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HomeMy WebLinkAboutD_Hyodo_ADU_CUP_v3DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Hyodo ADU CUP_v3 A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: December 20, 2022 Project File Number: PR22-000016 Project Name: Hyodo SFR ADU Land Use File Number: LUA22-000334, CUP-A Project Manager: Brittany Gillia, Associate Planner Owner/Applicant: Michael and Trisha Hyodo, 2709 NE 23rd Pl, Renton, WA 98056 Contact: Jamal Id Brahim, Artistic Home Renovations, P.O. Box 64294 University Place, WA 98464 Project Location: 2709 NE 23rd Pl, Renton, WA 98056 Project Summary: The applicant is requesting approval of an Administrative Conditional Use Permit (CUP) to construct a 985-sq ft, single-story Accessory Dwelling Unit (ADU) between the primary structure and NE 23rd St on the property addressed at 2709 NE 23rd Pl (APN 9202500110). The subject parcel is 10,136 sq ft (0.23 acre) in size, a through lot located in the Residential-8 (R-8) zone, and has a Residential Medium Density comprehensive land use designation. An existing two-story single-family home is located on the north side of the site (Exhibit 2). The new ADU is proposed to have two (2) bedrooms, two (2) bathrooms, a living room, kitchen, covered patio and covered porch and would be located in the rear yard of the home (Exhibit 3). The applicant proposes to orient the ADU toward the north, in the same direction as the existing home, and to utilize the existing driveway for future ADU occupant parking. There are no permanent changes proposed to the fence or curb access along NE 23rd St (Exhibit 4). The applicant is proposing to plant one (1) Dogwood tree in the front yard and one (1) Japanese maple tree in the rear yard and is not proposing to remove any significant trees from the site (Exhibit 5). According to COR Maps, Wellhead Protection Area Zones (Wellfield 5A, Zone 2) are mapped on the project site. Site Area: 0.23 acres DocuSign Envelope ID: A433D243-7FAD-4294-B2C7-4E0A2BC41CC4 City of Renton Department of Community & Economic Development Hyodo SFR ADU Administrative Report & Decision LUA22-000334, CUP-A Report of December 20, 2022 Page 2 of 17 D_Hyodo ADU CUP_v3 B. EXHIBITS: Exhibit 1: Administrative Decision Exhibit 2: Site Plan Exhibit 3: Architectural Plan Set Exhibit 4: Project Narrative Exhibit 5: Landscape Plan Exhibit 6: Spears Public Comment and Staff Response Exhibit 7: Oberto Public Comment and Staff Response Exhibit 8: Daly Public Comment and Staff Response Exhibit 9: Bader Public Comment and Staff Response Exhibit 10: Site Photos Exhibit 11: Advisory Comments C. GENERAL INFORMATION: 1. Owner(s) of Record: Michael and Trisha Hyodo 2. Zoning Classification: Residential-8 (R-8) 3. Comprehensive Plan Land Use Designation: Residential Medium Density (MD) 4. Existing Site Use: Single-Family Residential 5. Critical Areas: Wellhead Protection Area Zones (Wellfield 5A, Zone 2), 6. Neighborhood Characteristics: a. North: NE 23rd Pl; Single-Family Residential, Residential-8 (R-8) b. East: Single-Family Residential, Residential-8 (R-8) c. South: NE 23rd St; Single-Family Residential, Residential-8 (R-8) d. West: Single-Family Residential, Residential-8 (R-8) 7. Site Area: 0.23 acres D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Huseland Annexation N/A 1796 10/7/1959 Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 DocuSign Envelope ID: A433D243-7FAD-4294-B2C7-4E0A2BC41CC4 City of Renton Department of Community & Economic Development Hyodo SFR ADU Administrative Report & Decision LUA22-000334, CUP-A Report of December 20, 2022 Page 3 of 17 D_Hyodo ADU CUP_v3 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service will be provided by the City of Renton. There is an existing 8-inch water main in NE 23rd Pl that can deliver a maximum capacity of 2,800 gallons per minute (gpm) – (see Water plan no. W-058802). b. Sewer: Sewer service is provided by the City of Renton. There is a sewer main in NE 23rd Pl and a 6”- side sewer that serves the existing home. c. Surface/Storm Water: The site does not have any mapped BMP’s or connections to the storm system. There is an existing 12-inch storm drainage main within NE 23rd pl (Record dwg: R-157001). 2. Streets: NE 23rd Pl is classified as a residential access with an existing right of way (ROW) width of 50 feet as measured using the King County Assessor’s Map. The current roadway section is the following: pavement width of 30 feet with a one-half foot (0.5’) curb and gutter, and five-foot (5’) sidewalk and five- foot (5’) planting strip on both sides of the roadway along the project frontage. NE 23rd St is classified as a residential access with an existing right of way (ROW) w idth of 45 feet as measured using the King County Assessor’s Map. The current roadway section is the following: pavement width of 22 feet with a one-half foot (0.5’) curb and gutter, and five-foot (5’) sidewalk on north side of the roadway along the project frontage. 3. Fire Protection: Renton Regional Fire Authority (RRFA) F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations c. Section 4-2-110: Residential Development Standards d. Section 4-2-116: Accessory Dwelling Unit Residential Design Standards 2. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-050: Critical Area Regulations 3. Chapter 4 City-Wide Property Development Standards 4. Chapter 9 Permits-Specific a. Section 4-9-030: Conditional Use Permits 5. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element 2. Housing and Human Services Element DocuSign Envelope ID: A433D243-7FAD-4294-B2C7-4E0A2BC41CC4 City of Renton Department of Community & Economic Development Hyodo SFR ADU Administrative Report & Decision LUA22-000334, CUP-A Report of December 20, 2022 Page 4 of 17 D_Hyodo ADU CUP_v3 H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on September 22, 2022 and determined the application complete on September 28, 2022. The project complies with the 120-day review period. 