HomeMy WebLinkAboutSR_HEX Report_Harmony Ridge_241102_v3_FINALREPORT TO THE HEARING EXAMINER
Hearing Date:
November 19, 2024
Project File Number:
PR23-000076
Project Name:
Harmony Ridge
Land Use File Number:
LUA23-000143, ECF, PP, LLA, MOD
Project Manager:
Alex Morganroth, Principal Planner
Owner:
United Christian Church, 15509 116th Ave SE, Renton, WA 98058
Applicant:
Kanon Kupferer, Ichijo USA Co., Ltd, 1406 140th Pl NE, Suite 104, Bellevue, WA 98007
Contact:
Ivana Halvorsen, Barghausen Consulting Engineers, Inc., 18215 72nd Ave S, Kent, WA 98032
Project Location:
15509 116th Ave SE (APN 2023059067)
Project Summary:
The applicant is requesting Preliminary Plat approval, Environmental (SEPA) Review, a lot line adjustment, and a street modification for a phased subdivision project consisting of 22
total lots, including 21 lots intended for new single-family homes and one lot reserved for the existing church, school, and associated surface parking currently developed on the site.
The subject parcel is located at 15509 116th Ave SE (APN 2023059067) and is approximately 6.27 acres in size. The site has a Comprehensive Plan Land Use Designation of Residential Medium
Density (MD) and a zoning designation of Residential-8 (R-8) dwelling units per net acre (du/ac). The applicant is proposing a phased subdivision. Phase 1 of the subdivision would separate
the church, school and associated parking from the rest of the site by creating a new 46,129 sq. ft. lot. The remaining portion of the parent site would total approximately 226,988 sq.
ft. in area and would be subdivided into 21 new single-family lots as part of Phase 2. The individual single-family lots would range in size from 5,001 to 5,866 sq. ft. The proposal
also includes four (4) tracts including three (3) tree retention tracts and one (1) stormwater tract to be created during Phase 2 of the subdivision. Access to the lots is proposed
via two (2) new public residential access streets (Road A and Road B) off of 116th Ave SE, including a cul-de-sac. Only Road A would have direct access to 116th Ave SE. Twelve (12) of
the lots would utilize a new public alley off of Road A. Street frontage improvements are proposed along the entire length of the site fronting 116th Ave SE, including in front of the
future church parcel. The applicant has proposed the retention of 63 trees out of the 404 trees located on the site. According to COR Maps, a moderate coal mine hazard and regulated
slopes are located on the site. The applicant submitted a traffic impact analysis, a drainage report, a geotechnical report, a wetland reconnaissance study, an arborist report, and an
Environmental Checklist with the application.
Site Area:
6.27 acres
B. EXHIBITS:
Exhibits 1-14:
As shown in the Environmental Review Committee (ERC) Report
Exhibit 15:
Staff Report to the Hearing Examiner
Exhibit 16:
Duwamish Tribe Public Comment, dated May 15, 2023
Exhibit 17:
Environmental Review Committee Determination of Non-Significance (DNS), dated October 30, 2024
Exhibit 18:
Neighborhood Meeting Information
Exhibit 19:
Project On Hold/Off Hold Letters
Exhibit 20:
Renton School District Letter, dated May 3, 2023
Exhibit 21:
Lot Line Adjustment Map
C. GENERAL INFORMATION:
Owner(s) of Record:
United Christian Church, 15509 116th Ave SE, Renton, WA 98058
Zoning Classification:
Comprehensive Plan Land Use Designation:
Existing Site Use:
Religious institution, preschool, associated surface parking
Critical Areas:
Moderate coal mine hazard and regulated slopes
Neighborhood Characteristics:
North:
City-owned water tower. Residential Medium Density (MD) Comprehensive Plan designation and Residential-8 (R-8) zone
East:
Single-family residential. Residential Medium Density (MD) Comprehensive Plan designation and Residential-6 (R-6) zone
South:
Single-family residential. Residential Medium Density (MD) Comprehensive Plan designation and Residential-8 (R-8) zone
West:
Single-family residential. Residential Medium Density (MD) Comprehensive Plan designation and Residential-8 (R-8) zone
Site Area:
6.27 acres
D. HISTORICAL/BACKGROUND:
A
ction
Land Use File No.
Ordinance No.
Date
Comprehensive Plan
N/A
5758
06/22/2015
Zoning
N/A
5758
06/22/2015
McBean Annexation
N/A
1871
03/08/1961
E. PUBLIC SERVICES:
Existing Utilities
Water: Water service will be provided by the City of Renton. There is an existing 6-inch (6”) water main in 116th Ave SE, which can deliver a maximum flow rate of 1,400 gallon per minute.
Sewer: Sewer service will be provided by the City of Renton. There is an existing 8-inch (8”) concrete sewer main in Edmonds Way SE. In addition, there is an existing 8-inch (8”) concrete
sewer main in Puget Drive SE and SE 19th St.
Surface/Storm Water: There is a City of Renton 12-inch (12”) concrete stormwater main along the west side of 116th Ave SE and an associated Type 1 catch basin to the west of the existing
church building.
Streets: The proposed development fronts 116th Ave SE along the eastern property line. 116th Ave SE is classified as a Minor Arterial street with an existing ROW with of approximately
thirty feet (30’).
Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
Chapter 2 Land Use Districts
Section 4-2-020: Purpose and Intent of Zoning Districts
Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations
Section 4-2-110: Residential Development Standards
Section 4-2-115: Residential Design and Open Space Standards
Chapter 3 Environmental Regulations and Overlay Districts
Section 4-3-050: Critical Area Regulations
Chapter 4 City-Wide Property Development Standards
Chapter 6 Streets and Utility Standards
Section 4-6-060: Street Standards
Chapter 7 Subdivision Regulations
Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
Land Use Element
Utilities Element
H. FINDINGS OF FACT (FOF):
The Planning Division of the City of Renton accepted the above master application for review on May 3rd, 2023 and determined the application complete on May 4th, 2023. The project was
placed on-hold on June 7th, 2023 after staff determined additional information was needed related to the utilities proposed. The project was taken off hold on September 14th, 2023 after
receipt of the materials. After further review of the submitted materials, the project was placed on hold again on November 9th, 2023 pending the receipt
of additional information related to a proposed utilies connection. On October 24th, 2024, the project was taken off-hold for the final time. See Exhibit 19 for all on-hold/off-hold
letters. The project complies with the 120-day review period.
A public meeting was held on February 2, 2023 at 6:30pm. Nineteen (19) members of the public attended the meeting, and provided comments and questions regarding the following issues:
See Exhibit 18.
The project site is located at 15509 116th Ave SE (APN 2023059067).
The applicant is proposing a phased subdivision. Phase 1 of the subdivision would separate the church, school and associated parking from the rest of the site by creating a new 46,129
sq. ft. lot. The remaining portion of the parent site would total approximately 226,988 sq. ft. in area and would be subdivided into 21 new single-family lots and four (4) tracts as
part of Phase 2. The intent of the phasing is to allow the current owner, the church, to sell off the portion of the property to be used for new single-family homes as expeditiously
as possible.
The project site is currently developed with a religious institution, associated preschool/daycare, multiple outbuildings, and an associated surface parking lot with 41 parking stalls.
Access to the site would be provided via two (2) points off of 116th Ave SE. The church property would be accessed via an existing driveway off of 116th Ave SE and a new driveway off
of future Road A. The new subdivision would be accessed via two (2) new residential access streets (Roads A and B), as well as one (1) public alley (Alley Z).
The property is located within the Residential Medium Density (MD) Comprehensive Plan land use designation.
The site is located within the Residential-8 (R-8) zoning classification.
There are approximately 404 trees located on-site, of which the applicant is proposing to retain a total of 66 trees.
The site is mapped with a moderate coal mine hazard and regulated slopes.
Approximately 4,000 cubic yards of material would be cut on-site and approximately 20,000 cubic yards of fill is proposed to be brought into the site.
The applicant is proposing to begin construction in spring of 2025.
Staff received no public comments.
The Duwamish Tribe submitted a comment related to the discovery of artifacts or cultural resources (Exhibit 16).
Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on October 30, 2024, the Environmental Review Committee issued a Determination of Non-Significance
(DNS) for the Harmony Ridge project (Exhibit 17). A 14-day appeal period commenced on October 30, 2024, and will end on November 13, 2024. No appeals of the threshold determination have
been filed as of the date of this report.
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.
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 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 development standards if all conditions of approval are met:
Compliance
Comprehensive Plan Analysis
(
Policy L-3: Encourage infill development of single-family units as a means to meet growth targets and provide new housing.
(
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
Development of new single-family neighborhoods on large tracts of land outside the City Center,
Infill development on vacant and underutilized land in established neighborhoods and multi-family areas.
(
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive.
(
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development.
(
Policy L-48: Address privacy and quality of life for existing residents by considering scale and context in infill project design.
(
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.
(
Policy L-56: Complement the built environment with landscaping using native, naturalized, and ornamental plantings that are appropriate for the situation and circumstance and provide
for respite, recreation, and sun/shade.
(
Policy L-60: Improve the appearance of parking lots through landscaping and screening.
(
Policy U-50: Protect, restore, and enhance environmental quality through land use plans, surface water management programs, park master programs, urban forestry programs, transportation
planning, development review, and incentive programs; work with citizens, land owners, and public and private agencies.
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 4-2-110A, if all conditions of approval are met:
Compliance
R-4 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.
Staff Comment: The applicant has proposed a two-phased subdivision process. The first phase would divide the existing lot, which totals 273,117 sq. ft., into two (2) new lots. The first
lot would encompass the church buildings and surface parking area and would total approximately 47,342 sq. ft. No dwelling units are proposed on the church site. The second lot would
be used by the developer to construct 21 new single-family homes on individual lots and would total approximately 225,775 sq. ft. The density calculation was completed only for the lot
where new units would be constructed. Therefore, the project site has a gross site area of 225,775 sq. ft. After the deduction of 50,820 sq. ft. of area required for right-of-way dedication,
the project site would have a net area of 174,955 sq. ft. (4.02 acres). The proposal for 21 lots on the 4.02 net acre site would result in a net density of 5.22 dwelling units per net
acre (21 / 4.02 = 5.22), which is within the allowed density range permitted in the R-8 zone.
(
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.
