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Home My WebLink AboutLUA-16-000653_REPORT 01; a.. ti: 0 :i: en ~ a: a: w :=;; ~ ~~t ; ,e,' • c,o '•\_00,<1-""' "'\,>'' ('· ~ l'-._,.,~~ '?O · "'"",a?:i 1'1.05 ' LOT 4 IMPERVIOUS EX . PLUS NEW 0/W • 5 .. 375 SO n 25,i; ALLOWED BY ZONE : 6,016 SQ rT EX . PLUS NEW < AL.LOWED g 0' "., c,O· 0· -~ .. ?~,. 0 •• 11!.:!6' RE VISED 0 8 /1 8 /201 6 CALL 8 11 BEFORE YOU DIG I • OF.f..E..]£'!,.G.,~;lJi.ERS IINIQl,WA81m«l1CN---CDNTACT: DADllL mn_. P.a. RE','ISU)N 184 .00 o'" c,0 ·0 · v ,o"l- ~~1.1 o"\ '}.. c§)· ~"i - ~ .. ).':f) .. 125.01 ' 277.80' 0 . '"' 8 ;e DENS ITY: R-1 URBAN SEPERATOR GROSS A.REA: 2 10566.39 SQ . FEET 4 .83 ACRES PROPOSED DWELLI NG UNITS : 5 .. 100.00' I JQ .0 1' o'' c,0 ·0 · \~,..o \JO.QI ' DENS ITY : 5 /4.83= \.OJ 1 DWE LLI NG UNTI PER ACRE OPEN SPACE: 210566/2 = 105,263 SQ . FEET OR 50,r; 1§~1 !J 8 i ~ 0 ! .....s:;t-,:-,.z,, •. ® • t § TAX PARCEL NUMBER: 032305-9 108 ~ CIT Y OF RENTON Plannin9/Buildin9/Publi c Wonls O.pt ,on: [KISTINC UTILI TY LOC .&TIONS SHOYIN l-l (R(ON ARE APPROlCll,IATE ONLT IT SHit.LL 9[ fl.IE CONTR-'ClOR 'S A[SPONSl91 U N TO D[T(AWIN[ TH( [XACT VERTICAL ANO HOAIZONT"l. UX:.&.TION OF" ALL [)(ISTINC UNOER CROUNO UTILIITES PRIOR TO COMMENCING CCNSTRUCTION. NO REPRES(N U.TION IS MADE: Tl-<AT ALL ()IISTINC UTILITIES ARE SHOIIIN HEREON Tll[ [NCIN[[R ASSUMES NO RESPONSIBILITY FOR UTILITIES NOT SMO'M',1 QR UTILITIES NOT SMOIIIN IN f'HE IR PRQPER LOCATI ON . CALL BH"ORE YOU DIG : e11 GRAPHIC SCALE WW0 r 1 inch .-40 f~~t BFCOMMFNPED FOB APPRPYAL By. Oot•: By Dot•: ''-----· By. Oat•: __ _ MERRITI SHOR T PLAT MIKE/CINDY MERRITT LAYOUT 2505 LYONS AVENUE NE ~ :s: w I 10 a:: z ~ 1- 8 :s: (0 0 CA ·~ R-10 RM-F RM-F ZONING MAP BOOK PLANNING -TECHNICAL SERVICES PRINTED DATE : 10/02/2013 ~5 docum ent is a gaph,c repre sent2tion. not ~a-a,teed to survey accll".x::y, aid i~ bar.at en the best tnfoonation .ava ilable as of the date d'lown . Th:s mao is iAferxfed lcr City di~!z/ OllfUoses on lt Community & Economic Development C. f. -c,,tp· ~ .. ..Wft'lt .U,..,..A.t,rs~h ......... :!',;;· ... , -----·~· . , , ,. ,. C6E 34 T24N R5E E 1/2 R-1 R-8 ·n'€ '.:Tl! St .. ,~~~J.j,.,,,:;,;:,: ____ .. ,. ~-'~, ·rn~=:~=~~. _;,-··--:::. ,.~-::,:,-: .,,.,."' ... "' --c~---i:?--:*;~_;::~:~:_:~ ·~·: ~~-~"'(_ ---~~ R-8 R-8 'c .:j4TE~ -v:ea::::-:--g: 'D --', ' ~ ::; ,,,"' ct -5 ~ I --------------~----- I I t Sl I I ---~:·--~. I ~-, .-JI I ' l I I \,j I I .,, I I ~ / I :,q:, LUI I ~ "'' I ~; ~j I :r I J "':a;, C. '"lvr, I , ; i.;1 ,------''.--=.:...·_' _.J. i ---: j-==---=-~-::.:::.·=·===-·-- ~ ~ '§ ~ 1 -. I 'l -I I ~~-/ I ' I ' 1 / J F/RIVATi:RO I I . L _.Sf 112rH~PC u, "' u, ~SE..!12TH.ST...:: __ :---...::_::: u, ·"> "' I R-4 j I ----;:.. "(- 2:-· ~ :::,. SE f1 3TH st_= ___ _:-_·..:_-:-_-:-==i 410 kd D6E 840 j Feet E6E 10 T23N R5E E 1/2 1:8 ,82 0 03 T23N RSE E 1/2 Page 16of 60 Oty limits c::::J (C CR) CommercialfOJice/Re-:1drnllal c:::::J (R-4 ) Re';ti:lentiJI 4.iu/ac CJ R=t/T W D (C V) Center Vi llag e c:J {R -8 ) Rmienbol lldulac C Fo!,r.tiol Arne,a tion Are, D (tH) tnm.sltiat He.r,y c:J (RC) Resource Conservot<>n Zoning Designation c::::J Pl}lnduslnal Light c::J {R ,~F} Re~tdenti al Multi.family c::J (Cl..) Comrr.;;ro31Ar1enal CJ (IM) lndustnal f.Acd:u m c:::J (RM-T) Rcs1. Multi-FamitJ Tr.id 1fonal D {C D)Cerner Do~nt>•n D (R-t) Reoidenbal tdulac c:J (R P.S U) Res, Multi-fa:ni>t lkban Center t::] 