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HomeMy WebLinkAboutD_Canopy_FPUD_240205DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Canopy_FPUD_240205 A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: February 5, 2024 Project File Number: PR19-000387 CANOPY PUD Project Name: Canopy Final PUD Land Use File Number: LUA24-000006, FPUD Project Manager: Matthew Herrera, Planning Director Owner: Century Communities of Washington LLC, 20000 N Creek Pkwy, Ste 201, Bothell, WA 98011 Applicant/Contact: Stacia Bloom, Century Communities of Washington LLC, 20000 N Creek Pkwy, Ste 201, Bothell, WA 98011, stacia.bloom@centurycommunities.com Project Location: 4196 Lincoln Ave NE, 4130 Lincoln Ave NE, 2020 NE 40th St (APNs 3345700020, 3345700017, 3345700015, 3345700018, 3345700016) Project Summary: The applicant is requesting Final Planned Urban Development approval to subdivide five (5) existing lots into 55 single-family residential lots and 8 tracts. Access to the site would be via a new residential access street with ingress/egress at Lincoln Ave NE and NE 40th St. Site Area: 10.1 acres DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 City of Renton Department of Community & Economic Development Canopy Final PUD Administrative Report & Decision LUA24-000006, FPUD Report of February 6, 2024 Page 2 of 18 D_Canopy_FPUD_240205 B. EXHIBITS: Exhibit 1: Administrative Decision Exhibit 2: Preliminary Plat/Site Plan Exhibit 3: SEPA Determination Exhibit 4: Hearing Examiner Decision Preliminary Plat and Planned Urban Development Exhibit 5: Landscape Plan C. GENERAL INFORMATION: 1. Owner(s) of Record: Century Communities of Washington LLC, 20000 N Creek Pkwy, Ste 201, Bothell, WA 98011 2. Zoning Classification: Residential-8 (R-8) 3. Comprehensive Plan Land Use Designation: Residential Medium Density (MD) 4. Existing Site Use: Five (5) parcels under construction to support residential subdivision 5. Critical Areas: Wetlands, Streams, and Geologically Hazardous Areas 6. Neighborhood Characteristics: a. North: Single-Family Residential / R-8 Zone b. East: City of Newcastle / Vacant / R-4 Zone c. South: Single-Family Residential / R-8 Zone d. West: Multifamily Residential / Vacant / Commercial Arterial (CA) Zone 7. Site Area: 10.1 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 Duncan Annexation A-001-89 4275 07/29/1990 Canopy Preliminary PUD and Plat LUA19-000223 N/A 11/20/2020 E. PUBLIC SERVICES: 1. Existing Utilities DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 City of Renton Department of Community & Economic Development Canopy Final PUD Administrative Report & Decision LUA24-000006, FPUD Report of February 6, 2024 Page 3 of 18 D_Canopy_FPUD_240205 a. Water: Water service will be provided by the City of Renton and Coal Creek Utility District. There is an existing 12-inch diameter water main located in Lincoln Ave NE. The eastern portion of the property is within Coal Creek Utility District. b. Sewer: Sewer service is provided by the Coal Creek Utility District. c. Surface/Storm Water: The subject property did not contain stormwater facilities prior to the plat construction. Preexisting conditions include runoff from the site sheet flowing from east to west and flowing into the storm drainage system within Lincoln Avenue NE. The runoff eventually flows to Lake Washington. 2. Streets: Lincoln Ave NE abuts the subject property on the west and is classified a collector arterial. The existing right-of-way (ROW) width is 60-feet. NE 40th St abuts on the south and is classified a residential access street. The existing ROW width is 60-feet. 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 6. Chapter 8 Permits – General 7. Chapter 9 Permits – Specific a. Section 4-9-150: Planned Urban Development Regulations 8. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element H. FINDINGS OF FACT (FOF): 1. The applicant is requesting approval of a Final Planned Urban Development for the Final Plat that would subdivide five (5) existing lots into 55 single-family residential lots and 8 tracts (Exhibit 2). DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 City of Renton Department of Community & Economic Development Canopy Final PUD Administrative Report & Decision LUA24-000006, FPUD Report of February 6, 2024 Page 4 of 18 D_Canopy_FPUD_240205 2. On July 13, 2020, the City of Renton Environmental Review Committee issued a Determination of Non- Significance - Mitigated (DNS-M) for the Canopy PUD proposal (Exhibit 3). There was no administrative appeal of the threshold determination. The DNS-M included the following nine (9) mitigation measures: a. Clearing and grading of the subject property shall be limited to May 1 to September 30. b. The applicant shall comply with the recommendations of the Geotechnical Report and Retaining Wall Designs prepared by Terra Associates dated May 18, 2020 and Secondary Review Comments prepared by GeoEngineers dated December 19, 2020 and April 24, 2020 and any future addenda to such reports. c. The applicant’s geotechnical engineer shall review the project’s civil construction plans to verify compliance with the geotechnical report(s). The geotechnical engineer shall submit a sealed letter stating that he/she has reviewed the civil construction plans and in their opinion the plans and specifications meet the intent of the report(s). d. The applicant’s geotechnical engineer shall identify those construction activities where observation onsite by a licensed geotechnical engineer should occur. Those identified activities shall be clearly stated on the civil construction plans. e. The applicant’s geotechnical engineer shall seal and certify all rockeries and retaining walls regardless of height on the civil construction and building permit plans and provide long-term maintenance recommendations for future homeowners as an exhibit in the forthcoming Covenants, Conditions, and Restrictions document to be recorded with the final plat. f. The applicant shall submit a