2. The applicant is requesting an administrative conditional use permit and has a building permit (B22000143) that is currently in review. The building permit was submitted on January 10, 2022 and is currently in a corrections-resubmit status. 3. The project site is located at 2709 NE 23rd Pl, Renton, WA 98056. 4. The project site is currently developed with a two-story, 1,730 sq ft-single-family home. 5. Access to the proposed ADU would be provided via the existing driveway on NE 23d Pl. 6. The property is located within the Residential Medium Density (MD) Comprehensive Plan land use designation. 7. The site is located within the Residential-8 (R-8) zoning classification. 8. There are zero (0) trees located on-site. 9. The site is mapped with a Wellhead Protection Area Zone (Wellfield 5A, Zone 2). 10. Approximately zero (0) cubic yards of material would be cut on-site and approximately zero (0) cubic yards of fill is proposed to be brought into the site. 11. The applicant is proposing to begin construction as soon as land use entitlements and building permits are issued and end would approximately 6 months after the construction start date. 12. Staff received four (4) public comment letters (Exhibits 6-9). To address public comments the following report contains analysis related to effects on neighboring properties, access, parking and Accessory Dwelling Unit (ADU) development standard compliance. 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. Comprehensive Plan Compliance: The site is designated Residential Medium Density (MD) on the City’s Comprehensive Plan Map. The purpose of the MD designation is to allow a variety of single-family and multi-family development types, with continuity created through the application of design guidelines, the organization of roadways, sidewalks, public spaces, and the placement of community gathering places and civic amenities. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met: Compliance Comprehensive Plan Analysis ✓ Policy L-2: Support compact urban development to improve health outcomes, support transit use, maximize land use efficiency, and maximize public investment in infrastructure and services. ✓ Policy L-3: Encourage infill development of single-family units as a means to meet growth targets and provide new housing. ✓ Goal L-H: Plan for high-quality residential growth that supports transit by providing urban densities, promotes efficient land utilization, promotes good health and physical DocuSign Envelope ID: A433D243-7FAD-4294-B2C7-4E0A2BC41CC4 City of Renton Department of Community & Economic Development Hyodo SFR ADU Administrative Report & Decision LUA22-000334, CUP-A Report of December 20, 2022 Page 5 of 17 D_Hyodo ADU CUP_v3 activity, builds social connections, and creates stable neighborhoods by incorporating both built amenities and natural features. ✓ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. ✓ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development. ✓ Policy HHS-8: Continue to allow Accessory Dwelling Units in single family residential areas and ensure they are compatible with the existing neighborhood. 15. Zoning Development Standard Compliance: The site is classified Residential-8 (R-8) on the City’s Zoning Map. Development in the R-8 Zone is intended to create opportunities for new single-family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single-family neighborhoods. It is intended to accommodate uses that are compatible with and support a high-quality residential environment and add to a sense of community. The proposal is compliant with the following development standards, as outlined in RMC 4-2-110.A, if all conditions of approval are met: Compliance R-8 Zone Use and Development Standards and Analysis ✓ Use: Accessory dwelling units (ADUs) may be allowed as an accessory use to a detached single-family dwelling, or a principal building actively operated with a non -residential use by a religious institution or social service organization. ADUs shall be consisten t with the architectural character of the primary residential structure. Prior to the issuance of building permits the property owner shall (a) file an affidavit with the City affirming that the owner will live on site, occupying the primary dwelling or ADU; and (b) record a notice on the property title that the owner will occupy the site, and bearing the notarized signature of all property owners listed on the property title and which includes at a minimum: the legal description of the property, a copy of the approved site/floor plan, and the applicability of the restrictions and limitations regarding ADUs in RMC Title IV. Staff Comment: The applicant is proposing to construct a new ADU as an accessory use associated with an existing detached single-family dwelling. The proposed ADU is an allowed accessory use in the R-8 zone, however a conditional use permit is required due to the location of the structure between the principal dwelling and the street. See FOF 16: Accessory Dwelling Unit Residential Design Standards for further analysis on architectural character compatibility between the ADU and primary dwelling. ✓ Density/Number of Dwellings (per legal lot): The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 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. Lots in the R-8 zone are allowed to have a maximum of one (1) primary dwelling with one (1) detached accessory dwelling unit (ADU). Staff Comment: As Per RMC4-2-110E.15, Accessory dwelling units shall not be included in density calculations. One (1) new detached ADU is proposed therefore the subject site would comply with the allowed maximum number of dwellings per legal lot. DocuSign Envelope ID: A433D243-7FAD-4294-B2C7-4E0A2BC41CC4 City of Renton Department of Community & Economic Development Hyodo SFR ADU Administrative Report & Decision LUA22-000334, CUP-A Report of December 20, 2022 Page 6 of 17 D_Hyodo ADU CUP_v3 ✓ Lot Dimensions: The minimum lot size permitted in the R-8 zone is 5,000 sq. ft. A minimum lot width of 50 feet is required (60 feet for corner