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HomeMy WebLinkAboutD_Administrative_Decision_Sierra_Homes_Short_Plat_230807_FINDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Sierra Homes Short Plat Decision_20230726_FIN A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: August 7, 2023 Project File Number: PR22-000352 Project Name: Sierra Homes Short Plat Land Use File Number: LUA22-000427, SHPL-A, MOD Project Manager: Alex Morganroth, Senior Planner Owner: Awesome Yah Church, 702 Nile Ave NE, Renton, WA 98059 Applicant/Contact: Ian Dahl, Encompass Engineering & Surveying /165 NE Juniper St, Ste 201, Issaquah WA 98027/ idahl@encompasses.net Project Location: 702 Nile Ave NE (APN 1123059002) Project Summary: The applicant is requesting preliminary short plat approval and a street modification to subdivide one existing parcel into three (3) new lots and one (1) stormwater tract. The subject property is located at 702 Nile Ave NE (APN 1123059002) near the intersection of Nile Ave NE and NE 7th Pl. The parcel totals approximately 31,996 sq. ft. (0.74 acres) in size. Two (2) existing structures are located on the parcel: a residence and an associated accessory structure. The applicant is proposing to remove both buildings as part of the project. The site has a Comprehensive Plan Land Use of Designation of Residential Low Density (RLD) and a zoning designation of Residential-4 (R-4) dwelling units per net acre (du/ac). The size of the proposed lots range from 9,214 to 9,733 sq. ft. Access to the three (3) lots is proposed via individual driveways off of NE 7th Pl. According to COR Maps, no critical area s are present on the project site. An off-site Category III wetlands is mapped to the southeast of the site. The lot proposed for subdivision was created as part of the Weston Heights North Short Plat approved in 2017 (LUA16-000140). The applicant identified five (5) trees on the project site, of which they're proposing to remove all five (5) trees. The applicant submitted a geotechnical report, drainage report, arborist report, and wetlands assessment with the application. Site Area: 0.74 acres DocuSign Envelope ID: E8F3519A-7ED6-45DC-9D09-CCC7C7005129 City of Renton Department of Community & Economic Development Sierra Homes Short Plat Administrative Report & Decision LUA22-000427, SHPL-A, MOD Report of August 7, 2023 Page 2 of 19 D_Sierra Homes Short Plat Decision_202308012_FIN B. EXHIBITS: Exhibit 1: Administrative Decision Exhibit 2: Preliminary Plat Plan Exhibit 3: Neighborhood Detail Map Exhibit 4: Civil Plan Set Exhibit 5: Landscape Plan, Tree Retention Plan, and Worksheet Exhibit 6: Arborist Report, prepared by Layton Tree Consulting, LLC, dated April 14, 2022, revised October 26, 2022 Exhibit 7: Technical Information Report (TIR), prepared by Jacobson Consulting Engineer, dated April 24, 2023 Exhibit 8: Geotechnical Report, prepared by Cobalt Geosciences, dated October 4, 2021 Exhibit 9: Wetland Reconnaissance, prepared by Altmann Oliver Associates, LLC, dated December 10, 2021 Exhibit 10: Modification Request Exhibit 11: Advisory Notes Exhibit 12: Public Comment, Wilson C. GENERAL INFORMATION: 1. Owner(s) of Record: Awesome Yah Church, 702 Nile Ave NE, Renton, WA 98059 2. Zoning Classification: Residential-4 (R-4) 3. Comprehensive Plan Land Use Designation: Residential Low Density (LD) 4. Existing Site Use: Existing single-family residence and associated detached accessory structure to be demolished 5. Critical Areas: None 6. Neighborhood Characteristics: a. North: Single family; Residential-4 du/ac (R-4) zone b. East: Single family; Residential-4 du/ac (R-4) zone c. South: Single family; Residential-4 du/ac (R-4) zone d. West: Single family; Residential-4 du/ac (R-4) zone 7. Site Area: 0.74 acres D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Shamrock Annexation A-09-001 5459 07/05/2009 DocuSign Envelope ID: E8F3519A-7ED6-45DC-9D09-CCC7C7005129 City of Renton Department of Community & Economic Development Sierra Homes Short Plat Administrative Report & Decision LUA22-000427, SHPL-A, MOD Report of August 7, 2023 Page 3 of 19 D_Sierra Homes Short Plat Decision_202308012_FIN Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Weston Heights North Short Plat LUA16-000140 N/A 04/07/2016 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service will be provided by King County Water District 90. b. Sewer: Sewer service will be provided by the City of Renton. There is an existing 8-inch gravity wastewater main located in NE 7th Pl north of the proposed site. There is an existing 8-inch gravity wastewater main located in Nile Ave NE starting near the southwest corner of the property. There is an existing PVC sewer stub serving the existing home on the property. c. Surface/Storm Water: The site is slightly sloped from the northeast to the southwest. There is an existing 15-inch public stormwater main on the south side of NE 7th Pl. There is an existing 15-inch public stormwater main on the east side of Nile Ave NE. An existing gravel trench running along the west edge of the parcel connects to a 6-inch PVC pipe that runs north and connects into a public catch basin located at the intersection of Nile Ave NE and NE 7th Pl. 2. Streets: The proposed development fronts NE 7th Pl along the north property line. NE 7th Pl is classified as a Residential Access street with an existing ROW of approximately 53-67 feet, however the centerline is offset and approximately 26.5 – 36.5 feet of ROW fronts the property. The proposed development fronts Nile Ave NE along the west property line. Nile Ave NE is classified as a collector arterial street with an existing ROW of approximately 66.5 feet, however the centerline is offset and approximately 36.5 feet of ROW fronts the property. 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 4 City-Wide Property Development Standards 3. