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HomeMy WebLinkAboutD_Poppy_Court_Short_Plat_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Poppy Court_Short_Plat_FINAL A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: December 12, 2024 Project File Number: PR24-000077 Project Name: Poppy Court Short Plat Land Use File Number: LUA24-000334, SHPL-A, MOD, MOD Project Manager: Jill Ding, Senior Planner Owner/Applicant: Tuscany Construction, LLC, PO Box 2170, Renton, WA 98056 Contact: Cliff Williams, Dev. Man. Engineers, 4648 Shantel St, Mount Vernon, WA 98274 Project Location: 805 Hoquiam Ave NE, Renton, WA 98059 (APN 1023059003) Project Summary: The applicant is requesting preliminary short plat approval, street standards modification approval, and shared driveway standards modification approval for the subdivision of an existing 20,187 sq. ft. (0.46-acre) lot into two (2) lots and one (1) stormwater/joint use driveway tract (Tract A) within the Residential-8 (R-8) zone. An existing single-family residence and two (2) detached accessory structures are proposed for removal. Proposed Lot 1 would have an area of 8,960 sq. ft., Lot 2 would have an area of 7,175 sq. ft., and Tract A would have an area of 4,051 sq. ft. Access to the proposed lots would be provided via a joint use driveway off NE 8th St. A modification to the street standards is requested to reduce the required street tree planter width from eight feet (8’) to five feet (5’) to six feet (6’) and to reduce the required sidewalk width from eight feet (8’) to five feet (5’). A modification to the shared driveway standards is being requested to increase the maximum number of lots permitted to access off a shared driveway (NE 8th St) from four (4) lots to five (5) lots. No critical areas are mapped on the project site. Site Area: 20,187 sq. ft. (0.46 acres) Docusign Envelope ID: 8821C92B-A776-4D45-85A4-9EB9B8AF99D7 City of Renton Department of Community & Economic Development Poppy Court Short Plat Administrative Report & Decision LUA24-000334, SHPL-A, MOD, MOD Report of December 12, 2024 Page 2 of 21 D_Poppy Court_Short_Plat_FINAL B. EXHIBITS: Exhibit 1: Administrative Decision Exhibit 2: Conceptual Civil Plan Set Exhibit 3: Arborist Report, prepared by Greenforest Incorporated, dated December 6, 2022 Exhibit 4: Preliminary Technical Information Report (TIR), prepared by Core Design Inc., dated October 8, 2024 Exhibit 5: Geotechnical Evaluation, prepared by Cobalt Geosciences, LLC, dated October 13, 2022 Exhibit 6: Hoquiam Ave NE Street Standards Modification Justification Exhibit 7: NE 8th St (Private) Shared Driveway Modification Justification Exhibit 8: Transportation Concurrency Test Memorandum, dated November 7, 2024 Exhibit 9: Advisory Notes C. GENERAL INFORMATION: 1. Owner(s) of Record: Tuscany Construction, LLC PO Box 2170 Renton, WA 98056 2. Zoning Classification: Residential-8 (R-8) 3. Comprehensive Plan Land Use Designation: Residential Medium Density (MD) 4. Existing Site Use: An existing single-family residence and two (2) detached accessory structures are proposed for removal. 5. Critical Areas: No critical areas are mapped onsite. 6. Neighborhoo d Characteristics: a. North: Single family residences, R-8 zone and Residential Medium Density land use designation b. East: Single family residences, R-8 zone and Residential Medium Density land use designation c. South: Single family residences, R-8 zone and Residential Medium Density land use designation d. West: An existing religious institution, R-8 zone and Residential Medium Density land use designation 7. Site Area: 20,187 sq. ft. (0.46 acres) D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Docusign Envelope ID: 8821C92B-A776-4D45-85A4-9EB9B8AF99D7 City of Renton Department of Community & Economic Development Poppy Court Short Plat Administrative Report & Decision LUA24-000334, SHPL-A, MOD, MOD Report of December 12, 2024 Page 3 of 21 D_Poppy Court_Short_Plat_FINAL Zoning N/A 5758 06/22/2015 Annexation (Park Terrace) N/A 5161 11/27/2005 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: The project is within the King County Water District 90 service area. b. Sewer: There is an existing 8-inch (8”) gravity wastewater main located within an easement in the NE 8th St shared driveway. There is an existing 8-inch (8”) gravity wastewater main located in Hoquiam Ave NE near the southeast corner of the property. There is an existing 8-inch (8”) gravity wastewater main located in Hoquiam Ave NE near the northeast corner of the property. There is an existing 6-inch (6”) PVC side sewer serving the property within an easement in NE 8th St. c. Surface/Storm Water: There is an existing 12-inch (12”) stormwater main on the west side of Hoquiam Ave NE. 2. Streets: The proposed project fronts Hoquiam Ave NE to the east and fronts a shared driveway (NE 8th St) to the south. 