works
&
DECISION ADMINISTRA TIVE SHORT PLAT REPORT & DECISION
A. SUMMARY AND PURPOSE OF REQUEST:
REPORT DA TE: March 20, 2007
Project Name Adams Short Plat
Owner/Applicant! Clint J. Adams/Larry McAndrews CHS Engineers 12507 Bel-Red Road. Suite 101,
Contact: Bellevue. W A 98005
File Number LUA-07-001, SHPL-A Project Manager Andrea Petzel. Assistant
Planner
Project Description Proposal is to subdivide the 15,482 (0.36 acre) lot into two lots for future development of an
additional single-family residence. Lot 1 will be 7,369 sq. ft and Lot 2 will be 8,113 sq. ft. The
existing 1,350 sq. ft. house will be retained on Lot 1. The proposed new lot will be accessed from
Edmonds Ave, NE. The onsite existing slope has less than a 15 ft. vertical rise and is not
considered a critical area.
Project Location 566 Windsor Place, NE
••
Project Location Map REPORT_AdamsShorlPia/.dac
City of Renton P/B/PW Department Administrative Land Use Action
REPORT AND DECISION DATED March 20, 2007; PROJECT LUA-07'()()1, SHPL-A
B. GENERAL INFORMATION:
1.
2.
Owners of Record:
Zoning Designation:
Clint J. Adams 400 Cedar Avenue, S. Renton, WA 98055
Residential - 8 dulac (R-8)
3. Comprehensive Plan Land Use Designation: Residential Single Family (RSF)
4. Existing Site Use: Existing single family residence to remain
5. Neighborhood Characteristics:
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)
6.
7.
Access:
Site Area:
Driveway access off of Edmonds Avenue, NE
15,482 square feet (0.36 acres)
C. HIS TORICAUBA CKGROUND:
Action
Annexation
Comprehensive Plan
Zoning
D. PUBLIC SERVICES:
1. Utilities
Land Use File No.
NIA
NIA
N/A
Ordinance No.
1212
5099
5100
Water: There is an existing watermain in Windsor Place, NE.
Date
4120/1945
1111104
11/1/04
Page 2
Sewer: There is an existing 6-inch sanitary sewer main in Windsor Place, NE. There is an
existing 8-inch sanitary sewer main in Edmonds Avenue, NE.
Surface WaterlStorm Water: There are no storm facilities at this site.
2. Streets: There is currently a paved and partially improved public right-of-way along the frontage
of this site.
3. 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: Compatibilityw~h 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
4. Chapter 9 Procedures and Review Criteria
REPORT_AdamsShortP/al.doc
,
City of Renton P/B/PW Department
REPORT AND DECISION DATED March 20, 2007; PROJECT LUA-07-001, SHPL-A
F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element -Residential Single Family
2. Community Design Element
G. DEPARTMENT ANAL YSIS:
1. Proiect Description/Background
Administrative Land Use Action
Page 3
The applicant, Clint Adams, is proposing to subdivide a 0.36-acre (15,482 square foot) parcel zoned
Residential-8 (R-8) dwelling units per acre into two lots. The property is located west side of Edmonds
Avenue, NE, south of Camas Avenue, NE. The existing single-family residence will remain.
Proposed net lot sizes (net and gross) are as follows:
Lot 1: 7,369 square feet
Lot 2: 8,113 square feet
The proposal for two new lots would arrive at a density of 5.6 dwelling units per net acre (dulac). 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
and the proposed density is within the permitted density range.
Access to the proposed Lot 2 would be via a driveway off Edmonds Avenue, NE. Access for Lot 1 would
remain off of Windsor Place, NE. The rear yard of proposed Lot 2 has protected slopes greater than 40%
stretching North-South through the center of the 101. However, a geotechnical report indicates that the
vertical rise is only 14 feet; therefore, the slopes are not considered a critical area. The site is heavily
vegetated with grass and shrubs, as well as six mature deciduous and coniferous trees,
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
N/A
4. Staff Review Comments
Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed developmenl. 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 for use as 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:
Policy LU-147. Net development densities should fall within a range of 4.0 to B.O dwelling
units per acre in Residential Single Family neighborhoods.
The proposed project for two lots would arrive at a net density of 5.6 dwelling units per net
acre, which is within the density range permitted.
