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HomeMy WebLinkAboutD_Admin_Decision_Tsai_Short_Plat_241105_FinalDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Admin_Decision_Tsai_Short_Plat_241105_Final A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: November 5, 2024 Project File Number: PR24-000044 Project Name: Tsai Short Plat Land Use File Number: LUA24-000171, SHPL-A, MOD Project Manager: Mariah Kerrihard, Assistant Planner Owner: Donald Tsai and Andrew Tsai, 14670 NE 8th St Ste 168, Bellevue, WA 98007 Applicant/Contact: Jason Beagle, Merrick Lentz Architect, 12815 NE 126th Pl, Kirkland, WA 98034 Project Location: 2223 NE 23rd St, Renton, WA 98056 (APN 0345700180) Project Summary: The applicant is requesting preliminary short plat and street modification approval to subdivide a property into two (2) residential lots. The project site is located at 2223 NE 23rd St (APN 0345700180) and totals approximately 10,556 square feet (0.24 acre) in area. The parcel is zoned Residential-8 (R-8). Lot A is proposed to be 5,151 square feet and Lot B would be 5,406 square feet. Proposed access to Lot A is via NE 23rd St and proposed access to Lot B is via NE 22nd St. The existing detached dwelling is proposed to be retained on Lot A. Per City of Renton (COR) maps, sensitive slopes and a Wellhead Protection Zone 2 are located on the property. Site Area: 10,556 sq. ft. (0.24 acres) Docusign Envelope ID: E59390F3-F590-4F4B-85CA-AE9BC959928E City of Renton Department of Community & Economic Development Tsai Short Plat Administrative Report & Decision LUA24-000171, SHPL-A, MOD Report of November 5, 2024 Page 2 of 24 D_Admin_Decision_Tsai_Short_Plat_241105_Final B. EXHIBITS: Exhibit 1: Administrative Decision Exhibit 2: Neighborhood Detail Map Exhibit 3: Preliminary Short Plat Map Exhibit 4: Site Plan Exhibit 5: Landscape Plan Exhibit 6: Arborist Report, prepared by Lonnson Arbor Care, dated January 10, 2024 Exhibit 7: Conceptual Civil Plan Set Exhibit 8: Construction Mitigation Description Exhibit 9: Drainage Assessment, prepared by Mark Rigos, dated February 5, 2023 Exhibit 10: Storm Drainage and Grading Plan Exhibit 11: Water Availability Certificate Exhibit 12: Sewer Availability Certificate Exhibit 13: Geologic Risk Statement Exhibit 14: Geotechnical Letter prepared by Earth Solutions NW, LLC, dated August 11, 2023 Exhibit 15: Transportation Concurrency Memo, dated June 11, 2024 Exhibit 16: Renton School District Letter, dated October 2, 2024 Exhibit 17: Public Comment Email from Ellen Yeckel, dated June 11, 2024 Exhibit 18: Staff Response to Ellen Yeckel, dated September 16, 2024 Exhibit 19: Public Comment Email from Elisabeth A. Wilke, dated June 8, 2024 Exhibit 20: Staff Response to Ms. Elisabeth A. Wilke, dated September 16, 2024 Exhibit 21: Public Comment Email from James Boyd, dated June 12, 2024 Exhibit 22: Staff Response to Mr. James Boyd, dated September 16, 2024 Exhibit 23: Public Comment Email from William Vermie, dated June 13, 2024 Exhibit 24: Staff Response to Mr. William Vermie, dated September 16, 2024 Exhibit 25: Waiver Request Exhibit 26: Modification of Residential Design Regulations Exhibit 27: Renton Fire Authority Comments Exhibit 28: On Hold Letter Exhibit 29: Off Hold Letter Exhibit 30: Advisory Notes Docusign Envelope ID: E59390F3-F590-4F4B-85CA-AE9BC959928E City of Renton Department of Community & Economic Development Tsai Short Plat Administrative Report & Decision LUA24-000171, SHPL-A, MOD Report of November 5, 2024 Page 3 of 24 D_Admin_Decision_Tsai_Short_Plat_241105_Final C. GENERAL INFORMATION: 1. Owner(s) of Record: Donald Tsai and Andrew Tsai 14670 NE 8th St Ste 168, Bellevue, WA 98007 2. Zoning Classification: Residential-8 (R-8) 3. Comprehensive Plan Land Use Designation: Residential Medium Density (MD) 4. Existing Site Use: Existing single-family residence 5. Critical Areas: Sensitive Slopes and Wellhead Protection Area Zone 2 6. Neighborhood Characteristics: a. North: Single Family Residences, Residential Medium Density (MD) Comprehensive Land Use designation and Residential-8 (R-8) zone b. East: Single Family Residences, Residential Medium Density (MD) Comprehensive Land Use designation and Residential-8 (R-8) zone c. South: Single Family Residences, Residential Medium Density (MD) Comprehensive Land Use designation and Residential-8 (R-8) zone d. West: Single Family Residences, Residential Medium Density (MD) Comprehensive Land Use designation and Residential-8 (R-8) zone 7. Site Area: 10,556 sq. ft. (0.24 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 (Gebenini) N/A 1822 03/31/1960 Dayton Ave NE Storm System LUA08-051 N/A 05/14/2008 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service will be provided by the City of Renton. There is an existing 6-inch (6”) water main located in NE 23rd St and in Camas Ave NE that can deliver a maximum flow capacity of 1,400 GPM. b. Sewer: Wastewater service will be provided by the City of Renton. There is an 8-inch (8”) gravity wastewater main located on the parcel (record drawing S-168703). c. Surface/Storm Water: There is a City of Renton 12-inch (12”) stormwater main on the east side of the property (Record drawing D-329605). There is a 15-foot (15’) utility and drainage easement for the storm line referenced in King County Record document 800811534 and 20080516001742. Docusign Envelope ID: E59390F3-F590-4F4B-85CA-AE9BC959928E City of Renton Department of Community & Economic Development Tsai Short Plat Administrative Report & Decision LUA24-000171, SHPL-A, MOD Report of November 5, 2024 Page 4 of 24 D_Admin_Decision_Tsai_Short_Plat_241105_Final 2. Streets: The proposed project fronts NE 23rd St to the northwest, NE 22nd St to the east, and private property along all other borders. 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 H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on May 24, 2024 and determined the application complete on May 30, 2024. The project was placed on hold on July 1, 2024 for additional information necessary to proceed further (Exhibit 28) and the project was taken off hold on July 22, 2024 once the additional materials requested were received (Exhibit 29). The project complies with the 120-day review period. 2. The project site is located at 2223 NE 23rd St, Renton, WA 98056 (APN 0345700180) (Exhibit 2). 3. The project site is currently developed with an existing single-family residence built in 1981. 4. Access to the new lot (Lot B) would be provided via an individual residential driveway off NE 22nd St. Access to the existing single-family residence (Lot A) would remain via NE 23rd St. 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. Docusign Envelope ID: E59390F3-F590-4F4B-85CA-AE9BC959928E City of Renton Department of Community & Economic Development Tsai Short Plat Administrative Report & Decision LUA24-000171, SHPL-A, MOD Report of November 5, 2024 Page 5 of 24 D_Admin_Decision_Tsai_Short_Plat_241105_Final 7. There are approximately thirteen (13) trees located on-site, of which the applicant is proposing to retain a total of four (4) trees (Exhibit 6). 8. The site is mapped with sensitive slopes and Well 5A Wellhead Protection Area Zone 2. 9. Staff received four (4) public comments (Exhibits 17, 19, 21, and 23). Staff responded to each public comment via email on September 16, 2024 (Exhibits 18, 20, 22, and 24). To further address public comments, the following report contains analysis related to site access, tree retention, stormwater management and landscaping. 10. 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 (Exhibit 30). 