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 4. Chapter 7 Subdivision Regulations a. Section 4-7-070: Detailed Procedures for Short Subdivision 5. Chapter 9 Permits Specific a. Section 4-9-250: Variances, Waivers, Modifications, and Alternates DocuSign Envelope ID: E8F3519A-7ED6-45DC-9D09-CCC7C7005129 City of Renton Department of Community & Economic Development Sierra Homes Short Plat Administrative Report & Decision LUA22-000427, SHPL-A, MOD Report of August 7, 2023 Page 4 of 19 D_Sierra Homes Short Plat Decision_202308012_FIN 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element 2. Utilities Element H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on January 4, 2023 and determined the application complete on the same day. The project was placed on hold January 24, 2023 and taken off hold on March 24, 2023. The project was placed on hold again on May 5, 2023 and taken off hold on July 1, 2023. The project complies with the 120-day review period. 2. The project site is located 702 Nile Ave NE (APN 1123059002). 3. The project site is Lot 1 of the Weston Heights North Subdivision. Per RMC 4-7-070.C.2, no application for a short subdivision shall be approved if the land being divided is held in common ownership with a contiguous parcel that has been subdivided in a short subdivision within the preceding five (5) years. Such applications shall be processed as preliminary plat, rather than a short plat. The Weston Heights North Subdivision was recorded in 2017 and therefore the subject project exceeds the five (5)-year limit and does not need to utilize the preliminary plat process. 4. The project site is currently developed with a single-family home and detached accessory building. 5. Access to the site would be provided via three (3) new driveways, one for each lot, off of NE 7th Pl. 6. The property is located within the Residential Low Density (LD) Comprehensive Plan land use designation. 7. The site is located within the Residential-4 (R-4) zoning classification. 8. There are five (5) trees located on-site, of which the applicant is proposing to remove all five (5) trees. 9. No critical areas are mapped on the project site. The applicant submitted a Wetlands Reconnaissance survey prepared by Altmann Oliver Associates, LLC, dated December 10, 2021 (Exhibit 9). The report identifies an off-site Category III wetlands to the southeast of the site. The Category III depressional hydrogeomorphic wetlands is located in a tract created as part of the Weston Heights North Subdivision (LUA16-000140). Neither the wetlands or required buffer extend onto to the project site and no impacts to the wetlands are proposed. 10. Approximately 10 cubic yards of material would be cut on-site and approximately 10 cubic yards of fill is proposed to be brought into the site. 11. The applicant is proposing to begin construction in fall of 2023. 12. Staff received one public comment letter (Exhibit 12) which included concerns related to ROW landscaping impacts. 13. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 14. Comprehensive Plan Compliance: The site is designated Residential Low Density (LD) on the City’s Comprehensive Plan Map. The purpose of the MD designation is to allow a variety of single-family and multi-family development types, with continuity created through the application of design guidelines, the DocuSign Envelope ID: E8F3519A-7ED6-45DC-9D09-CCC7C7005129 City of Renton Department of Community & Economic Development Sierra Homes Short Plat Administrative Report & Decision LUA22-000427, SHPL-A, MOD Report of August 7, 2023 Page 5 of 19 D_Sierra Homes Short Plat Decision_202308012_FIN organization of roadways, sidewalks, public spaces, and the placement of community gathering places and civic amenities. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met: Compliance Comprehensive Plan Analysis ✓ Policy L-3: Encourage infill development of single-family units as a means to meet growth targets and provide new housing. ✓ Goal L-I: Utilize multiple strategies to accommodate residential growth, including: • Development of new single-family neighborhoods on large tracts of land outside the City Center, • Development of new multi-family and mixed-use in the City Center and in the Residential High Density and Commercial Mixed Use designations, and • Infill development on vacant and underutilized land in established neighborhoods and multi-family areas. ✓ Policy L-24: Manage urban forests to maximize ecosystem services such as stormwater management, air quality, aquifer recharge, other ecosystem services, and wildlife habitat. ✓ 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. 15. Zoning Development Standard Compliance: The site is classified Residential-4 (R-4) on the City’s Zoning Map. The R-4 designation serves as a transition between rural designation zones and higher density residential zones. It is intended as an intermediate lower density residential zone. The proposal is compliant with the following development standards, as outlined in RMC 4-2-110.A, if all conditions of approval are met: Compliance R-4 Zone Develop Standards and Analysis ✓ Density: There is no minimum density required in the R-4 zone. The maximum density permitted is 4.0 dwelling units per net acre. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. Staff Comment: The applicant submitted a Density Worksheet with the application. Based on the site’s net area of 31,996 sq. ft. (0.74 acres), the proposal would result in a net density of 4.08 du/ac (3 dwelling units/0.74 acres). Per RMC 4-11-040 Definitions D ‘Density’, all fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density which result in a fraction that is one -half (0.50) or greater shall be rounded up to the nearest whole number. Thos e density calculations resulting in a fraction that is less than one-half (0.50) shall be rounded down to the DocuSign Envelope ID: E8F3519A-7ED6-45DC-9D09-CCC7C7005129 City of Renton Department of Community & Economic Development Sierra Homes Short Plat Administrative Report & Decision LUA22-000427, SHPL-A, MOD Report of August 7, 2023 Page 6 of 19 D_Sierra Homes Short Plat Decision_202308012_FIN nearest whole number. Therefore, the proposal is compliant with the density requirements for the R-4 zone. ✓ Lot Dimensions: The minimum lot size permitted in the R-4 zone is 9,000 sq. ft. A minimum lot width of 70 feet is required (80 feet for corner lots) and a minimum lot depth of 100 feet is required. The following table identifies the proposed approximate dimensions for Lots 1-3: Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.) Lot 1 9,214 80.78 108.6* Lot 2 9,417 70.05 145 Lot 3 9,733 87.41 104.10 Tract 3,634 N/A N/A Staff Comment: Proposed Lots 1, 2, and 3 are oriented with front yards facing north towards