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HomeMy WebLinkAboutLUA-06-021_Misc.. • REPORT & DECISION A. REPORT DA TE: Project Name Owners: Applicant: File Number: Project Description Project Location t N Project Location Map City of Renton Department of Planning / Building / Public Works ADMINISTRA TlVE SHORT PLAT AND VARIANCE REPORT & DECISION SUMMARY AND PURPOSE OF REQUEST: April 14, 2006 Traverso Short Plat Beth E. & Mark T. Traverso, 11025 SE 60 th , Bellevue, WA 98006 Shupe Holmberg, Baima & Holmberg, Inc., 100 Front Street S, Issaquah, WA 98027 LUA·06·021, SHPL-A, V-A Project Manager: Valerie Kinast, Associate Planner Administrative Land Use Action (Short Plat Review) for the subdivision of one existing parcel, totaling 21,118 square feet (0.48 acres), zoned Residential -8 dwelling units per acre, into 3 lots. The short plat would result in a residential density of 7.75 units per acre. The applicant proposes to retain one existing house on Lot 1. An attached garage and detached shed would be removed. The area of proposed Lot 1 would be 5,248 square feet, Lot 2 would be 7,980 square feet, and Lot 3 would be 5,000 square feet. Lots 1 and 2 would be accessed from NE 19th Street. Lot 3 would be accessed from Redmond Ave. NE. The applicant is also requesting a variance to reduce the required 15-foot front yard setback for the primary structure to 10.75 feet for the existing home. The variance would make it possible for the owners to retain the existing house as is after dedicating 15-feet of their lot frontage to Redmond Ave. NE public right-of-way. 3802 NE 19th Street, Renton, WA 98056 Admin Reporl Trallerso.doc City of Renton PIBIPW Department Administrative Land Use Action REPORT AND DECISION DATED April 14, 2006; PROJECT LUA.o6.o21, SHPL-A, V-A Page 2 B. GENERAL INFORMA TION: 1. 2. Owners of Record: Zoning Designation: Beth E. & Mark T. Traverso, 11025 SE 60'h, Bellevue, WA 9B006 Residential - 8 dulac (R-B) 3. Comprehensive Plan Land Use Designation: Residential Single Family (RSF) 4. Existing Site Use: There is currently one existing single-family residence with an attached garage, and a detached shed on the site. The house would be retained and the garage and shed would be removed. 5. Neighborhood Characteristics: 6. 7. North: Single Family Residential (R-B zone) East: Single Family Residential (R-B zone) South: Single Family Residential (R-B zone) West: Single Family Residential (R-B zone) Access: Site Area: Lots 1 and 2 -via single-family residential driveways from NE 19'h SI. Lot 3 -via single-family residential driveway from Redmond Ave. NE. 21,11B square feet I 0.48 acres C. HIS TORICAUBA CKGROUND: Action Comprehensive Plan Land Use File No. N/A Ordinance No. 5099 Date 11/01/2004 Zoning Annexation N/A N/A 5100 4070 11/01/2004 06/01/1987 D. PUBLIC SERVICES: 1. Utilities Water: There is an existing B-inch water main fronting the property in NE 19'h SI. and an 8-inch water main in Redmond Ave. NE. Derated fire flow in the vicinity is approximately 2,500 gpm. Static water pressure in the area is approximately 70 psi. The proposed project is located in the 565 Water Pressure Zone and is inside Aquifer Protection Zone 2. Sewer: There is an existing 8-inch sewer main fronting the site in NE 19'h SI. and an B-inch sewer main in Redmond Ave. NE. Surface Water/Storm Water: There are storm drainage improvements in NE 19'h SI. and Redmond Ave. NE. 2. Streets: There are no sidewalk, curb, and gutter fronting the site in NE 19'h SI. or Redmond Ave. NE. 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 Admin Report Traverso.doc .. • , City of Renton P/B/PW Department Administrative Land Use Action REPORT AND DECISION DATED April 14, 2006; PROJECT LUA-06-021, SHPL-A, V-A Section 4-7-070: Detailed Procedures for Short Subdivisions Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and Minimum Standards Section 4-7-150: Streets-General Requirements and Minimum Standards Section 4-7-170: Residential Lots-General Requirements and Minimum Standards 5. Chapter 9 Procedures and Review Criteria Section 4-9-250: Variances, Waivers, Modifications, and Alternatives 6. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element -Residential Single Family 2. Community Design Element G. DEPARTMENT ANAL YSIS: 1. Project Description/Background Page 3 The applicants, Beth and Mark Traverso, are proposing to sUbdivide an existing parcel totaling 0.48 acres (21,118 square feet) in area, zoned Residential -8 dwelling units per acre (R-8), into three lots. The property is located on the east side of Redmond Ave. NE, north of NE 19th St. at 3802 NE 19th St.. The property is currently developed with a 1,860 square foot single-family residence, a 430 square foot attached garage and a detached shed. The house is proposed to remain on Lot 1. The garage and shed would be demolished. Proposed lot sizes are: Lot 1 -5,248 square feet, Lot 2 -7,980 square feet, Lot 3 -5,000 square feet. The proposal for the eventual development of two new single-family residences would arrive at a density of 7.75 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. Access to proposed Lots 1 and 2 would be provided directly from NE 19 th SI.. Access to Lot 3 would be directly from Redmond Ave. NE. The subject site is relatively flat, except for steeper slopes along a small portion of the lot along Redmond Ave. NE. There are no significant trees on the site. The applicant has also requested an administrative setback variance for a reduced front yard setback of the existing single family reSidence, which is proposed to be located on new Lot 1. The variance is necessary because the existing single family residence cannot maintain the required 15-foot front yard setback once a 15- foot strip of their frontage is dedicated to the Redmond Ave. NE right-of-way, as required by the City for short platting. The applicant requests to reduce the 15-foot front yard setback for the existing house by 4.25 feet to 10.75 feet. Without the variance, the house would be required to be demolished or the short plat would not be possible. 2. Environmental Review Except when located on lands covered by water or with 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 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. Admin Report Traverso.doc City of Renton P/BlPW Department Administrative Land Use Action REPORT AND DECISION DATED April 14, 2006; PROJECT LUMl6-o21, SHPL-A, V·A Page 4 5. Consistency with Short Plat Criteria Approval of a short plat is based on an evaluation using the following short plat criteria: a) Compliance with the Comprehensive Plan Designation The site is designated Residential Single Family (RSF) on the Comprehensive Plan Land Use Map. Lands in the RSF designation are intended to be used for quality residential detached development organized into neighborhoods at urban densities. It is intended that larger subdivision, infill development, and rehabilitation of existing housing be carefully designed to enhance and improve the quality of single·family living environments. The proposal is consistent with the following Comprehensive Plan Land Use and Community Design Element policies: Policy LU-147. Nel development densities should fall within a range of 4.0 to 8.0 dwelling units per acre in Residenlial Single Family neighborhoods. The proposed project for three lots would arrive at a net density of 7.75 dwelling units per net acre, which is within the allowable density range. 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. It.) in single·family designations. Allow a reduclion on 101 size to 4,500 square feet on parcels greater Ihan one acre to create an incentive for aggregation of land. The minimum 101 size is nol inlended to set Ihe slandard for densily in the designation, but to provide flexibility in subdivision/plat design and facilitate development within Ihe allowed density range. All of the proposed lots equal or 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 depth requirements necessary to create sufficient front, rear, and side yard areas. The existing house on proposed Lot 1 would not meet its 15-foot front yard setback and the short plat cannot be approved unless the house is moved, removed, or a variance can be obtained to resolve this deficiency. The house would meet all other setback requirements. The attached garage and detached shed are rightly proposed for demolition, because they would not meet setback requirements. Policy LU-1S4, Interpret developmenl standards to support new plats and infill project designs incorporating street locations, lot configurations, and building envelopes that address privacy and quality of fife for existing residents. The proposed lots are oriented at right angles to the public streets. All lots would have direct access to a public right·of·way. Policy CD-12. Infill development, defined as new short plats of nine or fewer lots. should be encouraged in order to add variety, updated housing stock, and new vitality to neighborhoods. The proposal is to subdivide one existing parcels into three lots. Two new residences would be constructed on the new lots, increasing the housing stock of newer homes in the neighborhood. b) Compliance with the Underlying Zoning Designation The subject site is designated Residential - 8 Dwelling Units per Acre (R-8) on the City of Renton Zoning Map. The proposed development would allow for the future construction of two new single· family dwelling units and retain one existing home. The R-8 zone permits one home per lot. It allows accessory structures only when associated with a primary structure located on the same parcel. There is one existing shed that is spanning the lot line of proposed Lots 2 and 3 that would not be able to be retained. Staff recommends as a condition of approval that the applicant be required to obtain a demolition permit and complete all inspections and approvals for removing the shed prior to the recording of the final short plat. The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per acre. Net density is calculated after the deduction of sensitive areas, areas intended for public Admin Report Traverso.doc • .. City of Renton P/BlPW Department Administrative Land Use Action REPORT AND DECISION DATED April 14, 2006; PROJECT LUA-06-021, SHPL-A, V-A Page 5 right-of-way, and private access easements. The property does not contain any sensitive areas. There is a 1 O-foot wide access easement along the east property that must be deducted. Also, the areas being dedicated to Redmond Ave. NE and NE 19th St. must be deducted. The density calculation supplied by the applicant is not accurate because the proposal only includes 13 feet of dedication to Redmond Ave. NE and not the 15 feet that will be required. After adjusting the calculation, the net acreage of the site is 16,844.78, and the net residential density of the proposed three-lot short plat would be 7.75 dwelling units per acre, which is within the allowed density range for the R-8 zone. The allowed building lot coverage in the R-8 zone is 35 percent or 2,500 square feet, whichever is greater for lots over 5,000 square feet in size. The existing house would meet the lot coverage requirement. The lot coverage requirement for the proposed lots would be verified at the time of building permit review. The required minimum setbacks in the R-8 zone are as follows: Front yard -15 feet for the primary structure and 20 feet for a garage; side yard -5 feet; side yard along a street or access easement- 15 feet for the primary structure and 20 feet for a garage; and rear yard -20 feet. The setbacks for the new houses would be verified at the time of building permit review. The existing house on proposed Lot 1 would meet the minimum required setbacks, except the front yard setback for the primary structure of 15 feet. The applicant has requested a variance concurrently with this short plat to reduce the minimum 15-foot front yard setback for the existing house by 4.75 feet to 10.75 feet in order to resolve this deficiency. 