1c11) Co~M-nerc:al Neighborhood D (R · 10) Residznlial 10dul.x: D {RUJi } Rejidentral f.llrtJfadur~d Home5 c:J [::OJ C ~i-;l"'"\,:r c:zl Off.ce CJ (R -14) Re~1cfu nb.2114dul~ c:J (UC.fl l ) U~t>Jn Center fblh 1 c:J (UC m ) Ur bz:i Center tl<rth 1 0 ....., ~ 0 "' -i "' c,., z ::0 CJ> m ~ is:, N A 11 DEPARTMENT OF C01v11.JIUNITY AND ECONOMIC DEVELOPMENT -~_.Renton e ADMINISTRATIVE STREET MODIFICATION [gJ APPROVAL D DENIAL PROJECT NAME; PROJECT NUMBER: PROJECT MANAGER: APPLICANT: ZONING CLASSIFICATION; PROJECT LOCATION: SUMMARY OF REQUEST: EVALUATION FORM & DECISION Merritt Short Plat LUA16-000653, MOD Jill Ding, Senior Planner Ann Fowler, Civil Engineer II Michael and Cynthia Merritt 2505 Lyons Avenue NE Renton, WA 98059 Residential-1 (R-1), May Valley Urban Separator 2505 Lyons Avenue NE Pursuant to RMC 4-9-250D, the applicant is requesting a street modification, from RMC 4-6- 060, in order to modify the requirement for the following: • RMC 4-6-060.F.2: Maintain the planting strip behind the sidewalk along the west side of Lyons Avenue NE and maintain a reduced planter strip (minimum width of 4-feet) for approximately 20-feet along the south property frontage. • RMC 4-6-060.H.2: Allow hammerhead turnaround, in lieu of a cul-de-sac, on a dead end street that is greater than 300 feet in length. • RMC 4-6-060.J.1.e: Allow the use of a shared driveway greater than 200 feet in length. BACKGROUND: Lyons Avenue NE is a residential street with an existing right of way width of 48-feet (as per King County Assessor's Map). This street classification requires a minimum right-of-way width of 53-feet. To meet the City's complete street standards, the Lyons Avenue shall have 26-feet of total pavement width from curb to curb (two 10-foot travel lanes and a 6-foot parking lane), curb/gutter, 8-foot planter strip, and 5-foot wide sidewalk. The project site is located within the May Valley Urban Separator (RMC 4-3-110}, which requires that fifty percent [50%} of the site be retained as open space. According to the adopted map, the required open space is to be located on the northern portion of the project site, limiting the developable area to the southern portion of the project site. City of Renton Department of Co ...... _nity and Economic Development Merritt Short Plat -STREET MOD/FICA TION Admin. dification Request Report & Decision LUA16-000653 Report of September 27, 2016 Page 2 of 4 EXHIBITS: Exhibit 1: Site Plan ANALYSIS OF REQUEST: The Section 4-6-0GOQ.1 allows the Administrator to grant modifications provided the modifications meet the following criteria (pursuant to RMC 4-9-250D.2}: Compliance Modification Criteria and Analysis ,/ Compliant if Condition of Approval is Met a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: The Community Design Element has applicable policies listed under a separate section labeled Promoting a Safe, Healthy, and Attractive Community. These policies address walkable neighborhoods, safety and shared uses. The intent of the policies are ta promote new development with walkable places that support grid and flexible grid street and pathway patterns, and are visually attractive, safe, and healthy environments. The requested street modifications are consistent with these policy guidelines. b. Will meet the objectives and safety1 function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The Community and Economic Development