lots) and a minimum lot depth of 80 feet is required. Staff Comment: The existing property is approximately 72 feet wide and 141 feet deep, with a square footage of 10,136 square feet. The existing parcel is in compliance with lot dimension standards and the proposal does not include changes to existing lot dimensions. Compliant if condition of approval is met Setbacks: The required primary structure setbacks in the R-8 zone are as follows: front yard is 20 feet, side yard is 5 feet and secondary front yard (applies to through lots) is 15 feet. The required Accessory Dwelling Unit setbacks in the R-8 zone are as follows: Front yard and secondary front yard: The ADU shall be set back an additional 5 feet parallel to and measured from the front facade of the primary structure and shall comply with the setbacks applied to the primary structure. ADUs shall not be permitted between the primary structure and the street unless approved in the Conditional Use Permit process. The side yard setback for ADUs is 5 feet and the rear yard setback is 5 feet. When located within 10 ft. of the rear property line, at least 25% of the lineal length of the rear yard shall remain unoccupied from accessory dwellings, except when the rear property line abuts an alley. ADUs shall be located at least four (4) feet from any residential structure. Staff Comment: The subject parcel is one of 13 through lots situated as a strip of homes between NE 23rd Pl and NE 23rd St and therefore contains a front yard (NE 23rd Pl) and secondary front yard (NE 23rd St). The secondary front yard replaces rear yard requirements due to the through lot. The existing primary structure is oriented to face north toward NE 23d Pl and the applicant proposes to place the ADU facing north between the primary structure and NE 23rd St thereby requiring the need for a conditional use permit. See FOF 18: Effects on Adjacent Properties for further analysis on the ADU orientation. The applicant is proposing a 10’ setback between the ADU and NE 23rd St, an eight-foot (8’) setback to the west property line, a 32’-setback from the footprint of the primary dwelling and a 34’-setback from the east property line (Exhibit 2). The secondary front yard setback requirement abutting NE 23rd St is 15 feet resulting in the ADU’s proposed placement as shown on the submitted site plan (Exhibit 2) non-compliant. Therefore, staff recommends as a condition of approval that the applicant revise the site plan so that the ADU does not encroach into the secondary front yard setback. An updated site plan must be submitted for review and approval by the Current Planning Project Manager prior to building permit issuance. Compliant if condition of approval is met Building Standards: The R-8 zone has a maximum building coverage of 50% and a maximum impervious surface coverage of 65%. The lot coverage of accessory dwelling units shall not be calculated towards maximum building coverage. In the R-8 zone, a maximum building height of 2 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height. If the height of wall plates on a building are less than the states maximum the roof may project higher to account for the difference, yet the combined height of both features shall not exceed the combined maximums. Common rooftop features, such as chimneys, may project DocuSign Envelope ID: A433D243-7FAD-4294-B2C7-4E0A2BC41CC4 City of Renton Department of Community & Economic Development Hyodo SFR ADU Administrative Report & Decision LUA22-000334, CUP-A Report of December 20, 2022 Page 7 of 17 D_Hyodo ADU CUP_v3 an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12, decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet from each minimum building setback line for each one (1) vertical foot above the maximum wall plate height. Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g., shed roof) may exceed the stated maximum if the average of wall plate heights is equal or less than the maximum wall plate height allowed. ADUs are subject to the same maximum wall plate height as the primary structure as set forth in RMC 4-2-110A and associated conditions, however, ADUs shall not be taller than an existing primary structure. One ADU is permitted per legal lot. Unit size shall be determined by lot size and the size of the primary structure; the total gross floor area of the ADU shall not exceed the size stated in the Maxi mum Unit Size section of RMC 4-2-110C or 75% of the total gross floor area of the primary structure, whichever is smaller. Maximum ADU size for lots greater than 9,000 square feet is 1,000 square feet. Staff Comment: The applicant’s submittal notes a roof peak for the ADU reaching 19’-8 ¼” in height (Exhibit 3). Based on the topography of the site and the materials submitted by the applicant, it is unclear if the proposed ADU would be taller than the primary structure. To ensure that the proposed ADU does not exceed the height of the existing primary structure, staff recommends as a condition of approval that a building height survey for the existing principal structure and proposed ADU prepared by a qualified professional be completed and submitted for review and approval by the Current Planning Project Manager prior to the approval of the building permit’s framing inspection. The total gross floor area of the primary structure is 1,780 sq ft, and the subject lot is 10,136 sq ft in size, therefore the maximum ADU size on the subject parcel is 1,000 sq ft. The proposed unit would be 984 sq ft which is in compliance with the 1,000 sq ft size limit. Building height and impervious surface coverage for the new accessory dwelling unit would be verified at the time of building permit issuance. Compliant if conditions of approval are met Landscaping: When new buildings are proposed, applicants are subject to comply with the City’s current landscaping standards (RMC 4-4-070 Landscaping). However, single family residential building permits, when not a part of a new subdivision, are exempt from all but the maintenance and street tree requirements of the City’s landscaping requirements. Street trees shall be planted within planting strips pursuant to the following standards, provided there shall be a minimum of one street tree planted per lot. Trees shall be selected from the City’s Approved Street Tree List based on the width of the planting strip and the presence or lack of overhead power lines; provided, the Administrator and City arborist shall each retain the right to reject any proposed cultivar regardless of whether or not the cultivar is on the City’s Approved Street Tree List. Street trees shall have a minimum caliper of two inches (2"), and be planted pursuant to the standards promulgated by the City, which may require root barriers, structured soils, or other measures to help prevent tree roots from damaging infrastructure. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. Front yard trees are DocuSign Envelope ID: A433D243-7FAD-4294-B2C7-4E0A2BC41CC4 City of Renton Department of Community & Economic Development Hyodo SFR ADU Administrative Report & Decision LUA22-000334, CUP-A Report of December 20, 2022 Page 8 of 17 D_Hyodo ADU CUP_v3 not required in the RC and R-1 zones. A minimum of two (2) trees are to be located in the front yard prior to final inspection. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals: small-sized maturing trees: thirty feet (30') on center; medium-sized maturing trees: forty feet (40') on center; and Large-sized maturing trees: fifty feet (50') on center. Street trees shall be separated at least five feet (5’) from underground utilities, ten feet (10’) from fire hydrants, seven and a half feet (7.5’) from driveways, ten feet (10’) from utility poles, twenty feet (20’) from stop and yield signs, and twenty-five feet (25’) from streetlights. Staff Comment: According to a site visit performed by staff, the planter strip on NE 23rd Pl is less than six feet (6’) wide and does not contain street trees. To ensure compliance with street tree standards staff recommends as a condition of approval that the applicant submit a revised landscape plan that provides a minimum of one (1) street tree in the planter strip abutting the subject property that does not conflict with utilities and driveways, or, if conflicts exist a minimum of two (2) trees located in the front yard or as otherwise determined by the Current Planning Project Manager. The revised landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance. The applicant is proposing to plant two (2) new trees, a Dogwood near the northeast edge of the property and a Japanese maple to the southwest corner of the property. See FOF15: Tree Retention for further analysis on tree credit requirements for the site. All new street trees, whether in the ROW or front yard, must be selected from the City’s Approved Street Tree List based on the width of the planting strip and the presence or lack of overhead powerlines, and approved by the Current Planning Pro ject Manager prior to building permit issuance. The applicant proposes a temporary construction entrance off NE 23 rd St. The construction entrance will be removed prior to completion and occupancy of the ADU (Exhibit 2). Staff recommends as a condition of approval that the applicant submit an updated landscaping plan detailing the proposed restoration of the site and replacement of landscaping proposed for after the temporary entrance is removed. The revised landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance. Compliance not yet demonstrated Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4- 4-130) require the retention of 30 percent of trees in a residential development. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or DocuSign Envelope ID: A433D243-7FAD-4294-B2C7-4E0A2BC41CC4 City of Renton Department of Community & Economic Development Hyodo SFR ADU Administrative Report & Decision LUA22-000334, CUP-A Report of December 20, 2022 Page 9 of 17 D_Hyodo ADU CUP_v3 cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. Properties subject to an active land development permit shall comply with minimum tree credit requirements. Tree credit requirements shall apply at a minimum rate of thirty (30) credits per net acre and may consist of existing and new trees. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. Protection Measures During Construction: Tree protection measures shall apply for all trees that are to be retained on site and off site. Off-site trees containing drip lines that encroach onto the site under construction shall be considered protected trees unless the applicant obtains written permission from the abutting property owner to remove the off-site trees and it is determined that the tree removal on the abutting property is in compliance with RMC 4-4-130C: Allowed Tree Removal Activities. All of the following tree protection measures shall apply: Temporary tree protection fencing and signage, Prohibition of construction material storage, grade changes, impervious surfaces, and utilities within tree driplines, vegetation and undergrowth protection, and monitoring required during construction. Staff Comment: The 10,136-sq ft project site would be required to demonstrate seven (7) tree credits on site to comply with the minimum tree credit standards. The applicant is proposing to plant two (2) new trees, a Dogwood near the northeast edge of the property and a Japanese maple to the southwest corner of the property. Staff recommends as a condition of approval that the applicant submit a Tree Retention and Tree Credit Worksheet and revised landscaping plan that clearly shows how the applicant’s compliance with seven (7) tree credits will be met. The completed worksheet and revised landscaping plan shall be submitted for review and approval by the Current Planning Project Manager for approval prior to building permit issuance. Upon visiting the site, staff observed off site trees that may have driplines in the proposed development area. Staff recommends as a condition of approval that the applicant