HomeMy WebLinkAboutMiscREPORT City of Renton
Department of Planning I Building I Public Works
&
DECISION ADMINISTRATIVE SHORT PLA T REPORT & DECISION
A. SUMMARY AND PURPOSE OF REQUEST:
REPORT DA TE: October 10, 2007
Project Name Suelien Warnes Short Plat
Owner/Applicant!
Contact:
Suellen War~es
5520 NE 10' Street
Renton, WA 98059
File Number LUA-07-100, SHPL-A I Project Manager I Jill K. Ding, Senior Planner
Project Description The applicant is requesting Administrative Short Plat approval for the subdivision of an
existing 29,434 square foot parcel zoned Residential - 4 dwelling units per acre (R-4) into
two lots. An existing residence is proposed to remain on Lot 1. Proposed Lot 1 would be
19,607 square feet in area and proposed Lot 2 would be 8,000 square feet in area. Access
to the proposed lots would be provided via residential driveways off of NE 10th Street.
Project Location 5502 NE 10th Street
Project Location Map AdminRPT_ Sue/len Warnes Short Plat.doc
City of Renton P/B/PW Department Administrative Land Use Action
REPORT AND DECISION DATED October 10, 2007; PROJECT LUA-07-100. SHPL-A
B_ GENERAL INFORMA TlON:
1.
2.
Owners of Record:
Zoning Designation:
Suellen Warnes. 5502 NE 10'h Street. Renton. WA 98059
Residential - 4 dulac (R-8)
3. Comprehensive Plan Land Use Designation: Residential Low Density (RLD)
4. Existing Site Use: Once existing single family residence is proposed to remain.
5. Neighborhood Characteristics:
North: Single Family Residential (R-4 zone)
East: Single Family Residential (R-4 zone)
South: Single Family Residential (R-4 zone)
West: Single Family Residential (R-4 zone)
6.
7.
Access:
Site Area:
Via residential driveways onto NE 10'h Street
29,434 square feet/O.68 acres
C_ HISTORICAUBACKGROUND:
Action
Comprehensive Plan
Zoning
Annexation
D_ PUBLIC SERVICES:
1. Utilities
Land Use File No.
N/A
N/A
N/A
Ordinance No.
5099
5100
5147
Date
11/0112004
11/01/2004
07/04/2005
Page 2
Water: The proposed short plat is not located in the City of Renton Water Service Area. The project
site is located in Water District 90 water service area.
Sewer: There is an 8" sanitary sewer main in NE 10th SI.
Surface WaterlStorm Water: There are existing storm drainage facilities located in NE 10th St on the
south side immediately to the west of the parcel being developed.
Streets: There is currently a paved right-of-way along the frontage of this site.
2. Fire Protection: City of Renton Fire Department
E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
Section 4-2-020: Purpose and Intent of Zoning Districts
Section 4-2-070: Zoning Use Table
Section 4-2-110: Residential Development Standards
2. Chapter 4 Property Development Standards
Section 4-4-030: Development Guidelines and Regulations
3. Chapter 6 Streets and Utility Standards
Section 4-6-060: Street Standards
4. Chapter 7 Subdivision Regulations
Section 4-7-070: Detailed Procedures for Short Subdivisions
Section 4-7-120: 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
AdminRPT_Suellen Warnes Short Plat.doc
City of Renton PIBIPW Department Administrative land Use Action
REPORT AND DECISION DATED October 10, 2007; PROJECT LUA·07·100, SHPL·A Page 3
F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element -Residential Low Density
2. Community Design Element
G. DEPARTMENT ANAL YSIS:
1. Project Description/Background
The applicant, Suellen Warnes, is proposing to subdivide a 0.68·acre (29,434 square foot) parcel zoned
Residential-4 dwelling units per acre (R-4) into two lots. The property is located north of NE 10th Street and
east of Hoquiam Avenue NE. An existing single family residence is proposed to remain on Lot 1. The required
front yard setback is 30 feet, the required side yard is a 15-foot combined setback with a minimum of 5 feet for
any side yard, and the required rear yard setback is 25 feet.
Proposed lot sizes are: Lot 1 at 19,607 sq. ft. and Lot 2 at 8,000 sq. ft. The proposal for two new lots would
arrive at a density of 2.9 dwelling units per net acre (dulac). The maximum density permitted in the R-4 zone is
4.0 dwelling units per acre and the proposed density does not exceed the maximum density permitted.