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 two off- street parking spaces. Compliance with the parking requirements will be verified at the time of building permit review. The landscaping requirements for short plats in the R-8 zone include a landscape strip along the frontage of the site, and 2 trees in the front yard area of all lots in the short plat. Existing vegetation may count toward this requirement. The minimum amount of landscaping required for sites abutting a non-arterial public street (Redmond Ave. NE and NE 19'" St.) is 5 feet provided that if there is additional undeveloped right-of-way in excess of 5 feet, this shall also be landscaped. A determination has been made that if no additional area is available within the public right-of-way due to required improvements, the 5-foot landscaped strip may be located within private property abutting the public right-of-way. The landscaping proposed shall either consist of drought resistant vegetation or shall be irrigated appropriately. The two trees must be installed in the 15-foot front yard setback area for the proposed lots. They must have a minimum caliper of 1- 1/2 inches (deciduous) or be 6 - 8 feet in height (coniferous). Presently the site is landscaped in the manner of other lots in the neighborhood. There are no significant trees on the site. A conceptual landscape plan was submitted with the application. The landscape plan proposes plantings in a 5-foot strip on the frontage of the lots, and two trees per lot. Detailed landscape plans should be submitted with the application for final short plat review. c) Compliance with Subdivision Regulations Streets: The Renton Municipal Code requires dedication of land for public right-of-way in order to achieve adequate street width to ensure access to new development. Corner lots at intersections must dedicate a minimum radius of 15 feet. The applicant requested a modification for street width reduction, which was partially approved on November 30, 2005 by Kayren Kittrich of Development Services. The owners of the Traverso Short Plat will be required to dedicate 15 feet of their lot frontage to Redmond Ave. NE and 7 feet of the frontage of their lot to NE 19 th SI.. The subdivision regulations require the installation of public improvements prior to recording of the short plat, including but not limited to street paving, and signage. The Traverso Short Plat fronts on NE 19th St. and Redmond Ave. NE, which are classified as residential streets on the City's Arterial Street Map. There are no curbs, gutters or sidewalks along the frontages of the site. The applicant will be required to install half street improvements, including sidewalk, curb, gutter, and storm drainage along the frontage of the short plat. Street lighting is not required. The applicant will be required to comply with the City of Renton's Trench Restoration and Street Overlay Admin Report Traverso.doc .. City of Renton PIBIPW Department Administrative Land Use Action REPORT AND DECISION DATED April 14, 2006; PROJECT LUA.o6.o21, SHPL-A, V-A Page 6 Requirements. A traffic control plan, approved by the City will be required for any construction impacting the City's right of way. The proposed short plat is anticipated to generate additional traffic on the City's street system. In order to mitigate transportation impacts, staff recommends a condition of approval be placed on the project requiring a Transportation Mitigation Fee based on $75.00 per net new average daily trip attributed to the project. Two new lots (credit given for the existing residence) are expected to generate approximately 9.57 new average weekday trips per lot. The fee for the proposed short plat is estimated at $1,435.50 ($75.00 x 9.57 trips x 2 lots = $1,435.50) and is payable prior to the recording of the short plat. Blocks: The Traverso Short Plat proposal does not create blocks. Lot Standards: The size, shape, orientation, and arrangement of the proposed lots must comply with the requirements of the Subdivision Regulations and the development standards of the R-8 zone. The proposed lots of the Traverso Short Plat meet the lot size and orientation requirements. Each lot is rectangular in shape, except that the rear lot line between Lots 2 and 3 is diagonal in order to allow each lot enough buildable area and usable space. Lots 1 and 2 front on NE 19th st. and Lot 3 fronts on Redmond Ave. NE. The minimum lot size in the R-8 zone is 5,000 square feet net for parcels less than 1 acre in area. The area of access easements must be subtracted from the gross lot area to ascertain the net lot area. The lot sizes of the submitted proposal are: Lot 1 -5,248 square feet, Lot 2 -7,980 square feet gross, Lot 3 -5,000 square feet. Because the proposal only includes 13 feet of right-of-way dedication to Redmond Ave. NE, and a total of 15 feet will be required to be dedicated, the lot lines will need to be adjusted so that Lot 3 does not fall below the 5,000 square foot minimum. Also, the net lot area of Lot 2, after deduction of the square footage of the access easement, was not listed, but must not fall below 5,000 square feet when the lot lines are adjusted. Staff recommends as a condition of plat approval, that the lot lines be adjusted prior to submittal for final short plat review, such that each lot meets its minimum lot size requirement after deduction of right-of-way and access easements. The minimum lot width in the R-8 zone is 60 feet for corner lots and 50 feet for interior lots. Proposed Lot 1 has a lot width of 69.92 feet, Lot 2 has a lot width of 73.51 feet, and Lot 3 has a lot width of 51.08 feet. Lots 2 and 3 do have narrower segments toward the rear of the lots, but this is beyond a depth of 75 feet so the lots would meet the lot width requirement. The minimum lot depth in the R-8 zone is 65 feet. The depth of the proposed lots would be: Lot 1 -76.92 feet, Lot 2 -approximately 112 feet, and Lot 3 -approximately 95 feet. The dimensions of the proposed lots meet the minimum width and depth requirements and are compatible with other existing lots in this area under the same R-8 zoning classification. In addition, the lots appear to contain adequate buildable areas for the construction of suitable single- family residences when taking setbacks and lot coverage requirements into consideration. These requirements will be reviewed at the time of building permit application. e) Reasonableness of Proposed Boundaries Access: All lots in a short plat must have access to a public street. Lots 1 and 2 would access directly from NE 19'" St. and Lots 3 would access directly from Redmond Ave. NE. Topography: The topography of the subject site is relatively flat, with one area of steeper slopes along the lot line to Redmond Ave. NE. Relationship to Existing Uses: The properties surrounding the subject site are single-family residences and are designated Residential - 8 Dwelling Units Per Acre (R-8) on the City's zoning map. The proposal is similar to existing development patterns in the area and is consistent with the Comprehensive Plan and Zoning Code, which encourage residential infill development. f) Availability and Impact on Public Services (Timeliness) 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. Street addresses shall be visible from a public street. A fire Admin Report Traverso.doc City of Renton P1B1PW Department Administrative Land Use Action REPORT AND DECISION DATED April 14, 2006; PROJECT LUA-06-021, SHPL-A, V-A Page 7 hydrant with 1,000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage of the house, including the garage, exceeds 3,600 sq. ft. in area, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. 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 2 new lots = $976.00) and is payable prior to the recording of the short plat. Schools: According to the Draft Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1992), the City of Renton has a student generation factor of 0.44 students per single-family residential dwelling. Based on the student generation factor, the proposed short plat would result in one additional student (0.44 X 2 lots = 0.88 rounded up to 1) to the local schools. It is anticipated that the Renton School District can accommodate any additional students generated by this proposal. Surface Water. There are storm drainage improvements in NE 19th Street and Redmond Ave NE. A surface water drainage report prepared as part of the Technical Information Report by Baima & Holmberg, Inc. and dated February 22, 2006 was submitted with the application. According to the report, the storm drainage runoff as a result of the project development will increase by 0.19 cfs, which is less than 0.5 cfs, the threshold for a stormwater detention. Less than 5,000 square feet of new paving would be added, so water quality control would not be required. The City's Plan Review Section has reviewed the report and determined that the site is required to comply with the 1990 KCSWM. Detention is not required for this three-lot short plat. The applicant will be required to tightline all roof drains to the existing storm sytem. A temporary erosion control plan will be required and the erosion control measures shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. The Surface Water System Development Charges are based on a rate of $759.00 x 2 new single- family homes. Estimated fees based on the entire site plan is $1,518.00. Payment of these fees will be required prior to issuance of a utility construction permit. Water and Sanitary Sewer Utilities: There is an existing 8-inch water main fronting the property in NE 19th Street and an 8-inch water main in Redmond Ave NE. Derated fire flow in the vicinity is approximately 2,500 gpm. Static water pressure in the area is approximately 70 psi. The proposed project is located in the 565 Water Pressure Zone and is inside Aquifer Protection Zone 2. Fire flow requirement for single-family residences under 3,600 square feet is 1,000 gpm. One hydrant is required within 300 feet of the all structures. If houses exceed 3,600 square feet, including the garage, fire flow increases to 1,500 gpm and two hydrants will be required. A 5-inch quick-disconnect fitting will be required to be installed on existing hydrants counted as fire protection if not already in place. All short plats shall provide separate water service stubs to each building lot prior to recording of the short plat. Separate permits will be required. A water main extension is not required. The Water System Development Charges are based on a rate of $1,956.00 x 2 new single-family lots. Estimated fees based on the entire site plan is $3,912.00. Credit is given for the existing home. Payment of these fees will be required prior to issuance of utility construction permit. The applicant has included the required Aquifer Protection Notice on the face of the short plat. There is an existing 8-inch sewer main fronting the site in NE 19 th Street and an 8-inch sewer main in Redmond Ave NE. Separate sewer stubs are required to be provided to each lot prior to recording of the short plat. A separate permit is required for this. Minimum slope for side sewers shall be 2%. Dual side sewers are not allowed. The Sanitary Sewer System Development Charges are based on a rate of $1,017.00 times two new single-family lots for this short plat. The estimated fee for the short plat is $2,034.00. Credit is given for the existing home if it is currently connected to sewer. Payment of this fees will be required prior to issuance of utility construction permit. This parcel is also subject to two Special Assessment Districts, Sierra Heights 9205, and Honey Creek 8611. Honey Creek assessment will be a flat fee of $250 per new single family home and Sierra Heights is $1,016.89 per new single-family residence. Total fees owing for these special assessments are estimated at $2,533.78. Admin Report Traverso. doc City of Renton P/B/PW Department Administrative Land Use Action REPORT AND DECISION DATED April 14, 2006; PROJECT LUA-06-021, SHPL-A, V-A PageS g) Consistency With Variance Criteria The Administrator shall have authority to grant an administrative variance upon making a determination, in writing, that the conditions specified below have been found to exist. Section 4-9- 2508.5.a. lists 4 criteria that the Administrator is asked to consider, along with all other relevant information, in making a decision on an Administrative Variance application. These include the following: 1. That the applicant suffers undue hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property. and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification: The applicant contends that special circumstances do exist in that the lot is large enough to subdivide into three lots, but the existing house would not meet its front yard setback once the necessary 15 feet of frontage to Redmond Ave. NE are dedicated. While the size of the property and the R-8 zoning of the property permits the subdivision of the property, the requirement for the primary structure to be at least 15-feet from the front lot line would either preclude the subdivision of the property or require the removal of a portion of the existing residence. The applicant is requesting a variance to permit the existing residence to remain at its present location 10.75 feet from what will be the front lot line of the property. The house would meet all other setbacks, and the height and lot coverage requirements. Staff recognizes that special circumstances do exist with respect to this variance application and denying the variance would prohibit infill development on this lot and other similar lots in the City. 2. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated: The granting of the variance would not be materially detrimental to the public welfare. Instead, the granting of the variance would allow for infill development as prescribed by the Comprehensive Plan, while retaining an existing home. As proposed, the short plat would create a situation where the existing structure meets all required setback and lot coverage requirements except for the required 15-foot minimum front yard setback. Granting a variance so that the existing residence on Lot 1 could remain would not create a situation that is detrimental or injurious to the owners of the home in question, or the properties in the vicinity. 3. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated: Approval of the variance may be considered a grant of special privilege because it would provide an exception from a zoning standard that limits most properties under the same zoning designation. However, the same variance would be supported under identical circumstances where a property would be short platted to obtain maximum density and an existing house would remain on one of the new lots, provided the conditions of approval are met. Staff recommends that a restrictive covenant be placed on proposed Lot 1 stating that in the event the existing residence is destroyed, removed or demOlished, the construction of a new single family residence on Lot 1 shall comply with all development standards of the underlying zoning designation at the time of building permit review. This restrictive covenant shall be recorded with King County. 4. That the approval as determined by the Zoning Administrator is a minimum variance that will accomplish the desired purpose: The applicant is proposing a 10. 75-foot front yard setback for an existing single family residence in the R-8 zone. At present the house is 25.75 feet from the right-of-way of Redmond Ave. NE. After Admin Report Traverso.doc City of Renton P/BIPW Department Administrative Land Use Action REPORT AND DECISION DATED April 14, 2006; PROJECT LUA-06-021, SHPL·A, V·A Page 9 H. Findings: 15 feet of the owners' lot is dedicated to that right·of-way, the house would be closer to the street than the 15 feet allowed by the R-8 development standards. Dedication of 15 feet of right-of-way is Ihe least acceptable amount required by the city at this location. Without the dedication, the City would not allow the applicant to subdivide. In order to subdivide and still retain the existing home, the 4.25-foot variance is thus the least necessary. 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 Traverso Short Plat, File No. LUA-06-021, SHPL-A, V-A. 2. Application: The applicant's short plat application complies with the requirements for information for short plat and variance review. The applicant's short plat plan and other project drawings are contained within the official land use file. 3. Comprehensive Plan: The subject proposal is consistent with the Comprehensive Plan designations of the Residential Single Family (RSF) land use designation. 4. Zoning: The proposal as presented complies with the zoning requirements and development standards of the Residential Single Family - 8 (R-8) zoning designation, provided all advisory notes and conditions of approval are complied with. 5. Subdivision Regulations: The proposal complies with the requirements established by the City's Subdivision Regulations provided all advisory notes and conditions are complied with. 6. Existing Land Uses: Land uses surrounding the subject site include: North: Residential Single Family (zoned R-8); East: Residential Single Family (zoned R-8); South: Residential Single Family (zoned R-8); and West: Residential Single Family (zoned R-8). 7. Setbacks: The front yard setbacks of the proposed lots would be at the street frontage of each lot. The setbacks for new houses on the proposed lots would be verified at the time of building permit review. All but the front yard setback would be met for the existing house. A setback variance would be required for the sub-standard 1 0.75-foot front yard setback of the home, or the house would have to be removed prior to short plat recording. 8. System Development Charges: A Water System Development Charge, a Surface Water System Development Charge, and 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. Payment of the Special Assessment District fees owing on the lots will also be required. 9. Public Utilities/Improvements: The applicant will be required to install street improvements along the frontages of the site along Redmond Ave. NE and NE 19·h SI.. Individual sewer and water stubs must be installed to serve the new lots. Adequate fire hydrants must be installed, and any existing and new fire hydrants must be fitted with 5" quick disconnect Storz fittings. I. Conclusions: 1. The subject site is located in the Residential Single Family (RSF) comprehensive plan designation and complies with the goals and policies established with this deSignation. 2. The subject site is located in the Residential - 8 Dwelling Units Per Acre zoning designation and complies with the zoning and development standards established with this designation provided all advisory notes and conditions are complied with. 3. The proposed three 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 three 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. 5. The requested variance meets the criteria set forth for the granting of a variance as set forth in the department analysis of this report. Admin Report Traverso.doc City of Renton P/B/PW Department Administrative Land Use Action REPORT AND DECISION DATED April 14, 2006; PROJECT LUA-G6-G21, SHPL-A. V-A Page 10 J. DECISION: The Traverso Short Plat and Variance, File No. LUA-06-021, SHPL-A, V-A are approved subjecl to the following conditions: 1. The applicant shall obtain a demolition permit and complete all inspections and approvals for the attached garage and detached shed located on the property prior to the recording of the final short plat. 2. The applicant shall pay the required Transportation Mitigation Fee at the rate of $75.00 per net new average daily trip associated with the project. The Transportation Mitigation Fee shall be paid prior to the recording of the short plat. 3. -Prior to submittal for final short plat review, the plat drawing must be adjusted such that each lot meets its minimum lot size requirement after deduction of right-of-way and access easements. 4. The applicant shall pay a Fire Mitigation Fee based on a rate of $488.00 per new single-family lot with credit given for the existing residence. The fee for this short plat is estimated at $488.00 (1 ~ single family 101 x $488.00 = $488.00) and shall be paid prior to the recording of the short plat. 5. Temporary Erosion Control shall be installed and maintained in accordance with the Department of Ecology Standards and staff review. 6. The variance reducing the minimum front yard setback is granted only for the existing house on Lot 1 of the Traverso Short Plat. A restrictive covenant shall be placed on Lot 1, and a note shall be placed on the face of the plat, requiring that when the house is destroyed, removed or demolished, new structures on the lot must meet the setback requirements in effect at the time of new construction. The covenant must be recorded with King County. DATE OF DECISION ON LAND USE ACTION: SIGNATURES: TRANSMITTED this 14th day of April-2006 to the Owners/Applicant: Beth E. & Mark T. Traverso 11025 SE 60th Bellevue, WA 98006 TRANSMITTED this 14th day of April, 2006 to the Contact: Shupe Holmberg Baima & Holmberg, Inc. 100 Front Street S Issaquah, WA 98027 TRANSMITTED this 14'" day of February, 2006 to the Parties of Record: Paul Barfknechl 3807 NE 19th Street Renton, WA 96056 TRANSMITTED this 14th day of April, 2006 to the following: Admin Report Traverso.doc 'lIra/Of r I Decision date City of Renton P/BIPW Department REPORT AND DECISION DATED April 14, 2006; PROJECT LUA-06-021, SHPL·A, V·A Larry Meckling, Building Official Stan Engler, Fire Marshal Neil Watts, Development Services Director Jennifer Henning Kayren Kittrick Jan Conklin Carrie Olson Lawrence J. Warren, City Attomey King County Journal Land Use Action Appeals & Requests for Reconsideration Administrative Land Use Action Page 11 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 28, 2006. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. Appeals must be filed in writing, together with the required $75.00 application fee, to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055, EXPIRATION DATE: The Short Plat approval will expire two (2) years from the date of approval. An extension may be requested pursuant to RMC section 4-7-080.M. ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as Information only, they are not subject to the appeal process for the land use actions. Planning 1, RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any lime if complaints are received. 2. Commercial, multi·family, new single family and other nonresidential construction activities shall be restricted to the hours between 7;00 a.m, and 8:00 p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between 9:00 a.m. and 8:00 p.m, No work shall be permitted on Sundays. 3, The minimum amount of landscaping required for sites abutting a non·arterial public street is 5 feet provided that if there is additional undeveloped right·ol·way in excess of 5 feet, this shall also be landscaped, A determination has been made that if no additional area is available within the public right·of·way due to required improvements, the 5- foot landscaped strip may be located within private property abutting the public right·of·way. The landscaping proposed shall either consist of drought resistant vegelation or shall be irrigated appropriately. 