11. 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-H: Plan for high-quality residential growth that supports transit by providing urban densities, promotes efficient land utilization, promotes good health and physical activity, builds social connections, and creates stable neighborhoods by incorporating both built amenities and natural features. ✓ Goal L-I: Utilize multiple strategies to accommodate residential growth, including: • Infill development on vacant and underutilized land in established neighborhoods and multi-family areas. ✓ 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-29: Protect the integrity of natural drainage systems, existing land forms, and maintain wildlife habitat values by preserving and enhancing existing vegetation and tree canopy coverage to the maximum extent possible and by restoring hydrological flows and improving the condition of shorelines. ✓ Policy L-32: Emphasize the use of open ponding and detention, vegetated swales, rain gardens, clean roof run-off, right-of-way landscape strips, open space, and stormwater management techniques that mimic natural systems, maximize water quality and infiltration where appropriate, and which will not endanger groundwater quality. ✓ Policy L-34: Ensure buildings, roads, and other features are located on less sensitive portions of a site when sensitive areas are present. ✓ Policy L-36: Land uses in areas subject to flooding, seismic, geologic, and coal mine hazards should be designed to prevent property damage and environmental degradation before, during, and after construction. Docusign Envelope ID: E59390F3-F590-4F4B-85CA-AE9BC959928E City of Renton Department of Community & Economic Development Tsai Short Plat Administrative Report & Decision LUA24-000171, SHPL-A, MOD Report of November 5, 2024 Page 6 of 24 D_Admin_Decision_Tsai_Short_Plat_241105_Final ✓ 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-50: Respond to specific site conditions such as topography, natural features, and solar access to encourage energy savings and recognize the unique features of the site through the design of subdivisions and new buildings. ✓ Policy L-54: Protect public scenic views and public view corridors, including Renton’s physical, visual and perceptual linkages to Lake Washington and the Cedar River. ✓ 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. 12. 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 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 10,556 square feet (0.24 acres). There will be no dedication required on NE 23rd St and NE 22nd St pending field survey. The proposal for two (2) lots on the 0.24 net acre site would result in a net density of 8.25 dwelling units per net acre (2 lots / 0.24 acres = 8.25 du/ac), which is within the density range permitted in the R-8 zone. ✓ 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 A and B. Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.) Lot A 5,146 59.11 87.6 Docusign Envelope ID: E59390F3-F590-4F4B-85CA-AE9BC959928E City of Renton Department of Community & Economic Development Tsai Short Plat Administrative Report & Decision LUA24-000171, SHPL-A, MOD Report of November 5, 2024 Page 7 of 24 D_Admin_Decision_Tsai_Short_Plat_241105_Final Lot B 5,410 79.5 94.8 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. Compliance not yet demonstrated 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 25 feet. Staff Comment: As shown on the Preliminary Short Plat Plan Set and Site Plan (Exhibits 3 and 4), the proposed lots would allow adequate area necessary to comply with the required setback areas. The proposed front yard setback for Lot B, as shown on the Site Plan, is approximately 25 feet (25’). The proposed rear yard setback is approximately 20 feet and eight inches (20’ 8”) and the proposed side yard setbacks (southwest, northwest, and east) are approximately five feet (5’), approximately 15 feet and six inches (15’ 6”), and approximately 15 feet and 3/8 inches (15’ 3/8”), respectively. Lot B would have the front yard oriented towards the south. Per the residential design requirements, entrances to homes shall be a focal point and allow space for social interaction. Front doors shall face the street and be on the facade closest to the street. Lot A would have the front yard area oriented to the northwest or towards NE 23rd St. The proposed front yard setback for Lot A shown on the site plan is approximately 21 feet and eight and one-half inches (21’ 8 ½”), the proposed rear yard setback is 25 feet (25’) and the proposed side yard setbacks are approximately eight feet (8’) to the south and 10 feet (10’) to the north. Compliance with R-8 setback requirements and residential design requirements would be verified at the time of building permit review. See also FOF 13, Design Standards, Primary Entry for analysis and recommended condition of approval related to building orientation and entry. 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. Staff Comment: Building height, building coverage, and impervious surface coverage for the new single-family residence would be verified at the time of building permit review. ✓ 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 Docusign Envelope ID: E59390F3-F590-4F4B-85CA-AE9BC959928E City of Renton Department of Community & Economic Development Tsai Short Plat Administrative Report & Decision LUA24-000171, SHPL-A, MOD Report of November 5, 2024 Page 8 of 24 D_Admin_Decision_Tsai_Short_Plat_241105_Final 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. All of the landscaped area that is not planted with trees and shrubs or covered with a tree grate must be planted in ground cover plants, which may include grasses. Mulch must be confined to areas underneath plants and is not a substitute for ground cover plants. Ground cover plants, other than grasses, must be at least the four-inch (4") pot size, provided such plants have well-developed roots and are not root bound or J-rooted; alternative standards may be applied pursuant to RMC 4-4-070C. Area planted in ground cover plants, other than grass seed or sod, must be planted in triangular spacing. Ground cover plants must be planted at a density that will cover the entire area within three (3) years. All shrubs must be of sufficient size and number to meet the required standards within three (3) years of planting. Shrubs must be at least a two (2) gallon container size at planting. Shrubs shall be in beds that include a layer of mulch at least two inches (2") in depth. Broadleaf trees must be a minimum of two-inch (2") caliper. Conifer trees at the time of planting must be fully branched and a minimum of six feet (6') in height. Except for trees with a tree grate, trees shall include a mulch ring that has a depth of at least three inches (3") and is at least three feet (3') in radius around the tree. Staff Comment: A Landscape Plan (Exhibit 5) was included with the submitted short plat application. The Landscape Plan includes a minimum 10-foot (10’) landscaping strip along the east property line of Lot B and a ten-foot (10’) landscaping strip along the northwest side of Lot A. The proposed on-site landscaping strips for the proposed lots (Lots A and B) consist of a variety of trees, shrubs, and ground cover. Specific plants identified in the plan include Creeping Mahonia and Purple-leaf wintercreeper in the front yard of Lot B. Two (2) Leyland Cypress trees are retained within the planter strip adjacent the public right-of- way on Lot B. The applicant proposes to plant two (2) new dogwood trees within