section reviewed Lyons Avenue NE along with the surrounding area and recommend that the existing street section remain in place to maintain the appearance and functionality of this neighborhood street. In addition, the 20-foot length reduction in the required 8-foot planter strip along the southwest side of Lyons Avenue NE is minor in nature and provides a transition between the existing residential houses and proposed property. Tract C is a proposed shared driveway (26-feet wide with 20' of pavement) that is approximately 395-feet long (285-feet from the center of the turnaround), as measured from the existing curb line of Lyons Avenue NE to the east terminus of Tract C. RMC 4-6-060.H.2 requires that roadways greater than 300-feet are required to provide a cul-de-sac. A cul-de-sac turnaround if utilized with a required right of way diameter of 110-feet would be more than forty percent of the developable portion of the property width (property width is 266-feet) significantly reducing the viability of the property. The City's Community and Economic Development Section and the Renton Fire Authority have reviewed the project and recommend that a hammerhead turnaround be utilized for Tract A. However, staff recommends as a condition of approval requiring that all future homes be required to hove fire sprinklers providing the needed fire protection while maintaining project viability and density. In addition, staff recommends that Tract C should be 26-feet wide with 20-feet of pavement and extend from the east project boundary along Lyons Avenue NE to the east property boundary of Lot 4. A revised paving plan shall be submitted to, and be approved by, the Plan Reviewer prior to construction permit approval. Shored Driveway is proposed to exceed the maximum length of 200 feet. The R-1 development standards within the May Volley Urban Separator require that the proposed lats have a City of Renton Department of Car, nity and Economic Development Admin. dification Request Report & Decision Merritt Short Plat -STREET MOD/FICA TION LUA16-000653 Report of September 27, 2016 Page 3 of4 minimum area of 10,000 square feet with a minimum width of 70 feet. Due to the larger minimum lot size and width requirements, it would be difficult for o shared driveway to maintain the maximum length of 200 feet to provide access to al/ lots. In addition, the proposed 395-foot length of the shared driveway eliminates the need for panhandle access to Lots 3 and 4, which may only be permitted in instances where the lots are needed to achieve minimum density (RMC 4-7-1706. If all conditions of approval are met staff concurs the proposed modification would meet the objectives of function and maintainability intended by the code requirements. C, Will not be injurious to other property(ies) in the vicinity. Staff.Comment: The requested modification does not appear to be injurious to other properties Compliant if within the vicinity of the subject site. Lyons Avenue NE would maintain the existing residential Condition of street section maintaining the appearance and functionality of the neighborhood while providing Approval is the safety required by the code. The remaining modification requests influence the internal Met aspects of the project but provides the safety measures needed to protect the future homes and in turn the surrounding properties, provided that the conditions