final stream and wetland mitigation plan for the off-site benefit parcel concurrently with the civil construction permit application that provides buffer enhancement activities consistent with best available science; mitigation, maintenance, and monitoring; and native growth protection area standards set forth in RMC 4-3-050. Buffer enhancement on the off- site benefit parcel shall occur concurrently with construction of the PUD/Preliminary Plat. Long- term ownership and management of the off-site benefit parcel shall be the responsibility of the Canopy Subdivision Homeowners Association unless the City determines it is able to assume ownership and provide those services. g. The applicant shall indicate areas of Alderwood sandy loam on the detailed landscaping plan submitted with the civil construction permit. The plan shall provide specifications for fracturing the hardpan where grading brings the Alderwood hardpan near the surface in locations of new tree planting to provide soil volume for root development and to improve drainage around the trees. The applicant shall submit a surety to ensure the survival of the new trees in the Alderwood sandy loam areas for a minimum of five (5) years. The surety shall include a warranty for each new tree, irrigation system, and maintenance for the five (5) year period. The surety and maintenance specifications shall be executed prior to final plat recording. h. The applicant shall construct frontage improvements along the northern half of NE 40th Street west of the project site frontage to Lincoln Ave NE meeting residential access street standards except for those areas where the sidewalk and/or planter strip could meander and vary widths to save existing trees within the ROW or abutting property. i. The applicant shall construct a pedestrian pathway within the abutting easterly unimproved ROW that would connect to the pedestrian pathway located in the unimproved section of NE 43rd St in an alignment as generally shown on the landscape plan avoiding wetland and stream impacts as practical and providing mitigation for unavoidable impacts. Trail materials are to be determined prior to submitting civil construction permit and shall have minimal impact to wetland, streams, and their associated buffers. DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 City of Renton Department of Community & Economic Development Canopy Final PUD Administrative Report & Decision LUA24-000006, FPUD Report of February 6, 2024 Page 5 of 18 D_Canopy_FPUD_240205 3. On November 2, 2020, upon reconsideration the City’s Hearing Examiner issued the final decision for the Preliminary Planned Urban Development and Preliminary Plat application with 37 conditions of approval, City File number LUA19-000223 (Exhibit 4). 4. On June 14, 2022 the applicant received a Certificate of Exemption from the Critical Areas Regulations to construct pedestrian trail improvements in and around the site’s wetlands, wetland buffers, stream, and stream buffer, City File LUA22-000144. 5. On June 14, 2022 the applicant received a Certificate of Exemption from the Critical Areas Regulations to install wetland and stream buffer restoration at the project’s offsite benefit parcel located at APN 334330- 0861, City File LUA21-000179. 6. The Planning Division of the City of Renton accepted the Final Planned Urban Development master application for review and determined the application complete on January 11, 2024. The project complies with the 120-day review period. 7. No public or agency comments were received on the application during the 14-day public comment period. 8. The project site is located at 4196 Lincoln Ave NE, 4130 Lincoln Ave NE, 2020 NE 40th St (APNs 3345700020, 3345700017, 3345700015, 3345700018, 3345700016). 9. The project site is currently undergoing construction to install infrastructure improvements, landscaping, and five (5) model homes (Exhibit 5). 10. Access to the site would be provided via a new residential access street (Aberdeen Way NE) intersecting at NE 40th Street through the site in a north/south alignment and curving west to Lincoln Ave NE. 11. The property is located within the Residential Medium Density (RMD) Comprehensive Plan land use designation. 12. The site is located within the Residential-8 (R-8) zoning classification. 13. The following modifications to eligible development regulations are incorporated in the PUD application: RMC Code Citation Required Standard Modification RMC 4-2-110A and RMC 4-7-170 Minimum Lot Size 5,000 square feet All 55 lots are substandard as identified in FOF 19 Zoning and Development Standard Compliance: Lot Dimensions RMC 4-2-110A and RMC 4-7-170 Minimum Lot Width 50-feet, 60-feet corner lots All lots are substandard as identified in FOF 19 Zoning and Development Standard Compliance: Lot Dimensions except for Lots 6, 30, and 40. RMC 4-2-110A Minimum Lot Depth 80-feet All lots are substandard as identified in FOF 19 Zoning and Development Standard Compliance: Lot Dimensions except for Lots 16 and 48. RMC 4-2-110A Minimum Front Yard 20-feet except 15- feet for alley access lots Lots 1-6: 11-feet DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 City of Renton Department of Community & Economic Development Canopy Final PUD Administrative Report & Decision LUA24-000006, FPUD Report of February 6, 2024 Page 6 of 18 D_Canopy_FPUD_240205 Lots 30-40: 15-feet w/20-foot garage setback Lots 41-47: Range of 6-feet to 10- feet from paved edge of alley. Lots 49, 51, and 52: 12-feet RMC 4-2-110A Minimum Rear Yard 20-feet Lots 1-29 and 48-55 will have a 4- foot rear yard setback. RMC 4-2-110A Maximum Building Coverage 50-percent Maximum building coverage based on entire plat. RMC 4-2-110A Maximum Impervious Surface Area 65- percent Maximum impervious surface area based on entire plat. RMC 4-2-110A Maximum Wall Plate Height 24-feet 30-feet with 6-foot increase for roofs pitched at a minimum ratio of 4:12 RMC 4-2-110A Maximum Number of Stories 2 3-stories RMC 4-2-115E.3 