4. Two omamental 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-loot front yard setback area for the proposed lots, 5. A detailed landscape plan must be submitted at the time of application for final short plat review. Property Services 1, Please see attached comments from Property Services. Fire -1 ,-A fire hydrant with 1,000 GPM fire flow is required within 300 leet of all new single·family structures, II the building square footage exceeds 3,600 sq. ft, in area, the minimum fire flow increases to 1,500 GPM and requires two hydrants wilhin 300 feet of the structures, 2. Street addresses shall be visible Irom a public street. Plan Review -Storm/Surface Water 1. A Surface Water System Development Charge of $759.00 per single-family lot is payable at the time of issuance of the utility construction permit. 2, A conceptual drainage plan and drainage narrative has been submitted with the site plan application, This site is required to comply with the 1990 KCSWM. Detention is not required for this 3 • lot short plat.Applicant will be required to tightline all roof drains to the storm system. 3, A temporary erosion control plan will be required and the measures shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration 01 the project. Admin Report Traverso. doc City of Renton P/BIPW Department Administrative Land Use Action REPORT AND DECISION DATED April 14, 2006; PROJECT LUA-06-021, SHPL-A, V-A Page 12 Development Charges are based on a rate of $1,956.00 x 2 new single-family lots. Estimated fees based on the entire site plan is $3,912.00. Credit is given for the existing home. Payment of these fees will be required prior to Issuance of utility construction permit. Fire flow requirement for single-family residences under 3,600 square feet is 1,000 gpm. One hydrant is required within 300 feet of the all structures. If houses exceed 3,600 square feet, fire flow increases to 1,500 gpm and hydrants will be required. A 5-inch quick-disconnect fitting will be required to be installed on existing hydrants counted as fire protection if not already in place. All short plats shall provide separate water service stubs to each building lot prior to recording of the short plat. Separate permits will be required. A water main extension is not required. A Sewer System Development Charge of $1,017.00 per new building lot is payable at the time of issuance of utility construction permit. This parcel is subject to two Special Assessment Districts, Sierra Heights 9205, and Honey Creek 8611. Honey Creek assessment will be a flat fee of $250 per new single family home and Sierra Heights is $1,016.89 per new single-family residence. Total fees owing is $2,533.78. 8. Minimum slope for side sewers shall be 2%. Dual side sewers are not allowed. 9. A sewer main extension is not required. 1. Seven feet of right of way is required to be dedicated to the City to meet minimum roadway width of 50 feet in NE 19th Street and. A modification to ten feet has been approved. Fifteen feet of right of way is required to be dedicated to the City to meet minimum right of way width of 42 feet in Redmond Ave. NE. 5. Comer lots at intersections shall dedicate a minimum radius of 15 feet. Half street improvements including sidewalk, curb, gutter, and storm drainage are required to be installed fronting the site in Redmond Ave NE and In NE 19th Street. Street lighting is not required. A traffic control plan, approved by the City will be required for any construction impacting the City's right of way. All plans shall conform to the Renton Drafting Standards. Applicant shall be responsible for securing all necessary easements for utilities. All new rockeries or retaining walls to be constructed that are greater than 4 feet in height will be require a separate building permit for structural review. A geotechnical report is required with submittal. All wire utilities shall be installed underground per the City of Renton Under Grounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. for the side sewer water meters and storm connections are Admin Report Traverso.doc CITY OF RENTON SHORT PLAT # H,X PARCEL; 042305-9136 EXISlTNG ZONING RB PROPOSED ZONING R8 TOTAL SITE AREA-21.I'S Iq. It LNO- ARE ... or INl[RNAL ROADWAY-O AREA OF OEOlCATlON_2.890 ~. ft. PROPOSED N\JMBER OF' LOTS :3 TOTAl. PARCEL AAtA-21.118 Iq. ft "REA BY lOT; LOT 1 AREA-5.248 Iq.ft. LOT 2 ARfA .. 7,960 sq.ft LOT J AR[A-5.000 Iq.ft PROPOSED' OF LOTS IIjA)( ALLOWABlE OENS1TY 8 OIJ/ACRE PROPOSED DENSITY TOTAL AREA ROW AREA ~ET AREA 7.1. OU/A~E 0.01-8 ACRE 21,11/1 sq. ft. 2890 aq. ft. 0.42 ACRE 16.2211 e~. tt OWNER IQEyEl CpER· MARK TRA.VERSO ENGINEER /sURVEYOR; BAIMA HOLMBERG, INC. 100 FRONT STREET ISSAquAH, WA. 98027 CITY Of BENTON CQNTROL elY Of" ~TON CONmQI. toION. #1,e :r -rm":T. ~rll;J~: II UNiON AVE '1E N 1111!,m.24H t.~n~.~i0468 elY or Im/1UN CCM01IIOl WON. 11MB R~\CASE ~ , I , I ' I ' r------______ ~ , I , , \ Tl ''''''·OOI~ I , ' I ' I------------~ , , , I : TL 1117 ••• QOU [' c:u I _ I J~Y~'2' o. (,;~-~i 1\, ..., IN_". O' (,:t'lI)'S_. , j------7.:-ce----j I 'N".m." ~'-~~~1 I INV_'2~" i'2"A(JS-. ~.-;. '?:-::' ". Tl 11~L~~ .... 'l'~ I 1t<,.·4tSn (8'"~V(;-S)~ ':.~:'-" t--.!!:!-::"~~i!~VC':":!._-f -----I 17',·01>' I ~"SR<~ CUR:8/oonn ~ , I I I IL------- I ,~ \I~'~'·G,'" I IN, ••• " l' Iw __ lB, IH"-'229' TRAVERSO SHORT PLAT Tll"''''."'' I I I I I I I I , , , ,,;,~;(;: -a:£-~ ~ ----- (1) ... ~ z o 10 :m ~ -SCAlE ," _ 40' TL "I.2'Di.U" ~ ........ _~w_<:l9.50 Il "I'''""lKIoa "{"-~~~::~; ~ l:f.~g~~') Nl'211~O"£ .sITE VICINITY MAP SCALE: 1·_~ WJFASS~.nk ."JIoI!; "T. HE ,.T>t ST • UNOtI ~VE It£ N lM.27'.242i h~J}.~iD45l " Tl"'IJ.'·IOJl O<~'"'·"JI BARIl OF lURING MONUI.4ENTEO CENlERUNE OF UNION AVENUE NE A BEARING OF N01'26"O"E BENCHMARK· TOP I" BRASS DISK SET IN CQt.ICRETE MONUI.IENT IN CAse: AT INTERSECTION OF EIISTERlY PORnoN Of" NE 191H STREET AND UNION AVENUE NE ElEVATION. -4-37.27 IlAIl!M OTY OF RENTON NiI~ 88 INSTRUMENTATION INS1I!U\IENT ~ ~ SlCOM/ roT. STATION ntUl SIJI!VEY CONTROl. w.os 8Y a.osm 1M1OSE LOOPS, ........... CU)SUI\E: fK l.()()n WAS l:l2.OOO. IN I.CCOR\lAHa: lfIlnt WAC J32-'lO-0iCI. I fGAI PESCRIPDON Tl-tE SOUTl-t ISO FEET OF Tl-tE I'<t:ST HALF OF Tl-tE EAST HALF OF NORTl-tWEST QUARTER of THE NORTt1EAST OUARTER OF THE SOUTt1EAST QUARTER OF SEcnON 4. TO'M<JSHIP 23 NORTH. RANGE 5 EAST. ""'UAt.AETTE I.IERIDlilN, IN KING COUNTY. WASHINGTON; EXCEPT THE SOUTH 15 FEET FOR ROAD, SECOND; EXCEPT THE WEST 7 FEET THEREOf" COOVEYED TO THE CITY OF RENTON. IN KING COUNTY, WASHINGTON. NOTE: ....... S FOUHO.os NOTED WATtR wrTtR WATER VALVE FIR[ H"ltlflNoIT CATtH • .r.s»1 STQRI,I WAtII1OL.E • SOIER....,.,o;u ,- AU. lOTS AA!. TO BE 0f;TACHE[) .. SDMTTACHED 9NCl.E FAYIlY ........" .... -11<\00I00\ .. 3-011"'''"'\+'3-011 .... :I/2t,I2ca """~ AIII'ST I>Illlf:. PROPOSED ROADWAY WIDTHS -REDMOND A'<£ NE-26FT. CURB TO CURB -NE 19TH ST-32fT. CURB TO CURB H.E. 114 OF THE S.E. 1/4 SEC. 4, TWN.. 23 N.. AGE 15 E., W.M. CITY OF RENTON DmPARTMlIINT OF PUBLK:: "WOIUC:B TRA VER80 SHORT PLAT ..,.. l_P=08 1 .... - ..,.yol".W 1 ____ --.. --1--'---'- • R-l ZONING PIlIIPW TICIDIlCAl. IIIIllVlCllS W2MI4 - - - -.. too. CtI:7 UmltII .. o BOO too , ..... D5 4 T23N R5E E Return Address: . City Clerk's Office City of Renton 1055 South Grady Way Renton, W A 98055 DEED OF DEDICATION Property Tax Parcel Number: 042305-9136 Project File #: Street Intersection: REDMOND AVE NEINE 19TH ST Reference Number(s) of Documents asSigned or released: Additional reference numbers are on page __ . Grantor(s): Grantce(s): I. Mark and Beth Traverso 1. City of Renton .a Municipal Corporation LEGAL DESCRIPTION: (Abbreviated or full legal must go here: Additional legal on page,3) A ·15.00 FOOT WIDE AREA OF LAND FOR RIGHT-OF-WAY FOR REDMOND AVENUE NE AND A 7.00 FOOT WIDE AREA OF LAND FOR RIGHT-OF-WAY FORNE 19TH STREET, TOGETHER WITH A TURNING RADIUS AREA FOR SAID INTERSECTION. ALL BEING LOCATED IN THE NE QUARTER OF THE SE QUARTER OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., CITY OF RENTON, KING COUNTY, WASHINGTON The Grantor. for and in consideration of mutua I benefits conveys, quit claims, dedicates and donates to the Grantee(s) as named above, the above described real estate situated in the County oCKing, Stale of Washington, IN WITNESS WHEREOF, I have hereunto set my hand and seal the day and year as written below. Approved and Accepted By: Grantor(s): Grantee(s): City of Renton Mayor City Clerk INDIVIDUAL FORM OF STATE OF WASHINGTON ) SS ACKNOWLEDGMENT COUNTY OF KING ) ] certifY that I know or have satisfactory evidence that Notary Seal must be within'box signed this instrument and acknowledged it to be hisiher/their free and voluntary act for the uses and purposes mentioned in the instrument. Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: deed Page 1 Notary Seal must be within box Notwy Seal must be within box Notary Seal musl be within box deed INDIVIDUAL FORM OF ACKNOWLEDGMENT STATE OF W ASIIINGTON ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that ________ _ -;----;---o----;--;-----;----;-c-;:,-c;--;-:,-----;---o---signed this instrument and acknowledged it to be hislher/their free and voluntaI)' act for the uses and purposes mentioned in the instrument Notary Public in and for the State of Washington Notary (Printj __ .,--__________ _ My appointment expires: ____________ _ Dated: REPRESENTATIVE FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON )SS COUNTY OF KING ) I certify that I know or have satisfaclory evideoce thaI ________ _ :-:-;-:;--:-,---;-;--,::-__ -; __ -",-;--;-:-__ signed this instrument, on oath staled that he/she/they was/were authorized 10 execute the instrumenl and acknowledged it as the and ___ ---::----;-__ _ of 10 be the free and voluntary act of such party/parties for the uses and purposes mentioned in the instrument. NOtary Public in and forthi: State ofWashingtol1 Notary (Printj, __ -:-__________ _ My appointment expires: ____________ _ Dated: CORPORATE FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON ) SS COUNTY OF KING ) On this ___ day of _____ • 19 ~ before me personally appeared :-___________________ --::-:-_10 me known 10 be of the corporation that executed the within instmment, and acknowledge the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and each on oath stated that be/she was authorized to execute said instrument and that thl! seal affixed is the corporate seal of said corporation. Notary Public in and for the State of Washington Notary (Printj __ .,--__________ _ My appointment expires: ____________ _ Dated: Page 2 ROAD DEDICATION LEGAL DESCRIPTION BEGINNING AT THE NORTHEAST CORNER OF THE SOUTH 150 FEET OF THE WEST HALF OF THE EAST HALF OF NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN, CITY OF RENTON, IN KING COUNTY, WASHINGTON; THENCEN 88° 14' 29" W 156.42 FEET TO THE EXISTING EAST RIGHT-OF-WAY MARGIN OF REDMOND AVE NE AND TRUE POINT OF BEGINNING; THENCE SOlo 05' 20" W 135.00 FEET TO THE EXISTING NORTH RIGHT-OF- WAY MARGIN OF NE 19TH STREET; THENCE S 88° 14' 37" E 156.46 FEET; THENCE NOlo 04' 16"E 7.00 FEET; THENCE N 88° 14' 37" W 116.75 FEET TO THE BEGINNING OF A CURVE TO THE RIGHT, CONCAVE TO THE NORTHEAST, HAVING A RADIUS OF 25.00 FEET, THE CENTER OF WHICH BEARS N 01 ° 45' 23" E; THENCE ALONG SAID CURVE AN ARC DISTANCE OF 38.98 FEET THROUGH A CENTRAL ANGLE OF 89° 19' 57"; THENCE N 01 ° 05' 20" E 103.29 FEET; THENCE N 88" 14' 29" W 15.00 FEET TO THE TRUE POINT OF BEGINNING Page 3 GRANTORS PARCEL TAX LOT NO. 042305-9136 LEGAL DESCRIPTION THE SOUTH 150 FEET OF THE WEST HALF OF THE EAST HALF OF NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 4. TOWNSHIP 23 NORTH. RANGE 5 EAST. WlLLAMETTE MERIDIAN. IN KING COUNTY. WASHINGTON; EXCEPT THE SOUTH 15 FEET FOR ROAD. SECOND; EXCEPT THE WEST 7 FEET THEREOF CONVEYED TO THE CITY OF RENTON. IN KING. COUNTY. WASHINGTON. Page 4 , n. 188761 •• 0100 G..~'(,I ... 1,.)·{"\) ~\. \~u' z I ~ ! _I~ I ~ I I ~ II ) ~ II 11904\ LOT 3 15' DEDIC ... TED 5001 SQ. FT. TO CITY Of RENTON LOT 2 I GROSS 7876 SQ. FT. I NET 6596 SQ. F~ ·:.v ;;J It:::',.--, v~!1;Ptut. TO I I I "., --, ~< REMOVED 7' DEOICA~ TO CITY OF REN~ON I I I I ( w ~ ~I .... PI ~I I I I I I / g I pi I ~ 7.UV""-t!l I I . S88'14'37"E 156.46' I· - - -. k·Jl 2 ,0 Y ----~ -~------~ --.:.: SCALE 1" = 40' _ _ _ _ _ N.E. 19TH ST. r 1[.--- -----.---------------.