af approval noted in criterion 'b' is met. d. Conforms to the intent and purpose of the Code. ,/ Statf.. Comment: See comments under criterion 'b'. e. Can be shown to be justified and required for the use and situation intended; and ,/ Stat!.. Comment: See comments under criterion 'b'. f. Will not create adverse impacts to other property(ies) in the vicinity. ,/ Staff.. Comment: See comments under criterion 'c'. City of Renton Department of Corr .... _nity and Economic Development Merritt Short Plat -STREET MOD/FICA TION Report of September 27, 2016 DECISION Admin. dification Request Report & Decision WA16-000653 Page 4 of 4 The proposal satisfies 6 of the 6 criteria listed in RMC 4-9-250D.2 for the requested modification. Therefore, the street modifications for the Merritt Short Plat located at 2505 Lyons Avenue NE, Project Number LUA16-000653 is approved subject to the following conditions of approval: 1. Tract C shall be 26-feet wide with 20-feet of pavement and extend from the east project boundary along Lyons Avenue NE to the east property boundary of Lot 4. 2. All future homes shall be required to have fire sprinklers providing the needed fire protection. 9/27/2016 Brianne Bannwarth, Development Engineering Manager Date The decision to approve the modification will become final if not appealed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057 on or before 5:00 pm, on October 12, 2016. Additional information regarding the appeal process may be obtained from the Renton City Clerk's office, Renton City Hall -ih Floor, 425.430.6510. If you have any further questions regarding this decision, feel free to contact the project manager, Jill Ding, at 425.430.6598 or jding@rentonwa.gov. ~ Ir ~ s ffi " R~VISE~ 08/1 B/201 ti CALL 811 BE,CRt YOU D G. • OFF~~~ --~tiAIIIU.~U. -~I I~~~~" ~~L 'I 1 ~~ ~iFF,1'1: ' DSNSITY R-1 G~::JSS ARE/\ P~::JPQ5ED OWE.Ll~G \,.O~~c,,a. 0· r"''"· -' ~O:.'...___J ClC:NSITV· 5/4 83~1 03 ' DWELLING \J"fl PER ACRE O~EN SPACE 210566/2 ~ 105,253 SO FEET OR 50:i: ~~- --'cj,I ' i -Ax PARC -NwM~ER. 0~2305-9106 EXHIBIT A· SITE PLAN !ID C TY OF ~ R::NTON i ~ CiRAP/1/C SCALE . DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION NAME: Mike and Cindy Merritt PROJECT OR DEVELOPMENT NAME: Merritt Short Plat PROJECT/ADDRESS(S)ILOCATION AND ZIP CODE: ADDRESS:2505 Lyons Avenue NE 2505 Lyons Avenue NE Renton, WA 98058 CITY· Renton ZIP:98058 TELEPHONE NUMBER: (425) 271-4408 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 032305-9018 APPLICANT (if other than owner) NAME:Same EXISTING LAND USE(S): Single Family PROPOSED LAND USE(S): COMPANY (if applicable): same EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDRESS: Low density single family PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: ZIP: (if applicable) same TELEPHONE NUMBER: EXISTING ZONING: R-1 CONTACT PERSON . ·, .. . PROPOSED ZONING (if applicable) same -., NAME: Darrell Offe SITE AREA (in square feet): 210566 COMPANY (if applicable!: Offe Engineers, PLLC SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: 0 ADDRESS: 13932 SE 159th Place SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: 8789 CITY: Renton ZIP: 98058 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable) .. 