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HomeMy WebLinkAboutD_Palermo_Short_Plat_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT D_Palermo Short Plat_FINAL A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: May 4, 2023 Project File Number: PR22-000193 Project Name: Palermo Short Plat Land Use File Number: LUA22-000230, SHPL-A Project Manager: Jill Ding, Senior Planner Owner: Rhoda Palermo, 9414 S 202nd St, Kent, WA 98031 Applicant/Contact: Hans Korve, DMP, 726 Aubrun Way N, Auburn, WA 98002 Project Location: 191XX 120th Ave SE (Parcel No. 619840-0340) Project Summary: The applicant is requesting Preliminary Short Plat approval for the subdivision of an existing, vacant 46,441 sq. ft. project site located within the R-4 (Residential - 4) zone into three (3) lots for the future construction of single-family residences. Proposed Lot 1 would have an area of 18,401 sq. ft., Lot 2 would have an area of 10,818 sq. ft., and Lot 3 would have an area of 12,948 sq. ft. Access to the proposed lots would be provided via individual driveways off of 120th Ave SE. The project site is mapped within a Wellhead Protection area, Zone 2. There are approximately 126 trees located onsite, of which the applicant is proposing to retain 33 trees. Two (2) tree protection tracts (Tracts A and B) are proposed to protect retained trees. Site Area: 46,441 sq. ft. (1.07 acres) DocuSign Envelope ID: E57591F1-FA5B-4216-A128-ADD733ABC676 City of Renton Department of Community & Economic Development Palermo Short Plat Administrative Report & Decision LUA22-000230, SHPL-A Report of May 4, 2023 Page 2 of 18 D_Palermo Short Plat_FINAL B. EXHIBITS: Exhibit 1: Administrative Decision Exhibit 2: Conceptual Plan Set Exhibit 3: Arborist Report, prepared by A.B.C Consulting Arborists, LLC Exhibit 4: Technical Information Report (TIR) prepared by Daley-Morrow-Poblete Inc. dated March 13, 2023 Exhibit 5: Geotechnical Report dated October 21, 2021, prepared by Robinson-Noble Exhibit 6: Transportation Concurrency Memo Exhibit 7: Advisory Notes C. GENERAL INFORMATION: 1. Owner(s) of Record: Rhoda Palermo 9414 S 202nd St Kent, WA 98031 2. Zoning Classification: Residential-4 (R-4) 3. Comprehensive Plan Land Use Designation: Residential Low Density (LD) 4. Existing Site Use: Vacant 5. Critical Areas: The project site is mapped within a Wellhead Protection area, Zone 2. 6. Neighborhood Characteristics: a. North: Single Family, R-4 zone b. East: Single Family, R-4 zone c. South: PSE Substation, City of Kent d. West: Single Family, R-4 zone 7. Site Area: 46,441 sq. ft. (1.07 acres) D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Annexation N/A 5327 03/01/2008 E. PUBLIC SERVICES: 1. Existing Utilities DocuSign Envelope ID: E57591F1-FA5B-4216-A128-ADD733ABC676 City of Renton Department of Community & Economic Development Palermo Short Plat Administrative Report & Decision LUA22-000230, SHPL-A Report of May 4, 2023 Page 3 of 18 D_Palermo Short Plat_FINAL a. Water: The proposed development is within Soos Creek Water and Sewer District water service area. b. Sewer: The proposed development is within Soos Creek Water and Sewer District water service area. c. Surface/Storm Water: There is an existing 18-inch public stormwater main on the west side of 120th Ave SE. There is an existing roadside ditch along the west side of 120th Ave SE. The City of Kent may have existing facilities within SE 192nd St. There is no existing on site stormwater conveyance system. 2. Streets: The proposed project fronts 120th Ave SE along the east property line. 120th Ave SE is classified as a Residential Access street. Existing Right-of-Way (ROW) width, according to the King County Assessor Map, is 60 feet. This portion of 120th Ave SE is unimproved with an existing paved road of approximately 26 feet, 13 feet from ROW centerline, and vegetation at the back of pavement. The proposed project fronts SE 192nd St along the south property line. The existing property line serves as the City limits between Renton and Kent. As such SE 192nd St is within the City of Kent’s ROW. 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 4-2-115: Residential Design and Open Space 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 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations a. Section 4-7-070: Detailed Procedures for Short Subdivision 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on June 23, 2022 and determined the application complete on June 27, 2022. The project review was placed “on hold” on July 7, 2022 and was taken “off hold” on March 16, 2023. The project complies with the 120-day review period. 2. The project site is located at 191XX 120th Ave SE (Parcel No. 619840-0340). 3. The project site is currently vacant. DocuSign Envelope ID: E57591F1-FA5B-4216-A128-ADD733ABC676 City of Renton Department of Community & Economic Development Palermo Short Plat Administrative Report & Decision LUA22-000230, SHPL-A Report of May 4, 2023 Page 4 of 18 D_Palermo Short Plat_FINAL 4. Access to the site would be provided via individual driveways off of 120th Ave SE. 5. The property is located within the Residential Low Density (LD) Comprehensive Plan land use designation. 6. The site is located within the Residential-4 (R-4) zoning classification. 7. There are approximately 126 trees located on-site, of which the applicant is proposing to retain a total of 31 trees. 8. The site is mapped within a Wellhead Protection Area, zone 2. 9. Grading would be accomplished in sufficient quantities to install utilities and frontage improvements and to create building pads for the new single family residences. 10. The applicant is proposing to begin construction in summer of 2023 and end in fall of 2023. 