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HomeMy WebLinkAbout2005 Administrative Short Plat Report & Environmental Review Decision.pdfREPORT & DECISION CityofRenton Department of Planning / Building / Public Works ADMINISTRA TIVE SHORT PLA T REPORT & ENVIRONMENTAL REVIEW DECISION A.SUMMARY AND PURPOSE OF REQUEST: REPORT DATE:June 21, 2005 Project Name Roberson Short Plat Owner/Applicant William R Roberson 16834 31®'Place 8 SeaTac.WA 98188 File Number LUA-05-050, SHPL-A, EOF Project Manager Nancy Weil, Senior Planner Project Description The applicant is requesting Environmental (SEPA) Review and Administrative Short Plat Review for the subdivision of a 1.03-acre site zoned Residential -8 (R-8) into four lots. The lots are intended for the eventual development of detached single family homes- lots ranging in size from 5,960 sq. ft. to 17,451 sq. ft. The site contains an approximately 12,304 square foot wetland area and a regulated stream; each would have the required 25 ft. buffer. After required deduction for critical area, the net density for the proposal is 5.4 du/ac. One existing single-family dwelling is to remain on proposed Lot 1. The site has public road frontage on Jones Avenue NE, NE 24"^ Street and High Avenue NE. Each lot will have direct public road frontage. Project Location 1601 NE 24'" Street Project Location Map HcriHH?:::u: :3::j Is s is:;: seSiEiiuliH :rs:K ••njisa & ::::::::: fSWWBHW wtm m jni-;:;nj-;5jqn ;s|UU:s::;;;::;i liiiHiiiyiSiii WWUCi'tW HrrslvOf attieifc Project Site ®iiBi 'Wfiwjw 11 05-050shpl-ercrptcloc City of Renton P/B/PW Department ^ Administrative Land Use Action REPORTAND DECISlONDATED June21,2005 PROJECTLUA-05-050. SHPL-A, EOF Page 2 1. Project Description/Background The proposal is to subdivide the existing 1.03-acre site into 4 lots retaining the existing two-story single-family dwelling at the northwest corner of the site. The site is Residential-8 (R-8) zoning designation. A stream and a Category 3 wetland are located mainly in the eastern third of the site. The stream flows south to north eventually draining to Lake Washington. This land use application is vested to the code requirements prior to the adoption of the Critical Areas Ordinance in May of 2005. The site is located to the south of NE 24"^ Street, fronting High Avenue NE to the west and Jones Avenue NE to the east. All lots have direct public road frontage. The lots are proposed at the following sizes: Lot 1 is 5,980 square feet. Lot 2 is 10,721 square feet. Lot 3 is 11,504 square feet and Lot 4 is 17,564 square feet. The buildable lot areas for Lots 2, 3 and 4 will be affected by the Native Growth Protection Area Easement to be recommended by staff to ensure protection of the wetland and buffer area. With the deduction of the critical areas the net square footage of Lots 2, 3 and 4 are as follows respectively: 4,795 square feet, 6,920 square feet and 5,625 square feet. All lots still exceed the minimum 4,500 square feet required for lot size in R-8 zoning. The site contains approximately 12,304 square feet of protected wetland area and 9,185 square feet of required buffer (25 foot buffer). Only the actual wetland area is deducted for density calculations. Therefore the net acreage of the site is 0.74 thus resulting in a net density for 4 lots of 5.4 du/ac (4/0.74 = 5.4). The topography of the subject is site flat to rolling with an average slope of 3 to 4 percent from southwest to northeast down towards Jones Avenue NE. The developable portion of the site is vegetated primarily with trees and grass. The portion of the site containing the protected wetland meets the criteria as forested Category 3. The applicant has proposed to remove 10 trees, none in the protection area. The protected wetland and stream are included in the City's definition of critical areas; therefore the proposed short plat is subject to the State Environmental Policy Act (SEFA) review. The developed site will discharge all stormwater not infiltrated to the stream, which bisects this site. The hydrology of the wetlands associated with this stream will be maintained by directing surface flows to the wetlands from the new lots. The project will add less than 5,000 sq ft of pollution generating impervious surfaces and therefore water quality controls will not by required. Per King County Soils Survey, the site contains Indianola Series loamy sand soils (hydrologic class "A", which are soils Suitable for infiltration. During construction, individual infiltration facilities for each lot will be provided. The existing home shall be retrofitted with infiltration facilities. 2. Environrnental Review In compliance with RCW 43.21 C. 240, the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental impacts The proposal was circulated and reviewed by various City Departments and Division to determine whether the appiicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: Earth Impacts: The site can be described as flat to rolling with an average slope of 3 to 4 percent. Staff waived the submittal requirement for a geotechnical report unless required at the construction and/or building permit review. The site consists of Indianola Series loamy soils (hydrologic class "A") per King County Soils Survey. The preparation of the site is expected to require minor grading with no exporting of material. If any imported fill material is found necessary, it will be acceptable material for road and utility construction. Construction is estimated to take 90 to 120 days to complete. In order to reduce the potential for erosion and control sedimentation to the site and to adjacent properties, staff recommends the following two mitigation measure that the project be designed and comply with the Department of Ecology's (DOE) Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual and temporary erosion control mearures. shpltrpt.doc City of Renton P/B/PW Departrnent Administrative Land Use Action REPORT AND DECISION DATED June 21, 2005 PROJECT LUA-05-050, SHPL-A, ECF Page 3 Mitigation Measures: • Temporary erosion control measures shall be maintained to the satisfaction of the representative of the Development Services Division for the duration of the project's construction. A note to this effect shall be placed on the face of the final short plat map. • This project shall comply with the Department of Ecology's (DOE) Erosion and Sediment Control Requirement, outlined in Volume II of the 2001 Stormwater Management Manual during site preparation, and during future building construction. A note to this effect shall be placed on the face of the final short plat map. Nexus: SEPA Environmental Regulations; Vol. II2001 DOE Stormwater Management Manual. Surface Water Impacts: There is a storm drainage ditch on the south side of NE 24*'^ Street however no improved drainage facilities front this proposed site. The project is in the South Kennydale Creek drainage basin. The applicant has submitted a Preliminary Technical Information Storm Drainage Report prepared by GeoDatum, Inc., dated