-- CITY OF RENTON N.E. 1/4 OF THE S.E. 1/4 SEC. 4, TWN. 23 N., RGE 5 E., W.M. Baima & Holmberg Inc. ENGINEERS <5< SURVEYORS 100 FRONT STREET SOUTH ISSAQUAH, WASHINGTON 90027 TRAVERSO SHORT PLAT B & H .IOB NO 413-011 (425) 392 -0250 PageS ) Return Address: . City Clerk's Office City of Renton 1055 South Grady Way Renton, W A 98055 DEED OF DEDICATION Property Tax Parcel Number: 042305-9136 Project File #: Street Intersection: REDMOND AVE NEINE 19TH ST Reference Number(s) of Documents assigned or released: Additional reference numbers are on page __ . Grantor(s): Grantce(s): I. Mark and Beth Traverso I. City of Renton,.a Municipal Corporation LEGAL DESCRIPTION: (Abbreviated or full legal must go here: Additional legal on page.3) A 15.00 FOOT WIDE AREA OF LAND FOR RIGHT-OF-WAY FOR REDMOND AVENUE NE AND A 7.00 FOOT WIDE AREA OF LAND FOR RlGHT-OF-.WAY FORNE 19TH STREET, TOGETHER WITH A TURNING RADIUS AREA FOR SAID INTERSECTION. ALL BEING LOCATED IN THE NE QUARTER OF THE SE QUARTER OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., CITY OF RENTON, KING COUNTY, WASHINGTON The Grantor, for and in consideration of mutual benefits conveys, quit claims, dedicates and donates to the Grantee(s) as named above, the above described real estate situated in the County of King, State of Washington. IN WITNESS WHEREOF, I have hereunto set my hand and seal the day and year as written below. Approved and Accepted By: Grantor(s): Grantee(s): City of Renton Mayor City Clerk INDIVIDUAL FORM OF STATEOFWASHINGTON )SS ACKNOWLEDGMENT COUNTY OF KING ) I certify that I know or have satisfactory evidence that Notary Seal must be within box signed this instrument and acknowledged it to be hislher/their free and voluntary act for the uses and purposes mentioned in the instrument. Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: deed Page 1 Notary Seal must be within box Notary Seal must be within box Notary Seal must be within box deed INDIVIDUAL FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that ________ _ -;_-;--:--;-c-~~,--,---;-;-:-:: __ -;--:-__ signed this instrument and aCknowledged it to be hislher/their free and voluntary act for the uses and purposes mentioned in the instrument Notruy Public in and for the State of Washington Notruy (Print), __ -,--___________ _ My appointment expires: ____________ _ Dated: REPRESENTATIVE FORM OF ACKNOIVLEDGMENT STATEOFWASHINGTON )SS COUNTY OF KING ) I certity that I know or have satisfactory evidence that ________ _ ---;-.--c-c:--cc----;-----;-:---;---signed this instmmen~ on oath stated that he/she/they waslwere autIiorized to execute the instrument and acknowledged it as the and __ -;---::_-;-__ _ of to be the free and voluntary act of such party/parties for the uses and purposes mentioned in the instrument. Notruy Public in and for the State of Washington Notruy (Print), __ -:-__________ _ My appointment expires: ____________ _ Dated: CORPORATE FORM OF ACKNOWLEDGMENT STATEOFWASHINGTON )SS COUNTY OF KING ) On this ___ day of _____ ~, 19 ~ before me personally appeared :-___________________ -::--:-_to me known to be of the corporation that executed the within instrument, and acknowledge the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and each on oath stated that he/she was authorized to execute said instrument and that the seal affixed is the corporate seal of said corporation. Notary Public in and for the State of Washington Notruy (Print) __ -,--___________ _ My appointment expires: _____________ _ Dated: Page 2 ROAD DEDICATION LEGAL DESCRIPTION BEGINNING AT THE NORTHEAST CORNER OF THE SOUTH 150 FEET OF THE WEST HALF OF THE EAST HALF OF NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN, CITY OF RENTON, IN KING COUNTY, WASHINGTON; THENCE N 88° 14' 29" W 156.42 FEET TO THE EXISTING EAST RIGHT-OF-WAY MARGIN OF REDMOND AVE NE AND TRUE POINT OF BEGINNING; THENCE SOlo 05' 20" W 135.00 FEET TO THE EXISTING NORTH RIGHT-OF - WAYMARGINOFNE 19 TH STREET; THENCE S 88° 14' 37" E 156.46 FEET; THENCE NOlo 04' 16"E 7.00 FEET; THENCE N 88° 14' 37" W 116.75 FEET TO THE BEGINNING OF A CURVE TO THE RIGHT, CONCAVE TO THE NORTHEAST, HAVING A RADIUS OF 25.00 FEET, THE CENTER OF WHICH BEARS NOlo 45' 23" E; THENCE ALONG SAID CURVE AN ARC DISTANCE OF 38.98 FEET THROUGH A CENTRAL ANGLE OF 89° 19' 57"; THENCE NOlo 05' 20" E 103.29 FEET; THENCE N 88° 14' 29" W 15.00 FEET TO THE TRUE POINT OF BEGINNING Page 3 GRANTORS PARCEL TAX LOT NO. 042305-9136 LEGAL DESCRIPTION THE SOUTH 150 FEET OF THE WEST HALF OF THE EAST HALF OF NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 5 EAST, W1LLAMETTE MERIDIAN, IN KING . COUNTY, WASHINGTON; EXCEPT THE SOUTH 15 FEET FOR ROAD, SECOND; EXCEPT THE WEST 7 FEET THEREOF CONVEYED TO THE CITY OF RENTON, IN KING COUNTY, WASHINGTON. Page 4 • I I.L!, z -'---U 119041 LOT 3 15' DEDICATED 5001 SQ. n. TO CITY OF RENTON LOT 2 it. 188i·(i ... ·0100 I ~ ! 411 , OO'~ <. ,0 ,. .• 0 iii ~ GROSS 7876 SQ. FT. I \ --M! .. ~ NET 6596 SQ. FT-J _" 1.0\\\) 1\. \~~",. _I~ I ~ 'I I ~ II~ ) ~ 'I I I I 7' DEOICA~ CITY OF REN~ ON / ~ I Pl! __ ,~ 7.0P-J,. I o 10 20 40 5S.! I ____ ~I _ ~ _~8:'~1:.~~ -= ~ SCALE 1" = 40' ______ N.E. 19TH ST. r ;r.--- ----- -- - - - -. .----- CITY OF RENTON N.E. 1/4 OF THE S.E. 1/4 SEC. 4, TWN. 23 N., RGE 5 E., W.M. Baima & Holmberg Inc. ENGINEERS &. SURVEYORS 100 FRONT STREET SOUTH ISSAQUAH, WASHINGTON 96027 TRAVERSO SHORT PLAT B & H ,lOB NQ 413-011 (425) 392 -0250 Page 5 ----- R-l ·R-lO ____ R_toAat,'~ , T tOO ,"'1100 D5 4 T23N R5E E REPORT & DECISION A. REPORT DA TE: Project Name Owners: Applicant: File Number: Project Description Project Location t N Project Location Map RECEIVED APR 1 9 2006 City of Renton Department of Planning / Building / Public Works A DMINISTRA TlVE SHORT PLAT AND VARIANCE REPORT & DECISION SUMMARY AND PURPOSE OF REQUEST: April 14, 2006 Traverso Short Plat Beth E. & Mark T. Traverso, 11025 SE 60th , Bellevue, WA 98006 Shupe Holmberg, Baima & Holmberg, Inc., 100 Front Street S, Issaquah, WA 98027 LUA-06-021, SHPL-A, V-A Project Manager: Valerie Kinast, Associate Planner Administrative Land Use Action (Short Plat Review) for the subdivision of one existing parcel, totaling 21,118 square feet (0.48 acres), zoned Residential-8 dwelling units per acre, into 3 lots. The short plat would result in a residential density of 7.75 units per acre. The applicant proposes to retain one existing house on Lot 1. An attached garage and detached shed would be removed. The area of proposed Lot 1 would be 5,248 square feet, Lot 2 would be 7,980 square feet, and Lot 3 would be 5,000 square feet. Lots 1 and 2 would be accessed from NE 19'h Street. Lot 3 would be accessed from Redmond Ave. NE. The applicant is also requesting a variance to reduce the required 15-foot front yard setback for the primary structure to 10.75 feet for the existing home. The variance would make it possible for the owners to retain the existing house as is after dedicating 15-feet of their lot frontage to Redmond Ave. NE public right-of-way. 3802 NE 19th Street, Renton, WA 98056 Admin Report Traverso.doc City of Renton P/B/PW Department Administrative Land Use Action REPORT AND DECISION DATED April 14, 2006; PROJECT LUA-06-021, SHPL-A, V-A Page 2 B. GENERAL INFORMA TION: 1. Owners of Record: Beth E. & Mark T. Traverso, 11025 SE 60'h, Bellevue, WA 98006 2. Zoning Designation: Residential - 8 dulac (R-8) 3. Comprehensive Plan Land Use Designation: Residential Single Family (RSF) 4. Existing Site Use: There is currently one existing single-family residence with an attached garage, and a detached shed on the site. The house would be retained and the garage and shed would be removed. 5. Neighborhood Characteristics: 6. 7. North: Single Family Residential (R-8 zone) East: Single Family Residential (R-8 zone) South: Single Family Residential (R-8 zone) West: Single Family Residential (R-8 zone) Access: Site Area: Lots 1 and 2 -via single-family residential driveways from NE 19th SI. Lot 3 -via single-family residential driveway from Redmond Ave. NE. 21,118 square feet I 0.48 acres C. HISTORICAUBACKGROUND: Action Comprehensive Plan Zoning Annexation D. PUBLIC SERVICES: 1. Util ities Land Use File No. N/A N/A N/A Ordinance No. 5099 5100 4070 Date 11/01/2004 11101/2004 06/01/1987 Water: There is an existing 8-inch water main fronting the property in NE 19 th SI. and an 8-inch water main in Redmond Ave. NE. Derated fire flow in the vicinity is approximately 2,500 gpm. Static water pressure in the area is approximately 70 psi. The proposed project is located in the 565 Water Pressure Zone and is inside Aquifer Protection Zone 2. Sewer: There is an existing 8-inch sewer main fronting the site in NE 19th SI. and an 8-inch sewer main in Redmond Ave. NE. Surface Water/Storm Water: There are storm drainage improvements in NE 19th SI. and Redmond Ave. NE. 2. Streets: There are no Sidewalk, curb, and gutter fronting the site in NE 19'h SI. or Redmond Ave. NE. 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 Admin Report Traverso.doc City of Renton PIBIPW Department Administrative Land Use Action REPORT AND DECtStON DATED April 14. 2006; PROJECT LUA-OS-021. SHPL-A, V-A Section 4-7-070: Detailed Procedures for Short Subdivisions Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and Minimum Standards Section 4-7-150: Streets-General Requirements and Minimum Standards Section 4-7-170: Residential Lots-General Requirements and Minimum Standards 5. Chapter 9 Procedures and Review Criteria Section 4-9-250: Variances. Waivers. Modifications. and Alternatives 6. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element -Residential Single Family 2. Community Design Element G. DEPARTMENT ANAL YSIS: 1. Project Description/Background Page 3 The applicants. Beth and Mark Traverso, are proposing to subdivide an existing parcel totaling 0.48 acres (21.118 square feet) in area. zoned Residential-8 dwelling units per acre (R-8). into three lots. The property is located on the east side of Redmond Ave. NE, north of NE 19th SI. at 3802 NE 19th SI.. The property is currently developed with a 1.860 square foot single-family residence. a 430 square foot attached garage and a detached shed. The house is proposed to remain on Lot 1. The garage and shed would be demolished. Proposed lot sizes are: Lot 1 -5,248 square feet, Lot 2 -7,980 square feet. Lot 3 -5,000 square feet. The proposal for the eventual development of two new single-family residences would arrive at a density of 7.75 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. Access to proposed lots 1 and 2 would be provided directly from NE 1 gth SI.. Access to lot 3 would be directly from Redmond Ave. NE. The subject site is relatively flat. except for steeper slopes along a small portion of the lot along Redmond Ave. NE. There are no significant trees on the site. The applicant has also requested an administrative setback variance for a reduced front yard setback of the existing single family residence. which is proposed to be located on new lot 1. The variance is necessary because the existing Single family residence cannot maintain the required 15-foot front yard setback once a 15- foot strip of their frontage is dedicated to the Redmond Ave. NE right-at-way. as required by the City for short platting. The applicant requests to reduce the 15-foot front yard setback tor the existing house by 4.25 feet to 10.75 feet. Without the variance, the house would be required to be demolished or the short plat would not be possible. 