Staff Comment: The applicant has proposed a two-phased subdivision process. The first phase would divide the existing lot, which totals 273,117 sq. ft., into two (2) new lots. The first
lot would encompass the church buildings and surface parking area and would total approximately 47,342 sq. ft. No dwelling units are proposed on the church site. The second lot would
be used by the developer to construct 21 new single-family homes on individual lots and would total approximately 225,775 sq. ft. The density calculation was completed only for the lot
where new units would be constructed. Therefore, the project site has a gross site area of 225,775 sq. ft. After the deduction of 50,820 sq. ft. of area required for right-of-way dedication,
the project site would have a net area of 174,955 sq. ft. (4.02 acres). The proposal for 21 lots on the 4.02 net acre site would result in a net density of 5.22 dwelling units per net
acre (21 / 4.02 = 5.22), which is within the allowed 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 Lot 1 – 22.
Proposed Lot
Lot Size (sq. ft.)
Lot Width (ft.)
Lot Depth (ft.)
Lot 1
5,824
60
99.69
Lot 2
5,007
50
100.13
Lot 3
5,052
50
101.03
Lot 4
5,150
50.50
101.98
Lot 5
5,146
50
102.92
Lot 6
5,233
50.50
103.62
Lot 7
5,053
50
95.9
Lot 8
5,062
51
100.01
Lot 9
5,000
50
100.01
Lot 10
5,000
50
100.01
Lot 11
5,000
50
100.01
Lot 12
5,866
60
100
Lot 13
5,860
60
100
Lot 14
5,000
50
100
Lot 15
5,000
50
100
Lot 16
5,054
51
100
Lot 17
5,441
50
102.5
Lot 18
5,008
50
95.5
Lot 19
5,217
50
105
Lot 20
5,330
55.5
100.01
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 residences would be verified at the time of building permit review.
Compliant if conditions of approval are met
Landscaping: The City’s landscape regulations (RMC 4-4-070) requires each lot provide an onsite 10-foot landscape strip along all public street frontages. Additional minimum planting
strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located
in this area when present. There shall be a minimum of one street tree planted per lot. Trees shall be selected from the City’s Approved Street Tree List based on the width of the planting
strip and the presence or lack of overhead power lines; provided, the Administrator and City arborist shall each retain the right to reject any proposed cultivar regardless of whether
or not the cultivar is on the City’s Approved Street Tree List. Street trees shall have a minimum caliper of two inches (2"). Street trees shall be planted in the center of the planting
strip between the curb and the sidewalk at the following intervals. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in
the right-of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways. Generally, the following spacing is required:
Small-sized maturing trees: thirty feet (30') on center; Medium-sized maturing trees: forty feet (40') on center; and Large-sized maturing trees: fifty feet (50') on center. Any additional
undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator.
A landscaping strip with a minimum fifteen feet (15') of width shall be located on the outside of the fence, unless otherwise determined through the site plan review or subdivision review
process. The landscape strip shall be located entirely within the boundaries of the storm drainage facility tract when associated with a subdivision.
A permanent built-in irrigation system with an automatic controller shall be installed, used, and maintained in working order in all landscaped areas of industrial, commercial, and multi-family
development, and landscaped common areas in single family subdivisions. The irrigation system shall provide full water coverage of the planted areas as specified in the plan. The irrigation
system maintenance program shall include scheduled procedures for winterization.
Staff Comment: A conceptual landscape plan (Exhibit 4) was submitted with the project application materials. The conceptual landscape plan includes a six-foot (6’) wide to an eight-foot
(8’) wide planting strip between the curb and sidewalk along 116th Ave SE, future Road A, and future Road B that would be planted with fifty (50) Bowhall Red Maple street trees spaced
approximately 30 feet (30’) on-center and turfgrass lawn, sod, or hydroseed for groundcover. The tree species Bowhall Red Maple is not in the City’s Approved Street Tree List. Therefore,
staff recommends as a condition of approval, the applicant shall submit a detailed landscape plan with the civil construction permit application that clearly identifies the utilities
and lighting in the planter strips with street tree species selected from the City Approved Street Tree List. The detailed landscape plan shall be reviewed and approved by the Current
Planning Project Manager prior to permit issuance.
A ten-foot (10’) wide onsite landscape strip is also proposed along the street frontages of all lots and would be planted with a mix of shrubs, trees and groundcover. The proposed plant
list for the street frontage landscaping (Exhibit 4) specifies a variety of drought tolerant species including Compact burning bush, Golden euonymus, Rhododendron, Dwarf heavenly bamboo,
Feather reed grass, Pacific wax myrtle, Oregon grape, and Kinnikinnick. Tree species proposed include Strawberry, Autumn brilliance serviceberry, and Coralbark Japanese maple.
There is one (1) stormwater tract that is proposed to be landscaped with a hydroseed. Storm water facilities are required to be landscaped with a minimum of fifteen feet (15’) of landscaping
unless otherwise determined through the preliminary plat review process. The applicant proposes a subsurface vault to mitigate the project’s stormwater impacts and therefore no perimeter
landscaping is required. To ensure the stormwater tract is adequately screened if changes are proposed after approval of the preliminary plat, staff recommends as a condition of approval,
the applicant shall provide a minimum fifteen feet (15’) of perimeter landscaping if any part of the vault is located above ground, or if any open detention system is utilized. If required,
the landscaping should consist of native large species evergreen trees and complementary understory. If needed, the applicant would be required to submit a detailed landscape plan with
the civil construction permit application that provides a plant schedule for the stormwater tract screening outside of the fencing area consisting of Douglas Fir, Western Red Cedar,
and Western Hemlock with associated shrubs and groundcover as determined by the Current Planning Project Manager. The detailed landscape plan shall be reviewed and approved by the Current
Planning Project Manager prior to permit issuance.
Compliant if conditions of approval are met
Landscaping: The City’s landscape regulations (RMC 4-4-070) requires each lot provide an onsite 10-foot landscape strip along all public street frontages. Additional minimum planting
strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located
in this area when present. There shall be a minimum of one street tree planted per lot. Trees shall be selected from the City’s Approved Street Tree List based on the width of the planting
strip and the presence or lack of overhead power lines; provided, the Administrator and City arborist shall each retain the right to reject any proposed cultivar regardless of whether
or not the cultivar is on the City’s Approved Street Tree List. Street trees shall have a minimum caliper of two inches (2"). Street trees shall be planted in the center of the planting
strip between the curb and the sidewalk at the following intervals. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in
the right-of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways. Generally, the following spacing is required:
Small-sized maturing trees: thirty feet (30') on center; Medium-sized maturing trees: forty feet (40') on center; and Large-sized maturing trees: fifty feet (50') on center. Any additional
undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator.
A landscaping strip with a minimum fifteen feet (15') of width shall be located on the outside of the fence, unless otherwise determined through the site plan review or subdivision review
process. The landscape strip shall be located entirely within the boundaries of the storm drainage facility tract when associated with a subdivision.
A permanent built-in irrigation system with an automatic controller shall be installed, used, and maintained in working order in all landscaped areas of industrial, commercial, and multi-family
development, and landscaped common areas in single family subdivisions. The irrigation system shall provide full water coverage of the planted areas as specified in the plan. The irrigation
system maintenance program shall include scheduled procedures for winterization.
Staff Comment: A conceptual landscape plan (Exhibit 4) was submitted with the project application materials. The conceptual landscape plan includes a six-foot (6’) wide to an eight-foot
(8’) wide planting strip between the curb and sidewalk along 116th Ave SE, future Road A, and future Road B that would be planted with fifty (50) Bowhall Red Maple street trees spaced
approximately 30 feet (30’) on-center and turfgrass lawn, sod, or hydroseed for groundcover. The tree species Bowhall Red Maple is not in the City’s Approved Street Tree List. Therefore,
staff recommends as a condition of approval, the applicant shall submit a detailed landscape plan with the civil construction permit application that clearly identifies the utilities
and lighting in the planter strips with street tree species selected from the City Approved Street Tree List. The detailed landscape plan shall be reviewed and approved by the Current
Planning Project Manager prior to permit issuance.
A ten-foot (10’) wide onsite landscape strip is also proposed along the street frontages of all lots and would be planted with a mix of shrubs, trees and groundcover. The proposed plant
list for the street frontage landscaping (Exhibit 4) specifies a variety of drought tolerant species including Compact burning bush, Golden euonymus, Rhododendron, Dwarf heavenly bamboo,
Feather reed grass, Pacific wax myrtle, Oregon grape, and Kinnikinnick. Tree species proposed include Strawberry, Autumn brilliance serviceberry, and Coralbark Japanese maple.
There is one (1) stormwater tract that is proposed to be landscaped with a hydroseed. Storm water facilities are required to be landscaped with a minimum of fifteen feet (15’) of landscaping
unless otherwise determined through the preliminary plat review process. The applicant proposes a subsurface vault to mitigate the project’s stormwater impacts and therefore no perimeter
landscaping is required. To ensure the stormwater tract is adequately screened if changes are proposed after approval of the preliminary plat, staff recommends as a condition of approval,
the applicant shall provide a minimum fifteen feet (15’) of perimeter landscaping if any part of the vault is located above ground, or if any open detention system is utilized. If required,
the landscaping should consist of native large species evergreen trees and complementary understory. If needed, the applicant would be required to submit a detailed landscape plan with
the civil construction permit application that provides a plant schedule for the stormwater tract screening outside of the fencing area consisting of Douglas Fir, Western Red Cedar,
and Western Hemlock with associated shrubs and groundcover as determined by the Current Planning Project Manager. The detailed landscape plan shall be reviewed and approved by the Current
Planning Project Manager prior to permit issuance.
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 based on values for existing or new trees as provided in RMC 4-4-130H.1.b.v.
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: A conceptual tree retention plan with the plan drawings (Exhibit 4), two (2) Arborist Reports (Exhibits 6 and 14), and a Tree Retention Worksheet (Exhibit 7) were included
with the project application materials. There are 404 trees identified on the project site. Of those trees, 29 have been identified as high-risk and 67 trees are located within areas
of right-of-way. The applicant is proposing to retain 63 significant trees, or 20 percent (20%) of the viable onsite significant trees. All trees proposed to be retained are located
in the three (3) proposed tree tracts, which is the highest priority retention location per RMC 4-4-130H.2.