either relocate the ADU out of all tree driplines, or, to retain an arborist who must be present on site during all excavation and construction activities occurring near protected trees to ensure best construction practices are being utilized within driplines or as otherwise determined by the Current Planning Project Manager . The applicant shall submit an updated landscape plan that shows all trees and tree driplines present on the subject property and demonstrates compliance with tree protection measures as found in RMC4-4-130 H.10 Protection Measures During Construction. The updated landscape plan shall be submitted for review and approval by the Current Planning Project Manager prior to building permit issuance. Compliant if condition of approval is met. Parking: Parking regulations require that a minimum of two (2) parking spaces be provided for each detached dwelling and a minimum of one (1) parking space and maximum of two (2) parking spaces be provided for an accessory dwelling unit. Driveway cuts are required to be a minimum of 5 feet from property lines and new driveways may be a maximum of 16 feet in width at the property line. Maximum driveway slopes shall not exceed fifteen percent (15%); provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. DocuSign Envelope ID: A433D243-7FAD-4294-B2C7-4E0A2BC41CC4 City of Renton Department of Community & Economic Development Hyodo SFR ADU Administrative Report & Decision LUA22-000334, CUP-A Report of December 20, 2022 Page 10 of 17 D_Hyodo ADU CUP_v3 Staff Comment: The property currently takes vehicular access from an existing driveway located on NE 23rd Pl. No new driveway cuts are proposed. Access would remain via the existing driveway The applicant has proposed the minimum three (3) parking s talls as required by code. Two (2) off-street parking spaces would be located in the attached garage space below the existing single-family home, and based on dimensional requirements, the existing driveway has enough area to accommodate up to two (2) parking spaces. The applicant’s proposal complies with the minimum parking requirements found in RMC 4-4-080. The applicant proposes a temporary construction entrance along the property’s NE 23rd St frontage to accommodate activities associated with constructing the proposed ADU. As conditioned, the construction entrance would be removed and restored with vegetation prior to completion and occupancy of the ADU, see condition of approval no.4. 16. Accessory Dwelling Unit Residential Design Standa rds: Accessory dwelling units (ADUs) are intended to create affordable, flexible housing opportunities that take advantage of the City’s existing infrastructure while addressing the need for increased housing choices that reflect changing lifestyles and environmental concerns. The purpose of this Section is to encourage development that enhances quality of life by encouraging new residential development to produce neighborhoods of well -designed homes and promote and facilitate ADU construction in new and existing developed areas, while preserving neighborhood character and ensuring minimal disruption to surrounding property owners. The proposal is compliant with the following development standards, as outlined in RMC 4-2-116, if all conditions of approval are met: Compliance Accessory Dwelling Unit (ADU) Design Standards R-8 and Analysis ✓ Windows and Doors: There are no minimum window and door standards for ADUs in the R-8 zone. Staff Comment: Not Applicable. ✓ Scale, Bulk and Character: The ADU shall be architecturally compatible with significant architectural details of the primary structure, dominating forms, and design elements, such as eaves, roof pitch, roof form, porches, principal dormers, materials, and other significant architectural features. Staff Comment: The ADU visually demonstrates that it is accessory to the primary structure by its reduced scale and bulk. The design of the proposed ADU is consistent with the architectural character of the primary structure through the proposed use of siding materials, roof style, and colors identical to those used on the primary residence. The proposal meets minimum scale, bulk and character design standards. Further compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Eaves: Both of the following are required: 1. Eaves projecting from the roof of the entire building at least twelve inches (12”) with horizontal fascia or fascia gutter at least five inches (5”) deep on the face of all eaves, and 2. Rakes on gable ends must extend a minimum of two inches (2”) from the surface of exterior siding materials. DocuSign Envelope ID: A433D243-7FAD-4294-B2C7-4E0A2BC41CC4 City of Renton Department of Community & Economic Development Hyodo SFR ADU Administrative Report & Decision LUA22-000334, CUP-A Report of December 20, 2022 Page 11 of 17 D_Hyodo ADU CUP_v3 Staff Comment: The ADU is proposed to have 16”-eaves and 6”-fascia along the face of all eaves (Exhibit 3). The rakes on gable ends of the structure extend to 12” from the surface of exterior siding materials. The proposal meets minimum eave design standards. Compliance not yet demonstrated Architectural Detailing: If one siding material is used on any side of the dwelling that is two (2) stories or greater in height, a horizontal band that measures at least eight inches (8”) is required between the first and second story. Additionally, one of the following is required: 1. Three and one-half inches (3 ½”) minimum trim surrounds all windows and details all doors; or 2. A combination of shutters and three and one-half inches (3 ½”) minimum trim details all windows, and three and one-half inches (3 ½”) minimum trim details on all doors. Staff Comment: The proposed ADU is only one (1)-story tall and therefore does not require a horizontal band. The trim details on all windows and doors are at least three and one-half inch (3 ½”) wide (Exhibit 3). The proposal meets minimum architectural detailing design standards. Compliance not yet demonstrated Materials and