April 7, 2005 with the land use application. The existing surface water runoff from the site drains directly into the unclassified stream that bisects the property south to north. The developed site will discharge all stormwater not infiltrated to this stream. The hydrology of the wetlands associated with this stream will be maintained by directing surface flows to the wetlands from the new lots. The project will add less than 5,000 square feet of pollution generating impervious surfaces and therefore water quality controls will not by required. The report discusses that a Level 1 downstream analysis was conducted. From the north side of the site, a 25-inch culvert conveys the stream under NE 24"^ Street. The study area extended a quarter of a mile downstream from the site where the open ditch enters a tight line conveyance system and passes under Interstate 405 before continuing to Lake Washington. The banks of the stream were observed to be well vegetated and stable. The report concludes the drainage system appears to have adequate capacity with no problems except for minor sedimentation of the culvert under NE 24"^ Street, which should be cleaned out as part of the proposed short plat improvements. Staff recommends this clean out be a mitigation measure of the short plat. The project is to be designed per the 1990 King County Surface Water Drainage Manual. Mitigation Measures: • The applicant shall follow the recommendation of the Preliminary Technical Information Report prepared by GeoDatum, Inc dated April 7, 2005 for the cleaning out of sedimentation of the culvert under NE 24"^ Street adjacent to the site. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division and be completed prior to the issuance of construction/utility permits. Policy Nexus: SEPA Environmental Regulations Wetland/Stream Impacts: The applicant submitted a Wetland Delineation and Stream report as prepared by the Riley Group, Inc dated January 15, 2005. The report indicated that a Category 3 regulated wetland is located on-site and a seasonal drainage course also exists on site. In order to preserve the protected wetland and stream area, staff will recommend as a condition of short plat approval that a Native Growth Protection Easement be recorded over the wetland, stream and buffer area. The wetland was delineated as 12,304 square feet in area. The report states the wetland meets the forested Category 3 criteria including that it is larger than 5,000 square feet. Vegetation in the wetland area is forest dominated by black cottonwood. Pacific willow and red alder with Himalayan blackberry under story. The classification of the site is consistent with the wetland on the property to the west. A 25-foot buffer from the delineated wetland edge would be provided. This land use application is vested to the code requirements prior to the adoption of the new Critical Areas Ordinance in May of 2005. Therefore, streams are regulated under the Tree Cutting and Land shpltrpt.doc City of Renton P/B/PW Department AdrninistrativeJ^an^^ REPORTAND DECISIONDATEDJune 21,2005PROJECTLUA-05-050, SHPL-A, EOF Page 4 Clearing Ordinance. No tree cutting, land clearing or groundcover management except for enhancement or other wise permitted is allowed within a minimum of 25 feet of the ordinary high water mark (OHWM) of creeks or within 15 feet of the top of the bank of same. The stream and buffer are proposed to be within a native growth protection area easement to protect the critical area. To ensure that the stream and wetland buffer remains undisturbed during construction and after site development, staff recommends the following mitigation measures: Install silt fencing with brightly colored construction flags to indicate the boundaries of the wetland and stream/creek buffer prior to the issuance of construction permits. A split rail fence or other approved barrier and signage will be also be required to be permanentiy instaiied along the wetland and stream/creek buffer to denote the critical area and prevent intrusion into the wetland area and buffers. Mitigation Measures: • During site preparation and construction of improvements and residences, the applicant shali install silt fencing with brightly colored construction flags to indicate the boundaries of the wetiand and stream/creek buffer. The satisfaction of this requirement shall be subject to the review and approvai of the Deveiopment Services Division and be completed prior to the issuance of construction/utility permits. • After the development of roadway and utility improvements, the applicant shall install permanent fencing (i.e. split-rail fence or other approved barrier) and signage noting the critical area along the entire edge of the wetland and stream/creek buffer. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the final plat. Nexus: SEPA Environmentai Regulations, RMC 4-4-130 Tree Cutting and Land Clearing Reguiations, RMC 4-3-050.M. Wetland regulations. Access/Transportation Impacts: The site is a corner through lot with public road frontage on Jones Avenue NE, NE 24"^ Street and High Avenue NE. No new streets are proposed as part of this plat, as each lot will have direct public road frontage. Per City code requirements, half street improvements including sidewalks, curb and gutter, paving, storm drainage and street signs shaii be required for NE 24"^ Street and High Avenue NE. The proposed subdivision is anticipated to generate additionai traffic oh the City's street system, in order to mitigate transportation impacts, staff recommends as a condition of short plat approval the payment of a Traffic Mitigation Fee based on a rate of $75.00 per net new average daiiy trip attributed to the project with credit given for the existing residence. The fee for this short plat is estimated at $2,153.25 (4 new iots - 1 existing = 3 lots x 9.57 trips per lot = 28.71 trips x $75 per trip = $2,153.25). The fee is payable prior to the recording of the short plat. Mitigation Measures: The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daiiy trip associated with the project. Credit to be given for one existing residence. The fee shali be paid prior to the recording of the short plat. Policy Nexus: SEPA Environmental Regulations: Traffic Mitigation Fee Resolution No. 3100, Ordinance 4527. Fire Protection Impacts: Fire Prevention staff indicates that the appiicant provide required improvements and fees to offset the impacts associated with the new development. The proposal 4 new residential lots to the City would impact the City's Fire Emergency Services. Therefore, a Fire Mitigation Fee of $488.00 per new single-family lot is required with credit given for one existing residence. The fee is estimated at $1,464.00 (4 new tots - 1 existing residence x $488.00 = $1,464.00) and is required prior to the recording of the short piat. Mitigation Measures: The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot. Credit given for one existing residence. The fee shall be paid prior to the recording