Façade Modulation Lots 1-5 and 27-55 substandard in second story offset. RMC 4-2-115E.3 Windows and Doors 25-percent of all street and public space facades Substandard for side elevations on Lots 1,7,16,17,29,30,40, and 55. Modification considered at building permit review, see FOF 23 Design Standards: Windows and Doors. RMC 4-2-115E.3 Eaves 12-inch projection from roof Substandard for single-gable roof model homes. RMC 4-2-115E.3 Architectrual Detailing 3.5 inch trim No trim at opening located within panel siding and/or cedar accent siding. RMC 4-4-040D Maximum Wall Heights 6-feet Up to 10-feet RMC 4-6-060F.2 Residential Access Street ROW Width 53-feet Road ‘A’ narrowed to 50-feet in limited area RMC 4-6-060F.2 Residential Access Street Planter Strip Width 8-feet between curb and sidewalk Road ‘A’ narrowed to 5-feet behind sidewalk in limited area RMC 4-6-060F.2 Residential Access Street Planter Strip Width 8-feet between curb and sidewalk and 5-foot wide sidewalk NE 40th St varied and meandered to accommodate existing tree retention. RMC 4-6-060F.2 Collector Arterial 8-foot parking lane 2- feet of clear back of sidewalk Lincoln Ave NE no parking lane or two (2) feet clear back of sidewalk. DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 City of Renton Department of Community & Economic Development Canopy Final PUD Administrative Report & Decision LUA24-000006, FPUD Report of February 6, 2024 Page 7 of 18 D_Canopy_FPUD_240205 RMC 4-9-150E.2 Private open space at least 15-feet in every dimension Lots 1-5, 30-39, and 42-47 substandard in dimension, but compliant in overall square footage. 14. 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. 15. The proposal requires Final Planned Urban Development Review. The plan shall be reviewed for substantial conformance with the approved preliminary plan and consistency with the purposes and review criteria of RMC 4-9-150G. The following table contains project elements intended to comply with the 37 conditions of approval of the Preliminary Planned Urban Development approval that also include mitigation measures issued as a part of the City’s State Environmental Policy Act (SEPA) Threshold Determination: FINAL PLANNED URBAN DEVELOPMENT CONDITIONS COMPLIANCE ANALYSIS Partially Compliant / Deferred to Final Plat 1. The applicant shall comply with the following nine (9) mitigation measures issued as part of the Determination of Non-Significance Mitigated, dated July 13, 2020: a. Clearing and grading of the subject property shall be limited to May 1 to September 30. Staff Comment: Applicant complied with this condition during construction of the plat. b. The applicant shall comply with the recommendations of the Geotechnical Report and Retaining Wall Designs prepared by Terra Associates dated May 18, 2020 and Secondary Review Comments prepared by GeoEngineers dated December 19, 2020 and April 24, 2020 and any future addenda to such reports. Staff Comment: Condition has been met. The applicant complied with this condition prior to civil construction permit issuance. c. The applicant’s geotechnical engineer shall review the project’s civil construction plans to verify compliance with the geotechnical report(s). The geotechnical engineer shall submit a sealed letter stating that he/she has reviewed the civil construction plans and in their opinion the plans and specifications meet the intent of the report(s). Staff Comment: Condition has been met. The applicant complied with this condition prior to civil construction permit issuance. d. The applicant’s geotechnical engineer shall identify those construction activities where observation onsite by a licensed geotechnical engineer should occur. Those identified activities shall be clearly stated on the civil construction plans. Staff Comment: Condition has been met. The applicant complied with this condition prior to civil construction permit issuance. DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 City of Renton Department of Community & Economic Development Canopy Final PUD Administrative Report & Decision LUA24-000006, FPUD Report of February 6, 2024 Page 8 of 18 D_Canopy_FPUD_240205 e. The applicant’s geotechnical engineer shall seal and certify all rockeries and retaining walls regardless of height on the civil construction and building permit plans and provide long-term maintenance recommendations for future homeowners as an exhibit in the forthcoming Covenants, Conditions, and Restrictions document to be recorded with the final plat. Staff Comment: Condition has been met. The applicant complied with this condition prior to civil construction permit issuance. An exhibit related to the long-term maintenance was added to the CC&Rs f. The applicant shall submit a final stream and wetland mitigation plan for the off-site benefit parcel concurrently with the civil construction permit application that provides buffer enhancement activities consistent with best available science; mitigation, maintenance, and monitoring; and native growth protection area standards set forth in RMC 4-3-050. Buffer enhancement on the off-site benefit parcel shall occur concurrently with construction of the PUD/Preliminary Plat. Long-term ownership and management of the off-site benefit parcel shall be the responsibility of the Canopy Subdivision Homeowners Association unless the City determines it is able to assume ownership and provide those services. Staff Comment: The applicant submitted mitigation plans with the civil construction plans and subsequently received a critical areas exemption certificate to install the mitigation. Ownership of the parcel is indicated as Tract N in the Canopy Subdivision with plat notes and CC&Rs identifying ownership and responsibility. The off-site buffer enhancement shall be completed prior to recording of final plat unless otherwise determined by the Current Planning Project Manager. g. The applicant shall indicate areas of Alderwood sandy loam on the detailed landscaping plan submitted