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CITY OF RENTON
DEPARTMENT OF COMMUNITY & ECONOMIC
DEVELOPMENT
MEMORANDUM
Date: July 3, 2013
To: City Clerk's Office
From: Stacy M Tucker
Subject: Land Use File Closeout
Please complete the following information to facilitate project closeout and indexing by the City
Clerk's Office
~== ==;;:--=---~:-
Project Name: S. Warnes ADU
LUA (file) Number: LUA-12-058, CU-A
Cross-References:
AKA's:
. Project Manager: Rocale Timmons
[ Acceptance Date: August 8, 2012
I Applicant: Suellen Warnes
Owner: Same as applicant
Contact: 5ame as applicant
PID Number: 1023059382
ERC Decision Date:
ERC Appeal Date:
Administrative Approval: September 5, 2012
Appeal Period Ends: September 19, 2012
Public Hearing Date:
Date Appealed to HEX:
By Whom:
HEX Decision: Date:
Date Appealed to Council:
By Whom:
Council Decision: Date:
Mylar Recording Number:
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Project Description: The applicant submitted an application for a Conditional Use Permit for the:
construction of a new Accessory Dwelling Unit (ADU). ,
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Location: 5502 NE 10 th Street I
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Comments: I
I
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,. , Denis Law
Mayor
'September 28, 2012
Suellen Warnes
5520 NE 10th Street
Renton, INA 98059
SUBJECT: S. Warnes ADU
LUA12-058, CU-A
Dear Ms. Warnes:
Department of COrTImunity and Economic Development'
CE,"Chip"Vincent,Administrator
This letter is to inrorm'youthat the appeal period has'ended September 19,2012 for the
Administrativ~ Conditional Use Permit approval. No appeals were filed,therefore, this
decision is final and application for the~pp~opriateiy required pe'rmits may proceed.
Please be aware that .the conditions of approval listed in the City of R~ntoh Report arid
Decisio'n dated August 31, 2012 must be satisfied prior ,to building ·permit.approval and .
the advisory notes must also be adhered to during. constr~ctio'n and prior to final
insp~ction ..
Also, please note, that the Administrative .Conditional Use Permit approval will expire
two (2) years from the date of deci~ion. If you are uriabletoap~ly for the necessary
building permits; licenses or land use permits required .for the operation of the
.' Condltional'U?e Permit within the two-year time-frame, a single two'(2) year extension
may be requested in writing, pursuant to RMC 4-9-030. . . , ,.
. . .' . -, , ..' , '.'
. 'If you have any questions regarding the report and decision issued f~r this c~nditio~al
• use permit, please call meat (425) 430c7219. . . . . .
Sincerely,
.~ .. ~~
Roc e Timmons ., . . . '.
Ass ciate Planner '. .
cc:
Renton'City Hall. lOSS South Gradyway; Ren;on,Washington 98057 • rentonwa.gov
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVElOPMENT
ADMINISTRATIVE CONDITIONAL USE PERMIT REPORT & DECISION
A. SUMMARY AND PURPOSE OF REQUEST -,E
REPORT DATE:
Project Nome:
Project Number:
Project Manager:
Owner/Applicant:
Project Summary:
Project Locotion:
Site Area:
~ CON':':''' August 31, 2012 n"'iE~ ,
5. Warnes ADU Ijf E .. 1It \N~
LUA12-058, CU'A ~l:7i 7/?t.
Rocale Timmons, Associate Planner ~; ~~~
5uellen Warnes, 5520 NE 10th 5t, Renton, WA 98059 r \
The applicant submitted an application for a Conditional Use Permit for the
construction of a new Accessory Dwelling Unit (ADU). The subject property is located
at 5502 NE 10th St. The project site totals 21,624 square foot in area and is zoned
Residential-4 dwelling units per net acre (R-4). The subject site contains an existing
2,896 square foot single family residence (to remain). Access would be provided via an
extended curb cut from NE 10th 5t. There are no critical areas on site.
5502 NE 10th ST
21,624 SF
Project Location Map
Conditional Use Permit.docx
v DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE CONDITIONAL USE PERMIT REPORT & DECISION
A. SUMMARY AND PURPOSE OF REQUEST
REPORT DATE:
Project Nome:
Project Number:
Project Monager:
Owner/Applicont:
Project Summory:
Project Location:
Site Area:
September 5, 2012
S. Warnes ADU
LUA12-058, CU-A
Rocale Timmons, Associate Planner
Suellen Warnes, 5520 NE 10th St, Renton, WA 98059
The applicant submitted an application for a Conditional Use Permit for the
construction of a new Accessory Dwelling Unit (ADU). The subject property is located
at 5502 NE 10th St. The project site totals 21,624 square foot in area and is zoned
Residential-4 dwelling units per net acre (R-4). The subject site contains an existing
2,896 square foot single family residence (to remain). Access would be provided via an
extended curb cut from NE 10th St. There are no critical areas on site.
5502 NE 10th ST
21,624 SF
Project Locotion Map
Conditional Use Permit.docx
City of Renton Department of Community & Economic Development
S. WARNES ADU
Administrative Conditional Use Permit Report & Decision
WA12-0SS, CU-A
Report of September 5, 2012 Page 2 of 7
I C. EXHIBITS:
The following exhibits were entered into the record:
Exhibit 1: Zoning and Neighborhood Detail Map
Exhibit 2: Site Plan
Exhibit 3: Elevations
Exhibit 4: Aerial Photo
Exhibit 5: Photos of Existing Single Family Residence
! D. FINDINGS OF FACT:
Having reviewed the written record in the matter, the City now makes and enters the following:
1. The applicant, Suellen Warnes, is requesting an Administrative Conditional Use Permit approval for the
construction of an Accessory Dwelling Unit (ADU).
2. The 1,584 square foot accessory structure would be comprised of 792 square foot ADU above a 792 square
foot 3-car garage.
3. The proposed structure would have a height of 21-feet and 4-inches at the tallest point of the pitched roof.
4. The proposed structure would be located in the interior side yard to the north of the of the existing
residence.
5. The Planning Division of the City of Renton accepted the above master application for review on July 18,
2012 and determined complete on August 8, 2012. The project complies with the 120-day review period.
6. The subject site is bordered by single family residences within the R-4 zoning classification.
7. The site currently contains an existing 2,896 SF single family residence which is proposed to remain.
8. There are 46 trees located on site of which 42 are proposed to be retained.
9. There are sensitive slopes located on site. No other critical areas are located on site
10. The property is located within the Residential low Density (RLD) Comprehensive Plan land use designation,
the Residential-4 (R4) dulac zoning classification.
11. The proposal is SEPA exempt.
12. No public or external agency comments were received.
13. 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 this report.
14. The proposal requires a Conditional Use Permit in order to establish the ADU on the proposed site. The
following table contains project elements intended to comply with Conditional Use Permit decision criteria,
as outlined in RMC 4-9-030.D:
Conditional Use Permit.docx
City of Renton Department of Community & Economic Development
S. WARNES ADU
Administrative Conditional Use Permit Report & Decision
WAll-OSS, CU-A
Report of September 5, 2012 Page 3 of 7
CONDITIONAL USE PERMIT CRITERIA:
a. COMPREHENSIVE PLAN COMPLIANCE AND CONSISTENCY:
The site is designated Residential Low Density (RLD) on the Comprehensive Plan Land Use Map. Lands in
the RLD designation are intended to guide development on land appropriate for a range of low intensity
residential where land is either constrained by sensitive areas or where the City has the opportunity to
add larger-lot housing stock, at urban densities of 4 du/net acre, to its inventory. The proposal is
consistent with the following Comprehensive Plan Land Use and Community Design Element policies if all
conditions of approval are complied with:
Policy H-44. Support ADU's as strategies for providing a variety of housing types and as a
strategy for providing affordable housing, with the following criteria:
1. Ensure owner occupancy of either the primary or secondary unit.
2. Allow both attached and' detached ADUs and detached carriage units, at a
./ maximum of one per single-family house, exempt from the maximum density
requirement of the applicable zone,
3. Require an additional parking space for each ADU, with the ability to waive this
requirement for extenuating circumstances.
4. Allow a variety of entry locations and treatments while ensuring compatibility with
existing neighborhoods.
Objective LU-HH: Provide for a range of lifestyles and appropriate uses adjacent to and
./ compatible with urban development in areas of the City and Potential Annexation Area
constrained by extensive natural features, providing urban separators, and/or providing a
transition to Rural Designations within King County.
b. ZONING COMPLIANCE AND CONISTENCY:
The subject site is classified Residential-4 dulac (R-4) on the City of Renton Zoning Map, RMC 4-2-110A
provides development standards for development within the R-4 zoning classification, RMC 4-2-110B
provides development standards for AD Us within the R-4 zoning classification. The proposal is consistent
with the following development standards if all conditions of approval are complied with:
Accessory Dwelling Unit: One ADU is allawed per unit and is limited to 800 square foot.
Staff Comment: RMC 4-2-080A.7 requires that the property owner file an affidavit affirming
that the owner will occupy the principal dwelling or the ADU . Prior to the· issuance of
./ building permits; the owner shall record a notice on the property title. The notice shall bear
the notarized signature of all property owners listed on the property title and include the
legal description of the property, a copy of the approved site/floor plan, and the
applicability of the restrictions regarding ADU's in RMC Title IV.
Lot Dimensions: The minimum lot size permitted in the R-4 is 8,000 square feet. A minimum
NIA
lot width of 70 feet for interior lots and 80 feet for corner lots, as well as a minimum lot
depth of 80 feet, is also required, Insofar as practical, side lot lines shall be at right angles to
street lines or radial to curved street lines.
Setbacks: Per RMC4-2-110Bthe required setbacks for accessory structures in the R-4 zone are
./ as follows: interior side yard is 5 feet; and the rear yard is Determined through
administrative review, to be no less than 10 feet and no greater than 25 feet. Accessory
Conditional Use Permit.docx
City of Renton Department of Community & Economic Development
S. WARNES ADU
Administrative Conditional Use Permit Report & Decision
LUA12-0SS, CU-A
Report of September 5, 2012 Page 4 of 7
structures are nat permitted within required front yards or side yards alang streets. ADUs
must be 6 feet from any residential structure.
Staff Comment: The proposed ADU would be located to the north of the structure in the
side yard. This structure would be located 15 feet from the rear (west) property line and 6
feet from the existing house. Therefore, the proposed ADU conforms to the setback
requirements.