REPORT_AdamsShortPlat.doc
City of Renton P/B/PW Department
REPORT AND DECISION DATED March 20, 2007; PROJECT LUA-07-001, SHPL-A
Administrative Land Use Action
Page 4
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.
Both proposed lots exceed the minimum lot size of 5,000 square feet.
Policy LU-1S2. 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-1S4. 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 would be oriented such that all of the 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 CO-12. Infill deveiopment, 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 an existing parcel into two lots. A new residence
would be constructed on proposed Lot 2, updating the housing stock in the existing
neighborhood.
b) Compliance with the Underlying Zoning Designation
The subject site is designated R-8 on the City of Renton Zoning Map. The proposed
development would allow for the future construction of one new single-family dwelling unit.
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. There are no deductions for sensitive areas, areas intended for public right-of-
way, or private access easements. The proposal for two lots on 0.36 acres arrives at a
density of 5.6 dwelling units per acre, which falls within the permitted density range for the R-8
zone.
The allowed building lot coverage for lots over 5,000 square feet in size in the R-8 zone is 35
percent or 2,500 square feet, whichever is greater. The existing house on Lot 1 will remain,
however, the dimensions and lot coverage for the existing house do not appear on the plat
map, so staff cannot verify that the original structure complies with zoning requirements, other
than the rear yard setback. I-!owever, by scaling the drawing and interpreting aerial photos, it
appears that the existing structure compiles with the setback requirements for the R-8 zone.
In addition, the 1,350 square foot home does not appear to exceed maximum lot coverage
requirements.
Per RMC 4-8-120D, the applicant is required to submit a plat plan for approval prior to the
recording process, at which time the following is required on the plat map: "Location,
distances from existing and new lot lines, and dimensions of any existing structures, existing
or proposed fencing or retaining walls, and free standings signs." Lot coverage for all
proposed Lot 2 would be verified at the time of building permit review.
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
(including the access easement) is 15 feet for the primary structure and 20 feet for an
attached garage and the rear yard is 20 feet.
The parking regulations require that detached or semi-attached dwellings provide a minimum
of 2 off-street parking spaces. As proposed, each lot would have adequate area to provide
REPORT_AdamsShorlPlal.doc
City of Renton P/BlPW Department
REPORT AND DECISION DATED March 20, 2007; PROJECT LUA-Q7-001, SHPL-A
Administrative Land Use Action
Page 5
two off-street parking spaces. Compliance with the parking requirements will be verified at
the time 01 building permit review.
The R-8 zone permits accessory structures only when associated with a primary structure
located on the same parcel. Existing structures and a dog nun located in the lront yard area
along Edmonds Avenue, NE would need to be removed prior to short plat recording.
c) Community Assets
The entire site is vegetated primarily with shrubs, and a total 01 seven trees. The regulations
regarding tree protection/retention require that trees on developable lots be maintained to the
maximum extent leasible, and they permit the City to require the replacement 01 trees that
would implement the intent of the regulations. The Development Services Director has made
a determination that to comply with these requirements, 25 percent 01 all protected trees shall
be retained or replaced. Of the seven existing trees, six are proposed to remain, which
results in a retention rate of 86 percent and complies with the Director's determination and
City regulations.
The City's landscaping regulations require the installation of landscaping within the public
right-ol-way. The minimum amount of landscaping required for sites abutting a non-arterial
public street is 5 leet, provided that if there is additional undeveloped right-ol-way in excess 01
5 leet, this shall also be landscaped. A determination has been made that il no additional
area is available within the public right-ol-way due to required improvements, the 5-loot
landscaped strip may be located within private property abutting the public right-ol-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 01 1-1/2 inches (deciduous) or 6 - 8 feet in height (conifer), within the 15-loot
Iront 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, indicating the required
landscape strip along Edmonds Avenue, NE, two trees in the Iront yard of Lot 2, and retention
01 existing trees within Lot 2. The plan would need to be revised to show the required two
new trees in the Iront yard of Lot 1, or the applicant may submit pictures to use the existing
landscaping, if it is sufficient. All species appear to be drought resistant; therefore an
irrigation plan is not required.
The proposal includes an informal request to reduce the required landscape area to 4 feet.