Pursuant to the tree regulations in RMC 4-4-130H, tree retention standards in the R-8 zone require a minimum of 30 percent (30%) of the site’s viable significant trees to be retained
during and post development. Based on a retention rate of 30%, the applicant would be required to retain 92 trees (308 significant trees x 0.3 = 92 trees). Per RMC 4-4-130H.1.d, if the
number of trees required for compliance with minimum tree retention or minimum tree credit requirements includes a fraction of a tree, any amount equal to or greater than one-half (1/2)
tree shall be rounded up. The applicant’s tree retention proposal is short approximately 29 trees and therefore the applicant has proposed tree replacement as an alternative to retaining
the required 30% of trees. Specifically, the applicant has proposed the planting of new large species trees totaling 326 credits to replace the 29 trees or 325 tree credits as determined
in the tree retention worksheet (Exhibit 7) that the project proposal would fall short of retaining. Per RMC 4-4-130H.1.e, the Administrator may authorize the planting of replacement
trees as an alternative to retaining trees in conformance with the following four (4) criteria:
(a) There are special circumstances related to the size, shape, topography, location, or surroundings of the subject property; or
(b) The strict application of the code would prevent reasonable use of property; or
(c) The strict application of the code would prevent compliance with minimum density requirements of the zone; or
(d) The project is a short plat with four (4) or fewer lots.
Based on the project proposal, staff could not determine that the project would comply with any of the above criteria and therefore cannot support the use of replacement trees as an
alternative to providing the required number of retained trees. The site is relatively flat and appears to have many opportunities for additional tree retention that would allow for
the project to meet the code required retention rate of 30%. Therefore, staff recommends as a condition of approval, that the project comply with the 30% tree retention rate as required
per RMC 4-4-130H.1.a. by retaining a minimum of 92 significant trees on site. Alternatively, the applicant may submit a detailed justification letter documenting conformance with at
least one of the four (4) criteria outlined in RMC 4-4-130H.1.e. The detailed justification letter shall be submitted to the Current Planning Project Manager for review and approval
prior to issuance of the civil construction permit.
Based on a total net land area of 220,413 sq. ft., (273,121 sq. ft. gross area minus 52,708 sq. ft. of ROW dedication), or 5.06 acres, the applicant is required to provide a minimum
of 152 tree credits. According to the applicant’s tree density calculation in the Tree Retention and Credit Worksheet (Exhibit 7), the 63 trees proposed for retention by the applicant,
which includes a range of sizes and species, is providing a total of 374 credits, which exceeds the 152 tree credit requirement.
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 based on values for existing or new trees as provided in RMC 4-4-130H.1.b.v.
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: A conceptual tree retention plan with the plan drawings (Exhibit 4), two (2) Arborist Reports (Exhibits 6 and 14), and a Tree Retention Worksheet (Exhibit 7) were included
with the project application materials. There are 404 trees identified on the project site. Of those trees, 29 have been identified as high-risk and 67 trees are located within areas
of right-of-way. The applicant is proposing to retain 63 significant trees, or 20 percent (20%) of the viable onsite significant trees. All trees proposed to be retained are located
in the three (3) proposed tree tracts, which is the highest priority retention location per RMC 4-4-130H.2.
Pursuant to the tree regulations in RMC 4-4-130H, tree retention standards in the R-8 zone require a minimum of 30 percent (30%) of the site’s viable significant trees to be retained
during and post development. Based on a retention rate of 30%, the applicant would be required to retain 92 trees (308 significant trees x 0.3 = 92 trees). Per RMC 4-4-130H.1.d, if the
number of trees required for compliance with minimum tree retention or minimum tree credit requirements includes a fraction of a tree, any amount equal to or greater than one-half (1/2)
tree shall be rounded up. The applicant’s tree retention proposal is short approximately 29 trees and therefore the applicant has proposed tree replacement as an alternative to retaining
the required 30% of trees. Specifically, the applicant has proposed the planting of new large species trees totaling 326 credits to replace the 29 trees or 325 tree credits as determined
in the tree retention worksheet (Exhibit 7) that the project proposal would fall short of retaining. Per RMC 4-4-130H.1.e, the Administrator may authorize the planting of replacement
trees as an alternative to retaining trees in conformance with the following four (4) criteria:
(a) There are special circumstances related to the size, shape, topography, location, or surroundings of the subject property; or
(b) The strict application of the code would prevent reasonable use of property; or
(c) The strict application of the code would prevent compliance with minimum density requirements of the zone; or
(d) The project is a short plat with four (4) or fewer lots.
Based on the project proposal, staff could not determine that the project would comply with any of the above criteria and therefore cannot support the use of replacement trees as an
alternative to providing the required number of retained trees. The site is relatively flat and appears to have many opportunities for additional tree retention that would allow for
the project to meet the code required retention rate of 30%. Therefore, staff recommends as a condition of approval, that the project comply with the 30% tree retention rate as required
per RMC 4-4-130H.1.a. by retaining a minimum of 92 significant trees on site. Alternatively, the applicant may submit a detailed justification letter documenting conformance with at
least one of the four (4) criteria outlined in RMC 4-4-130H.1.e. The detailed justification letter shall be submitted to the Current Planning Project Manager for review and approval
prior to issuance of the civil construction permit.
Based on a total net land area of 220,413 sq. ft., (273,121 sq. ft. gross area minus 52,708 sq. ft. of ROW dedication), or 5.06 acres, the applicant is required to provide a minimum
of 152 tree credits. According to the applicant’s tree density calculation in the Tree Retention and Credit Worksheet (Exhibit 7), the 63 trees proposed for retention by the applicant,
which includes a range of sizes and species, is providing a total of 374 credits, which exceeds the 152 tree credit requirement.
Compliant if condition of approval is met
Parking:
Detached Dwelling Units: Parking regulations require that a minimum of two parking spaces be provided for each detached dwelling.
Religious Institutions: A minimum and maximum of 1.0 for every 5 seats in the main auditorium; however, in no case shall there be less than 10.0 spaces. For all existing institutions
enlarging the seating capacity of their auditoriums, 1.0 additional parking space shall be provided for every 5 additional seats provided by the new construction. For all institutions
making structural alterations or additions that do not increase the seating capacity of the auditorium, see “outdoor and indoor sports arenas, auditoriums, stadiums, movie theaters,
and entertainment clubs.”
Daycare (i.e. pre-K): A minimum and maximum of 1.0 for each employee and 2.0 drop-off/pick-up spaces within 100 feet of the main entrance for every 25 clients of the program.
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: Adequate area would be provided on the proposed single-family lots for the provision of the required onsite parking.
Due to the reconfiguration of the parking lot associated with the existing church and preschool, approximately nine (9) of the 41 existing parking stalls would be eliminated for a new
surface parking total of 32 stalls. In order to ensure the church and school have adequate parking to meet the parking requirements in RMC 4-4-140F.10, staff recommends as a condition
of approval, that the applicant submit a parking analysis for the existing church and school on proposed Lot 22 that demonstrates compliance with the parking standards in RMC 4-4-140.
The analysis shall be submitted to the Current Planning Project Manager for review and approval prior to issuance of the civil construction permit.
Compliant if condition of approval is met
Parking:
Detached Dwelling Units: Parking regulations require that a minimum of two parking spaces be provided for each detached dwelling.
Religious Institutions: A minimum and maximum of 1.0 for every 5 seats in the main auditorium; however, in no case shall there be less than 10.0 spaces. For all existing institutions
enlarging the seating capacity of their auditoriums, 1.0 additional parking space shall be provided for every 5 additional seats provided by the new construction. For all institutions
making structural alterations or additions that do not increase the seating capacity of the auditorium, see “outdoor and indoor sports arenas, auditoriums, stadiums, movie theaters,
and entertainment clubs.”
Daycare (i.e. pre-K): A minimum and maximum of 1.0 for each employee and 2.0 drop-off/pick-up spaces within 100 feet of the main entrance for every 25 clients of the program.
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: Adequate area would be provided on the proposed single-family lots for the provision of the required onsite parking.
Due to the reconfiguration of the parking lot associated with the existing church and preschool, approximately nine (9) of the 41 existing parking stalls would be eliminated for a new
surface parking total of 32 stalls. In order to ensure the church and school have adequate parking to meet the parking requirements in RMC 4-4-140F.10, staff recommends as a condition
of approval, that the applicant submit a parking analysis for the existing church and school on proposed Lot 22 that demonstrates compliance with the parking standards in RMC 4-4-140.
The analysis shall be submitted to the Current Planning Project Manager for review and approval prior to issuance of the civil construction permit.
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 72 inches (72"). Except in the front yard and side yard along
a street setback where the fence shall not exceed 48 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: As shown on the Preliminary Grading and Drainage Plan (Exhibit 4), a mix of rockery and keystone retaining walls are proposed on Lots 13 and 14, Lots 17 through 21, Tract
A, and Tract B. All walls would have a maximum height of six feet (6’) and do not appear to exceed the maximum height of 48 inches (48”) permitted within front yard or secondary front
yard setback areas. No retaining walls are shown abutting the public right-of-way and all walls appear to be located outside of the 10-foot (10’) on-site landscaping required. Compliance
would be further verified at the time of formal civil construction permit review.
On May 15, 2023, the Duwamish Tribe provided a comment (Exhibit 16) stating that the project is an area the Duwamish Tribe considers culturally significant and has a moderate probability
to have unknown archaeological deposits. After reviewing the applicant’s geotechnical report (Exhibit 8) and grading plans (Exhibit 4), staff determined that a significant amount of
grading would occur on the site as a result of the wall construction. In addition, the proposed stormwater facility would necessitate significant excavation to place the vault. When
combined with the other grading and clearing work proposed for the site, the potential for damage and/or destruction of archaeological resources is present. Therefore, staff recommends
as a condition of approval that the applicant submit an Inadvertent Discoveries Plan prepared by a qualified professional with the civil construction permit for review and approval by
the Current Planning Project manager prior to permit issuance.
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 Site Design Standards must be demonstrated prior to approval of the subdivision. Compliance with Residential Design Standards would be verified prior
to issuance of the building permit for the new single-family homes. The proposal is consistent with the following design standards, unless noted otherwise:
Compliance
Design Standards R-8 and Analysis
Compliant if condition of approval is met
Lot Configuration: One of the following is required of preliminary plat applications:
Lot width variation of 10 feet (10’) minimum of one per four (4) abutting street-fronting lots, or
Minimum of four (4) lot sizes (minimum of four hundred (400) gross square feet size difference) for street-fronting lots, or
A front yard setback variation of at least five feet (5’) minimum for at least every four (4) abutting street fronting lots.
