Loading...
HomeMy WebLinkAboutD_Enclave_Short_Plat_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Enclave_Short_Plat_FINAL (002) A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: October 2, 2023 Project File Number: PR23-000032 Project Name: Enclave Short Plat Land Use File Number: LUA23-000036, SHPL-A, MOD, ECF Project Manager: Jill Ding, Senior Planner Owner/Applicant: Vijay Kakubal and Ramesh Vudathu, VK Ventures, LLC, 3712 77th Ave SE, Mercer Island, WA 98040 Contact: Mazen Haidar, PE, Pacific Land Engineering, 13617 SE 18th St, Bellevue, WA 98005 Project Location: 980 Hoquiam Ave NE, Renton, WA 98059 Project Summary: The applicant is requesting Preliminary Short Plat approval and Environmental (SEPA) Review for the subdivision of an existing 89,298 square foot (2.05 acres) lot into 4 lots for the future construction of single-family residences. An existing single-family residence is proposed for removal. The project site is located within the Residential- 8 (R-8) dwelling units per acre zone. The proposed lots would range in area from approximately 6,169 sq. ft. to 6,228 sq. ft. and would be accessed off NE 10th St via residential driveways. A Category III wetland has been identified on the south portion of the project site. Category III wetlands have a standard buffer width of 75 feet, the applicant is requesting a buffer reduction to 56.25 feet. Frontage improvements are proposed along the site's NE 10th St and Hoquiam Ave NE frontages. A Street Standards Modification has been requested to retain the existing pavement width along Hoquiam Ave NE. Site Area: 89,298 sq. ft. (2.05 acres) DocuSign Envelope ID: F2DB334A-48F2-4B97-95FB-B7C2F52E81C6 City of Renton Department of Community & Economic Development Enclave Short Plat Administrative Report & Decision LUA23-000036, SHPL-A, MOD, ECF Report of October 2, 2023 Page 2 of 25 D_Enclave_Short_Plat_FINAL (002) B. EXHIBITS: Exhibits 1-6: ERC Report and Exhibits Exhibit 7: Administrative Decision Exhibit 8: SEPA Determination of Non-Significance Exhibit 9: Landscape Plan Exhibit 10: Arborist Report, prepared by Sound Tree Consulting, dated August 3, 2022 Exhibit 11: Street Standards Modification Request Exhibit 12: Transportation Concurrency Memo Exhibit 13: Geotechnical Report, dated July 17, 2020, prepared by Nelson Geotechnical Associates, Inc. Exhibit 14: Technical Information Report (TIR), prepared by Pacific Land Engineering. dated September 1, 2023 C. GENERAL INFORMATION: 1. Owner(s) of Record: Vijay Kakubal and Ramesh Vudathu VK Ventures, LLC 3712 77th Ave SE Mercer Island, WA 98040 2. Zoning Classification: Residential-8 (R-8) 3. Comprehensive Plan Land Use Designation: Residential Medium Density (MD) 4. Existing Site Use: An existing single-family residence is proposed for removal. 5. Critical Areas: Category III Wetland 6. Neighborhood Characteristics: a. North: Single family residences, R-8 zone b. East: Single family residences, R-8 zone c. South: Single family residences, R-8 zone d. West: Single family residences and Hazen High School, R-8 zone 7. Site Area: 89,298 sq. ft. (2.05 acres) D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Annexation N/A 4918 10/24/2001 DocuSign Envelope ID: F2DB334A-48F2-4B97-95FB-B7C2F52E81C6 City of Renton Department of Community & Economic Development Enclave Short Plat Administrative Report & Decision LUA23-000036, SHPL-A, MOD, ECF Report of October 2, 2023 Page 3 of 25 D_Enclave_Short_Plat_FINAL (002) E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service will be provided by King County Water District 90. The site is located outside of a Wellhead Protection Area. b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch sewer main in NE 10th Street. There is also an existing 8-inch sewer main located along the east side of the project site. c. Surface/Storm Water: There are existing storm drainage facilities located within NE 10th Street and Hoquiam Avenue NE. 2. Streets: The project site has frontage along NE 10th Street along the north property line and Hoquiam Avenue NE along the west property line. NE 10th Street is classified as a Residential Access Street. Existing right-of-way (ROW) width is approximately 51 feet. Hoquiam Avenue NE is classified as a Collector Arterial. Existing ROW width is approximately 60 feet. NE 10th Street currently contains a meandering 5-foot wide sidewalk. There are no existing frontage improvements along Hoquiam Avenue NE. 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 4-9-250: Variances, Waivers, Modifications, and Alternates 7. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element DocuSign Envelope ID: F2DB334A-48F2-4B97-95FB-B7C2F52E81C6 City of Renton Department of Community & Economic Development Enclave Short Plat Administrative Report & Decision LUA23-000036, SHPL-A, MOD, ECF Report of October 2, 2023 Page 4 of 25 D_Enclave_Short_Plat_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 7, 2023 and determined the application complete on February 16, 2023. The project was placed on hold on March 14, 2023 and was taken off hold on September 6, 2023. The project complies with the 120-day review period. 2. The project site is located at 980 Hoquiam Ave NE, Renton, WA 98059. 3. The project site is currently developed with an existing single-family residence, proposed for removal. 4. Access to the site would be provided via individual residential driveways off NE 10th Street. 5. The property is located within the Residential Medium Density (MD) Comprehensive Plan land use designation. 6. The site is located within the Residential-8 (R-8) zoning classification. 7. There are approximately six (6) trees located on-site (outside of any critical areas or buffers), of which the applicant is proposing to retain a total of four trees. 8. The site is mapped with a Category III wetland. 9. Approximately 1,167 cubic yards of material would be cut on-site and approximately 873 cubic yards of fill is proposed to be brought into the site. 10. The applicant is proposing to begin construction in summer of 2024. 11. Staff received one public comment email (Exhibit 5) and one agency email from the Duwamish Tribe (Exhibit 4). To address public comments the following report contains analysis related to drainage and critical areas. 12. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 13. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on March 27, 2023 the Environmental Review Committee issued a Determination of Non-Significance (DNS) for the Enclave Short Plat (Exhibit 7). A 14-day appeal period commenced on October 2, 2023 and ends on October 16, 2023. No appeals of the threshold determination have been filed as of the date of this report. 14. Comprehensive Plan Compliance: The site is designated Residential Medium Density (MD) on the City’s Comprehensive Plan Map. The purpose of the MD designation is to allow a variety of single-family and multi-family development types, with continuity created through the application of design guidelines, the organization of roadways, sidewalks, public spaces, and the placement of community gathering places and civic amenities. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met: Compliance Comprehensive Plan Analysis  Policy L-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: DocuSign Envelope ID: F2DB334A-48F2-4B97-95FB-B7C2F52E81C6 City of Renton Department of Community & Economic Development Enclave Short Plat Administrative Report & Decision LUA23-000036, SHPL-A, MOD, ECF Report of October 2, 2023 Page 5 of 25 D_Enclave_Short_Plat_FINAL (002) • Development of new single-family neighborhoods on large tracts of land outside the City Center, • Development of new multi-family and mixed-use in the City Center and in the Residential High Density and Commercial Mixed Use designations, and • Infill development on vacant and underutilized land in established neighborhoods and multi-family areas.  Goal L-U: Preserve, protect, and enhance the quality and functions of the City’s sensitive areas including: lakes, rivers, major and minor creeks, intermittent stream courses and their floodplains, wetlands, ground water resources, wildlife habitats, and areas of seismic and geological hazards.  Policy L-28: Minimize erosion and sedimentation in and near sensitive areas by requiring appropriate construction techniques and resource practices, such as low impact development.  