the onsite landscaping strip on Lot A. In addition, on Lot A, Sand Strawberry would be planted in the ten-foot (10’) landscape strip along with a mix of trees, shrubs, and groundcover, including purple-leaf wintercreeper in the existing landscape strip. Wherever feasible, existing native trees, shrubs, and rock outcroppings, and mature ornamental landscaping shall be preserved and incorporated in the landscape design. Development or redevelopment of properties shall retain existing trees when possible and minimize the impact of tree loss during development. The land clearing and tree removal shall not create or contribute to landslides, accelerated soil creep, settlement or subsidence, flooding, erosion, or increased turbidity, siltation, or other form of pollution in a watercourse. Land clearing and tree removal shall be conducted to maximize the preservation of any tree in good health that is an outstanding specimen because of its size, form, shape, age, color, rarity, or other distinction as a community landmark. Docusign Envelope ID: E59390F3-F590-4F4B-85CA-AE9BC959928E City of Renton Department of Community & Economic Development Tsai Short Plat Administrative Report & Decision LUA24-000171, SHPL-A, MOD Report of November 5, 2024 Page 9 of 24 D_Admin_Decision_Tsai_Short_Plat_241105_Final Compliance with onsite landscaping requirements would be reviewed at the time of civil construction permit and during building permit application review for the new single- family home on proposed Lot B. 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 4-4-070F.1, 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 Lonnson Arbor Care, dated January 10, 2024 (Exhibit 6) was submitted with the project application. According to the submitted report, there are 13 trees located on the project site. Of these trees, none are located within the public right-of-way, leaving 13 onsite significant trees. Of these 13 trees, the applicant is proposing to retain four (4), 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). A public comment was submitted (Exhibit 23) by the neighbor directly west of the proposed project. The comment notes the potential for privacy and screening concerns created by the new development and requests a landscape privacy screen along the east property line of the new proposed lot. Staff is not recommending any specific landscaping requirements for the west side of the property as the proposed development would not create any more noise or privacy issues than is typically found in a standard single-family neighborhood. The landscape plan shall include native trees, in addition to the shrubs and groundcover, within the ten-foot (10’) onsite landscape strip within the northwest side of Lot A and the east side of the proposed Lot B. According to the arborist report (Exhibit 6) there Docusign Envelope ID: E59390F3-F590-4F4B-85CA-AE9BC959928E City of Renton Department of Community & Economic Development Tsai Short Plat Administrative Report & Decision LUA24-000171, SHPL-A, MOD Report of November 5, 2024 Page 10 of 24 D_Admin_Decision_Tsai_Short_Plat_241105_Final are nine (9) trees within the utility easement. The trees within the utility easement are tagged as trees 677, 676, 675, 674, 673, 672, 671, 670 and 669. To avoid negative impacts to the utilities, the arborist has suggested retaining the trees tagged as 677 and 676, consequently removing the remaining trees within the utility easement. To address the neighbor’s privacy concerns, staff recommends the following condition of approval: the applicant shall select and retain one (1) additional healthy tree species, with no signs of decay, disease, or structural defects to retain on-site, or an equivalent amount of tree credits for screening. Prioritizing should be given to native coniferous trees, followed by native deciduous trees, and other native vegetation. A Final Landscape Plan shall be submitted for review and approval by the Current Planning Project Manager at the time of civil construction permit application. Proposed Lot B has a gross site area of 5,410 square feet (0.13 acres). Based on a net developable area of 0.13 acres, a total of four (4) tree credits would be required on the project site (0.13 acres x 30 tree credits/ac = 4 tree credits). To meet the tree credit requirements, the applicant is proposing to retain the following trees: Tree 677, a 12.5” diameter at breast height (dbh) Leyland Cypress (Chamaecyparis leylandii) tree valued at six (6) tree credits; Tree 676, a nine-inch (9”) dbh Leyland Cypress tree valued at four (4) tree credits; Tree 665, a nine-inch (9”) dbh Portugal Laurel (Prunus lusitanica) tree valued at four (4) tree credits; and Tree 664, an 11” dbh Portugal Laurel tree valued at five (5) tree credits. The project is proposing to retain a total of four (4) trees with a combined 19 tree credits on site, which would exceed the minimum four (4) required tree credits. Chain-link fencing is recommended to preserve the trees from soil disturbance due to machines, foot traffic, and materials. According to the arborist report, grading and construction should not be allowed within the Limit of Disturbance, unless described in the arborist report. The Limit of Disturbance is stated as the radius around the trunk that should not be disturbed during grading and construction to preserve the root zone. Compliance with the tree credit requirements for each lot would be verified at the time of building permit review. The applicant is proposing to plant two (2) new dogwood trees on Lot A, which would result in 0.50 new tree credits. The new Lot A has a gross site area of 5,151 square feet (0.12 acres). Based on a net developable area of 0.12 acres, a total of four (4) tree credits would be required on the project site (0.12 acres x 30 tree credits/ac = 4 tree credits). To meet the minimum tree credit requirements, the applicant would be required to replant up to 3.50 additional tree credits. To reach compliance with the minimum tree credit requirement, the applicant would need to plant a minimum of three (3) additional medium species tree on Lot A, or the equivalent of 3.0 tree credits to go along with the 0.5 tree credits proposed for the two (2) new dogwood trees. The final landscape plan submitted with the civil construction permit would be required to identify specific species, quantities, and locations of all plants. A public comment was submitted (Exhibit 22) by the neighbor directly east of the proposed project. The comment notes the potential for privacy and screening concerns created by the new development and requests a landscape privacy screen along the east property line of the new proposed lot. Staff is not recommending any specific landscaping requirements for the east side of the property as the proposed development will not create any more noise or privacy issues than is typically found in a standard single-family neighborhood. ✓ Parking: Parking regulations require that a minimum of two parking spaces be provided for each detached dwelling. Docusign Envelope ID: E59390F3-F590-4F4B-85CA-AE9BC959928E City of Renton Department of Community & Economic Development Tsai Short Plat Administrative Report & Decision LUA24-000171, SHPL-A, MOD Report of November 5, 2024 Page 11 of 24 D_Admin_Decision_Tsai_Short_Plat_241105_Final 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. The applicant is requesting a street modification for the proposed access for Lot B on NE 22nd St. The slope of the new driveway drainage from the west to existing curb is proposed as 2%. The curb cut shall be the low point of the right-of-way. New pavement would connect to existing pavement. As shown on the site plan, the paved width of the driveway entrance, at the right-of-way boundary, would be limited to a maximum of 16 feet (16’) wide. Parking requirements and driveway grades for each of the new residences proposed would be verified at the time of building permit review. Compliant if condition of approval is met Fences and Retaining Walls: In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy-two inches (72"). Except in the front yard and side yard along a street setback where the fence shall not exceed forty eight inches (48") in height. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: A Conceptual Civil Plan Set (Exhibit 7) was included with the project application materials. The Conceptual Civil Plans identified a rockery wall along the northwest and south property lines. The maximum height identified for the wall is four feet (4’) and the maximum height identified for the fence is four feet (4’). Fences and retaining walls are subject to RMC 4-4-040’s requirements for fence and retaining wall standards. Chain-link fencing is prohibited in residential zones. Fencing materials allowed must be wrought iron, cedar wood, or similar. In addition, a fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. The city’s utility easement recorded under 20080516001742 extends all the way to the south property line and there are utilities in the easement area. Paved access road to the existing sewer manhole and storm catch basin within the existing onsite utility easement shall be provided, and no structures shall be installed within the existing utility easement. Therefore, staff recommends, as a condition of approval, the applicant shall submit an updated Civil Plan Set that identifies how the project would comply with retaining wall, fence, and setback requirements. The updated Civil Plan Set shall be reviewed and approved by the Current Planning Project Manager prior to issuance of the civil construction permit. 13. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-8 zone. The Standards implement policies established in the Land Use Element of the Comprehensive Plan. 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: Docusign Envelope ID: E59390F3-F590-4F4B-85CA-AE9BC959928E City of Renton Department of Community & Economic Development Tsai Short Plat Administrative Report & Decision LUA24-000171, SHPL-A, MOD Report of November 5, 2024 Page 12 of 24 D_Admin_Decision_Tsai_Short_Plat_241105_Final 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 17. Compliance not yet demonstrated Garages: If an attached garage is wider than twenty six feet (26’), at least one (1) garage door shall be recessed a minimum of four feet (4’) from the other garage door. Additionally, one of the following is required: 1. The front porch projects in front of the garage a minimum of five feet (5’), and is a minimum of twelve feet (12’) wide, or 2. The roof extends at least five feet (5') (not including eaves) beyond the front of the garage for at least the width of the garage plus the porch/stoop area, or 3. The garage is alley accessed, or 4. The garage entry does not face a public and/or private street or an access easement, or 5. The garage width represents no greater than fifty percent (50%) of the width of the front facade at ground level, or 6. The garage is detached, or 7. The garage doors contain a minimum of thirty percent (30%) glazing, architectural detailing (e.g. trim and hardware), and are recessed from the front façade a minimum of five feet (5’), and from the front porch a minimum of seven feet (7’). Staff Comment: Quality neighborhoods are characterized by well landscaped, safe, pedestrian oriented streets fronted by a variety of housing types. These qualities are enhanced by lots in a variety of sizes and widths and by homes which vary in scale and massing, each with a prominent entry and generous fenestration facing the street. Garages, while a necessity to today’s lifestyles, should not visually dominate the Docusign Envelope ID: E59390F3-F590-4F4B-85CA-AE9BC959928E City of Renton Department of Community & Economic Development Tsai Short Plat Administrative Report & Decision LUA24-000171, SHPL-A, MOD Report of November 5, 2024 Page 13 of 24 D_Admin_Decision_Tsai_Short_Plat_241105_Final streetscape. Compliance for this standard would be verified at the time of building permit review. Compliant if condition of approval is met 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: The front of the new home on Lot B should be oriented to the public right-of-way (NE 22nd St). Staff recommends, as a condition of approval, that the applicant include an orientation note on the face of the short plat stating that the primary entrance to the new single-family home on Lot B be oriented to the southeast towards NE 22nd St. The primary entry orientation note shall be reviewed and approved by the Current Planning Project Manager prior to final short plat recording. 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: Only one (1) new single-family home is proposed on Lot B as part of the two-lot short plat. 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: It is anticipated that the applicant may request a modification from residential design requirements, such as roof under RMC 4-2-115E.3 (Exhibit 26). 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: Docusign Envelope ID: E59390F3-F590-4F4B-85CA-AE9BC959928E City of Renton Department of Community & Economic Development Tsai Short Plat Administrative Report & Decision LUA24-000171, SHPL-A, MOD Report of November 5, 2024 Page 14 of 24 D_Admin_Decision_Tsai_Short_Plat_241105_Final 1. Eaves projecting from the roof of the entire building at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves, and 2. Rakes on gable ends must extend a minimum of two inches (2") from the surface of exterior siding materials. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Architectural Detailing: If one siding material is used on any side of the dwelling that is two stories or greater in height, a horizontal band that measures at least eight inches (8") is required between the first and second story. Additionally, one of the following is required: 1. Three and one half inch (3 1/2") minimum trim surrounds all windows and details all doors, or 2. A combination of shutters and three and one half inches (3 1/2") minimum trim details all windows, and three and one half inches (3 1/2") minimum trim details all doors. Staff Comment: Compliance for this standard would be verified 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. 14. 