3. Fire Protection: Renton Regional Fire Authority (RRFA) F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations c. Section 4-2-110: Residential Development Standards d. Section 4-2-115: Residential Design and Open Space Standards 2. Chapter 4 City-Wide Property Development Standards 3. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 4. Chapter 7 Subdivision Regulations a. Section 4-7-070: Detailed Procedures for Short Subdivision 5. Chapter 9 Permits – Specific a. Section 4-9-250: Variances, Waivers, Modifications, and Alternates 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element Docusign Envelope ID: 8821C92B-A776-4D45-85A4-9EB9B8AF99D7 City of Renton Department of Community & Economic Development Poppy Court Short Plat Administrative Report & Decision LUA24-000334, SHPL-A, MOD, MOD Report of December 12, 2024 Page 4 of 21 D_Poppy Court_Short_Plat_FINAL H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on November 5, 2024 and determined the application complete on November 7, 2024. The project complies with the 120-day review period. 2. The project site is located at 805 Hoquiam Ave NE, Renton, WA 98059 (APN 1023059003). 3. The project site is currently developed with an existing single-family residence and two (2) detached accessory structures. All existing structures are proposed for removal. 4. Access to proposed Lots 1 and 2 is proposed via a joint use driveway off NE 8th St. 5. The property is located within the Residential Medium Density (MD) Comprehensive Plan land use designation. 6. The site is located within the Residential-8 (R-8) zoning classification. 7. There are approximately twenty-six (26) trees located on-site and the applicant is proposing to retain six (6) significant trees. 8. There are no critical areas mapped on-site. 9. According to the applicant, the site topography is relatively flat, therefore grading activities would be minimal. 10. The applicant is proposing to begin construction in spring of 2025 with completion estimated for fall of 2025. 11. No public or agency comments were received during the 14-day public comment period. 12. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report (Exhibit 9). 13. Comprehensive Plan Compliance: The site is designated Residential Medium Density (MD) on the City’s Comprehensive Plan Map. The purpose of the MD designation is to allow a variety of single-family and multi-family development types, with continuity created through the application of design guidelines, the organization of roadways, sidewalks, public spaces, and the placement of community gathering places and civic amenities. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met: Compliance Comprehensive Plan Analysis ✓ Policy L-3: Encourage infill development of single-family units as a means to meet growth targets and provide new housing. ✓ Goal L-I: Utilize multiple strategies to accommodate residential growth, including: • 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. Docusign Envelope ID: 8821C92B-A776-4D45-85A4-9EB9B8AF99D7 City of Renton Department of Community & Economic Development Poppy Court Short Plat Administrative Report & Decision LUA24-000334, SHPL-A, MOD, MOD Report of December 12, 2024 Page 5 of 21 D_Poppy Court_Short_Plat_FINAL ✓ Policy L-48: Address privacy and quality of life for existing residents by considering scale and context in infill project design. 14. 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-8 Zone Develop Standards and Analysis ✓ Density: The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per net acre. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. All fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density which result in a fraction that is one-half (0.50) or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than one-half (0.50) shall be rounded down to the nearest whole number. Staff Comment: The project site has a gross site area of 20,187 sq. ft. (0.46 acres). There are no critical areas or areas of public right-of-way (ROW) that would be deducted from the gross site area. Therefore, the project site would have a net area of 20,187 sq. ft. (0.46 acres). The proposal for two (2) lots on the 0.46-net-acre site would result in a net density of 4.3 dwelling units per net acre, which is within the density range permitted in the R-8 zone. Compliant if condition of approval is met Lot Dimensions: The minimum lot size permitted in the R-8 zone is 5,000 sq. ft. A minimum lot width of 50 feet is required (60 feet for corner lots) and a minimum lot depth of 80 feet is required. The following table identifies the proposed dimensions for Lots 1 and 2 and the parcel size for Tract A: Proposed Lot Parcel Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.) Lot 1 (corner