Building Standards: Per RMC 4-2-110A primary residential building height is restricted to 30
feet and 2-staries. Detached ADUs must remain below a height of 3D feet. The allowed
building lot coverage for lots over 5,000 SF in size in the R-4 zane is 35 percent or 2,500 SF,
whichever is greater. The allowed imperviaus surface cave rage is 55 percent.
¥" Staff Comment: The proposed ADU structure is two-stories with a 4/12 pitched roof. The
height to the top of the pitched roof would be 21 feet and 4-inches (Exhibit 6). The 792
square foot footprint, of the proposed ADU, along with 1,480 square foot footprint of the
primary house would have a building lot coverage of 10.5 percent. The impervious coverage
requirement will be reviewed at the time of building permit application.
Landscaping: Ten feet of on-site landscaping is required along al/ public street frantages,
with the exception of areas for required walkways and driveways.
Staff Comment: A landscape plan was submitted with the project application depicting
N/A existing landscaping on site. The plants include flowering plum, huckleberry and flowering
almond holly just west of the of the existing driveway paving. The applicant is not proposing
to alter the landscaping that exists on site. The lot does not front onto a public street
frontage and therefore would not be required to add any additional landscaping as part of
the proposal.
Tree Retention: RMC4-4-130 requires that 30 percent of the trees on site be retained.
Staff Comment: The site contains 46 trees, on the northern portion of the property, of
¥"
which 4 are proposed for removal which are immediately adjacent to the proposed
structure. Of the 46 trees, 14 trees are required to be retained at the 30 perce'nt retention
rate. As proposed the applicant would comply with the tree retention requirements of the
code. The applicant will be required to comply with protection measures for retained trees
as set forth in RMC 4-4-130H8 during construction.
Parking: Each unit is required to accommodate off street parking for a minimum of two
vehicles.
¥"
Staff Comment: Sufficient area exist, to accommodate off street parking for a minimum of
two vehicles.
Critical Areas: There are no critical areas located on-site.
c. APPROPRIATE LOCATION: The proposed ADU would be located on a 21,564 square foot lot in the R-4
zone in association with an existing Single-family house. The existing two-story structure constructed in
1991 (Exhibit 5). The proposed structure would have a smaller footprint (792 square feet versus 1,480
square feet) than the existing residence. The existing structure would appear taller as the existing
structure is single store over a finished basement. The applicant would incorporate a 4:12 roof pitch to
match the proportions of the existing residence.
d. EFFECT ON ADJACENT PROPERTIES: The proposed project is compatible with the scale and character
Conditional Use Permit.docx
City of Renton Deportment of Community & Economic Development
S. WARNES ADU
Administrative Conditional Use Permit Report & Decision
WAIl-OS8, CU-A
Report of September 5, 2012 Page 5 017
of the neighborhood. The surrounding neighborhood is made up of similar style detached single family
homes also zoned R-4.
e. COMPATIBILTY: The surrounding neighborhood is made up of similar style detached single family
homes also zoned R-4. The ADU is required to be consistent with the architectural character of the
primary structure. While the applicant has attempted to match the materials used, vertical cedar color
siding, and the roof pitch of 4:12 for the primary structure, many compatible architectural details are
missing from the proposed structure. The applicant has not provided a door into the unit however there
are three doors proposed for the garage which appears excessive. Additionally, there are only three
windows, with no trim, proposed for the ADU.
Staff recommends that the applicant submit revised elevations which depict access into the ADU and
windows on all facades trim to match existing single family residence. The revised elevations shall be
submitted to and approved by the Current Planning Project Manager prior to building permit approval.
f. PARKING: See Parking discussion under Findings Section 14.b
g. TRAFFIC: Vehicular access to the ADU would be provided via the extension of an existing driveway. No
pedestrian access is proposed at this time. No change to traffic and circulation patterns of vehicles and
pedestrians relating to the proposed use and surrounding area are anticipated. In order to provide
adequate pedestrian access to the ADU, staff recommends as a condition of approval the applicant be
required to provide a pedestrian path from NE 10th 5t to the front door (east elevation) of the proposed
ADU. A revised site plan shall be submitted, and approved by, the Current Planning Project Manager
prior to building permit approval.
h. NOISE, LIGHT, AND GLARE: proposal would not result in any light, glare, or noise impacts other than
those typically associated with residential use. The proposed ADU is located in the northern portion of
the site would add an incremental change in activity, light, glare and noise typical of residential uses;
however, the ADU is not anticipated to produce noise volumes which would impact the surrounding
neighborhood.
i. LANDSCAPING: See Landscaping discussion under Findings Section 14.b.
i F. CONCLUSIONS:
1. The proposal complies with the Conditional Use Permit Criteria if all conditions of approval are met.
2. The proposal is compliant and consistent with City of Renton plans, policies, regulations and approvals.
3. Staff does not anticipate any adverse impacts on surrounding properties and uses as long as the conditions
of approval are complied with.
4. The proposed residential use is anticipated to be compatible with existing and future surrounding uses as
permitted in the R-4 zoning classification.
5. The scale, height and bulk of the proposed ADU appropriate for the site.
6. There are adequate public services and facilities to accommodate the proposed use.
7. The proposed location is suited for the proposed use.
Conditional Use Permit.docx
City of Renton Department of Communi!
5. WARNES ADU
Report of September 5, 2012
;conomic Development Administrative C
8, Adequate parking for the proposed use has been provided.
'ionol Use Permit Report & Decision
WAI2-0S8, CU-A
Page 6 017
9, The proposed use would not result in a substantial or undue adverse effect on adjacent properties.
10. The proposed development would not generate any long term harmful or unhealthy conditions. Potential
noise, light and glare impacts from the proposed use have been evaluated and mitigated if all conditions of
approval are complied with.
11. Landscaping has been provided in all areas not occupied by buildings or paving.
i G. DECISION:
The Administrative Conditional Use Permit for the S. Warnes ADU, File No. LUA12-058, CU-A, is approved and is
subject to the following conditions:
1. The applicant shall submit revised elevations which depict access into the ADU, windows on all facades, and
window trim to match existing single family residence. The revised elevations shall be submitted to and
approved by the Current Planning Project Manager prior to building permit approval.
2. The applicant shall be required to provide a pedestrian path from NE 10th St to the front door (east
elevation) of the proposed ADU. A revised site plan shall be submitted, and approved by, the Current
Planning Project Manager prior to building permit approval.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
c.~_ U '
" c.£. "Chip" Vincent, CEO Administrator/Planning Director
TRANSMITTED this 5 th day of September, 2012 to the Owner/Applicant/Contact:
Applicant/Owner:
Suel/en Warnes
5502 NE 10" St
Renton, WA 98059
TRANSMITTED this 5" day of September, 2012 to the Party(ies) of Record:
Mark & Renee Engbaum
5424 NE 10th Street
Renton, WA 98059
Conditional Use Permit.docx
i I S-(2 0 11-
I Date
City of Renton Department of Communit :conomic Development Administrative C
S. WARNES ADU
Report of September 5, 2012
TRANSMITTED this 5" day of September, 2012 to the following:
Neil Watts, Development Services Director
Larry Meckling, Building Official
Kayren Kittrick, Development Services
Jennifer Henning, Current Planning
Fire Marshal
Renton Reporter
H. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION
'ional Use Permit Report & Decision
WA12-0SS, CU-A
Page 7 of7
The administrative land use decision will become final if the decision is not appealed within 14days of the effective
date of decision.
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 September 19, 2012. An appeal of the decision must be filed within the 14-day appeal
period (RCW 43.21.C.07S(3); WAC 197-11-680). 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, Renton City Hall-7th Floor, (425) 430-6510. Appeals must be filed in writing, together with the
required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057.
RECONSIDERATION: Within 14 days of the effective date of decision, any party may request that the decision be
reopened by the approval body. The approval body 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 approval body finds sufficient 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 14-day appeal time frame.
EXPIRATION: The variance(s) approval will expire two (2) years from the date of decision. A variance one (1) year
extension may be requested pursuant to RMC 4-9-250B.17.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may
occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the
Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the
Hearing Examiner. All communications are public record and this permits all interested parties to know the contents
of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine
could result in the invalidation of the appeal by the Court.
Conditional Use Permit.docx
CA
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City of Renton Department of Community & Economic Development
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: toYtc..-l-ruc:hl'\Y"'\ COMMENTS DUE: AUGUST 22, 2012
APPLICATION NO: LUA12-058, CU-A DATE CIRCULATED: AUGUST 8,2012
APPLICANT: Suellen Warnes PROJECT MANAGER: Rocale Timmons
PROJECT TITLE: S. Warnes ADU PROJECT REVIEWER: Arneta Henninger
SITE AREA: 21,624 square feet EXISTING BLDG AREA (gross): N/A
LOCATION: 5502 NE 10th Street PROPOSED BLDG AREA (gross) 1,600 square feet
SUMMARY OF PROPOSAL: The applicant submitted an application for a Conditional Use Permit for the construction of a new
Accessory Dwelling Unit (ADU). The subject property is located at 5502 NE 10th St. The project site totals 21,624 square foot in
area and is zoned Residential-4 dwelling units per net acre (R-4). The subject site contains an existing 2,896 square foot single
family residence (to remain) and a 960 square foot detached garage/recreation room. Access would be provided via an extended
curb cut from NE 10th St. There are no critical areas on site.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element 0/ the Probable Probable More
Environment Minor Major In/ormation
Impacts Impacts Necessary
Element 0/ the Probable Probable More
Environment Minor Mojor Information
Impacts Impacts Necessary
Earth Housim
Air
Water ~ ics
'are
Plants
LanCilShoreline Use WiifTes
Animols
Environmental Health
Energy/
Natural Resources
I -ts~
I Ar~~\;;;
8. POLICY-RELA TED COMMENTS
C. CODE-RELATED COMMENTS
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas oj probable impact
or areas where additional in/ormation is needed to properly assess this proposal.
VG I
!
Signature of Director or Authorized Representative Date
DEPARTMENT OF COMMUNITY ---tiIffi1t@Iffi e
AND ECONOMIC DEVELOPMENT
DATE:
TO:
FROM:
SUBJECT:
MEMORANDUM
August 22, 2012
Rocale Timmons, Planner
Arneta Henninger, Plan Review 44
Suellen Warnes ADU
5502 N E 10TH ST
Parcel 102305-9382
LUA 12-058
I have completed a preliminary review for the above-referenced proposal of an Accessory Dwelling Unit
(ADU), located in the vicinity of NE 10th St and Nile Ave NE, all in Section 10, Township 23N, Range 5E.
