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HomeMy WebLinkAboutD_Hardie_Townhomes_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Hardie_Townhomes_FINAL (002) A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: June 22, 2023 Project File Number: PR23-000019 Project Name: Hardie Townhomes Land Use File Number: LUA23-000019, SHPL-A, SA-A, V-A Project Manager: Jill Ding, Senior Planner Owner: Sunny Singh, Hardie Properties, LLC, 7523 210th St SW, Edmonds, WA 98026 Applicant/Contact: Hans A. Korve, DMP, 726 Auburn Way S, Auburn WA 98002 Project Location: 317 Hardie Ave NW Project Summary: The applicant is requesting a Preliminary Short Plat, Site Plan Review, and Variance for the unit lot subdivision of an existing 4,992 sq. ft. (0.115 acre) lot located within the Residential Multi-Family (RM-F) zone. The proposed subdivision would result in the creation of two 1,028 sq. ft. unit lots, an 804 sq. ft. access tract (Tract A), a 1,001 sq. ft. common area (Tract B), and 1,133 sq. ft. recreation area (Tract C). A 2-unit townhome (duplex) is proposed to be constructed on the proposed unit lots each unit would have an area of 1,944 sq. ft. (resulting is a total building area of 3,888 sq. ft.) with a height of 3 stories and 32 feet. A setback variance is requested to reduce the required fifteen-foot (15’) setback along the south property line to ten feet (10’) Access to the units is proposed via a joint-use driveway off of Hardie Ave NW. A High Landslide Hazard Area is mapped on the project site. Site Area: 4,992 sq. ft. (0.11 acres) DocuSign Envelope ID: 288031CF-16CB-4148-B1B4-EFFB8F2D2B2F City of Renton Department of Community & Economic Development Hardie Townhomes Administrative Report & Decision LUA23-000019, SHPL-A, SA-A, V-A Report of June 22, 2023 Page 2 of 29 D_Hardie_Townhomes_FINAL (002) B. EXHIBITS: Exhibit 1: Administrative Decision Exhibit 2: Site Plan Exhibit 3: Architectural Plan Set Exhibit 4: Conceptual Civil Plan Set Exhibit 5: Drainage Assessment, prepared by Daley-Morrow-Poblete, Inc., dated January 17, 2023 Exhibit 6: Geotechnical Report, prepared by Ages Engineering, dated February 28, 2021 Exhibit 7: Arborist Report, prepared by A.B.C. Consulting Arborists, LLC, dated October 6, 2021 Exhibit 8: Transportation Concurrency Memo Exhibit 9: Public Comments and City Response Exhibit 10: Tree Retention Worksheet Exhibit 11: Advisory Notes Exhibit 12: Variance Justification C. GENERAL INFORMATION: 1. Owner(s) of Record: Sunny Singh Hardie Properties, LLC 7523 210th St SW Edmonds, WA 98026 2. Zoning Classification: Residential Multi-Family (RMF) Urban Design District B 3. Comprehensive Plan Land Use Designation: Residential High Density (RHD) 4. Existing Site Use: Vacant 5. Critical Areas: High Landslide Hazard Area 6. Neighborhood Characteristics: a. North: Duplex, RMF zone b. East: Medical/Dental Office, CA zone c. South: Single Family, R-8 zone d. West: Single Family, R-8 zone 7. Site Area: 4,992 sq. ft. (0.11 acres) D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 DocuSign Envelope ID: 288031CF-16CB-4148-B1B4-EFFB8F2D2B2F City of Renton Department of Community & Economic Development Hardie Townhomes Administrative Report & Decision LUA23-000019, SHPL-A, SA-A, V-A Report of June 22, 2023 Page 3 of 29 D_Hardie_Townhomes_FINAL (002) Zoning N/A 5758 06/22/2015 Annexation N/A 1461 09/17/1953 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service will be provided by the City of Renton. There is an existing 8” water line in Hardie Ave NW that can deliver a maximum flow capacity of 1,250 gallons per minute (gpm). b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8” sanitary sewer main in Hardie Ave NW. There is an existing side sewer serving the property. c. Surface/Storm Water: There are existing storm drainage facilities located in Hardie Ave NW. 2. Streets: Existing right of way width in Hardie Ave NW is approximately 60 feet. Hardie Ave NW is classified as a residential access street. There are no frontage improvements along the site’s 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 4-2-115: 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 9 Permits – Specific a. Section 4-9-200: Master Plan and Site Plan Review b. Section 4-9-250: Variances, Waivers, Modifications and Alternates 7. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element DocuSign Envelope ID: 288031CF-16CB-4148-B1B4-EFFB8F2D2B2F City of Renton Department of Community & Economic Development Hardie Townhomes Administrative Report & Decision LUA23-000019, SHPL-A, SA-A, V-A Report of June 22, 2023 Page 4 of 29 D_Hardie_Townhomes_FINAL (002) H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on February 9, 2023 and determined the application complete on February 16, 2023. Review of the project was placed on hold on April 11, 2023, the project was taken off hold on June 5, 2023. The project was re -noticed on June 5, 2023. The project complies with the 120-day review period. 2. The project site is located at 317 Hardie Ave NW. 3. The project site is currently vacant. 4. Access to the site would be provided via a residential driveway off of Hardie Ave NW. 5. The property is located within the Residential High Density (RHD) Comprehensive Plan land use designation. 6. The site is located within the Residential Multi-Family (RMF) zoning classification. 7. There one tree located on-site, which the applicant is proposing to remove. 8. The site is mapped with a high landslide hazard area. 9. The grading quanties are unknown at this time. Excavation necessary for the installtion of the duplex foundation and right-of-way improvements would be required. 10. The applicant is proposing to begin construction in summer 2023 and end in fall 2023. 11. Staff received two public comment emails (Exhibit 9). To address public comments staff provided a response to the submitted emails (Exhibit 9) and the following report contains analysis related to tree retention, landscaping, and setbacks. 12. Representatives from various city departments have reviewed the application materials to identif y 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. Comprehensive Plan Compliance: The site is designated Residential High Density (RHD) on the City’s Comprehensive Plan Map. RHD unit types are designed to incorporate features from both single family and multifamily developments, support cost-efficient housing, facilitate infill development, have close access to transit service, and efficiently use urban services and infrastructure. Land designated RHD is where projects will be compatible with existing uses and where infrastructure is adequate to handle impacts from higher density uses. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met: Compliance Comprehensive Plan Analysis ✓ 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 activity, builds social connections, and creates stable neighborhoods by incorporating both built amenities and natural features. ✓ 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 DocuSign Envelope ID: 288031CF-16CB-4148-B1B4-EFFB8F2D2B2F City of Renton Department of Community & Economic Development Hardie Townhomes Administrative Report & Decision LUA23-000019, SHPL-A, SA-A, V-A Report of June 22, 2023 Page 5 of 29 D_Hardie_Townhomes_FINAL (002) • 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. 14. Zoning Development Standard Compliance: The RMF Zone provides suitable environments for multi- family dwellings. It is further intended to conditionally allow uses that are compatible with and support a multi-family environment. The RMF allows for the development of both infill parcels in existing multi- family districts with compatible projects and other multi -family development. Densities range from ten (10) to twenty (20) du/acre with opportunities for bonuses up to twenty-five (25) dwelling units per net acre. 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 RMF Zone Develop Standards and Analysis ✓ Density: There is no minimum density requirement for townhouse development in the RMF zone. The minimum density required for other attached dwelling units is 10 dwelling units per net acre. The maximum density permitted is 20 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. Staff Comment: The project site has a gross site area of 4,992 sq. ft. (0.11 acres). There are no critical areas or areas proposed for public right-of-way dedication that would be required to be deducted from the gross site area for the purpose of calculating net density. The proposal for two (2) units on the 0.11 acre project site would result in a density of 18.18 dwelling units per acre, which is within the density range permitted in the RMF zone. ✓ Lot Dimensions: There is no minimum lot size required in the RMF zone. A minimum lot width of 25 feet is required (30 feet for corner lots) for townhouse development. A minimum lot width of 50 feet is required (60 feet for corner lots) for other attached dwellings. A minimum lot depth of 5 0 feet is required for townhouse development. A minimum lot depth of 66 feet is required for other attached dwellings. Individual lots within a unit lot subdivision are not required to comply with the minimum lot size, width, and depth requirements of the underlying zoning designation. The following table identifies the proposed approximate dimensions for Unit Lots 1 and 2. Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.) Unit Lot 1 1,028 17.42 59 Unit Lot 2 1,028 17.42 59 Tract A (access) 804 N/A N/A DocuSign Envelope ID: 288031CF-16CB-4148-B1B4-EFFB8F2D2B2F City of Renton Department of Community & Economic Development Hardie Townhomes Administrative Report & Decision LUA23-000019, SHPL-A, SA-A, V-A Report of June 22, 2023 Page 6 of 29 D_Hardie_Townhomes_FINAL (002) Tract B (open space) 1,001 N/A N/A Tract C (open space) 1,133 N/A N/A Parent Lot 4,992 49.95 100 Staff Comment: The individual unit lots are not required to comply with the minimum lot size, width, and depth requirements of the RMF zone. The new proposed lot lines outline the building footprint of the individual townhome units. The parent lot meets the minimum lot size, width and depth requirements of the RMF zone, as shown in the table above. Partially compliant Setbacks: The required setbacks for townhouse development in the RMF zone are as follows: front yard is 10 feet, the side yard is 0 feet for the attached sides and 5 feet for the unattached sides secondary front yard (applies to corner lots) is 20 feet, and the rear yard is 10 feet. The required setbacks for other attached dwellings in the RMF zone are as follows: front yard is 20 feet, the side yard is 0 feet for the attached sides and 5 feet for the unattached sides secondary front yard (applies to corner lots) is 20 feet, and rear yard is 15 feet. If the lot abuts a single family residential zone (RC through R-14) a fifteen foot (15') setback shall be required along the abutting side(s) of the property. In a unit lot subdivision, the setback requirements apply to the parent site, but would not apply to the individual unit lots. Staff Comment: The proposed duplex would provide the following setbacks from the parent parcel: a front yard setback of 20 feet, a rear yard setback of 20.75 feet, and side yard setback of 10 feet from the south property line and a side yard setback of 5 feet from the north property line. As the project site abuts an R-8 zoned property to the south, a fifteen-foot (15’) setback would be required from the south property line. The proposed duplex would not comply with the required fifteen -foot (15’) setback, the applicant has submitted a variance request to reduce the fifteen-foot (15’) setback to ten feet (10’), see further discussion below under FOF 17. The remaining setbacks would comply with the setback requirements of the RMF zone from the parent parcel. ✓ Building Standards: The RMF zone has a maximum building coverage of 70% for townhouse development and 35% for other attached dwellings. The maximum building coverage may be increased to 45% through the Hearing Examiner site plan review process. The RMF zone has a maximum impervious surface coverage of 75%. In the RMF zone, a maximum building height of 3 stories with a wall plate height of 32 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 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 heig ht 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. DocuSign Envelope ID: 288031CF-16CB-4148-B1B4-EFFB8F2D2B2F City of Renton Department of Community & Economic Development Hardie Townhomes Administrative Report & Decision LUA23-000019, SHPL-A, SA-A, V-A Report of June 22, 2023 Page 7 of 29 D_Hardie_Townhomes_FINAL (002) 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. An additional ten feet (10') of maximum wall plate height and an additional story for a residential dwelling structure may be obtained through the provision of additional amenities such as additional recreation facilities, underground parking, and additional landscaped open space areas; as determined through the site development plan review process and depending on the compatibility of the proposed buildings with adjacent or abutting existing residential development. The maximum wall plate height of a residential structure shall not exceed forty-two feet (42’). Staff Comment: The proposed townhomes would have a total footprint of 2,119 square feet, which would result in a total building coverage of 42 percent on the 4,992 square foot parent site, which is less than the 70 percent (70%) maximum permitted on the parent parcel. The project proposal would result in the development of approximately 2,595 square feet of impervious surfaces on the project site, which would result in a total impervious surface cover of 52 percent (52%) on the 4,992 square foot parent site, which is less than the 75 percent (75%) maximum permitted on the parent parcel. The proposed townhomes would have a total of 3 stories and a maximum wall plate height of just under 32 feet as shown on the architectural elevations (Exhibit 3). Compliant if condition of approval is met Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover shall be planted within planting strips pursuant to the following standards, provided there shall be a minimum of one street tree planted per lot. a. 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. b. 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. c. 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 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: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and DocuSign Envelope ID: 288031CF-16CB-4148-B1B4-EFFB8F2D2B2F City of Renton Department of Community & Economic Development Hardie Townhomes Administrative Report & Decision LUA23-000019, SHPL-A, SA-A, V-A Report of June 22, 2023 Page 8 of 29 D_Hardie_Townhomes_FINAL (002) iii. Large-sized maturing trees: fifty feet (50') on center. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. When a Residential Multi-family Zone or use Is abutting a less intense residential zone, a fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully sight-obscuring landscaped visual barrier, is required along the common property line. Staff Comment: The applicant submitted a Conceptual Landscape Plan (Exhibit 4) with the project application materials. An eight-foot (8’) wide landscape planter is proposed between the curb and sidewalk along Hardie Ave NW. The proposed landscape planter would be planted with Vanessa parrotia street trees, dwarf white flowering fountain grass, and Vancouver jade kinnikinnick. The Vanessa parrotia street trees are listed on the City’s approved street tree list. The Conceptual Landscape Plan includes a ten -foot (10’) wide onsite landscape strip along the Hardie Ave NW frontage and would be planted with prostrate white abelia, black flowering fountain grass, starburst double gold evergreen daylily, springwood white heath, burgundy clow ajuga, little bunny fountain grass, compact heavenly bamboo, sky rocket fountain grass, and lawn. In addition, an evening light snowbell tree is proposed to be planted within the planting area proposed between the two (2) garages. The proposed ten-foot (10') wide onsite landscape strip is required to provide a mix of trees, shrubs, and ground cover. The p roposed landscape strip would be comprised largely of shrubs and ground cover and would not satisfy this requirement. Staff recommends, as a condition of approval, that a detailed landscape plan be submitted at the time of Construction Permit review. The detailed landscape plan shall include but not be limited to a ten-foot (10’) wide onsite landscape strip along the Hardie Ave NW frontage and shall be planted with a mix of trees, shrubs, and ground cover. The detailed landscape plan shall be submitted to the Current Planning Project Manager for review and approval. A ten-foot (10’) wide sight obscuring landscaped buffer is proposed along the south property line to provide a visual buffer between the proposed duplex and the abutting Residential-8 (R-8) zoned property. This area would be planted with western red cedar trees and a mix of kinnikinnick, costal strawberry, and mahonia repens. The proposed landscaping would result in a sight-obscuring landscaped buffer, therefore the fifteen- foot (15’) wide landscaped strip along the south property line may be reduced to the proposed ten-foot (10’) width. Landscaping within the public right-of-way would be planted prior to the recording of the short plat, landscaping within the parent parcel would be planted prior to the issuance of a certificate of occupancy. 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. Tree credit requirements shall apply at a minimum rate of thirty (30) credits per net acre. 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. 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 DocuSign Envelope ID: 288031CF-16CB-4148-B1B4-EFFB8F2D2B2F City of Renton Department of Community & Economic Development Hardie Townhomes Administrative Report & Decision LUA23-000019, SHPL-A, SA-A, V-A Report of June 22, 2023 Page 9 of 29 D_Hardie_Townhomes_FINAL (002) 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. Staff Comment: A Conceptual Tree Retention Plan (Exhibit 4), Tree Retention Worksheet (Exhibit 10), and an Arborist report prepared by A.B.C Consulting Arborists, LLC, dated October 6, 2021 (Exhibit 7) were submitted with the project application materials. There is one (1) significant tree identified on the project site, which is not proposed for retention. There is an additional twenty-two inch (22”) fir tree located within the Hardie Ave NW public right-of-way that is also proposed for removal. The City’s Tree Retention Regulations require the retention of thirty percent (30%) of existing significant trees. As only one significant tree is located onsite, no trees are required to be retained. The City’s Arborist has reviewed the proposal and commented that the existing fir tree within the Hardie Ave NW public right-of-way should be retained. Staff recommends, as a condition of approval, that the existing 22” fir tree within the Hardie Ave NW right- of-way, located near the southeast corner of the project site, be retained to the best of the applicant’s ability. To ensure that this tree is not adversely impacted during project