1 TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable) (425) 260-3412 5 NUMBER OF NEW DWELLING UNITS (if applicable): 4 H:\CED\Data\Forms-Templates\Self-Help Handout~\Planning\Ma:Ster Application.doc Rev: 08/2015 PROJECT INFORMAT,.:.;10:::..:Nc.:...i.: (c:.:o:..:.:n:.:.:ti.:.:n=-ue:::..:d::.LI) _______ --, NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE: 1 $4,000,000 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): 3800 IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (ifapplicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): 4000 SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL D AQUIFIER PROTECTION AREA ONE D AQUIFIER PROTECTION AREA TWO BUILDINGS (if applicable): 0 D FLOOD HAZARD AREA ___ sq.fl. SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): 120 D GEOLOGIC HAZARD ___ sq.ft. NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if D HABITAT CONSERVATION ___ sq.ft. applicable): NIA D SHORELINE STREAMS & LAKES __ sq.ft. NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): NIA D WETLANDS ___ sq.ft. LEGAL DESCRIPTION OF PROPERTY I Attach legal descriotion on seoarate sheet with the following information includedl SITUATE IN THE NE QUARTER OF SECTION _3_, TOWNSHIP~. RANGE _s_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I, (Print Name/s) · :-t"t declare under penalty of perjury und,;Lllll; laws of the State of Washington that I am (please check one) the current owner of the property involved in this application or LJ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. ~~ Signature o! Owner/Repres_entative STATE OF WASHINGTON ) ) ss COUNTY OF KING ) i-10-ZOlb Date I certify that I know or have satisfactory evidence thatc{~/-Z..,_ <j ""--'-~ "":,?r,.. / ,4'1),,-~£,kd this instrument and acknowledge it to be his/her/their free and voluntary act for the uses and purpose mentioned in the instrument. Dated Notary Public State of Washington ROBERT ANTHONY ALVAREZ MY COMMISSION EXPIRES Februa"I 22, 2018 ~ (' Notary Public in and for the State of Washington = ,2 C..e,,:Z-~ ;;;-i___,, Notary (Print): 7 My appointment expires: 2-Z.2.-lcY H:\CEO\Oata\Forms-Template.s\Self-~elp Handouts\Planning\Master Application.doc Rev: 08/2015 DEPARTMENT OF COMMUN,, , AND ECONOMIC DEVELOPMENT ----sfitenton ®~;,t' WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov -- LAND USE PERMIT SUBMITIAL REQUIREMENTS: WAIVED MODIFIED BV: BY: Arborist Report 4 Biological Assessment 4 Calculations, Colored Maps for Display, Construction Mitigation Description 2 AND, Deed of Right-of-Way Dedication 1 Density Worksheet 4 Drainage Control Plan, Drainage Report 2 Elevations, Architectural lAND4 Environmental Checklist 4 Existing Covenants (Recorded Copy) 1 AND, Existing Easements (Recorded Copy) , AND, Flood Hazard Data 4 Floor Plans, AND, Geotechnical Report, AND, Grading Elevations & Plan, Conceptual 2 Grading Elevations & Plan, Detailed 2 Habitat Data Report 4 Improvement Deferral 2 Irrigation Plan 4 PROJECT NAME: COMMENTS: - DATE: --~R:~/d~F~:::i~/!_to __________ _ H :\CE D\Data \Forms-T em plates\Se lf-H el p Ha ndouts\Plan n ing\ Wa iversu bmitta lreqs. docx Rev: 08/2015 • LAND USE PERMIT SUBMITIAL REQUIREMENTS: WAIVED MODIFIED COMMENTS: BY: BY: King County Assessor's Map Indicating Site 4 Landscape Plan, Conceptual• Landscape Plan, Detailed 4 Legal Description• Letter of Understanding of Geological Risk 4 Map of Existing Site Conditions 4 Master Application Form 4 Monument Cards (one per monument) 1 Neighborhood Detail Map 4 Overall Plat Plan 4 Parking, Lot Coverage & Landscaping Analysis 