The following comments are based on the application submittal made to the City of Renton by the
applicant for an ADU.
EXISTING CONDITIONS
WATER: This site is located in the Water District 90 water service boundary. It is not located in the
Aquifer Protection Zone.
SANITARY SEWER: This site is located in the City of Renton sewer service area. There is an existing 8"
concrete sanitary sewer main in NE 10th st. See City of Renton drawing 50155 for details. See City of
Renton drawing # R-3441 for As-Built plans showing the location of the two sewer connections to the
sewer main as drawn by the PLS (Oct. 2009).
STORM: There are existing storm drainage facilities in NE 10'h St.
CODE REQUIREMENTS
WATER
o A water availability certificate is required from Water District 90.
o The project will need to provide domestic and fire service to the proposed development.
o Per the City Fire Marshal, the preliminary fire flow requirement for a single family home/ ADU is
1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the
dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A
minimum of one fire hydrant is required within 300 feet of the proposed buildings, and two
hydrants if the fire flow goes up to 1,500 gpm. Lateral spacing of fire hydrants is predicated on
hydrants being located at street intersections (also capable of delivering a minimum of 1,000 gpm)
within 300 feet of the structure. This distance is measured along the travel route. Also per the Fire
Marshal, there are no existing fire hydrants within 300 feet so one new fire hydrant will be required.
Sue lien Warnes ADU -LUA 12-58
Page 2 of 2
August 22, 2012
SANITARY SEWER
o The new ADU needs to connect to the existing sewer line that is located on the same lot.
STREET IMPROVEMENTS
o Additional street improvements are not required for the ADU.
o Street lighting is not required for the ADU.
STORM DRAINAGE
o A conceptual drainage report was submitted with the formal application. A drainage control plan
designed per the City of Renton Amendments to the King County Surface Water Manual 2009 is
required with the application for building permit. The conceptual storm drainage plan needs to
address how the roof runoff from the new lots will be handled.
GENERAL
o All required utility, drainage, and street improvements will require separate plan submittals,
prepared according to City of Renton drafting standards by a licensed Civil Engineer.
• All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control
Network.
o Permit application must include an itemized cost estimate for these improvements. Half of the fee
must be paid upon application for building and construction permits, and the remainder when the
permits are issued. There may be additional fees for water service related expenses. See Drafting
Standards.
H:\CED\Planning\Current Planning\PROJECTS\Rocale.12-058\Plan Review Comments LUA 12-058.doc
City of Renton Department of Community & Economic Development
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: VI an ?levi" 1 A-J COMMENTS DUE: AUGUST 22, 2012
APPLICATION NO: LUA12-058, CU-A DATE CIRCULATED: AUGUST 8,2012
APPLICANT: Suellen Warnes PROJECT MANAGER: Rocale Timmons
PROJECT TITLE: S. Warnes ADU PROJECT REVIEWER: Arneta Henninger
SITE AREA: 21,624 square feet EXISTING BLDG AREA (gross): N/A
LOCATION: 5502 NE 10th Street PROPOSED BLDG AREA (gross) 1,600 square feet
SUMMARY OF PROPOSAL: The applicant submitted an application for a Conditional Use Permit for the construction of a new
Accessory Dwelling Unit (ADU). The subject property is located at 5502 NE 10th 5t. The project site totals 21,624 square foot in
area and is zoned Residential-4 dwelling units per net acre (R-4). The subject site contains an existing 2,896 square foot single
family residence (to remain) and a 960 square foot detached garage/recreation room. Access would be provided via an extended
curb cut from NE 10th St. There are no critical areas on site.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element 0/ the Probable Probable More
Environment Minor Major In/ormotlon
Impacts Impacts Necessory
Element of the Probable Probable More
Environment Minor Major Information
Impacts Impacts Necessary
farth = Air
Water f." ~
Plants
Land/Shoreline Use f-', ~.'
Animals
Environmental Health
Energy/
Natural Resources
Airport . '~~g:-~:::
B. POLICY-RELATED COMMENTS
C. CODE-RELATED COMMENTS
We have reviewed this application wit,h particular attention to those areas in which we have expertise and have .identified areas of probabfe impact
or areas where additional informati is needed t~ 7erly ass s~ this proposal.
~ ";/l~ ~ -A 0,,} ?..,-O I 'L---
presentative Date
City of Renton Department of Community & Economic Development
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: Pcv/LS 1).'")-\. COMMENTS DUE: AUGUST 22, 2012 ,
APPLICATION NO: WA12-058, CU-A DATE CIRCULATED: AUGUST 8,2012 £ l> :xi)
APPLICANT: Suellen Warnes
. = m
PROJECT MANAGER: Rocale Timmons I 0
PROJECT TITLE: S. Warnes ADU PROJECT REVIEWER: Arneta Henninger
. I>!.) .~ . ~.
~ "" t SITE AREA: 21,624 square feet EXISTING BLDG AREA (gross): N/A -.....,
LOCATION: 5502 NE 10th Street PROPOSED BLDG AREA (gross) 1,600 square et
SUMMARY OF PROPOSAL: The applicant submitted an application for a Conditional Use Permit for the construction of a new
Accessory Dwelling Unit (ADU). The subject property is located at 5502 NE 10th St. The project site totals 21,624 square foot in
area and is zoned Residential-4 dwelling units per net acre (R-4). The subject site contains an existing 2,896 square foot single
family residence (to remain) and a 960 square foot detached garage/recreation room. Access would be provided via an extended
curb cut from NE 10th St. There are no critical areas on site.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More
Environment MInor Major In/ormation
Impacts Impacts Necessary
Earth
Air
Water
Plants
Land Shoreline Use
Animals
Environmental Health
Energy/
Natural Resources
B. POLICY-RELA TED COMMENTS
C. CODE·RELA TED COMMENTS
Element of the
Environment
Probable
Minor
Impacts
Probable
MaJar
Impacts
More
Information
Necessary
We have revtewed this application with particular attention to those areas in which we have expertise and have identified areas oj probable impact
or areas were additional informati is needed to properly assess this proposal.
Signature of Director or Authorized Representative Date
City of Renton Department of Community & Economic Development
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: UOfIC'n'\''''' \'}:::>./ COMMENTS DUE: AUGUST 22, 2012
APPLICATION NO: LUA12-058, CU-A DATE CIRCULATED: AUGUST 8,2012
APPLICANT: Suellen Warnes PROJECT MANAGER: Rocale Timmons
PROJECT TITLE: S. Warnes ADU PROJECT REVIEWER: Arneta Henninger
SITE AREA: 21,624 square feet EXISTING BLDG AREA (gross): N/A
LOCATION: 5502 NE 10th Street PROPOSED BLDG AREA (gross) 1,600 square feet
SUMMARY OF PROPOSAL: The applicant submitted an application for a Conditional Use Permit for the construction of a new
A£essory Dwelling Unit (ADU). The subject property is located at 5502 NE 10th St. The project site totals 21,624 square foot in
area and is zoned Residential-4 dwelling units per net acre (R-4). The subject site contains an existing 2,896 square foot single
family residence (to remam) and a 960 square foot detached garage/recreation room. Access would be provided via an extended
curb cut from NE 10th St. There are no critical areas on site.
A-ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More
Environment Minor Mojor In/ormatIon
Impacts Impacts Necessary
Element of the Probable Probable More
EnvIronment Minor Major In/ormation
Impocts Impacts Necessary
Earth
Air
Woter
Plants
Land 'Shoreline Use F
Animals
Environmental Health
Energy/
Natural Resources
Airjiiirt
'",VV' rm
B-POLICY-RELATED COMMENTS
C-CODE-RELA TED COMMENTS
We have reviewed this application with particular attention to those areas in which we have expertise and hove identified areas of probable impact
or areas where additional information is needed to properly assess this proposal.
I." -.\
FIRE & EMERGENCY SERVICES DEPARTMENT ""-::;::::;:<"."""';"f ----_____ """~....... -I b /"'~LQit):(l) <k:t;jj, 'f", ,u:"Y,\ ~~,;l ~. \ IGI "t' ,,; I I! .'''/, M E M 0 RAN DUM .;"", ''''",.,..ce.,., .".'. • '"", ,~
DATE: August 17, 2012
TO: Rocale Timmons, Associate Planner
FROM: Corey Thomas, Plans Review Inspector
SUBJECT: WarnesADU
1. The fire flow requirement for a single family home/ADU is 1,000 gpm
minimum for dwellings up to 3,600 square feet (including garage and
basements). A minimum of one fire hydrant is required within 300-
feet of the proposed building. There are no eXisting fire hydrants
within 300 feet so one new fire hydrant will be required prior to
construction. A water availability certificate is required from King
County Water District 90.
2. Fire department apparatus access roadways are required to be a
minimum of 20-feet wide fully paved, with 25-feet inside and 45-
feet outside turning radius. Fire access roadways shall be
,constructed to support a 3D-ton vehicle with 322-psi point loading.
Access is required within 150-feet of all points on the buildings.
• • -.
. \ ""
City of Renton Department af Community & Economic Development
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: t=1' no. COMMENTS DUE: AUGUST 22, 2012
APPLICATION NO: LUA12-058, CU-A DATE CIRCULATED: AUGUST 8,2012
APPLICANT: Suellen Warnes PROJECT MANAGER: Rocale Timmons
PROJECT TITLE: S. Warnes ADU PROJECT REVIEWER: Arneta Henninger
SITE AREA: 21,624 square feet EXISTING BLDG AREA (gross): N/A
LOCATION: 5502 NE 10th Street PROPOSED BLDG AREA (gross) 1,600 square feet
SUMMARY OF PROPOSAL: The applicant submitted an application for a Conditional Use Permit for the construction of a new
Accessory Dwelling Unit (ADU). The subject property is located at 5502 NE 10th St. The project site totals 21,624 square foot in
area and is zoned Residential-4 dwelling units per net acre (R-4). The subject site contains an existing 2,896 square foot single
family residence (to remain) and a 960 square foot detached garage/recreation room. Access would be provided via an extended
curb cut from NE 10th St. There are no critical areas on site.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More
Environment Minor Major Information
Impacts Impacts Necessary
Earth
Air
Water
Plants
Lanii7Shoreline Use
Animals
Environmental Health
Energy(
Natural Resources
B. POLICY-RELA TED COMMENTS
C. CODE-RELATED COMMENTS
Element of the
Environment
Probable
Minor
Impacts
Probable
Major
Impacts
More
In/ormation
Necessary
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact
or areas where additional information is needed tp''J!) is proposal. 9 iL "7 It '2..