of the short plat. shpltrpt.doc City of Renton P/B/PW Department Administrative Land Use Action REPORT AND DECISION DATED June 21, 2005 PROJECT LUA-05-050, SHPL-A, ECF Page 5 Policy Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance 4527. Plants Impacts: The site's ground cover is predominantly second growth forest with some grass and landscaping. The stream and wetland buffer area shall in designated a native growth protection area easement and to be left undisturbed. Mitigation Measures: N/A Poiicv Nexus: N/A Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: B. DETERMINATION OF NON-SIGNIFICANCE Issue DNS with 14 day Appeal Period.XX DETERMINATION OF NON - SIGNIFICANCE - MITIGATED. Issue DNS-M with 14 day Appeal Period. Issue DNS-M with 15 day Comment Period with Concurrent 14 day Appeal Period. Issue DNS with 15 day Comment Period with Concurrent 14 day Appeal Period. Mitigation Measures 1. Temporary erosion control measures shall be maintained to the satisfaction of the representative of the Development Services Division for the duration of the project's construction. A note to this effect shall be placed on the face of the final short plat. 2. This project shall comply with the Department of Ecology's (DOE) Erosion and Sediment Control Requirement, outlined in Volume II of the 2001 Stormwater Management Manual during site preparation, and during future building construction. A note to this effect shall be placed on the face of the final short plat. 3. The applicant shall follow the recommendation of the Preliminary Technical Information Report prepared by GeoDatum, Inc dated April 7, 2005 for the cleaning out of sedimentation of the culvert under NE 24"^ Street adjacent to the site. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division and be completed prior to the issuance of construction/utility permits. 4. During site preparation and construction of improvements and residences, the applicant shall install silt fencing with brightly colored construction flags to indicate the boundaries of the wetland and stream/creek buffer. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division and be completed prior to the issuance of construction/utility permits. 5. After the development of roadway and utility improvements, the applicant shall install permanent fencing (i.e. split-rail fence or other approved barrier) and signage noting the critical area along the entire edge of the wetland and stream/creek buffer. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the final short plat. 6. The applicant shall pay the appropriate Traffic Mitigation Fee equal to $75.00 for each new daily trip associated with the project. Credit given for one existing residence. The Traffic Mitigation Fee shall be paid prior to the recording of the final short plat. 7. The applicant shall pay the appropriate Fire Mitigation Fee equal to $488.00 per new single- family residence. Credit given for one existing residence. The Fire Mitigation Fee shall be paid prior to the recording of the short plat. Comments of Reviewing Departments The proposal has been circulated to City Departmental / Divisional Reviewers for their review. Where applicable, these comments have been incorporated Into the text of this report as Mitigation Measures and/or Notes to Applicant. shpltrptdoc City of Renton P/B/PW Department Administrative Land Use Action REPORT AND DECISION DATED June 21, 2005 PROJECT LUA-05-050, SHPL-A, ECF X Copies of all Review Comments are contained in the Official File. Copies of ail Review Comments are attached to this report. Page 6 3.Administrative Short Plat - Report & Decision This decision on the administrative land use action is made concurrently with the environmental determination. A. GENERAL INFORMATION: 1. 2. 3. 4. Owners of Record:William R Roberson 16834 31" Places Sealac, WA 98188 Zoning Designation: Residential-8 (R-8) Comprehensive Plan Land Use Designation: Residential Single Family Existing Site Use: The site is currently developed with one existing single-family dwelling approximately 1,184 square feet. 5. Neighborhood Characteristics: North; NE 24"^ Street and single-family residential (R-8 zone) East: Jones Avenue NE and single-family residential (R-8 zone) South: Single-family residential (R-8 zone) West: High Avenue NE and Interstate 405 6. Access: Access to the proposed lots would be provided directly off of Jones Avenue NE, NE 24" Street or High Avenue NE. 7. Site Area: 44,680 square feet (1.03 acres) ' B. HISTORICAUBACKGROUND: Action Comprehensive Plan Zoning Annexation Annexation C. PUBLIC SERVICES: Land Use File No. N/A N/A N/A N/A Ordinance No. 5099 5100 1818 1827 Date 11/1/2004 11/1/2004 03/09/1960 05/03/1960 D. 1. Utilities Water: There is an 8-inch water main in Jones Avenue NE and a 6-inch steel dead end water main in NE 24*" Street. Available fire flow in NE 24*" Street is 700 gpm, Static pressure is 80 psi. The project is located within the 435-water pressure zone and Aquifer Protection Zone 2. Sewer: There is an existing 8-inch diameter sanitary sewer main in Jones Avenue NE and a portion of NE 24'" Street. Surface Water/Storm Water: There is a drainage ditch on the south side of NE 24'" Street. There are no improved drainage facilities fronting the site. 2. Fire Protection: City of Renton Fire Department 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 4-2-120: Commercial Neighborhood Development Standards 2. Chapters Environmental Regulations and Overlay Districts Section 4-3-050: Critical Areas Regulations shpltrpt.doc City of Renton P/B/PW Department Administrative Land Use Action REPORT AND DECISION DATED June 21, 2005 PROJECT LUA-05-050, SHPL-A ECF Page 7 3. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations 4. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations Section 4-7-080: Detailed Procedures for Subdivision Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and Minimum Standards Section 4-7-130; Environmental Consideration - General Requirements and Minimum Standards Section 4-7-150: Streets - General Requirements and Minimum Standards Section 4-7-180: Industrial and Commercial Blocks and Lots - General Requirements and Minimum Standards 6. Chapter 9 Procedures and Review Criteria E. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element- Residential Single Family 2. Community Design Element 3. Environmental Element F. DEPARTMENT ANALYSIS: 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. Gonsistencv With 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 subject site is designated Residential Single Family (RSF) on the Comprehensive Plan Land Use Map. The objective established by the RSF designation is to protect and enhance single- family neighborhoods. The proposal is consistent with the RSF designation in that it would provide for the future construction of single-family homes. The proposed plat is consistent with the following Comprehensive Plan objectives and policies for Residential Single Family Land Use, Community Design and the Environmental Elements: Land Use Element Objective LU-FF. Encourage re-investment and rehabilitation of existing housing, and development of new residential plats resulting in quality neighborhoods that: 1) Are planned at urban densities and implement Growth Management targets; 2) Promote expansion and use of public transportation; and 3) Make more efficient use of urban services and infrastructure. The project would add three new residential lots, plus retain the existing residence which would further Growth Management targets. Policy LU-147. Net development densities should fail within a range of 4.0 to 8.0 dwelling units per net acre in Residential Single Family neighborhoods. The proposed project for four lots would arrive at a net density of 5.4 dwelling units per net acre, after deduction of critical areas, which Is within the allowable range of the R-8 zone. shpltrpt.doc City of Renton P/B/PW Department Admihistrative_Land_UseAc^ REPORT AND DECISION DATED June 21. 2005 PROJECT LUA-05-050, SHPL-A, EOF Page 8 Policy LU-148. A minimum lot size of 5,000 square feet sfiouid be ailowed on in-fiii parcels of less than an acre (43,560 sq. ft.) in single-family designations. Allow a reduction in lot size to 4,500 square feet on parceis greater than an acre to create an incentive for aggregation of land. The site is greater than one acre and all lots would be greater than 4,500 sq. ft. Objective CD-K: Site plans for new development projects for all uses, including residentiai subdivisions, shouid include landscape plans. A conceptual landscape plan is included in the land use application submittal. Policy CD-45. Existing mature vegetation and distinctive trees should be retained and protected in developments. A Native Growth Protection Easement will be required to be recorded with the short plat to ensure the wetland and stream areas are protected from future impacts of development. The applicant is proposing to retain several trees within the rear yard area. Policy CD-53. Landscape plans for proposed development projects should include public entryways, street rights-of-way, storm-water detention ponds, and all common areas. A conceptual landscape plan provides for the required landscaping along the public right of ways. Policy CD-55. Maintenance programs should be required for landscaped areas in development projects, including entryways, street rights-of-way, storm-water retention/detention ponds, and common areas. The applicant will be required to maintain all common improvements as part creating a homeowners association or a maintenance agreement. Communitv Design Element Objective CD-A: The City's unique natural features, including land form, vegetation, lakeshore, river, creeks and streams, and wetlands should be protected and enhanced as opportunities arise. The wetland and stream would be protected within an open space/native growth protection area with the required 25 ft. buffer as stipulated in the ERG mitigation measures. Environmental Element Objective EN-C: Protect and enhance the City's rivers, major and minor creeks and intermittent stream courses. Mitigation measures are proposed on the project requiring the fencing and signage of the drainage course within the wetland area including a 25 feet stream buffer. Objective EN-D: Preserve and protect wetlands for overall system functioning. The Category 3 wetland would include a 25 ft. buffer and be fenced and signed as stipulated by the ERG mitigation measures. Policy EN-8. Achieve no overall net loss of the City's remaining wetlands base. The on-site wetland would not be disturbed or filled as part of this plat. It would remain as existing and protected via a 25 ft. buffer located within an open space/native growth protection easement. Policy EN-11. Water level fluctuations in wetlands used as part of the storm water detention systems should be similar to the fluctuations under natural conditions. The utilization, maintenance, and storage capacity provided in existing wetlands should be encouraged. Surface water from Lots 1 through 4 would be directed to the existing wetland; thus addressing this policy. b) Compliance with the Underlying Zoning Designation The 1.3 - acre site (gross area) consists of one parcel designated Residential - 8 Dwelling Units per Acre (R-8) on the City of Renton Zoning Map. The proposed development allows for the future construction of up to 4 dwelling units along with associated plat improvements. Density - 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 (du/ac). Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way and private easements from the gross acreage of the site. The property contains 12,304 sq. ft. of wetland to be deducted from the gross site area. After the deduction of 12,304 square feet from 44,680 gross square foot (44,680 sq. ft. site - 12,304 sq. ft. total deducted area = 32,376 net sq. ft. / 0.74 net acres), the proposal would arrive at a net density of 5.4 dwelling units per acre (4 units / 0.74 acres = 5.4 du/ac). The proposed short plat complies with density requirements for the R-8 zoning designation. shpJtrpt.doc City of Renton P/B/PW Department Administrative Land Use Action REPORT AND DECISION DATED June 21, 2005 PROJECT LUA-05-050. SHPL-A, ECF Page 9 Lot Dimensions - The minimum lot width requires 50 feet for interior lots and 60 feet for corner lots and a lot depth of 65 feet. The lot widths proposed would range from 51.17 to 158.5 feet and lot depths proposed would range from 103.11 to 220 feet. Lot sizes would be greater than the minimum of 4,500 square feet. All lots comply with the lot dimension requirements. Setbacks - The R-8 zone requires a minimum front and rear yard setbacks of 20 feet (15 feet front yard setback for primary structure and 20 feet for attached garages which access from the front yard street), side yard along a street of 15 feet and interior side yard setbacks of 5 feet. All lots appear to comply with the setback requirements and would be verified at the time of individual building permit review. Building Standards - The R-8 zone permits one single-family residential structure per lot. Each of the proposed lots would support the construction of one detached residential unit. Accessory structures are permitted at a maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in size. Building height in the R-8 zone is limited to 2 stories and 30 feet for primary structures and 15 feet for detached accessory structures. Maximum building coverage is limited to 35% of the lot area or 2,500 square feet, whichever is greater, for lots over 5,000 square feet in size, and 50% for lots less than 5,000 square feet in size. The proposal's compliance with each of these building standards will be verified prior to the issuance of building permits for each individual structure. c) Community Assets The R-8 zone requires off-site landscaping abutting non-arteriai public streets (NE 24th St., High and Jones Avenues NE). A five-foot wide irrigated or drought resistant landscape strip must be installed and if