4 Plan Reductions (PMTs) 4 Post Office Approval , Plat Name Reservation 4 Plat Plan 4 Preapplication Meeting Summary 4 \2 Public Works Approval Letter, Rehabilitation Plan, Screening Detail 4 Shoreline Tracking Worksheet 4 Site Plan lANo, Stream or Lake Study, Standard 4 Stream or Lake Study, Supplemental 4 Stream or Lake Mitigation Plan 4 Street Profiles 2 Title Report or Plat Certificate 1AND4 Topography Map, Traffic Study 2 Tree Cutting/Land Clearing Plan 4 Urban Design Regulations Analysis, Utilities Plan, Generalized 2 Wetlands Mitigation Plan, Final 4 Wetlands Mitigation Plan, Preliminary 4 H :\CED\Data \Forms-Templates \Self-Help Ha ndo uts\P lanning\ Wa iversu bmitta lreqs. docx Rev: 08/2015 -- LAND USE PERMIT SUBMITIAL REQUIREMENTS: WAIVED MODIFIED BY: BY: COMMENTS: Wetlands Report/Delineation 4 Wireless: Applicant Agreement Statement, AND, --- Inventory of Existing Sites 2 AND 3 Lease Agreement, Draft 2 AND, Map of Existing Site Conditions 2 AND 3 Map of View Area-'-~-'_ Photosimulations, AND 3 ---- This Requirement may be waived by: L Property Services 2 Development Engineering Plan Review 3 Building 4 Planning H :\CE D\Data \Fa rms-T em p lates\Self-He Ip Handouts \P!a n ning\ Waive rsu bm itta I reqs. docx Rev: 08/2015 Merritt Short Plat Modification of Off-Site improvements on Lyons Ave NE We are requesting a modification for curbs, gutters, sidewalks, street drainage and right of way dedication along Lyons Ave NE, Merritt Short Plat. The adjacent subdivision was developed under King County standards. The subject property now has rolled curbs and sidewalks the same as the other lots within the subdivision. The right of way width at one comer of the subject property is a few feet short of the required 53 foot right of way width. It is unlikely that the lots in the area will redevelop in the near future needing the additional right of way width. RMC Section 4-9-060 allows for a Modification for street improvements under special conditions. Justification for the Modification is as follows: a. Lyons Ave NE provides adequate facilities for access both for emergency services and residents. Lyons Ave NE has rolled curbs, gutters, sidewalks and storm drainage Fronting the subject property. All the lots in the subdivision adjacent are developed with single family residences on each lot at this time. There will be no need for new street improvements for many years. b. Will meet safety, function and appearance requirements for an infill short plat on an adequate residential street. Construction of required street improvements will be different from all the improvements in the area and will not be compatible. c. The proposal will not be injurious to other properties in the vicinity since all other properties along Lyons Ave NE are developed with similar street improvements. d. Will conform to the intent of the code by providing adequate access to the approved 5 lot short plat. e. Leaving the street improvements as they are is justified since all other lots along Lyons Ave NE are developed in the same way. The existing landscaping within the right of way is wider than required by the city's street standards. Other properties will not be adversely impacted since all other lots fronting Lyons Ave NE are developed with the same street improvements. .. J. HANSON CONSUL TING LLC Justification for modification of street standards for a private driveway