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 ✓ Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include buffers and/or setbacks from buffers. A standard 15-foot building setback is required for all structures from Protected Slope areas. A 50-foot buffer and 15-foot building setback are required from Very High Landslide Hazard Areas. Docusign Envelope ID: E59390F3-F590-4F4B-85CA-AE9BC959928E City of Renton Department of Community & Economic Development Tsai Short Plat Administrative Report & Decision LUA24-000171, SHPL-A, MOD Report of November 5, 2024 Page 15 of 24 D_Admin_Decision_Tsai_Short_Plat_241105_Final Staff Comment: The project site is located in an area with sensitive slopes (15 to 40 percent). According to COR Maps, all onsite slopes are less than forty percent (40%). As such, the applicant submitted a Geotechnical Letter prepared by Earth Solutions NW, LLC (ESNW), dated August 11, 2023, with the Land Use Application (Exhibit 14). According to the applicant, to complete the grading work, approximately 45 cubic yards of material would be removed from the project site and approximately 45 cubic yards of fill is proposed to be brought onto the project site (Exhibit 10). The proposed infiltration facility is suitable for the site based on their evaluation of subsurface conditions and geologic setting. The site soils, primarily gravelly coarse sand, are well- suited for infiltration, and the proposed facility design incorporates appropriate measures to minimize potential groundwater seepage and lateral migration. According to ESNW’s letter, there are no critical areas mapped for the subject site with the exception of the steep slope in the southern portion of the site which ascends to the south and off-site. The subject site sits at the toe of a slope, where in their opinion, there is no necessity for analysis of a critical area for the subject site as the planned re- development would not result in an increase in loading on slopes on or around the subject site per ESNW review of the site plans. The letter notes that construction of the proposed residential short plat is feasible from a geotechnical standpoint. The letter further makes specific recommendations related to excavation, grading, erosion and sediment control, foundation design, stormwater management, and utility installation. As the geotechnical engineer does not identify any geologically hazardous areas on the site and all slopes are less than 40%, staff does not recommend any specific recommendations related to the letter or infiltration evaluation provided by ESNW. Furthermore, the owners would advise, in writing, any prospective purchaser of the site, or any prospective purchaser of structures or portions of structures on the site, of the unstable potential of the area (Exhibit 13). ✓ Wellhead Protection Areas: Staff Comment: The project site falls within the Well 5A Wellhead Protection Area Zone 2. The overall purpose of the aquifer protection regulations is to protect aquifers used as potable water supply sources by the city from contamination by hazardous materials. Impacts to the Wellhead Protection Area were not anticipated as a result of the short plat application, provided the Wellhead Protection Area requirements (RMC 4-3-050G.8) for reporting and/or containment are complied with. If more than 100 cubic yards of fill is brought onto the project site, a fill source statement would be required. 15. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for a subdivision. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: Compliance Subdivision Regulations and Analysis ✓ Access: Each lot must have access to a public street or road. Access may be by a shared driveway per the requirements of RMC 4-6-060 Street Standards. 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'). Docusign Envelope ID: E59390F3-F590-4F4B-85CA-AE9BC959928E City of Renton Department of Community & Economic Development Tsai Short Plat Administrative Report & Decision LUA24-000171, SHPL-A, MOD Report of November 5, 2024 Page 16 of 24 D_Admin_Decision_Tsai_Short_Plat_241105_Final Staff Comment: Access to the lots is proposed via individual driveway access off NE 23rd St and NE 22nd St. Alley access is the preferred street pattern in the R-8 zone, except when it has been determined to be impractical. Due to the dimensions of the existing lot, it is determined that alley access to the proposed two-lot short plat would not be feasible. See further discussion below under Streets. The proposed driveway would comply with the maximum sixteen-foot (16’) width permitted for double loaded garages. N/A Blocks: Blocks shall be deep enough to allow two (2) tiers of lots. Staff Comment: Not applicable as 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. Compliant if conditions of approval are met 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 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 discussed above, all proposed lots would comply with the minimum area and dimensional standards of the R-8 zone (see FOF 12). The front yard area of proposed Lot B would be oriented to the south. In addition, staff is recommending that the primary entrance of the new residence on Lot B be oriented to the southeast towards NE 22nd St. See also FOF 13, Design Standards, Primary Entry for analysis and recommended condition of approval for building orientation and entry. Compliant if conditions of approval are 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 project site fronts both NE 23rd St along Lot A to the northwest and NE 22nd St along Lot B to the east. NE 22nd St is classified as a residential access street, with an existing right-of-way (ROW) width of approximately 70 feet (70’) with an existing paved width of approximately 53 feet (53’). Fire department apparatus access roadways must be at least 20 feet (20’) wide, fully paved, and have a turning radius of 25 feet (25’) inside and 45 feet (45’) outside. Access must be provided within 150 feet (150’) of all building points. Dead-end streets longer than 150 feet (150’) require an approved turnaround. Hammerhead-type turnarounds are permitted for dead-end streets up to 300 feet (300’) long. The applicant requested a variance from the required Docusign Envelope ID: E59390F3-F590-4F4B-85CA-AE9BC959928E City of Renton Department of Community & Economic Development Tsai Short Plat Administrative Report & Decision LUA24-000171, SHPL-A, MOD Report of November 5, 2024 Page 17 of 24 D_Admin_Decision_Tsai_Short_Plat_241105_Final fire apparatus hammerhead-type turnaround in order to retain a large mature Douglas Fir tree adjacent to the proposed turnaround and avoid relocation of existing utilities. Therefore, the hammerhead-type turnaround would have a negative impact on other properties. The Renton Regional Fire Authority approved the applicant’s request for a fire code variance, allowing for the installation of an approved fire sprinkler system in the proposed new dwelling in-lieu of the standard hammerhead turnaround (Exhibit 27). See further discussion and conditions of approval under FOF 16, Street Modification Analysis. A hammerhead waiver was submitted along with the land use application (Exhibit 25). A Type 13R fire sprinkler system for the new single-family house of Lot B is proposed. The Renton Regional Fire Authority reviewed and approved both the waiver and the proposed fire sprinkler system. The submitted plans did not include the Type 13R fire sprinkler system. Staff recommends, as a condition of approval, that the applicant submit an updated site plan at the time of civil construction permit review. The updated site plan shall include, but not be limited to, the removal of the hammerhead-type turnaround and the approved Type 13R fire sprinkler system. The updated plan shall be reviewed and approved by the Current Planning Project Manager prior to issuance of the civil construction permit. The existing sidewalk and driveways along NE 23rd St would be reviewed to meet ADA compliance during the civil construction permit review. See further discussion and conditions of approval under FOF 16, Street Modification Analysis. The proposal was evaluated for compliance with Transportation Concurrency, and it was determined that the proposed short plat passed the Transportation Concurrency Test (Exhibit 15). New single-family houses are subject to a transportation impact fee. The 2024 transportation impact fee is $11,485.67 per single-family home. Assessed fees for the future homes would be based on the City of Renton Fee Schedule at the time of building permit issuance. This 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 discussed, 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. 