Signature of Director or Authorized Representative Date
i ;
Denis Law
M~y~r
" August 20, 2012
Gayle Morga n
Routing Coordinator '.
Issaquah School District #411
805 2nd Avenue NW .
Issaquah, WA 98027 .
Subject:
.. _' r
S. WarnesAOU
. LUA12-058, CU-A
. Department of Community and EconomiC Development
. C.E."Chip"Vincent, Administrato'r
'. The City of Renton's Department of Coinmunitya~d Economic Development (CED) has received an
· application for an accessorydweliing unit located at 5502 NE 10th Street·Please,see the enclosed Notice
'of Application for.further details. .., .
. .
In' order to process this application, CED needs to know.which Renton schools ·woUld. be attended by
childr~n living in residences at the location· ii1diCated<ibove. Please fill i~ the appropriate schools on the
· list below"a·"d· return this letter to my attention;. City of ~enton, CEO, Planning Division .. 1055 South
Gr;idyWay, Renton, Washington 98057 or via fax to (425) 430-7300, by August 24, 2012. . . . . . ,' . .. . .", -.
Element'ary School: ~_-,--_'-~_---'.,...,. ______ ~_~ __ ---'-___ ~_
Midd Ie Schoql: _~:-----'-_--,----"-,.---,_,........-'--,--,-___ :---'--'-__ ...,..,-___ '--_--'-
Hig!l School: --:---:-_____ --"--0----,-'---...,.-..,.--,--'-'------'---,--:-----'----'--_-
· will the schools you have indicated be able to handle the i~~~C~ of theadditionalstudentsestimated to .
come from th~ proposed de~eloprrient? Yes . No . .
Any Comments:_-;-~~.;-___ ."..,-______ --''-__ -,:-__ ~_~_~_-:-
· Thank you for p;oviding this important informat;'on. Ifyo~ have any questions regarding this project,
· pl~ase'contact me at (425)430-7219.
Sincerely,' __ .
.... ~ ....... '. . .
.•.... ' ... ~
Rocal Timmo . .'
Enclosure
. Renton City Hall : ieSS South Gr~dyway • Renton;~ashington 98057 • rentonwa.gov
City 0) . _nton Department of Community & Economic ~ .lIelopment
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: COMMENTS DUE: AUGUST 2012
APPLICATION NO:
APPLICANT: Suellen Warnes
PROJECT I
feet
SUMMARY OF PROPOSAL: The applicant submitted an application for a Conditional Use Permit for the construction of a new
Accessory Dwelling Unit (ADU). The subject property is located at 5502 NE 10th St. The project site totals 21,624 square foot in
area and is zoned Residential-4 dwelling units per net acre (R-4). The subject site contains an existing 2,896 square foot single
family residence (to remain) and a 960 square foot detached garage/recreation room. Access would be provided via an extended
curb cut from NE 10th St. There are no critical areas on site.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More
Environment Minor Major In/ormation
Impacts Impacts Necessary
Element 0/ the Proboble Probable More
Environment Minor Major Information
Impacts Impacts Necessary
'Qith Hiiilliiiii ;;-
I ;;;,~:!!a{
~
. ;y~
I Af~~~~E ,;;;
B. POLICY-RELA TED COMMENTS
C. COOE-RELA TED COMMENTS
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact
or areas where additional information is needed to properly assess this proposal.
~Vb a·\S·\2..",
Signature of Director or Authorized Representative Date
City 0) .t,ton Department of Community & Economic __ ,efopment
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: Pn )L0/' <h.J Svc:s COMMENTS DUE: AUGUST 22, 2012
APPLICATION NO: LUA12-058, CU-A I J DATE CIRCULATED: AUGUST 8,2012
APPLICANT: Sue lien Warnes PROJECT MANAGER: Rocale Timmons
PROJ ECT TITLE: S. Warnes ADU PROJECT REVIEWER: Arneta Henninger
SITE AREA: 21,624 square feet EXISTING BLDG AREA (gross): N/A
LOCATION: 5502 NE 10th Street PROPOSED BLDG AREA (gross) 1,600 square feet
SUMMARY OF PROPOSAL: The applicant submitted an application for a Conditional Use Permit for the construction of a new
Accessory Dwelling Unit (ADU). The subject property is located at 5502 NE 10th St. The project site totals 21,624 square foot in
area and is zoned Residential-4 dwelling units per net acre (R-4). The subject site contains an existing 2,896 square foot single
family residence (to remain) and a 960 square foot detached garage/recreation room. Access would be provided via an extended
curb cut from NE 10th St. There are no critical areas on site.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the
Environment
Earth
Air
Water
Plants
Land 'Shoreline Use
Animals
Environmental Health
Energy/
Natural Resources
Probable
Minor
Impacts
B. POLICY-RELATED COMMENTS
Probable
MoJor
Impacts
More
In/ormation
Necessary
Element o[ the Probable Probable More
Environment Minor Major Information
Impacts Impacts Necessary
Housing
Aesthetics
Light Glare
Recreation
Utilities
Transportation
Public Services
Historic/Cultural
Preservation
Airport EnVlrOIl/
10,000 Feet
14000 Feet
We have reViewed this application with articular attention to those areas in which we have expertise and have identified areas of probable impact
or areas where addit'anal in/orma on is n eded to roperly ossess this proposal. I ~
e~ I<\. ~ '2-D\ "2-
Signature of Dire -D-'I":'===-\-' .:...c,-\\,..=:::::~==-__ _
CITY OF RENTON
DEPARTMENT OF COMMUNTY & ECONOMIC DEVELOPMENT -PLANNING DIVISION
AFFIDAVIT OF SERVICE BY MAILING
On the 8th day of August, 2012, I deposited in the mails of the United States, a sealed envelope containing
Acceptance Letter, Notice of Application (NOA) documents. This information was sent to:
Name Representing
Sueilen Warnes Owner/Applicant/Contact
300' Surrounding Property Owners See attached
kd1Yl~ ""","\\\\\1111,
(Signature of Sender): ''''~''l E.t-;'A \
STATE OF WASHINGTON r !~ .. ~ ) ss i .. -~
COUNTY OF KING ) ~ ~4' j
\ 'V Q..!0.~ 1 , "rt', "" , k"~ " h .. , "".,,"'. ~,d,"" "" ~'" M. ,,,,",, "';ii; .,.,,'tt
signed this instrument and acknowledged it to be his/her/their free and voluntary a;~I\~\~'ijnd purposes
mentioned in the instrument.
Notary pubiiin and for the State of Washington
Notary (Print).: ____ ...!:..!(.f.:.-..!A~ • ....!(L..:2.,..'-lr..f:~~:!:J(~ _________ _
My appointment expires: A ...,,, '" ~1':2 ~ ~1" "" 't "" <AU
Project N.ame: . S. Warnes ADU
-, ~ -~
Project Number: LUA12-058, CU-A
_ .. --
ATCHISON SEAN P+NICOLLE L
5526 NE 10TH ST
RENTON, WA 98059
BRETZKE DANIEL P+FUMILO K
PO BOX 1151
MERCER ISLAND, WA 98040
LEET BRIAN A
5514 NE 10TH ST
RENTON, WA 98059
REED DAVID NORMAN & BARBARA
5610 NE 10TH ST
RENTON, WA 98059
RODENBERG LONNY K
5340 NE 10TH ST
RENTON, WA 98059
SCHILLING GABRIELLE R
11413 148TH AVE SE
RENTON, WA 98059
WARNES SULLEN
5520 NE 10TH ST
RENTON, WA 98059
YAGER C L & YAGER W H
1059 NILE AVE NE
RENTON, WA 98059
AZARES-BURNS JAMES GERARD+M
978 KITSAP AVE NE
RENTON, WA 98059
ENGBAUM MARK+RENEE KORSMO
5424 NE 10TH ST
RENTON, WA 98059
MURRAYLS
1055 LYONS AVE NE
RENTON, WA 98059
REED DAVID NORMAN+BARBARA A
5610 NE 10TH ST
RENTON, WA 98059
ROGERS LARRY W
14701 SE 116TH ST
RENTON, WA 98059
SCOTT DONOGH HOMES INC
1745 NILE AVE NE
RENTON, WA 98059
WEDGEWOOD AT RENTON INC
11232 NE 15TH ST STE 101
BELLEVUE, WA 98004
BRETZKE DANIEL P+FUMIKO K
PO BOX 1151
MERCER ISLAND, WA 98040
HERR ROBERT + KAREN
3840 E MASON LAKE RD
SHELTON, WA 98584
POST DAVID+LAURIE L
1075 NILE AVE NE
RENTON, WA 98059
RENTON CITY OF
1055 GRADY WAY
RENTON, WA 98055
SCHAUT GEORGE L
10119 SE 206TH ST
KENT, WA 98031
WARNES SUELLEN
5520 NE 10TH ST
RENTON, WA 98059
WEIRICH DAVID A+MARY V
14610 116TH ST SE
RENTON, WA 98059
A Master Application has been flied and accepted with the Department of Community & Economic Development
(CED)-Planning DivisIon of the City of Renton. The following briefly describes the application and the necessary
Public Approvals.
DATE OF NOTICE OF APPLICATION: August 8, 2012
PROJECT NAME/NUMBER: 5. Warnes ADU /LUA12-058, CU-A
PROJEcr DESCRIPTION: The applicant submitted an application for a Conditional Use Permit for the
construction of a new Accessory Dwelling Unit (ADU). The subject property is located at 5502 NE 10th St. The project
site totals 21,624 square foot in area and is zoned Residential-4 dwelling units per net acre (R-4). The subject site
contains an existing 2,896 square foot single family residence (to remain) and a 960 square foot detached
garage/recreation room. Access would be provided via an extended curb cut from NE 10th St. There are no critical
areas on site.
PROJEcr LOCATION: 5502 NE 10th Street
PUBLIC APPROVALS: Administrative Conditional Use Review
APPLICANT/PROJECT CONTACT PERSON: Suellen Warnes, 5520 NE 10th Street; Renton, WA 98059; Eml:
suetravels@yahoo.com
PUBLIC HEARING: N/A
Comments on the above application must be submitted in writing to Rocale Timmons, Associate Planner, Department
of Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:00 p.m. on August 22,
2012. If you have questions about this proposal, or wish to be made a party of record and receive additional notification
by mail, contact the Project Manager at (425) 430-72.19. Anyone who submits written comments will automatically
become a party of record and will be notified of any decision-on this project.