NE 7th Pl and have lot areas and dimensions that exceed the minimum lot size, width, and depth requirements of the R-4 zone. *Lot depth for proposed Lot 3, an irregularly shaped lot, was calculated by measuring the distance between the midpoint of the front property line (north) and the midpoint of the two rear property lines (south, including both arc and straight line). Compliant if Condition of Approval is met Setbacks: The required setbacks in the R-4 zone are as follows: front yard is 30 feet, side yard is combined 20 feet with not less than 7.5 feet on either side, secondary front yard (applies to corner lots) is 30 feet, and the rear yard is 25 feet. Staff Comment. If retained, the existing residence and accessory structure on the site would not comply with Residential-4 (R-4) setback requirements upon recording of the short plat. Therefore, staff recommends as a condition of approval, the applicant shall obtain a demolition permit and complete a final inspection from the City for the removal of the residence and garage on future Lots 1, 2, and 3 in order to comply with Residential-4 (R-4) setbacks of the zone prior to final plat approval. Upon completion of the building demolition, the three (3) proposed lots would provide adequate area for compliance with the required setback areas for three (3) new single- family homes. Setbacks for the new structures would be verified at the time of building permit review. Compliance not yet determined Building Standards: The R-4 zone has a maximum building coverage of 35% and a maximum impervious surface coverage of 50%. In the R-4 zone, a maximum building height of 3 stories with a wall plate height of 32 feet is permitted . Roofs with a 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 height if the projection is stepped back one-and-a-half (1.5) horizontal feet DocuSign Envelope ID: E8F3519A-7ED6-45DC-9D09-CCC7C7005129 City of Renton Department of Community & Economic Development Sierra Homes Short Plat Administrative Report & Decision LUA22-000427, SHPL-A, MOD Report of August 7, 2023 Page 7 of 19 D_Sierra Homes Short Plat Decision_202308012_FIN from each minimum building setback line for each one (1) vertical foot above the maximum wall plate height. Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g., shed roof) may exceed the stated maximum if the average of wall plate heights is equal or less than the maximum wall plate height allowed. Staff Comment: Building height, building coverage, and impervious surface coverage for the new single-family residences would be verified at the time of building permit review. Compliant if conditions of approval are met Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot 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 iii. Large-sized maturing trees: fifty feet (50’) on center. Such landscaping shall be at least ten feet (10’) in width as measured from the street right-of-way. Standards for planting shall be as follows: a. Trees shall be two inches (2”) in diameter at breast height (dbh) for multi- family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation DocuSign Envelope ID: E8F3519A-7ED6-45DC-9D09-CCC7C7005129 City of Renton Department of Community & Economic Development Sierra Homes Short Plat Administrative Report & Decision LUA22-000427, SHPL-A, MOD Report of August 7, 2023 Page 8 of 19 D_Sierra Homes Short Plat Decision_202308012_FIN All of the landscaped area that is not planted with trees and shrubs or covered with a tree grate must be planted in ground cover plants, which may include grasses. Mulch must be confined to areas underneath plants and is not a substitute for ground cover plants. Ground cover plants, other than grasses, must be at least the four-inch (4”) pot size, provided such plants have well-developed roots and are not root bound or J-rooted; alternative standards may be applied pursuant to RMC 4-4-070C. Area planted in ground cover plants, other than grass seed or sod, must be planted in triangular spacing. Ground cover plants must be planted at a density that will cover the entire area within three (3) years. All shrubs must be of sufficient size and number to meet the required standards within three (3) years of planting. Shrubs must be at least a two (2) gallon container size at planting. Shrubs shall be in beds that include a layer of mulch at least two inches (2”) in depth. Broadleaf trees must be a minimum of two-inch (2”) caliper. Conifer trees at the time of planting must be fully branched and a minimum of six feet (6’) in height. Except for trees with a tree grate, trees shall include a mulch ring that has a depth of at least three inches (3”) and is at least three feet (3’) in radius around the tree. For stormwater ponds, a landscaping strip with a minimum fifteen feet (15’) of width shall be located on the outside of the perimeter fence, unless otherwise determined through the site plan review or subdivision review process. Staff Comment: A Conceptual Landscape Plan prepared by Varley Varley Varley was submitted with the project application materials (Exhibit 5). Two (2) main elements are proposed as part of the landscape plan including the modification of an existing 10- foot wide on-site landscape strip along the street frontage of NE 7th Pl and Nile Ave NE, and the modification of the existing 8-foot wide off-site planter strip between the existing sidewalk and the street. The existing parcel proposed for subdivision was part of the part of the Weston Heights North Short Plat (LUA16-000140) approved in 2016. As such, frontage improvements were recently installed in the NE 7th Pl and Nile Ave NE ROWs adjacent to site as part of the earlier short plat. Improvements installed along the subject parcel frontage include a five-foot (5’) sidewalk with ADA ramps, three (3) street lights, and an eight-foot planter strip with approximately eleven (11) trees of various species. Due to the need for new curb cuts and utility connections for the planned single-family homes, the applicant has proposed the removal of four (4) deciduous street trees in the ROW. If the recommended condition of approval under FOF 15: Zoning Development Standard Compliance, Parking is approved, one less tree would need to be removed (in front of proposed Lot 3) resulting in the removal of three (3) total trees. As shown in the