11. No public or agency comments were received during the 14-day public comment period. 12. 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. 13. As the proposed project is for the construction of fewer than ten (10) residential dwelling units with no critical areas, pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), the proposal is exempt from Environmental (SEPA) Review. 14. Comprehensive Plan Compliance: The site is designated Residential Low Density (LD) on the City’s Comprehensive Plan Map. The purpose of the LD designation is to include lands constrained by sensitive areas, provide a transition to the rural area, or include areas appropriate for larger lot housing to allow for a range of lifestyles. 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-3: Encourage infill development of single-family units as a means to meet growth targets and provide new housing. ✓ Goal L-I: Utilize multiple strategies to accommodate residential growth, including: • Development of new single-family neighborhoods on large tracts of land outside the City Center, • Development of new multi-family and mixed-use in the City Center and in the Residential High Density and Commercial Mixed Use designations, and • Infill development on vacant and underutilized land in established neighborhoods and multi-family areas. ✓ 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 L-48: Address privacy and quality of life for existing residents by considering scale and context in infill project design. ✓ Policy L-55: Preserve natural landforms, vegetation, distinctive stands of trees, natural slopes, and scenic areas that contribute to the City’s identity, preserve property values, and visually define the community and neighborhoods. DocuSign Envelope ID: E57591F1-FA5B-4216-A128-ADD733ABC676 City of Renton Department of Community & Economic Development Palermo Short Plat Administrative Report & Decision LUA22-000230, SHPL-A Report of May 4, 2023 Page 5 of 18 D_Palermo Short Plat_FINAL 15. Zoning Development Standard Compliance: The site is classified Residential-4 (R-4) on the City’s Zoning Map. The R-4 designation serves as a transition between rural designation zones and higher density residential zones. It is intended as an intermediate lower density residential zone. 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-4 Zone Develop Standards and Analysis ✓ Density: There is no minimum density required in the R-4 zone. The maximum density permitted 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. All fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density which result in a fraction that is one-half (0.50) or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than one-half (0.50) shall be rounded down to the nearest whole number. Staff Comment: After the deduction of the 2,803 sq. ft. of public right-of-way dedication along SE 192nd St from the 46,441 sq. ft. gross site, the project site would have a net area of 43,638 sq. ft. (1.00 acres). The proposal for 3 lots on the 1.00 net acre site results in a net density of 3.00 du/ac (1 dwelling units / 1.00 net acres = 3.00 du/ac), which is less than the maximum density permitted in the R-4 zone. ✓ Lot Dimensions: The minimum lot size permitted in the R-4 zone is 9,000 sq. ft. A minimum lot width of 70 feet is required (80 feet for corner lots) and a minimum lot depth of 100 feet is required. For short plats of parcels smaller than one acre, one parcel may be allowed to be smaller than the required minimum lot size. If all other parcels meet the required minimum lot size standard of the zone, one parcel may be allowed to meet the following reduced minimum lot size of 8,000 sq. ft. in the R-4 zone. The following table identifies the proposed approximate dimensions for Lots 1 and 2 Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.) Lot 1 (Corner Lot) 18,401 1240 157 Lot 1 without storm facility 12,633 124 100 Lot 2 10,818 71 157 Lot 3 12,948 82 157 Tree Tract A 370 N/A N/A Tree Tract B 1,180 N/A N/A Staff Comment: As discussed in the drainage discussion below under FOF 19, the stormwater facility proposed within an easement on Lot 1 would be required to be within a tract. As shown in the table above and the corresponding short plat map (Exhibit 2), all proposed lots (including Lot 1 after the placement of the storm facility DocuSign Envelope ID: E57591F1-FA5B-4216-A128-ADD733ABC676 City of Renton Department of Community & Economic Development Palermo Short Plat Administrative Report & Decision LUA22-000230, SHPL-A Report of May 4, 2023 Page 6 of 18 D_Palermo Short Plat_FINAL within a separate tract) would meet the minimum lot size, width and depth requirements of the R-4 zone. ✓ Setbacks: The required setbacks in the R-4 zone are as follows: front yard is 30 feet, side yard is combined 20 feet with not less than 7.5 feet on either side, secondary front yard (applies to corner lots) is 30 feet, and the rear yard is 25 feet. Corner lots required to have a front yard and a secondary front yard are relieved of the requirement to have a rear yard; in place of a rear yard setback, the side yard setback of the zone shall apply. Staff Comment: The front yard areas of all proposed lots would be oriented to the east towards 120th Ave SE. Lot 1 would be a corner lot and would have secondary front yard setbacks along SE 192nd St, which is within the City of Kent city limits. Rear yard setbacks are not required for corner lots (Lot 1). All proposed lots would provide adequate area for compliance with the required setback areas, compliance with the setbacks for new residences would be verified at the time of building permit review. Compliance not yet demonstrated Building Standards: The R-4 zone has a maximum building coverage of 35% and a maximum impervious surface coverage of 50%. In the R-4 zone, a maximum building height of 3 stories with a wall plate height of 32 feet is permitted. Roofs with a pi tch 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 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. Staff Comment: Building height, building coverage, and impervious surface coverage for the new single-family residences would be verified at the time of building permit review. Compliant if conditions of approval are met Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot on-site landscape strip (street frontage landscaping) along all public street frontages. Additionally, minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street 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. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of- way is constrained, irregular intervals and slight increases or decreases may be DocuSign Envelope ID: E57591F1-FA5B-4216-A128-ADD733ABC676 City of Renton Department of Community & Economic Development Palermo Short Plat Administrative Report & Decision LUA22-000230, SHPL-A Report of May 4, 2023 Page 7 of 18 D_Palermo Short Plat_FINAL permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, street lights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: 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. A landscaping strip with a minimum fifteen feet (15') of width shall be provided for all storm drainage facilities and located on the outside of the fence, unless otherwise determined through the site plan review or subdivision review process. The landscape strip shall be located entirely within the boundaries of the storm drainage facility tract when associated with a subdivision. Staff Comment: A Conceptual Landscape Plan (Exhibit 2) was included with the project application materials. The conceptual landscape plan include s an eight-foot (8’) planting strip between the curb and sidewalk along 120th Ave SE and a five-foot (5’) wide planting strip between the curb and sidewalk along the City of Kent’s SE 192nd St. The planter strip along 120th Ave SE would be planted with burgundy glow ajuga and Vancouver jade kinnikinnick ground cover and frontier elm street trees. The planter strip along SE 192nd St would be planted with kinnikinnick, coastal strawberry, and mahonia repens ground cover and snowcloud serviceberry street trees. The proposed street trees along both street frontages are found on the City’s approved street tree list. The landscape strip within the City of Kent’s SE 192nd St right-of-way would be required to comply with the City of Kent’s requirements. Staff recommends, as a condition of approval, that the applicant provide the appropriate approvals from the City of Kent regarding the landscaping proposed within the City of Kent public right-of- way. In addition, a ten-foot (10’) onsite landscape strip is proposed along the 120th Ave SE and SE 192nd Street frontages. The ten-foot (10’) onsite landscape strip is proposed to be vegetated with symatree maple and emerald isle leyland cypress trees, a variety of shrubs (prostrate white abelia, pygmy ruby barberry, magenta rockrose, crème de mint dogwood, salal, Oregon myrtle, moon bay nandina, Mount Vernon English laurel, and unique rhododendron), and a variety of ground covers (Mediteranean pink winter heath, kinnikinnick, coastal strawberry, and mahonia repens). The onsite landscape strip would comply with the onsite landscaping requirements. The submitted landscape plan did not include landscape details for the proposed storm drainage facility. Staff recommends, as a condition of approval, that a detailed landscape plan, compliant with RMC 4-8-120D.12, be provided at the time of Construction Permit review. The detailed landscape plan shall include but not be limited to a landscaping strip with a minimum fifteen feet (15’) of width around the storm drainage facility. Along the west side of the storm drainage facility, landscaping shall include a row of native evergreen trees (i.e. hemlock, western red cedar, or Douglas fir trees) to provide additional screening between the proposed development and the neighboring property. The landscape strip shall be located entirely within the boundaries of the storm drainage facility tract and outside of any required fencing. The detailed landscape plan shall be submitted to the Current Planning Project Manager for review and approval. DocuSign Envelope ID: E57591F1-FA5B-4216-A128-ADD733ABC676 City of Renton Department of Community & Economic Development Palermo Short Plat Administrative Report & Decision LUA22-000230, SHPL-A Report of May 4, 2023 Page 8 of 18 D_Palermo Short Plat_FINAL Compliant if Condition of Approval is met 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 cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. A minimum tree density shall be maintained on each residentially zoned lot. For detached single-family development, the minimum tree density is two (2) significant trees for every five thousand (5,000) square feet. The tree density may consist of existing trees, replacement trees, trees required pursuant to RMC 4-4-070F1, Street Frontage Landscaping Required, or a combination. Staff Comment: Amendments to the City’s Tree Retention and Land Clearing Regulations were adopted under Ordinance 6076 on August 8, 2022, however the proposed short plat was submitted and accepted as a complete application on June 27, 2022 prior to the adoption of these amendments; therefore the proposed short plat is subject to the Tree Retention and Land Clearing Regulations in effect prior to Ordinance 6076. A Tree Retention and Land Clearing Plan (Exhibit 2), and Arborist Report (Exhibit 3) were submitted with the project application