I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION
DATE OF APPLICATION: July 18, 2012
NOTICE OF COMPLETE APPLICATION: August 8, 2012
If you would like to be made a party of record to receive further information on this proposed project, complete this
form and return to: City of Renton, CED, Planning Division, lOSS South Grady Way, Renton, WA 98057.
File Name / No.; S. Warnes ADU / LUA12-058, CU-A
NAME: __________________________________________________________________ _
MAILING ADDRESS: ___________ ~----------------City/State/Zip: __________ __
TElEPHONE NO.: _________________________ __
Denis Law
Mayor'
==-~-:..--
Autust 8, 2012
, ,Department of Community and Economic Development
C.E."Chip"Vincent,Administrator·
suellen Warnes, , "
5520 NE 10th Street '.
Renton,INA 98059
Subject: . • Notice ofcompleteAPPlicati~n
S. Warnes ADU, lUA12-0S8,CU-A ,
. Dear Ms. Warnes: "
The Planning Division of the City of Renton has determined thatthe subject application' ,
. is complete according"to subrnittal requirementsand;therefore,is accepted for.review.', .
You will. be notified if any additional information is required to continue processing your
application .
• , Pleasecor)tacf me at (425) 430-7219 if you have any questions.,
.s;""c~~.
Roc le,Timmons " '
As ociate Planner "
. ~.
: Renton City Hall • 1055 South Grady Way • ,Renton, Washington 98057'; rentoowa.gov.
• '. r'
Denis Law
Mayor·
, August 8, 2012
, ,Nancy Rawls
Department of Transportation
Renton, Scho'ol District
420 Park Avenue N
Renton, WA 98055
Subject: S. Warnes Abu
LUA12-058, CU-A ,
, Departm'ent of Community ahd Economic D~velopment
, C.E::Chip"Vincent,Administrator
The Cityot Renton's Department of Community and Economic Development (CED) has received an
application for an accesso~dwelling unit located at 5502 NE1Dth Street Please see the enclosed Notice'
of Application for further details.
, , In order to pro'cess this application, CED needs to know ~hich Renton schools \v9uld beattended,by ,"
, children living in residences at 'the location i,rydicated above., Please fill in the appropriate school~ on the
list below and return this letter to my attention, City of Renton, CED, Planning Division, 1055· South'
Grady Way, Renton, Washington 98057 by August 22, 2012. '
-. .' ', .
. Elerhenta~ School: _--'-__ -------'---------'_~-_-------'-__
" Middle School: ,-,~----,--'---'--'--__ -, _ _'_ _ _'_,__--'--.,-'---'----------'
HighSchool: ___ "'-_~--''-'---'--' ____ _,~---'-_-:......c--'--'---__ --.:.
Will the.schoolsyou ha~~ indic~ted be able to handle thelmpact of the additional students estimated to
come from the~'propo'sed developmenti Yes ' No " ,
, AnyComments:-'-__ --'-'-'-_----, __ .,-__ """,--___ -'-__ -'-_______ ~
Thank you for providing this important information. If you have any questions regarding th!s project, '
plea~econtact me at (425}.43o-7219. '
Sincerely,'
Rocale Timmons
Ass'ociate Planner
Enclosure
Renton City Hall " 1055 South Grady Way" Renton, Washington 98057 ' rentonwa.gov
City of Renton c· .
fty Of Rent
Planning O ... On IVISlon lAND USE PERMIT
MASTER APPLICATION JUL 18 lOll
PROPERTY.OWNER(S)
APPLICANT (if other than owner)
NAME:
COMPANY (if applicable):
ADDRESS:
CITY: ZIP:
TELEPHONE NUMBER:
CONTACT PERSON
NAME:
COMPANY (if applicable):
ADDRESS:
CITY: ZIP:
TELEPHONE NUMBER AND EMAIL ADDRESS:-
H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Master Application.doc:
PROJECT INFO~tMA
PROJECT OR DEVELOPMENT NAME:
PROJECT/ADDRESS(S)ILOCATION AND ZIP CODE:
550~ !\J8 IO"ni st-,
'R~on LUA. q~t) C;;9
KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S):
lo~3o'5-9"3 ~'d--oS
EXISTING LAND USE(S):
S mE"""
e. wi'fh ADU
PLAN MAP DESIGNATION:
PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION
(if applicable)
ZONING:
PROPOSED ZONING (if applicable):
SITE AREA (in square feet):
SQUARE
DEDICATED:
OF PUBLIC ROADWAYS TO BE
SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS:
DENSITY IN UNITS
ACRE (if
NUMBER OF i'
NUMBER OF
·1·
PRO:'=CTINFORMATrIO~N~~(4C~o~n~ti~nU~Jl)~~~~~~~~~-.
NUMBER OF EXISTING DWELLING UNITS Of applicable): PROJECT VALUE:
I
,
SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUI~lq'5:~lapPli~~~~q9-c 40 Lt
IS THE SITE LOCATED IN ANY TYPE OF
ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE
SQUARE FOOTAGE (if applicable):
SQUARE FOOTA~EbFEXISTING RESIDENTiAL I
BUILDINGS TO FfMAIN [If applicable): cl8Cf lc t::I o AQUIFIER PROTECTION AREA ONE
,
SQUARE FOOTAGE OF PROPOSED NON·RESIDENTIAL o AQUIFIER PROTECTION AREA TWO
BUILDINGS (if applicable):
o FLOOD HAZARD AREA ___ sq. ft.
SQUARE FOOTAGE OF EXISTING NON·RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): o GEOLOGIC HAZARD ___ sq. ft.
NET FLOOR AREA ON NON· RESIDENTIAL BUILDINGS (if
applicable): ,
!
o HABITAT CONSERVATION ___ sq. fl.
o SHORELINE STREAMS & LAKES ___ sq. fl.
NUMBER OF EMp,LOYEES TO BE EMPLOYED BY THE NEW
PROJECT (if applp.ble): o WETLANDS ___ sq. fl.
LEGAL DESCRIPTION OF PROPERTY
(Att.\Ch legal descrip_tion on separate sheet with the following information inc·luded)
SITUATE IN THE MI=" QUARTER OF SECTION J..Q, TOWNSHIP~, RANGE.!) 1:, IN THE CITY
OF RENTON, KING COUNTY, WASHINGTON
I AFFIDAVIT OF OWNERSHIP
I. (Print Name/s) ~ 'J'€ II 'Q..I'\ ~ a l' h :g ,c:, , declare under penalty of perjury under the laws of Ihe Slate of
Washington that I rn;(pleaSe check one) ~he current owner of the property involved in this application or __ the authorized
representative to aCt for a corporation (please attach proof of authorization) and that the foregoing slatemenls and answers herein
contained and the Information herewith are in all respects. true and correct to the best of my knowledge and belief.
><.&et?&J~ 1p1{}-~2-
Signature of Owner/Representative Date Signature of OwneriRepresenlative
STATEOFWASH!NGTON)
) SS
COUNTY OF KING )
I certify that I know or have satisfactory evidence that .sue..n~Q WU~.s
signed this instrument and acknowledge it to be hislherltheir free and voluntary act for the
uses and purpose Plentioned in the instrument.
Dated nd for the State of Washington
. Date
, Natary~
Stata at wa.hlngton
JOHN HOOSER
My APIIOI~tment u",raa Doc 22, 2015 My appointment expires: -,"J};"""'..d...L:oA-l~,1. ....... _a=-· "..QL...!.1 ,..SL-__ -,-__ _
H:\CED\Oata\Forms-Templates\Self-Help Handouts\Planning\Master Application.doc ·2·
IPIR.EAPPlJrCATION MEETING
5 WARNESADU
5502 NE 10TH ST
CITY OF RENTON
F 9'Of Renton
Planning Division
JUL 1 8 1011
IDepari:menit of Community and Economic Development
Planning Division
PRE12-044
June 21, 2012
Contact Information:
Planner Rocale Timmons Phone: 425.430.7219
Public Works Reviewer: Arneta Henninger Phone: 425.430.7298
Fire Prevention Reviewer: Dave Pargas Phone: 425.430.7023
Building Department Reviewer: Craig Burnell Phone: 425.430.7290
Please retain this packet throughout the course of your project as a reference.
Consider giving copies of it to any engineers, architects, and contractors who
work on the project. You will need to submit a copy of this packet when you apply
for land use and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call
and schedule an appointment with the project manager to have it pre-screened
before making all of the required copies.
The pre-application meeting is informal and non-binding. The comments provided
on the proposal are based on the codes and policies in effect at the time of
review. The applicant is cautioned that the development regulations are regularly
amended and the proposal will be formally reviewed under the regulations in
effect at the time of project submittal. The information contained in this summary
is subject to modification and/or concurrence by offiCial deciSion-makers (e.g.,
Hearing Examiner, Planning Director, Development Services Director, Department
of Community and Economic Development Administrator, Public Works
Administrator and City Council).
c
FIRE & EMERGENCY SERVICES DEPARTMENT ~rrcrty of • ~
__ c====-... ~~®rrmtIDL01 b
M E M 0 RAN DUM
DATE:
TO:
FROM:
SUBJECT:
June 14, 2012
Rocale Timmons, Associate Planner
Corey Thomas, Plans Review Inspector
Warnes Short Plat and ADU
1. The fire flow requirement for a single family home is 1,000 gpm
minimum for dwellings up to 3,600 square feet (including garage and
basements). If the dwelling exceeds 3,600 square feet, a minimum of
1,500 gpm fire flow would be required. A minimum of one fire hydrant
is required within 300-feet of the proposed buildings and two hydrants
if the fire flow goes up to 1,500 gpm. There are no existing fire
hydrants within 300 feet. A water availability certificate is required
from King County Water District 90.
2. The fire mitigation impact fees are currently applicable at the rate
of $488.00 per single family unit. This fee is paid prior to recording
the plat.
3. Fire department apparatus access roadways are required to be a
minimum of 20-feet wide fully paved, with 2S-feet inside and 45-
feet outside turning radius. Fire access roadways shall be
constructed to support a 30-ton vehicle with 322-psi point loading.
Access is required within 150-feet of all points on the buildings.