construction, staff recommends that a certified arborist be onsite during installation of utilities and frontage improvements in the vicinity of this tree. Should it be determined that the tree is not able to be retained due to util ity conflicts or other construction impacts as determined by the Current Planning Project Manager that would be detrimental to the viability of the street tree, the applicant shall replace the large mature species tree with comparable species. The City’s Tree Retention Regulations also require that a minimum tree density of 30 credits per net acre. Based on a gross site area of 4,992 sq. ft. (0.11 acres), the proposed project would be required to provide 3 tree credit units. The provision of tree credits onsite may be achieved through the retention of existing trees or the planting of new trees. A Tree Credit Worksheet, demonstrating compliance with this requirement, was not included with the submitted application materials. Staff recommends, as a condition of approval, that a completed Tree Credit Worksheet and Tree Replacement Plan, demonstrating that the required 3 tree credit units would be provided onsite, be submitted at the time of Construction Permit Review for review and approval by the Current Planning Project Manager. Tree protection measures would be required during project construction in accordance with RMC 4-4-130H.10, these measures would include the installation of a 6-foot high chain link fence as well as signage identifying the trees as protected. ✓ Parking: Parking regulations require that townhomes provide a minimum of 2.0 spaces per dwelling unit. Tandem parking is allowed. Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8 ½ feet by 16 feet. Within parking garages, compact stalls are not permitted to exceed fifty percent (50%) of provided parking. DocuSign Envelope ID: 288031CF-16CB-4148-B1B4-EFFB8F2D2B2F City of Renton Department of Community & Economic Development Hardie Townhomes Administrative Report & Decision LUA23-000019, SHPL-A, SA-A, V-A Report of June 22, 2023 Page 10 of 29 D_Hardie_Townhomes_FINAL (002) Staff Comment: The proposed project includes two tandem parking spaces within each duplex unit. The proposed total dimensions for the spaces would be 12’-1” by 38’-4”, which would accommodate one standard space and one compact space within the garages. The proposed parking would comply with the parking requirements for townhomes. N/A Bicycle Parking: Bicycle parking regulations require that a minimum of one-half (0.5) bicycle parking space be provided per one attached dwelling for residential developments that exceed five (5) residential units. Staff Comment: Not applicable as the proposed project would only include two (2) residential units. N/A Refuse and Recycling: Single-family and two (2) attached residences (duplexes) shall be exempt from these requirements for refuse and recyclables deposit areas. Staff Comment: The proposal is for the construction of a duplex, which would be exempt from the compliance with the refuse and recyclable deposit area requirements . It is anticipated that each unit would be provided with individual cans for refuse and recyclable pick up. Compliant if condition of approval is met 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: A Conceptual Civil Plan Set (Exhibit 4) was included with the project application materials. The Conceptual Civil Plans identified a concrete block wall along the north and south (side) property lines. The maximum height identified for the wall is four feet (4’) or forty-eight inches (48”), which would meet the maximum height permitted for fences and retaining walls for residential developments. Staff recommends, as a condition of approval, that a cross section with top and toe measurements and material composition of the proposed retaining wall be provided to the Current Planning Project Manager at the time of Construction Permit review for review and approval. 15. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable to unit lot subdivisions in the RMF zone and are subject to the design standards applicable to the R-10 and R-14 zones (RMC 4-7-090F.5.a). The Standards implement policies established in the Land Use Element of the Comprehensive Plan. Compliance with Site Design Standards must be demonstrated pr ior to approval of the subdivision. Compliance with Residential Design Standards would be verified prior to issuance of the building permit for the new townhomes. The proposal is consistent with the following design standards, unless noted otherwise: Compliance Design Standards R-10 and R-14 and Analysis N/A Lot Configuration: Developments of more than four (4) structures shall incorporate a variety of home sizes, lot sizes, and unit clusters. Dwellings shall be arranged to ensure privacy so that side yards abut other side yards (or rights-of-way) and do not abut front or back yards. DocuSign Envelope ID: 288031CF-16CB-4148-B1B4-EFFB8F2D2B2F City of Renton Department of Community & Economic Development Hardie Townhomes Administrative Report & Decision LUA23-000019, SHPL-A, SA-A, V-A Report of June 22, 2023 Page 11 of 29 D_Hardie_Townhomes_FINAL (002) Lots accessed by easements or pipestems shall be prohibited. Staff Comment: Not applicable, the proposal includes the construction of one duplex. ✓ Lots shall be configured to achieve both of the following: 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 project would be required to comply with the 2022 City of Renton Surface Water Design Manual. Compliant with the guidelines if condition of approval is met Garages: Garages may be attached or detached. Shared garages are also allowed, provided the regulations of RMC 4-4-080 are met. Carports are not allowed. 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 garage is detached and set back from the front of the house and/or porch at least six feet (6'). Additionally, all of the following is required: 1. Garage design shall be of similar design to the homes, and 2. If sides of the garage are visible from streets, sidewalks, pathways, trails, or other homes, architectural details shall be incorporated in the design. If shared garages are allowed, they may share the structure with other homes and all of the following is required: 1. Each unit has garage space assigned to it, and 2. The garage is not to be located further than one hundred sixty feet (160') from any of the housing units to which it is assigned, and 3. The garage shall not exceed forty four feet (44') in width, and shall maintain an eight foot (8') separation from any dwellings. Staff Comment: Each unit within the duplex is proposed to have a private garage with two (2) tandem parking spaces. The garages would be located below and recessed eight feet (8’) behind a deck above the garages. The design of the garage doors would incorporate safety glazing panels and would complement the architectural design of the proposed duplex. The combination of the setback from the deck above the garages with the glazing within the garage doors would result in the garages complying with the intent of the guidelines of this standard. Staff recommends, as a condition of approval, that the proposed garage doors for the duplex be comprised entirely of safety glazing panels. Architectural elevations showing the glazing on the ga rage doors shall be submitted to the Current Planning Project Manager at the time of Building Permit review for review and approval. DocuSign Envelope ID: 288031CF-16CB-4148-B1B4-EFFB8F2D2B2F City of Renton Department of Community & Economic Development Hardie Townhomes Administrative Report & Decision LUA23-000019, SHPL-A, SA-A, V-A Report of June 22, 2023 Page 12 of 29 D_Hardie_Townhomes_FINAL (002) N/A Standards for Parks: For developments that are less than ten (10) net acres: No park is required, but is allowed. For developments that are greater than ten (10) net acres: A minimum of one one- half (.5) acre park, in addition to the common open space requirement, is required. Staff Comment: Not applicable the proposed development is less than ten (10) acres. N/A Standards for Common Open Space: Developments of three (3) or fewer dwelling units: No requirement to provide common open space. Developments of four (4) or more units: Required to provide common open space as outlined below. Above ground drainage facilities (i.e., ponds, swales, ditches, rain gardens, etc.) shall not be counted towards the common open space requirement. 1. For each unit in the development, three hundred fifty (350) square feet of common open space shall be provided. 2. Open space shall be designed as a park, common green, pea-patch, pocket park, or pedestrian entry easement in the development and shall include picnic areas, space for recreational activities, and other activities as appropriate. 3. Open space shall be located in a highly visible area and be easily accessible to the neighborhood. 4. Open space(s) shall be contiguous to the majority of the dwellings in the development and accessible to all dwellings, and shall be at least twenty feet (20') wide. 5. A pedestrian entry easement can be used to meet the access requirements if it has a minimum width of twenty feet (20') with a minimum five feet (5') of sidewalk. 6. Pea-patches shall be at least one thousand (1,000) square feet in size with individual plots that measure at least ten feet by ten feet (10' x 10'). Additionally, the pea-patch shall include a tool shed and a common area with space for compost bins. Water shall be provided to the pea-patch. Fencing that meets the standards for front yard fencing shall surround the pea-patch with a one foot (1') landscape area on the outside of the fence. This area is to be landscaped with flowers, plants, and/or shrubs. 