Access to the proposed lots would be provided via residential driveways off of NE 10th Street. The topography
of the subject site slopes from east to west at an average grade of 17 percent. There are 74 existing trees, of
which 10 are proposed to be removed.
2. Environmental Review
Except when located on lands covered by water or sensitive areas, short plats are exempt from SEPA
Environmental Review pursuant to WAC 197·11·800(6)(a).
3. Compliance with ERC Conditions
N/A
4. Staff Review Comments
Representatives from various city departments have reviewed the application materials to identify and address
issues raised by the proposed development. These comments are contained in the official file, and the essence
of the comments has been incorporated into the appropriate sections of this report and the Departmental
Recommendation at the end of the report.
5. Consistency Short Plat Criteria
Approval of a plat is based upon several factors. The following short plat criteria have been established to
assist decision·makers in the review of the plat:
a) Compliance with the Comprehensive Plan Designation
The site is designated Residential 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 and employment 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:
Policy LU·143. Within the Residential 4 dulacre zoned area allow a maximum density of 4 units
per net acre to encourage larger lot development and increase the supply of upper income housing
consistent with the City's Housing Element.
The proposed project for two lots would arrive at a net density of 2.9 dwelling units per net acre,
which is within the density range permitted.
Policy LU-146. Interpret development standards to support provision of landscape features as
well as innovative site planning. Criteria should include:
1) Attractive residential streetscapes with landscaped front yards that are visible from the street;
2) Landscaping, preferably with drought-resistant plant materials;
AdminRPT_Suellen Warnes Short Plat. doc
City of Renton P/B/PW Department Administrative Land Use Action
REPORT AND DECISION DATED October 10,2007; PROJECT LUA-07-100, SHPL-A Page 4
3) Large caliper street trees;
4) Irrigated landscape planting strips;
5) Low-impact development using landscaped buffers, open spaces, and other pervious surfaces
for surface water runoff; and
6) Significant native tree and vegetation retention and/or replacement.
A landscape plan and tree retention plan were submitted with the project application. A minimum of
5 feet of landscaping will be required along the NE 10'h Street frontage and 2 trees will be required
within the front yard areas of the proposed lots. A minimum of 25 percent of the existing trees will
be required to be retained or replaced.
Objective CD-C: Promote reinvestment in and upgrade of existing residential neighborhoods
through redevelopment of small, underutilized parcels with infill development, modification and
alteration of older housing stock, and improvements to streets and sidewalks to increase property
values.
The proposed short plat would result in the creation of a new lot for the future construction of a
single family residence. In addition, frontage improvements would be constructed along NE 10'h
Street or a fee in lieu of construction the improvements would be paid.
Policy CD-12: Infill development, defined as new short plats of nine or fewer lots, should be
encouraged in order to add variety, update housing stock, and increase vitality of
neighborhoods.
The proposed short plat would result in the creation of two lots. An existing residence would
remain on Lot 1 and a new residence would be constructed on Lot 2, updating the housing
stock in the existing neighborhood.
Policy CD-13: Infill development should be reflective of the existing character of established
neighborhoods even when designed using different architectural styles, and lor responding to
more urban setbacks, height or lot requirements. Infill development should draw on elements of
existing development such as placement of structures, vegetation, and location of entries and
walkways, to reflect the site planning and scale of existing areas.
Construction of a new single family residence would be required to comply with the R-4
development standards for setbacks, lot coverage, and building height.
Policy CD-13.1: Project design, including location of access and dimensions of yards and
setbacks, should address privacy and quality of life on existing improved portions of sites. Rear
and side yard setbacks should be maintained and not reduced to facilitate increased density.
The proposed lots would be adequately sized to provide the required setback areas established for
the R-4 zone. No reductions in the rear or side yards are proposed.
b) Compliance with the Under/ying Zoning Designation
The subject site is designated Residential-4 Dwelling Units per Acre (R-4) on the City of Renton
Zoning Map. An existing single-family residence is proposed to be retained.