Staff Comment: Based on the applicant’s submitted Plan Drawings (Exhibit 4), the proposed layout does not propose utilizing options 1 or 2 for the lot configuration standard. Therefore,
staff recommends as a condition of approval, the applicant shall submit a narrative describing how the future lots will comply with the lot configuration requirement as outlined in RMC
4-2-115.E.1. The narrative shall be submitted to the Current Planning Project Manager for review and approval prior to issuance of the civil construction permit.
(
Lots shall be configured to achieve both of the following:
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.
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 stormwater discussion below under FOF 23, Availability and Impact on Public Services.
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:
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
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
The garage is alley accessed, or
The garage entry does not face a public and/or private street or an access easement, or
The garage width represents no greater than fifty percent (50%) of the width of the front facade at ground level, or
The garage is detached, or
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: Lots 1 through 12 are proposed to take vehicular access from the alley and therefore the garages would be alley accessed. Compliance for this standard for all lots would
be verified at the time of building permit review.
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:
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
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
The garage is alley accessed, or
The garage entry does not face a public and/or private street or an access easement, or
The garage width represents no greater than fifty percent (50%) of the width of the front facade at ground level, or
The garage is detached, or
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: Lots 1 through 12 are proposed to take vehicular access from the alley and therefore the garages would be alley accessed. Compliance for this standard for all lots would
be verified at the time of building permit review.
Compliance not yet demonstrated
Primary Entry: The entry shall include a porch or stoop with a minimum depth of five feet (5') and minimum height of twelve inches (12") above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway.
Staff Comment: Compliance for this standard would be verified at the time of building permit review.
Compliance not yet demonstrated
Facade Modulation: One of the following is required:
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
At least two feet (2') offset of second story from first story on one street facing facade.
Staff Comment: Compliance for this standard would be verified at the time of building permit review.
Compliance not yet demonstrated
Windows and Doors: Windows and doors shall constitute twenty-five percent (25%) of all facades facing street frontage or public spaces.
Staff Comment: Compliance for this standard would be verified at the time of building permit review.
Compliance not yet demonstrated
Scale, Bulk, and Character: A variety of elevations and models that demonstrate a variety of floor plans, home sizes, and character shall be used. All of the following are required:
1. A variety of elevations and models that demonstrate a variety of home sizes, character, and a diverse streetscape.
2. Abutting, adjacent, and diagonal houses must have differing architectural elevations.
Staff Comment: Compliance for this standard would be verified at the time of building permit review.
Compliance not yet demonstrated
Roofs: A variety of roof forms appropriate to the style of the home shall be used.
Staff Comment: Compliance for this standard would be verified at the time of building permit review.
Compliance not yet demonstrated
Eaves: Both of the following are required:
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
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
Eaves: Both of the following are required:
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
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:
Three- and one-half inch (3 1/2") minimum trim surrounds all windows and details all doors, or
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:
A minimum of two (2) colors is used on the home (body with different color trim is acceptable), or
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.
Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The proposal is consistent with the following subdivision regulations if all conditions
of approval are complied with:
Compliance
Subdivision Regulations and Analysis
Compliant if conditions of approval are met
Access: Each lot must have access to a public street or road. Access may be by a shared driveway per the requirements of the street standards.
The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16').
Joint use driveways should be encouraged when feasible and appropriate. Adjoining lots may utilize a joint use driveway accessed from a public street where such joint use driveway reduces
the total number of driveways entering the street network. Joint use driveways must be created upon the common property line of the properties served or through the granting of a permanent
access easement when said driveway does not exist upon a common property line. If the adjoining lots are residential, the joint use driveway shall provide access to no more than two
(2) lots and each lot shall abut a public street. Joint use access to the driveway shall be assured by easement or other legal form acceptable to the City.
Staff Comment: All proposed lots would have access to a public street or alley. Access to Lots 1 through 12 would be provided via a new sixteen foot (16’) wide public alley (Alley Z)
off of new Road A. Access to Lots 13 through 18 is proposed from future Road B, which dead ends into a cul-de-sac. Access to Lots 19 through 21 is proposed from future Road A, which
dead ends at the west property line and provides a potential future connection point. Access to Lots 19 through 21 would be provided from new Road A. Lot 22, the site of the existing
church, school, and associated parking, would be accessed from an existing driveway off of 116th Ave SE or a new proposed driveway off of future Road A.
A cul-de-sac with a radius of approximately 55 feet (55’) is proposed at the southern end of proposed Road B to comply with the Renton Regional Fire Authority emergency access standards
for dead-end streets.
As proposed, all lots would have their own individual driveways. Frontage improvements are required along all street frontages abutting the subject property. Required improvements would
consist of curb, gutter, planter strip with street trees and sidewalk.
To ensure alley access is utilized for Lots 1 through 12, as is preferred for new residential development in the R-8 zone, staff recommends as a condition of approval, Lots 1 through
12 shall utilize the public alley (future Alley Z) for all vehicular access. Furthermore, no vehicle curb cuts shall be allowed for Lots 1 through 12 on 116th Ave SE, future Road A,
or future Road B.
As designed, the location of the second entrance to the church site (proposed Lot 22) is only 44 feet from the intersection of 116th Ave SE and future Road A. Due to the presence of
a preschool/daycare use on the site, combined with the standard church activities and services, staff has concerns regarding the potential for vehicle queuing both entering and existing
the church site to create safety issues by causing backups. In order to reduce to the potential for back-ups creating unsafe situations for both drivers and pedestrians, staff recommends,
as a condition of approval, the applicant shall relocate the secondary entrance to proposed Lot 22 (church site) off of future Road A westward to a location directly adjacent to future
Alley Z. An alternative location may be approved by the Current Planning Project Manager.
Compliant if conditions of approval are met
Access: Each lot must have access to a public street or road. Access may be by a shared driveway per the requirements of the street standards.
The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16').
Joint use driveways should be encouraged when feasible and appropriate. Adjoining lots may utilize a joint use driveway accessed from a public street where such joint use driveway reduces
the total number of driveways entering the street network. Joint use driveways must be created upon the common property line of the properties served or through the granting of a permanent
access easement when said driveway does not exist upon a common property line. If the adjoining lots are residential, the joint use driveway shall provide access to no more than two
(2) lots and each lot shall abut a public street. Joint use access to the driveway shall be assured by easement or other legal form acceptable to the City.
Staff Comment: All proposed lots would have access to a public street or alley. Access to Lots 1 through 12 would be provided via a new sixteen foot (16’) wide public alley (Alley Z)
off of new Road A. Access to Lots 13 through 18 is proposed from future Road B, which dead ends into a cul-de-sac. Access to Lots 19 through 21 is proposed from future Road A, which
dead ends at the west property line and provides a potential future connection point. Access to Lots 19 through 21 would be provided from new Road A. Lot 22, the site of the existing
church, school, and associated parking, would be accessed from an existing driveway off of 116th Ave SE or a new proposed driveway off of future Road A.
A cul-de-sac with a radius of approximately 55 feet (55’) is proposed at the southern end of proposed Road B to comply with the Renton Regional Fire Authority emergency access standards
for dead-end streets.
As proposed, all lots would have their own individual driveways. Frontage improvements are required along all street frontages abutting the subject property. Required improvements would
consist of curb, gutter, planter strip with street trees and sidewalk.
To ensure alley access is utilized for Lots 1 through 12, as is preferred for new residential development in the R-8 zone, staff recommends as a condition of approval, Lots 1 through
12 shall utilize the public alley (future Alley Z) for all vehicular access. Furthermore, no vehicle curb cuts shall be allowed for Lots 1 through 12 on 116th Ave SE, future Road A,
or future Road B.
As designed, the location of the second entrance to the church site (proposed Lot 22) is only 44 feet from the intersection of 116th Ave SE and future Road A. Due to the presence of
a preschool/daycare use on the site, combined with the standard church activities and services, staff has concerns regarding the potential for vehicle queuing both entering and existing
the church site to create safety issues by causing backups. In order to reduce to the potential for back-ups creating unsafe situations for both drivers and pedestrians, staff recommends,
as a condition of approval, the applicant shall relocate the secondary entrance to proposed Lot 22 (church site) off of future Road A westward to a location directly adjacent to future
Alley Z. An alternative location may be approved by the Current Planning Project Manager.
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Blocks: Blocks shall be deep enough to allow two tiers of lots.
Staff Comment: Where possible the project provides for two (2) tiers of lots on-site. Due to the size and shape of the project site combined with the drainage requirements and preservation
of the existing church, the western portion encompassing Lots 13 through 19 and the northern portion encompassing Lots 20 and 21 cannot accommodate two (2) tiers of lots.
(
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: All proposed lots comply with the minimum area and dimensional standards of the R-8 zone (see FOF 18, Zoning Development Standard Compliance) and all lots would be oriented
such that their front yard areas face a public street.
Compliant if condition of approval is met
Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards.
Staff Comment: The proposed project fronts 116th Ave SE along the eastern property line. 116th Ave SE is classified as a Minor Arterial Street and has an existing right-of-way (ROW)
width of approximately 30 feet (30’). The proposed development would be required to construct frontage improvements, including paving, curb and gutter, planter strip with street trees
and a sidewalk along 116th Ave SE, including in front of both the church site and the proposed single-family homes. To meet the city’s complete street standards for minor arterial streets,
a minimum ROW width of 91 feet (91’) is required. Dedication of approximately 30.5 feet (30.5’) of ROW would be required but would need to vary due to the misaligned ROW in front of
the site. Complete street improvements required for 116th Ave SE include a pavement width of 54 feet (27 feet from centerline, two 11-foot travel lanes, plus a 5-foot bike lane), a 0.5-foot
curb, an eight-foot (8’) planting strip, an eight-foot (8’) sidewalk, street trees and storm drainage improvements. However, the City’s Transportation Department has established an alternative
corridor plan for the section of 116th Ave SE adjacent to the project site. The corridor plan would require a right-of-way width of 71 feet (71’) with a paved roadway section of 44 feet
(44’) which consists of two 11-foot travel lanes, one 12-foot center turn lane, and two 5-foot bike lanes, a 0.5-foot vertical curb, 8-foot planter, 5-foot sidewalk, street trees, and
storm drainage improvements along each side of the roadway. The applicant requests a modification to implement the improvements associated with the corridor plan, which staff supports.