As a condition of short plat approval, the applicant should submit a formal application lor a
variance to reduce the required landscaping area or submit a revised landscape plan showing
the required 5 feet of landscaping. Given that is a code requirement to remove the existing
structures in the lront yard, it is unlikely that staff would support a variance for a reduced
landscaping along Edmonds Avenue, NE.
A revised, detailed landscape plan shall be submitted with the building permit applications.
Revisions to the plan should also include the location of the curb cut lor proposed Lot 2, as it
will impact landscape design. All landscaping shall be installed prior to the issuance of
occupancy lor the buildings.
II applicable, fence details should be included in the landscape plan. Allowable lence height
is 48" in the Iront yard (42" in clear vision areas), and 72" in the rear and side yards. Side
yards begin fifteen feet back from the front property line.
d) Compliance with Subdivision Regulations
Streets: No new public streets would be created as part of the proposed short plat.
Edmonds Avenue, NE is classified as a Collector Street on the City's Arterial Street Map.
There are no existing lrontage improvements along the parcel's Edmonds Avenue, NE street
frontage. The applicant is required to install curb, gutter and sidewalk along the full frontage
of Edmonds Avenue, NE.
The overall plat map submitted by the applicant indicated the existence of an alley along the
north side 01 the proposed project, connecting Bronson Place, NE and Edmonds Avenue, NE.
REPORT_AdamsSholtPlatdoc
City of Renton P/BlPW Department
REPORT AND DECISION DATED March 20, 2007; PROJECT LUM7-G01, SHPL-A
Administrative Land Use Action
Page 6
RMC 4-7-150E requires alley use if feasible. Upon analysis by City staff, it appears that this is
not an alley in the true sense of the word; vehicle access is prohibited. Rather, it is a 30-foot
strip quit-claimed to the City for us as a pedestrian walkway. Therefore, it is not feasible for
proposed Lot 2 to use the pedestrian walkway as a means of access.
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. One new lot (credit given for the existing
residence) is expected to generate approximately 9.57 new average weekday trips. The fee
for the proposed short plat is estimated at $717.75 ($75.00 x 9.57 trips x 1 lot = $717.75) and
is payable prior to the recording of the short plat.
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.
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 of the proposed lots would have direct to a public street (Edmonds Avenue, NE).
The minimum lot size in the R-8 zone is 5,000 square feet. Lot area is calculated after the
deduction of private access easements and pipestems from the gross lot area. There is no
square footage to be deducted from this project. The proposed lot sizes are 7,369 square
feet for Lot 1, and 8,113 square feet for Lot 2. The proposed lot sizes meet the minimum lot
size requirements.
The minimum lot width required in the R-8 zone is 50 feet for interior lots. Lot 1 has a lot
width of 50 feet at its narrowest point along the curve of Windsor Place, NE. Proposed Lot 2
has a width of 90 feet at its narrowest point along Edmonds Avenue, NE. The minimum lot
depth required in the R-8 zone is 65 feet. Proposed Lot 1 has a lot depth of 80 feet at its
narrowest point. Proposed Lot 2 has a lot depth of 49.5 feet at its narrowest point, however,
only 16 lineal feet (18%) of the property does not meet requirements for lot depth.
Approximately 82% of proposed Lot 2 meets the requirement for lot depth, and therefore 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.
Lot 1 one will retain the existing structure, and proposed Lot 2 appears 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.
Due to the fact that the underlying lot is on a comer of the original plat, this short plat process
would result in two lots that are somewhat irregularly shaped. However, the lots do conform
to development standards for the underlying R-8 zone, and allow for reasonable infill of
developable land.
As a cond ition of short plat approval, staff recommends that the front yard for proposed Lot 2
would face east facing toward Edmonds Avenue, NE. The front yard for Lot 1 would remain
Windsor Place, NE. The existing residence complies with the 20-foot required rear yard
setback, as does the detached accessory structure in the rear yard. Any proposed changes
to the existing residence would be required to comply with the current setback requirements.
The setbacks for the new lot would be verified at the time of building permit review.
e) Reasonableness of Proposed Boundar/es
Access: Each lot would have access to a public right-of-way via single-family residential
driveways.