2. Environmental Review Except when located on lands covered by water or with sensitfve 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 development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections ot this report and the Departmental Recommendation at the end of the report. Admin Report Traverso.doc City of Renton PIBIPW Department Administrative land Use Action REPORT AND DECISION DATED April 14, 2006; PROJECT LUA~6'()21, SHPL-A, V-A Page 4 5, Consistency with Short Plat Criteria Approval of a short plat is based on an evaluation using the following short plat criteria: a) Compliance with the Comprehensive Plan Designation The site is designated Residential Single Family (RSF) on the Comprehensive Plan Land Use Map. Lands in the RSF designation are intended to be used for quality residential detached development organized into neighborhoods at urban densities. It is intended that larger subdivision, infill development, and rehabilitation of existing housing be carefully designed to enhance and improve the quality of single-family living environments. The proposal is consistent with the following Comprehensive Plan Land Use and Community Design Element policies: Policy LU-147. Net development densities should fall within a range of 4.0 to 8.0 dwelling units per acre in Residential Single Famify neighborhoods. The proposed project for three lots would arrive at a net density of 7.75 dwelling units per net acre, which is within the allowable density range. Policy LU-148. A minimum lot size of 5,000 square feet should be allowed on in-fill parcels of less than one acre (43,560 sq. ft.) in single-family designations. Allow a reduction on lot size to 4,500 square feet on parcels greater than one acre to create an incentive for aggregation of land. The minimum lot size is not intended to set the standard for density in the designation, but to provide flexibility in subdivision/plat design and facilitate development within the allowed density range. All of the proposed lots equal or exceed the minimum lot size of 5,000 square feel. Policy LU-1S2. Single-famify 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 depth requirements necessary to create sufficient front, rear, and side yard areas. The existing house on proposed Lot 1 would not meet its 15-foot front yard setback and the short plat cannot be approved unless the house is moved, removed, or a variance can be obtained to resolve this deficiency. The house would meet all other setback requirements. The attached garage and detached shed are rightly proposed for demolition, because they would not meet setback requirements. Policy LU-154. Interpret development standards to support new plats and infill project designs incorporating street locations, lot configurations, and building envelopes that address privacy and quality of life for existing residents. The proposed lots are oriented at right angles to the public streets. All lots would have direct access to a public right-of-way_ Policy CO-12. Infill development, defined as new short plats of nine or fewer lots, should be encouraged in order to add variety, updated housing stock, and new vitality to neighborhoods. The proposal is to subdivide one existing parcels into three lots. Two new residences would be constructed on the new lots, increasing the housing stock of newer homes in the neighborhood. b) Compliance with the Underlying Zoning DeSignation The subject site is designated Residential -8 Dwelling Units per Acre (R-8) on the City of Renton Zoning Map. The proposed development would allow for the future construction of two new single- family dwelling units and retain one existing home. The R-8 zone permits one home per 101. It allows accessory structures only when associated with a primary structure located on the same parcel. There is one existing shed that is spanning the lot line of proposed Lots 2 and 3 that would not be able to be retained. Staff recommends as a condition of approval that the applicant be required to obtain a demolition permit and complete all inspections and approvals for removing the shed prior to the recording of the final short pial. The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per acre. Net density is calculated after the deduction of sensitive areas, areas intended for public Admin Reporl Traverso.doc City of Renton P/B/PW Department Administrative Land Use Action REPORT AND DECISION DATED April 14, 2006; PROJECT LUA.jJ6.jJ21, SHPL-A, V-A Page 5 right-of-way, and private access easements. The property does not contain any sensitive areas. There is a 10-foot wide access easement along the east property that must be deducted. Also, the areas being dedicated to Redmond Ave. NE and NE 19'h St. must be deducted. The density calculation supplied by the applicant is not accurate because the proposal only includes 13 feet of dedication to Redmond Ave. NE and not the 15 feet that will be required. After adjusting the calculation, the net acreage of the site is 16,844.78, and the net residential density of the proposed three-lot short plat would be 7.75 dwelling units per acre, which is within the allowed density range for the R-8 zone. The allowed building lot coverage in the R-B zone is 35 percent or 2,500 square feet, whichever is greater for lots over 5,000 square feet in size. The existing house would meet the lot coverage requirement. The lot coverage requirement for the proposed lois would be verified at the time of building permit review. The required minimum setbacks in the R-8 zone are as follows: Front yard -15 feet for the primary structure and 20 feet for a garage; side yard - 5 feet; side yard along a street or access easement- 15 feet for the primary structure and 20 feet for a garage; and rear yard -20 feet. The setbacks for the new houses would be verified at the time of building permit review. The existing house on proposed Lot 1 would meet the minimum required setbacks, except the front yard setback for the primary structure of 15 feet. The applicant has requested a variance concurrently with this short plat to reduce the minimum IS-foot front yard setback for the existing house by 4.75 feet to 10.75 feet in order to resolve this deficiency. 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 two off- street parking spaces. Compliance with the parking requirements will be verified at the time of building permit review. The landscaping requirements for short plats in the R-B zone include a landscape strip along the frontage of the site, and 2 trees in the front yard area of all lots in the short plat. Existing vegetation may count toward this requirement. The minimum amount of landscaping required for sites abutting a non-arterial public street (Redmond Ave. NE and NE 19th St.) is 5 feet provided that if there is additional undeveloped right-of-way in excess of 5 feet, this shall also be landscaped. A determination has been made that if no additional area is available within the public right-of-way due to required improvements, the 5-foot landscaped strip may be located within private property abutting the public right-of-way. The landscaping proposed shall either consist of drought resistant vegetation or shall be irrigated appropriately. The two trees must be installed in the IS-foot front yard setback area for the proposed lots. They must have a minimum caliper of 1- 1/2 inches (deciduous) or be 6 - 8 feet in height (coniferous). Presently the site is landscaped in the manner of other lots in the neighborhood. There are no significant trees on the site. A conceptual landscape plan was submitted with the application. The landscape plan proposes plantings in a 5-foot strip on the frontage of the lots, and two trees per lot. Detailed landscape plans should be submitted with the application for final short plat review. c) Compliance with SUbdivision Regulations Streets: The Renton Municipal Code requires dedication of land for public right-of-way in order to achieve adequate street width to ensure access to new development. Corner lots at intersections must dedicate a minimum radius of 15 feet. The applicant requested a modification for street width reduction, which was partially approved on November 30, 2005 by Kayren Kittrich of Development Services. The owners of the Traverso Short Plat will be required to dedicate 15 feet of their lot frontage to Redmond Ave. NE and 7 feet of the frontage of their lot to NE 19th St.. The subdivision regulations require the installation of public improvements prior to recording of the short plat, including but not limited to street paving, and signage. The Traverso Short Plat fronts on NE 19th St. and Redmond Ave. NE, which are classified as residential streets on the City's Arterial Street Map. There are no curbs, gutters or sidewalks along the frontages of the site. The applicant will be required to install half street improvements, including sidewalk, curb, gutter, and storm drainage along the frontage of the short plat. Street lighting is not required. The applicant will be required to comply with the City of Renton's Trench Restoration and Street Overlay Admin Report Traverso.doc City of Renton P/B/PW Department Administrative land Use Action REPORT AND DECISION DATED APril 14, 2006; PROJECT LUA-06-021, SHPL-A, V-A Page 6 Requirements. A traffic control plan, approved by the City will be required for any construction impacting the City's right of way. The proposed short plat is anticipated to generate additional traffic on the City's street system. In order to mitigate transportation impacts, staff recommends a condition of approval be placed on the project requiring a Transportation Mitigation Fee based on $75.00 per net new average daily trip attributed to the project. Two new lots (credit given for the existing residence) are expected to generate approximately 9.57 new average weekday trips per lot. The fee for the proposed short plat is estimated at $1,435.50 ($75.00 x 9.57 trips x 2 lots = $1,435.50) and is payable prior to the recording of the short plat. Blocks: The Traverso Short Plat proposal does not create blocks. Lot Standards: The size, shape, orientation, and arrangement of the proposed lots must comply with the requirements of the Subdivision Regulations and the development standards of the R-8 zone. The proposed lots of the Traverso Short Plat meet the lot size and orientation requirements. Each lot is rectangular in shape, except that the rear lot line between Lots 2 and 3 is diagonal in order to allow each lot enough buildable area and usable space. Lots 1 and 2 front on NE 19'h St. and Lot 3 fronts on Redmond Ave. NE. The minimum lot size in the R-8 zone is 5,000 square feet net for parcels less than 1 acre in area. The area of access easements must be subtracted from the gross lot area to ascertain the net lot area. The lot sizes of the submitted proposal are: Lot 1 -5,248 square feet, Lot 2 -7,980 square feet gross, Lot 3 -5,000 square feet. Because the proposal only includes 13 feet of right-of-way dedication to Redmond Ave. NE, and a total of 15 feet will be required to be dedicated, the lot lines will need to be adjusted so that Lot 3 does not fall below the 5,000 square foot minimum. Also, the net lot area of Lot 2, after deduction of the square footage of the access easement, was not listed, but must not fall below 5,000 square feet when the lot lines are adjusted. Staff recommends as a condition of plat approval, that the lot lines be adjusted prior to submittal for final short plat review, such that each lot meets its minimum lot size requirement after deduction of right-of-way and access easements. The minimum lot width in the R-8 zone is 60 feet for corner lots and 50 feet for interior lots. Proposed Lot 1 has a lot width of 69.92 feet, Lot 2 has a lot width of 73.51 feet, and Lot 3 has a lot width of 51.08 feet. Lots 2 and 3 do have narrower segments toward the rear of the lots, but this is beyond a depth of 75 feet so the lots would meet the lot width requirement. The minimum lot depth in the R-8 zone is 65 feet. The depth of the proposed lots would be: Lot 1 -76.92 feet, Lot 2 -approximately 112 feet, and Lot 3 -approximately 95 feet. The dimensions of the proposed lots meet the minimum width and depth requirements and are compatible with other existing lots in this area under the same R-8 zoning classification. In addition, the lots appear to contain adequate buildable 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. ej Reasonableness of Proposed Boundaries Access: All lots in a short plat must have access to a public street. Lots 1 and 2 would access directly from NE 19"' St. and Lots 3 would access directly from Redmond Ave. NE. Topography: The topography of the subject site is relatively flat, with one area of steeper slopes along the lot line to Redmond Ave. NE. Relationship to Existing Uses: The properties surrounding the subject site are single-family residences and are designated Residential - 8 Dwelling Units Per Acre (R-8) on the City's zoning map. The proposal is similar to existing development patterns in the area and is consistent with the Comprehensive Plan and Zoning Code, which encourage residential infill development. f) Availability and Impact on Public SelVices (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. Street addresses shall be visible from a public street. A fire Admin Report Traverso.doc City of Renton P/BlPW Department Administrative Land Use Action REPORT AND DECISION DATED April 14, 2006; PROJECT LUA-06-021, SHPL-A, V-A Page 7 hydrant with 1,000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage of the house, including the garage, exceeds 3,600 sq. ft. in area, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. 