Policy L-30: Maintain or increase the quantity and quality of wetlands. Development activities shall not decrease the net acreage of existing wetlands.  Policy L-31: Protect buffers along wetlands and surface waters to facilitate infiltration and maintain stable water temperatures, provide for biological diversity, reduce amount and velocity of run-off, and provide for wildlife habitat.  Policy L-34: Ensure buildings, roads, and other features are located on less sensitive portions of a site when sensitive areas are present.  Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive.  Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development.  Policy L-48: Address privacy and quality of life for existing residents by considering scale and context in infill project design.  Policy L-55: Preserve natural landforms, vegetation, distinctive stands of trees, natural slopes, and scenic areas that contribute to the City’s identity, preserve property values, and visually define the community and neighborhoods. 15. Zoning Development Standard Compliance: The site is classified Residential-8 (R-8) on the City’s Zoning Map. Development in the R-8 Zone is intended to create opportunities for new single-family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single- family neighborhoods. It is intended to accommodate uses that are compatible with and support a high-quality residential environment and add to a sense of community. The proposal is compliant with the following development standards, as outlined in RMC 4-2-110.A, if all conditions of approval are met: Compliance R-8 Zone Develop Standards and Analysis  Density: The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per net acre. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. All fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density which result in a fraction that is one-half (0.50) or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a DocuSign Envelope ID: F2DB334A-48F2-4B97-95FB-B7C2F52E81C6 City of Renton Department of Community & Economic Development Enclave Short Plat Administrative Report & Decision LUA23-000036, SHPL-A, MOD, ECF Report of October 2, 2023 Page 6 of 25 D_Enclave_Short_Plat_FINAL (002) fraction that is less than one-half (0.50) shall be rounded down to the nearest whole number. Staff Comment: The project site has a gross site area of 89,218 square feet (2.05 acres). After the deduction of 644 square feet for row dedication and 30,888 square feet of wetland, the project site would have a net area of 57,686 square feet or 1.32 acres. The proposal for 4 lots on the 1.32 net acre site would result in a net density of 3.03 dwelling units per net acre, which is less than the minimum density of 4.0 dwelling units per net acre required in the R-8 zone. In accordance with RMC 4-2-110E.1.b “In the event the applicant can show that minimum density cannot be achieved due to lot configuration, lack of access, environmental or physical constraints, minimum density requirements may be waived.” The project site includes environmental constraints (i.e. category III wetland) as well as restraints due to compliance with the City’s adopted Surface Water Manual (see further discussion below under FOF 20) that preclude the development of more than four lots on the project site. As the configuration of the development of the project site is limited by environmental constraints, staff recommends the proposed project be waived from the minimum density requirements of the R-8 zone Compliant if condition of approval is met Lot Dimensions: The minimum lot size permitted in the R-8 zone is 5,000 sq. ft. A minimum lot width of 50 feet is required (60 feet for corner lots) and a minimum lot depth of 80 feet is required. The following table identifies the proposed approximate dimensions for Lots 1-5 Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.) Lot 1 (corner lot) 6,169 67.90 93 Lot 2 6,228.50 67 93 Lot 3 6,228.50 67 93 Lot 4 6,228.50 67 93 Drainage Tract B 9,207.34 N/A N/A Critical Area/Stormwater Tract A 61,054 N/A N/A Staff Comment: As demonstrated in the table above, all lots would comply with the minimum lot size, width, and depth requirements of the R-8 zone. All proposed lots would have front yard areas oriented to the north towards NE 10th Street. However, the achieve the lot dimensions proposed, the applicant is requesting a reduction in the width of the wetland buffer (see further Critical Areas discussion below under FOF 17). The proposed lot depth could be reduced to the minimum depth of 80 feet, which would allow for an additional 13 feet of wetland buffer area. If the lot depths were reduced to the minimum required depth of 80 feet, the lots would have the following dimensions: Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.) DocuSign Envelope ID: F2DB334A-48F2-4B97-95FB-B7C2F52E81C6 City of Renton Department of Community & Economic Development Enclave Short Plat Administrative Report & Decision LUA23-000036, SHPL-A, MOD, ECF Report of October 2, 2023 Page 7 of 25 D_Enclave_Short_Plat_FINAL (002) Lot 1 (corner lot) 5,306 67.90 80 Lot 2 5,360 67 80 Lot 3 5,360 67 80 Lot 4 5,360 67 80 As demonstrated in the table above, if the lot depth of the proposed lots were reduced to the minimum required depth of 80 feet, all lots would still comply with the minimum lot size, width, and depth requirements of the R-8 zone. Staff recommends, as a condition of approval, that the lot depth of the proposed lots be reduced to the minimum required depth of 80 feet and that the wetland buffer and Tract A boundary be extended to the north an additional 13 feet. To ensure maintenance of all common improvements within the proposed short plat, staff recommends, as a condition of approval that all lots have a common undivided interest in proposed Tracts A and B and that a maintenance agreement be established. A draft maintenance agreement for all common improvements shall be submitted at the time of Construction Permit Review for the review and approval of the Current Planning Project Manager. Compliant if condition of approval is met Setbacks: The required setbacks in the R-8 zone are as follows: front yard is 20 feet, side yard is 5 feet, secondary front yard (applies to corner lots) is 15 feet, and the rear yard is 20 feet. Staff Comment: As shown on the preliminary short plat plan set (Exhibit 2), the proposed lots would provide adequate area for compliance with the required setback areas. Compliance with the setback requirements for the individual homes would be verified at the time of building permit review. The existing home and detached accessory structures would not comply with the required setback areas of the new lots. Staff recommends, as a condition of approval, that the existing home and detached accessory structured be removed prior to the recording of the short plat. A demolition permit shall be obtained and all required inspections completed prior to the recording of the short plat. Compliance not yet demonstrated Building Standards: The R-8 zone has a maximum building coverage of 50% and a maximum impervious surface coverage of 65%. In the R-8 zone, a maximum building height of 2 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height. If the height of wall plates on a building are less than the states maximum the roof may project higher to account for the difference, yet the combined height of both features shall not exceed the combined maximums. Common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12, decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet from each minimum building setback line for each one (1) vertical foot above the maximum wall plate height. Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g., shed roof) may exceed the stated maximum if the average of wall plate heights is equal or less than the maximum wall plate height allowed. DocuSign Envelope ID: F2DB334A-48F2-4B97-95FB-B7C2F52E81C6 City of Renton Department of Community & Economic Development Enclave Short Plat Administrative Report & Decision LUA23-000036, SHPL-A, MOD, ECF Report of October 2, 2023 Page 8 of 25 D_Enclave_Short_Plat_FINAL (002) 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 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. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. 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, streetlights, 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. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two trees are to be located in the front yard prior to final inspection for the new Single-Family Residence. Staff Comment: A Conceptual Landscape Plan (Exhibit 9) was included with the submitted short plat application materials. The submitted landscape plan is based on a previous five (5)-lot concept. The Conceptual Landscape Plan includes the eight-foot (8’) wide street tree planting strip between the curb and sidewalk along NE 10th Street and Hoquiam Avenue NE. Sterling Silver Linden street trees are proposed within the planting strip along NE 10th Street and Frontier Elm are proposed along Hoquiam Avenue NE. Both proposed street tree species are on the City’s approved Street Tree list. Ground cover within the street tree planting strip along NE 10th Street would include bronze beauty carpet bugle and Vancouver jade kinnikinnick. The Hoquiam Avenue NE street tree planter strip would also be vegetated with a mix of shrubs (silver princess DocuSign Envelope ID: F2DB334A-48F2-4B97-95FB-B7C2F52E81C6 City of Renton Department of Community & Economic Development Enclave Short Plat Administrative Report & Decision LUA23-000036, SHPL-A, MOD, ECF Report of October 2, 2023 Page 9 of 25 D_Enclave_Short_Plat_FINAL (002) euonymus, arctic fire redtwig dogwood, and salal) and ground cover (Vancouver jade kinnikinnick, sand strawberry, and creeping Oregon grape). The Conceptual Landscape Plan also includes a ten-foot (10’) wide onsite landscape strip along the NE 10th Street and Hoquiam Avenue NE frontages. The onsite landscape strip along Hoquiam Avenue NE would be vegetated with primarily existing trees and wetland buffer area (see submitted Tree Retention Plan (Exhibit 2)). The west side of proposed Lot 1 and the north side of Lots 1-4 would be vegetated primarily with shrubs (prostrate white abelia, white rock rose, arctic fire redtwig dogwood, emerald gaity euonymus, silver princess euonymus, salal, creeping Oregon grape, pacific wax myrtle, fire power heavenly bamboo, and Mt. Vernon laurel) and ground cover (burgundy glow ajuga, and sand strawberry). There are no trees proposed within the ten-foot (10’) wide onsite landscape strip, however the City’s Landscape Regulations require that this area be vegetated with a mix of trees, shrubs, and ground cover. Therefore, 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 trees, in addition to the shrubs and groundcover, within the ten-foot (10’) onsite landscape strip within the proposed lots. The detailed landscape plan shall be submitted to the Current Planning Project Manager for review and approval prior to the issuance of a Construction Permit. The submitted landscape plan did not include landscape details for the proposed storm drainage facility. Staff recommends, as a condition of approval, that a detailed landscape plan, compliant with RMC 4-8-120D.12, be provided at the time of Construction Permit review. The detailed landscape plan shall include but not be limited to a landscaping buffer along the east side of the stormwater facility. The landscape buffer shall be vegetated with native evergreen trees, unless otherwise approved by the Current Planning Project Manager. The detailed landscape plan shall be submitted to the Current Planning Project Manager for review and approval. 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 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 Sound Tree Consulting, dated August 3, 2022 (Exhibit 10) and Tree Retention Plan (Exhibit 2) were submitted with the project DocuSign Envelope ID: F2DB334A-48F2-4B97-95FB-B7C2F52E81C6 City of Renton Department of Community & Economic Development Enclave Short Plat Administrative Report & Decision LUA23-000036, SHPL-A, MOD, ECF Report of October 2, 2023 Page 10 of 25 D_Enclave_Short_Plat_FINAL (002) application. According to the submitted report, there are 81 trees located on and around the project site and within the public right-of-way. Of these trees, six (6) appear to be located onsite outside of any required critical areas or buffers. Of these six (6) trees, the applicant is proposing to retain four (4), which would result in the retention of 67% on onsite significant trees, which would comply with the tree retention requirements. All trees required to be retained within a subdivision shall be preserved in the priority order listed below, with Tier 1 being the highest priority. Applications that propose compliance with a lower priority tier must demonstrate in writing to the Administrator’s satisfaction that: (i) all reasonable efforts have been taken to preserve trees utilizing the highest priority tier possible, (ii) that compliance with a higher tier is not feasible or practical for the project site, and (iii) that the project proposal meets or exceeds the purposes and intent of the Tree Retention Regulations. Tree preservation shall be prioritized as follows: Tier 1 – Tree Protection Tract. Protection of trees or groves by placement within a dedicated tract; or Tier 2 – Tree Protection Easement or Restrictive Covenant. Protection of trees or groves by recordation of a permanent tree protection easement (for groves of trees) or a restrictive covenant (for individual trees). Staff recommends, as a condition of approval, that the applicant demonstrate compliance with the priority order requirements for tree retention in subdivisions. There are a number of street trees located along the site’s Hoquiam Ave NE and NE 10th Street frontages, currently the applicant’s tree retention plan includes the retention of all street trees. Staff recommends, as a condition of approval, that all existing street trees along the site’s NE 10th St and Hoquiam Ave NE frontages be retained, unless it is determined to be infeasible by the Current Planning Project Manager and City Arborist. The project site has a gross site area of 89,218 square feet (2.05 acres). After the deduction of 644 square feet for row dedication and 30,888 square feet of wetland, the project site would have a net area of 57,686 square feet or 1.32 acres. Based on a net developable area of 1.32 acres, a total of 40 tree credits would be required on the project site (1.32 acres * 30 tree credits/ac = 39.6 tree credits). To meet the tree credit requirements, the applicant is proposing to retain Tree 996, a 15” Austrian Pine valued at 6 credits; Tree 1116, a 14” red pine valued at 6 credits; Tree 1114, a 15” red pine valued at 6 credits; and Tree 1113, a 16” red pine valued at 7 credits. The proposed project would retain a total of 25 tree credits on site. To comply with the required 40 tree credits, staff recommends, as a condition of approval, that the applicant provide an additional 15 tree credits onsite. The additional tree credits may be provided through the retention of existing trees within the developable area of the project site, or through the planting of new trees in compliance with the City’s tree credit requirements.  Parking: Parking regulations require that a minimum of two parking spaces be provided for each detached dwelling. Driveway cuts are required to be a minimum of 5 feet from property lines and new driveways may be a maximum of 16 feet in width at the property line. Maximum driveway slopes shall not exceed fifteen percent (15%); provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Staff Comment: The proposed lots include adequate area to provide the required two (2) parking spaces per dwelling unit. See FOF 19 regarding joint use driveway conditions as it relates to driveway cuts. DocuSign Envelope ID: F2DB334A-48F2-4B97-95FB-B7C2F52E81C6 City of Renton Department of Community & Economic Development Enclave Short Plat Administrative Report & Decision LUA23-000036, SHPL-A, MOD, ECF Report of October 2, 2023 Page 11 of 25 D_Enclave_Short_Plat_FINAL (002) 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-8 and Analysis N/A Lot Configuration: One of the following is required of preliminary plat applications: 1. Lot width variation of 10 feet (10’) minimum of one per four (4) abutting street- fronting lots, or 2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square feet size difference) for street-fronting lots, or 3. A front yard setback variation of at least five feet (5’) minimum for at least every four (4) abutting street fronting lots. Staff Comment: Not applicable, as the proposal is a short plat.  