there is additional undeveloped right-of-way in excess of five feet, this additional width must be landscaped. Additionally, a minimum of two trees of a City approved species with a minimum caliper of 1 % inches per tree must be planted in the front yard or planting strip of every lot prior to final building inspection. The proposal's compliance with this standard would be verified prior to the final building inspection. Several of the general landscape requirements include: on-site landscaping is generally required along all street frontages, except for walkways and driveways; when rear or side yards are along property lines abutting a street, a minimum of five (5) feet of planting area in the public right-of- way; use of drought resistant plant materials. According to RMC 4-4-070, landscaping is required for this subdivision. A conceptual landscaping plan was included in the submittal of the Short Plat. The conceptual plan shall be revised to extend the five-foot wide irrigated or drought resistant landscape strip along High Avenue NE as required by code. Prior to the issuance of building permits, a detailed landscape plan must be submitted and approved. To ensure maintenance of the required landscaping staff recommends the following condition of short plat approval: a maintenance agreement shall be created concurrently with the recording of the short plat in order to establish maintenance responsibilities for all shared improvements, including landscaping and irrigation system. The agreement shall be placed on the face of the final short plat. d) Compliance with Subdivision Regulations Streets: No new public streets would be created as part of the proposed short plat. RMC section 4-7-150.F of the Subdivision Regulations requires the installation of half.street improvements, including curb, gutter, sidewalk, drainage, street signs, street lights and paving along the frontage of Jones Avenue NE, NE 24"^ Street and High Avenue NE pursuant to City of Renton Street Standards (RMC section 4-6-060) prior to recording of the short plat unless already in place or deferred or waived by the Board of Public Works. As the proposal would result in an increase in traffic trips to the City's street system, staff recommended as a Mitigation Measure of SERA that the applicant pay the appropriate Traffic Mitigation Fee. The Traffic Mitigation Fee is calculated at a rate of $75.00 per additional generated trip. A Traffic Study may be required at the time of building permit submittal to determine the number of trips generated. The fee is payable prior to the issuance of a building permit. Blocks: No new blocks will be created as part of the proposed short plat. shpltrptdoc City of Renton P/B/PW Department Administrative Land Use Action REPORT AND DECISION DATED June 21, 2005 PROJECT LUA-05-050, SHPL-A, ECF Page 10 Lofs; The size, shape and orientation of lots shajl meet the minimum area and width requirements of the applicable zoning ciassification and shall be appropriate for the type of development and use contemplated. The lots are generally rectangular In shape except of the shared property line of Lots 2, 3 and 4 following the boundary of the on-site stream. Lots 1 and 2 are oriented to NE 24 Street. The existing single-family residence is located on Lot 1, which meets setbacks, width and area as a corner lot. Lot 3 is a long narrow lot meeting minimum width requirement and oriented to High Avenue NE. Lot 4 is considered a corner lot on NE 24'- Street and Jones Avenue NE minimum width requirement. All lots meet and exceed the minimum lot areas however due to the native growth protection area easement (NGPA), the building area of Lots 2 and 4 are somewhat restricted. Lot 2 especially has a unique buildable area, which will require the applicant to customize the construction plan to fit the lot without impact to the NGPA. Each of the proposed lots satisfies the minimum lot area and dimension requirements of the R-8 zone. The plat plan does include setback lines for each lot showing potential building envelopes and when considering the required setbacks, as well as access points for each lot, the proposed lots appear to have sufficient building area for the development of detached single-family homes. e) Reasonableness of Proposed Boundaries Access: Access shall be provided to Lots 1, 2 and 4 directly from NE 24"^ Street. Lots 1 and 4 shall be considered corner lots along High Avenue NE and Jones Avenue NE respectively. Lot 3 fronts directly on High Avenue NE, which is a dead end street. To meet Fire Department requirements for dead end streets exceeding 500 feet in length, a hammerhead turnaround shall be required along High Avenue NE meeting code specifications. This code requirement shall be meet prior to the approval of the construction plans, please reference Advisory Notes of this report. Topography: The site is roiling with slope range of 4 to 5 percent. The site is treed with a Category 3 wetland and a stream bisecting the site south to north. The developable portion of the site is vegetated primarily with trees and grass in addition to landscaping for the existing residence. The applicant is proposing to remove 10 trees outside of the native growth protection area easement. The geotechnical report submittal was waived unless determined necessary at the construction or building permit review. Please refer to the discussion under "Earth" in the environmental review section of this report for additional analysis. Staff recommends that a Native Growth Protection Easement (NGPE) be recorded over the protected wetland and stream prior to short plat recording. Relationship to Existing Uses: The subject site currently contains a 1,184 sq ft single-family residence, which is to remain on proposed Lot 1. The properties to the north, south and east of the subject site are designated Residential - 8 dwelling units per acre (R-8) on the City's zoning map. The parcels surrounding the site contain single-family residences. Across Jones Avenue NE to the east, is a parcel undergoing development of the 9-iot Bartell Short Plat. To the west of the site is lnterstate-405 right-of-way. The proposal is consistent with the intent of the both the Comprehensive Plan and Zoning Code and would not be out of character with the existing or recent development in the area. ' Environmental Considerations: The City's Critical Areas maps depict the presence of wetlands and a stream on site. The wetland on the site meets the criteria as a forested Category 3 wetland according to Wetland Delineation report prepared by The Riley Group, Inc. dated January 15, 2005. Additionally, on-site stream bisects the site. This land use application is vested prior to the Critical Areas ordinance adopted in May of 2005. Please refer to the discussion under "Wetland/Stream" in the environmental review section of this report for additional analysis. In order to ensure protection of the wetland, stream and the buffer, staff recommends that a Native Growth Protection Easement (NGPE) be recorded over the protected wetland and stream prior to short plat recording. 