with the civil construction permit. The plan shall provide specifications for fracturing the hardpan where grading brings the Alderwood hardpan near the surface in locations of new tree planting to provide soil volume for root development and to improve drainage around the trees. The applicant shall submit a surety to ensure the survival of the new trees in the Alderwood sandy loam areas for a minimum of five (5) years. The surety shall include a warranty for each new tree, irrigation system, and maintenance for the five (5) year period. The surety and maintenance specifications shall be executed prior to final plat recording. Staff Comment: The applicant submitted landscape plans that identified areas with Alderwood sandy loam and specifications for new tree planting in those areas. The surety and maintenance specifications are required to be executed prior to final plat recording. h. The applicant shall construct frontage improvements along the northern half of NE 40th Street west of the project site frontage to Lincoln Ave NE meeting residential access street standards except for those areas where the sidewalk and/or planter strip could meander and vary widths to save existing trees within the ROW or abutting property. DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 City of Renton Department of Community & Economic Development Canopy Final PUD Administrative Report & Decision LUA24-000006, FPUD Report of February 6, 2024 Page 9 of 18 D_Canopy_FPUD_240205 Staff Comment: The applicant constructed frontage improvements along NE 40th street. i. The applicant shall construct a pedestrian pathway within the abutting easterly unimproved ROW that would connect to the pedestrian pathway located in the unimproved section of NE 43rd St in an alignment as generally shown on the landscape plan avoiding wetland and stream impacts as practical and providing mitigation for unavoidable impacts. Trail materials are to be determined prior to submitting civil construction permit and shall have minimal impact to wetland, streams, and their associated buffers. Staff Comment: The applicant has constructed a low-impact trail consisting of wood chips, boardwalk, and bridge. The trail connects the Canopy subdivision to the unimproved ROW along the eastern edge of the subject property offsite to the unimproved section of NE 43rd St. ✓ 2. The applicant shall submit revised site plans, elevation plans, and floor plans with the civil construction permit application that indicate the revised depths of Lots 30-40 with front yard setbacks of 15-feet and garage setbacks of 20-feet or greater. The massing of the homes shall be reduced by replacing the garage side exterior wall with a column and the front porches shall be non-repetitive and provide additional distinctive features such as material variation and roof forms. Other mass reduction features not listed herein would be considered by the Current Planning Project Manager. The revised setbacks and massing reductions shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Staff Comment: Condition has been met. The applicant complied with this condition prior to civil construction permit issuance. ✓ 3. The applicant shall submit a revised site plan with home floor plans and exterior elevations with the civil construction permit application that incorporates 12-foot front yard setbacks for alley loaded Lots 49, 51, and 52 and 15-foot front yard setbacks for alley loaded Lots 48, 50, 53, 54, and 55. A reduction in rear yard setbacks and/or other modification to assist in meeting this condition may also be considered by the Current Planning Project Manager. The revised plans shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Staff Comment: Condition has been met. The applicant complied with this condition prior to civil construction permit issuance. Compliance with this condition will also be reviewed with forthcoming building permits. ✓ 4. The applicant shall remove existing homes and outbuildings on the subject property at 2020 NE 40th St and 4130 Lincoln Ave NE prior to submitting final plat and final planned urban development applications. The applicant shall also remedy any encroachments on the Canopy PUD subject property including but not limited to potential encroachments along the boundary with 4006 Lincoln Ave NE prior to submitting final plat and final planned urban development applications. DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 City of Renton Department of Community & Economic Development Canopy Final PUD Administrative Report & Decision LUA24-000006, FPUD Report of February 6, 2024 Page 10 of 18 D_Canopy_FPUD_240205 Staff Comment: The applicant has removed the existing homes and outbuildings on the subject property. A Lot Line Adjustment (LUA22-00097) to remedy encroachments along the boundary of 4006 Lincoln Ave NE was recorded May 25, 2022. Deferred to Final Plat 5. The applicant shall submit an overall plat building coverage and impervious coverage analysis with graphic representation with the civil construction permit identifying the entire subject property complies with the maximum building coverage of 50-percent and impervious coverage limitation of 65-percent. The analysis and graphic shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance and recorded as an exhibit with the final plat. Staff Comment: The applicant has submitted the overall plat building coverage and impervious coverage analysis with the civil construction permit. Building coverage and impervious coverage limitations were met. The applicant shall submit the exhibit as part of their final plat recording documents. ✓ 6. The applicant shall submit building height and story calculations for each of the homes within the plat with the civil construction permit to ensure the requested 30-foot wall plate, 6-foot roof pitch, and 3-story heights comply with the proposed modification. The building height and story calculations shall be reviewed and approved by the Current Planning