Landscape Plan, no street trees would be located in front of proposed Lot 1 if the single existing tree is removed. Therefore staff recommends, as a condition of approval, the applicant shall install one new street in the ROW adjacent to proposed Lot 1. The tree species shall be selected from the City of Renton’s Approved Street Tree list and be approved by the Current Planning Project Manager at the time of civil construction permit review. Alternatively, the applicant may retain the existing street tree located in front of proposed Lot 1. A Plant Schedule included on the Landscape Plan identifies a variety of trees, shrubs, and ground cover the applicant intends to install within the 10-foot onsite landscape strip in order to supplement the existing landscaping. Species proposed includes DocuSign Envelope ID: E8F3519A-7ED6-45DC-9D09-CCC7C7005129 City of Renton Department of Community & Economic Development Sierra Homes Short Plat Administrative Report & Decision LUA22-000427, SHPL-A, MOD Report of August 7, 2023 Page 9 of 19 D_Sierra Homes Short Plat Decision_202308012_FIN Viburnum, Evergreen azalea, Maiden grass, and Kinnikinic grass. The plan also identifies two (2) Serbian spruce, eight (8) Honey locust, two (2) Flowering pear, and one Red maple to be installed in the front yards of the three (3) new lots. Once the new plants are installed, the project is anticipated to comply with the on -site landscape requirements. Landscaping compliance for each lot would be reviewed at the time of individual building permit application review. The proposed vault would be fully underground and therefore would not be required to provide perimeter landscaping. However, the applicant shall concentrate replacement trees within the tract if feasible in order provide better prote ction and increase the chances of surviving. Shrubs and other ground cover should also be provided in order to increase the vegetation on the site and provide a level of screening between the vault area and the properties to the south. Therefore, staff recommends, as a condition of approval, the applicant shall install replacement trees within the tract if feasible, and shall plant shrubs and other ground cover around the perimeter of the tract where feasible. An updated landscape plan incorporating the additional vegetation shall be submitted with the civil construction permit application for review and approval by the Current Planning Project Manager. 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. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. Staff Comment: An Arborist Report, prepared by Layton Tree Consulting., dated April 14, 2022, (Exhibit 6) was submitted with the land use application materials. The City’s adopted Tree Retention Regulations require a retention percentage of thirty percent (30%) of onsite significant trees (after the deduction of trees within areas of public right-of-way dedication and critical areas and buffers). According to the submitted arborist report, there are a total of five (5) significant trees on the project site, all of which are rated as “fair” condition. The trees range in size from 10 to 23-inch diameter DBH and include three (3) apple, one (1) cherry, and one (1) pear tree. During review, staff discovered that the arborist report contains discrepancies regarding the specific number of trees on the site. For example, while the arborist report and tree retention worksheet (Exhibit 5) identify a total of five (5) trees on the site, the tree retention plan appears to identify at least six (6) additional trees located along the north side of the site that were installed as part of the Weston Heights North subdivision, with five (5) proposed for removal. However, the Tree Retention Plan (Exhibit 5) identifies a total of seven (7) trees for retention. If the Tree Retention Plan is accurate, the proposal would DocuSign Envelope ID: E8F3519A-7ED6-45DC-9D09-CCC7C7005129 City of Renton Department of Community & Economic Development Sierra Homes Short Plat Administrative Report & Decision LUA22-000427, SHPL-A, MOD Report of August 7, 2023 Page 10 of 19 D_Sierra Homes Short Plat Decision_202308012_FIN include the removal of nine (9) total trees, with two (2) trees retained. A proposal to retain two (2) significant trees would result in a retention percentage of eighteen percent (18%), which is less than the 30% on-site retention rate required for residential developments. Retained trees within a subdivision are required to preserved in the priority order listed in RMC 4-4-130.H.2.a., which includes four (4) specific tiers of preservation. As such, staff recommends, as a condition of approval, the applicant shall submit an updated tree retention plan, arborist report, and tree retention worksheet that correctly identify the number of existing trees on the site and demonstrate compliance with the Tree Retention and Land Clearing Regulations in RMC 4 -4-130. The applicant shall utilize the tree preserv ation priority tiers outlined in RMC 4-4- 130.H.2.a to identify the specific trees to be retained. The applicant shall submit a narrative describing how all reasonable efforts have been taken to preserve trees utilizing the highest priority tier possible. The updated documents and narrative shall be reviewed and approved by the Current Planning Project Manager prior to issuance of the civil construction permit. The City’s Tree Retention Regulations also require that a minimum tree density of 30 credits per net acre. Due to the discrepancies in the arborist report identified above, staff could not confirm compliance with the minimum tree density requirement. Therefore, staff recommends, as a condition of approval, the applicant shall submit an updated arborist report and tree retention plan that clearly identifies the trees proposed for retention and demonstrates compliance with the minimum tree density requirement for residentially zoned lots. The updated arborist report and tree retention plan shall be reviewed and approved by the Current Planning Project Manager prior to issuance of the civil construction permit. Compliant if Condition of Approval is Met Parking: Parking regulations require that a minimum of two (2) parking spaces be provided for each detached dwelling. Driveway cuts are required to be a minimum of 5 feet from property lines