Dead end streets that exceed 150-feet in length require an
approved turnaround.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M 0 RAN DUM
DATE: June 20, 2012
TO: Rocale Timmons, Planner
FROM: Arneta Henninger, Plan Review/fll
SUBJECT: S. Warnes Accessory Dwelling Unit
5502 NE 10TH ST
Parcels 102305-9382
PRE 12-044
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-
binding and may be subject to modification and/or concurrence by official city decision-makers. Review
comments may also need to be revised based on site planning and other design changes required by
City staff or made by the applicant.
I have completed a preliminary review for the above-referenced proposal of an Accessory Dwelling Unit
(ADU) and for a subdivision, located in the vicinity of NE 10th St and Nile Ave NE, all in Section 10,
Township 23N, Range 5E. The following comments are based on the pre-application submittal made to
the City of Renton by the applicant for an ADU & a subdivision.
Water:
1. This site is not located in the City of Renton water service area. It is located in Water District 90.
2. This project is not located in the Aquifer Protection Zone.
3. A Certificate of Water Available will be required to be submitted with the formal application.
4. Per the City of Renton Fire Marshal, the fire flow for a single family home is 1,000 gpm minimum
for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds
3,600 square feet, a minimum of 1,500 gpm fire flow would be required. This distance is
measured along the travel route. See comments from Fire Marshal.
5. There are no existing fire hydrants within 300 feet; hence, the project will be required to install
an additional fire hydrant. The existing fire hydrants may need to be fitted with stortz fittings to
bring them up to current City code.
S. Warnes ADU -PRE 12-044
Page 2 012
June 20, 2012
Sanitary Sewer:
i
1. This site is located in the City of Renton sewer service area.
2. There is an existing 8" concrete sanitary sewer main in NE 10th St. See City of Renton drawing
SOlS5 for details.
3. See City of Renton drawing # R-3441 for AsBuilt plans showing the location of the two sewer
connections to the sewer main as drawn by the PLS (Oct. 2009). The new ADU needs to
connect to the existing sewer line that is located on the same lot as the ADU.
4. If the applicant wants to apply for a subdivision on the north lot the project, plans will need to
show how it will provide the new lot(s) with separate sanitary sewer service (to the main).
5. Sanitary Sewer System Development Charges (SDC)are based on the size of the domestic water
meter, but will only be triggered by an additional water meter or upsizing an existing water
meter. This fee shall be paid prior to project closeout.
Storm Drainage:
1. The project will need to show in a plan how the new unit(s) will handle the storm runoff.
2. An ADU would trigger a residential storm connection permit following approval of the plan
noted above.
3. A subdivision would trigger a small drainage review as defined in the City of Renton·
Amendments to the 2009 King County Surface Water Drainage Manual.
4. The Surface Water SDC fees are $1,012 per dwelling unit for both the ADU and the subdivision.
These fees are collected at the time a construction permit is issued or prior to project closeout.
Street Improvements:
Offsite improvements of curb, gutter, and sidewalk were all installed per AsBuilt drawing R-3441; hence,
additional improvements will not be required for either the ADU or a new subdivision unless the new
subdivision fronts additional right-of-way not fronted under the Warnes Short Plat.
General:
1. All required utility, drainage, and street improvements will require separate plan submittals
prepared according to City of Renton drafting standards by a licensed Civil Engineer.
2. All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control
Network.
3. Permit application must include an itemized cost estimate for these improvements. Half of the
fee must be paid upon application for building and construction permits, and the remainder
when the permits are issued. There may be additional fees for water service related expenses.
See Drafting Standards.
cc: Kayren Kittrick, Development EngineerIng Supervisor
H:\CED\Planning\Currenl Planning\PREAPPS\12-044.Rocale\Plan Review Comments PRE 12-044.doc
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
DATE:
TO:
FROM:
SUBJECT:
MEMORANDUM
June 21, 2012
Pre-Application File No. 12-044
Rocale Timmons, Associate Planner
South Warnes ADU (SS02 NE 10th St)
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification andlor concurrence by official
decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator,
Public Works Administrator, Planning Director, Development Services Director, and City
Council). Review comments may also need to be revised based on site planning and other
design changes required by City staff Dr made by the applicant. The applicant is encouraged to
review all applicable sections of the Renton Municipal Code. The Development Regulations are
available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall
or online at www.rentonwa.gov
Project Proposal: The subject property is located on the north side of NE 10th St between Jericho
PI NE and Nile Ave NE. The proposal is to construct a two-story accessory structure containing a
three-car garage on the first floor, and an Accessory Dwelling Unit (ADU) on the second floor.
The proposed accessory structure would be 1,720 square feet in size. Additionally the applicant
is proposing the further subdivision of the lot, which was created as part of the Warnes Short
Plat in 2009 (lUA07-100), into two lots. The subject property is zoned Residential-4 dwelling
units per net acre (R-4).
Current Use: The site is currently contains a single family residence.
Zoning/Density Requirements: The subject property is located within the R-4 zoning
deSignation. The maximum density allowed in the R-4 zone is 4.0 units per net acre (dulac).
The area of public and private streets and critical areas would be deducted from the gross site
area to determine the "net" site area prior to calculating density. Using the gross square
footage the proposal for 2 lots arrives at a gross density of approximately 4.07 dulac (2 lots
10.4914 acres = 4.07 dulac), which is not within the density allowances permitted in the R-4
zone. Additionally, since the area of land within require access easements, was not provideq
with the pre-application materials, the net density could not be calculated. The project would
need to meet density requirements using "net" square footage. Several more square feet
wauld be required in order to meet the density requirements of the zone.
The subject site was part of a subdivision that recorded in 2009 (lUA07-100). Per RMC 4-7-D70
any land subdivided sholl not be further divided for a period of five (5} years without following
i:\rtimmons\preapps\12-044 (r-4 warnes adu).doc
5 Warnes ADU
Page2of4
June 21, 2012 •
the procedures for Preliminary Plot. Further short subdivision of lot(s} must be consistent with
the then-current applicable maximum density requirement as measured within the plat as a
whole.
ADU's are allowed as an accessory use to a detached single-family dwelling with an
Administrative Conditional Use Permit. ADU's are subject ta the development standards
applicable to primary structures and cansistent with the architectural character of the primary
structure. The praperty owner is also responsible for filing an affidavit affirming that the owner
will occupy the principal dwelling for the ADU. As a note ADU's are not included in density
calculations.
Development Standards: The project would be subject to RMC 4-2-110A, "Development
Standards for Residential Zoning DeSignations (Primary and Attached Accessory Structures) and
RMC 4-2-110B, Development Standards for Residential Development (Detached Accessory
Buildings) effective at the time of complete application. A copy of these standards is included.
Minimum Lot Size, Width and Depth -The minimum lot size permitted in the R-4 is 8,000 square
feet. A minimum lot width of 70 feet for interior lots and 80 feet for corner lots, as well as a
minimum lot depth of 80 feet, is also required. It appears the proposed subdivision would
meet the lot standards of the R-4 zoning classification.
Building Standards -The R-4 zone allows a maximum building coverage of 35% of the lot area or
2,500 square feet, whichever is greater for lots over 5,000 square feet in size. Building height is
restricted to 30 feet from existing grade. Detached accessory structures must remain below a
height of 15 feet. The gross floor area must be less than that of the primary structure.
Accessory structures are also included in building lot coverage calculations, The proposal's
campliance with the building standards would be verified at the time of building permit review
for the new residence to be located on secand lot. Elevations and lot coverage calculations were
not provided with the pre-application materials for the proposed ADU. The applicant would be
required at the time of formal land use application (Canditional Use Permit) to provide
elevations and lot coverage calculations for the subject site.
The maximum size allowed for an accessory dwelling unit is 800 square feet. The maximum
floor area of all accessory buildings shall not be greater than the floor area of the primary
residential use. The submitted site plan indicates that the existing residence is 1,555 square
feet, the proposed ADU would be 840 square feet in size. While the proposed ADU would be
smaller than the primary residence, the proposed structure would exceed the 800 square foot
requirement. The applicant wauld be required ta reduce the size of the structure or request
and have approved an Administrative Variance. At this time it does not appear staff would
support a request for the variance as there is no undue hardship.
Setbacks -Setbacks are the minimum required distance between the building footprint and the
property line and any private access easement, The required setbacks in the R-4 zone are 30
feet in front for the primary structure. However, the front yard setback of the primary structure
may be reduced to 20 feet if all parking is provided in the rear yard of the lot with access from a
public right-of-way or alley. The rear yard setback is 25 feet for the primary structure and
interior side yard setbacks are 5 feet. Side yards along-a-street (including access easements) are
15 feet for the primary structure and 20 feet on side yards along streets (including access
easements) for the attached garage gaining access from the side street. The setbacks for the
new residence, on proposed Lot 2, would be reviewed at the time of building permit. The
i:\rtimmons\preapps\12-D44 (r-4 warnes adu).doc
-,
S Warnes AOU
Page 3 of 4
June 21, 2012
primary single family residence on the existing lot would be required to be set back 20 feet
from the required access easement ta the northern lot.
Accessory structures are not permitted within required front yards or side yards along streets.
The rear yard setback for accessory dwelling units is determined through administrative review,
and shall be no less than lO·feet and no greater than 25·feet. The side yard setback is required
to be 5·feet and a 6-foot setback is required in between structures. It appears the propasal
complies with the accessory dwelling unit setback requirements of the zone. The rear yard
setback would be determined during the Administrative Conditional Use Permit review.
Building Design Standards -The proposed structure would be subject to the Residential Design
Standards outlined in RMC 4-2-115. The proposal's compliance with the residential design
standards would be verified at the time of building permit review.
Access/Parking: Access to the proposed garage/ADU would be via a private driveway extended
from N E 10th St. Access to the proposed lot would likely be provided via the existing driveway
extended from NE 10'" St which would necessitate an occess easement.
Each lot is required to accommodate off street parking for a minimum of two vehicles.
Driveways: The maximum driveway slopes cannot exceed 15%, provided that driveways
exceeding 8% are to provide slotted drains at the lower end of the driveway. If the grade
exceeds 15%, a variance is required.
Landscaping -Except for critical areas, all portions of the development area not covered by
structures, required parking, access, circulation or service areas, must be landscaped with
native, drought-resistant vegetative cover. The development standards require that all pervious
areas within the property boundaries be landscaped. The minimum on-site landscape width
required along street frontages is 10 feet.
Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape
requirements (enclosed). A conceptual landscape plan sholl be submitted at the time of
Preliminary Plat application.