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 2 new lots = $976.00) and is payable prior to the recording of the short plat. Schools: According to the Draft Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1992), the City of Renton has a student generation factor of 0.44 students per single-family residential dwelling. Based on the student generation factor, the proposed short plat would result in one additional student (0.44 X 2 lots = 0.88 rounded up to 1) to the local schools. It is anticipated that the Renton School District can accommodate any additional students generated by this proposal. Surface Water: There are storm drainage improvements in NE 19th Street and Redmond Ave NE. A surface water drainage report prepared as part of the Technical Information Report by Baima & Holmberg, Inc. and dated February 22, 2006 was submitted with the application. According to the report, the storm drainage runoff as a result of the project development will increase by 0.19 cfs, which is less than 0.5 cfs, the threshold for a stonmwater detention. Less than 5,000 square feet of new paving would be added, so water quality control would not be required. The City's Plan Review Section has reviewed the report and determined that the site is required to comply with the 1990 KCSWM. Detention is not required for this three-lot short plat. The applicant will be required to tightline all roof drains to the existing storm sytem. A temporary erosion control plan will be required and the erosion control measures shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. The Surface Water System Development Charges are based on a rate of $759.00 x 2 new single- family homes. Estimated fees based on the entire site plan is $1,518.00. Payment of these fees will be required prior to issuance of a utility construction penmit. Water and Sanitary Sewer Utilities: There is an existing 8-inch water main fronting the property in NE 19 th Street and an8-inch water main in Redmond Ave NE. Derated fire flow in the vicinity is approximately 2,500 gpm. Static water pressure in the area is approximately 70 psi. The proposed project is located in the 565 Water Pressure Zone and is inside Aquifer Protection Zone 2. Fire flow requirement for single-family residences under 3,600 square feet is 1,000 gpm. One hydrant is required within 300 feet of the all structures. If houses exceed 3,600 square feet, including the garage, fire flow increases to 1,500 gpm and two hydrants will be required. A 5-inch quick-disconnect fitting will be required to be installed on existing hydrants counted as fire protection if not already in place. All short plats shall provide separate water service stubs to each building lot prior to recording of the short plat. Separate permits will be required. A water main extension is not required. The Water System Development Charges are based on a rate of $1,956.00 x 2 new single-family lots. Estimated fees based on the entire site plan is $3,912.00. Credit is given for the existing home. Payment of these fees will be required prior to issuance of utility construction permit. The applicant has included the required Aquifer Protection Notice on the face of the short plat. There is an existing 8-inch sewer main fronting the site in NE 19th Street and an 8-inch sewer main in Redmond Ave NE. Separate sewer stubs are required to be provided to each lot prior to recording of the short plat. A separate permit is required for this. Minimum slope for side sewers shall be 2%. Dual side sewers are not allowed. The Sanitary Sewer System Development Charges are based on a rate of $1,017.00 times two new single-family lots for this short plat. The estimated fee for the short plat is $2,034.00. Credit is given for the existing home if it is currently connected to sewer. Payment of this fees will be required prior to issuance of utility construction permit. This parcel is also subject to two Special Assessment Districts, Sierra Heights 9205, and Honey Creek 8611. Honey Creek assessment will be a flat fee of $250 per new single family home and Sierra Heights is $1,016.89 per new single-family residence. Total fees owing for these special assessments are estimated at $2,533.78. Admin Repol1 Traverso_doc City of Renton PIBIPW Department Administrative Land Use Action REPORT AND DECISION DATED April 14, 2006; PROJECT LUA'()6'()21, SHPL-A, V-A Page 8 g) Consistency With Variance Criteria The Administrator shall have authority to grant an administrative variance upon making a determination, in writing, that the conditions specified below have been found to exist. Section 4-9- 2508.5.a. lists 4 criteria that the Administrator is asked to consider, along with all other relevant information, in making a decision on an Administrative Variance application. These include the following: 1. That the applicant suffers undue hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification: The applicant contends that special circumstances do exist in that the lot is large enough to subdivide into three lots, but the existing house would not meet its front yard setback once the necessary 15 feet of frontage to Redmond Ave. NE are dedicated. While the size of the property and the R-8 zoning of the property permits the subdivision of the property, the requirement for the primary structure to be at least 15-feet from the front lot line would either preclude the subdivision of the property or require the removal of a portion of the existing residence. The applicant is requesting a variance to permit the existing residence to remain at its present location 10.75 feet from what will be the front lot line of the property. The house would meet all other setbacks, and the height and lot coverage requirements. Staff recognizes that special circumstances do exist with respect to this variance application and denying the variance would prohibit infill development on this lot and other similar lots in the City. 2. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property Is situated: The granting of the variance would not be materially detrimental to the public welfare. Instead, the granting of the variance would allow for infill development as prescribed by the Comprehensive Plan, while retaining an existing home. As proposed, the short plat would create a situation where the existing structure meets all required setback and lot coverage requirements except for the required 15-foot minimum front yard setback. Granting a variance so that the existing residence on Lot 1 could remain would not create a situation that is detrimental or injurious to the owners of the home in question, or the properties in the vicinity. 3. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated: Approval of the variance may be considered a grant of special privilege because it would provide an exception from a zoning standard that limits most properties under the same zoning designation. However, the same variance would be supported under identical circumstances where a property would be short platted to obtain maximum denSity and an existing house would remain on one of the new lots, provided the condnions of approval are met. Staff recommends that a restrictive covenant be placed on proposed Lot 1 stating that in the event the existing residence is destroyed, removed or demolished, the construction of a new single family residence on Lot 1 shall comply with all development standards of the underlying zoning designation at the time of building permit review. This restrictive covenant shall be recorded with King County. 4. That the approval as determined by the Zoning Administrator is a minimum variance that will accomplish the desired purpose: The applicant is proposing a 10.75-foot front yard setback for an existing single family residence in the R-8 zone. At present the house is 25.75 feet from the right-of-way of Redmond Ave. NE. After Admin Report Traverso.doc City of Renton P/BlPW Department Administrative Land Use Action REPORT AND DECISION DATED April 14, 2006; PROJECT LUA-06-4)21, SHPl-A, V-A Page 9 H. Findings: 15 feet of the owners' lot is dedicated to that right-of-way, the house would be closer to the street than the 15 feet allowed by the R-8 development standards. Dedication of 15 feet of right-of-way is the least acceptable amount required by the city at this location. Without the dedication, the City would not allow the applicant to subdivide. In order to subdivide and still retain the existing home, the 4.25-foot variance is thus the least necessary. Having reviewed the written reccrd in the matter, the City now enters the following: 1. Request: The applicant has requested Administrative Short Plat Approval for the Traverso Short Plat, File No. LUA-06-021, SHPL-A, V-A. 2. Application: The applicant's short plat application complies with the requirements for infomnation for short plat and variance review. The applicant's short plat plan and other project drawings are contained within the official land use file. 3. Comprehensive Plan: The subject proposal is consistent with the Comprehensive Plan designations of the Residential Single Family (RSF) land use designation. 4. Zoning: The proposal as presented complies with the zoning requirements and development standards of the Residential Single Family - 8 (R-8) zoning designation, provided all advisory notes and conditions of approval are complied with. 5. Subdivision Regulations: The proposal complies with the requirements established by the City's Subdivision Regulations provided all advisory notes and conditions are complied with. 6. Existing Land Uses: Land uses surrounding the subject site include: North: Residential Single Family (zoned R-8); East: Residential Single Family (zoned R-8); South: Residential Single Family (zoned R-8); and West: Residential Single Family (zoned R-8). 7. Setbacks: The front yard setbacks of the proposed lots would be at the street frontage of each lot. The setbacks for new houses on the proposed lots would be verified at the time of building permit review. All but the front yard setback would be met for the existing house. A setback variance would be required for the sub-standard 10. 75-foot front yard setback of the home, or the house would have to be removed prior to short plat recording. B. System Development Charges: A Water System Development Charge, a Surface Water System Development Charge, and 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. Payment of the Special Assessment District fees owing on the lots will also be required. 9. Public Utilities/Improvements: The applicant will be required to install street improvements along the frontages of the site along Redmond Ave. NE and NE 19"' SI.. Individual sewer and water stubs must be installed to serve the new lots. Adequate fire hydrants must be installed, and any existing and new fire hydrants must be fitted with 5" quick disconnect Storz fittings. I. Conclusions: 1. The subject site is located in the Residential Single Family (RSF) comprehensive plan designation and complies with the goals and poliCies established with this designation. 