and new driveways may be a maximum of 16 feet in width at the property line. Maximum driveway slopes shall not exceed fifteen percent (15%); provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Staff Comment: The proposed lots would provide adequate area to accommodate the two (2) required parking spaces. The applicant proposes to access the three (3) new lots via individual driveways off of NE 7th Pl. An existing curb cut is located on off of Nile Ave NE and is currently utilized to access the existing home. Utilizing the existing curb cut off of Nile AVE NE for access to proposed Lot 3 would reduce the impact to established landscaping in the frontage improvements along NE 7th Pl constructed in 2016 as part of the neighboring Weston Heights short plat and limit the impact to the existing sidewalk in NE 7th Pl. In addition, locating the garage off of Nile Ave NE adjacent to the curb cut allows for greater design flexibility for the future home on Lot, which will need to meet the corner lot residential design requirements. Therefore, staff recommends, as a condition of approval, the applicant shall utilize the existing curb cut off of Nile Ave NE to access the single-family home on proposed Lot 3. Compliance with the driveway standards for the new lots would be verified at the time of formal building permit application review. DocuSign Envelope ID: E8F3519A-7ED6-45DC-9D09-CCC7C7005129 City of Renton Department of Community & Economic Development Sierra Homes Short Plat Administrative Report & Decision LUA22-000427, SHPL-A, MOD Report of August 7, 2023 Page 11 of 19 D_Sierra Homes Short Plat Decision_202308012_FIN Compliance not yet demonstrated 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: No new retaining walls or fences were identified on the submitted plans (Exhibit 2) included with the short plat application materials. An existing six-foot tall wood fence is located around the perimeter of the property and is proposed for partial retention. It appears that portions of the fence may exceed the forty-eight inch (48”) height limit in the front yard setback. New or existing fences would be evaluated for compliance with the code at the time of formal building permit review. 16. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-4, R-6, R-8 zone. The Standards implement policies established in the Land Use Element of the Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to approval of the subdivision. Compliance with Residential Design Standards would be verified prior to issuance of the building permit for the new single-family homes. The proposal is consistent with the following design standards, unless noted otherwise: Compliance Design Standards R-4 and Analysis N/A Lot Configuration: Staff Comment: Lot configuration standards are not applicable in the R-4 zone. ✓ 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: See drainage discussion below under FOF 19. Compliance not yet demonstrated Garages: If an attached garage is wider than twenty six feet (26’), at least one (1) garage door shall be recessed a minimum of four feet (4’) from the other garage door. Additionally, one of the following is required: 1. The front porch projects in front of the garage a minimum of five feet (5’), and is a minimum of twelve feet (12’) wide, or 2. The roof extends at least five feet (5') (not including eaves) beyond the front of the garage for at least the width of the garage plus the porch/stoop area, or 3. The garage is alley accessed, or 4. The garage entry does not face a public and/or private street or an access easement, or DocuSign Envelope ID: E8F3519A-7ED6-45DC-9D09-CCC7C7005129 City of Renton Department of Community & Economic Development Sierra Homes Short Plat Administrative Report & Decision LUA22-000427, SHPL-A, MOD Report of August 7, 2023 Page 12 of 19 D_Sierra Homes Short Plat Decision_202308012_FIN 5. The garage width represents no greater than fifty percent (50%) of the width of the front facade at ground level, or 6. The garage is detached, or 7. The garage doors contain a minimum of thirty percent (30%) glazing, architectural detailing (e.g. trim and hardware), and are recessed from the front façade a minimum of five feet (5’), and from the front porch a minimum of seven feet (7’). Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Primary Entry: The entry shall include a porch or stoop with a minimum depth of five feet (5') and minimum height of twelve inches (12") above grade. Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Facade Modulation: One of the following is required: 1. An offset of at least one story that is at least ten feet (10') wide and two feet (2') in depth on facades visible from the street, or 2. At least two feet (2') offset of second story from first story on one street facing facade. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Windows and Doors: Windows and doors shall constitute twenty-five percent (25%) of all facades facing street frontage or public spaces. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Scale, Bulk, and Character: A variety of elevations and models that demonstrate a variety of floor plans, home sizes, and character shall be used. All of the following are required: 1. A variety of elevations and models that demonstrate a variety of home sizes, character, and a diverse streetscape. 2. Abutting, adjacent, and diagonal houses must have differing architectural elevations. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Roofs: A variety of roof forms appropriate to the style of the home shall be used. Staff Comment: Compliance for this standard would be verified at the time of building permit review. DocuSign Envelope ID: E8F3519A-7ED6-45DC-9D09-CCC7C7005129 City of Renton Department of Community & Economic Development Sierra Homes Short Plat Administrative Report & Decision LUA22-000427, SHPL-A, MOD Report of August 7, 2023 Page 13 of 19 D_Sierra Homes Short Plat Decision_202308012_FIN Compliance not yet demonstrated Eaves: Both of the following are required: 1. Eaves projecting from the roof of the entire building at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves, and 2. Rakes on gable ends must extend a minimum of two inches (2") from the surface of exterior siding materials. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Architectural Detailing: If one siding material is used on any side of the dwelling that is two stories or greater in height, a horizontal band that measures at least eight inches (8") is required between the first and second story. Additionally, one of the following is required: 1. Three and one half inch (3 1/2") minimum trim surrounds all windows and details all doors, or 2. A combination of shutters and three and one half inches (3 1/2") minimum trim details all windows, and three and one half inches (3 1/2") minimum trim details all doors. Staff Comment: Compliance for this standard would be verified a t the time of building permit review. Compliance not yet demonstrated Materials and Color: For subdivisions and short plats, abutting homes shall be of differing color. Color palettes for all new dwellings, coded to the home elevations, shall be submitted for approval. Additionally, one of the following is required: 1. A minimum of two (2) colors is used on the home (body with different color trim is acceptable), or 2. A minimum of two (2) differing siding materials (horizontal siding and shingles, siding and masonry or masonry-like material, etc.) is used on the home. One alternative siding material must comprise a minimum of thirty percent (30%) of the street facing facade. If masonry siding is used, it shall wrap the corners no less than twenty four inches (24"). Staff Comment: Compliance for this standard would be verified at the time of building permit review. 17. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: Compliance Subdivision Regulations and Analysis Compliant if condition of approval under FOF 15: 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. DocuSign Envelope ID: E8F3519A-7ED6-45DC-9D09-CCC7C7005129 City of Renton Department of Community & Economic Development Sierra Homes Short Plat Administrative Report & Decision LUA22-000427, SHPL-A, MOD Report of August 7, 2023 Page 14 of 19 D_Sierra Homes Short Plat Decision_202308012_FIN Zoning Compliance, Parking is met 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: The applicant is proposing to access each lot with individual driveways off of NE 7th Pl. Driveways shall be designed in accordance with RMC 4-4-080. See FOF 15 ‘Parking’ for additional driveway analysis and one (1) recommended condition of approval related to location of the driveway for Lot 3. N/A Blocks: Blocks shall be deep enough to allow two (2) tiers of lots. Staff Comment: Not applicable, no blocks are proposed. ✓ Lots: The size, shape, orientation, and arrangement of the proposed lots comply with the requirements of the Subdivision Regulations and the Development Standards of the R-4 zone and allow for reasonable infill of developable land. All of the proposed lots shall meet the requirements for minimum lot size, depth, and width. Width between side lot lines at their foremost points (i.e., the points where the side lot lines intersect with the street right-of-way line) shall not be less than eighty percent (80%) of the required lot width except in the cases of (1) pipestem lots (or flag lot), which shall have a minimum width of twenty feet (20') and (2) lots on a street curve or 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). Flag 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: Proposed Lots 1, 2, and 3 meet the minimum lot dimensional requirements in the R-4 zone. All three (3) lots have a depth-to-width ratio of less than four-to-one and no flag lots are proposed. Lastly, the distance between the side lot lines at their foremost points exceed 80% of the required lot width (80% of 70 feet = 64 feet) for all three (3) lots, which range from 70 feet to 87.4 feet wide at the ROW. ✓ Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards. Staff Comment: Primary access to the site is proposed via NE 7th Pl, an existing public street with an existing ROW width of approximately 53 to 67 feet. The street meets the City’s complete street standards for a residential access street and no new improvements or dedication is required. Payment of a transportation impact fee would be required for the construction of each new single-family home prior to building permit issuance. ✓ Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: The proposed lots are generally rectangular in shape and would provide adequate area to allow for the construction of single-family residences consistent with other existing residences within the surrounding R-4 zone. The proposal is similar to DocuSign Envelope ID: E8F3519A-7ED6-45DC-9D09-CCC7C7005129 City of Renton Department of Community & Economic Development Sierra Homes Short Plat Administrative Report & Decision LUA22-000427, SHPL-A, MOD Report of August 7, 2023 Page 15 of 19 D_Sierra Homes Short Plat Decision_202308012_FIN 18. Modification Analysis: The applicant is requesting an Administrative Modification from RMC 4-6-090 Utility Lines – Underground Requirements in order grant relief from the requirement to underground all overhead utilities along the site’s frontage (Exhibit 10). The applicant has proposed to retain the existing overhead utility lines in the Nile Ave NE ROW. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification: Compliance Street Modification Criteria and Analysis ✓ a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: The Land Use Element has applicable policies listed under a separate section labeled Promoting a Safe, Healthy, and Attractive Community. These policies address walkable neighborhoods, safety, and shared uses. The intent of the policies is to promote new development with walkable places that support grid and flexible grid street and pathway patterns, and are visually attractive, safe, and he althy environments. The requested modification is consistent with these policy guidelines. ✓ b. Will meet the objectives and safety, function, appearance, environmental protection, and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The applicant contends that the existing power poles on Nile Ave NE are fully functional, easily accessible, and provide no safety or environmental danger to the public. The poles are part of larger two -mile section of overhead power poles along Nile Ave NE that extends north of the site to SE May Valley Rd. Staff concurs with the applicants justification. ✓ c. Will not create substantial adverse