Topography: There is a 12-14 foot high slope that separates the lower residence (Lot 1)
from the upper level area where the proposed residence (Lot 2) would be built. City or
Renton maps indicate protected slopes greater than 40%, however, a geotechnical report
REPORT_AdamsShortPlat.doc
City of Renton P/BlPW Department
REPORT AND DECISION DATED March 20, 2007; PROJECT LUA-lI7-001, SHPL-A
Administrative Land Use Action
Page 7
states that the vertical rise is only 14 feet; therefore, the slopes are not considered a critical
area. A geotechnical report by Robert M. Pride, PE was submitted with the application (dated
June 27, 2006). According to report, a new house on Lot 2 would not extend over the top of
the existing slope, and no significant grading will be required except for footing trenches that
will provide structural support to the residence.
As a condition of short plat approval, staff recommends adhering to the recommendations
made in the geotechnical report, including a specific condition that a foundation setback be
required for all continuous footings installed adjacent to the top of the slope. These footings
will need to be deepened to provide a minimum horizontal distance of eight feet to the face of
the existing slope. Additional recommendations from the geotechnical report include:
1. "For preliminary design purposes the continuous and isolated pad footings can be
supported on the medium dense to dense, native silty sands and gravels that underlie
the upper pad and slope area. An allowable soil bearing value of 2000 psf may be
used for these footings that bear on the medium dense sands and gravels."
2. "A new property line will be established as part of the short plat, and it is
recommended that the new line be aligned approximately with the toe of the existing
slope. Responsibility for landscaping and maintenance of this slope would then rest
with the new uphill property owner."
The short plat drawing, as submitted, indicates that the proposed new lot line is along the toe
of the slope.
Relationship to Existing Uses: The properties surrounding the subject site are single-family
residences and are designated 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)
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 $488.00 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 $488.00 ($488.00 x 1 new lots = $488.00) and is payable
prior to the recording of the short plat. Street addresses shall be visible from a public street.
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 0.44 additional students (0.44 X 1 lot = 0.44) to the local
schools. It is antiCipated that the Renton School District can accommodate any additional
students generated by this proposal at the following schools: (Highlands-Walker Elementary,
Dimmitt Middle School and Renton High School).
Storm Water: The runoff from the new lot must use infiltration per design by a professional
engineer, or be tightlined into the storm drainage system or other options as listed in, and in
accordance, with the 1990 King County Surface Water Design Manual. Infiltration is allowed
if the soils are acceptable.
The Surface Water System Development Charges are based on a rate of $759.00 per new
single-family lot. Payment of this fee will be required prior to issuance of utility construction
permit.
A temporary erosion control plan will be required and shall be installed and maintained to the
satisfaction of the representative of the Development Services Division for the duration of the
project. This includes installing a silt fence along the perimeter of the site that is to be
disturbed. The silt fence shall be in place before clearing and grading is initiated. This will be
required during the construction of both off-site and on-site improvements as well as building
construction. Due to the potential for erosion to occur during project construction, staff
recommends as a condition of approval that the project be required to comply with the
REPORT_ AdamsShortPlat. doc
City of Renton P/B/PW Department Administrative Land Use Action
Page 8 REPORT AND DECISION DATED March 20, 2007; PROJECT LUA-07-001, SHPL-A
H. Findings:
Department of Ecology's Erosion and Sediment Control Requirements as outlined in Volume
II of the current edition of the Stormwater Management Manual.
Utilities: This project is required to provide domestic water service for the new lot prior to
recording the short plat. There is an existing 6-inch water main in Windsor Place, NE.
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. !f 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. A fire hydrant will be
required to be installed by this project. The new and existing fire hydrants must meet all
current City of Renton standards.
New water service stubs to each lot must be installed prior to recording of the short plat.
Water System Development Charges are based on a rate of $1,956 per new single-family lot.
Payment of fees is required prior to issuance of utility construction permit.
Installation of individual side sewers by the developer is required prior to recording the short
plat. Dual side sewers are not allowed. There is an existing 6-inch sanitary sewer main
located in Windsor Place, NE and an existing 8-inch sewer main in Edmonds Avenue, NE.
Sanitary Sewer System Development Charges are based on a rate of $1,017.00 per new
single-family lot. Payment of this fee will be required prior to issuance of utility construction
permit, and prior to recording the short plat. This parcel is located in the East Renton Special
Assessment District Special, and therefore subject to a $316.80 fee for new connection.