in excess of 200 feet and with no cul-de-sac Subject: Modification of requirement for a private driveway in excess of200 feet and without a cul-de-sac, Merritt Short Plat. Dear Staff: We are applying for a Modification of the street standards to allow a private driveway in excess of 200 feet without a cul-de-sac at 2505 Lyons Ave NE. The short plat proposed is for 5 lots with the rear lot having an existing house which will remain. We are proposing a private driveway to serve lots 1 thru 5 as required in the short plat approval. The first 300 feet of the private driveway will also serve as the required fire access with a hammer head turnaround. The short plat was approved with a driveway in excess of 200 feet with the requirement to extend it to lot 4 without a pipe-stem. The proposal to extend the private driveway to lot 4 without a cul-de-sac will meet the fire code. The existing house on lot 4 is within 300 feet of the hammerhead turn around required by the fire code. For fire access no cul-de-sac is needed and the private driveway only serves 2 lots beyond 200 feet. RMC Section 4-9-060 allows for a Modification of street improvements under special conditions. Justification for the Modification per RMC Section 4-6-060,4,6 is as follows: a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives: Section 4-6-060 A Purpose, Develop street improvements to ensure reasonable, safe, access to public and private properties. The proposed private driveway will provide safe access to all lots via the shared driveway. Section 4-6-060 H6 cul-de-sacs may be waived by the Administrator when the proposal will not create an increased need for emergency operations. The Fire Department has indicated that a cul-de-sac is not needed to meet the Fire Code. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the code requirements, based upon sound engineering judgment: The objective to provide a safe and adequate access to all lots within the short plat is met by the design requested with no cul-de-sac. Emergency access is met with the hammerhead tum-around. The Fire Code allows 150 feet beyond the 150 foot fire access termination ( total of 300 feet) for buildings to be located. The proposed design meets that requirement. c. Will not be injurious to other properties in the vicinity: The private driveway serves only the Merritt Short Plat. No other properties will use the private driveway. Em~."ency services can serve other propertL-.n the area without using the private driveway. d. Conforms to the intent and purpose of the code: The purpose of the code is to provide adequate access for the users and the Fire Department to all lots within the short plat. Only one lot is located beyond the 150 foot fire access termination. They will have adequate tum-around area to safely come in and out of the driveway. e. Can be shown to be justified and required for the use and situation intended: All lots in the short plat are adequately served by the proposed private driveway. The Fire Department has indicated the access meets the Fire Code. The elimination of the cul-de-sac allows more buildable lots. Considerable impervious surface will be created with a cul-de-sac. f. Will not create adverse impacts to other properties in the vicinity: There is no need for the private driveway to serve any future development. Other properties will not be impacted by having no cul-de-sac on this private driveway. ~ 0 ~ 0 ZONING MAP BOOK ~i~r t§:~" _;:t_s_s~·_:_i; Community & Ec;onom1l Development j _ r~~ c '-·r•;,, ,...,...., ",'"''"">Gf, ,....,,u,._,~ ,.,,.,~ --------'.