Significant Tree Retention: If Significant trees (greater than 6-inch caliper) are proposed to be
removed a tree inventory and a tree retention plan along with a tree retention worksheet shall
be provided with the formal land use application. The tree retention plan must show
preservation of at least 30 percent of significant trees, and indicate how proposed building
footprints would be sited to accommodate preservation of Significant trees that would be
retained. If the trees cannot be retained, they may be replaced with minimum 2 inch caliper
trees at a ratio of six to one.
Environmental Review: The proposed project would be exempt from Washington State
Environmental Policy Act (SEPA) review.
Permit Requirements:
The proposal would require a Conditional Use Permit for the ADU and Preliminary Plat approval
for the subdivision of the lot into two lots. The applications can be reviewed separately each
taking 6-8 weeks, or can be reviewed concurrently within an estimated time frame of 8 weeks
once a complete application is accepted. The Preliminary Plat Review application fee is $4,000
and the Conditional Use Permit application fee is $2,000. There will also be a technology fee, of
3 %, based on the total land use application fees for the project. Detailed information regarding
the land use application submittal is provided in the attached handouts.
i:\rtimmons\preapps\12-044 (r-4 warnes adu).doc
5 Warnes ADU
Page 4 of 4
June 21, 2012
Fees: In addition to the applicable building and construction fees, the following mitigation fees
would be required prior to the recording of the' short plat. Imoact fees, which would replace
mitigation fees, may be adopted prior to construction. Those fees are to be determined, The
following are curr~n~ fees: I '. ':
o A Fire Mitigation fee of $488.00 per new single family residence.
o A Transportation Mitigation Fee based on $75.00 per each new average
daily trip attributable to the project; and
o A Parks Mitigation Fee based on $530.76 per new single family residence.
o A School District Impact Fee based on $6,392 per new single family
residence, Accessory dwelling units are considered multi-family units for
the purposes of applying school impact fees. The fees are $1,274.00 for
each new multi-family unit.
A handout listing all of the City's Development related fees in attached for your review.
Expiration: The preliminary short plat approval is valid for two years with a possible one-year
extension.
i:\rtimmons\preapps\12-044 (r-4 warnes adu).doc
"
PLANNING DIVISION
WAIV ..... { OF SUBMITTAL REQU ... EMENTS
FOR LAND USE APPLICATIONS
This requirement may be waived by:
1. Property Services PROJECT NAME: yJjyz.-,vEoS AD LA
2. Public Works Plan Review
3. Building
4. Planning
DATE: 7/? II~ r j
H: \C ED\Oata\F orms· T emplales\Self.Hefp Handouts\Pianning\waiverofsubmittalroqs, xis 06/09
PLANNING DIVISION
WAIVE!\' )F SUBMITTAL REQUIRrlENTS
FOR LAND USE APPLICATIONS
Applicant Agreement Statement 2 AND 3
Inventory of Existing Sites 2 AND 3
Lease Agreement, Draft 2 AND 3
of Site Conditions
of View Area 2 AND 3
Photosimulations 2 AND 3
This requirement may be waived by:
1. Property Services
2. Public Works Plan Review
PROJECT NAME: __ Wr....:..:....#=!.:-tJ.:...:t=-:: ::::.S----LA..uO"'-U"'-L-__
DATE: __ ....:...1L..::.l~--L/...!..C/ J~ __ _ 3. Building
4. Planning
H:\CEO\Dala\Forms-Templates\$clf-Help Handouts\Planning\waiverofsubmittalreqs.xts 06109
. '. ". "~ ~
l~EE RETEnNTfoN
WORKSHEET
~ ~eotor •.
c\t':l 0 Oi\lisiO("l ,
pla("l("l\("Ig .
j\ll 1 S 1~\1
,'-".
1. Total number of trees over 6" in diameter1 on project site: 1.
2. Deductions: Certain trees are excluded from the retention calculation:
Trees that are dead, diseased or dangerous 2
Trees in proposed public streets
Trees in proposed private access easements/tracts
Trees in critical areas 3 and buffers
Total number of excluded trees:
3. Subtract line 2 from line 1:
2.
3.
____ trees
____ trees
____ trees
____ trees
___ O=-_trees
---ti-,oI .... l(J""'--trees
4. Next, to determine the number of trees that must be retained4 , multiply line 3 by:
0.3 in zones Re. R-1. R-4. or R-8
0.1 in all other residential zones
0.05 in all commercial and industrial zones 4. --'-'13 ..... ~ _. -,,=B~ trees
5. List the number of 6" or larger trees that you are proposing 5 to reta!"i:
. 5. ~9v trees
6. Subtract line 5 from line 4 for trees to be replaced:
(If line 61s less than zero, stop here. No replacement trees are required).
6. __ --'0"""' __ trees
7. Multiply line 6 by 12" for numbe[()t,reql!ired replacement inches:
.: .,' :-.
7 . ______ inches . .;'
8. Proposed size of trees to meet additional planting requirement:
(Minimum 2" caliper trees required) 8. _______ inches
9. Divide line 7 by line 8 for number of replacement trees6 :
(if remainder is .5 or greater, round up to the next whole number)
1. Measured at chest height
9.
per tree
______ trees
2. Dead, diseased or dangero(M t~ees must b~ certified as such by a forester, registered landscape architect, or
certified arborist. and approved by the City. .'
3. Critical Areas, such as wetlands, streams, floodplains and protected slopes, are defined in Section 4-3-050 of
the Renton Municipal Code (RMC).
~. Count only those trees to be retained outside of critical areas and buffers.
5. The City may require modificatIon of the tree retention plan to ensure retention of the maximum number of
trees per RMC 4-4-130H7a
II. Inches of street trees, Inches of trees added tct'critlca/'ar~aslbuffersl and inches of trees retained on site that
are less than 6" but are greater than 2" can be used to meet the tree replacement requirement
H ;\C ED\Da ta \Forms-T empln tes'Se I f-Help Handouts\Plann in g\ T reeReten ti on Worksheet d DC t2l08
#6 Project Narrative
Project Name, Size and Location of Site:
Name: S. Warnes ADU
Size: .49 acres
City of Renton
Planning O/·V· . ISlon
Location: 5502 NE lOth Street, Renton, WA 98059
JUL 1 8 l012
Land Use Permits:
Building pennit and fire hydrant pennit
Zoning Designation of the Site: R-4
Current use oftbe Site and Improvements:
Single Family home without a garage
Special Site Features: None
Statement Addressing Soil Type & Drainage Conditions:
Soil Type: Loamy Sand & Rocks
Drainage Conditions: No drainage problems due to installed drainage for existing home and
large area of pervious surface and trees surrounding the project.
Propose use of Property & Scope of Development:
Would like to build a (33' x 24') three car garage with a 792 sq. ft. ADU above as I am retired
now and downsizing. The highest elevation is 21' 4". The outside stairway will be on the private
north side ascending up to a covered 8X8 deck for ADU entrance.
Access:
Home has a 20 foot wide paved driveway from NE lOth Street to back corner of existing home.
Driveway will be extended to the 3 car garage for parking and a tum around.
Proposed Off-site Improvements:
Install a fire hydrant near the 20 foot driveway on NE 10 th Street. I have already installed the
sidewalk, curb, gutter, landscape and stonn drains just 3 years ago.
Total Estimated Construction Cost & Estimated Fair Market Value:
Project Cost: $45,000.
Added Fair Market Value: $55,000
Estimated Quantities of Fill or Excavation:
Excavation will be for footings of the 33' x 24 'Garage and extended driveway and turn around.
No extra fill needed, due to using on site fill.
Number, Type and Size of Trees:
4 Trees: 2 -Alders & 2 -Firs. 10" to 14"
Explanation of any Land Dedicated to City: None
Due to small size of project -no job shacks, sales trailers, model homes or modifications
are needed.
#7 C. ,DlTIONAL USE PERJ\HT JUSTh _,.ATlON
City of Renton
Planning Division
JUL 1 8 2012
Consistency with Plans and Regulations: @!i';;.rr;,.r.=
Now there is a single family home by itself on a half acre without a garage or out buildings. "l3tJ~~~[Q)
car garage! ADU is compatible with the neighborhood, the comprehensive plan and zoning ordinance fo; the
City of Renton. The existing home is a 46 x 26 rectangle, two stories high with a 4/12 pitch roof I would like
to match that with a 33 x 24 rectangle two story three car garage!ADU with 4!12 pitch roof with both facing
east with matching roofing and siding.
Appropriate Location:
The purposed location has lots of room on the half acre, so it will not make the site over concentrated. The plan
is very suited for the proposed use. This will be very useful, for I am retired and downsizing. This means I can
sell my home and live in the smaller ADU which is more economical living for me.
Effect on Adjacent Properties and Landscaping:
This three car garage! ADU will not affect the neighboring homes, for it is not close to them in proximity and is
hidden from view. This private area sits on the land as follows:
A.) North side is Yo acre of tree land with natural vegetation.
B.) South side is the existing home and another lot before NE 10 th Street. This would be
over 100 feet from the closest street.
C.) West side has Madrona & Fir trees with natural vegetation.
D.) East side is the driveway, along with two retaining walls with plants. Above the wall
there is a row of trees and plants with adds to the privacylblocking neighbors view.
Therefore all of what I have stated above makes the proposed location very private and secluded from view.
Com patibiJity:
This existing home is the only one in the area without a garage. Total square footage with garage! ADU with
make this home more compatible with the size and character of the neighborhood. All the neighboring homes
are two story and larger.
Parking:
As for the parking amenities of this three car garage, it allows for 3 cars to park, plus sufficient widening to
accommodate enough area for turn around plus extra parking along driveway.
Traffic:
There is safe movement for vehicles and pedestrians due to the tum around and an unobstructed view to enter
NE lOth Street from a paved 20 foot wide driveway. [have already developed NE lOth Street with sidewalk,
curb, gutter, 5 storm drains and a 5' x 45' planting strip.
Noise, Light and Glare:
Because the location of the 3 car garage! ADU is behind the existing home, this does not create a problem with
noise, light or glare, as there are no other buildings within view.
Landscaping:
No other landscaping is needed other than stated above to buffer property from potential adverse effects of the
proposed use.
#9 Construction Mitigation Description
Proposed Construction Dates:
I would of course like construction to start as soon as possible. Upon authorization of the
permits I would like to start building in August and hopefully finish by November.
Hours and Days of Operation:
Work will be during normal business hours -Monday thru Friday.
Proposed HaulingfTransportation Routes:
Routes used will be NE 10 th Street to Hoquiam and/or Nile Street to Sunset Blvd or SE
128 th Street.