2. The subject site is located in the Residential - 8 Dwelling Units Per Acre zoning designation and complies with the zoning and development standards established with this designation provided all advisory notes and conditions are complied with. 3. The proposed three 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 three 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. 5. The requested variance meets the criteria set forth for the granting of a variance as set forth in the department analysis of this report. Admin Report Traverso.doc City of Renton PIBIPW Department Administrative Land Use Action REPORT AND DECISION DATED April 14, 2006; PROJECT LUA-<l6-<l21, SHPL-A, V-A Page 10 J. DECISION: The Traverso Short Plat and Variance, File No. LUA-06-021, SHPL-A, V-A are approved subject to the following conditions: 1. The applicant shall obtain a demolition permit and complete all inspections and approvals for the attached garage and detached shed located on the property prior to the recording of the final short plat. 2. The applicant shall pay the required Transportation Mitigation Fee at the rate of $75.00 per net new average daily trip associated with the project. The Transportation Mitigation Fee shall be paid prior to the recording of the short plat. 3. -Prior to submittal for final short plat review, the plat drawing must be adjusted such that each lot meets its minimum lot size requirement after deduction of right-of-way and access easements. 4. The applicant shall pay a Fire Mitigation Fee based on a rate of $488.00 per new single-family lot with credit given for the existing residence. The fee for this short plat is estimated at $488.00 (1 ~ single family lot x $488.00 = $488.00) and shall be paid prior to the recording of the short plat. 5. Temporary Erosion Control shall be installed and maintained in accon:jance with the Department of Ecology Standards and staff review. 6. The variance reducing the minimum front yard setback is granted only for the existing house on Lot 1 of the Traverso Short Plat. A restrictive covenant shall be placed on Lot 1. and a note shall be placed on the face of the plat, requiring that when the house is destroyed, removed or demolished, new structures on the lot must meet the setback requirements in effect at the time of new construction. The covenant must be recorded with King County. DATE OF DECISION ON LAND USE ACTION: SIGNATURES: TRANSMITTED this 14'" day of April, 2006 to the Owners/Applicant: Beth E. & Mark T. Traverso 11025 SE 60th Bellevue, WA 98006 TRANSMITTED this 14'" day of April, 2006 to the Contact: Shupe Holmberg Baima & Holmberg, Inc. 100 Front Street S Issaquah, WA 98027 TRANSMITTED this 14'" day of February, 2006 to the Parties of Record: Paul Barfknecht 3807 NE 19th Street Renton, WA 96056 TRANSMITTED this 14'" day of April, 2006 to the following: Admin Reporl Traverso.doc yit3/0{ I I Decision date City of Renton P/B/PW Department Administrative Land Use Action REPORT AND DECISION DATED April 14, 2006; PROJECT LUA-06-021, SHPL-A, V-A Larry Meckling, Building Official Stan Eng/er. Fire Marshal Neil Watts. Development Services Director Jennifer Henning Kayren Kittrick Jan Conklin Carrie Olson Lawrence J. Warren, City Attorney King County Journal Land Use Action Appeals & Requests for Reconsideration Page 11 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 olthe 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 ff he finds there was misrepresentation of fact. Aller review of the reconsideration request, ff 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 28, 2006. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4·8·110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. Appeals must be filed in writing, together with the required $75.00 application fee, to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. EXPIRA nON 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 supplementallnfonnation provided In conjunction with the administrative land use action. Because these notes are provided as Infonnation only, they are not subject to the appeal process for the land use actions. Planning 1. RMC section 4-4·030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless othelWise 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 7:00 a.m. and 8:00 p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between 9:00 a.m. and 8:00 p.m. No work shall be permitted on Sundays. 3. The minimum amount of landscaping required for sites abutting a non-arterial public street is 5 feet provided that if there is additional undeveloped right-of·way in excess of 5 feet, this shall also be landscaped. A determination has been made that if no additional area is available within the public right-of-way due to required improvements, the 5- foot landscaped strip may be located within private property abutting the public right·of-way. The landscaping proposed shall either consist of drought resistant vegetation or shall be inrigated appropriately. 4. 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. 5. A detailed landscape plan must be submitted at the time of application for final short plat review. Property Services 1. Please see attached comments from Property Services. Fire 1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3,600 sq. ft. in area, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. 2. Street addresses shall be visible from a public street. Plan Review -Storm/Surface Water 1. A Surface Water System Development Charge of $759.00 per single-family lot is payable at the time of issuance of the utility construction permit. 2. A conceptual drainage plan and drainage narrative has been submitted with the site plan application. This site is required to comply with the 1990 KCSWM. Detention is not required for this 3 -lot short plat.Applicant will be required to tightline all roof drains to the storm system. 3. A temporary erosion control plan will be required and the measures shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. Admm Report Traverso.doc City of Renton P/BlPW Department Administrative Land Use Action REPORT AND DECISION DATED April 14. 2006; PROJECT LUA-QS'()21. SHPL-A, V-A Page 12 Development Charges are based on a rate of $1,956_00 x 2 new single-family lots. Estimated fees based on the entire site plan is $3,912.00. Credit is given for the existing home. Payment these fees will be required prior to issuance of utility construction permit. Fire flow requirement for single-family residences under 3.600 square feet is 1,000 gpm. One hydrant is required within 300 feet of the all structures. If houses exceed 3,600 square feet, fire flow increases to 1,500 gpm and two hydrants will be required. A 5-inch quick-disconnect fitting will be required to be installed on existing hydrants counted as fire protection if not already in place. All short plats shall provide separate water service stubs to each building lot prior to recording of the short plat. Separate perm~s will be required. A water main extension is not required. A Sewer System Development Charge of $1,017.00 per new building lot is payable at the time of issuance of utility construction permit. This parcel is subject to two Special Assessment Districts, Sierra Heights 9205, and Honey Creek 8611. Honey Creek assessment will be a flat fee of $250 per new single family home and Sierra Heights is $1,016.89 per new single-family residence. Total fees owing Is $2,533.78. 8. Minimum slope for side sewers shall be 2%. Dual side sewers are not allowed. 9. A sewer main extension is not required. 1. Seven feet of right of way is required to be dedicated to the City to meet minimum roadway width of 50 feet in NE 19th Street and. A modification to ten feet has been approved. Fifteen feet of right of way is required to be dedicated to the City to meet minimum right of way width of 42 feet in Redmond Ave. NE. 2. Corner lots at intersections shall dedicate a minimum radius of 15 feet. Half street improvements including sidewalk, cUrbJ. gutter, and storm drainage are required to be installed frontIng the site In Redmond Ave NE and in NE 19 Street. Street lighting is not required. A traffic control plan. approved by the City will be required for any construction impacting the City's right of way. shall confonm to the Renton Drafting Standards. Applicant shall be responsible for securing all necessary easements for utilities. All new rockeries or retaining walls to be constructed that are greater than 4 feet in height will be require a separate building penmit for structural review. A geotechnical report is required with submittal. All wire utilities shall be installed underground per the City of Renton Under Grounding Ordinance. If three or more poles are required to be moved by the development design. all existing overhead utilitieS shall be placed underground. for the side sewer connections. water meters and storm connections are Admin Report Traverso.doc CITY OF RENTON SHORT PLAT * LND· TA.X PARCEl.; 04:ZJ05-nJe EXlSrrnC ZONING It! PROPOSED ZONIN<) R! , I I I I I I I I I I I I I TRAVERSO SHORT PLAT m I I i-----------~ I I I I T~ tUTl~.1/tI10 TL ntl40·0ua I o 10 :za --~ SCALE lit • W TL "'"01.1117 TOTAL sm: ARE ..... Zl.118 Iq. rt AAr.J. Of' INT[RNAL ROol.OWA"..O AA(A Of' D£1)JCATI~.2,S$O Iq. fl.. J>ROPOSEO NU~BEA OF LOTS 3 TOTA\. PAACEl AREA-21,118 .~ II AREA BY LOT: I ~------------1 r------------~~;~-t---------------- t u. $_ .... I,~. ',.\ t LOT 1 ARE"-~2-4a IIQ.ft. LOT 2. AREA_7,IJIIO aq.l'\. LOT] .o.RU_5,OOO Iq.1'I PROPOSED' OF" \.OTS Io4AX ALLOWoI.BL..E DENSITY B DU/AtRE PROPOS[O OEH5jTY TOTAL AREA ROW -'REA N(T AREA 7,'" OU!ACfl:E 0,411 ACRE 21,1111 ""I. ft. 211iO I", It 0.42 ACRE 18,228 aq. ft OWER !PEYf1 0PER' MARK TRAVERSO ENGINEER IS! JBYEYOR' SA''''''' MOLMBERG, INC 100 FRONT STREET ISSAQiJAH. WA. 98027 CITY Of RENTON eONTRQb an ';I RtNTOH ~1ROL 1I0tI. l71e ~ ::~.o:t I~TN~ .. UNOH AY[ "[ N 11111,vt.1042t ~ill'.~it14t BUll OF HABlNQ ~ONUIo4ENTEo C£NlERUNE Of' UNI~ AVENUE NE A 8(A.RING OF 10101'26'10'[ 'e:NCHMABK' I I ~~ I --~ ~----- I I .·D,I' .1 "- • :,. • ..0:. :'::":-:1 """.~Z"Z ". ') 0:; 1 '''~.''8,;2 (a"~ve-S)j: ': ..... :,. ,. ,_ ~~.=-.!!-!! !!"p_ve.:.~_ ------I I ~ CU6I/<II11UI"'-"'" I I I I ll'U'""OIOO '7 ... "'1, IL __________ ~ I I lEGAl PESC8f'DON I .... _U?411 ,.::.\: •• ,1 \'.. I I '(;;:;.~~ 'i\~',:~ ,-:, .. " I , r""'."&.ll \: '.:'" : I I I I Tl1E SOOTH 1~ FEET r:F ll-IE WEST HAlF (f" lHE EAST H.fJ.F Of NORll-IW[ST QIJ,t,R~ Of THE NORTHEAST QIJ,t,R~ OF' lHE SOV~E"'ST QUARTER OF SEC1lON 4. TOI'ItJSHIP 13 NORlH. RANGE ~ EAST, I\1U.At.I[TTE ~tOtAN, IN KING COUNTY. WASI-!!HGTOH; TOP ," BRASS OIS!( SET IN CONCRETE IoIONUIoIENT IN CASE: AT INltRSECllON OF EASTERLY PORTION Of' NE 19111 STREET AND UNION AVE~E NE 'EXCEPT THE SOVlH I:; 1'tET FOR ROAl). SECOND: ELLVATlON .. 4J7.27 0AllIII. en'" OF' RENTON EXC&T THE WEST 7 rEEl THEREOF' CCNVE'I"ED TO THE CITY OF RENTON. IN KING C<li.IMTY. WASHINGTON, TL D<;mrs·ttlU WEIlIt S ,IJJHD,os 1101(1) WA1!II ItE1tll W<\1t/I ~""VE 'CI' ME II_ANT c.o.TC!taASIM • ~-.ClI: iIE'CR it_ILl!: ,- HAW 88 NOTE: INSTRUMENTATION ... S11i..iMiHT vsiD:-'KUIHO ":I1A1. sr,o_ I"IELO~CON1IICt._lYtl.OSEII11l.O.1oOt!(~00II'S.w-..u 0.._ 010" ~ WIo$ I, ~:l._ IN .I,CCONlNI(!( "TH lOA(: »2-1,»..o.c. AU. LOTS Nt[ TO IE D£TAOG III SDAATTAOCO SIHGU; FMIU -.... Tl IOU,.thIU' -"~""'\"_I,"" fIII/WII .... ca 0lil..,. ITE VICINITY MAP SC,I,lE, '"..n400' " NI"lI~O'l: t!QIE:. PROPOSED ROADWAY 'MOlHS -REOMONO AVE NE-2UT. CURe TO CURS -"IE '~lH 5T-32FT. CURS TO CURS vl'l' I V.I" RENTON I;):IIIPAft'rtodlNT or pUItUC "tIP'01tx. TRA W1180 SHORT PLAT __ ..1.",2J-0I _. -:=~;::::::::::::::::: ,--'---'- _1".40' --- , R-l ZONING PIBIPW TECHNICAL IBllVlCBS 12123104 -- - -R .. nloa Cit;y Umlt,l o 800 "00 , ..... D5 4 T23N R5E E