The maximum density permitted in the R-4 zone is 4.0 dwelling units per net acre. Net density is
calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private
access easements. No areas were required to be deducted from the gross lot area for the purpose
of calculating net density. The proposal for two lots arrives at a net density of 2.9 dwelling units per
acre, which is less than the maximum density permitted for the R-4 zone.
The allowed building lot coverage in the R-4 zone is 35 percent or 2,500 square feet whichever is
greater for lots over 5,000 square feet in size. The proposed short plat would result in a building lot
coverage of 8 percent for the existing residence proposed to remain on Lot 1 (1,555 square foot
footprint 119,607 square feet = 8 percent). The building lot coverage for Lot 2 would be reviewed
during the building permit review.
The required setbacks in the R-4 zone are as follows: front yard is 30 feet, side yard is 15 feet
combined with a minimum of 5 feet, and the rear yard is 25 feet. Based on the proposed
subdivision, proposed Lot 1 would have its front yard oriented to the east and proposed Lot 2
AdminRPT_SueJlen Warnes Short Plat. doc
City of Renton P/B/PW Department Administrative Land Use Action
REPORT AND DECISION DATED October 10, 2007; PROJECT LUA-07-100, SHPL-A
would have its front yard oriented to the south towards NE 10th Street. The existing residence
would comply with the required setbacks on proposed Lot 1.
Page 5
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. Both lots contain adequate area to provide the required parking areas.
c) Community Assets
The entire site is vegetated primarily with grass, ornamental landscaping, and 74 trees. The
regulations regarding tree protection and retention require that trees on lots being developed be
maintained to the maximum extent feasible. They permit the City to require the replacement of
trees that would implement the intent of the regulations. The Development Services Director has
made a determination that to comply with these requirements, 25 percent of all protected trees
shall be retained or replaced. The applicant submitted and tree cutting plan that indicates 10 trees
of 14 percent would be removed as a result of the proposed short plat. which is in compliance with
this requirement.
The City's landscaping regulations require the installation of landscaping within the public right-of-
way. 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 irrigated appropriately. In addition, the applicant
will be required to plant two ornamental trees, a minimum caliper of 1-1/2 inches (deciduous) or 6-
8 feet in height (conifer), within the 30-foot front yard setback area for the proposed lots. Existing
landscaping may be used to augment the required landscaping.
A conceptual landscape plan was submitted with the application. The proposal would include the
installation of in excess of two trees within the front yard area of Lot 1 and the installation of two
flowering plums and 3 Escallonia within the 5-foot planting strip proposed along NE 10th Street.
The proposed landscape plan appears to comply with the City's landscape requirements.
A detailed landscape plan shall be submitted with the building permit applications. All landscaping
shall be installed prior to the issuance of occupancy for the buildings.
d) Compliance with Subdivision Regulations
Streets: No new public streets would be created as part of the proposed short plat.
NE 10th Street is classified as a Residential Access Street on the City's Arterial Street Map. There
are no existing frontage improvements along the parcel's NE 10th Street frontage. Projects that are
2 to 4 residential lots in size are required to provide half pavement width per standard with curb,
gutter (16' from centerline) and a 5 foot sidewalk on the project side of NE 10th St across the full
frontage of the parcel being developed together with 'No Parking' on the north side. The submitted
conceptual utility plan needs to be modified to show this.
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 are expected to generate approximately 9.57 new
average weekday trips. The fee for the proposed short plat is estimated at $717.75 ($75.00 x 9.57
trips x 1 lots = $717.75) and is payable prior to the recording of the short plat.
Blocks: No new blocks will be created as part of the proposed short plat.
Lots; The size, shape, orientation, and arrangement of the proposed lots comply with the
requirements of the Subdivision Regulations and the development standards of the R-4 zone.
Each lot is rectangular in shape with front yards oriented to the south towards NE 10th Street. Each
of the proposed lots would have direct to a public street (NE 10th Street).
The minimum lot size in the R-4 zone is 8,000 square feet. Lot area is calculated after the
deduction of private access easements and pipestems from the gross lot area. After the deduction
AdminRPT_Suellen Warnes Short Plat. doc
City of Renton P/B/PW Department Administrative Land Use Action
REPORT AND DECISION DATED October 10, 2007; PROJECT LUA-07-100, SHPL-A Page 6
of the 1,800 square foot pipestem for Lot 1, the proposed lot sizes are 19,607 square feet for Lot 1,
and 8,000 square feet for Lot 2. The proposed lot sizes meet the minimum lot size requirements.