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 additional drainage discussion below under FOF 20. Compliance not yet demonstrated Garages: If an attached garage is wider than twenty six feet (26’), at least one (1) garage door shall be recessed a minimum of four feet (4’) from the other garage door. Additionally, one of the following is required: 1. The front porch projects in front of the garage a minimum of five feet (5’), and is a minimum of twelve feet (12’) wide, or 2. The roof extends at least five feet (5') (not including eaves) beyond the front of the garage for at least the width of the garage plus the porch/stoop area, or 3. The garage is alley accessed, or 4. The garage entry does not face a public and/or private street or an access easement, or 5. The garage width represents no greater than fifty percent (50%) of the width of the front facade at ground level, or 6. The garage is detached, or 7. The garage doors contain a minimum of thirty percent (30%) glazing, architectural detailing (e.g. trim and hardware), and are recessed from the front façade a minimum of five feet (5’), and from the front porch a minimum of seven feet (7’). DocuSign Envelope ID: F2DB334A-48F2-4B97-95FB-B7C2F52E81C6 City of Renton Department of Community & Economic Development Enclave Short Plat Administrative Report & Decision LUA23-000036, SHPL-A, MOD, ECF Report of October 2, 2023 Page 12 of 25 D_Enclave_Short_Plat_FINAL (002) 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. 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. DocuSign Envelope ID: F2DB334A-48F2-4B97-95FB-B7C2F52E81C6 City of Renton Department of Community & Economic Development Enclave Short Plat Administrative Report & Decision LUA23-000036, SHPL-A, MOD, ECF Report of October 2, 2023 Page 13 of 25 D_Enclave_Short_Plat_FINAL (002) Compliance not yet demonstrated Architectural Detailing: If one siding material is used on any side of the dwelling that is two stories or greater in height, a horizontal band that measures at least eight inches (8") is required between the first and second story. Additionally, one of the following is required: 1. Three and one half inch (3 1/2") minimum trim surrounds all windows and details all doors, or 2. A combination of shutters and three and one half inches (3 1/2") minimum trim details all windows, and three and one half inches (3 1/2") minimum trim details all doors. Staff Comment: Compliance for this standard would be verified at the time of building permit review. 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. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions of approval are complied with: Compliance Critical Areas Analysis Compliant if conditions of approval are met Wetlands: The following buffer requirements are applicable to wetlands in accordance with RMC 4-3-050.G.2: Wetland Category Buffer Width Structure Setback beyond buffer High Habitat Function (8-9 points) Moderate Habitat Function (5-7 points) Low Habitat Function (3-4 points) All Other Scores 15 ft. Category I – Bogs & Natural Heritage Wetlands 200 ft. DocuSign Envelope ID: F2DB334A-48F2-4B97-95FB-B7C2F52E81C6 City of Renton Department of Community & Economic Development Enclave Short Plat Administrative Report & Decision LUA23-000036, SHPL-A, MOD, ECF Report of October 2, 2023 Page 14 of 25 D_Enclave_Short_Plat_FINAL (002) Category I – All Others 200 ft. 150 ft. 115 ft. 115 ft. Category II 175 ft. 150 ft. 100 ft. n/a Category III 125 ft. 100 ft. 75 ft. n/a Category IV 50 ft. n/a Staff Comment: The applicant submitted a Wetland Report, prepared by The Watershed Company, dated May 26, 2022 (Exhibit 3) with the project application materials. According to the submitted wetland report, a Category III depressional wetland (Wetland A) with a habitat score of four (4) points is located on the south portion of the project site. According to RMC 4-3-050G Category III wetlands with a low habitat score of 3-4 points require a standard buffer of 75 feet. The tree stratum of Wetland A is dominated by red alder (Alnus rubra), black cottonwood (Populus balsamifera), and Pacific willow (Salix lucida). The shrub stratum is dominated by Sitka willow (Salix sitchensis), twinberry (Lonicera involucrata), red-osier dogwood (Cornus sericea), salmonberry (Rubus spectabilis), hardhack (Spiraea douglasii), and Himalayan blackberry. The herbaceous stratum is dominated by reed canary grass, common cattail (Typha latifolia), slough sedge (Carex obnupta), soft-rush (Juncus effusus), lady fern (Athyrium filix-femina), horsetail (Equisetum telmateia), and creeping butter cup (Ranunculus repens). As part of the proposed short plat application, the applicant is requesting a twenty-five percent (25%) reduction in the 75-foot standard buffer in accordance with RMC 4-3-050I.3.a. Staff has received comments from the Duwamish Tribe (Exhibit 4) requesting that the proposed buffer reduction not be approved. In order to approve a buffer reduction in accordance with RMC 4-3-050I.c, the reviewing official must find that the proposal meets all the following criteria: The reduced buffer will function at a higher level than the standard buffer; and an enhanced buffer shall never be less than seventy five percent (75%) of the standard width at its narrowest point; and the buffer area has less than fifteen percent (15%) slopes and no direct or indirect, short-term or long-term, adverse impacts to regulated wetlands, as determined by the City, and the proposal shall rely upon a site-specific evaluation and documentation of buffer adequacy based upon Wetlands in Washington State, Volume 1: A Synthesis of the Science (Ecology Publication No. 05-06-006, March 2005) and Wetlands in Washington State, Volume 2: Managing and Protecting Wetlands (Ecology Publication No. 04-06-008, April 2005), or similar approaches; and the proposed buffer standard is based on consideration of the best available science as described in WAC 365-195-905. The submitted Wetland Report (Exhibit 3) included a justification addressing each of the above criteria. According to the submitted report, the existing buffer consists of maintained lawn, ornamentals, and monocultures of reed canary grass and Himalayan blackberry. The buffer is proposed to be enhanced with planting of native trees, shrubs, and ground cover to increase native vegetation density and diversity, improving the function of the buffer. The proposed buffer would be reduced to 56.25 feet, which is 75% of the standard buffer required. The survey of existing site conditions (L001 of the attached mitigation plan within Exhibit 3) shows no areas within the standard wetland buffer exceeding fifteen percent slopes. The mitigation plan has been developed in consideration of the Ecology guidance documents reference above, as well as the updated Ecology mitigation guidance document: Wetland Mitigation in Washington State Part 1: Agency Policies and Guidance Version 2 (Ecology Publication 21-06-003, April 2021). The proposal addresses mitigation sequencing per the guidance DocuSign Envelope ID: F2DB334A-48F2-4B97-95FB-B7C2F52E81C6 City of Renton Department of Community & Economic Development Enclave Short Plat Administrative Report & Decision LUA23-000036, SHPL-A, MOD, ECF Report of October 2, 2023 Page 15 of 25 D_Enclave_Short_Plat_FINAL (002) documents and does not require additional compensatory mitigation for direct or indirect wetland impacts. The plan includes appropriate site-specific species compositions, goals and performance standards, monitoring plan, and contingency plan. The buffer averaging plan has been prepared according to the best available science. Staff has reviewed the buffer reduction request and concurs that the request would comply with the required criteria as discussed above. However, there appears to be additional area available between the requested reduced buffer area and the proposed lots and stormwater detention tract that could also be retained and enhanced as wetland buffer area. In addition, as previously discussed above under FOF 15, staff is recommending that the proposed lot depth be reduced down from 93 feet to 80 feet, which is the minimum depth for the R-8 zone, to accommodate additional wetland buffer area. The proposed width of each lot is 67 feet coupled with the 80-foot depths would result in lot sizes and dimensions that meet the zone’s requirements. Staff finds no compelling reason to reduce the buffer width to the maximum of 25 percent in order to accommodate increased depths for the proposed lots. Therefore, staff recommends a partial