16. Street Modification Analysis: The applicant is requesting a street modification from RMC 4-6-060F.2, Street Standards, to retain the existing frontage improvements on NE 23rd St and NE 22nd St. Specifically, the applicant is proposing the following modifications: modify the street standard along the property frontages of NE 23rd St and NE 22nd St to an alternate street section that matches the existing. The proposed alternative street section for NE 23rd St includes retaining the existing ROW width of approximately 70 feet with and existing paved width of approximately 53 feet. The proposed alternative street section for NE 22nd St includes retaining the existing ROW width of approximately 60 feet with an existing paved width of 53 feet. Half of street improvements would include a 26-foot paved road (13 feet each side), a one-half foot (0.5’) wide curb, an eight-foot (8’) wide planting strip, and a five-foot (5’) wide sidewalk, and storm drainage improvements. No dedication is anticipated pending field survey. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250D, if all conditions Docusign Envelope ID: E59390F3-F590-4F4B-85CA-AE9BC959928E City of Renton Department of Community & Economic Development Tsai Short Plat Administrative Report & Decision LUA24-000171, SHPL-A, MOD Report of November 5, 2024 Page 18 of 24 D_Admin_Decision_Tsai_Short_Plat_241105_Final 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: The Comprehensive Plan’s Land Use Element Goal L-B is to “Continue to build Renton’s Regional Growth Center consistent with VISION 2040 to provide compact, pedestrian-oriented, mixed-use development to meet the demands of population and employment growth, while reducing the transportation-related and environmental impacts of growth.” Staff concurs the proposed street modification implements the policy direction of the Comprehensive Plan and is the minimum adjustment necessary. Community design aspects of the Comprehensive Plan 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 existing roadway sections provide pedestrian connectivity, separation between pedestrians and vehicles, and provides the roadway width to meet vehicular needs; therefore, the requested street modification, which retains the existing established street sections, is consistent with the policy guidelines noted above. Compliant if conditions of approval are 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: City staff have reviewed the surrounding area and have determined that modified Residential Access Street sections are suitable for this location. The city supports a fee-in-lieu for the required street frontage improvements along NE 22nd St. The anticipated fee-in-lieu payment is estimated at $130 per linear feet. Furthermore, staff concurs the proposed street modification request achieves these standards as follows: • Safety: The proposed street modification does not have a negative impact on street safety. However, there may be locations on the existing sidewalk along NE 23rd St that do not conform to current Americans with Disabilities Act (ADA) standards. Therefore, staff recommends as a condition of approval, that sidewalk panels not conforming with current ADA standards shall be replaced to meet current ADA standards. Sidewalk panel replacement locations and standard details shall be reviewed and approved by the Public Works plan reviewer prior to issuance of the civil construction permit. • Function/Appearance: The proposed street modification and condition of approval would provide an ADA accessible sidewalk fronting the property, meeting the plan goals of providing a pedestrian oriented space, if all conditions of approval are complied with. • Environmental Protection: The proposed street modification retains the existing street sections which results in the minimum feasible amount of disturbance within Docusign Envelope ID: E59390F3-F590-4F4B-85CA-AE9BC959928E City of Renton Department of Community & Economic Development Tsai Short Plat Administrative Report & Decision LUA24-000171, SHPL-A, MOD Report of November 5, 2024 Page 19 of 24 D_Admin_Decision_Tsai_Short_Plat_241105_Final the right-of-way, thus reducing the environmental hazard potential associated with construction. While ADA upgrades may be necessitated to the existing sidewalk along NE 23rd St, as a recommended condition of approval, these improvements would result in less disturbance than replacing the entire sidewalk along the project frontage, which would otherwise be required without a street modification. In addition, the fee-in-lieu payment would also result in less disturbance than construction of frontage improvement along NE 22nd St. • Maintainability: Maintaining the existing street sections is not anticipated to add any additional maintainability costs/concerns to the city. The proposed street modification would meet the objectives of safety, function, appearance, environmental protection, and maintainability intended by the code requirements. City staff has reviewed NE 23rd St and NE 22nd St in front of the through property and have determined that the existing right-of-way width is a suitable solution for the proposed development. The determination is based on the fact that the proposed street sections match the pedestrian facilities and street width of the surrounding developed neighborhood, while maintaining the ability to provide ADA accessible pedestrian sidewalks. ✓ c. Will not create substantial adverse impacts to other property(ies) in the vicinity. Staff Comment: The proposed modified street improvements and fee-in-lieu would provide for safe vehicular and pedestrian travel. There are no identified adverse impacts to other properties from the requested modification. See comments under criterion ‘b’. ✓ d. Conforms to the intent and purpose of the Code. Staff Comment: Staff concurs the proposed street modification request meets the intent and purposes of the Code. See comments under criterion ‘b’. ✓ e. Can be shown to be justified and required for the use and situation intended. Staff Comment: Staff concurs that the street modification is justified given that it provides a safe and functional pedestrian experience. See comments under criterion ‘b’. 17. 