lot) 8,960 75 120 Lot 2 7,175 60 120 Access /Stormwater Tract A 4,051 N/A N/A Docusign Envelope ID: 8821C92B-A776-4D45-85A4-9EB9B8AF99D7 City of Renton Department of Community & Economic Development Poppy Court Short Plat Administrative Report & Decision LUA24-000334, SHPL-A, MOD, MOD Report of December 12, 2024 Page 6 of 21 D_Poppy Court_Short_Plat_FINAL Staff Comment: The front yard of Lot 1 would be oriented to the east, facing Hoquiam Ave NE and the front yard of Lot 2 would be oriented to the south, facing Tract A and NE 8th St. Both lots would comply with the minimum lot size, width, and depth requirements of the R-8 zone. All proposed lots would have front yard areas oriented towards a public street or shared driveway (NE 8th St). To ensure maintenance of all common improvements within the proposed short plat, staff recommends, as a condition of approval that all lots have a common undivided interest in proposed Tract A and that a maintenance agreement be established. A draft maintenance agreement for all common improvements shall be submitted at the time of Civil Construction permit review for review and approval by the Development Engineering Plan Reviewer and Current Planning Project Manager. Compliant if conditions of approval are met Setbacks: The required setbacks in the R-8 zone are as follows: front yard is 20 feet, side yard is 5 feet, secondary front yard (applies to corner lots) is 15 feet, and the rear yard is 25 feet. Corner lots required to have a front yard and a secondary front yard are relieved of the requirement to have a rear yard; in place of a rear yard setback, the side yard setback of the zone shall apply. Staff Comment: As shown on the preliminary short plat plan set (Exhibit 2), the proposed lots would provide adequate area for compliance with the required setback areas. As previously discussed above, the front yard area of Lot 1 would be oriented to the east towards Hoquiam Ave NE. To clarify the lot orientation and yard orientation of Lot 1, staff recommends, as a condition of approval, that a note be recorded on the face of the final short plat map that states the front yard area of Lot 1 shall be oriented to the east towards Hoquiam Ave NE. There is an existing single-family residence and associated detached accessory structures that would not meet setback requirements with the proposed short plat layout and are proposed for removal. To ensure setback compliance, staff recommends as a condition of approval, that demolition permits be obtained, existing residential and detached accessory buildings be removed, and all required demolition inspections be completed prior to the recording of the short plat. Compliance with the setback requirements for the individual homes would be verified at the time of building permit review. 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. Docusign Envelope ID: 8821C92B-A776-4D45-85A4-9EB9B8AF99D7 City of Renton Department of Community & Economic Development Poppy Court Short Plat Administrative Report & Decision LUA24-000334, SHPL-A, MOD, MOD Report of December 12, 2024 Page 7 of 21 D_Poppy Court_Short_Plat_FINAL 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 condition of approval is met Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover shall be planted within planting strips pursuant to the following standards, provided there shall be a minimum of one street tree planted per lot. a. Trees shall be selected from the City’s Approved Street Tree List based on the width of the planting strip and the presence or lack of overhead power lines; provided, the Administrator and City arborist shall each retain the right to reject any proposed cultivar regardless of whether or not the cultivar is on the City’s Approved Street Tree List. b. Street trees shall have a minimum caliper of two inches (2"), and be planted pursuant to the standards promulgated by the City, which may require root barriers, structured soils, or other measures to help prevent tree roots from damaging infrastructure. c. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two trees are to be located in the front yard prior to final inspection for the new Single-Family Residence. Staff Comment: The Conceptual Civil Plan Set (Exhibit 2) included a Conceptual Landscape Plan. The Conceptual Landscape Plan includes a street tree planting strip between the curb and sidewalk along Hoquiam Ave NE that would have a width ranging from five feet to six feet (5’ to 6’), see further discussion below under FOF 17: Street Standards Modification. Autumn brilliance serviceberry street trees are proposed within the planting strip. Autumn brilliance serviceberry trees are not a species listed on the City’s Approved Street Tree List. Ground cover within the street tree planting strip is proposed and may be comprised of