Measures to minimize Dust, Traffic and Transportation impacts:
Driveway is not an issue as it is paved, so no dust issue. Plus the driveway is to the side and
long enougb -140 feet from the road to the building site, which is behind the existing home.
Due to the scale of this small project and the adequate land around it, erosion, mud and
noise will not be a problem. There are none noxious characteristics due to no gas lines on
the property.
Any Special Hours Proposed: None
Preliminary Traffic Control Plan: (Due to the size of the project)
No need for traffic control due to project is a considerable distance behind the existing
home and well off ofstreet access.
No use of cranes is necessary due to size of project.
. 01 Renton
C\\'I. Oi'Jision
PlannIng
j\JL \ S lUil
City of Renton
Planning Division
PRELIMINARY TARGETED JUL 18 lU12
IRi ~((;~llW'~©
TECHNICAL INFORMATION REPORT
-/2.
WARNES SHORT PLAT
5502 NE 10111 ST
RentOlll, W A
~V:i~XN.·~·-f~r;:;-s-~~,'Q~c·WA,
..... 1IIWIftQ Nw&6"
Section Title.
Project Overview
TABLE OF CONTENTS
Preliminary Conditions Summary
Offsite Analysis
Detention Design & Water Quality DeSign
Conveyance Systems Anaiysis & Design
Special Reports & Studies
Other Permits
Erosion/ Sedimentation Control Design
Bond Qualities, Facility Summaries and Declaration of Covenant
Operations & Maintenance Manual
Section Number
II
iii
iV (not used)
V (not used)
VI (not used)
VII (not used)
Vii I (not used)
iX (not used)
X (not used)
PROJECT OVERVIEW
This project consists of building a 33' x 24' three car garage with a 792 sq. foot ADU above
and extending existing driveway to the garage. The majority of the approx. Y. acre will
remain untoucbed.
All of the improvements on NE 10 th Street in front oftbe existing home are done as a result
of dividing this property 3 years ago. At that time, S Warnes installed sidewalk, curb,
gutter, planting strip and 5 storm drains.
There is a 10' easement on the west side for sewer and drainage purposes. Sewer is
already connected in this easement as is the drainage for the existing home. The ADU will
connect to the existing sewer and drainage systems.
In accordance with directions from the City staff, the requirement for detention was
evaluated using the 2009 King County Surface Water Design Manual as adopted and
amended by the city of Renton. It is shown in this report that detention is not required, as
the increase in impervious surface is under 5000 square feet. This is defined in the subject
Manual chapters 1 and 2.
Water quality was not required under the PGIS area increase exemption. The
post-developed site will have 3,036 square feet of total PGIS from all roadway and
driveway improvements. This doesn't take into account the existing PGIS, so it is a very
conservative number. Because it is below 5,000 square feet, no water quality system is
required.
Part 10 SURFACE WATER SYSTEM
GrassUned 0 Tank 0 Infiltration Method of Analysis
Channel
0 Vault none
0 Dispersion
X Pipe System 0 Energy Dissapator
Compensatlon/Mitigatl
0 Waiver on of E6minated Site
0 Open Channel 0 Wetlands 0 Storage
Regional
0 Dry Pond Detentlon
0 Stream 0 Wet Pond
Brief DescrIption of System Opelation; Direct connection of downspouts ID storm drain system in
front of site. Use a perl'oi aIed downspout connection for new house.
Facility Related Site Umilatlons
Reference Faciflly UmilBtion
Part 11 STRUCTURAL ANALYSIS
o Cast in Place Vault
o Retaining Wall
XRockEllY> 4' High
o Structural on Sleep Slope
o Other
Part 12 EASEMENTSITRACTS
XDrainage Easement
o Tract
o Other
Part 13 SIGNATURE OF PROFESSIONAl ENGINEER
lora civil engineer under my supervision my supervision have IrisIted the site. Actual site
conditions as observed were incorporated InID this worksheet and the atlachmenls. To the best of
my knowledge the informallon provided here is accurate.
Signed/Date _" I
AREA CONTOURS
PRELIMINARY CONDITIONS SUMMARY
This section only includes Core and Special Requirements, as no conditions of approval
have been issued for the subject projects.
Summary of City of Renton Pre application notes:
1. Sanitary sewer is already installed for existing residence. ADU will connect to the
existing sewer. It is not in an Aquifer Protection Zone.
2. Water is served by WD 90. Water main improvement of a fire hydrant on N.E. 10·b
street will need to be approved by City of Renton.
3. All new power, telecommunications to be placed underground.
CORE REQUIREMENTS
Per the drafting standards revised May 2000 the Core requirements 1-5 in section 1.2 are
to be addressed, and all special requirements in 1.3 that are applicable to this project are to
be addressed.
Core Requirement #1: Discharge at the Natural Location.
The current storm water sheet nows from existing impervious surfaces to the drainage
systems in NE 10·h Street. The site runoff will be directed to this drain, so the runoff will
be routed to the same location.
Core Requirement #2: Off Site analysis.
All the surface water from this plat drains to the storm drain system in N.E.IO'h Street.
That system then drains west to Honey Creek, which is a tributary to May Creek. This
project is north and west of the plat of Wedgewood, which has recently extended the
culvert crossing under NE 10·h Street. A review of the downstream system indicates stream
conveyance across private property. The next culvert crossing in public right of way is
located over a ~ mile to the north under Hoquiam Avenue NE. There does not appear to
be any down stream problems within the ~ mile of this project.
Core Requirement #3: Run off Control
In accordance with directions from the City staff, the requirement for detention was
evaluated using the 2009 King County Surface Water Design Manual and City of Renton
Amendments. It is shown in Section IV of this report that detention is not required, as the
increase in impervious area is under 5000 square feet. This exemption is defined in the
subject Manual in chapters 1 and 2 as adopted by the City of Renton.
Core Requirement #4: Conveyance System
Other than roof and driveway drainage, no conveyance system is proposed on the site. The
existing 12" drainage system shows no sign of capacity problems.
Core Requirement#5: Temporary Erosion and Sedimentation Control (TESC):
Soils in this project have a moderate silt content and are moderately sensitive to erosion.
Work involves a small amount of soil movement as required to continue the existing
driveway to the garage and excavation for the garage foundation. Because of the limited
scope of work and the fact that the size of the development area is about 0.16 acres, normal
TESC BMP's will be applied for this project.
SPECIAL RQUIREMENTS
Other Adopted Area Specific Requirements:
No such areas are known to affect tbis site.
,
King County Area, Washington (WA633) ®
Map unit Symbol Map Unit Name Acres in Percent of
Age
AgO
Alderwood
gravelly sandy
loam, 6 to 15
percent slopes
Alderwood
gravelly sandy
loam, 15 to 30
percent slopes
Totals for Area of Interest
(AOI)
SOILS MAP
AOI AOI
75.9 87.7%
10.7 12.3%
86.6 100.0%
·' .. )
SITE AERIAL
OFF-SITE ANALYSIS
UPSTREAM:
The upstream area consists ofthe adjacent parcels to the east, which are single family
residential lots. Runoff from those sites sheet flows into 3 storm drains in NE lOth Street.
ON-SITE:
The project site is occupied by one single family residence. It is forested to the north of
the existing house. No sources of runoff, closed depressions or other drainage features
were observed. Most of the runoff from the site sheet flows to the southwest into the
installed 2 storm drains on NE 101h Street.
DOWNSTREAM:
Runoff from the site sheet flows and drains to a catch basin to the west about 120 feet or
outfalls to the Homey Creek north of 101h Street. The catch basin in 101h Street directs
the runoff to the north in a 24 inch CMP, which travels to the edge of 10 Street, where it
outfalls to the Home Creek (Photo 2A). From there the runoff enters a vegetated channel
(Photo 28). The channel are immediately downstream ofthe outfall is landscaped, but is
forested beyond that. This channel and the surrounding forested condition continue to a
point over Y. mile downstream, so the reconnaissance ended there.
" .. -
FloodplainIFloodway Delineation:
The site is not in or adjacent to any floodplain or floodway.
Flood Protection Facilities:
The site is not adjacent to a Class 1 or 2 stream, nor does is propose to
construct a new or modify and existing flood protection facility.
Source Controls:
No special controls should be required for the site, as it is a single family
residential development
Oil Control:
Thi$ is not a high use site, nor is it redeveloping an existing high use site.
Therefore, special oil control measures are not required.
Printed: 07-18-2012
Payment Made:
CITY OF RENTON
1055 S. Grady Way
Renton, WA 98055
Land Use Actions
RECEIPT
Permit#: LUA12-058
07/18/2012 10:13 AM Receipt Number:
Total Payment: 2,060.00 Payee: SUELLEN WARNES
Current Payment Made to the Following Items:
Trans Account Code Description
3080 503.000000.004.322 Technology Fee
5009 000.000000.007.345 Conditional Use Fees
Payments made for this receipt
Trans Method Description Amount
Payment Check 5441 2,060.00
Account Balances
Amount
60.00
2,000.00
Trans Account Code Description Balance Due
3021 303.000000.020.345 Park Mitigation Fee
3080 503.000000.004.322 Technology Fee
3954 650.000000.000.237 Special Deposits
5006 000.000000.007.345 Annexation Fees
5007 000.000000.011.345 Appeals/Waivers
5008 000.000000.007.345 Binding Site/Short Plat
5009 000.000000.007.345 Conditional Use Fees
5010 000.000000.007.345 Environmental Review
5011 000.000000.007.345 Prelim/Tentative Plat
5012 000.000000.007.345 Final Plat
5013 000.000000.007.345 PUD
5014 000.000000.007.345 Grading & Filling Fees
5015 000.000000.007.345 Lot Line Adjustment
5016 000.000000.007.345 Mobile Home Parks
5017 000.000000.007.345 Rezone
5018 000.000000.007.345 Routine Vegetation Mgmt
5019 000.000000.007.345 Shoreline Subst Dev
5020 000.000000.007.345 Site Plan Approval
5021 000.000000.007.345 Temp Use, Hobbyk, Fence
5022 000.000000.007.345 Variance Fees
5024 000.000000.007.345 Conditional Approval Fee
5036 000.000000.007.345 Comprehensive Plan Amend
5909 000.000000.002.341 Booklets/EIS/Copies
5941 000.000000.007.341 Maps (Taxable)
5998 000.000000.000.231 Tax
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City Of Renton
Planning Division
JUL I 8 l012
R1203288