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. Fire impact fees are applicable at the rate of $421.98 per single-family unit. This fee is paid at time of building permit issuance. Compliant if condition of approval is met Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Kennydale Elementary School, McKnight Middle School, and Hazen High School. Any new students from the proposed development that would be attending Hazen High School would be bussed to their school (Exhibit 16). The bus stop, at the intersection of Aberdeen Ave NE and NE 24th St, is located approximately 0.21 miles from the Lot A or 0.44 miles from Lot B. Students from Lot A would walk north along the existing sidewalk on Camas Ave NE and then west along the existing sidewalk on NE 24th St to Aberdeen Ave NE. Students from Docusign Envelope ID: E59390F3-F590-4F4B-85CA-AE9BC959928E City of Renton Department of Community & Economic Development Tsai Short Plat Administrative Report & Decision LUA24-000171, SHPL-A, MOD Report of November 5, 2024 Page 20 of 24 D_Admin_Decision_Tsai_Short_Plat_241105_Final Lot B would walk east along the existing shoulder on NE 22nd St towards Edmonds Ave NE then north along the existing sidewalk on Edmonds Ave NE and then west along the existing sidewalk on NE 24th St to Aberdeen Ave NE to reach their bus stop. Elementary school students would walk between 0.47 and 0.95 miles to school along the following routes: Students from Lot A would walk approximately 0.08 miles north along the existing sidewalk of Camas Ave NE then 0.38 miles west along NE 24th St along the south side of the street along the sidewalk and shoulder. From the intersection of NE 24th St and Jones Ave NE, students would walk approximately 0.26 miles north along the east side of the street in the existing sidewalk on Jones Ave NE to Kennydale Elementary School. Students from Lot B would follow the same path the high school students take to the bus stop and would continue west to the aforementioned directions to Kennydale Elementary School. Middle school students would walk approximately 0.47 to 0.68 miles to school along the following routes: Students from Lot A would walk approximately 0.08 miles north along the existing sidewalk of Camas Ave NE to NE 24th St then 0.11 miles east along the south side of the street along the sidewalk and shoulder to the intersection of NE 24th St and Edmunds Ave NE. From there the students would turn south and walk approximately 0.49 miles south along the existing sidewalk on Edmonds Ave NE to McKnight Middle School. Students from Lot B would walk east approximately 0.1 miles along the existing shoulder of NE 22nd St to Edmonds Ave NE where they would turn south and walk approximately 0.38 miles south along the existing sidewalk along Edmonds Ave NE to McKnight Middle School. A shoulder is present along the side of the road and several sections of ROW are improved with sidewalks; however, insufficient information has been provided to determine if the sections of ROW are appropriate for safe walking routes to the elementary and middle school campus. Therefore, staff recommends, as a condition of approval, that the applicant submit a safe routes to school analysis with the civil construction permit application that confirms there are safe walking routes to the designated bus stop, Kennydale Elementary School, and McKnight Middle School. If safe routes to school cannot be identified, the study shall offer recommended improvements that would facilitate safe routes. The safe routes to school analysis shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance. New single-family houses are subject to a School Impact Fee. This would 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 $2,161.00 (plus a 5% surcharge fee) per single-family residence. However, the fee in effect at the time of building permit issuance would be required. ✓ Parks: A Park Impact Fee would be required for the future house. The current Park Impact Fee is $3,276.44. The fee in effect at the time of building permit issuance would be required. ✓ Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: A preliminary drainage assessment, prepared by Mark Rigos, dated February 5, 2023 (Exhibit 9), was submitted by the applicant with the land use application, which was prepared following the 2017 Renton Surface Water Design Docusign Envelope ID: E59390F3-F590-4F4B-85CA-AE9BC959928E City of Renton Department of Community & Economic Development Tsai Short Plat Administrative Report & Decision LUA24-000171, SHPL-A, MOD Report of November 5, 2024 Page 21 of 24 D_Admin_Decision_Tsai_Short_Plat_241105_Final Manual (RSWDM). The drainage assessment shall be revised to be in compliance with the current 2022 RSWDM. The drainage assessment indicates that a simplified drainage review is required due to the total proposed onsite impervious surface area being ~2,249 square feet. However, per Figure 1.1.2.A of the 2022 RSWDM, a Targeted Drainage Review Category 1 per Section 1.1.2.2 and table 1.1.2.A is required since the project site is within regulated slope area and aquifer protection zone 2 area. Core Requirement #5 and Special Requirement #6 are required. A final CSWPP and ESC plan would be required to be included within the drainage assessment and utility plans submitted as a portion of the civil construction permit application. The preliminary TIR depicts that runoff from the roof area would be routed to a drywell for full infiltration, and soil amendment BMP would be used for all areas subject to clearing and grading that are not covered by impervious surfaces. The preliminary on-site BMPs feasibility analysis is acceptable and would be further reviewed during the civil construction permit application. Paved access road to the existing storm catch basin within the easement along the east property line would be required, and no structures shall be installed within the existing 15-foot (15’) wide utility easement. There is a 2024 Surface water system development fee (SDC) of $2,300.00 per new single- family residence. SDC fees are payable at the time of construction permit issuance. ✓ Water: The project is within the City of Renton’s water service area in the Highlands 435 Pressure Zone. There is an existing 6-inch (6”) water main located in NE 23rd St and in Camas Ave NE that can deliver a maximum flow capacity of 1,400 GPM. The static water pressure is approximately 55 psi at ground elevation of 308 feet (308’). There is an existing ¾-inch (¾”) domestic water meter serving the existing home at 2223 NE 23rd St. The proposed preliminary utility plan depicts the installation of one (1) 1-inch (1”) water service line and meter for new Lot B connecting to the existing 8-inch (8”) water main in NE 22nd St. A 1-inch (1”) minimum water meter is required for the new Lot B served by a sprinkler system. A double check valve assembly (DCVA) is required for the 1-inch (1”) water meter serving the residential use with fire sprinkler system. The DCVA shall be installed behind the meter on private property per city standard plan no. 340.8. The development is subject to meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. Current fees can be found in the 2024 Development Fees document on the city’s website. Fees charged are based on the rate at the time of construction permit issuance and are not vested to the rates at land-use approval. The current water SDC fee is $4,850.00 per 1-inch (1”) meter. ✓ Sanitary Sewer: The submitted preliminary utility plan depicts Lot B will be served by an individual 6-inch (6”) side sewer connecting to the existing 8-inch (8”) sewer main along the northeast property line within an existing 10-foot (10’) wide utility easement. Staff has reviewed the conceptual layout and determined it is acceptable. The current sewer fee is $3,650 per 1-inch (1”) meter. All new side sewers and sewer stub shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. Paved access road to the existing sewer main and sewer manhole within the easement shall be provided, and no structures shall be installed within the existing utility easement. The development is within the East Kennydale Sewer SAD boundary and is subject to SAD fees. The new Lot B is subject to a $666.88 fee, and no interest is applied to this SAD. Docusign Envelope ID: E59390F3-F590-4F4B-85CA-AE9BC959928E City of Renton Department of Community & Economic Development Tsai Short Plat Administrative Report & Decision LUA24-000171, SHPL-A, MOD Report of November 5, 2024 Page 22 of 24 D_Admin_Decision_Tsai_Short_Plat_241105_Final 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 11. 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 12. 