The minimum lot width required in the R-4 zone is 70 feet for interior lots. Proposed Lot 1 would
have a lot width of 112 feet and Lot 2 would have a lot width of 92 feet. The minimum lot depth
required in the R-4 zone is 80 feet. Proposed Lot 1 has a lot depth of 217 feet and Lot 2 has a lot
depth of 83 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-4 zoning
classification. In addition, the lots appear to contain adequate building areas to allow for the
retention of the existing single family residence and the construction of a new single family
residence when taking setbacks and lot coverage requirements into consideration.
e) Reasonableness of Proposed Boundaries
Access: Each lot would have access to a public right-of-way (NE 10'h Street) via single family
residential driveways.
Topography: The topography of the subject site slopes to the west at an average grade of 17
percent.
Relationship to Existing Uses: The properties surrounding the subject site are single-family
residences and are designated Residential-4 dwelling units per acre (R-4) on the City's zoning
map. The proposal is similar to existing development patterns in the area and is consistent with the
Comprehensive Plan and Zoning Code, which encourage residential infill development.
f) Availability and Impact on Public Services (Timeliness)
Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish
services to the proposed development, subject to the condition that the applicant provide Code
required improvements and fees. A Fire Mitigation Fee, based on $488.00 per new single-family
lot, is recommended in order to mitigate the proposal's potential impacts to City emergency
services. The fee is estimated at $488.00 ($488.00 x 1 new lots = $488.00) and is payable prior to
the recording of the short plat.
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 not additional students to the local schools.
Storm Water: A Preliminary Targeted Technical Information Report prepared by Site Development
Services, dated July 23, 2007 was submitted with the project application. The report concludes that
detention and water quality would not be required.
This 2 lot short plat project lies in the Honey Creek drainage basin. A storm drainage report and
conceptual drainage plan was submitted with the formal application and the engineer of record
stated that detention was not required under the 1990 King County Surface Water Drainage
Manual. The final design needs to be tied into the existing storm drainage system.
The final drainage plan is to include the fully built out short plat, including future houses, driveways
and roadway improvements. The runoff from the new houses must be tight lined into the storm
drainage system constructed for the short plat.
The drainage report states that there does not appear to be any down stream problems within a
1/4 mile, however the City has received letters and complaints of surface water problems at this
site. These issues will be required to be addressed in full on the civil engineering design and prior
to final acceptance of the short plat.
Due to the potential for erosion and sedimentation to occur during project construction, staff
recommends as a condition of approval that erosion control be installed and maintained during
construction in accordance with the Department of Ecology's Erosion and Sediment Control
Requirements as outlined in the 2005 Stormwater Management Manual.
Surface Water System Development Charges of $759 per new single family parcel will be required
for this short plat. This fee must be paid prior to issuance of the construction permit for the short
plat.
AdminRPT_Sue/len Warnes Short Plat. doc
City of Renton PIBIPW Department Administrative Land Use Action
REPORT AND DECISION DATED October 10, 2007; PROJECT LUA-07-1 00, SHPL-A Page 7
H. Findings:
Utilities: The applicant shall submit a Certificate of Water Availability from Water District 90 to
confirm that the District can provide the required fire flow rate for the development as required by
Renton code.
The required fire flow for single-family residences is 1,000 gpm, and a fire hydrant is required to be
located within 300 feet of all single-family residences. If the building square footage (including
garage area) exceeds 3,600 square feet in area, the minimum fire flow increases to a minimum of
1,500 gpm and requires 2 hydrants within 300 feet of the structure. This distance is measured
along the travel route. Existing and new hydrants will be required to be retrofitted with Storz "quick
disconnect" fittings if not existing.
Per the City of Renton Fire Marshall the proposed driveway approach shall be 20' pavement
section. The approach shown on the submittal is not approved and needs to be modified to meet
this requirement.
The applicant is responsible for providing sanitary sewer to serve the 2 lots. Dual side sewers will
not be allowed. The new lots must be served with an individual side sewer if not existing. The
applicant is responsible for securing the necessary easements to serve this short plat with sanitary
sewer.