Color: The ADU shall be of the same building material and color as the primary structure. Where masonry siding is proposed at the edge of a facade, it shall also extend along the adjoining facade no less than twenty-four inches (24"), measured horizontally from the corner of the structure. Additionally, one of the following is required: 1. A minimum of two (2) colors (body with different color trim is acceptable), or 2. A minimum of two (2) differing siding materials (horizontal siding and shingles, siding and masonry or masonry-like material, etc.). One alternative siding material must comprise a minimum of thirty percent (30%) of the street-facing facade. Staff Comment: The applicant is proposing horizontal lap siding and a masonry veneer along two (2) of the façade elevations. The submitted materials do not include details on proposed colors for the body or trim of the ADU. Compliance for this standard would be verified at the time of building permit review. N/A Garages: To ensure adequate vehicular maneuvering area, ADUs that incorporate a garage/carport shall have an obstruction-free area (inclusive of an alley) for a length based on the width of the garage doors: 1. Nine-foot (9') garage doors shall be at least twenty-six feet (26') from the adjacent property line; or 2. Sixteen-foot (16') garage doors shall be at least twenty-four feet (24') from the adjacent property line. Staff Comment: Not applicable. The ADU does not incorporate a garage or carport. DocuSign Envelope ID: A433D243-7FAD-4294-B2C7-4E0A2BC41CC4 City of Renton Department of Community & Economic Development Hyodo SFR ADU Administrative Report & Decision LUA22-000334, CUP-A Report of December 20, 2022 Page 12 of 17 D_Hyodo ADU CUP_v3 17. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions of approval are complied with: Compliance Critical Areas Analysis N/A Wellhead Protection Areas: A fill material source statement is required for projects located in Zone 2 of the Aquifer Protection Area if more than one hundred (100) cubic yards of imported fill will be used; the documentation shall be certified by a professional engineer or geologist licensed in the State of Washington. The fill material source statement shall be reviewed and accepted by the Department prior to stockpiling or grading imported fill at the project site. The fill m aterial source statement, as defined in RMC 4-8-120D19, shall be required for each source location from which imported fill will be obtained. Staff Comment: The applicant is not proposing to bring fill to the project site. 18. Conditional Use Analysis: ADUs shall not be permitted between the primary structure and the street unless approved in the Conditional Use Permit process. Conditional Use Permits allow for review of certain uses with special characteristics that may not generally be appropriate within a zoning district, but may be permitted subject to conditions and mitigation measures that protect public health, safety and welfare and ensure compatibility with other uses in the district. The applicant is requesting a conditional use permit to construct the ADU behind the primary home, however, the subject lot is a through lot and the area south of the primary dwelling is classified as a secondary front yard (see Yard Requirements Definition RMC 4-11-250) due to the abutting street frontage. The proposal is compliant with the following conditional use criteria, pursuant to RMC 4-9-030.D if all conditions of approval are met. Compliance Conditional Use Criteria and Analysis ✓ a. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. Staff Comment: See FOF 14 and FOF 15 for Comprehensive Plan and zoning regulation compliance with conditions of approval. ✓ b. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. Staff Comment: The proposed ADU is located on a 10,136-square foot lot in the R-8 zone developed with an existing single-family house. The proposed ADU structure would have a smaller footprint than the single-family residence and would be located behind the existing structure, oriented in the same northerly direction. There are no alternative locations on the subject parcel that could accommodate an ADU without triggering the need for conditional use permit approval. The neighboring properties situated between NE 23rd Pl and NE 23rd St are all oriented north and none of the properties have vehicular access to NE 23rd St. See FOF 18: Effects on Adjacent Properties for further analysis on the location and orientation of the ADU. The single story ADU would be compatible in scale with the surrounding single-family residential neighborhood. The addition of the accessory dwelling unit would not result in a level of density incompatible with the DocuSign Envelope ID: A433D243-7FAD-4294-B2C7-4E0A2BC41CC4 City of Renton Department of Community & Economic Development Hyodo SFR ADU Administrative Report & Decision LUA22-000334, CUP-A Report of December 20, 2022 Page 13 of 17 D_Hyodo ADU CUP_v3 surrounding neighborhood and development pattern. Lastly, only one (1) other legally permitted ADU structure is located within the immediate vicinity approximately 1,200 feet away (approved in 2011). ADUs are permitted in residential zones and its proposed northerly orientation, which is similar to the existing development pattern for homes along the N 23rd Pl block, is suited for the proposed use. Therefore, the proposed location does not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. ADUs are permitted in residential zones and its proposed northerly orientation, which is similar to the existing development pattern for homes along the N 23rd Pl block, is suited for the proposed use. Compliant if condition of approval is met c. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. Staff Comment: The proposed project is compatible with the scale and character of the neighborhood. The surrounding neighborhood is made up of detached single -family homes. The proposed siting and orientation of the ADU would allow for compatibility with the surrounding properties. The proposed ADU would be subordinate to the principal dwelling, would not be taller than the existing home as confirmed by condition of approval no.2, and would not exceed the height regulations for the R-8 zone. All 13 homes between NE 23rd St and NE 23rd Pl are oriented to the north and have the southern end of their parcels functioning as a “rear yard” (Exhibit 10). Several of the neighboring properties have accessory structures placed along the south property line abutting NE 23rd St and are enclosed with a six-foot (6’) tall privacy fence to separate the yard space from the pedestrian environment. There are no curb cuts located along the northern stretch of NE 23rd St. Staff concurs with the applicant’s proposed ADU orientation to provide continuity between the ADU and the neighboring homes situated between NE 23rd Pl and NE 23rd St. The applicant is not requesting any modifications, variances, or exceptions to RMC 4-2- 110: Residential Development Standards as part of this conditional use permit including but not limited to structure size, height, property use and setbacks as conditioned. Therefore, the proposed structure would not be out of scale with what is allowed in the underlying zone of the property and would not result in substantial or undue adverse effects on adjacent property. ✓ d. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. Staff Comment: According to the applicant’s submitted architectural elevations (Exhibit 3), the design of the proposed ADU would be consistent with the primary structure through the proposed use of siding materials, roof style, and colors identical to those used on the primary residence. The proposed ADU would be located along a street with a number of existing detached accessory buildings and tall fences that are typical of a rear yard setback (Exhibit 10). Therefore, the proposed use is anticipated to be compatible with the scale and character of the neighborhood. ✓ e. Parking: Adequate parking is, or will be made, available. Staff Comment: See Parking discussion under FOF 15, ‘Parking’. ✓ f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. DocuSign Envelope ID: A433D243-7FAD-4294-B2C7-4E0A2BC41CC4 City of Renton Department of Community & Economic Development Hyodo SFR ADU Administrative Report & Decision LUA22-000334, CUP-A Report of December 20, 2022 Page 14 of 17 D_Hyodo ADU CUP_v3 Staff Comment: Access to the site is currently provided via NE 23rd Pl and no permanent access is proposed or approved along the property’s NE 23rd St frontage. No change to traffic and circulation patterns of vehicles and pedestrians relating to the proposed ADU is anticipated in the surrounding area. Therefore, the proposal would not affect the safe movement of vehicles and pedestrians. ✓ g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. Staff Comment: The proposed ADU is not anticipated to result in any light, glare, or noise impacts other than those typically associated with a residential use. The structure is designed with windows typical of a single-family home. Noise volume will be consistent with typical residential volume. Therefore, light, glare or noise volumes would not result in an impact to the surrounding neighborhood. ✓ h. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. Staff Comment: See Landscaping discussion under FOF 15, Landscaping. 19. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis ✓ Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. Per the current fee schedule, there are no applicable impact fees for Accessory Dwelling Units (ADUs). ✓ Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Drainage review is triggered when new or replaced impervious surface areas exceed 2,000 sq ft. Staff Comment: As shown on the drainage plan (Exhibit 2), the proposed ADU’s roof drainage would flow to gutter downspouts that are directed to an 18’-wide dispersion trench on the east side of the proposed ADU to mitigate the new runoff created by the ADU. According to the 2022 City of Renton Surface Water Design Manual, all trenches must be placed at least ten feet (10’) from any building and must be paral lel as possible to the contour of the ground. A setback of at least five feet (5’) must be maintained between any edge of a trench and the property line. The proposed storm water drainage system is in compliance with the Surface Water Design Manual section C.2.4.4 Use of Gravel Filled Trenches for Basic Dispersion. The applicant is proposing less than 2,000 sq ft and does not trigger drainage review. ✓ Water: Water service is provided by the City of Renton. A new 1-inch water meter will be required for the proposed ADU. ✓ Sanitary Sewer: Sewer service is provided by the City of Renton. A sewer development charge will be required for the proposed ADU. DocuSign Envelope ID: A433D243-7FAD-4294-B2C7-4E0A2BC41CC4 City of Renton Department of Community & Economic Development Hyodo SFR ADU Administrative Report & Decision LUA22-000334, CUP-A Report of December 20, 2022 Page 15 of 17 D_Hyodo ADU CUP_v3 I. CONCLUSIONS: 1. The subject site is located in the Residential Medium Density (MD) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 14. 2. The subject site is loca ted in the Residential-8 (R-8) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 15. 3. The proposed conditional use complies with the Accessory Dwelling Unit Residential Design Standards provided the applicant complies with City Code and conditions of approval, see FOF 16. 4. The proposed conditional use complies with the Critical Areas Regulations provided the applicant complies with City Code and conditions of approval, see FOF 17. 5. There are adequate public services and facilities to accommodate the proposed conditional use, see FOF 18. 