Payment of this fee will be required prior to issuance of utility construction permit, and prior to
recording the short plat.
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 Adams Short
Plat, File No. LUA-(J7-017, SHPL-A
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 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 front yard setback of proposed Lot 2 would face to the east towards Edmonds
Avenue, NE, and the existing structures and dog run would be removed. The existing residence
on Lot 1 would be retained, and verification that it meets setback requirements would be
confirmed prior to recording. Any proposed changes to the existing residence would be required
to comply with the setback requirements. The setbacks for the new residence would be verified
at the time of building perm it 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
construction permit.
REPORT_AdamsShortP/at.doc
City of Renton P/BlPW Department
REPORT AND DECISION DATED March 20, 2007; PROJECT LUA-07-001, SHPL-A
Administrative Land Use Action
Page 9
9_ Public Utilities: The applicant will be required to install a fire hydrant, individual sewer and water
stubs to serve the new lots.
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 R-8 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 two lot 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 two lot 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 Adams Short Plat, File No. LUA-07-001, SHPL-A, is approved subject to the following conditions:
1. The front yard for Lot 2 shall face east toward Edmonds Avenue, NE. This shall be noted on the face
of the short plat prior to recording.
2. The applicant shall submit a revised landscape plan showing the required 5 feet of landscaping, or a
formal application to the Development Services project manager for a variance to reduce the required
landscaping area, prior to the issuance of any utility construction permits.
3. The applicant shall pay the required $717.50 Transportation Mitigation Fee prior to the recording of
the short plat.
4. Foundation setbacks for all continuous footings shall be installed adjacent to the top of the slope.
These footings will need to be deepened to provide a minimum horizontal distance of eight feet to the
face of the existing slope. This shall be noted on the face of the short plat prior to recording.
5. The applicant shall adhere to the recommendations of the geotechnical report submitted for the short
plat approval process.
6. The applicant shall pay a $488.00 Fire Mitigation Fee prior to the recording of the short plat.
7. The project shall be required to comply with the Department of Ecology's Erosion and Sediment
Control Requirements as outlined in Volume II of the current edition of the Stormwater Management
Manual.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURES:
Gregg A. Zimt"l!trmj:n, P,'B/PW
REPORT_ AdamsShortPlat. doc
City of Renton P/BlPW Department
REPORT AND DECISION DATED March 20, 2007; PROJECT LUAo07-OO1, SHPL-A
TRANSMITTED this 2dh day of March, 2007 to the ApplicantlOwnerlContact:
Clint J. Adams
400 Cedar Avenue South
Renton, WA 98055
TRANSMITTED this 2d" day of March, 2007 to the Parties of Record:
Dorothy Haber
568 Edmonds Avenue, NE
Renton, WA 98056
Evelyn Heatherington
605 Edmonds Avenue, NE
Renton, WA 98056-3633
TRANSMITTED this 2dh day of March, 2007 to the following:
Larry Meckling, Building Official
LaIT)l Rude, Fire Marshal
Neil Watts, Development Services Director
Jennifer Henning, Current Planning Manager
Jan Conklin
Carrie Olson
Renton Reporter
Land Use Action Appeals & Requests for Reconsideration
Administrative Land Use Action
Page 10
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 April 3,2007. City of Renton Municipal Code Section 4-8-110 govems appeals to the Examiner.
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.
ADVISORY NOTES TO APPLICANT
The following notes are supplementallnformatJon 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. The subject site is zone R-8 dulac.
2. The applicant is required to submit a plat plan for approval prior-to the recording process, at which time the
following is required on the plat map: "Location, distances from existing and new lot lines, and dimensions of
any existing structures, existing or proposed fencing or retaining walls, and free standings signs."
3. There are existing structures and a dog run located in the front yard area along Edmonds Avenue, NE, which
would need to be removed prior to short plat recording. RMC 4-2-112B states; "Accessory structures are not
penmitted within required front yards or side yards along streets."
4. 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.
5. 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.
REPORT_AdamsShortPlat.doc
City of Renton P/B/PW Department
REPORT AND DECISION DATED March 20, 2007; PROJECT LUA-07-001, SHPL-A
Administrative Land Use Action
Page 11
6. 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 ha 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.
7. Two ornamental trees, a minimum caliper of 1-1/2 inches (deciduous) or 6 - 8 feet in height (conifer), shall be
planted or retained within the 15-foot front yard setback area for the proposed lots.