approval of the requested buffer reduction. Staff recommends, as a condition of approval that the additional buffer area located within the expanded Tract A, between the reduced buffer shown on the civil plan set (Exhibit 2) and the proposed reduced boundaries of Lots 1-4 and the boundaries of Tract B also be enhanced and retained as part of the reduced wetland buffer area. The reduced buffer would then extend to the full limits of the expanded Tract A. A final mitigation plan for the enhanced buffer shall be submitted at the time of Construction Permit Review for review and approval by the Current Planning Project Manager and a surety device shall be required to ensure performance consistent with RMC 4-1-230. The enhanced buffer area shall be monitored for a minimum of five (5) years, monitoring report shall be submitted quarterly for the first year and thereafter annually for the next four (4) years. The wetland and buffer area shall be retained within a Native Growth Protection Area (Tract A). The applicant shall create a tract via the subdivision and record a permanent and irrevocable covenant running with the land or deed restriction on the property title of any critical area management tract or tracts created as a condition of a permit. Such covenant or deed restriction(s) shall prohibit development, alteration, or disturbance within the tract except for purposes of habitat enhancement as part of an enhancement project which has received prior written approval from the City, and from any other agency with jurisdiction over such activity. A covenant running with the land shall be placed on the tract restricting its separate sale. Each abutting lot owner or the homeowners’ association shall have an undivided interest in the tract. Staff recommends, as a condition of approval that a draft covenant or deed restriction be submitted to the Current Planning Project Manager for review and approval at the time of Construction Permit Review. Permanent fencing of the native growth protection area containing critical area and buffers is required. The common boundary between a native growth protection area and the abutting land must be permanently identified. This identification shall include permanent wood or metal signs on treated or metal posts. Sign locations and size specifications shall be approved by the City. Suggested wording is as follows: “Protection of this natural area is in your care. Alteration or disturbance is prohibited by law.” Staff recommends, as a condition of approval that a fencing and signage detail around the perimeter of Tract A be submitted at the time of Construction Permit Review DocuSign Envelope ID: F2DB334A-48F2-4B97-95FB-B7C2F52E81C6 City of Renton Department of Community & Economic Development Enclave Short Plat Administrative Report & Decision LUA23-000036, SHPL-A, MOD, ECF Report of October 2, 2023 Page 16 of 25 D_Enclave_Short_Plat_FINAL (002) for review and approval by the Current Planning Project Manager. The fencing and signage shall be installed prior to the recording of the Short Plat. 18. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060 along the project site’s Hoquiam Ave NE frontage. Hoquiam Ave NE is classified as a collector arterial street with an existing ROW of approximately 60 feet per the King County Assessor Map. Per RMC 4-6-060, the minimum right- of-way width for a Collector Arterial street with 2 lanes is 83 feet that includes a 46 foot paved road (23 feet from centerline), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, street trees and storm drainage improvements. The applicant is requesting a modification that would include the retention of the existing pavement width of 36 feet from curb to curb and reduce the required sidewalk width to a 5- foot sidewalk. This would provide a future right-of-way of 64 feet and would require the project to dedicate 2 feet of right-of-way. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250.D.2, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification, subject to conditions as noted below: Compliance 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: See FOF 14, Comprehensive Plan Analysis. 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 healthy environments. The proposed frontage improvement section along Hoquiam Ave NE has been revied by the City’s Transportation Division, who supports the requested modified street section. The City concurs that the requested modification would meet the intent of these policies. Compliant if condition of approval is met 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 the modified Hoquiam Ave NE section complies with the recommended section as determined by the City’s Transportation Division and would comply with the objectives and safety, function, appearance, environmental protection and maintainability intended by City Code. Staff concurs the proposed modification would meet the objectives of function and maintainability intended by the code requirements. The City’s Public Works Transportation Division has reviewed Hoquiam Ave NE and the surrounding area and have determined that a modified collector arterial street section is more suitable for the portion of Hoquiam Ave NE adjacent to the site. The recommended section includes the following street section along Hoquiam Ave NE: a pavement width of 36 feet from curb to curb to remain and a reduction in sidewalk width to a 5-foot sidewalk. This would provide a future right-of-way of 64 feet and would require the project to dedicate 2 feet of right-of-way. A portion of the project site’s Hoquiam Ave NE frontage would abut the onsite wetland and buffer located on the project site. The location of the proposed frontage improvements would be located within the existing developed roadway DocuSign Envelope ID: F2DB334A-48F2-4B97-95FB-B7C2F52E81C6 City of Renton Department of Community & Economic Development Enclave Short Plat Administrative Report & Decision LUA23-000036, SHPL-A, MOD, ECF Report of October 2, 2023 Page 17 of 25 D_Enclave_Short_Plat_FINAL (002) section and would qualify for an exemption from the City’s Critical Areas Regulations (RMC 4-3-0503.e.iv), provided the proposal complies with the following: the work does not increase the footprint of the structure, line or street by more than ten percent (10%) within the critical area and/or buffer areas, and occurs in the existing right-of-way boundary or easement boundary; restoration shall be conducted where feasible. Compensation for impacts to buffers shall include enhancement of the remaining buffer area along the impacted area where there is enhancement opportunity; the Administrator determines that, based on best judgment, a person would not: (i) be able to meaningfully measure, detect, or evaluate insignificant effects; or (ii) expect discountable effects to occur; this exemption allows for ten percent (10%) maximum expansion total, life of the project. After the ten percent (10%) expansion cap is reached, future improvements are subject to all applicable provisions of this Section. Staff has reviewed the request, as the proposed work would occur within the existing improved roadway section and would not extend beyond the boundaries of the existing engineered slope that supports the existing improvements, the proposal would qualify for this exemption. To further reduce any potential direct impacts to Wetland A, staff recommends, as a condition of approval that where the proposed sidewalk would abut Wetland A, that the sidewalk shall be constructed adjacent to the curb. In addition, all Critical Areas Exemptions are required to comply with the following criteria: The activity is not prohibited by this or any other provision of the Renton Municipal Code or State or Federal law or regulation; the activity will be conducted using best management practices as specified by industry standards or applicable Federal agencies or scientific principles; impacts are minimized and, where applicable, disturbed areas are immediately restored; where water body or buffer disturbance has occurred in accordance with an exemption during construction or other activities, revegetation with native vegetation shall be required; and if a hazardous material, activity, and/or facility that is exempt pursuant to this Section has a significant or substantial potential to degrade groundwater quality, then the Administrator may require compliance with the Wellhead Protection Area requirements of this Section otherwise relevant to that hazardous material, activity, and/or facility. Such determinations will be based upon site and/or chemical-specific data. As previously discussed above, the proposed frontage improvements would meet the exemption criteria or work within an existing street (RMC 4-3-0503.e.iv) and would not be prohibited by Code; the construction of the frontage improvements would utilize best management practices as specified by industry standards, as conditioned above the impacts to the wetland would be minimized by relocating the sidewalk adjacent to the curb, it is not anticipated that the proposed work would result in water disturbance, nor is it anticipated that the proposed work would have the substantial potential to degrade groundwater quality. Therefore, the proposed frontage improvements would qualify for an exemption from the City’s Critical Areas Regulations. The proposed modification would meet the Transportation Division’s established corridor plan for this section of Hoquiam Ave NE and could conform to the intended purpose of the code by providing a complete street cross section.  