materials. There are a total of 126 trees on the project site, of those 15 have been identified as dangerous trees, and nine (9) are located within the proposed right-of-way dedication, resulting in a total of 102 significant trees. Based on the thirty percent (30%) retention requirement, the applicant would be required to retain a minimum of 31 trees. The submitted tree retention plan includes the proposal to retain 31 trees, which would comply with the minimum tree retention requirements. There are two (2) Tree Protection Tracts (Tracts A and B) proposed, Tract A would include three (3) trees and Tract B would include 11 trees. An additional tree is proposed to be retained just outside of Tract B. See additional drainage discussion below under FOF 19. The boundary of the Tree Protection Tracts shall be fenced and signed in accordance with RMC 4-4-130H.2.d. Fence construction shall be monitored onsite by the applicant’s certified arborist to avoid root damage to the protected trees. Staff recommends, as a condition of approval, that a Tree Tract fencing and signage detail be submitted for review and approval of the Current Planning Project Manager at the time of Construction Permit review. A minimum tree density requirement of two (2) trees (or gross equivalent of 6 caliper inches per tree) is required per 5,000 square feet on each lot. For compliance with the minimum tree density requirements, Lot 1 (after the deduction of the storm drainage facility) would be required to provide a total of five (5) trees (or gross equivalent of 30 DocuSign Envelope ID: E57591F1-FA5B-4216-A128-ADD733ABC676 City of Renton Department of Community & Economic Development Palermo Short Plat Administrative Report & Decision LUA22-000230, SHPL-A Report of May 4, 2023 Page 9 of 18 D_Palermo Short Plat_FINAL caliper inches), Lot 2 would require a total of four (4) trees (or gross equivalent of 24 caliper inches), and Lot 3 would require of five (5) trees (or gross equivalent of 30 caliper inches). As shown on the submitted Tree Retention and Land Clearing Plan (Exhibit 2), the applicant is proposing to retain five (5) trees on Lot 1 or a gross equivalent of 41.1 caliper inches, three (3) trees are proposed for retention on Lot 2 and six (6) trees are proposed for retention on Lot 3, which would meet the minimum tree density requirements. Compliance not yet demonstrated Parking: Parking regulations require that a minimum of two parking spaces be provided for each detached dwelling. 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. Staff Comment: Compliance with parking requirements would be reviewed at the time of Building Permit review for the proposed residences. Adequate area is available on the proposed lots to provide required onsite parking. ✓ Fences and Retaining Walls: In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy-two inches (72"). Except in the front yard and side yard along a street setback where the fence shall not exceed forty eight inches (48") in height. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: There are no new fences or retaining walls proposed. Any new fences or retaining walls would be required to comply with the City’s retaining wall standards. 16. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-4, R-6, R-8 zone. The Standards implement policies established in the Land Use Element of the Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to approval of the subdivision. Compliance with Residential Design Standards would be verified prior to issuance of the building permit for the new single-family homes. The proposal is consistent with the following design standards, unless noted otherwise: Compliance Design Standards R-4 and Analysis N/A Lot Configuration: One of the following is required of preliminary plat applications: 1. Lot width variation of 10 feet (10’) minimum of one per four (4) abutting street- fronting lots, or 2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square feet size difference) for street-fronting lots, or 3. A front yard setback variation of at least five feet (5’) minimum for at least every four (4) abutting street fronting lots. Staff Comment: Not applicable in the R-4 zone or for short plats ✓ Lots shall be configured to achieve both of the following: DocuSign Envelope ID: E57591F1-FA5B-4216-A128-ADD733ABC676 City of Renton Department of Community & Economic Development Palermo Short Plat Administrative Report & Decision LUA22-000230, SHPL-A Report of May 4, 2023 Page 10 of 18 D_Palermo Short Plat_FINAL 1. The location of stormwater infiltration LID facilities is optimized, consistent with the Surface Water Design Manual. Building and property line setbacks are specified in the Surface Water Design Manual for infiltration facilities. 2. Soils with good infiltration potential for stormwater management are preserved to the maximum extent practicable as defined by the Surface Water Design Manual. Staff Comment: The proposed short plat will be reviewed for compliance with the 2017 City of Renton Surface Water Design Manual, see further discussion below under FOF 19. Compliance not yet demonstrated Garages: If an attached garage is wider than twenty six feet (26’), at least one (1) garage door shall be recessed a minimum of four feet (4’) from the other garage door. Additionally, one of the following is required: 1. The front porch projects in front of the garage a minimum of five feet (5’), and is a minimum of twelve feet (12’) wide, or 2. The roof extends at least five feet (5') (not including eaves) beyond the front of the garage for at least the width of the garage plus the porch/stoop area, or 3. The garage is alley accessed, or 4. The garage entry does not face a public and/or private street or an access easement, or 5. The garage width represents no greater than fifty percent (50%) of the width of the front facade at ground level, or 6. The garage is detached, or 7. The garage doors contain a minimum of thirty percent (30%) glazing, architectural detailing (e.g. trim and hardware), and are recessed from the front façade a minimum of five feet (5’), and from the front porch a minimum of seven feet (7’). Staff Comment: Compliance for this standard would be verified at the time of building permit review for the new residences. Compliance not yet demonstrated Primary Entry: The entry shall include a porch or stoop with a minimum depth of five feet (5') and minimum height of twelve inches (12") above grade. Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. Staff Comment: Compliance for this standard would be verified at the time of building permit review for the new residences. Compliance not yet demonstrated Facade Modulation: One of the following is required: 1. An offset of at least one story that is at least ten feet (10') wide and two feet (2') in depth on facades visible from the street, or 2. At least two feet (2') offset of second story from first story on one street facing facade. Staff Comment: Compliance for this standard would be verified at the time of building permit review for the new residences. DocuSign Envelope ID: E57591F1-FA5B-4216-A128-ADD733ABC676 City of Renton Department of Community & Economic Development Palermo Short Plat Administrative Report & Decision LUA22-000230, SHPL-A Report of May 4, 2023 Page 11 of 18 D_Palermo Short Plat_FINAL Compliance not yet demonstrated Windows and Doors: Windows and doors shall constitute twenty-five percent (25%) of all facades facing street frontage or public spaces. Staff Comment: Compliance for this standard would be verified at the time of building permit review for the new residences. Compliance not yet demonstrated Scale, Bulk, and Character: A variety of elevations and models that demonstrate a variety of floor plans, home sizes, and character shall be used. All of the following are required: 1. A variety of elevations and models that demonstrate a variety of home sizes, character, and a diverse streetscape. 2. Abutting, adjacent, and diagonal houses must have differing architectural elevations. Staff Comment: Compliance for this standard would be verified at the time of building permit review for the new residences. Compliance not yet demonstrated Roofs: A variety of roof forms appropriate to the style of the home shall be used. Staff Comment: Compliance for this standard would be verified at the time of building permit review for the new residences. 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. Staff Comment: Compliance for this standard would be verified at the time of building permit review for the new residences. Compliance not yet demonstrated Architectural Detailing: If one siding material is used on any side of the dwelling that is two 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 inch (3 1/2") minimum trim surrounds all windows and details all doors, or 2. A combination of shutters and three and one half inches (3 1/2") minimum trim details all windows, and three and one half inches (3 1/2") minimum trim details all doors. Staff Comment: Compliance for this standard would be verified at the time of building permit review for the new residences. Compliance not yet demonstrated Materials and Color: For subdivisions and short plats, abutting homes shall be of differing color. Color palettes for all new dwellings, coded to the home elevations, shall be submitted for approval. Additionally, one of the following is required: DocuSign Envelope ID: E57591F1-FA5B-4216-A128-ADD733ABC676 City of Renton Department of Community & Economic Development Palermo Short Plat Administrative Report & Decision LUA22-000230, SHPL-A Report of May 4, 2023 Page 12 of 18 D_Palermo Short Plat_FINAL 1. A minimum of two (2) colors is used on the home (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.) is used on the home. One alternative siding material must comprise a minimum of thirty percent (30%) of the street facing facade. If masonry siding is used, it shall wrap the corners no less than twenty four inches (24"). Staff Comment: Compliance for this standard would be verified at the time of building permit review for the new residences. 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 (delete those critical areas that are not located on or near the site): Compliance Critical Areas Analysis ✓ Wellhead Protection Areas: Staff Comment: The project site is mapped within a Wellhead Protection Area, Zone 2, a fill source statement would be required for any fill brought onto the project site. 18. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: Compliance Subdivision Regulations and Analysis ✓ Access: Each lot must have access to a public street or road. Access may be by a shared driveway per the requirements of RMC 4-6-060 Street Standards. The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Staff Comment: Access to the proposed lots is proposed via individual driveways off of 120th Ave SE. N/A Blocks: Blocks shall be deep enough to allow two (2) tiers of lots. Staff Comment: Not applicable, no blocks are proposed. Projects are exempt from block depth regulation when the location and extent of environmental constraints prevent a standard plat land configuration. ✓ 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 and allow for reasonable infill of developable land. All of the proposed lots shall meet the requirements for minimum lot size, depth, and width. Width between side lot lines at their foremost points (i.e., the points where the side lot lines intersect with the street