7. Grass-crete or other pervious surfaces may be used in the common open space for the purpose of meeting the one hundred fifty feet (150') distance requirement for emergency vehicle access but shall not be used for personal vehicle access or to meet off-street parking requirements. 8. Common open space areas shall have a maximum slope of five percent (5%). 9. Obstructions, such as retaining walls and fences, shall not be placed in common open spaces. Staff Comment: Not applicable as the proposed development includes two (2) dwelling units. Compliant with the guidelines if condition of Standards for Private Yards: Developments of three (3) or fewer dwelling units: Each individual dwelling shall have a private yard that is at minimum six hundre d (600) DocuSign Envelope ID: 288031CF-16CB-4148-B1B4-EFFB8F2D2B2F City of Renton Department of Community & Economic Development Hardie Townhomes Administrative Report & Decision LUA23-000019, SHPL-A, SA-A, V-A Report of June 22, 2023 Page 13 of 29 D_Hardie_Townhomes_FINAL (002) approval is met square feet in size. Backyard patios and reciprocal use easements may be included in the calculation of private yard. Developments of four (4) or more dwelling units: Each ground-related dwelling shall have a private yard that is at least two hundred fifty (250) square feet in size with no dimension less than eight feet (8') in width. An additional two hundred fifty (250) square feet of open space per unit shall be added to the required amount of common open space for each unit that is not ground related. Staff Comment: As the proposal includes two (2) dwelling units, each unit would be required to provide a private yard that is at minimum six hundred (600) square feet in area. As shown on the conceptual civil plan set (Exhibit 4), the proposed duplex would have a shared back yard area that totals approximately 1,060 sq. ft. in area (530 sq. ft. per unit) and as shown on the architectural plans (Exhibit 3) each unit would have a private deck off the second and third stories, each deck would measure approximately seven feet (7’) by sixteen feet (16’) or 112 sq. ft. The total deck area for each unit would total 224 sq. ft., which in combination with the 1,060 sq. ft. shared backyard (530 sq. ft. per unit), the proposal would provide approximately 754 sq. ft. of private open space for each unit, which would exceed the minimum 600 sq. ft. required and would comply with the intent of the guidelines for this standard. The common improvements (including open space areas and the joint use driveway) shall be privately owned and maintained by the owners of the proposed duplex units. Staff recommends, as a condition of approval, that a Maintenance Agreement be established for the maintenance of all common improvements on the project site. A draft maintenance agreement shall be submitted for review and approval prior to the recording of the short plat. ✓ Sidewalks, Pathways, and Pedestrian Easements: All of the following are required: 1. Sidewalks shall be provided throughout the neighborhood. The sidewalk may disconnect from the road, provided it continues in a logical route throughout the development. Permeable pavement sidewalks shall be used where feasible, consistent with the Surface Water Desi n Manual. 2. Front yards shall have entry walks that are a minimum width of three feet (3') and a maximum width of four feet (4'). 3. Pathways shall be used to connect common parks, green areas, and pocket parks to residential access streets, limited residential access streets, or other pedestrian connections. They may be used to provide access to homes and common open space. They shall be a minimum three feet (3') in width and made of paved asphalt, concrete, or porous material such as: porous paving stones, crushed gravel with soil stabilizers, or paving blocks with planted joints. Sidewalks or pathways for parks and green spaces shall be located at the edge of the common space to allow a larger usable green and easy access to homes. 4. Pedestrian Easement Plantings: Shall be planted with plants and trees. Trees are required along all pedestrian easements to provide shade and spaced twenty feet (20') on center. Shrubs shall be planted in at least fifteen percent (15%) of the easement and shall be spaced no further than thirty six inches (36") on center. DocuSign Envelope ID: 288031CF-16CB-4148-B1B4-EFFB8F2D2B2F City of Renton Department of Community & Economic Development Hardie Townhomes Administrative Report & Decision LUA23-000019, SHPL-A, SA-A, V-A Report of June 22, 2023 Page 14 of 29 D_Hardie_Townhomes_FINAL (002) 5. For all homes that do not front on a residential access street, limited residential access street, a park, or a common green: Pedestrian entry easements that are at least fifteen feet (15') wide plus a five-foot (5') sidewalk shall be provided. Staff Comment: The proposed development includes that construction of a single duplex unit and does not include several buildings that required pedestrian connectivity. A sidewalk would be constructed along the site’s Hardie Ave NW frontage that would provide pedestrian connectivity to the north and south of the project site. The proposed duplex would include a paved pedestrian access that would be contiguous with the proposed driveway access that would connect to the sidewalk along the site’s Hardie Ave NW street frontage. Compliant if condition of approval is met Primary Entry: Both of the following are required: 1. The entry shall take access from and face a street, park, common green, pocket park, pedestrian easement, or open space, and 2. The entry shall include a porch or stoop with a minimum depth of five feet (5') and minimum height 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: The primary entry for both units within the proposed duplex would be oriented to face Hardie Ave NW and would be connected to the public sidewalk via a pedestrian walkway that would be contiguous with the proposed driveway. The primary entrance includes a covered entrance that would be approximately five feet (5’) by nine feet (9’) and complies with the intent of this standard. Staff recommends, as a condition of approval, that the walkway material be concrete to differentiate the walkway from the proposed asphalt driveway. ✓ Facade Modulation: Both of the following are required: 1. The primary building elevation oriented toward the street or common green shall have at least one articulation or change in plane of at least two feet (2') in depth; and 2. A minimum one side articulation that measures at least one foot (1') in depth shall occur for all facades facing streets or public spaces. Staff Comment: As shown on the submitted architectural elevations (Exhibit 3), the primary building elevation, oriented to Hardie Ave NW , includes modulation and articulation in compliance with this standard. Compliant with the guideline of this standard Windows and Doors: All of the following are required: 1. Primary windows shall be proportioned vertically, rather than horizontally, and 2. Vertical windows may be combined together to create a larger window area, and 3. All doors shall be made of wood, fiberglass, metal, or glass and trimmed with three and one-half inches (3 1/2") minimum head and jamb trim around the door, and 4. Screen doors are permitted, and DocuSign Envelope ID: 288031CF-16CB-4148-B1B4-EFFB8F2D2B2F City of Renton Department of Community & Economic Development Hardie Townhomes Administrative Report & Decision LUA23-000019, SHPL-A, SA-A, V-A Report of June 22, 2023 Page 15 of 29 D_Hardie_Townhomes_FINAL (002) 5. Primary entry doors shall face a street, park, common green, pocket park, or pedestrian easement and shall be paneled or have inset windows, and 6. Sliding glass doors are not permitted along a frontage elevation or an elevation facing a pedestrian easement. Staff Comment: The proposed elevations include primary windows that are proportioned vertically. All primary doors would have inset glass and would face Hardie Ave NW. It is unclear, based on the information submitted, whether trim is proposed around the windows and doors, however based on the elevations and renderings in the Architectural Plan Set (Exhibit 3), the proposed windows and doors would be framed in a dark material that would provide a sufficient border a round the windows and doors and would meet the intent of the guideline requirement for trim. Sliding glass doors are proposed on the second and third stories of the primary building elevation, as access to the proposed decks. These doors would not function as primary entry doors, would add significant glazing to the primary elevation, and would comply with the intent of this standard. ✓ Scale, Bulk, and Character: All of the following are required: 1. The primary building form shall be the dominating form and elements such as porches, principal dormers, or other significant features shall not dominate, and 2. Primary porch plate heights shall be one story. Stacked porches are allowed, and 3. To differentiate the same models and elevations, different colors shall be used, and 4. For single-family dwellings, no more than two (2) of the same model and elevation shall be built on the same block frontage and the same model and elevation shall not be abutting. Staff Comment: The primary building form is the dominating form and no porches would exceed one story. The primary elevation includes a second and third story deck on each unit with metal railings and a significant amount of glazing. The one -car garage doors would be setback eight feet (8’) behind the front of the decks, minimizing the visual impact of the garage doors on the primary elevation. ✓ Roofs: Both of the following are required: 1. A variety of roofing colors shall be used within the development and all roof material shall be fire retardant; and 2. Single-family residential subdivisions shall use a variety of roof forms appropriate to the style of the home. Staff Comment: As shown on the submitted Architectural Plan Set, the primary roof form would be flat with a metal cap canopy and parapet. In addition, a brick encased fire wall extension is proposed to extend above the top of the roof to add some variation and to add visual separation to the units. N/A Eaves: The following is required: Eaves shall be at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves. DocuSign Envelope ID: 288031CF-16CB-4148-B1B4-EFFB8F2D2B2F City of Renton Department of Community & Economic Development Hardie Townhomes Administrative Report & Decision LUA23-000019, SHPL-A, SA-A, V-A Report of June 22, 2023 Page 16 of 29 D_Hardie_Townhomes_FINAL (002) Staff Comment: No applicable as the proposal does not include a sloped roof form with eaves. ✓ Architectural Detailing: All of the following are required: 1. Three and one-half inches (3 1/2") minimum trim surrounds all windows and details all doors, and 2. At least one of the following architectural details shall be provided on each home: shutters, knee braces, flower boxes, or columns, and 3. Where siding is used, metal corner clips or corner boards shall be used and shall be at minimum two and one-half inches (2 1/2") in width and painted. If shutters are used, they shall be proportioned to the window size to simulate the ability to cover them, and 4. If columns are used, they shall be round, fluted, or strongly related to the home's architectural style. Six inches by six inches (6" x 6") posts may be allowed if chamfered and/or banded. Exposed four inches by four inches (4" x 4") and six inches by six inches (6" x 6") posts are prohibited. Staff Comment: As previously discussed above, it is unclear, based on the information submitted, whether trim is proposed around the windows and doors, however based on the elevations and renderings in the Architectural Plan Set (Exhibit 3), the proposed windows and doors would be framed in a dark material that would provide a sufficient border around the windows and doors and would meet the intent of the requirement for trim. In addition, columns are proposed on the front elevation the support the proposed decks as well as visually identifying the location of the primary building entrance. Compliant if condition of approval is met Materials and Color: All of the following are required: 1. Acceptable exterior wall materials are: wood, cement fiberboard, stucco, stone, and standard sized brick three and one-half inches by seven and one- half inches (3 1/2" x 7 1/2") or three and five eighths inches by seven and five- eighths inches (3 5/8" x 7 5/8"). Simulated stone, wood, stone, or brick may be used to detail homes, and 2. When more than one material is used, changes in a vertical wall, such as from wood to brick, shall wrap the corners no less than twenty four inches (24"). The material change shall occur at an internal corner or a logical transition such as aligning with a window edge or chimney. Material transition shall not occur at an exterior corner, and 3. Multiple colors on buildings shall be provided. Muted deeper tones, as opposed to vibrant primary colors, shall be the dominant colors. Color palettes for all new structures, coded to the home elevations, shall be submitted for approval. 4. Gutters and downspouts shall be integrated into the color scheme of the home and be painted, or of an integral color, to match the trim color. Staff Comment: As shown on the submitted Architectural Elevations (Exhibit 3), the materials proposed on the duplex would primarily include lap siding, hardie panels, and DocuSign Envelope ID: 288031CF-16CB-4148-B1B4-EFFB8F2D2B2F City of Renton Department of Community & Economic Development Hardie Townhomes Administrative Report & Decision LUA23-000019, SHPL-A, SA-A, V-A Report of June 22, 2023 Page 17 of 29 D_Hardie_Townhomes_FINAL (002) stone veneer. In addition, the deck railing would be comprised of metal with the lower level deck including a clear inset panel. A color palette coded to the building elevations was not included with the submitted materials. Staff recommends, as a condition, of approval that a color palette coded to the building elevations be submitted at the time of Building Permit review for review and approval by the Current Planning Project Manager. Compliance not yet demonstrated Mail and Newspapers: All of the following are required: 1. Mailboxes shall be clustered and located so as to serve the needs of USPS while not adversely affecting the privacy of residents; 2. Mailboxes shall be lockable consistent with USPS standard; 3. Mailboxes shall be architecturally enhanced with materials and details typical of the home's architecture; and 4. Newspaper boxes shall be of a design that reflects the character of the home. Staff Comment: Compliance with this requirement would be verified at the time of Building Permit review. N/A Hot Tubs, Pools, and Mechanical Equipment: Hot tubs and pools shall only be located in back yards and designed to minimize sight and sound impacts to adjoining property. Pool heaters and pumps shall be screened from view and sound insulated. Pool equipment must comply with codes regarding fencing. Staff Comment: Not applicable, no hot tubs or pools are proposed. N/A Utilities: Utility boxes that are not located in alleyways or away from public gathering spaces shall be screened with landscaping or berms. Staff Comment: There are not utility boxes shown on the submitted plan set, therefore it is anticipated that this requirement is not applicable. N/A Dumpster/Trash/Recycling Collection Area: Both of the following are required: 1. Trash and recycling containers shall be located so that they have minimal impact on residents and their neighbors and so that they are not visible to the general public; and 2. A screened enclosure in which to keep containers shall be provided or garages shall be built with adequate space to keep containers. Screened enclosures shall not be located within front yards. Staff Comment: Not applicable, no common trash/recycling areas are proposed for the two (2) dwelling units. It is anticipated that any garbage or recycling cans would be stored within the private garages. 16. 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 ✓ Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include buffers DocuSign Envelope ID: 288031CF-16CB-4148-B1B4-EFFB8F2D2B2F City of Renton Department of Community & Economic Development Hardie Townhomes Administrative Report & Decision LUA23-000019, SHPL-A, SA-A, V-A Report of June 22, 2023 Page 18 of 29 D_Hardie_Townhomes_FINAL (002) and/or setbacks from buffers. A standard 15-foot building setback is required for all structures from Protected Slope areas. A 50-foot buffer and 15-foot building setback are required from Very High Landslide Hazard Areas. Staff Comment: A High Landslide Hazard Area is mapped on the project site. A Geotechnical Report, prepared by Ages Engineering, dated February 28, 2021 (Exhibit 6) was submitted with the land use application materials. According to the submitted report, the topography of the project site slopes down to the east at inclinations ra nging from ten percent (10%) to nineteen percent (19%), with an elevation relief of twelve feet (12’). Two test holes were excavated on the project site to approximately six (6) feet in depth. The soils encountered generally consisted of six (6) feet of ol d fill and disturbed native soils overlying silty sand with gravel consistent with Glacial Till. Ground water was not encountered. The Geotechnical report included an analysis of critical areas on the project site and noted that the slopes and soils presen t onsite were consistent with Low and Medium Landslide Hazard Areas. A critical areas setback from the Low and Medium Landslide Hazard Areas was not recommended. The report concluded that the existing soil and ground water conditions present on the project site were suitable for the proposed development. The proposed duplex could be supported on conventional spread footings bearing on the existing native soils observed at six (6) feet below grade. 