See FOF 22 for the Modification analysis. The submitted preliminary roadway improvement plan (Exhibit 4, Sheet 6) depicts variable ROW dedication range from 5.5 feet to 12.9 feet ROW
and street improvements along 116th Ave SE following the requirement above, which staff finds conceptually acceptable.
The project proposes to construct residential access streets (identified as Road A and Road B) onsite with direct access to 116th Ave SE. In addition, the applicant has proposed a 16-foot-wide
alley (identified as Alley Z) to provide alley access to proposed Lots 1 through 12. To meet the city’s complete street standards for Residential Access streets, a minimum ROW width
of 53 feet (53’) is required for both Road A and Road B. Per RMC 4-6-060, the residential street section shall include a minimum 26-foot (26’) paved road (13-foot on each side), 0.5
feet of cubs, an 8-foot (8’) planting strip, and 5-foot (5’) sidewalk, street trees and storm drainage improvements on both sides of the street. The future public alley shall provide
a minimum pavement width of 12-feet (12’) with two-feet (2’) of clear space on each side. The proposed widths meet the minimum required widths mentioned in RMC 4-6-060. Undergrounding
of all utilities is required.
In addition, street lighting is required for a development that includes more than four (4) residential units. Therefore, staff recommends as a condition of approval, the applicant shall
submit a photometric study and street lighting plan per city standard at the time of construction permit review.
Staff determined that at completion of the project, the development will have met City of Renton concurrency requirements (Exhibit 12), which is based upon a test of the citywide Transportation
Plan, consideration of growth levels included in the LOS-tested Transportation Plan, site specific improvements, and future payment of Transportation Impact Fees. Each new residence
is subject to a transportation impact fee. The 2024 transportation impact fee is $11,485.67 per single-family home. Assessed fees for the future residences would be based on the City
of Renton Fee Schedule in effect at the time of building permit issuance.
Compliant if condition of approval is met
Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards.
Staff Comment: The proposed project fronts 116th Ave SE along the eastern property line. 116th Ave SE is classified as a Minor Arterial Street and has an existing right-of-way (ROW)
width of approximately 30 feet (30’). The proposed development would be required to construct frontage improvements, including paving, curb and gutter, planter strip with street trees
and a sidewalk along 116th Ave SE, including in front of both the church site and the proposed single-family homes. To meet the city’s complete street standards for minor arterial streets,
a minimum ROW width of 91 feet (91’) is required. Dedication of approximately 30.5 feet (30.5’) of ROW would be required but would need to vary due to the misaligned ROW in front of
the site. Complete street improvements required for 116th Ave SE include a pavement width of 54 feet (27 feet from centerline, two 11-foot travel lanes, plus a 5-foot bike lane), a 0.5-foot
curb, an eight-foot (8’) planting strip, an eight-foot (8’) sidewalk, street trees and storm drainage improvements. However, the City’s Transportation Department has established an alternative
corridor plan for the section of 116th Ave SE adjacent to the project site. The corridor plan would require a right-of-way width of 71 feet (71’) with a paved roadway section of 44 feet
(44’) which consists of two 11-foot travel lanes, one 12-foot center turn lane, and two 5-foot bike lanes, a 0.5-foot vertical curb, 8-foot planter, 5-foot sidewalk, street trees, and
storm drainage improvements along each side of the roadway. The applicant requests a modification to implement the improvements associated with the corridor plan, which staff supports.
See FOF 22 for the Modification analysis. The submitted preliminary roadway improvement plan (Exhibit 4, Sheet 6) depicts variable ROW dedication range from 5.5 feet to 12.9 feet ROW
and street improvements along 116th Ave SE following the requirement above, which staff finds conceptually acceptable.
The project proposes to construct residential access streets (identified as Road A and Road B) onsite with direct access to 116th Ave SE. In addition, the applicant has proposed a 16-foot-wide
alley (identified as Alley Z) to provide alley access to proposed Lots 1 through 12. To meet the city’s complete street standards for Residential Access streets, a minimum ROW width
of 53 feet (53’) is required for both Road A and Road B. Per RMC 4-6-060, the residential street section shall include a minimum 26-foot (26’) paved road (13-foot on each side), 0.5
feet of cubs, an 8-foot (8’) planting strip, and 5-foot (5’) sidewalk, street trees and storm drainage improvements on both sides of the street. The future public alley shall provide
a minimum pavement width of 12-feet (12’) with two-feet (2’) of clear space on each side. The proposed widths meet the minimum required widths mentioned in RMC 4-6-060. Undergrounding
of all utilities is required.
In addition, street lighting is required for a development that includes more than four (4) residential units. Therefore, staff recommends as a condition of approval, the applicant shall
submit a photometric study and street lighting plan per city standard at the time of construction permit review.
Staff determined that at completion of the project, the development will have met City of Renton concurrency requirements (Exhibit 12), which is based upon a test of the citywide Transportation
Plan, consideration of growth levels included in the LOS-tested Transportation Plan, site specific improvements, and future payment of Transportation Impact Fees. Each new residence
is subject to a transportation impact fee. The 2024 transportation impact fee is $11,485.67 per single-family home. Assessed fees for the future residences would be based on the City
of Renton Fee Schedule in effect at the time of building permit issuance.
Compliant if conditions of approval are met
Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses.
Staff Comment: The subject site is bordered by single-family homes to the south and west of the property. As with the subject site, properties surrounding the subject site are designated
Residential Medium Density (MD) in the Comprehensive Plan and located in the R-8 zone. The existing church will border the future single-family subdivision to the north, while the city-owned
property to the east is developed with a water tower and associated out-buildings. The proposal is substantially similar to existing residential development patterns in the area and
is consistent with the Comprehensive Plan and Zoning Code, which encourage residential infill development.
The applicant has proposed a stormwater detention vault within Tract A, which would be adjacent to the existing single-family properties to the south and west of the project site. A
stormwater detention vault that is located entirely underground and is landscaped appropriately would be compatible with the surrounding neighborhood, however a stormwater pond or a
vault that is partially exposed above ground would not be as compatible with the existing surrounding uses. Therefore, staff recommends as a condition of approval, if any proposal to
convert the stormwater vault within Tract A to a stormwater detention pond be considered a Major Plat Amendment subject to the requirements outlined under RMC 4-7-080M.2. Staff also
recommends as a condition of approval that the stormwater vault be located entirely below ground. Engineered construction plans showing the vault entirely below ground shall be submitted
to the Public Works Plan Reviewer at the time of construction permit review for review and approval.
The applicant has also proposed extending Tract B (tree retention tract) from the west side of the site to the 116th Ave SE ROW via a narrow 15-foot-wide section in order to provide
buffer between the existing single-family homes to the south and the new roadway and homes proposed as a part of the subdivision. In order to provide an additional pedestrian access
point to the dead-end cul-de-sac (Road B), the tract needs to be designed in a manner that fits into both the built and natural environment and encourages pedestrian to utilize the linkage.
Therefore, staff recommends as a condition of approval that the applicant submit an updated plan that utilizes a pedestrian-focused design for Tract B. Options for encouraging access
include the establishment of a soft or hard trail connecting the internal sidewalks to the sidewalk adjacent to 116th Ave SE, signage, or other passive programming such as benches or
dog amenities. The proposed design for the pedestrian access shall be submitted at the time of construction permit application submittal. The new design would be subject for review and
approval by the Current Planning Project Manager and Public Works staff prior to civil construction permit issuance.
Compliant if conditions of approval are met
Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses.
Staff Comment: The subject site is bordered by single-family homes to the south and west of the property. As with the subject site, properties surrounding the subject site are designated
Residential Medium Density (MD) in the Comprehensive Plan and located in the R-8 zone. The existing church will border the future single-family subdivision to the north, while the city-owned
property to the east is developed with a water tower and associated out-buildings. The proposal is substantially similar to existing residential development patterns in the area and
is consistent with the Comprehensive Plan and Zoning Code, which encourage residential infill development.
The applicant has proposed a stormwater detention vault within Tract A, which would be adjacent to the existing single-family properties to the south and west of the project site. A
stormwater detention vault that is located entirely underground and is landscaped appropriately would be compatible with the surrounding neighborhood, however a stormwater pond or a
vault that is partially exposed above ground would not be as compatible with the existing surrounding uses. Therefore, staff recommends as a condition of approval, if any proposal to
convert the stormwater vault within Tract A to a stormwater detention pond be considered a Major Plat Amendment subject to the requirements outlined under RMC 4-7-080M.2. Staff also
recommends as a condition of approval that the stormwater vault be located entirely below ground. Engineered construction plans showing the vault entirely below ground shall be submitted
to the Public Works Plan Reviewer at the time of construction permit review for review and approval.
The applicant has also proposed extending Tract B (tree retention tract) from the west side of the site to the 116th Ave SE ROW via a narrow 15-foot-wide section in order to provide
buffer between the existing single-family homes to the south and the new roadway and homes proposed as a part of the subdivision. In order to provide an additional pedestrian access
point to the dead-end cul-de-sac (Road B), the tract needs to be designed in a manner that fits into both the built and natural environment and encourages pedestrian to utilize the linkage.
Therefore, staff recommends as a condition of approval that the applicant submit an updated plan that utilizes a pedestrian-focused design for Tract B. Options for encouraging access
include the establishment of a soft or hard trail connecting the internal sidewalks to the sidewalk adjacent to 116th Ave SE, signage, or other passive programming such as benches or
dog amenities. The proposed design for the pedestrian access shall be submitted at the time of construction permit application submittal. The new design would be subject for review and
approval by the Current Planning Project Manager and Public Works staff prior to civil construction permit issuance.
Complaint if condition of approval is met
Phasing: The applicant may request a phased subdivision with the preliminary plat application provided the following is met:
a. The preliminary plat approval must be granted for the entire subdivision and must delineate the separate divisions which are to be developed in increments.
b. The phasing plan shall include all land contained within the preliminary plat, including areas where off-site improvements are being made.
c. The sequence and timing of development is identified on a phasing map.
d. Each phase shall consist of a contiguous group of lots that meets all pertinent development standards on its own. The phase cannot rely on future phases for compliance with any section
of Title IV.
e. Each phase provides adequate circulation and utilities
f. The preliminary plat approval shall be conditioned upon completion of the proposed phases in a particular sequence and may specify a completion date for each phase.
g. All phases shall be recorded within the original life of the preliminary plat, unless an extension is granted pursuant to RMC 4-7-080L.