6. Key features which are integral to this project include a single-story ADU with orientation and access consistent with the neighborhood toward NE 23rd Pl and new trees that will be planted. Stormwater generated by the new structure would be directed near the center of the subject property and infiltrated utilizing best management practices. J. DECISION: The Hyodo SFR ADU conditional use permit, File No. LUA22-000334, CUP-A, as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. The applicant shall update the proposal so that the ADU does not encroach into the secondary front yard setback. An updated site plan shall be submitted for review and approval by the Current Planning Project Manager prior to building permit issuance. 2. The applicant shall submit a building height survey for the existing principal structure and proposed ADU prepared by a qualified professional for review and approval by the Current Planning Project Manager prior to the approval of the building permit’s framing inspection. The height survey shall clearly confirm the ADU will not exceed the height of the existing primary structure. 3. The applicant shall submit a revised landscape plan that provides a minimum of one (1) street tree in the planter strip abutting the subject property that does not conflict with utilities and driveways, or, if conflicts exist a minimum of two (2) trees located in the front yard or as otherwise determined by the Current Planning Project Manager. The revised landscape plan shall be reviewed and a pproved by the Current Planning Project Manager prior to building permit issuance. 4. The applicant shall submit an updated landscaping plan detailing the proposed restoration of the site and replacement of landscaping proposed for after the temporary entrance is removed. The revised landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance. 5. The applicant shall submit a Tree Retention and Tree Credit Worksheet and revised landscaping plan that clearly shows how the applicant’s compliance with seven (7) tree credits will be met. The completed worksheet and revised landscaping plan must be submitted for review and approval by the Current Planning Project Manager prior to building permit issuance. 6. The applicant shall either relocate the ADU out of all tree driplines, or, retain an arborist who must be present on site during all excavation and construction activities occurring near protected trees to ensure DocuSign Envelope ID: A433D243-7FAD-4294-B2C7-4E0A2BC41CC4 City of Renton Department of Community & Economic Development Hyodo SFR ADU Administrative Report & Decision LUA22-000334, CUP-A Report of December 20, 2022 Page 16 of 17 D_Hyodo ADU CUP_v3 best construction practices are being utilized within driplines or as otherwise determined by the Current Planning Project Manager. The applicant shall submit an updated landscape plan that shows all trees and tree driplines present on the subject property and demonstrates compliance with tree protecti on measures as found in RMC4-4-130 H.10 Protection Measures During Construction. The updated landscape plan shall be submitted for review and approval by the Current Planning Project Manager prior to building permit issuance. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Vanessa Dolbee Planning Director Date TRANSMITTED on December 20, 2022 to the Owner/Applicant/Contact: Owner/Applicant: Contact: Michael and Trisha Hyodo 2709 NE 23rd Pl, Renton, WA 98056 Jamal Id Brahim, Artistic Home Renovations P.O. Box 64294 University Place, WA 98464 TRANSMITTED on December 20, 2022 to the Parties of Record: Alfred and Jacqueline Spears 2713 NE 23rd Pl Renton, WA 98056 Heather and John Oberto 2705 NE 23rd Pl Renton, WA 98056 Greg Bader and Diane Loui 2701 NE 23rd Pl Renton, WA 98056 Ryan and Lindsay Daly 2716 NE 23rd Pl Renton, WA 98056 TRANSMITTED on December 20, 2022 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Director Amanda Askren, Acting Economic Development Director Matt Herrera, Current Planning Manager Anjela Barton, Fire Marshal K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. 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 January 3, 2023. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Appeals must be submitted electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub Monday through Friday. The appeal fee, DocuSign Envelope ID: A433D243-7FAD-4294-B2C7-4E0A2BC41CC4 12/20/2022 | 3:58 PM PST City of Renton Department of Community & Economic Development Hyodo SFR ADU Administrative Report & Decision LUA22-000334, CUP-A Report of December 20, 2022 Page 17 of 17 D_Hyodo ADU CUP_v3 normally due at the time an appeal is submitted, will be collected at a future date if your appeal is submitted electronically. The appeal submitted in person may be paid on the first floor in our Finance Department. Appeal s to the Hearing Examiner are governed by RMC 4-8-110 and additional information regarding the appeal process may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov. EXPIRATION: The Conditional Use Permit decision will expire two (2) years from the date of decision. A single two (2)-year extension may be requested pursuant to RMC 4-9-030. RECONSIDERATION: Within 14 days of the decision date, 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. 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. DocuSign Envelope ID: A433D243-7FAD-4294-B2C7-4E0A2BC41CC4 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Hyodo SFR ADU Land Use File Number: LUA22-000334, CUP-A Date of Report December 20, 2022 Staff Contact Brittany Gillia Associate Planner Project Contact/Applicant Jamal Id Brahim Artistic Home Renovations P.O. Box 64294 University Place, WA 98464 Project Location 2709 NE 23rd Pl, Renton, WA 98056 The following exhibits are included with the Administrative report: Exhibit 1: Administrative Decision Exhibit 2: Site Plan Exhibit 3: Architectural Plan Set Exhibit 4: Project Narrative Exhibit 5: Landscape Plan Exhibit 6: Spears Public Comment and Staff Response Exhibit 7: Oberto Public Comment and Staff Response Exhibit 8: Daly Public Comment and Staff Response Exhibit 9: Bader Public Comment and Staff Response Exhibit 10: Site Photos Exhibit 11: Advisory Comments DocuSign Envelope ID: A433D243-7FAD-4294-B2C7-4E0A2BC41CC4