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 shpltrptdoc City of Renton P/B/PW Department Administrative Land Use Action REPORT AND DECISION DATED June 21, 2005 PROJECT LUA-05-050, SHPL-A, ECF Page 11 required improvements and fees, As part of SEPA, staff recommended a mitigation measure for a Fire Mitigation Fee in order to mitigate the project's potentiai impacts to emergency services. Schools: The site is iocated within the boundaries of the Renton School District. Renton School District No. 403 has indicated that Kennydale Elementary School, McKnight Middle School and Hazen High School can accommodate the increased student enroliment that may result from the development of the proposed project, estimated at 1.76 or 2 (0.44 x 4 = 1.76 or 2) students. The school district has indicated that these schools would be able to support the additional students generated by the proposal. Storm Water. A drainage ditch exists on the south side of NE 24"* Street. No improved drainage facilities front this site. The applicant submitted a preliminary drainage report with the short plat application addressing requirements for detention and water quality design per the 1990 King County Surface Water Design Manual. The project site drains to South Kennydale Creek basin. Surface Water System Development Charge will be assessed at a rate of $715.00 per single- family dwelling with credit giving for the existing structure. Payment of these fees shall be required prior to issuance of the utility construction permit. Water and Sanitary Sewer Utilities: There is an existing 8-inch water main in Jones Avenue NE and a 6-inch steel dead end water main in NE 24"" Street. An 8-inch water main extension shall be required in NE 24'" Street and High Avenue NE. Available fire flow at the project site is 700 gpm. Static pressure is 80 psi. The project is iocated in the 435-water pressure zone and the Aquifer Protection Zone 2. The fire flow requirement for the proposed development is 1,000 gpm; fire hydrants are required within 300 feet of ail structures. The Water System Deveiopment Charge will be assessed at the rate of $1,525.00 per single-famiiy dwelling with credit giving for the existing structure. Payment of these fees shall be required prior to issuance of the utility construction permit. There is an existing 8-inch sewer main in Jones Avenue NE and a portion of NE 24'" Street. The extension of the sewer is required in NE 24'" and High Avenue NE. The site is subject to NE 20 & Jones Special Assessment District (SAD) based on square footage and the West Kennydale Special Assassment District (SAD) based on number of lots. Payment of these fees shall be required prior to issuance of the utiiity construction permit. The Sanity Sewer System Development Charges will be assessed at a rate of $900.00 per single-family dwelling. No credit is given for the existing dweiiing, as it is on septic and will be required to connect to the new sewer main prior to recording of the short plat. G. FINDINGS: Having reviewed the written record in the matter, the City now enters the foiiowing: 1. Requesf; The applicant has requested Administrative Short Plat Approvai for the Roberson Short Plat, File No. LUA-05-050, SHPL-A, ECF. 2. Application: An application was submitted in compliance with the requirements for conducting short piat review. The applicant's short piat 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 generally complies with the zoning requirements and development standards of the Residential -8 (R-8) zoning designation, provided ail advisory notes and conditions of approval are complied with. 5. Subdivision Regulations: The proposal generally complies with the requirements established by the City's Subdivision Regulations for the short piatting of four lots provided all advisory notes and conditions of approval are complied with. 6. Existing Land Uses: Land uses surrounding the subject site include: North Residential -8 (R-8); East: Residential -8 (R-8); South: Residential -8 (R-8); and West Residential -8 (R-8), Interstate 405. shpltrptdoc City of Renton P/B/PW Department Administrative Land Use Action REPORT AND DECISION DATED June 21, 2005 PROJECT LUA-05-050, SHPL-A, EOF Page 12 7. ERC Review: The City's Environmental Review Committee (ERC) has reviewed the proposal and issued a determination of non-significance-mitigated (DNS-M) and imposed 7 mitigation measures. 8. Protected Wetland and Stream: The subject site contains an approximately 12,304 square foot protected Category 3 wetland. H. CONCLUSION: . 1. The subject site is located in the Residential Single Family (RSF) comprehensive plan designation and generally complies with the goals and policies established with this designation. 2. The subject site is located in the Residential -8 (R-8) zoning designation and complies with the zoning and development standards established with this designation provided all conditions of approval and advisory notes are completed. 3. The proposed four lot short plat generally complies with the subdivision regulations as established by city code and state law provided all conditions of approval and advisory notes are completed. 4. The proposed four lot short plat complies with the street standards as established by city code provided all conditions of approval and advisory notes are completed. I. DECISION: The Roberson Short Plat, File No. LUA-05-050, SHPL-A, ECF is approved subject to the following conditions; 1. The applicant shall establish and record a Native Growth Protection Easement (NOPE) for the protected wetland and riparian area as shown per the Preliminary Short Plat Map. The NOPE shall be recorded on the face of the final short plat. 2. No vegetation removal shall be allowed in the wetland or buffer with the exception of dangerous or diseased trees. All dangerous and/or diseased trees proposed to be removed from the site shaii require a letter from a qualified arborist and would be subject to inspection and may require replacement at a higher ratio. A note to this effect shall be on the face of the final plat map. 3. A maintenance agreement shall be created concurrently with the recording of the short plat in order to establish maintenance responsibilities for all Shared improvements, including landscaping and irrigation system. The agreement shall be placed on the face of the final short plat. 4. The applicant shall pay the appropriate Traffic Mitigation Fee equal to $75.00 for each new daiiy trip associated with the project. Credit given for one existing residence. The Traffic Mitigation Fee shall be paid prior to the recording of the short plat. 5. The applicant shall pay the appropriate Fire Mitigation Fee equal to $488.00 per new single- family residence. Credit given for one existing residence. The Fire Mitigation Fee shall be paid prior to the recording of the short plat. SIGNATURES: Gregg A. Zimmerman,^/B/PW Administrator decision'date shpltrpt.doc City of Renton P/B/PW Department ^ Administrative Land Use Action REPORT AND DECISION DATED June 21, 2005 PROJECT LUA-05-050, SHPL-A, ECF Page 13 ADVISORY NOTES TO APPLICANT The foUowing 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 tiaul 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. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. Propertv Services -Comments for Final Short Plat Submittal 1. Please see attached memo from Property Services dated June 9, 2005 regarding revisions and final short plat information. Fire Prevention 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 square feet in area, the minimum dire flow increases to 1,500 gpm and requires two hydrants within 300 feet of the structures. Plan Review - Drainage 1. The Surface Water System Development Charges are based on a rate of $715.00 x 3 single-family homes. Estimated fees based on the entire site plan is $2,145.00, Credit was given to the existing single-family home. Payment of these fees will be required prior to issuance of utility construction permit. 2. A preliminary drainage report has been submitted and reviewed. The drainage report addresses requirements for detention and water quality design per the 1990 KCSWM. 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. The first order of business shall be installation of 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. Plan Review - Sewer 1. The Sanitary Sewer System Development Charges are based on a rate of $900 x 4 single-family homes. Estimated fees based on the entire site plan is $3,600.00. Payment of these fees will be required prior to issuance of utility construction permit. 2. This parcel is subject to two Special Assessment Districts. NE 20*^ & Jones SAD is based on square footage. The rate is 18,850 sq. feet x $0.27926559 plus interest. Total fees will be calculated including interest at time of payment. West Kennydale SAD is based on a rate of 4 lots x $1,050. Total is $4,200.00. See attached fee sheet. Payment of these fees will be required prior to issuance of utility construction permit. 3. A sanitary sewer extension is required in NE 24^^ and High Ave NE to serve the site. It has been shown on the plans. 4. Dual side sewers are not allowed and minimum slope shall be 2%. 5. If existing home is on septic, it will be required to be abandoned in accordance with King County Health prior to recording of the plat. The home will be required to connect to the new sewer main prior to recording. Plan Review - Water 1. The Water System Development Charges are based on a rate of $1,525.00 x 3 new single-family homes. Estimated fees based on the entire site plan is $4,575.00. Credit was given for 1 existing single-family home. Payment of these fees will be required prior to issuance of utility construction permit. 2. Fire flow requirement for single-family residences is 1,000 gpm. Hydrants are required within 300 feet of all structures. Existing hydrants to be counted, as fire protection will be required to be retrofitted with a 5-inch storz quick disconnect fitting. 3. An 8-inch water main extension is required in NE 24^*^ and High Ave NE to serve the site. It has been shown on the plans. Hydrants will be required to be installed on the new 8-inch main. Plan Review - Street Improvements 1. Dead end roads that exceed 300 feet in length will require a hammerhead turnaround. This is a fire department requirement. Minimum pavement width shall be 20 feet in High Ave. A hammerhead turnaround is required in High Ave. An additional 3 feet of paving will also be required. 2. Per City Code, half street improvements including sidewalks, curb and gutter, paving, storm drainage, and street signs are required in NE 24^^ Street and in High Ave NE. City code also requires minimum right of way width of 50 feet for residential access streets. Existing right of way width is 30 feet. Modifications from these standards either In shpltrpt.doc City of Renton P/B/PW Department _Administrative^^^ REPORT AND DECISION DATED June 21, 2005 PROJECT LUA-05-050, SHPL-A, EOF Page 14 whole or part shall be subject to review upon a request in writing from the applicant. See RMC, Title 4, Chapter 9, 250D, Modification Requirements. Please forward requests to: Kayren Kittrick Engineering Supervisor City of Renton 1055 - S. Grady Way, e''" floor, Renton, WA, 98058 3. Applicant will be required to comply with the City of Renton's Trench Restoration and Street Overlay Requirements. 4. A traffic control plan, approved by the City will be required for any construction impacting the City's right of way. Plan Review - General 1. Construction plan indicating haul route and hours, construction hours and a traffic control plan shall be submitted for approval prior to any permit being issued. 2. Haul hours shall be restricted to 8:30 a.m. to 3:30 p.m. unless approved in advance by the Development Services Division. 3. Rockeries or walls to be constructed greater than 4 feet in height will require a separate building permit and the following note shall be added to the civil plans: "All rockeries or walls greater than 4 feet in height will require a separate building permit. A licensed engineer with geo-technical expertise must be retained for proposed rockeries greater than four feet in height. The engineer must monitor rockery construction and verify in writing that the rockery was constructed in general accordance with ARC standards and With his/her supplemental recommendations, in a professional manner and of competent and suitable material. Written verification by the engineer must be provided to the City of Renton public works inspector prior to approval of an occupancy permit or plat approval for the project." 4. Mailboxes are required to be clearly noted and shown on the construction plans at time of submittal. Plans shall also include a note requiring a "NO PARKING" sign be posted. 5. The site is located in Aquifer Protection Zone 2 and may be subject to additional requirements per City code. Constructed secondary containment mav be reauired if more than 20 gallons of regulated hazardous materials will be present at the new facilitv (RMC 4-3-050H2d(i)). Certain uses require operating permits (RMC 4-9-015). A fill source statement (RMC 4-4-060L4) is required if more than 100 cubic yards of fill material will be imported to the project site. Construction Activity Standards (RMC 4-4-030C7) shall be followed if during construction, more than 20 gallons of hazardous materials will be stored on site or vehicles will be fueled on site. Surface Water Management Standards (RMC 4-6-030E2 and 3)--Biofilters, stormwater conveyance, and water quality ponds may require a groundwater protection liner. Impervious surfaces shall be provided for areas subject to vehicular use or storage of chemicals. 6. Separate permits for side sewers, water meters, storm drainage connections, landscape irrigation meters and any backflow devices will be required. 7. A separate permit to cut and cap existing utilities will be required as part of any demolition permits. 