right-of-way line) shall not be less than eighty percent (80%) of the required lot width except in the cases of (1) pipestem lots (or flag lot), which shall have a minimum width of twenty feet (20') and (2) lots on a street curve or DocuSign Envelope ID: E57591F1-FA5B-4216-A128-ADD733ABC676 City of Renton Department of Community & Economic Development Palermo Short Plat Administrative Report & Decision LUA22-000230, SHPL-A Report of May 4, 2023 Page 13 of 18 D_Palermo Short Plat_FINAL the turning circle of cul-de-sac (radial lots), which shall be a minimum of thirty five feet (35'). No residentially zoned lot shall have a depth-to-width ratio greater than four-to-one (4:1). Pipestem lots may be permitted for new plats to achieve the minimum density within the Zoning Code when there is no other feasible alternative to achieving the minimum density. Staff Comment: All proposed lots comply with the minimum area and dimensional standards of the R-4 zone (see FOF 15). The lots are rectangular in shape and the front yard areas of the proposed lots would be oriented towards the east, facing 120th Ave SE. Compliant if condition of approval is met Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards. Staff Comment: The proposed development has frontage 120th Ave SE and SE 192nd St. The proposed project fronts 120th Ave SE along the east property line. 120th Ave SE is classified as a Residential Access street with an existing ROW of approximately 60 feet per the King County Assessors Map. Per RMC 4-6-060, the minimum ROW width for a Residential Access street is 53 feet that includes a 26-foot paved road with 6-foot wide parking lane (13 feet from centerline), a curb bulb-out, a 0.5-foot curb, an 8-foot planting strip, a 5-foot sidewalk, street trees and storm drainage improvements. No dedication is anticipated. The applicant will construct half-street improvements along 120th Ave SE as required by RMC 4-6-060C. To facilitate and delineate on street parking along 120th Ave SE, staff recommends, as a condition of approval that the civil plans be revised to provide the following: a curb bulb-out would be required at the intersection of 120th Ave SE and SE 192nd St, proposed driveway access points should be abutting when feasible, striping along the roadway delineating the on street parking lane (continuing to the intersection to the north of the project site at SE 191st St), and if additional fire hydrant(s) are required they should be located on the east side of 120th Ave SE, if feasible. The revised civil plans shall be submitted at the time of Construction Permit review for review and approval by the Current Planning Project Manager and Development Engineering Plan Reviewer. The proposed project fronts SE 192nd St along the south property line. The existing property line serves as the City limits between Renton and Kent. As such SE 192nd St is within the City of Kent’s ROW. The City limits will not change and that portion that is dedicated will become City of Renton ROW. The street section shall comply with the City of Kent design standards, however, those improvements within the future City of Renton ROW shall comply with the City of Renton construction standards unless otherwise approved. Review of the frontage within the City of Kent jurisdiction will be conducted by the City of Kent and approved plans shall be routed to the City for final review prior to civil construction permit issuance. The proposal evaluated for compliance with Transportation Concurrency and it was determined that the proposed short plat would pass the Transportation Concurrency Test (Exhibit 6). Each new lot is subject to a transportation impact fee, with credit given for the existing single-family residence. The 2023 transportation impact fee is $12,208.54 per single- family home. Assessed fees for the future home will be based on the City of Renton DocuSign Envelope ID: E57591F1-FA5B-4216-A128-ADD733ABC676 City of Renton Department of Community & Economic Development Palermo Short Plat Administrative Report & Decision LUA22-000230, SHPL-A Report of May 4, 2023 Page 14 of 18 D_Palermo Short Plat_FINAL Fee Schedule at the time of building permit issuance. The fee is paid at the time of building permit issuance. ✓ Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: As previously discuss, the proposed lots would comply with the minimum area and dimensional requirements of the R-4 zone, all lots would front on a public street and would be compatible with other single-family development in the surrounding area. 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. Current fire impact fees are $829.77 per single-family unit. This fee is paid assessed and paid at time of building permit issuance. ✓ Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Benson Hill Elementary, Nelsen Middle School and Lindberg High School. Any new students from the development attending the elementary school would walk along the existing sidewalk and/or paved shoulder approximately 0.5 miles to school. Students would walk approximately 0.25 miles to the north along 120th Ave SE and then approximately 0.25 to the west to Benson Hill Elementary. Any new students from the proposed development would be bussed to their middle and high schools. The middle school stop is located approximately 0.25 miles from the project site at 120th Ave SE and SE 188th St, any new students would walk to the stop along the sidewalk or paved shoulder along 120th Ave SE. The high school stop is located approximately 0.20 miles from the project site at SE 192nd St and 123rd Ave SE, any new students would walk to the stop on existing sidewalks or the paved shoulder along SE 192nd St. The proposed project includes the installation of frontage