Staff Comment: The applicant is proposing a phased subdivision. Phase 1 of the subdivision would separate the church, school and associated parking from the rest of the site by creating
a new 46,129 sq. ft. lot. The remaining portion of the parent site would total approximately 226,988 sq. ft. in area and would be subdivided into 21 new single-family lots as part of
Phase 2. The intent of the phasing proposal is to allow the owner of the existing parent parcel to sell off the portion of the lot to be developed with new single-family homes as quickly
as possible instead of having to wait until recording of the final plat for the subdivision.
Phase 1: Subdivide the existing parcel into two (2) lots, including one (1) lot for the church and associated improvements totaling 46,129 sq. ft. and one (1) lot for the 21 new single-family
lots totaling 226,988 sq. ft. to be developed by the applicant. The required ROW dedication along 116th Ave SE would be granted, but no construction or demolition would occur.
Phase 2: Subdivide the 226,988 sq. ft. lot into the 21 lots and four (4) tracts, dedicated internal ROW, and construct all frontage improvements and utilities associated with the project.
In order to ensure the street frontage improvements on 116th Ave SE in front of the church (proposed Lot 22) are installed as soon after the Phase I subdivision as possible and irrespective
of the Phase 2 timing, staff recommends as a condition of approval, the applicant shall install all required street frontage improvements on the portion of 116th Ave SE adjacent to future
Lot 22 (church site) within two (2) years of preliminary plat approval, unless an alternative schedule is approved by the Current Planning Project Manager.
Complaint if condition of approval is met
Phasing: The applicant may request a phased subdivision with the preliminary plat application provided the following is met:
a. The preliminary plat approval must be granted for the entire subdivision and must delineate the separate divisions which are to be developed in increments.
b. The phasing plan shall include all land contained within the preliminary plat, including areas where off-site improvements are being made.
c. The sequence and timing of development is identified on a phasing map.
d. Each phase shall consist of a contiguous group of lots that meets all pertinent development standards on its own. The phase cannot rely on future phases for compliance with any section
of Title IV.
e. Each phase provides adequate circulation and utilities
f. The preliminary plat approval shall be conditioned upon completion of the proposed phases in a particular sequence and may specify a completion date for each phase.
g. All phases shall be recorded within the original life of the preliminary plat, unless an extension is granted pursuant to RMC 4-7-080L.
Staff Comment: The applicant is proposing a phased subdivision. Phase 1 of the subdivision would separate the church, school and associated parking from the rest of the site by creating
a new 46,129 sq. ft. lot. The remaining portion of the parent site would total approximately 226,988 sq. ft. in area and would be subdivided into 21 new single-family lots as part of
Phase 2. The intent of the phasing proposal is to allow the owner of the existing parent parcel to sell off the portion of the lot to be developed with new single-family homes as quickly
as possible instead of having to wait until recording of the final plat for the subdivision.
Phase 1: Subdivide the existing parcel into two (2) lots, including one (1) lot for the church and associated improvements totaling 46,129 sq. ft. and one (1) lot for the 21 new single-family
lots totaling 226,988 sq. ft. to be developed by the applicant. The required ROW dedication along 116th Ave SE would be granted, but no construction or demolition would occur.
Phase 2: Subdivide the 226,988 sq. ft. lot into the 21 lots and four (4) tracts, dedicated internal ROW, and construct all frontage improvements and utilities associated with the project.
In order to ensure the street frontage improvements on 116th Ave SE in front of the church (proposed Lot 22) are installed as soon after the Phase I subdivision as possible and irrespective
of the Phase 2 timing, staff recommends as a condition of approval, the applicant shall install all required street frontage improvements on the portion of 116th Ave SE adjacent to future
Lot 22 (church site) within two (2) years of preliminary plat approval, unless an alternative schedule is approved by the Current Planning Project Manager.
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
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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.
Staff Comment: According to COR Maps, a moderate coal mine hazard and regulated slopes are located on the project site. As such, the applicant submitted a Geotechnical Engineering Study,
prepared by Earth Solutions NW, LLC and dated November 21, 2022 and updated July 3, 2023 with the project application (Exhibit 8). Per the report, no sensitive slopes were found on the
site, however sensitive slopes were found along the proposed utility connection on the City’s Rolling Hills site to the west.
The report concludes that the proposed single-family residences can be supported on conventional spread footings bearing on competent native soil, recompacted native soil, or structural
fill. If unsuitable soils are encountered, they should be over excavated and backfilled with structural fill. Full infiltration is deemed infeasible due to the wide-spread prevalence
of glacially consolidated soils. However, the report contends that small-scale BMP or LID designs may be viable for the project depending on the final grading plan.
Modification Analysis: The applicant is requesting a modification from RMC 4-6-060, Street Standards, for the section of 116th Ave SE adjacent to the site. 116th Ave SE is classified
as a Minor Arterial Street, with an existing right-of-way (ROW) width of approximately 30 feet. To meet the City’s complete street standards for minor arterial streets, minimum ROW width
is 91 feet. Dedication of 30.5 feet of ROW would be required. Street improvements are required which shall include a pavement width of 54 feet (27 feet from centerline, 2-11-ft travel
lanes, plus a 5-ft bike lane), a 0.5-ft curb, an 8-ft planting strip, an 8-ft sidewalk, street trees and storm drainage improvements. The City’s Transportation Department has established
a corridor plan for this section of 116th Ave SE. The corridor determined by the City’s Transportation Department requires a right-of-way width of 71-ft. The paved roadway section is
44-ft, consisting of two 11-ft travel lanes, one 12-ft center turn lane, and two 5-ft bike lanes. A 0.5-ft vertical curb, 8-ft planter and 5-ft sidewalk are required along each side
of the roadway.
The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250D.2, if all conditions of approval are met. Therefore, staff is recommending approval of the
requested modification:
Compliance
Modification Criteria and Analysis
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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-I encourages the following: Utilize multiple strategies to accommodate residential growth, including:
Development of new single-family neighborhoods on large tracts of land outside the City Center,
Development of new multi-family and mixed-use in the City Center and in the Residential High Density and Commercial Mixed-Use designations, and
Infill development on vacant and underutilized land in established neighborhoods and multi-family areas
Staff concurs the proposed 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 requested street modification is consistent with these policy guidelines. The proposed modification
maintains the street’s vehicle capacity and walkable community.
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Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment.
Staff Comment: The modification achieves these standards as follows:
Safety: The modified street section provides adequate separation for pedestrians and vehicles to maneuver the public right of way safely. Currently, there is no planter strip between
the travel lanes and the existing sidewalk along 116th Ave SE. This project would create a safer walking path between the street in front of the entire site, including both the existing
church and the new single-family subdivision.
Function/Appearance: The proposed modification would create a more convenient means of travel for pedestrians, meeting the plan goals of providing a pedestrian-oriented space.
Environmental Protection: The modified section would provide a planter strip allowing for the establishment of street trees in front of the site. Street trees provide many positive environmental
benefits including cleaner air, cleaner water, and more shade for pedestrians and buildings.
The modified street improvements would meet the objectives of a safe, walkable environment consistent with the surrounding neighborhood.
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Will not create substantial adverse impacts to other property(ies) in the vicinity.
Staff Comment: Staff has not identified adverse impacts to other properties from the requested modification, see comments under criterion ‘b’.
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Conforms to the intent and purpose of the Code.
Staff Comment: Staff concurs the proposed modification meets the intent and purposes of the Code. See also comments under criterion ‘b’.
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Conforms to the intent and purpose of the Code.
Staff Comment: Staff concurs the proposed modification meets the intent and purposes of the Code. See also comments under criterion ‘b’.
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Can be shown to be justified and required for the use and situation intended.
Staff Comment: Staff concurs that the modification is justified as it provides a safe and functional pedestrian experience. See also comments under criterion ‘b’.
Lot Line Adjustment Principles of Acceptability: Section 4-7-060B, lists four (4) principles of acceptability that the Administrator or designee considers, along with all other relevant
information, when making a decision on a Lot Line Adjustment application. A lot line adjustment shall be consistent with the following principles of acceptability:
Compliance
Lot Line Adjustment Criteria and Analysis
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Correcting: Adjust lot lines including the elimination of a common lot line in order to correct property line or setback encroachments;
Staff Comment: The proposed lot line adjustment is intended to correct a deed overlap at the southwest corner of the site. As currently recorded, a deed overlap of approximately 0.9
feet is present between APN 7399301130 and 2023059067 (applicant’s site). The purpose of the lot line adjustment is to eliminate the overlap and ensure the shared property line between
the two (2) lots is clear.
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Improving: Create better lot design, or improve access;
Staff Comment: The proposed lot line adjustment would result in a better lot design it would eliminate the confusion created by a deed overlap where two parties appear to own the same
portion of land.
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Approval Criteria: An additional lot, parcel or tract shall not be created; and The subject lots, parcels or tracts are within the same zoning district; and The proposed adjustments
shall not cause the lots, parcels or tracts to increase the nonconformity with respect to applicable zoning (see RMC 4-2), subdivision and other code requirements pertaining to lot design,
building location, and development standards; and The adjusted lot line(s) is shared by the subject lots.
Staff Comment: No additional lots or tracts were created as part of this lot line adjustment. The proposed lots are all located within the same R-8 zoning designation. The proposed lot
line adjustment would not increase an existing nonconformity with respect to existing City standards. The adjusted lot lines are shared by the subject lots.
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Non-Evasive: Lot line adjustments shall not serve to eliminate or circumvent any state or local requirements, including but not limited to frontage improvements, payment of fee-in-lieu,
payment of latecomer fees or the installation of required infrastructure.
Assessment of fees, right-of-way dedication and frontage improvements for the entire length of the property line(s) bordering rights-of-way may be required as a condition of approval
for a lot line adjustment.
Lots, parcels or tracts that are increased in area by lot line adjustments shall not be permitted to be subdivided for five (5) years following the date upon which the lot line adjustment
is recorded or three (3) years following the approval of a lot line adjustment, whichever is longer, unless the following is met:
The subdivision application includes all lots, parcels and tracts involved in the lot line adjustment in the overall subdivision; or
All required infrastructure, including but not limited to frontage improvements, required infrastructure and utility lines are constructed along the frontage of all lots included in
the lot line adjustment.
Staff Comment: The proposed lot line adjustment would not circumvent any state or local requirements. The proposed lots would be in compliance with the CA development standards. Frontage
improvements would be constructed as part of the construction of the new transit center.