c. Will not create substantial adverse impacts to other property(ies) in the vicinity. Staff Comment: There are no identified adverse impacts to other properties from the requested modification. New frontage improvements would be installed along the subject property’s abutting unimproved ROW. DocuSign Envelope ID: F2DB334A-48F2-4B97-95FB-B7C2F52E81C6 City of Renton Department of Community & Economic Development Enclave Short Plat Administrative Report & Decision LUA23-000036, SHPL-A, MOD, ECF Report of October 2, 2023 Page 18 of 25 D_Enclave_Short_Plat_FINAL (002)  d. Conforms to the intent and purpose of the Code. Staff Comment: See comments under criterion ‘b’.  e. Can be shown to be justified and required for the use and situation intended. Staff Comment: See comments under criterion ‘b’. 19. 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 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. Alley access is the preferred street pattern in the R-8 zone. 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 lots is proposed via individual driveway access off NE 10th St. Alley access is the preferred street pattern in the R-8 zone, except when there are environmental constraints, which would prevent alley access. A wetland is located onsite and staff is recommending that the lot dimensions be reduced to accommodate a larger wetland buffer onsite. Due to the wetland and buffer requirements, it is determined that alley access to the proposed lots would not be feasible. Alley access provides many benefits to circulation and the landscape in residential neighborhoods including eliminating the need for individual curb cuts along property frontages thereby reducing pedestrian/vehicle conflicts and increasing planting area for street trees. To reduce the number of curb cuts, that would provide access to the proposed lots, staff recommends, as a condition of approval that the four individual driveways proposed be consolidated to two joint-use driveways. A revised short plat layout showing the joint- use driveways shall be submitted at the time of Construction Permit Review to the Current Planning Project Manager for review and approval. N/A Blocks: Blocks shall be deep enough to allow two (2) tiers of lots. Staff Comment: Not applicable, no blocks are proposed. Projects are exempt from block depth regulation when the location and extent of environmental constraints prevent a standard plat land configuration.  Lots: The size, shape, orientation, and arrangement of the proposed lots comply with the requirements of the Subdivision Regulations and the Development Standards of the R-8 zone and allow for reasonable infill of developable land. All of the proposed lots shall meet the requirements for minimum lot size, depth, and width. Width between side lot lines at their foremost points (i.e., the points where the side lot lines intersect with the street right-of-way line) shall not be less than eighty percent (80%) of the required lot width except in the cases of (1) pipestem lots (or flag lot), which shall have a minimum width of twenty feet (20') and (2) lots on a street curve or DocuSign Envelope ID: F2DB334A-48F2-4B97-95FB-B7C2F52E81C6 City of Renton Department of Community & Economic Development Enclave Short Plat Administrative Report & Decision LUA23-000036, SHPL-A, MOD, ECF Report of October 2, 2023 Page 19 of 25 D_Enclave_Short_Plat_FINAL (002) 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 conditioned, all proposed lots would comply with the minimum area and dimensional standards of the R-8 zone (see FOF 15 and 17). The lots are rectangular in shape and the front yard areas of the proposed lots would be oriented towards the north, facing NE 10th St. Compliant if condition of approval is met Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards. Staff Comment: The proposed development has frontage along NE 10th St and Hoquiam Ave NE. The Ne 10th St frontage is located along the north property line. NE 10th St is classified as a Residential Access street with an existing right-of-way (ROW) of approximately 51 feet per the King County Assessors Map. NE 10th Street currently contains a meandering 5-foot sidewalk. Per RMC 4-6-060, the minimum ROW width for a Residential Access street is 53 feet that includes a 26-foot paved road with 6-foot wide parking lane (13 feet from centerline), a curb bulb-out, a 0.5-foot curb, an 8-foot planting strip, a 5-foot sidewalk, street trees and storm drainage improvements. No dedication is anticipated. The applicant will construct half-street improvements along NE 10th St as required by RMC 4-6-060C. To facilitate and delineate on street parking along NE 10th St and Hoquiam Ave NE, staff recommends, as a condition of approval that the civil plans be revised to provide a curb bulb-out at the intersection of Hoquiam Ave NE and NE 10th St. The revised civil plans shall be submitted at the time of Construction Permit review for review and approval by the Current Planning Project Manager and Development Engineering Plan Reviewer. The proposed project fronts Hoquiam Ave NE along the east property line. Hoquiam Ave NE is classified as a Collector Arterial Street. The existing ROW width is approximately 60 feet as measured using the King County Assessor’s Map. There are no existing frontage improvements along the Hoquiam Ave NE frontage. a. To meet the City’s complete street standards for Collector Arterial streets, minimum ROW is 83 feet. Dedication of 11.5 feet of ROW fronting the site will be required. Per City code 4-6-060, half street improvements shall include a pavement width of 46 feet (23 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. However, a modification to these standards was requested, see previous discussion above under FOF 18. The proposal evaluated for compliance with Transportation Concurrency and it was determined that the proposed short plat would pass the Transportation Concurrency Test (Exhibit 12). Each new lot is subject to a transportation impact fee, with credit given for the existing single-family residence. The 2023 transportation impact fee is $12,208.54 per single- family home. Assessed fees for the future home will be based on the City of Renton DocuSign Envelope ID: F2DB334A-48F2-4B97-95FB-B7C2F52E81C6 City of Renton Department of Community & Economic Development Enclave Short Plat Administrative Report & Decision LUA23-000036, SHPL-A, MOD, ECF Report of October 2, 2023 Page 20 of 25 D_Enclave_Short_Plat_FINAL (002) Fee Schedule at the time of building permit issuance. The fee is paid at the time of building permit issuance.  Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: As previously discuss, the proposed lots would comply with the minimum area and dimensional requirements of the R-8 zone, all lots would front on a public street and would be compatible with other single-family development in the surrounding area. 20. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis  Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. Current Fire impact fees are $829.77 per single-family unit. The fee in effect at the time of building permit issuance will be required.  Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Hilltop Heritage Elementary, Risdon Middle School and Hazen High School. Any new students from the development attending the elementary school would cross Hoquiam Ave NE and walk along the existing sidewalk or paved walkway along NE 10th St to Duvall Ave NE where they would turn north and walk along the existing sidewalk to the elementary school, which is located approximately 0.4 miles from the project site. Any new students from the proposed development would be bussed to their middle school. The middle school stop is located at the intersection of NE 10th St and Hoquiam Ave NE, right at the northwest corner of the project site. Any new middle school students would walk along the sidewalks proposed to be constructed as a result of the development to the bus stop. Any new high school students would walk to school. students from the development attending the elementary school would cross Hoquiam Ave NE and walk along the existing sidewalk abutting the elementary school property, the school itself is approximately 1,000 feet from the project site. The proposed project includes the installation of frontage improvements along the NE 10th St and Hoquiam Ave NE frontages, including sidewalks. There would be a safe walking route to school or to the bus stop for any new students via sidewalks and or paved shoulders along the roadways. A School Impact Fee, based on new single-family lots, will be required in order to mitigate the proposal’s potential impacts to the Renton School District. The fee is payable to the City as specified by the Renton Municipal Code. Currently the fee is assessed at $2,911.00 (plus a 5% surcharge fee) per single-family residence however the fee in effect at the time of building permit issuance will be required.  Parks: A Park Impact Fee would be required for the future houses. The current Park Impact Fee is $3,276.44 however the fee in effect at the time of building permit issuance will be required. DocuSign Envelope ID: F2DB334A-48F2-4B97-95FB-B7C2F52E81C6 City of Renton Department of Community & Economic Development Enclave Short Plat Administrative Report & Decision LUA23-000036, SHPL-A, MOD, ECF Report of October 2, 2023 Page 21 of 25 D_Enclave_Short_Plat_FINAL (002)  Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: A Preliminary Drainage Plan included in the conceptual civil plan set (Exhibit 2) and Technical Information Report (TIR) (Exhibit 14), prepared by Pacific Land Engineering. dated September 1, 2023 were included with the project application materials. Based on the submitted report, the applicant is proposing an underground storm drainage vault to mitigate for surface water runoff generated by the proposed development. Staff received a public comment (Exhibit 5) during the 14-day public comment period. The public comment expressed concerns with respect to drainage. The proposed project would be subject to the 2022 City of Renton Surface Water Design Manual (RSWDM), which it is anticipated would not exacerbate an existing drainage issues on and around the project site. 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 May Creek Drainage Basin. The TIR needs to implement rationale showing compliance with Core Requirements, including wetland hydrology protection. The TIR needs to be formatted in accordance with Section 2.3.1.1 of the 2022 RSWDM. A geotechnical report (Exhibit 13) dated July 17, 2020, prepared by Nelson Geotechnical Associates, Inc., was also provided with the Land Use Application materials. The report discusses the soil and groundwater characteristics of the site and provides recommendations for project design and construction. Geotechnical recommendations presented in this report concluded that stormwater infiltration is feasible within the native advance outwash soils within the site at depth, but not feasible or very limited within the upper glacial till. 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 standards found in Chapter 4 of the 2022 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 All projects that add more than 5,000 square feet of pollution generating impervious surface (PGIS) that is not fully dispersed and less than 0.75 acre of pollution generating pervious surface that is not fully dispersed require water quality treatment. A construction Storm Water General Permit from the Department of Ecology will be required as clearing and grading of the site is shown to exceed one acre. There is a 2023 system Development Charge of $2,300 per new single-family residence. SDC fees are payable at construction permit issuance.  Water: Water service is provided by King County Water District #90. The site is located outside of a Wellhead Protection Area. A water availability certificate from King County Water District #90 is required as part of the Civil Construction Permit Application.  Sanitary Sewer: Wastewater service is provided by the City of Renton. There is an existing 8-inch PVC gravity wastewater main located in NE 10th Street. There is an existing 8-inch PVC gravity wastewater main located at the east side of the site. An eight- inch (8”) sewer main extension across the site frontage on Hoquiam Ave NE is required. DocuSign Envelope ID: F2DB334A-48F2-4B97-95FB-B7C2F52E81C6 City of Renton Department of Community & Economic Development Enclave Short Plat Administrative Report & Decision LUA23-000036, SHPL-A, MOD, ECF Report of October 2, 2023 Page 22 of 25 D_Enclave_Short_Plat_FINAL (002) A separate sewer stub will be required for each new lot off the existing sewer main located within NE 10th St. All new stubs shall be a minimum of six-inches (6”). All stubs shall flow by gravity to the main at a minimum slope of 2%. The development is subject to applicable wastewater system development charges based on the size of the new domestic water to serve the project. SDC fee for a 1-inch meter is $3,650.00 per meter. The total fee is $14,600 for (4) 1-inch meters. This is payable at construction permit issuance. The East Renton Special Assessment District fee (SAD) fee will be applicable on the project. The SAD fee rate when it was established in 1996 was $224.52 plus interest per lot. As of 10/25/2016, the SAD fee rate per lot is $316.80, the SAD has reached its peak Assessment Period. No additional interest will accrue. The rate that will be applicable on the issuance day of the utility construction permit will be applicable on this project. I. CONCLUSIONS: 1. The subject site is located in the Residential Medium Density (MD) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 14. 2. The subject site is located in the Residential-8 (R-8) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 15. 3. The proposed short plat and street standards modification complies with the Residential Design and Open Space Standards provided the applicant complies with City Code and conditions of approval, see FOF 16. 4. The proposed short plat and street standards modification complies with the Critical Areas Regulations provided the applicant complies with City Code and conditions of approval, see FOF 17. 5. The proposed short plat and street standards modification complies with the Modification Criteria provided the applicant complies with City Code and conditions of approval, see FOF 18. 6. The proposed short plat and street standards modification complies with the subdivision regulations as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 19. 7. The proposed short plat and street standards modification 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 19. 8. There are safe walking routes to the school bus stop, see FOF 20. 9. There are adequate public services and facilities to accommodate the proposed short plat and street standards modification, see FOF 20. 10. Key features which are integral to this project include an underground stormwater detention vault and wetland buffer enhancement. DocuSign Envelope ID: F2DB334A-48F2-4B97-95FB-B7C2F52E81C6 City of Renton Department of Community & Economic Development Enclave Short Plat Administrative Report & Decision LUA23-000036, SHPL-A, MOD, ECF Report of October 2, 2023 Page 23 of 25 D_Enclave_Short_Plat_FINAL (002) J. DECISION: The Enclave Short Plat and street standards modification, File No. LUA23-000036, SHPL-A, MOD, ECF, as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. All lots shall have a common undivided interest in proposed Tracts A and B and a maintenance agreement be established. A draft maintenance agreement for all common improvements shall be submitted at the time of Construction Permit Review for the review and approval of the Current Planning Project Manager and City Attorney. 