8. All plans shall conform to the Renton Drafting Standards. 9. 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. 10. When plans are complete three copies of the drawings, two copies of the drainage report, a construction estimate and application fee shall be submitted at the sixth floor counter. A fee worksheet is attached for your use, but prior to preparing a check, it is recommended to call 425-430-7266 for a fee estimate as generated by the permit system. 11. Applicant shall be responsible for securing all necessary private or public easements for utilities and/or street Improvements. ' shpltrpt. doc City of Renton P/B/PW Department Administrative Land Use Action Page 15REPORT AND DECISION DATED June 21, 2005 PROJECT LUA-05-050, SHPL-A, ECF TRANSMITTED this 2f^ day of June, 2005 to the Owner/Applicant: William R. Roberson 16834 31'^ Places SeaTac, WA 98188 TRANSMITTED this 2f^ day of June, 2005 to the following Parties of Record: Thomas N Woldendorp Geo Datum 22525 SE 64'" Place #266 Issaquah, WA 98027 Jean Sterns 2216 Jones Avenue NE Renton, WA 98056 TRANSMITTED this 2f^ day of June, 2005 to the following: Larry Meckling, Building Official Stan Engler,. Fire Marshal Neil Watts, Development Services Director Jennifer Henning Jan Conklin Kayren Kittrick, Plan Review Supervisor Carrie Olson Lawrence J. Warren, City Attorney South County Journal Land Use Action Appeals & Requests for Reconsideration 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 (ROW 43.21.0.075(3); WAG 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 July 11, 2005. 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. shpltrpt.doc :h stiy Neighborhood Detail Map Roberson Short Plat I 1 1601 NE 24th St Renton, WA ne:2i^"H:c; mil >'! ( I ' ^ I ii / /"NE-26.T,y:BLVx ,-,/ 2/= N:2STH:ST \NEr2STH:Ph -r::N:24TH:ST ?K5 NE24T.H:SI 1 Project Site Scale: 1'' = 200' ff SiiOalum SE 1 /4. NW 1 /4. SEC 05. TWN 23N. RGE 5E, W.M. rilM - 246.75 12" NV tE> • 233.31 12" WV (N) - 233i25 12" (E) - 234 12" WV^(llt) - 234 NE24TH STREET 262^3 5938'W fTrrr / i 2 1D>1S8F ■\ \ ^ 1 \\X 3 . \ V t^'03<tW BASIS OF Bearings IHE HAT OF CD. HOUIMre lAXE VtMStlNOTON GARDEN OF B>€N DM8WN NO. 6. AS PER PUT RKORDEO M VOUME11 OF PIATB ONPAGE 89, RECORDS OF KMO COUNIY, VM8HM0TDN legal PESCRIPnON LOT 391 OF CO. HUMAtire UKE WASMNOTON GARDEN OF EDBI OmSIONNO. 6^ AS PER PUT RECORDED M VOLUME 11 OF PUTS ON PAGE 19.Ra»RD6 OF KINO COUNTY. WASNiNGTON. EXCEPT-ntAT PORTION-nERBDFCONVEVB) TO EfTATE OF VWSMNOTON FOR ROAD IT DEB) RECORDS) UNDER ELEVATIONS SHOMM ON 1H» DRAIAWIOMBtE DERIVB) FROM EUEVADON DATA PROVIDB) BV THE CnV OF RENTON. THE MARK » A BRASS NAIL IN TOP OF ROUND CONCRETE HONUHBUr M CASE ATTHE BITBISECTION OF JONES AVE NE AND NE2fTH STREET. ELEVATION-244337 FSr NAVD M MTBTMEDIATE CONTOURS . 7 MTERVALS COMFBtOUS TREE (UBElEb WITH CAUPER) DBDUOUS TREE (U8ELB) WITH CAUPBI) DECIXIOUS MULTVTRUNKTREE (USELED WITH CAUPER^ OVERHEAD ELECTRICAL LINES PROPO6B)SOFL0T8; 4 12.9M8F WETUND BUFFER AREA: S^IBBSF v.geodatum.com UtoDatuml,INC 22525 SE 64th PI «Q66 ISSAQUAH,WA 98027(4^8374083 JOBNO. 2004-:^4 2004-254-PP1.DGN T. WOLDENDORr ROBERSON SHORT PIAT CITY OF REMION SP# XJOOOOOtX MLH-aimmmw) Plat plan & Topographic Survey City of renton PRELiMiNARY SHORT PLAT SE 1 /4, NW 1 /4. SEC 05, TWN 23N. RGE 5E, W.M. - PROPOSED WHUil IKUOt AT APPROXIIMIE 39 8PACIN8 [iW >- < 10 o RIM • 240.75 12" INV (E) • 233.31 12" IMV (M> • 233.25 SSUH; filM - 243.5SVE) \ rewr^TERMAIN^EX. 6" WATER MAIN (REMO Ww—^ 12" IK/V (E) - 234.&712" INV^(W>^ 234.9< NE 24TH STREET Q tfi'o^nv GCALCf-aV MTE REVISION www.geodatum.com ^loDatumIjNC 22525 SE 64th PI tlQ66 ISSAQUAH,VyiA9B027 (421^ 837.8083 FILENAME: 2004-254i^P2.l>CN M.PLOC ] T. WOLDENDORP ROBERSON SHORT PIAT CHY OF REHTON SWXXXXXXXX Tree cutting / land clearing plan Conceptual Landscape plan QTYOPREHnm Preliminary short Plat SE 1 /4. NW 1 /4. SEC 05. TWN 23N, RGE 5E. W.M. ^SMH RIM • 240.75 12" WV (E! - 233.31 233.25 SSMH/ ftiM . 243.SS 12" - 234.97 ^Vt.. B" WATER MAIN (REI^VE) \ 24TH 2 10>K3SF WNFF*^ 30' BSBL ?03°4S?W >^-bsbl^- \\X X 3 .: 265 \ ^ l1n«8F ^ 5'BSBL-^-X tS'03^ scMLet>-2(y www.geodatum.com lieoDatumMNC 22525 SE 64th PI #266 ISSAQUAH.V\0V 98027 (42g)837.«)83 ^5 JOB NO. 2004-2S4 FILENMNE: 2004-254-Pn.DGN T. WOLDENDORP ROBERSON SHORT PLAT CITY OF REHTON SPUXXXXXXXX tatgLBE0W1UlllC.WlBBHimBa«> GENERALIZED UTiLITlES PLAN CmrOFRENTON PRELIMINARY SHORT PLAT SE 1 /A, NW 1 /A, SEC 05. TWN 23N. RGE 5E. W.M. > % 10 o RM - 240.75 12" INV (E) - 233 SSWH/ ftiM . 241.JS 12" IsiV (E) • 234.97 MAIN (REWVE) \ MEWPyWTERMWN-^ \ n ^. \ 24TH 17.451 Footpri ti peoDatumIjNC 22525 SE 64th PI #266 ISSAQUAH,m 98027 (42ia 837-8083 FILENMME: 2004-254-PP4.DGN T. WOLDENDORP ROBERSON SHORT PLAT CITY OF RENTON SP#XXXXXXXX taaLBB)M1Ul.iC.AU.W0HBim»IB) Drainage Control Plan OTY OF RENTON Preliminary short Plat SE 1 /4. NW 1 /4. SEC 05. TWN 23N, RGE 5E. W.M. bsmh RIM . 240.75 < " I 12" IW (E) - 233.31 X®/ 12" INV tN) • 233.25 .EX. 8" water MAIN (REMOVE) \ NEWrVSi^MAlN 12" llJV (E> - 234.9712" INV^flJf^ 234.91 8CM£: N0TT08CM£EOP Sto n il- VERRI'BffNE 24TH STREET Hon£r-2on JONES AVENUE NE www.geociatum.coin GeoDatum ROBERSON SHORT PLAT cmr OF RENTON SPtfXXXXXXXX CITYOFRENTON PRELIMINARY SHORT PLAT 22525 SE64tti PI #266 ISSAQUAH,WA 68027 (425) 837-6083 M.PLOG T. WOLDENDORP C4 - 32 T24N RSE W 1/2 oa w R-8<P) RM-F / EDNGTON R-KP)/ ZONING P/B/FW TECHN7 SERVICES 12/2S/04 E4 - 8 T23N RSE W 1/2 Renton dity Umitff D4 S T23N RSE W 1/2 53W ZONING MAP BOOK .461 V B2 BB 28^24^ R5E B6 LAK^BO^ 2r TS4NR5E 25T24NR4e Aafa T24N R5^26T24NR4E 30t24NB6E 26 T24N R5E C3 iJ7 35t24NH4E 36T24NR4E 31 T24N RSESn^ 306 !HI0[08 zm Zn23U R.4E r >ji- 4 T23NR6E^J23N R5E arasNf rs 2 T23N R5E 31^ - E4 12 «;«iT23NR5Ef aT23M R6E 10t23NR^g -nlmu R5E / y 4Tagri^g--"y\' - ; V 8-t23MR^Ei:f:/d4J23hr'R5E. ^37 i G1 63 19T23NR5fe f aT23N R4ET 24rr23N R4E 23 T23N R5E H3 27T23HR5E 2 ,?r24N R4E 2I^23NR4E 28 T23N R5E-6r2^-^^//> 14 15 33 ■n23N R&36123NR4E 32~1r23^lR5E31 T23N R5E ^34T23NR5E 35T23NR5E J3 M3 T2^ RSE22N R4E LA XYOUI 6 T22N R5E 2T22NR5E RESIDENTIAL I RC I Resource Couservation I R-1 I Residential 1 du/ac I R-4 I Residential 4 du/ac I R-8 I Residential 8 du/ac I RMH I Residential Manufactured Homes IR-10 I Residential 10 du/ac I R-14 { Residential 14 du/ac |RM-f| ResidenUal Multi-Family IRM-T I Residential Multi-Family Traditional IRM-U { Residential Multi^Family Urban Center* MIXED USE CENTER I cv I Center Village |uc-Nl I Urban Center - North 1 |uc-Ng| Urban Center - North 2 I CD \ Center Downtown* I CDR I Commercial/Office/Residential COMMERCIAL I CA I Commercial Arterial* I CD I Commercial Office* I CN I Commercial Neighborhood INDUSTRIAL I IH I Industrial - Heavy I IM I Industrial - Medium I \ Industrial - Light <P> Publicly owned — Renton City Limits Adjacent City Limits ■■■■■•Book Pages Boundary * May include Overlay Districts. See Appendir.maps. For additional regulaUons in Overlay Districts, please see RMC 4-3. KROLL PAGE# I SEcrnrowNyRANGE PAGE Printed by Print & Mail Svcs, City of Renton