~ ·'1.::2 - C6E 34 T24N R5E E 112 R-8 R-8 I ----SE11;;T/JS/-- L_-.SE1t2!HPI ~ ?I :g ) f SE f13TH5T ~ R-4 --3 I -·-- 420 MO E6E 10 T23N R5E E 112 ~ IFeet D6E 18.820 03T23N RSEE 1/2 Paget(ofl30 Cit)' Llm,i.. D (COR)ComriemaVOkelRest{jen~al c:J (R·4J Resid..-,lidl4dutdc C]RENTON c:J(CV)C<lnlerV,llage c:J(R-3)Residen~Jl!ldu/ac QPottntialA,~,e,al>mA.raa c:JIIH)lndus'JlalH&a.y 0{RCjResoori.:eCon,;ero'a!Jon Zoning De$1gu~on c:J ~L) lndustnal lKjht c::J (RM F) Re;.,Jen~ol Mul!J-farr,~ [:J(CAICommercialA.rlma, o~M)lndu:atr1alMcd,um 0(RMT)Res• !AcitJFam,t1Trad1lona, Q(CD)CenterDown'mvn c:::](R-t)Res1denl1al1dLlar. 0(RM-U)Res, Mul:l-fam,t,'lhi01Cenler C](CN)Comme.rc,•lhlei-]hllorhooo D (R-10)Resl<lenlial IQou/,o:; [:] (Rt.AH) ResidenltalUaruladurn~ li:ime.s 0(C0iCo't1Norc,a101tce 0(R-14)i<es ... nlial l!d<i!,11. C](UC-/JI) Urbar, Ce0,h lbth 1 c::J(UC-N21UrbanCcn!orNor"Ji2 0 ~ 0 N -a ti z ~ :a' ;;, a /i1 RECEIPT EG00058677 BILLING CONTACT Michael & Cynthia Merritt 2505 Lyons Ave NE Renton, WA 98059 REFERENCE NUMBER FEE NAME I LUA 16-000653 I PLAN . Modification Technology Fee Printed On: Au,wst25, 2016 Prepared Bv: Jill OinA --~ ... Itenton ® 1055 S Grady Way, Renton, WA 98057 Transaction Date: August 25, 2016 TRANSACTION PAYMENT AMOUNT PAID TYPE METHOD I Fee Payment I Check #9483 $450.00 Fee Payment Check #9483 $13.50 SUB TOTAL S463.50 TOTAL $463.50 Page 1 of 1 ~ a.. I- CC 0 I CJ) I- I--er: er: w ~ CALL 811 I LOT JD LOT' 1-1 Ll)T 32 \IX' r',,---------------L __________ _J_ ________ ,N;;;:B,s,c·,,,,,f'i:ni""wlls544i.au.oio'o·,------L ___________________________ J !!,,, LOT 1G ! 01 ih ,U" DECIO l:!~ /JE(J!) -............. ________ ······ ........... ____ -·-----·--···· ' .... --·-···~-T"'~~~ LOT GI LOT 4 IMPERVIOUS \ EX. PLUS NEW D/W = 5,375 SQ. \FT. 25% ALLOWED BY ZONE: 6,016 SQ. FT. EX. PLUS NEW < ALLOWED \ ; REVISED 08/18/2016 BEFORE YOU DIG! OFFE ENGINEERS 13932 SOUTHEAST 159TH PLACE RENTON, WASHINGTON 98058 PHONE: 425-260-3412 CONTACT: DARRELL OFFE, P.E. NO. un n REVISION LOT / DENSITY: R-1 URBAN SEPERATOR GROSS AREA: 210566.39 SQ. FEET 4.83 ACRES PROPOSED DWELLING UNITS: 5 DENSITY: 5/ 4.83= 1 .03 1 DWELLING UNTI PER ACRE OPEN SPACE: 210566/2 = 105,283 SQ. FEET OR 50% SUM>m PLS, INC. SURVEYING DESIGNED: D.L. OFFE, P.E. DRAWN: D.L. OFFE, P.E. CHECKE>. BY DATE SCALE ONE INCH AT FUU. SCM...E F NOT ONE INCH SCAI..£: .-.CCORDINGI..Y \IERTICIL: ~VD 1980, HORIZONTAL: tw> 1983/1991 TAX PARCEL NUMBER: 032305-9108 CITY OF RENTON Planning/Building/Public Works Dept. NOTE: EXISTING UTILITY LOCATIONS SHOWN HEREON ARE APPROXIMATE ONLY. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THE EXACT VERTICAL AND HORIZONTAL LOCATION OF ALL EXISTING UNDERGROUND UTILIITES PRIOR TO COMMENCING CONSTRUCTION. NO REPRESENTATION IS MADE THAT ALL EXISTING UTILITIES ARE SHOWN HEREON. THE ENGINEER ASSUMES NO RESPONSIBILITY FOR UTILITIES NOT SHOWN OR UTILITIES NOT SHOWN IN THEIR PROPER LOCATION. CALL BEFORE YOU DIG: 811 GRAPHIC SCALE 0 20 40 80 I I I I r.ur \' 5 1 inch -40 feet Z011i RECOMMENDED FOR APPROVAL By: ---------- By: ---------- By: ---------- By: ---------- MERRITT SHORT PLAT MIKE/CINDY MERRITT LAYOUT 2505 LYONS AVENUE NE Date: Date: ----- Date: ------ Date: ----- 08/18/2016 DRAWING NO: LAYOUT