Project Manager prior permit issuance. Staff Comment: Condition has been met. The applicant complied with this condition prior to civil construction permit issuance. Compliance with this condition will also be reviewed with forthcoming building permits. ✓ 7. The applicant shall submit a detailed landscaping plan with the civil construction permit application that provides medium-size maturing trees in planter strips abutting the new lots and large-sized maturing trees in planter strips that abut tracts and/or street frontage only. At least one (1) street tree shall be planted per lot (55 trees) along Road A based on spacing requirements and if spacing requirements do not permit 55-trees to be planted along Road A, then the applicant shall provide a fee in-lieu for each remaining tree in the City Urban Forestry Program fund. Additionally, the landscape plan shall provide root barrier systems within the planter strip to impede tree roots from buckling the abutting sidewalks. The detailed landscaping plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Staff Comment: Condition has been met. The applicant complied with this condition prior to civil construction permit issuance. ✓ 8. The applicant’s submitted detailed landscaping plan with the civil construction permit shall provide a minimum of one (1) small sized maturing tree from the City’s Approved Street Tree List, shrubs, and groundcover along the western portions of Lots 1-6 abutting the walkway in Tract H. The detailed landscaping plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Staff Comment: Condition has been met. The applicant complied with this condition prior to civil construction permit issuance. DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 City of Renton Department of Community & Economic Development Canopy Final PUD Administrative Report & Decision LUA24-000006, FPUD Report of February 6, 2024 Page 11 of 18 D_Canopy_FPUD_240205 ✓ 9. The applicant shall submit specifications with the detailed landscaping plan submitted with the civil construction permit that provides a veneer surface attached to the exposed portion of Vault 1 in Tract H that consists of brick detailing such as a garden wall bond with diagonal patterns or a comparable surface approved by the Current Planning Project Manager with shrub and groundcover landscaping at the base of the exposed wall. The specifications shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Staff Comment: Condition has been met. The applicant complied with this condition prior to civil construction permit issuance. ✓ 10. The applicant shall revise the planting schedule on the detailed landscaping plan to be submitted with the civil construction permit to provide greater planting of native evergreen trees in open space and native growth protection area tracts. Large size maturing trees such as Douglas Fir, Western Red Cedar, Western Hemlock, and other comparable species as approved by the Current Planning Project Manager shall be provided. The detailed landscaping plan shall be reviewed and approved prior to permit issuance. Staff Comment: Condition has been met. The applicant complied with this condition prior to civil construction permit issuance. ✓ 11. The applicant’s certified arborist shall review the detailed landscape plan to be submitted with the civil construction permit and provide written recommendations on tree spacing for the new trees within the plat. As a result of the arborist’s review, if there remains outstanding tree replacement caliper inches due to spacing limitations, the remaining tree replacement caliper inches shall be satisfied via fee-in-lieu in the City Urban Forestry Program fund. The detailed landscape plan and certified arborist tree spacing recommendations shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Staff Comment: Condition has been met. The applicant complied with this condition prior to civil construction permit issuance. ✓ 12. The applicant shall submit a minimum tree density exhibit as a component to the detailed landscaping plan that is to be submitted with the civil construction permit. The minimum tree density exhibit shall provide a detail of every lot in the plat and how it meets the minimum two (2) trees per 5,000 square foot requirement. The minimum tree density exhibit shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Staff Comment: Condition has been met. The applicant complied with this condition prior to civil construction permit issuance. Compliance with this condition will also be reviewed with forthcoming building permits. ✓ 13. The applicant shall submit detailed specifications of all Redi-Rock retaining wall veneers regardless of height with the civil construction permit application. The veneers shall have a scale similar to brick or other small-scale material as approved DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 City of Renton Department of Community & Economic Development Canopy Final PUD Administrative Report & Decision LUA24-000006, FPUD Report of February 6, 2024 Page 12 of 18 D_Canopy_FPUD_240205 by the Current Planning Project Manager. The detailed specifications shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Staff Comment: Condition has been met. The applicant complied with this condition prior to civil construction permit issuance. N/A 14. The applicant shall submit a surety to ensure the survival of the plantings on the vegetated mechanically stabilized walls for a minimum of five (5) years. The surety shall include a warranty for the plantings and maintenance of the wall for the five (5) year period. The surety and maintenance specifications shall be executed prior to plat recording. Staff Comment: Condition no longer applies as the applicant did not utilize vegetated mechanically stabilized walls in the construction permit application. ✓ 15. The applicant shall submit a Critical Areas Exemption request for the restoration and mitigation activities on the off-site benefit parcel. The