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Non-Evasive: Lot line adjustments shall not serve to eliminate or circumvent any state or local requirements, including but not limited to frontage improvements, payment of fee-in-lieu,
payment of latecomer fees or the installation of required infrastructure.
Assessment of fees, right-of-way dedication and frontage improvements for the entire length of the property line(s) bordering rights-of-way may be required as a condition of approval
for a lot line adjustment.
Lots, parcels or tracts that are increased in area by lot line adjustments shall not be permitted to be subdivided for five (5) years following the date upon which the lot line adjustment
is recorded or three (3) years following the approval of a lot line adjustment, whichever is longer, unless the following is met:
The subdivision application includes all lots, parcels and tracts involved in the lot line adjustment in the overall subdivision; or
All required infrastructure, including but not limited to frontage improvements, required infrastructure and utility lines are constructed along the frontage of all lots included in
the lot line adjustment.
Staff Comment: The proposed lot line adjustment would not circumvent any state or local requirements. The proposed lots would be in compliance with the CA development standards. Frontage
improvements would be constructed as part of the construction of the new transit center.
Availability and Impact on Public Services:
Compliance
Availability and Impact on Public Services Analysis
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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.
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Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Cascade Elementary, Nelsen Middle
School and Lindbergh High School (Exhibit 20). The proposed project includes the installation of frontage improvements along the 116th Ave SE frontage, including sidewalks. Any new elementary
students would walk to school which is located approximately 0.25 miles south of the proposed subdivision. Any new elementary school students would walk on the existing sidewalk located
on the west side of 116h Ave SE until reaching the controlled crosswalk at the intersection of 116th Ave SE and SE 162nd St.
Any new middle or high school students from the proposed development would be bussed to their schools. The stop for the middle school is located approximately 0.3 miles from the project
site at the intersection of Lake Youngs Way SE and Royal Hills Dr. Students would walk north on the sidewalk along 116th Ave SE. Students would cross the intersection of 116th Ave SE
and Puget Dr SE using the existing crosswalk and walk along the west side of Royal Hills Dr SE on the existing sidewalk to reach the bus stop. The stop for the high school is located
approximately 0.2 miles away at the intersection of SE 16th St and Lake Youngs Way SE. Any future high school students would walk north on new then existing sidewalk along 116th Ave
SE. Students would cross the intersection of 116th Ave SE and Puget Dr SE using the existing crosswalks to access Beacon Way SE. From there, students would travel north on the existing
sidewalks along SE 16th St until reaching the bust stop.
A School Impact Fee, based on new single-family lots, will be required in order to mitigate the proposal’s potential impacts to the Renton School District. The fee is payable to the
City as specified by the Renton Municipal Code. Currently the fee is assessed at $2,911.00 per single-family residence.
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Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Cascade Elementary, Nelsen Middle
School and Lindbergh High School (Exhibit 20). The proposed project includes the installation of frontage improvements along the 116th Ave SE frontage, including sidewalks. Any new elementary
students would walk to school which is located approximately 0.25 miles south of the proposed subdivision. Any new elementary school students would walk on the existing sidewalk located
on the west side of 116h Ave SE until reaching the controlled crosswalk at the intersection of 116th Ave SE and SE 162nd St.
Any new middle or high school students from the proposed development would be bussed to their schools. The stop for the middle school is located approximately 0.3 miles from the project
site at the intersection of Lake Youngs Way SE and Royal Hills Dr. Students would walk north on the sidewalk along 116th Ave SE. Students would cross the intersection of 116th Ave SE
and Puget Dr SE using the existing crosswalk and walk along the west side of Royal Hills Dr SE on the existing sidewalk to reach the bus stop. The stop for the high school is located
approximately 0.2 miles away at the intersection of SE 16th St and Lake Youngs Way SE. Any future high school students would walk north on new then existing sidewalk along 116th Ave
SE. Students would cross the intersection of 116th Ave SE and Puget Dr SE using the existing crosswalks to access Beacon Way SE. From there, students would travel north on the existing
sidewalks along SE 16th St until reaching the bust stop.
A School Impact Fee, based on new single-family lots, will be required in order to mitigate the proposal’s potential impacts to the Renton School District. The fee is payable to the
City as specified by the Renton Municipal Code. Currently the fee is assessed at $2,911.00 per single-family residence.
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Parks: A Park Impact Fee would be required for the future houses. The current Park Impact Fee is $3,276.44. The fee in effect at the time of building permit application is applicable
to this project and is payable at the time of building permit issuance.
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Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water.
Staff Comment: The applicant submitted a Preliminary Technical Information Report, prepared by Barghausen Consulting Engineers, Inc., dated February 2, 2023 (Exhibit 9) and preliminary
drainage plan (Exhibit 4, Sheet 4). Based on the City of Renton’s flow control map, the site falls within the Flow Control Duration Standard – Matching Forested. The site falls within
two (2) drainage basins including the Lower Cedar River Drainage Basin (Ginger Creek sub-basin) on the northeast portion of the site and the Black River Basin (Thunder Hills Creek sub-basin)
on the southwest portion of the site. The project will have one (1) discharge location from the proposed stormwater vault to the city’s conveyance system in Puget Dr SE.
The majority of stormwater runoff from the site sheet flows towards the southwest and enters the existing conveyance system within the Rolling Hills Village plat to the southwest. From
there, runoff flows west for approximately 550 feet (550’) and enters the conveyance system on Puget Dr SE and eventually flows into Thunder Hills Creek. A smaller portion of the site
consisting of the existing church buildings, parking lot and frontage improvements on the north side of the site flows to the northeast and is tributary to the Ginger Creek sub basin
(identified as Lot 22).
Due to the water from the project site entering two (2) distinct basins (Black River and Lower Cedar River), the TIR includes separate analysis related to each basin (identified as Predeveloped
Basin 1 and Predeveloped Basin 2). Predeveloped Basin 1, which flows to the Black River Drainage Basin, will include the runoff from the existing United Christian Church building and
all future impervious surfaces associated with the subdivision development. Predeveloped Basin 2, which flows to the Lower Cedar River Drainage Basin, will only include runoff from the
frontage improvements to be installed directly in front of the church site (identified as Lot 22). The project is required to provide a flow control and a water quality facility for
the proposed development in Predeveloped Basin 1, as the proposed improvements would include more than 5,000 sq. ft. of new plus replaced pollution generating impervious surface. One
(1) stormwater vault is proposed to mitigate flow control and water quality impacts in Predeveloped Basin 1. The vault would be located in the stormwater tract (Tract A) on the west
side of the project site. The improvements proposed in Predeveloped Basin 2 are exempt from flow control requirements since the peak flow produced by the 100-year storm event does not
increase by more than 0.15 cfs. The improvements are also exempt from providing water quality treatment as they will not result in more than 5,000 sq. ft. of pollution generating impervious
surfaces.
Improvements required for the conveyance from the stormwater vault to the discharge location in Puget Dr SE includes a new 12-inch (12”) surface water main extending across the City
of Renton-owned site (Rolling Hills Reservoir) to the northwest of the project. The applicant is required to provide documentation from City of Renton approving the construction of the
proposed 12-inch (12”) surface water main, catch basins, and associated access road within the city’s property prior to issuance of a civil construction permit.
Project construction is required to comply with the 2022 Renton Surface Water Design Manual (RSWDM). The TIR submitted is based on a full drainage review as required in the 2022 Renton
Surface Water Design Manual. Core requirements one (1) through nine (9), as well as the six (6) special requirements, have been discussed in the Technical Information Report. All requirements
would be addressed in the final TIR submitted and reviewed with the civil construction permit application.
A Construction Stormwater General Permit from Department of Ecology is required since grading and clearing of the site exceeds one (1) acre. A Stormwater Pollution Prevention Plan (SWPPP)
is also required for this site. The development would be subject to stormwater system development charges. It is anticipated that the requirements set forth by the 2022 City of Renton
Surface Water Design Manual (2022 RSWDM), or a future stormwater manual adopted by the City of Renton, would be sufficient to mitigate stormwater impacts generated by the proposed development
and no specific mitigation measures are recommended.
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Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water.
Staff Comment: The applicant submitted a Preliminary Technical Information Report, prepared by Barghausen Consulting Engineers, Inc., dated February 2, 2023 (Exhibit 9) and preliminary
drainage plan (Exhibit 4, Sheet 4). Based on the City of Renton’s flow control map, the site falls within the Flow Control Duration Standard – Matching Forested. The site falls within
two (2) drainage basins including the Lower Cedar River Drainage Basin (Ginger Creek sub-basin) on the northeast portion of the site and the Black River Basin (Thunder Hills Creek sub-basin)
on the southwest portion of the site. The project will have one (1) discharge location from the proposed stormwater vault to the city’s conveyance system in Puget Dr SE.
The majority of stormwater runoff from the site sheet flows towards the southwest and enters the existing conveyance system within the Rolling Hills Village plat to the southwest. From
there, runoff flows west for approximately 550 feet (550’) and enters the conveyance system on Puget Dr SE and eventually flows into Thunder Hills Creek. A smaller portion of the site
consisting of the existing church buildings, parking lot and frontage improvements on the north side of the site flows to the northeast and is tributary to the Ginger Creek sub basin
(identified as Lot 22).
Due to the water from the project site entering two (2) distinct basins (Black River and Lower Cedar River), the TIR includes separate analysis related to each basin (identified as Predeveloped
Basin 1 and Predeveloped Basin 2). Predeveloped Basin 1, which flows to the Black River Drainage Basin, will include the runoff from the existing United Christian Church building and
all future impervious surfaces associated with the subdivision development. Predeveloped Basin 2, which flows to the Lower Cedar River Drainage Basin, will only include runoff from the
frontage improvements to be installed directly in front of the church site (identified as Lot 22). The project is required to provide a flow control and a water quality facility for
the proposed development in Predeveloped Basin 1, as the proposed improvements would include more than 5,000 sq. ft. of new plus replaced pollution generating impervious surface. One
(1) stormwater vault is proposed to mitigate flow control and water quality impacts in Predeveloped Basin 1. The vault would be located in the stormwater tract (Tract A) on the west
side of the project site. The improvements proposed in Predeveloped Basin 2 are exempt from flow control requirements since the peak flow produced by the 100-year storm event does not
increase by more than 0.15 cfs. The improvements are also exempt from providing water quality treatment as they will not result in more than 5,000 sq. ft. of pollution generating impervious
surfaces.