any combination of the following plants as identified Docusign Envelope ID: 8821C92B-A776-4D45-85A4-9EB9B8AF99D7 City of Renton Department of Community & Economic Development Poppy Court Short Plat Administrative Report & Decision LUA24-000334, SHPL-A, MOD, MOD Report of December 12, 2024 Page 8 of 21 D_Poppy Court_Short_Plat_FINAL on the Conceptual Landscape Plan (Exhibit 2): blanket flower, heler Japanese holly, Oregon grape, gulf stream heavenly bamboo, Pacific ninebark, western sword fern, Pacific rhododendron, nootka rose, and kinnikinnick. The Conceptual Landscape Plan also included a ten-foot (10’) wide on-site landscape strip along the Hoquiam Ave NE frontage. The ten-foot (10’) landscape strip would be planted with any combination of the following shrubs and ground cover as identified on the Conceptual Landscape Plan (Exhibit 2): blanket flower, heler Japanese holly, Oregon grape, gulf stream heavenly bamboo, Pacific ninebark, western sword fern, Pacific rhododendron, nootka rose, and kinnikinnick. There are no trees proposed within the ten-foot (10’) on-site landscape strip. The submitted landscape plan included a ten-foot (10’) on-site landscape strip along the east side of the proposed storm drainage facility within Tract A and an approximately five-foot (5’) wide landscape strip along the south side of the drainage facility. The ten- foot (10’) wide landscape strip would be consistent with the plantings proposed within Lot 1. The five-foot (5’) landscape strip is proposed to be planted with the following plantings: golden variegated sweetflag, Kelsey dogwood, heler Japanese holly, heavenly bamboo, goshiki holly olive, luykens laurel, PJM rhododendron, David viburnum, kinnikinnick, and beach strawberry. No plantings are shown on the west or north side of the storm drainage facility. Staff recommends, as a condition of approval, that a detailed landscape plan be submitted at the time of Construction Permit review. The detailed landscape plan shall include, but not be limited to the following: street tree species from the City’s Approved Street Tree List; a ten-foot (10’) wide on-site landscape strip along the Hoquiam Ave NE frontage comprised of a mix of trees, shrubs, and ground cover; and landscaping along the north and west sides of the storm drainage facility within Tract A. The detailed landscape plan shall be submitted to the Current Planning Project Manager for review and approval prior to the issuance of a Construction Permit. Compliant if conditions of approval are 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 30 credits per net acre. The tree density may consist of existing trees, replacement trees, trees required pursuant to RMC 4-4-070F.1, Street Frontage Landscaping Required, or a combination. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. Staff Comment: An Arborist Report, prepared by Greenforest Incorporated, dated December 6, 2022 (Exhibit 3) and a Tree Retention Plan (Exhibit 2) were submitted with Docusign Envelope ID: 8821C92B-A776-4D45-85A4-9EB9B8AF99D7 City of Renton Department of Community & Economic Development Poppy Court Short Plat Administrative Report & Decision LUA24-000334, SHPL-A, MOD, MOD Report of December 12, 2024 Page 9 of 21 D_Poppy Court_Short_Plat_FINAL the project application. According to the submitted report, 26 trees were inventoried for the proposed project: seven (7) trees were identified as high-risk trees leaving 19 viable significant trees on the project site. Based on the city’s thirty percent (30%) tree retention requirements, a total of six (6) trees would be required to be retained or replaced. The applicant is proposing to retain six (6) Douglas fir trees, which would comply with the minimum number of trees required for retention. However, there are a total of 14 viable trees along the west side of proposed Lot 2. Staff recommends, as a condition of approval, that unless otherwise approved by the Current Planning Project Manager, the 14 trees along the west side of proposed Lot 2 (Trees 8298-8311) be retained. A final tree retention plan shall be submitted at the time of Construction Permit review for review and approval by the Current Planning Project Manager, showing the retention of these trees. The project site has a gross site area of 20,187 sq. ft. (0.46 acres). No deductions are proposed; therefore, the net site area is 20,187 sq. ft. (0.46 acres). Based on a net developable area of 0.46 acres, a total of 14 tree credits would be required on the project site (0.46 acres x 30 tree credits/ac = 13.8 tree credits). The six (6) Douglas fir trees that the applicant is proposing to retain would result in a total of 47 tree credits on the project site, which would exceed the minimum tree credit requirements. All proposed trees to be retained would be located along the west