impacts to other property(ies) in the vicinity Staff Comment: The applicant contends that the modified improvements proposed by the applicant are consistent with the existing utility pattern along Nile Ave NE, which primarily consists of overhead lines. In addition, the applicant contends that temporary construction and traffic impacts created by the undergrounding work would be more impactful to the surrounding residents than retention of the overhead lines. While staff does not concur that the undergrounding construction work would be particularly impactful to the neighbors, the retention of the overhead lines that have been in place for a significant period of time would not be injurious to properties in the vicinity as it would not change the urban landscape. ✓ d. Conforms to the intent and purpose of the Code. Staff Comment: The applicant acknowledges that the intent of the undergrounding requirements in RMC 4-6-090 is to lower maintenance costs for the providers as well as to improve street aesthetics, but contends that the site’s minimal street frontage along Nile Ave NE (approximately 140 feet) compared to the larger stretch of ROW with overhead lines on Nile Ave NE between NE 7th Pl and SE May Valley Rd limits the modifications impact to both maintenance and aesthetics. The applicant contends that existing development patterns in the area and is consistent with the Comprehensive Plan and Zoning Code, which encourage residential infill development. DocuSign Envelope ID: E8F3519A-7ED6-45DC-9D09-CCC7C7005129 City of Renton Department of Community & Economic Development Sierra Homes Short Plat Administrative Report & Decision LUA22-000427, SHPL-A, MOD Report of August 7, 2023 Page 16 of 19 D_Sierra Homes Short Plat Decision_202308012_FIN the requirement to underground a small section of roadway, a section that has recently been improved with new sidewalk and street trees as part of a different project (Weston Heights North Short Plat, LUA16-000140), would have a minimal impact to future maintenance or aesthetics and therefore conforms to the intent and purpose of the code. Staff concurs with the applicant’s justification and finds that the proposed modification conforms to the intent and purpose of the Code. ✓ e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: See comments under criterion ‘b’. 19. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis ✓ Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. The 2023 Fire impact fees are applicable at the rate of $829.77 per single-family unit and is calculated and paid at time of building permit issuance. ✓ Schools: It is anticipated that the Issaquah School District can accommodate any additional students generated by this proposal at the following schools: Apollo Elementary, Maywood Middle School and Liberty High School. Any new students from the proposed development would be bussed to their schools. The stop is located directly in front of the project site at the intersection of Nile Ave NE and NE 7th Pl., which contains a sidewalk and planter strip. A School Impact Fee, based on new single-family lots, will be required in order to mitigate the proposal’s potential impacts to the Issaquah School District. The fee is payable to the City as specified by the Renton Municipal Code. The 2023 School Impact fee is assessed at $11,377.00 (+5% administrative fee) per single-family residence and is calculated and paid at time of building permit issuance. ✓ Parks: A Park Impact Fee would be required for the future houses. The 2023 Park Impact Fee is assessed at $3,276.44 per single-family residence and is calculated and paid at time of building permit issuance. Compliance not yet demonstrated Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: A preliminary technical information report (TIR) prepared by Encompass Engineering, dated November 2, 2022 and revised March 1, 2023, was submitted by the applicant. Based on the City of Renton’s flow control map, the site falls within the Flow Control Duration Standard- Matching Forested and is within the Lower Cedar River Drainage Basin. The report is based on a Full drainage review and Core Requirements 1 thru 9 and the six (6) Special Requirements have been discussed in the Technical Information Report. The applicant also submitted a Geotechnical Evaluation prepared by Cobalt Geosciences and dated October 4, 2021. The results of the evaluation found that full infiltration was not feasible on the site due to the presence of weathered and unweathered glacier till in various areas of the site. However, the consultant determined that limited infiltration is feasible due to the presence of loamy sand on the site, provided an overflow system is DocuSign Envelope ID: E8F3519A-7ED6-45DC-9D09-CCC7C7005129 City of Renton Department of Community & Economic Development Sierra Homes Short Plat Administrative Report & Decision LUA22-000427, SHPL-A, MOD Report of August 7, 2023 Page 17 of 19 D_Sierra Homes Short Plat Decision_202308012_FIN provided. To allow for infiltration, the applicant has proposed three (3) 100 sq. ft. gravel filled trenches, or one on each of the three (3) new lots. Non-infiltrating stormwater runoff from the three (3) lots will be collected and conveyed to an 88-foot by 16-foot CMP Detention Tank with a 78-inch diameter, to be located within a stormwater tract in the southwest corner of the site. Water collected in the tank will be discharged via a control structure to a proposed manhole located on Nile Ave NE . Compliance with the 2022 Renton Surface Water Design Manual would be verified at the time of formal building permit review for the new single-family homes civil construction permit application ✓ Water: Water service is provided by the King County Water District 90. A water availability certificate was provided by the applicant. ✓ Sanitary Sewer: Wastewater service is provided by the City of Renton. Two new sewer stubs connecting to the existing 8’’ sewer main in NE 7th Pl are proposed to serve Lots 2 and 3. An existing sewer stub serving the existing house on proposed Lot 1 would be utilized by the new home on future Lot 1. The 2023 fee for a 1-inch meter install is $3,500.00 per meter. In addition, the project will be subject to the East Renton Interceptor Special Assessment District fee. The fee is assessed at $316.80 per lot. The SAD fee for the existing lot has already been paid, therefore one of the new lots will be credited. I. CONCLUSIONS: 1. The subject site is located in the Residential Low Density (LD) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 14. 