3. The proposed short plat complies with the Residential Design and Open Space Standards provided the applicant complies with City Code and conditions of approval, see FOF 13. 4. The proposed short plat complies with the Critical Areas Regulations provided the applicant complies with City Code and conditions of approval, see FOF 14. 5. The proposed short plat complies with the subdivision regulations as established by City Code and the modification request, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 15. 6. The proposed short plat complies with the street standards as established by City Code and the modification request, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 15 and FOF 16. 7. The proposed street modification satisfies five (5) of five (5) modification criteria as established by City Code, provided the applicant complies with all advisory notes and conditions of approval contained herein, see FOF 16. 8. There are safe walking routes to the school bus stop and schools, provided the applicant complies with all advisory notes and conditions of approval, see FOF 17. 9. There are adequate public services and facilities to accommodate the proposed short plat, see FOF 17. J. DECISION: The Tsai Short Plat, File No. LUA24-000171, SHPL-A, MOD, as depicted in Exhibit 3, is approved and is subject to the following conditions: 1. The applicant shall select and retain one (1) additional healthy tree species, with no signs of decay, disease, or structural defects to retain on-site, or an equivalent amount of tree credits for screening. Prioritizing should be given to native coniferous trees, followed by native deciduous trees, and other native vegetation. A Final Landscape Plan shall be submitted for review and approval by the Current Planning Project Manager at the time of civil construction permit application. 2. The applicant shall submit an updated Civil Plan Set that identifies how the project would comply with retaining wall, fence, and setback requirements. The updated plan shall be reviewed and approved by the Current Planning Project Manager prior to issuance of the civil construction permit. 3. The applicant shall include an orientation note on the face of the short plat stating that the primary entrance to the new single-family home on Lot B be oriented to the southeast towards NE 22nd St. The primary entry orientation note shall be reviewed and approved by the Current Planning Project Manager prior to final short plat recording. 4. The applicant shall submit an updated Site Plan at the time of construction permit review. The updated Site Plan shall include, but not be limited to, the removal of the hammerhead-type turnaround and the approved Type 13R fire sprinkler system. The updated plan shall be reviewed and approved by the Current Planning Project Manager prior to issuance of the civil construction permit. Docusign Envelope ID: E59390F3-F590-4F4B-85CA-AE9BC959928E City of Renton Department of Community & Economic Development Tsai Short Plat Administrative Report & Decision LUA24-000171, SHPL-A, MOD Report of November 5, 2024 Page 23 of 24 D_Admin_Decision_Tsai_Short_Plat_241105_Final 5. Sidewalk panels not conforming with current Americans with Disabilities Act (ADA) standards shall be replaced to meet current ADA standards. Sidewalk panel replacement locations and standard details shall be reviewed and approved by the Public Works plan reviewer prior to issuance of the civil construction permit. 6. The applicant shall submit a safe routes to school analysis with the civil construction permit application that confirms there are safe walking routes to the designated bus stop, Kennydale Elementary School, and McKnight Middle School. If safe routes to school cannot be identified, the study shall offer recommended improvements that would facilitate safe routes. The safe routes to school analysis shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Matthew Herrera Planning Director Date TRANSMITTED on November 5, 2024 to the Owner/Applicant/Contact: Owner: Applicant: Contact: Donald and Andrew Tsai 14670 NE 8th St Ste 168 Bellevue, WA 98007 Jason Beagle 12815 NE 126th Pl Kirkland, WA 98034 Jason Beagle 12815 NE 126th Pl Kirkland, WA 98034 TRANSMITTED on November 5, 2024 to the Parties of Record: Elisabeth A. Wilke 2113 Dayton Ave NE Renton, WA 98056 Robert Howard 2302 Camas Ave NE Renton, WA 98056 James Boyd 2324 NE 22nd St Renton, WA 98056 William Vermie 565 NW Datewood Issaquah, WA 98027 Ellen Yeckel 2108 Camas Ave NE Renton, WA 98057 Michelle Ralph 2400 NE 22nd St Renton, WA 98056 TRANSMITTED on November 5, 2024 to the following: Gina Estep, CED Administrator Brianne Bannwarth, Development Engineering Director Amanda Free, Economic Development Acting Director Clark Close, Current Planning Manager Nate Janders, Development Engineering Manager Anjela Barton, Fire Marshal Docusign Envelope ID: E59390F3-F590-4F4B-85CA-AE9BC959928E 11/5/2024 | 4:02 PM PST City of Renton Department of Community & Economic Development Tsai Short Plat Administrative Report & Decision LUA24-000171, SHPL-A, MOD Report of November 5, 2024 Page 24 of 24 D_Admin_Decision_Tsai_Short_Plat_241105_Final K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on November 19, 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. 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: E59390F3-F590-4F4B-85CA-AE9BC959928E CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Tsai Short Plat Land Use File Number: LUA24-000171, SHPL-A, MOD Date of Report November 5, 2024 Staff Contact Mariah Kerrihard Assistant Planner Project Contact/Applicant Jason Beagle, Merrick Lentz Architect, 12815 NE 126th Pl Kirkland, WA Project Location 2223 NE 23rd St, Renton, WA 98056 (APN 0345700180) The following exhibits are included with the Administrative Report: Exhibit 1: Administrative Decision Exhibit 2: Neighborhood Detail Map Exhibit 3: Preliminary Short Plat Map Exhibit 4: Site Plan Exhibit 5: Landscape Plan Exhibit 6: Arborist Report, prepared by Lonnson Arbor Care, dated January 10, 2024 Exhibit 7: Conceptual Civil Plan Set Exhibit 8: Construction Mitigation Description Exhibit 9: Drainage Assessment, prepared by Mark Rigos, dated February 5, 2023 Exhibit 10: Storm Drainage and Grading Plan Exhibit 11: Water Availability Certificate Exhibit 12: Sewer Availability Certificate Exhibit 13: Geologic Risk Statement Exhibit 14: Geotechnical Letter prepared by Earth Solutions NW, LLC, dated August 11, 2023 Exhibit 15: Transportation Concurrency Memo, dated June 11, 2024 Exhibit 16: Renton School District Letter, dated October 2, 2024 Exhibit 17: Public Comment Email from Ellen Yeckel, dated June 11, 2024 Exhibit 18: Staff Response to Ellen Yeckel, dated September 16, 2024 Exhibit 19: Public Comment Email from Elisabeth A. Wilke, dated June 8, 2024 Exhibit 20: Staff Response to Ms. Elisabeth A. Wilke, dated September 16, 2024 Exhibit 21: Public Comment Email from James Boyd, dated June 12, 2024 Exhibit 22: Staff Response to Mr. James Boyd, dated September 16, 2024 Exhibit 23: Public Comment Email from William Vermie, dated June 13, 2024 Exhibit 24: Staff Response to Mr. William Vermie, dated September 16, 2024 Exhibit 25: Waiver Request Docusign Envelope ID: E59390F3-F590-4F4B-85CA-AE9BC959928E D_Admin_Decision_Tsai_Short_Plat_241105_Final Exhibit 26: Modification of Residential Design Regulations Exhibit 27: Renton Fire Authority Comments Exhibit 28: On Hold Letter Exhibit 29: Off Hold Letter Exhibit 30: Advisory Notes Docusign Envelope ID: E59390F3-F590-4F4B-85CA-AE9BC959928E