improvements along the 120th Ave SE and SE 192nd St frontages, including sidewalks. There would be a safe walking route to school or to the bus stop for any new students via sidewalks and or paved shoulders along the roadways. A School Impact Fee, based on new single-family lots, will be required in order to mitigate the proposal’s potential impacts to the Renton School District. The fee is payable to the City as specified by the Renton Municipal Code. Currently the fee is assessed at $2,911.00 (plus a 5% surcharge fee) per single-family residence. The fee is assessed and is payable at the time of building permit issuance. ✓ Parks: A Park Impact Fee would be required for the future houses. The current Park Impact Fee is $3,276.44. The fee is assessed and is payable at the time of building permit issuance. DocuSign Envelope ID: E57591F1-FA5B-4216-A128-ADD733ABC676 City of Renton Department of Community & Economic Development Palermo Short Plat Administrative Report & Decision LUA22-000230, SHPL-A Report of May 4, 2023 Page 15 of 18 D_Palermo Short Plat_FINAL Compliant if condition of approval is met Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: A Preliminary Drainage Plan (Exhibit 2) and Technical Information Report (TIR) (Exhibit 4), prepared by Daley-Morrow-Poblete Inc. dated March 13, 2023 were included with the project application materials. Based on the City of Renton’s flow control map, the site falls within the Flow Control Duration Standard - Matching Forested and is within the Soos Creek Drainage Basin. The report is based on a Full drainage review and Core Requirements 1 thru 9 and the six (6) Special Requirements have been discussed in the Technical Information Report. A geotechnical report (Exhibit 5) dated October 21, 2021, prepared by Robinson-Noble, was also provided with the Land Use Application materials. The report discusses the soil and groundwater characteristics of the site and p rovides recommendations for project design and construction. Geotechnical recommendations presented in this report support the use of permeable pavement as the only viable infiltration style BMP due shallow groundwater observed approximately 2 feet below ground surface. Any proposed detention and/or water quality facility shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Stormwater detention facilities shall be located within dedicated tracts (per RMC 4-7- 200.B). The project proposes to use an R-tank for the detention facility within an easement on proposed Lot 1. Staff recommends, as a condition of approval that the short plat layout be revised to provide the proposed storm water detention facility within a tract. This tract shall be combined with the proposed Tree Protection Tract B and shall be a combined stormwater/tree protection tract. The revised layout shall be submitted at the time of Construction Permit review for review and approval by the Current Planning Project Manager. Staff further recommends, as a condition of approval, that a maintenance agreement be established for the maintenance of any common improvements within the short plat. All projects that add more than 5,000 square feet of pollution generating impervious surface (PGIS) that is not fully dispersed and less than 0.75 acre of pollution generating pervious surface that is not fully dispersed require water quality. The TIR indicates that the project is adding less than 5,000 SF of PGIS and is exempt. The project exceeds the 5,000 SF threshold, however, if a leechable metals covenant is provided for the individual lot rooftops, then the rooftops will not be counted as PGIS and the proj ect would be exempt. A construction Storm Water General Permit from the Department of Ecology will be required as clearing and grading of the site is shown to exceed one acre. There is a 2023 system Development Charge of $2,300 per new single-family residence. SDC fees are payable at construction permit issuance. ✓ Water: Water service is provided by Soos Creek Water and Sewer District. The applicant shall obtain a water availability certificate from the District and provide it with the civil construction permit submittal. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton Regional Fire Authority. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to civil construction permit issuance. DocuSign Envelope ID: E57591F1-FA5B-4216-A128-ADD733ABC676 City of Renton Department of Community & Economic Development Palermo Short Plat Administrative Report & Decision LUA22-000230, SHPL-A Report of May 4, 2023 Page 16 of 18 D_Palermo Short Plat_FINAL ✓ Sanitary Sewer: Sewer service is provided by Soos Creek Water and Sewer District. The applicant shall obtain a sewer availability certificate from the District and provide it with the civil construction permit submittal. Review of the sewer plans will be conducted by Soos Creek Water and Sewer District. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to civil construction permit issuance. I. CONCLUSIONS: 1. The subject site is located in the Residential Low Density (LD) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 14. 2. The subject site is located in the Residential-4 (R-4) 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 short plat complies with the Residential Design and Open Space Standards provided the applicant complies with City Code and conditions of approval, see FOF 16. 4. The proposed short plat complies with the Critical Areas Regulations provided the applicant complies with City Code and conditions of approval, see FOF 17. 5. The proposed short plat complies with the subdivision regulations as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 18. 6. The proposed short plat complies with the street standards as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 18. 