Critical Areas Exemption shall be reviewed and issued prior to or concurrent with civil construction permit issuance. Staff Comment: Condition has been met. The applicant complied with this condition prior to civil construction permit issuance. ✓ 16. Prior to final plat application, if it is determined that the Canopy Homeowners Association will own and maintain the offsite benefit parcel, the applicant shall submit the final plat document with the offsite benefit parcel as a tract within the plat, noting its native growth protection areas and equal ownership from all property owners within the subdivision. The applicant shall include the ownership and maintenance responsibilities in the Covenants, Conditions, and Restrictions (CC&Rs) to be recorded with the final plat. The tract addition and CC&Rs, if needed, shall be reviewed and approved by the Current Planning Project Manager prior final plat recording. Staff Comment: Condition has been met. Offsite benefit parcel is included in the plat as Tract N with ownership and maintenance responsibilities included in CC&Rs (Exhibit 6) ✓ 17. The applicant shall submit a revised arborist report with the civil construction permit that analyzes the health and viability of existing trees in and around the NE 40th St frontage and provides recommendations for the well-being of the trees while the frontage is under construction including monitoring, tree and root protection, irrigation, pruning, etc. during and post construction to ensure the safety and vitality of the trees. The revised arborist report shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Staff Comment: Condition has been met. The applicant complied with this condition prior to civil construction permit issuance. DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 City of Renton Department of Community & Economic Development Canopy Final PUD Administrative Report & Decision LUA24-000006, FPUD Report of February 6, 2024 Page 13 of 18 D_Canopy_FPUD_240205 ✓ 18. The applicant shall install approved fire sprinkler systems for Lots 41-47 as shown on the preliminary plat (Exhibit 4) and a plat note shall be included on the final plat document that indicates homes on Lots 41-47 require approved fire sprinklers. The plat note shall be reviewed and approved by the Current Planning Project Manager prior to plat recording. Staff Comment: Condition has been met. The applicant complied with this condition prior to civil construction permit issuance. Compliance with this condition will also be reviewed with forthcoming building permits. ✓ 19. The applicant shall submit an emergency and vault access road detail exhibit with the civil construction permit application. The exhibit shall provide details of the road width and hammerhead turnaround meeting the specifications of the Renton Regional Fire Authority with paved materials that are complementary to pedestrian and open space environments while meeting the needs of fire apparatus such as scored and/or stamped concrete, pavers, or other comparable materials as approved by the Current Planning Project Manager. The access road shall be pulled out of Tract H and placed in a separate tract and easement that would limit use to emergency, vault access, and open space and the tract/easement shall be named for the purpose of addressing Lots 1-6. The exhibit shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Tract and easement language for the road shall be reviewed and approved by the Current Planning Project Manager prior to plat recording. Staff Comment: Condition has been met. The applicant complied with this condition by stating its purpose and limitations as a plat note. ✓ 20. The applicant shall submit a traffic control/pedestrian enhancement exhibit for Road A with the civil construction permit application. The exhibit shall provide details of the traffic control measures and pedestrian connections that connect Tract A to Tract H and Tract B to Tract F. The enhancement shall include features such as raised concrete providing a level crossing similar to a “festival street” cross section with the planter strip replaced with street trees in grates and/or other pedestrian and traffic control features as approved by the Current Planning Project Manager. The Road A traffic control/pedestrian enhancement exhibit shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Staff Comment: Condition has been met. The applicant complied with this condition prior to civil construction permit issuance. ✓ 21. The applicant shall submit a final open space plan with the civil construction permit application that provides detailed landscaping plans, detail sheets of playground, exercise equipment, seating, fencing, tables, view stations, and other street furniture, trail and gathering space surface materials, and final square footage calculations of each open space area. The final open space plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 City of Renton Department of Community & Economic Development Canopy Final PUD Administrative Report & Decision LUA24-000006, FPUD Report of February 6, 2024 Page 14 of 18 D_Canopy_FPUD_240205 Staff Comment: Condition has been met. The applicant complied with this condition prior to civil construction permit issuance. ✓ 22. The applicant shall submit cross sections with the final open space plan for each open space area that includes slope percentage calculations with the civil construction permit application. Terracing with limited height retaining walls may be required to obtain level grades if it is determined by the Current Planning Project Manager as an optimal alternative to steeper grades in the open space areas. The cross sections, slope calculations, and if needed, terraced retaining walls shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Staff Comment: Condition has been met. The applicant complied with this condition prior to civil construction permit issuance. ✓ 23. The applicant shall submit a revised private open space