2. The lot depth of the proposed lots shall be reduced to the minimum required depth of 80 feet and the wetland buffer and Tract A boundary be extended to the north an additional 13 feet. 3. The existing home and detached accessory structured shall be removed prior to the recording of the short plat. A demolition permit shall be obtained and all required inspection completed prior to the recording of the short plat. 4. A detailed landscape plan shall be submitted at the time of Construction Permit review. The detailed landscape plan shall include trees, in addition to the proposed shrubs and groundcover, within the ten- foot (10’) onsite landscape strip within the proposed lots. The detailed landscape plan shall be submitted to the Current Planning Project Manager for review and approval prior to the issuance of a Construction Permit. 5. The detailed landscape plan shall include but not be limited to a landscaping buffer along the east side of the stormwater facility. The landscape buffer shall be vegetated with native evergreen trees, unless otherwise approved by the Current Planning Project Manager. The detailed landscape plan shall be submitted to the Current Planning Project Manager for review and approval. 6. The applicant shall demonstrate compliance with the following priority order requirements for tree retention within subdivisions. Trees required to be retained within a subdivision shall be preserved in the priority order listed below, with Tier 1 being the highest priority. Applications that propose compliance with a lower priority tier must demonstrate in writing to the Administrator’s satisfaction that: (i) all reasonable efforts have been taken to preserve trees utilizing the highest priority tier possible, (ii) that compliance with a higher tier is not feasible or practical for the project site, and (iii) that the project proposal meets or exceeds the purposes and intent of the Tree Retention Regulations. Tree preservation shall be prioritized as follows: Tier 1 – Tree Protection Tract. Protection of trees or groves by placement within a dedicated tract; or Tier 2 – Tree Protection Easement or Restrictive Covenant. Protection of trees or groves by recordation of a permanent tree protection easement (for groves of trees) or a restrictive covenant (for individual trees). 7. All existing street trees along the site’s NE 10th St and Hoquiam Ave NE frontages shall be retained, unless it is determined to be infeasible by the Current Planning Project Manager and City Arborist. 8. The applicant shall provide an additional 15 tree credits onsite. The additional tree credits may be provided through the retention of existing trees within the developable area of the project site, or through the planting of new trees in compliance with the City’s tree credit requirements. 9. The additional buffer area located within the expanded Tract A, between the reduced buffer shown on the civil plan set and the reduced boundaries of Lots 1-4 and the boundaries of Tract B shall also be enhanced and retained as part of the reduced wetland buffer area. The reduced buffer would then extend to the full limits of the expanded Tract A. A final mitigation plan for the enhanced buffer shall be submitted at the time of Construction Permit Review for review and approval by the Current Planning Project Manager and a surety device shall be required to ensure performance consistent with RMC 4-1-230. The enhanced buffer area shall be monitored for a minimum of five (5) years, monitoring report shall be submitted quarterly for the first year and thereafter annually for the next four (4) years. DocuSign Envelope ID: F2DB334A-48F2-4B97-95FB-B7C2F52E81C6 City of Renton Department of Community & Economic Development Enclave Short Plat Administrative Report & Decision LUA23-000036, SHPL-A, MOD, ECF Report of October 2, 2023 Page 24 of 25 D_Enclave_Short_Plat_FINAL (002) 10. The applicant shall create a tract via the subdivision and record a permanent and irrevocable covenant running with the land or deed restriction on the property title of any critical area management tract or tracts created as a condition of a permit. Such covenant or deed restriction(s) shall prohibit development, alteration, or disturbance within the tract except for purposes of habitat enhancement as part of an enhancement project which has received prior written approval from the City, and from any other agency with jurisdiction over such activity. A covenant running with the land shall be placed on the tract restricting its separate sale. Each abutting lot owner or the homeowners’ association shall have an undivided interest in the tract. A draft covenant or deed restriction be submitted to the Current Planning Project Manager for review and approval at the time of Construction Permit Review. 11. Permanent fencing of the native growth protection area containing critical area and buffers is required. The common boundary between a native growth protection area and the abutting land must be permanently identified. This identification shall include permanent wood or metal signs on treated or metal posts. Sign locations and size specifications shall be approved by the City. Suggested wording is as follows: “Protection of this natural area is in your care. Alteration or disturbance is prohibited by law.” A fencing and signage detail around the perimeter of Tract A shall be submitted at the time of Construction Permit Review for review and approval by the Current Planning Project Manager. The fencing and signage shall be installed prior to the recording of the Short Plat. 12. Where the proposed sidewalk would abut Wetland A along Hoquiam Ave NE, that the sidewalk shall be constructed adjacent to the curb. 13. The four (4) individual driveways proposed shall be consolidated to two (2) joint-use driveways. A revised short plat layout showing the joint-use driveways shall be submitted at the time of Construction Permit Review to the Current Planning Project Manager for review and approval. 14. The civil plans shall be revised to provide a curb bulb-out at the intersection of Hoquiam Ave NE and NE 10th St. The revised civil plans shall be submitted at the time of Construction Permit review for review and approval by the Current Planning Project Manager and Development Engineering Plan Reviewer. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Matthew Herrera, Acting Planning Director Date TRANSMITTED on October 2, 2023 to the Owner/Applicant/Contact: Owner: Contact: Vijay Kakubal and Ramesh Vudathu VK Ventures, LLC 3712 77th Ave SE Mercer Island, WA 98040 Mazen Haidar, PE Pacific Land Engineering 13617 SE 18th St Bellevue, WA 98005 TRANSMITTED on October 2, 2023 to the Parties of Record: Raul Motta 933 Ilwaco Pl NE Renton, WA 98059 raulmott@hotmail.com Duwamish Tribe Preservationdept@duwamishtribe.org DocuSign Envelope ID: F2DB334A-48F2-4B97-95FB-B7C2F52E81C6 10/2/2023 | 5:09 PM PDT City of Renton Department of Community & Economic Development Enclave Short Plat Administrative Report & Decision LUA23-000036, SHPL-A, MOD, ECF Report of October 2, 2023 Page 25 of 25 D_Enclave_Short_Plat_FINAL (002) TRANSMITTED on October 2, 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 October 16, 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: F2DB334A-48F2-4B97-95FB-B7C2F52E81C6 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Enclave Short Plat Land Use File Number: LUA23-000036, SHPL-A, MOD, ECF Date of Report October 2, 2023 Staff Contact Jill Ding Senior Planner Project Contact/Applicant Mazen Haidar, PE Pacific Land Engineering 13617 SE 18th St, Bellevue, WA 98005 Project Location 980 Hoquiam Ave NE, Renton, WA 98059 The following exhibits are included with the Administrative report: Exhibits 1-6: ERC Report and Exhibits Exhibit 7: Administrative Decision Exhibit 8: SEPA Determination of Non-Significance Exhibit 9: Landscape Plan Exhibit 10: Arborist Report, prepared by Sound Tree Consulting, dated August 3, 2022 Exhibit 11: Street Standards Modification Request Exhibit 12: Transportation Concurrency Memo Exhibit 13: Geotechnical Report, dated July 17, 2020, prepared by Nelson Geotechnical Associates, Inc. Exhibit 14: Technical Information Report (TIR), prepared by Pacific Land Engineering. dated September 1, 2023 DocuSign Envelope ID: F2DB334A-48F2-4B97-95FB-B7C2F52E81C6