7. There are safe walking routes to the school bus stop, see FOF 19. 8. There are adequate public services and facilities to accommodate the proposed short plat, see FOF 19. 9. Key features which are integral to this project include a below ground stormwater detention facility. J. DECISION: The Palermo Short Plat, File No. LUA22-000230, SHPL-A, as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. The applicant shall provide the appropriate approvals from the City of Kent regarding the landscaping proposed within the City of Kent public right-of-way. 2. A detailed landscape plan, compliant with RMC 4-8-120D.12, shall be provided at the time of Construction Permit review. The detailed landscape plan shall include but not be limited to a landscaping strip with a minimum fifteen feet (15’) of width around the storm drainage facility. Along the west side of the storm drainage facility, landscaping shall include a row of nativ e evergreen trees (i.e. hemlock, western red cedar, or Douglas fir trees) to provide additional screening between the proposed development and the neighboring property. The landscape strip shall be located entirely within the boundaries of the storm drainage facility tract and outside of any required fencing. The detailed landscape plan shall be submitted to the Current Planning Project Manager for review and approval. 3. The boundary of the Tree Protection Tract and combination Storm Drainage/Tree Protection Tract shall be fenced and signed in accordance with RMC 4-4-130H.2.d. Fence construction shall be monitored onsite by the applicant’s certified arborist to avoid root damage to the protected trees. A fencing and signage DocuSign Envelope ID: E57591F1-FA5B-4216-A128-ADD733ABC676 City of Renton Department of Community & Economic Development Palermo Short Plat Administrative Report & Decision LUA22-000230, SHPL-A Report of May 4, 2023 Page 17 of 18 D_Palermo Short Plat_FINAL detail be submitted for review and approval of the Current Planning Project Manager at the time of Construction Permit review. 4. To facilitate and delineate on street parking along 120th Ave SE the civil plans shall be revised to provide the following: a curb bulb-out at the intersection of 120th Ave SE and SE 192nd St, proposed driveway access points shall be abutting when feasible, striping along the roadway delineating the on street parking lane (continuing to the intersection to the north of the project site at SE 191st St), and if addition al fire hydrant(s) are required they should be located on the east side of 120th Ave SE, if feasible. The revised civil plans shall be submitted at the time of Construction Permit review for review and approval by the Current Planning Project Manager and Development Engineering Plan Reviewer. 5. The short plat layout shall be revised to provide the proposed storm water facility located within Lot 1 within a tract. This tract shall be combined with the proposed Tree Protection Tract B and shall be a combined stormwater/tree protection tract. The revised layout shall be submitted at the time of Construction Permit review for review and approval by the Current Planning Project Manager. 6. A maintenance agreement shall be established for the maintenance of any common improvements within the short plat. 7. Any proposal to convert the proposed underground stormwater facility within the storm drainage tract to a stormwater detention pond shall be considered a Major Plat Amendment subject to the requirements outlined under RMC 4-7-080M.2. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Vanessa Dolbee Planning Director Date TRANSMITTED on May 4, 2023 to the Owner/Applicant/Contact: Owner: Applicant/Contact: Rhoda Palermo 9414 S 202nd St Kent, WA 98031 Hans Korve DMP 726 Aubrun Way N Auburn, WA 98002 TRANSMITTED on May 4, 2023 to the Parties of Record: No parties of record TRANSMITTED on May 4, 2023 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Director Gina Estep, Economic Development Director Matt Herrera, Current Planning Manager Nathan Janders, Development Engineering Manager Anjela Barton, Fire Marshal DocuSign Envelope ID: E57591F1-FA5B-4216-A128-ADD733ABC676 5/4/2023 | 3:33 PM PDT City of Renton Department of Community & Economic Development Palermo Short Plat Administrative Report & Decision LUA22-000230, SHPL-A Report of May 4, 2023 Page 18 of 18 D_Palermo Short Plat_FINAL 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 He aring Examiner on or before 5:00 PM on May 18, 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, 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. Appeals 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 Administrative Short Plat decision will expire five (5) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-7-070.M. 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: E57591F1-FA5B-4216-A128-ADD733ABC676 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Palermo Short Plat Land Use File Number: LUA22-000230, SHPL-A Date of Report May 4, 2023 Staff Contact Jill Ding Senior Planner Project Contact/Applicant Hans Korve DMP 726 Aubrun Way N, Auburn, WA 98002 Project Location 191XX 120th Ave SE (Parcel No. 619840-0340) The following exhibits are included with the Administrative report: Exhibit 1: Administrative Decision Exhibit 2: Conceptual Plan Set Exhibit 3: Arborist Report, prepared by A.B.C Consulting Arborists, LLC Exhibit 4: Technical Information Report (TIR) prepared by Daley-Morrow-Poblete Inc. dated March 13, 2023 Exhibit 5: Geotechnical Report dated October 21, 2021, prepared by Robinson-Noble Exhibit 6: Transportation Concurrency Memo Exhibit 7: Advisory Notes DocuSign Envelope ID: E57591F1-FA5B-4216-A128-ADD733ABC676