plan with the civil construction permit application that provides defined edges for each of the lots ground floor private open spaces. Demarcations can include landscaping, low level fencing, hardscapes, and/or other features approved by the Current Planning Project Manager. The revised private open space plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Staff Comment: Condition has been met. The applicant complied with this condition prior to civil construction permit issuance. Compliance with this condition will also be reviewed with forthcoming building permits. Deferred to Building Permits 24. The applicant shall submit revised home elevations for Plans 2550, 2553, and 2054 with the building permit applications that provides a horizontal band on side elevations between stories or provides a material variation in addition to lap siding. The revised elevations shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Staff Comment: Compliance with this condition will be reviewed with forthcoming building permits. Deferred to Building Permits 25. The applicant shall submit a revised architectural streetscape plan and revised building elevations with the applicable building permit applications that revises color pallets related to the substantial use of modern grey on Lots 3, 4, 11, 12, 13, 15, 16, 49, and 50 to ensure the abutting homes contain a differing color. The revised streetscape plan and building elevations shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Staff Comment: Compliance with this condition will be reviewed with forthcoming building permits. ✓ 26. The applicant shall submit a standalone Final Mitigation, Maintenance, and Monitoring Plan for the Stream Buffer Averaging of Stream ‘S’ with the civil construction permit application. The plan shall include all applicable items set forth in RMC 4-3-050L and 4-8-120D.19 with a monitoring period of five (5) years. The plan shall also provide recommendations for placing large woody debris in and DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 City of Renton Department of Community & Economic Development Canopy Final PUD Administrative Report & Decision LUA24-000006, FPUD Report of February 6, 2024 Page 15 of 18 D_Canopy_FPUD_240205 around the Ordinary High Water Mark of Stream ‘S’ from any tree measuring four (4) inches in diameter that is removed within 200-feet of the stream. The plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Staff Comment: Condition has been met. The applicant complied with this condition prior to civil construction permit issuance. ✓ 27. The applicant shall submit a standalone final Wetland Mitigation, Maintenance, and Monitoring Plan for Wetlands B and D with the civil construction permit application. The plan shall include all applicable items set forth in RMC 4-3-050L and 4-8-120D.23 with a monitoring period of five (5) years or timeline as set forth by any required State and/or Federal permit(s). Permanent wetland impacts shall not occur to Wetland A until such time any required State and/or Federal permits and/or approvals are issued. The final plan and evidence of required State and/or Federal permits and/or approvals shall be reviewed and approved by the Current Planning Project Manager prior to issuance. Staff Comment: Condition has been met. The applicant complied with this condition prior to civil construction permit issuance. ✓ 28. The applicant shall submit a consolidated Critical Areas Exemption request for proposed onsite and offsite pedestrian trails that would encroach into wetlands, wetland buffers, and geologically hazardous areas. The Critical Areas Exemption shall be reviewed and issued prior to or concurrent with civil construction permit issuance. Staff Comment: Condition has been met. The applicant complied with this condition prior to civil construction permit issuance. ✓ 29. The applicant shall submit a revised geotechnical report, wall design, and grading plans with the civil construction permit related to the increased depth of Lots 30- 40. The revised report and plans shall be reviewed by the City’s secondary geotechnical reviewer with all costs associated from the secondary review paid for in advance by the applicant. The revised report and plans shall also be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Staff Comment: Condition has been met. The applicant complied with this condition prior to civil construction permit issuance. ✓ 30. The applicant shall submit a draft Conditions, Covenants, and Restrictions (CC&Rs) documents with the final planned urban development and final plat applications. The CC&Rs shall provide ownership and maintenance responsibilities for alleys, open space tracts, native growth protection area tracts, stormwater facilities, and other common facilities of the subdivision. The CC&R shall be reviewed and approved by the Current Planning Project Manager prior to recording the document with the final plat. DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 City of Renton Department of Community & Economic Development Canopy Final PUD Administrative Report & Decision LUA24-000006, FPUD Report of February 6, 2024 Page 16 of 18 D_Canopy_FPUD_240205 Staff Comment: Condition has been met. Applicant has included ownership and maintenance responsibilities for common facilities on the CC&R document and within the plat’s notes. ✓ 31. Any proposed changes to key features of the project noted in Conclusions #13 of the staff report to the Hearing Examiner shall be reviewed and considered as major modifications to the planned urban development. Staff Comment: Condition has been met. No changes to key features have been proposed. Deferred to Final Plat 32. Sanitary sewers shall be provided by the developer at no cost to the City and designed in accordance with City standards. Side sewer lines shall be installed eight feet into each lot if sanitary sewer mains are available or provided with the subdivision development. Deferred to Final Plat 33. All utilities