Improvements required for the conveyance from the stormwater vault to the discharge location in Puget Dr SE includes a new 12-inch (12”) surface water main extending across the City
of Renton-owned site (Rolling Hills Reservoir) to the northwest of the project. The applicant is required to provide documentation from City of Renton approving the construction of the
proposed 12-inch (12”) surface water main, catch basins, and associated access road within the city’s property prior to issuance of a civil construction permit.
Project construction is required to comply with the 2022 Renton Surface Water Design Manual (RSWDM). The TIR submitted is based on a full drainage review as required in the 2022 Renton
Surface Water Design Manual. Core requirements one (1) through nine (9), as well as the six (6) special requirements, have been discussed in the Technical Information Report. All requirements
would be addressed in the final TIR submitted and reviewed with the civil construction permit application.
A Construction Stormwater General Permit from Department of Ecology is required since grading and clearing of the site exceeds one (1) acre. A Stormwater Pollution Prevention Plan (SWPPP)
is also required for this site. The development would be subject to stormwater system development charges. It is anticipated that the requirements set forth by the 2022 City of Renton
Surface Water Design Manual (2022 RSWDM), or a future stormwater manual adopted by the City of Renton, would be sufficient to mitigate stormwater impacts generated by the proposed development
and no specific mitigation measures are recommended.
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Water: Water service will be provided by the City of Renton. There is an existing 6-inch (6”) water main in 116th Ave SE, which can deliver a maximum flow rate of 1,400 gallon per minute.
The static water pressure is approximately 58 psi at ground elevation 456 feet (456’).
The proposed preliminary civil construction plan depicts the installation of an 8-inch (8”) diameter (dead-end) water main within the new residential Road A and Road B from the existing
6-inch (6”) water main (Rolling Hills 590 Pressure Zone) in 116th Ave SE to the east of the property line. Staff finds the plan conceptually acceptable and review again at the time of
formal civil construction permit application review. Per the Renton Regional Fire Authority, a fire hydrant shall be installed at the end of the proposed 8-inch (8”) water main on Road
A.
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 2023 Development
Fees document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance and are not vested to the rates at land-use approval.
Water service installation charges for each proposed domestic water service is applicable. Water service installation is $2,875 per 1-inch (1”) service line and the contractor will provide
the materials and will install the service line and meter setter and meter box as part of the installation of the water main extension.
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Sanitary Sewer: Sewer service will be provided by the City of Renton. There is an existing 8-inch (8”) concrete gravity wastewater main located in the 116th Ave SE to the east of the
project site. There is an existing 8-inch (8”) concrete gravity wastewater main located in the Edmonds Way SE.
The submitted utility plan (Exhibit 4, sheet 10) depicts an 8-inch (8”) sewer main extension from the intersection of SE 19th St and Puget Dr SE going through the south portion of the
city’s property (APN 2023059109) adjacent to the northwest property line. Staff has reviewed the conceptual layout and determined it is acceptable. The applicant will need to provide
documentation from City of Renton Public Works Department before the issuance of the civil construction permit indicating they approve the construction of the proposed 8-inch (8”) sewer
main and 12-inch (12”) surface water main, structures, and access road within the city’s property adjacent to the west of the project site (APN 2023059109).
Individual sewer stubs from the new sewer main and individual side sewers are required for each lot. All new sewer stubs shall conform to the standards in RMC 4-6-060 and City of Renton
Standard Details. The current sewer fee is $3,650 per 1-inch (1”) meter.
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Sanitary Sewer: Sewer service will be provided by the City of Renton. There is an existing 8-inch (8”) concrete gravity wastewater main located in the 116th Ave SE to the east of the
project site. There is an existing 8-inch (8”) concrete gravity wastewater main located in the Edmonds Way SE.
The submitted utility plan (Exhibit 4, sheet 10) depicts an 8-inch (8”) sewer main extension from the intersection of SE 19th St and Puget Dr SE going through the south portion of the
city’s property (APN 2023059109) adjacent to the northwest property line. Staff has reviewed the conceptual layout and determined it is acceptable. The applicant will need to provide
documentation from City of Renton Public Works Department before the issuance of the civil construction permit indicating they approve the construction of the proposed 8-inch (8”) sewer
main and 12-inch (12”) surface water main, structures, and access road within the city’s property adjacent to the west of the project site (APN 2023059109).
Individual sewer stubs from the new sewer main and individual side sewers are required for each lot. All new sewer stubs shall conform to the standards in RMC 4-6-060 and City of Renton
Standard Details. The current sewer fee is $3,650 per 1-inch (1”) meter.
I. CONCLUSIONS:
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
17.
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 18.
The proposed Harmony Ridge preliminary plat complies with the Residential Design and Open Space Standards provided the applicant complies with City Code and conditions of approval, see
FOF 19.
The proposed Harmony Ridge preliminary plat complies with the subdivision regulations as established by City Code and state law provided all advisory notes and conditions are complied
with, see FOF 20.
The proposed Harmony Ridge preliminary plat complies with the Critical Areas Regulations provided the applicant complies with City Code and conditions of approval, see FOF 21.
The proposed Harmony Ridge preliminary plat complies with the street standards as established by City Code, provided the project complies with all advisory notes and conditions of approval
contained herein, see FOF 20 and 22.
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 22.
The proposed Lot Line Adjustment complies with the four (4) criteria as established by City Code, provided the applicant complies with the advisory notes and conditions of approval contained
herein, see FOF 23.
There are safe walking routes to the school bus stop, see FOF 24.
There are adequate public services and facilities to accommodate the proposed Harmony Ridge preliminary plat, see FOF 24.
Key features, which are integral to this project include the provision of alley access for Lots 1 through 12, the establishment of three (3) separate tree retention tracts, the provision
of a pedestrian connection between 116th Ave SE and the future Road B cul-de-sac, and the construction of frontage improvements along 116th Ave SE in front of proposed Lot 22 within
two (2) years of preliminary plat approval.
J. RECOMMENDATION:
Staff recommends approval of the Harmony Ridge preliminary plat, File No. LUA23-000143, ECF, PP, LLA, MOD, as depicted in the Plan Drawings (Exhibit 4), subject to the following conditions:
The applicant shall submit a detailed landscape plan with the civil construction permit application that clearly identifies the utilities and lighting in the planter strips with street
tree species selected from the City Approved Street Tree List. The detailed landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance.
The applicant shall provide a minimum fifteen feet (15’) of perimeter landscaping if any part of the vault is above ground, or if any open detention system is utilized. If required,
the landscaping should consist of
native large species evergreen trees and complementary understory. If needed, the applicant shall submit a detailed landscape plan with the civil construction permit application that
provides a plant schedule for the stormwater tract screening outside of the fencing area consisting of Douglas Fir, Western Red Cedar, and Western Hemlock with associated shrubs and
groundcover as determined by the Current Planning Project Manager. The detailed landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to permit
issuance.
The project shall comply with the 30% tree retention rate as require per RMC 4-4-130.H.1.a. Alternatively, the applicant shall submit a detailed justification letter documenting conformance
with at least one (1) of the four (4) criteria outlined in RMC 4-4-130.H.1.e. The detailed justification letter shall be submitted to the Current Planning Project Manager for review
and approval prior to issuance of the Civil Construction Permit.
The applicant shall submit a parking analysis for the existing church and school on proposed Lot 22 that demonstrates compliance with the parking standards in RMC 4-4-140. The analysis
shall be submitted to the Current Planning Project Manager for review and approval prior to issuance of the Civil Construction Permit.
The applicant shall submit an Inadvertent Discoveries Plan (IDP) prepared by a qualified professional with the civil construction permit for review and approval by the Current Planning
Project manager prior to permit issuance.
The applicant shall submit a narrative describing how the future lots will comply with the lot configuration requirement as outlined in RMC 4-2-115.E.1. The narrative shall be submitted
to the Current Planning Project Manager for review and approval prior to issuance of the civil construction permit.
Lots 1 through 12 shall utilize a public alley for all vehicular access. No curb cuts for Lots 1 through 12 shall be established on 116th Ave SE or future Roads A or B.
The applicant shall relocate the proposed secondary entrance to future Lot 22 (church site) off of future Road A westward directly adjacent to future Alley Z. An alternative location
may be approved by the Current Planning Project Manager prior to issuance of the Civil Construction Permit.
The applicant shall submit a photometric study and street lighting plan per city standard at the time of construction permit review.
If the applicant converts the stormwater vault within Tract A to a stormwater detention pond, it shall be considered a Major Plat Amendment subject to the requirements outlined under
RMC 4-7-080M.2. If utilized, the stormwater vault be located entirely below ground. Engineered construction plans showing the vault entirely below ground shall be submitted to the Public
Works Plan Reviewer at the time of construction permit review for review and approval.
The applicant submit an updated plan that utilizes a pedestrian-focused design for Tract B. Options for encouraging access include the establishment of a soft or hard trail connecting
the internal sidewalks to the sidewalk adjacent to 116th Ave SE, signage, or other passive programming such as benches or dog amenities. The proposed design for the pedestrian access
shall be submitted at the time of construction permit application submittal. The new design would be subject for review and approval by the Current Planning Project Manager and Public
Works staff prior to civil construction permit issuance.
The applicant shall install all required street frontage improvements on the portion of 116th Ave SE adjacent to proposed Lot 22 (church site) within two (2) years of preliminary plat
approval, unless an alternative schedule is approved by the Current Planning Project Manager.
CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
Harmony Ridge
Land Use File Number:
LUA23-000143, ECF, PP, LLA, MOD
Date of Hearing
November 19, 2024
Staff Contact
Alex Morganroth
Principal Planner
Project Applicant
Kanon Kupferer, Ichijo USA Co., Ltd, 1406 140th Pl NE, Suite 104, Bellevue, WA 98007
Project Location
15509 116th Ave SE (APN 2023059067)
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibits 1-14:
As shown in the Environmental Review Committee (ERC) Report
Exhibit 15:
Staff Report to the Hearing Examiner
Exhibit 16:
Duwamish Tribe Public Comment, dated May 15, 2023
Exhibit 17:
Environmental Review Committee Determination of Non-Significance (DNS), dated October 30, 2024
Exhibit 18:
Neighborhood Meeting Information
Exhibit 19:
Project On Hold/Off Hold Letters
Exhibit 20:
Renton School District Letter, dated May 3, 2023
Exhibit 21:
Lot Line Adjustment Map