8. A revised, detailed landscape plan shall be submitted with the building permit applications. Revisions to the
plan should also include the location of the curb cut for proposed Lot 2, as it will impact landscape design.
Revisions should also include the two required ornamental trees in the front yard of Lot 1, or pictures depicting
existing landscaping.
Property Services
1. To be sent under separate cover.
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 (including garage), the minimum fire flow increases to
1,500 GPM and requires two hydrants within 300 feet of the structures. The applicant should note that the fire
flow available to the site is 1,000 GPM, therefore no residences over 3,600 square feet in area can be
permitted on the subject site due to the limited fire flow available.
Plan Review -Sewer
1. Sanitary Sewer System Development Charge is $1,017.00 per new single-family lot. Payment of this fee will
be required prior to issuance of utility construction permit.
2. This parcel is subject to a $316.80 fee for the East Renton Special Assessment District.
3. A Sewer System Development charge of $1017.00 will apply in addition to the Special Assessment District
fees.
4. Separate sewer stubs are required for each new lot prior to recording of the short plat.
5. Minimum slope for side sewers shall be 2%. Dual side sewers are not allowed.
Plan Review -Water
1. Water System Development Charges are based on a rate of $1,956 per new single-family lot (credit is given
for the existing single family residence). Payment of fees is required prior to issuance of utility construction
permit.
2. Fire flow requirement for single-family residences that are smaller than 3,600 square feet in area (including
garage) is 1,000 gpm. A hydrant is required within 300 feet of the furthest structure. The new single-family
residence (including garage) cannot exceed 3,600 square feet in area.
3. EXisting hydrants counted as fire protection will required the installation of a "Stortz" quick disconnect fitting if
not already in place.
4. All short plats shall provide a separate water service stub to each building lot prior to recording of the short
plat. Separate permits and fees for water meters will be required.
Plan Review -Surface Water
1. The Surface Water System Development Charges are based on a rate of $1956.00 per new single-family lot.
Payment of this fee will be required prior to the issuance of a utility construction permit.
2. Roof drains shall be tightlined to the storm system whenever feasible.
3. A temporary erosion control plan will be required and shall be installed and maintained to the satisfaction of
the representative of the Development Services Division for the duration of the project.
Plan Review -StreetsiTransportation. .
1. 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.
2. Per Renton City Code, street improvements including sidewalk, curb, gutter, and paving are required along
Edmonds Avenue, NE per City code prior to recording. Applicant may submit request to Development
Services to pay a fee-in-lieu installing these improvements.
3. Street lighting is not required for a two lot short plat.
REPORT_AdamsShorlPlat.doc
City of Renton P/B/PW Department
REPORT AND DECISION DATED March 20, 2007; PROJECT LUA-07-001, SHPL-A
Miscellaneous
Administrative Land Use Action
Page 12
1. 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.
2. All plans shall be tied down to a minimum of two horizontal and vertical control in the current City of Renton
Control Network.
3. Permit application must include an itemized cost estimate for these improvements. The fee for review and
inspection of these improvements 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 will be additional fees for water meters and service related expenses. See Drafting Standards.
REPORT_ AdamsShortPlat. doc
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400 'CEDAR AVE S
LEGEND
• SEI't£R PAINT MARK
• WAlER PAlMT MARl< o TREE (DECIDUOUS) *" TREE: (CCIIIIFEROUS)
VICINITY MAP
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LEGAL DESCRIPTION
LOT 6 OF WINDSOR HIllS ADDITION TO RENTON,
ACCOROING TO THE PLAT lHEREOF" R£COROEO IN
VOLUWE 38 Cf" PLAT'S, PAGE 22, R£COR[)S OF KING
COUHlY. WASHINGTON.
TOTAL AREA: 0.315 "c.
PROPOSED N\AllBER LOTS: 2
ZONIN~ RSF R-8
SQ. fT. (GROSS .IE NET); : CSt 1 : ~ffg
DENSITY! PROPOSED: 5.M dI.a/ACRE
PERtoIITlED: <1-8 dI.!/ACR£
~'-'ALI:. IN FEE,
PARCEL .9ot78200686
RENTON, WA 98055
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CITY OF RENTON
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