17. Variance Analysis: The applicant is requesting approval of an administrative Variance to reduce the required fifteen-foot (15’) setback along the south property line, abutting the R-8 zone, to ten feet (10’). The proposal is compliant with the following variance criteria, pursuant to RMC 4-9-250.B.6. Therefore, staff recommends approval of the requested variance. Compliance Variance Criteria and Analysis ✓ a. That the applicant suffers practical difficulties and unnecessary hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification. Staff Comment: The applicant contends that practical difficulties exist and that the variance is necessary due to zoning restrictions and the width of the property. The RMF zoning of this lot combined with the required fifteen-foot (15’) setback requirement from the abutting R-8 zoned lot to the south, as well as the narrow lot width of 49.95’ make this is a challenging lot to build a duplex on. A detached single-family home is not a permitted use within the RMF zone, as only attached multi -family residential structures are permitted. To comply with the zoning requirements, a two-unit townhome (duplex) has been proposed. The footprint of the duplex has been reduced to the minimum necessary to provide sufficient living space within each unit while providing the required five-foot (5’) setback along the north property line and the proposed ten-foot (10’) setback along the south property line, abutting the R-8 zone. Each unit within the proposed duplex would have a width of eighteen feet (18’). Staff has reviewed the request and concurs that the RMF zoning requirements for a multi-family structure on the project site combined with the 49.95’ lot width , as well as the fifteen-foot (15’) setback requirement from the abutting R-8 zone result in a DocuSign Envelope ID: 288031CF-16CB-4148-B1B4-EFFB8F2D2B2F City of Renton Department of Community & Economic Development Hardie Townhomes Administrative Report & Decision LUA23-000019, SHPL-A, SA-A, V-A Report of June 22, 2023 Page 19 of 29 D_Hardie_Townhomes_FINAL (002) 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: practical difficulty for developing a multi -family structure on the project site. The proposed ten-foot (10’) setback would be consistent with the landscaping regulations, which require a fifteen-foot (15’) landscaped buffer between RMF zoned properties and abutting R-8 zoned properties, provided that this landscaped buffer may be reduced to a width of ten feet (10’) if the landscaped buffer is sight-obscuring. As previously discussed above under FOF 14 Zoning Development Standards: Landscaping, and landscape plan was submitted with the project application materials and the landscaping proposed along the south property line would qualify as sight -obscuring and be permitted to be reduced to the ten-foot (10’) width. ✓ b. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated. Staff Comment: The applicant contends that the requested variance would not be materially detrimental to the public or injurious to surrounding properties in the vicinity as it would allow for the construction of a duplex on the project site in compliance with the RMF zoning requirements. Staff has reviewed the request and concurs that the requested variance would not be materially detrimental to the public welfare or injurious to properties in the vicinity. Public notice was issued for the proposed variance along with a 14-day public comment period. No comments were received from the abutting R-8 zoned property to the south indicating that the requested variance would adversely impact their property. ✓ c. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated. Staff Comment: The applicant contends that the requested variance would allow for the construction of a duplex on the project site. As previously discussed above, detached single family residences are not a permitted use within the RMF zone and in accordance with RMC 4-9-250B.1.a zoning related uses are not variable. Staff has reviewed the request and concurs that the requested setback variance allows for the construction of a viable duplex on the project site, while still providing a buffer between the proposed duplex and abutting single family residence to the south. ✓ d. That the approval is a minimum variance that will accomplish the desired purpose. Staff Comment: As discussed above, the applicant contends that the requested variance is the minimum necessary to allow for the construction of a viable duplex on the project site while providing a buffer between the proposed development and neighboring single-family residence to the south. With the approval of the requested variance, each unit would have a width of eighteen feet (18’), without the requested variance, each unit would have a width of fifteen and a half feet (15-1/2’), which would not be viable. Staff has reviewed the request and concurs that the requested variance is the minimum necessary to allow for the construction of a viable duplex on the project site. DocuSign Envelope ID: 288031CF-16CB-4148-B1B4-EFFB8F2D2B2F City of Renton Department of Community & Economic Development Hardie Townhomes Administrative Report & Decision LUA23-000019, SHPL-A, SA-A, V-A Report of June 22, 2023 Page 20 of 29 D_Hardie_Townhomes_FINAL (002) Compliance Subdivision Regulations and Analysis Compliant if condition of approval is met 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 duplex is proposed via a twenty-foot (20’) wide joint use driveway. As the proposed driveway is not required to provide emergency access, the width of the driveway should be reduced to nine feet (9’) as each duplex would include a single loaded garage. Staff recommends, as a condition of approval, that a revised short plat layout be submitted at the time of Construction Permit review that includes a reduced joint use driveway width of nine feet (9’). 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 RMF 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 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: As previously discussed above under FOF 14 Zoning Development Standards, individual unit lots created for townhouses developments are exempt from the following standards for Residential Zoning Designations: minimum lot size, minimum lot width, minimum lot depth, yard setbacks, maximum building coverage, and maximum impervious surface area, and instead the entire parent site are subject to the standards as a whole. The parent parcel is rectangular in shape and oriented to face Hardie Ave NW and as previously discussed would comply with the minimum lot size, width, and depth requirements of the RMF zone. ✓ 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. Alley access is the preferred street patter in the RM-F zone. DocuSign Envelope ID: 288031CF-16CB-4148-B1B4-EFFB8F2D2B2F City of Renton Department of Community & Economic Development Hardie Townhomes Administrative Report & Decision LUA23-000019, SHPL-A, SA-A, V-A Report of June 22, 2023 Page 21 of 29 D_Hardie_Townhomes_FINAL (002) Staff Comment: Hardie Ave NW is classified as a residential access street with an existing right-of-way width of approximately sixty feet (60’). Half street improvements including a pavement width of twenty-six feet (26’) (thirteen feet (13’) from centerline), a 0.5-foot curb, and eight-foot (8’) planter strip, a five-foot (5’) sidewalk, street trees, and storm drainage improvements are required along the project frontage. There is not existing alley for the proposed development to access off of. In lieu of providing alley loaded access, as previously discussed above, staff is recommending that the joint use driveway curb cut to the single loaded garages be reduced to nine feet (9’). ✓ Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: The proposed unit lots would meet the requirements for a unit lot subdivision and would be compatible with the RMF zoning development standards. All lots are rectangular in shape and would take access via the joint use driveway. 19. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the RMF zoning classification when it is not exempt from Environmental (SEPA) Review. For Master Plan applications compliance with the review criteria for Site Plans are analyzed at a general level of detail to ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table contains project elements intended to comply with level of detail needed for Site Plan requests: Compliance Site Plan Criteria and Analysis Compliant if conditions of approval are met a. Comprehensive Plan Compliance and Consistency . Staff Comment: See previous discussion under FOF 13, Comprehensive Plan Analysis. Compliant if conditions of approval are met b. Zoning Compliance and Consistency. Staff Comment: See discussion under FOF 14, Zoning Development Standard Compliance. Compliant if conditions of approval are met c. Design Regulation Compliance and Consistency . Staff Comment: See discussion under FOF 15, Residential Design and Open Space Review. N/A d. Planned action ordinance and Development agreement Compliance and Consistency. ✓ e. Off-site Impacts. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site. Staff Comment: The proposed development would include the construction of one duplex on the project site. The proposed duplex would have a total of 3 stories and a maximum wall plate height of just under 32 feet as shown on the architectural elevations (Exhibit 3). A ten-foot (10’) wide sight-obscuring landscape strip is proposed along the south property line to provide a buffer between the duplex and the neighboring detached single-family residence. The proposal would not result in an DocuSign Envelope ID: 288031CF-16CB-4148-B1B4-EFFB8F2D2B2F City of Renton Department of Community & Economic Development Hardie Townhomes Administrative Report & Decision LUA23-000019, SHPL-A, SA-A, V-A Report of June 22, 2023 Page 22 of 29 D_Hardie_Townhomes_FINAL (002) overscale structure nor an overconcentration of development on a particular portion of the project site. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. Staff Comment: The proposal would include direct pedestrian and vehicular access to Hardie Ave NW. Utilities, Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties. Locate utilities underground consistent with RMC 4-6-090. Staff Comment: The proposal would not include utilities, loading, and storage areas that require screening. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features. Staff Comment: The proposed duplex would have a total of 3 stories and a maximum wall plate height of just under 32 feet as shown on the architectural elevations (Exhibit 3), it is not anticipated that the proposal would adversely impact views of surrounding properties. Landscaping: Using landscaping to provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project. Staff Comment: See discussion under FOF 14, Zoning Development Standard: Landscaping. As previously discussed, landscaping is proposed on the project site and would provide a buffer between the proposed duplex and the neighboring single-family residence to the south. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. Staff Comment: As shown on the submitted rendering (Exhibit 3), recessed lighting is proposed over the garage doors and over the covered deck area. In addition, it appears that small accent lights would be provided along the driveway. None of these proposed light fixtures are anticipated to generate excessive brightness that would adversely impact neighboring properties. ✓ f. On-site Impacts. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation. Staff Comment: See discussion under FOF 14, Zoning Development Standard: Landscaping. As previously discussed, landscaping is propose d on the project site and would provide a buffer between the proposed duplex and the neighboring single-family residence to the south. DocuSign Envelope ID: 288031CF-16CB-4148-B1B4-EFFB8F2D2B2F City of Renton Department of Community & Economic Development Hardie Townhomes Administrative Report & Decision LUA23-000019, SHPL-A, SA-A, V-A Report of June 22, 2023 Page 23 of 29 D_Hardie_Townhomes_FINAL (002) Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs. Staff Comment: The proposed duplex would have a total of 3 stories and a maximum wall plate height of just under 32 feet as shown on the architectural elevations (Exhibit 3), it is not anticipated that the proposal would adversely impact views or access to sunlight of surrounding properties. Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces. Staff Comment: See discussion under FOF 14, Zoning Development Standard: Tree Retention, as previously discussed staff is recommending, as a condition of approval, that an existing twenty-two-inch (22”) fir tree within the Hardie Ave NW right-of-way be retained. Reducing Parking Impervious Areas: Design parking areas to minimize impervious surfaces, including but not limited to: (1) breaking up parking areas and directing stormwater flows to multiple low impact development features such as bioretention areas; (2) locating parking near trees to provide storm water uptake; (3) retaining or adding vegetation to parking areas; (4) placing existing parking that exceeds maximum parking ratios in permeable pavement designed consistent with the Surface Water Design Manual in RMC 4-6-030; and (5) using other low impact development techniques consistent with RMC 4-6-030 Staff Comment: Not applicable, as no surface parking is proposed. All parking is proposed within the structure. Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the appearance of the project. Landscaping also includes the design and protection of planting areas so that they are less susceptible to damage from vehicles or pedestrian movements. Staff Comment: See FOF 14, Zoning Development Standard: Landscaping. ✓ g. Access and Circulation. Location and Consolidation: Providing access points on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on the site and, when feasible, with adjacent properties. Staff Comment: A consolidated join use driveway access is proposed to serve both units within the duplex. See previous discussion above under FOF 18 Subdivision Regulations: Access. Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways. DocuSign Envelope ID: 288031CF-16CB-4148-B1B4-EFFB8F2D2B2F City of Renton Department of Community & Economic Development Hardie Townhomes Administrative Report & Decision LUA23-000019, SHPL-A, SA-A, V-A Report of June 22, 2023 Page 24 of 29 D_Hardie_Townhomes_FINAL (002) Staff Comment: The primary pedestrian and vehicular access is proposed off of Hardie Ave NW, a public right-of-way. In addition, frontage improvements including sidewalks would be provided along the site’s Hardie Ave NW frontage. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. Staff Comment: Not applicable, no loading or delivery areas are proposed. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. Staff Comment: Bicycle parking is not required for the development of two (2) dwelling units. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. Staff Comment: The primary building entrance is oriented towards Hardie Ave NW with a pedestrian connection that would be contiguous with the proposed joint use driveway to the public sidewalk. ✓ h. Open Space: Incorporating open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site. Staff Comment: See FOF 15, Residential Design Standards. A shared backyard area and private decks are proposed as common and private open space areas. ✓ i. Views and Public Access: When possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines Staff Comment: The proposed structure would not block view corridors to shorelines or Mt. Rainier. The public access requirement is not applicable to the proposal. ✓ j. Natural Systems: Arranging project elements to protect existing natural systems where applicable. Staff Comment: As previously recommended above under FOF 14 Development Standards: Tree Retention, an existing street tree would be retained within the Hardie Ave NW right-of-way, no other sensitive areas or natural systems are present on the project site. ✓ k. Services and Infrastructure: Making available public services and facilities to accommodate the proposed use: Police and Fire. Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development; if the applicant provides Code required improvements and fees. A Fire Impact Fee, based on a rate of $829.77 per townhome unit would be applicable to the proposal. Impact fees are assessed at the rate in effect at the time of Building Permit Issuance. The fire flow requirement for a single-family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if DocuSign Envelope ID: 288031CF-16CB-4148-B1B4-EFFB8F2D2B2F City of Renton Department of Community & Economic Development Hardie Townhomes Administrative Report & Decision LUA23-000019, SHPL-A, SA-A, V-A Report of June 22, 2023 Page 25 of 29 D_Hardie_Townhomes_FINAL (002) the fire flow goes up to 1,500 gpm. It appears existing fire hydrants will satisfy all requirements. Proposed 4-hour fire wall would reduce the maximum fire flow for each townhome to 1,000 gpm, thus meeting the existing available fire flow along with the installation of an approved fire sprinkler system. Water and Sewer. Staff Comment: Water service is provided by City of Renton. The project is within the City of Renton’s water service area in the West Hill 300-pressure zone. There is an existing eight-inch (8”) water line in Hardie Ave NW that can deliver a maximum flow capacity of 1,250 gallons per minute (gpm). The RRFA has determined the preliminary fire flow demand for the development is 1,000 gpm per townhome, with a fire sprinkler system and 4-hour fire wall for both townhomes. The proposed development would be subject to applicable water system development charges (SDC’s). Fees will be charged based on the rate in effect at the time of construction permit issuance. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $4,850.00 per 1-inch service. Sewer service is provided by City of Renton. There is an existing eight-inch (8”) sanitary sewer main in Hardie Ave NW. There is an existing side sewer serving the property. The existing stub is old concrete and cannot be reused as-is. The existing stub must be re- lined or replaced with a new 6-inch stub. A separate side sewer will be required for each new lot. All new side sewers shall be a minimum of 6”. All side sewers shall flow by gravity to the main at a minimum slope of 2%. The proposed development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. The current sewer fee for a 1-inch meter install is $3,650.00 per meter. The fee in effect will be assessed will be assessed at the time of Construction Permit issuance. Drainage. Staff Comment: The applicant submitted a Drainage Assessment, prepared by Daley- Morrow-Poblete, Inc., dated January 17, 2023 (Exhibit 5) and Conceptual Civil Plans (Exhibit 4) with the project application. The proposed project is subject to the requirement of the 2022 Renton Surface Water Design Manual (RSWDM). Based on the City’s flow control map, the site falls within the City’s Peak Rate flow control standard matching Existing Conditions. The site falls within the West Lake Washington Drainage Basin. Storm drainage improvements along all public street frontages are required to conform to the City’s Street and stormwater conveyance standards. Any new storm drain installed on or off-site shall be designed and sized in accordance with the RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. A Geotechnical Report (Exhibit 6) was also submitted and concluded that the soils onsite were not suitable for infiltration. In-lieu of infiltration capacity, the applicant has proposed the use of basic dispersion to mitigate the new runoff created by this development. The proposed plans identify a twenty-five foot (25’) vegetated flow paths DocuSign Envelope ID: 288031CF-16CB-4148-B1B4-EFFB8F2D2B2F City of Renton Department of Community & Economic Development Hardie Townhomes Administrative Report & Decision LUA23-000019, SHPL-A, SA-A, V-A Report of June 22, 2023 Page 26 of 29 D_Hardie_Townhomes_FINAL (002) from splash blocks which is less than the fifty feet (50’) that is required. The proposal for dispersion does not appear feasible. The 2023 Surface Water System Development Charge (SDC) fee is $2,300 per new single-family lot. The fee in effect will be assessed will be assessed at the time of Construction Permit issuance. Transportation. Staff Comment: Access to the site is proposed via a joint use driveway onto Hardie Ave NW. Half street improvements including a pavement width of twenty -six feet (26’) (thirteen feet (13’) from centerline), a 0.5-foot curb, and eight-foot (8’) planter strip, a five-foot (5’) sidewalk, street trees, and storm drainage improvements are required along the project frontage. The proposal was subjected to a Transportation Concurrency Test, and was found to have passed (Exhibit 8). Increased traffic created by the development would be mitigated by payment of transportation impact fees. Currently this fee is ass essed at $12,208.54 per dwelling unit. The applicable fee is assessed and paid at the time of building permit issuance. N/A l. Phasing: The applicant is not requesting any additional phasing. ✓ m. Stormwater: Providing optimal locations of stormwater infiltrating low impact development facilities. Avoiding placement of buildings or impervious areas on soils with infiltration capability to the maximum extent practicable. Staff Comment: See previous drainage discussion above. 20. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis ✓ Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Bryn Mawr Elementary, Dimmitt Middle School and Renton High School. Any new students from the proposed development attending elementary and middle school would be bussed to their schools. The stop is located approximately 0.82 miles from the project site at SW 5th Pl at the Plum Tree Apartments. The proposed project includes the installation of frontage improvements along the Hardie Ave NW frontage, including sidewalks. Students would walk south along Hardie Ave NW to the Renton Ave Ext where they would walk west along the existing sidewalk to Hardie Ave SW where they would walk to the south to the bus stop at SW 5th Pl. Students attending Renton High School would walk to school. The high school is located approximately 0.62 miles from the project site. Students would walk south along Hardie Ave NW to the Renton Ave Ext where they would walk east along the existing sidewalk to Rainier Ave S to S Tobin St where the would walk east along existing sidewalks to the school. 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 $4,989.00 DocuSign Envelope ID: 288031CF-16CB-4148-B1B4-EFFB8F2D2B2F City of Renton Department of Community & Economic Development Hardie Townhomes Administrative Report & Decision LUA23-000019, SHPL-A, SA-A, V-A Report of June 22, 2023 Page 27 of 29 D_Hardie_Townhomes_FINAL (002) (plus a 5% surcharge fee) per duplex unit. The applicable fee is assessed and paid at the time of building permit issuance. ✓ Parks: A Park Impact Fee would be required for the future townhomes. The current Park Impact Fee is $2,366.28 per duplex unit. The applicable fee is assessed and paid at the time of building permit issuance. I. CONCLUSIONS: 1. The subject site is located in the Residential High Density (RHD) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 13. 2. The subject site is located in the Residential Multi-Family (RMF) 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 14. 3. The proposed unit lot subdivision complies with the Residential Design and Open Space Standards provided the applicant complies with City Code and conditions of approval, see FOF 15. 4. The proposed unit lot subdivision complies with the Critical Areas Regulations provided the applicant complies with City Code and conditions of approval, see FOF 16. 5. The proposed variance complies with all four (4) Variance criteria provided the applicant complies with City Code and conditions of approval, see FOF 17. 6. The proposed unit lot subdivision 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. 7. The proposed unit lot subdivision complies with the site plan review criteria as established by City Code provided all advisory notes and conditions are complied with, see FOF 19. 8. The proposed unit lot subdivision 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. 9. There are safe walking routes to the school bus stop, see FOF 20. 10. There are adequate public services and facilities to accommodate the proposed unit lot subdivision, see FOF 19. 11. Key features which are integral to this project include the joint use driveway access, glazing along the primary building elevation facing Hardie Ave NW, the two levels of decks on the primary elevation of the duplex, the recessed garage, and the material variation including the stone veneer proposed on the primary elevation facing Hardie Ave NW. J. DECISION: The Hardie Townhomes unit lot subdivision, File No. LUA23-000019, SHPL-A, SA-A, V-A, as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. A detailed landscape plan shall be submitted at the time of Construction Permit review. The detailed landscape plan shall include but not be limited to a ten-foot (10’) wide onsite landscape strip along the Hardie Ave NW frontage and shall be planted with a mix of trees, shrubs, and ground cover. The detailed landscape plan shall be submitted for review and approval by the Current Planning Project Manager. DocuSign Envelope ID: 288031CF-16CB-4148-B1B4-EFFB8F2D2B2F City of Renton Department of Community & Economic Development Hardie Townhomes Administrative Report & Decision LUA23-000019, SHPL-A, SA-A, V-A Report of June 22, 2023 Page 28 of 29 D_Hardie_Townhomes_FINAL (002) 2. The existing 22” fir tree within the Hardie Ave NW right-of-way, located near the southeast corner of the project site, shall be retained to the best of the applicant’s ability. To ensure that this tree is not adversely impacted during project construction, staff recommends that a certified arborist be onsite during installation of utilities and frontage improvements in the vicinity of this tree. Should it be determined that the tree is not able to be retained due to utility conflicts or other construction impacts as determined by the Current Planning Project Manager that would be detrimental to the viability of the street tree, the applicant shall replace the large mature species tree with comparable species. 3. A completed Tree Credit Worksheet and Tree Replacement Plan, demonstrating that the required 3 tree credit units would be provided onsite, shall be submitted at the time of Construction Permit Review for review and approval by the Current Planning Project Manager. 4. A cross section with top and toe measurements and material composition of the proposed retaining wall shall be provided to the Current Planning Project Manager at the time of Construction Permit review for review and approval. 5. A Maintenance Agreement shall be established for the maintenance of all common improvements on the project site. A draft maintenance agreement shall be submitted for review and approval prior to the recording of the short plat. 6. The proposed garage doors for the duplex shall be comprised entirely of safety glazing panels. Architectural elevations showing the glazing on the garage doors shall be submitted to the Current Planning Project Manager at the time of Building Permit review for review and approval. 7. The primary entry pedestrian walkways material shall be concrete to differentiate the walkways from the proposed asphalt driveway. 8. A color palette coded to the building elevations shall be submitted at the time of Building Permit review for review and approval by the Current Planning Project Manager. 9. A revised short plat layout shall be submitted at the time of Construction Permit review that includes a reduced joint use driveway width of sixteen feet (16’). DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Vanessa Dolbee Planning Director Date TRANSMITTED on June 22, 2023 to the Owner/Applicant/Contact: Owner: Applicant/Contact: Sunny Singh Hardie Properties, LLC 7523 210th St SW Edmonds, WA 98026 Hans A. Korve DMP 726 Auburn Way S Auburn WA 98002 TRANSMITTED on June 22, 2023 to the Parties of Record: Katherine Wheat katwheat65@outlook.com DocuSign Envelope ID: 288031CF-16CB-4148-B1B4-EFFB8F2D2B2F 6/22/2023 | 10:44 AM PDT City of Renton Department of Community & Economic Development Hardie Townhomes Administrative Report & Decision LUA23-000019, SHPL-A, SA-A, V-A Report of June 22, 2023 Page 29 of 29 D_Hardie_Townhomes_FINAL (002) Jenny Taylor taylorjm116@gmail.com 316 Taylor Ave NW Renton, WA B Supasatit bsupasatit@msn.com 10308 SE 196th St Renton, WA TRANSMITTED on June 22, 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 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 July 6, 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: 288031CF-16CB-4148-B1B4-EFFB8F2D2B2F CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Hardie Townhomes Land Use File Number: LUA23-000019, SHPL-A, SA-A, V-A Date of Report June 22, 2023 Staff Contact Jill Ding Senior Planner Project Contact/Applicant Hans A. Korve DMP 726 Auburn Way S, Auburn WA 98002 Project Location 317 Hardie Ave NW The following exhibits are included with the Administrative report: Exhibit 1: Administrative Decision Exhibit 2: Site Plan Exhibit 3: Architectural Plan Set Exhibit 4: Conceptual Civil Plan Set Exhibit 5: Drainage Assessment, prepared by Daley-Morrow-Poblete, Inc., dated January 17, 2023 Exhibit 6: Geotechnical Report, prepared by Ages Engineering, dated February 28, 2021 Exhibit 7: Arborist Report, prepared by A.B.C. Consulting Arborists, LLC, dated October 6, 2021 Exhibit 8: Transportation Concurrency Memo Exhibit 9: Public Comments and City Response Exhibit 10: Tree Retention Worksheet Exhibit 11: Advisory Notes Exhibit 12: Variance Justification DocuSign Envelope ID: 288031CF-16CB-4148-B1B4-EFFB8F2D2B2F