2. The subject site is located in the Residential-4 (R-4) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 15. 3. Compliance of the proposed Short Plat with the Residential Design and Open Space Standards could not be demonstrated at this time, but would be verified during review of the single-family building permit application, see FOF 16. 4. The proposed Short Plat complied with the subdivision regulations as established by City Code and state law provided the project complies with all advisory notes and conditions contained herein, see FOF 17. 5. The proposed Short Plat complied 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 and 19. 6. There are safe walking routes to the school bus stop, see FOF 19. 7. There are adequate public services and facilities to accommodate the proposed single-family homes, see FOF 19. 8. Key features which are integral to this project include the retention and preservation of existing ROW landscaping, limiting new driveway curb cuts, and protecting off-site trees from impacts during construction. DocuSign Envelope ID: E8F3519A-7ED6-45DC-9D09-CCC7C7005129 City of Renton Department of Community & Economic Development Sierra Homes Short Plat Administrative Report & Decision LUA22-000427, SHPL-A, MOD Report of August 7, 2023 Page 18 of 19 D_Sierra Homes Short Plat Decision_202308012_FIN J. DECISION: The Sierra Homes Short Plat, File No. LUA22-000427, SHPL-A, MOD, as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. The applicant shall obtain a demolition permit and complete a final inspection from the City for the removal of the residence and garage on future Lots 1, 2, and 3 in order to comply with Residential -4 (R-4) setbacks of the zone prior to final plat approval. 2. The applicant shall install one new street in the ROW adjacent to proposed Lot 1. The tree species shall be selected from the City of Renton’s Approved Street Tree list and be approved by the Current Planning Project Manager at the time of civil construction permit review. Alternatively, the applicant may retain the existing street tree located in front of proposed Lot 1. 3. The applicant shall install replacement trees within the tract if feasible, and shall plant shrubs and other ground cover around the perimeter of the tract where feasible. An updated landscape plan incorporating the additional vegetation shall be submitted with the civil construction permit application for review and approval by the Current Planning Project Manager. 4. The applicant shall submit an updated tree retention plan, arborist report, and tree retention worksheet that correctly identify the number of existing trees on the site and demonstrate compliance with the Tree Retention and Land Clearing Regulations in RMC 4-4-130. The applicant shall utilize the tree preservation priority tiers outlined in RMC 4-4-130.H.2.a to identify the specific trees to be retained. The applicant shall submit a narrative describing how all reasonable efforts have been taken to preserve tr ees utilizing the highest priority tier possible. The updated documents and narrative shall be reviewed and approved by the Current Planning Project Manager prior to issuance of the civil construction permit. 5. The applicant shall submit an updated tree retention plan, arborist report, and tree retention worksheet that clearly identifies the trees proposed for retention and demonstrates compliance with the minimum tree density requirement for residentially zoned lots. The updated documents shall be reviewed and approved by the Current Planning Project Manager prior to issuance of the civil construction permit. 6. The applicant shall utilize the existing curb cut off of Nile Ave NE to access the single -family home on proposed Lot 3. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Matt Herrera, Acting Planning Director Date TRANSMITTED on August 7, 2023 to the Owner/Applicant/Contact: Owner: Applicant/Contact: Awesome Yah Church 702 Nile Ave NE Renton, WA 98059 Ian Dahl, Encompass Engineering & Surveying 165 NE Juniper St, Ste 201 Issaquah WA 9802 idahl@encompasses.net DocuSign Envelope ID: E8F3519A-7ED6-45DC-9D09-CCC7C7005129 8/7/2023 | 1:26 PM PDT City of Renton Department of Community & Economic Development Sierra Homes Short Plat Administrative Report & Decision LUA22-000427, SHPL-A, MOD Report of August 7, 2023 Page 19 of 19 D_Sierra Homes Short Plat Decision_202308012_FIN TRANSMITTED on August 7, 2023 to the Parties of Record: Will Wilson Wrwilson801@gmail.com 5717 NE 7th Pl Renton, WA 98059 TRANSMITTED on August 7, 2023 to the following: Vanessa Dolbee, Interim CED Administrator Brianne Bannwarth, Development Engineering Director Gina Estep, Economic Development Director Nate 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 August 21, 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: E8F3519A-7ED6-45DC-9D09-CCC7C7005129 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Sierra Homes Short Plat Land Use File Number: LUA22-000315 SHPL-A Date of Report Error! Reference source not found. Staff Contact Alex Morganroth Senior Planner Project Contact/Applicant Ian Dahl, Encompass Engineering & Surveying /165 NE Juniper St, Ste 201, Issaquah WA 98027/ idahl@encompasses.net Project Location 702 Nile Ave NE (APN 1123059002) The following exhibits are included with the Administrative report: Exhibit 1: Administrative Decision Exhibit 2: Preliminary Plat Plan Exhibit 3: Neighborhood Detail Map Exhibit 4: Civil Plan Set Exhibit 5: Landscape Plan, Tree Retention Plan, and Worksheet Exhibit 6: Arborist Report, prepared by Layton Tree Consulting, LLC, dated April 14, 2022, revised October 26, 2022 Exhibit 7: Technical Information Report (TIR), prepared by Jacobson Consulting Engineer, dated April 24, 2023 Exhibit 8: Geotechnical Report, prepared by Cobalt Geosciences, dated October 4, 2021 Exhibit 9: Wetland Reconnaissance, prepared by Altmann Oliver Associates, LLC, dated December 10, 2021 Exhibit 10: Modification Request Exhibit 11: Advisory Notes Exhibit 12: Public Comment, Wilson DocuSign Envelope ID: E8F3519A-7ED6-45DC-9D09-CCC7C7005129