designed to serve the subdivision shall be placed underground. Any utilities installed in the parking strip shall be placed in such a manner and depth to permit the planting of trees. Those utilities to be located beneath paved surfaces shall be installed, including all service connections, as approved by the Department. Such installation shall be completed and approved prior to the application of any surface material. Easements may be required for the maintenance and operation of utilities as specified by the Department. Deferred to Final Plat 34. Any cable TV conduits shall be undergrounded at the same time as other basic utilities are installed to serve each lot. Conduit for service connections shall be laid to each lot line by subdivider as to obviate the necessity for disturbing the street area, including sidewalks, or alley improvements when such service connections are extended to serve any building. The cost of trenching, conduit, pedestals and/or vaults and laterals as well as easements therefore required to bring service to the development shall be borne by the developer and/or land owner. The subdivider shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to final ground elevation and capped. Deferred to Final Plat 35. All common area and open space shall be landscaped in accordance with the landscaping plan submitted by the applicant and approved by the City. Prior to the issuance of any occupancy permit, the developer shall furnish a security device to the City in the amount equal to the provisions of RMC 4-9-060. Landscaping shall be planted within one year of the date of final approval of the planned urban development, and maintained for a period of two (2) years thereafter prior to the release of the surety device. A security device for providing maintenance of landscaping may be waived if a landscaping maintenance contract with a reputable landscaping firm licensed to do business in the City of Renton is executed and kept active for a two (2) year period. A copy of such contract shall be kept on file with the Development Services Division. Landscaping shall be maintained pursuant to requirements of RMC 4-4-070. Deferred to Certificate of Occupancy 36. Prior to the issuance of any occupancy permits, all common facilities, including but not limited to utilities, storm drainage, streets, recreation facilities, etc., shall be completed by the developer or, if deferred by the Administrator, assured through a security device to the City equal to the provisions of RMC 4-9-060. Noted by Applicant 37. All common facilities not dedicated to the City shall be permanently maintained by the planned urban development owner, if there is only one owner, or by the property owners’ association, or the agent(s) thereof. In the event that such DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 City of Renton Department of Community & Economic Development Canopy Final PUD Administrative Report & Decision LUA24-000006, FPUD Report of February 6, 2024 Page 17 of 18 D_Canopy_FPUD_240205 facilities are not maintained in a responsible manner, as determined by the City, the City shall have the right to provide for the maintenance thereof and bill the owner or property owners’ association accordingly. Such bill, if unpaid, shall become a lien against each individual property. I. CONCLUSIONS: 1. The proposal complies with the Final PUD review criteria if all conditions of approval are met. 2. The proposal is compliant and consistent with the plans, policies, regulations and approvals. 3. The proposal is compliant with all conditions of the Preliminary PUD and SEPA Environmental Review if all conditions of approval are met. J. DECISION: The Canopy Subdivision Final Planned Urban Development, File No. LUA24-000006, FPUD is approved and is subject to the following condition: 1. All outstanding conditions of approval from the Preliminary Planned Urban Development decision shall be met prior to their associated benchmark as identified in FOF 15. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Matthew Herrera, Planning Director Date TRANSMITTED on February 6, 2024 to the Owner/Applicant/Contact: Owner: Applicant: Contact: Century Communities of Washington LLC, 20000 N Creek Pkwy, Ste 201, Bothell, WA 98011 stacia.bloom@centurycommunities.com Stacia Bloom, Century Communities of Washington LLC, 20000 N Creek Pkwy, Ste 201, Bothell, WA 98011, stacia.bloom@centurycommunities.com Same as applicant TRANSMITTED on February 6, 2024 to the Parties of Record: None TRANSMITTED on February 6, 2024 to the following: Brianne Bannwarth, CED Administrator Justin Janders, Interim Development Engineering Director Gina Estep, Economic Development Director Nathan Janders, Development Engineering Manager Anjela Barton, Fire Marshal DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 2/6/2024 | 10:03 AM PST City of Renton Department of Community & Economic Development Canopy Final PUD Administrative Report & Decision LUA24-000006, FPUD Report of February 6, 2024 Page 18 of 18 D_Canopy_FPUD_240205 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 February 20, 2024. 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. 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: 0028C16D-8801-4F41-A71B-78B5181E27C9 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Canopy Final PUD Land Use File Number: LUA24-000006, FPUD Date of Report February 6, 2024 Staff Contact Matthew Herrera Planning Director Project Contact/Applicant Stacia Bloom, Century Communities of Washington LLC, 20000 N Creek Pkwy, Ste 201, Bothell, WA 98011, stacia.bloom@centurycommu nities.com Project Location 4196 Lincoln Ave NE The following exhibits are included with the Administrative report: Exhibit 1: Administrative Decision Exhibit 2: Preliminary Plat/Site Plan Exhibit 3: SEPA Determination Exhibit 4: Hearing Examiner Decision Preliminary Plat and Planned Urban Development Exhibit 5: Landscape Plan DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9