This parcel is located in the Honey Creek Special Assessment District (SAD 8611). The fee is
$250 per connection and is collected as part of the construction permit prior to recording of the
short plat.
System Development Charges of $1017 per each new lot are required. These fees are collected
prior to the issuance of a construction permit and prior to the recording of the short plat.
Having reviewed the written record in the matter, the City now enters the following:
1. Request: The applicant has requested Administrative Short Plat Approval for the Suellen Warnes
Short Plat, File No. LUA-07-100, SHPL-A.
2. Application: The applicant's short plat application complies with the requirements for information for
short plat review. The applicant's short plat plan and other project drawings are contained within the
official land use file.
3. Comprehensive Plan: The subject proposal is consistent with the Comprehensive Plan designations
of the Residential Low Density (RLD) land use designation.
4. Zoning: The proposal as presented complies with the zoning requirements and development
standards of the Residential - 4 (R-4) zoning designation, provided all advisory notes are complied
with.
5. Subdivision Regulations: The proposal complies with the requirements established by the City's
Subdivision Regulations provided all advisory notes are complied with.
6. Existing Land Uses: Land uses surrounding the subject site include: North: Residential Single Family
(zoned R-4); East Residential Single Family (zoned R-4); South: Residential Single Family (zoned R-
4); and West: Residential Single Family (zoned R-4).
7. Setbacks: The setbacks for future development on the proposed lots would be evaluated based on the
standards applicable to lots along streets existing as of March 1, 1995. The front yard area of proposed
Lot 1 faces to the east and the front yard area of proposed Lot 2 faces to the south towards NE 10 th
Street. An existing residence is proposed to be retained on Lot 1. The existing residence would comply
with the setback requirements for the R-4 zone.
8. System Development Charges: A Water System Development Charge, a Surface Water System
Development Charge and a Sewer System Development Charge, at the current applicable rates, will
be required for the each new single-family residence as part of the construction permit.
9. Public Utilities: The applicant will be required to install individual sewer stubs to serve the new lots. In
addition, any existing and new fire hydrants must be fitted with 5" quick disconnect Storz fittings.
AdminRPT_Suellen Warnes Short Plat. doc
City of Renton P/B/PW Department Administrative Land Use Action
REPORT AND DECISION DATED October 10, 2007; PROJECT LUA·07·100, SHPL·A Page 8
I. Conclusions:
1. The subject site is located in the Residential Low Density (RLD) comprehensive plan designation and
complies with the goals and policies established with this designation.
2. The subject site is located in the Residential -4 Dwelling Units Per Acre zoning designation and
complies with the zoning and development standards established with this designation provided all
advisory notes are complied with.
3. The proposed two lot short plat complies with the subdivision regulations as established by city code
and state law provided all advisory notes are complied with.
4. The proposed two lot short plat complies with the street standards as established by City Code,
provided the project complies with all advisory notes contained herein.
J. DECISION:
The Suellen Warnes Short Plat, File No. LUA·07-100, SHPL-A, is approved subject to the following conditions:
1. The applicant shall be required to pay a Transportation Mitigation Fee at the rate of $75.00 per net new
average daily trip attributable to the project (estimated at $717.75). The Transportation Mitigation Fee shall be
paid prior to the recording of the final short plat.
2. The applicant shall be required to pay a Fire Mitigation Fee at the rate of $488.00 per new single-family lot
(estimated at $488). The Fire Mitigation Fee shall be paid prior to the recording of the final short plat.
3. Erosion control shall be installed and maintained during construction in accordance with the Department of
Ecology's Erosion and Sediment Control Requirements as outlined in the 2005 Stormwater Management
Manual.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURES:
TRANSMITTED this 10"' day of October, 2007 to the Owner/Applicant/Contact:
Suellen Wames
5520 NE 10'" Street
Renton, WA 98059
TRANSMITTED this ld' day of October, 2007 to the Party of Record:
Mark and Renee Engbaum
3524 NE 10th Street
Renton, WA 98059
TRANSMITTED this ld' day of October, 2007 to the following:
Larry Meckling, Building Official
Bob Van Horne, Fire
Neil Watts, Development Services Director
Jennifer Henning, Current Planning Manager
Jan Conklin
Carrie Olson
Renton Reporter
Land Use Action Appeals & Requests for Reconsideration
The administrative land use decision will become final ilthe decision is not appealed within 14 days olthe effective date 01
decision. An appeal 01 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 olthe 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 lact. After review of the reconsideration request, if the
AdminRPT_Suellen Warnes Short P/at.doc
City of Renton P/B/PW Department Administrative Land Use Action
REPORT AND DECISION DATED October 10, 2007; PROJECT LUA-07-100, SHPL-A Page 9
Administrator finds insufficient evidence to amend the original decision, there will be no further exlension of the appeal period. Any
person wishing to take further action must file a formal appeal within Ihe 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 October 24, 2007. 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 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 irrigated 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 shall be submitted at the time of building permit application.
Property Services
1. To be sent under separate cover.
Fire
1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single-family structures. If the building
square footage exceeds 3,600 sq. ft. in area (including garage), the minimum fire flow increases to 1,500 GPM and
requires two hydrants within 300 feet of the structures
2. Street addresses shall be visible from a public street.
3. Fire department access roadways are required to be paved, 20 feet wide.
Plan Review -Storm/Surface Water
1. This 2 lot short plat project lies in the Honey Creek drainage basin. A storm drainage report and conceptual
drainage plan was submitted with the formal application and the engineer of record stated that detention was not
required under the 1990 King County Surface Water Drainage Manual. The final design needs to be tied into the
existing storm drainage system.
2. The final drainage plan is to include the fully built out short plat, including future houses, driveways and
roadway improvements. The runoff from the new houses must be tight lined into the storm drainage system
constructed for the short plat.
3. The engineers report states that there does not appear to be any down stream problems within a 1/4 mile,
however the City has received letters and complaints of surface water problems at this site. These issues will be
required to be addressed in full on the civil engineering design and prior to final acceptance of the short plat.
4. Surface Water System Development Charges of $759 per new single family parcel will be required for this
short plat. This fee must be paid prior to issuance of the construction permit for the short plat.
AdminRPT_Suellen Warnes Short Plat. doc
City of Renton P/B/PW Department Administrative Land Use Action
REPORT AND DECISION DATED October 10, 2007; PROJECT LUA-07-100, SHPL-A Page 10
Plan Review -Sewer
1. The applicant is responsible for providing sanitary sewer to serve the 2 lots.
2. Dual side sewers will not be allowed. The new lots must be served with an individual side sewer if not existing.
3. The applicant is responsible for securing the necessary easements to serve this short plat with sanitary sewer.
4. This parcel is located in the Honey Creek Special Assessment District (SAD 8611). The fee is $250 per connection
and is collected as part of the construction permit prior to recording of the short plat.
5. System Development Charges of $1017 per each new lot are required. These fees are collected prior to the
issuance of a construction permit and prior to the recording of the short plat.
Plan Review-Water
1. The applicant shall submit a Certificate of Water Availability from Water District 90 to confirm that the District can
provide the required fire flow rate for the development as required by Renton code. A copy was not included in the
application.
Plan Review -StreetsfTransportation
1. Projects that are 2 to 4 residential lots in size are required to provide half pavement width per standard with curb,
gutter (16' from centerline) and a 5 foot sidewalk on the project side of NE 10th 5t across the full frontage of the
parcel being developed together with 'No Parking' on the north side. The conceptual utility plan needs to be
modified to show this.
2. All new electrical, phone and cable services to the plat must be undergrounded. Construction of these franchise
utilities must be inspected and approved by a City of Renton public works inspector prior to recording of the short
plat.
3. Projects that are 2 to 4 residential lots in size are not required to install street lighting.
General
1. All required utility, drainage and street improvements will require separate plan submittals prepared according to
City of Renton drafting standards by a registered Civil Engineer.
2. The construction permit application must include an itemized cost estimate for these improvements. Half of this
fee must be paid upon application for construction permits (preliminary plat improvements), and the remainder
when the construction permit is issued. There may be additional fees for water service related expenses.
3. All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control Network.
AdminRPT_Suellen Warnes Short Plat. doc
Cl TY OF REN TON
SHORT PLAT
RECORDING NO.
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------------SURVEYNOTES __________ __
NOTES
L_~I!.~L D~!tIPTION
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-----CONTACTS-----
OWNER: SURVEYOR,
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