side of the project site. All trees required to be retained within a subdivision shall be preserved in the priority order listed below, with Tier 1 being the highest priority. Applications that propose compliance with a lower priority tier must demonstrate in writing to the Administrator’s satisfaction that: (i) all reasonable efforts have been taken to preserve trees utilizing the highest priority tier possible, (ii) that compliance with a higher tier is not feasible or practical for the project site, and (iii) that the project proposal meets or exceeds the purposes and intent of the Tree Retention Regulations. Tree preservation shall be prioritized as follows: Tier 1 – Tree Protection Tract. Protection of trees or groves by placement within a dedicated tract; or Tier 2 – Tree Protection Easement or Restrictive Covenant. Protection of trees or groves by recordation of a permanent tree protection easement (for groves of trees) or a restrictive covenant (for individual trees). Staff is recommending the retention of 14 trees along the west side of proposed Lot 2 (Trees 8298-8311). These trees should be protected within a tree protection easement. Staff recommends, as a condition of approval, that a tree protection easement be established along the west side of proposed Lot 2, unless otherwise approved by the Current Planning Project Manager. A revised short plat layout that includes the tree protection easement shall be submitted to the Current Planning Project Manager for review and approval at the time of Construction Permit review. The City shall require permanent fencing of any tree protection tract or easement. This shall be accomplished by installing a wooden split-rail fence with applicable signage. Staff recommends, as a condition of approval, that a fencing and signage detail be provided at the time of Civil Construction Permit review for review and approval by the Current Planning Project Manager. Fencing and signage shall be installed prior to the recording of the short plat. ✓ Parking: Parking regulations require that a minimum of two parking spaces be provided for each detached dwelling. Driveway cuts are required to be a minimum of 5 feet from property lines and new driveways may be a maximum of 16 feet in width at the property line. Maximum Docusign Envelope ID: 8821C92B-A776-4D45-85A4-9EB9B8AF99D7 City of Renton Department of Community & Economic Development Poppy Court Short Plat Administrative Report & Decision LUA24-000334, SHPL-A, MOD, MOD Report of December 12, 2024 Page 10 of 21 D_Poppy Court_Short_Plat_FINAL driveway slopes shall not exceed fifteen percent (15%); provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Staff Comment: The proposed lots include adequate area to provide the required two (2) parking spaces per dwelling unit. See additional access discussion below under FOF 16, Subdivision Regulation and Analysis. 15. 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 N/A Lot Configuration: One of the following is required of preliminary plat applications: 1. Lot width variation of 10 feet (10’) minimum of one per four (4) abutting street- fronting lots, or 2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square feet size difference) for street-fronting lots, or 3. A front yard setback variation of at least five feet (5’) minimum for at least every four (4) abutting street fronting lots. Staff Comment: Not applicable, as the proposal is a short plat. ✓ Lots shall be configured to achieve both of the following: 1. The location of stormwater infiltration LID facilities is optimized, consistent with the Surface Water Design Manual. Building and property line setbacks are specified in the Surface Water Design Manual for infiltration facilities. 2. Soils with good infiltration potential for stormwater management are preserved to the maximum extent practicable as defined by the Surface Water Design Manual. Staff Comment: See drainage discussion below under FOF 19, 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: 1. The front porch projects in front of the garage a minimum of five feet (5’), and is a minimum of twelve feet (12’) wide, or 2. The roof extends at least five feet (5') (not including eaves) beyond the front of the garage for at least the width of the garage plus the porch/stoop area, or 3. The garage is alley accessed, or Docusign Envelope ID: 8821C92B-A776-4D45-85A4-9EB9B8AF99D7 City of Renton Department of Community & Economic Development Poppy Court Short Plat Administrative Report & Decision LUA24-000334, SHPL-A, MOD, MOD Report of December 12, 2024 Page 11 of 21 D_Poppy Court_Short_Plat_FINAL 4. The garage entry does not face a public and/or private street or an access easement, or 5. The garage width represents no greater than fifty percent (50%) of the width of the front facade at ground level, or 6. The garage is detached, or 7. The garage doors contain a minimum of thirty percent (30%) glazing, architectural detailing (e.g. trim and hardware), and are recessed from the front façade a minimum of five feet (5’), and from the front porch a minimum of seven feet (7’). Staff Comment: Compliance for this standard would be verified at the time of Building Permit review. Compliant if condition of approval is met Primary Entry: The entry shall include a porch or stoop with a minimum depth of five feet (5') and minimum height of twelve inches (12") above grade. Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. Staff Comment: The front of the new home on proposed Lot 1 should be oriented to the public right-of-way (Hoquiam Ave NE). Staff recommends, as a condition of approval, that a note be recorded on the face of the short plat stating that the primary entrance for the home to be constructed on Lot 1 shall be required to be oriented to the east towards Hoquiam Ave NE. Compliant if condition of approval is met Facade Modulation: One of the following is required: 1. An offset of at least one story that is at least ten feet (10') wide and two feet (2') in depth on facades visible from the street, or 2. At least two feet (2') offset of second story from first story on one street facing facade. Staff Comment: The new home on proposed Lot 1 would have two (2) “front” facing facades, one along Hoquiam Ave NE and a second along NE 8th St. Staff recommends, as a condition of approval, that the front facing facades of the new home on Lot 1 include an offset of at least one (1) story that is at least ten feet (10') wide and two feet (2') in depth on the facade, or at least a two feet (2') offset of second story from first story. Building elevations showing the facade treatment shall be submitted at the time of Building Permit review for review and approval by the Current Planning Project Manager. 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. Docusign Envelope ID: 8821C92B-A776-4D45-85A4-9EB9B8AF99D7 City of Renton Department of Community & Economic Development Poppy Court Short Plat Administrative Report & Decision LUA24-000334, SHPL-A, MOD, MOD Report of December 12, 2024 Page 12 of 21 D_Poppy Court_Short_Plat_FINAL 2. Abutting, adjacent, and diagonal houses must have differing architectural elevations. Staff Comment: Compliance for this standard would be verified at the time of Building Permit review. Compliance not yet demonstrated Roofs: A variety of roof forms appropriate to the style of the home shall be used. Staff Comment: Compliance for this standard would be verified at the time of Building Permit review. Compliance not yet demonstrated Eaves: Both of the following are required: 1. Eaves projecting from the roof of the entire building at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves, and 2. Rakes on gable ends must extend a minimum of two inches (2") from the surface of exterior siding materials. Staff Comment: Compliance for this standard would be verified at the time of Building Permit review. Compliance not yet demonstrated Architectural Detailing: If one siding material is used on any side of the dwelling that is two stories or greater in height, a horizontal band that measures at least eight inches (8") is required between the first and second story. Additionally, one of the following is required: 1. Three and one half inch (3 1/2") minimum trim surrounds all windows and details all doors, or 2. A combination of shutters and three and one half inches (3 1/2") minimum trim details all windows, and three and one half inches (3 1/2") minimum trim details all doors. Staff Comment: Compliance for this standard would be verified at the time of Building Permit review. Compliance not yet demonstrated Materials and Color: For subdivisions and short plats, abutting homes shall be of differing color. Color palettes for all new dwellings, coded to the home elevations, shall be submitted for approval. Additionally, one of the following is required: 1. A minimum of two (2) colors is used on the home (body with different color trim is acceptable), or 2. A minimum of two (2) differing siding materials (horizontal siding and shingles, siding and masonry or masonry-like material, etc.) is used on the home. One alternative siding material must comprise a minimum of thirty percent (30%) of the street facing facade. If masonry siding is used, it shall wrap the corners no less than twenty four inches (24"). Staff Comment: Compliance for this standard would be verified at the time of Building Permit review. Docusign Envelope ID: 8821C92B-A776-4D45-85A4-9EB9B8AF99D7 City of Renton Department of Community & Economic Development Poppy Court Short Plat Administrative Report & Decision LUA24-000334, SHPL-A, MOD, MOD Report of December 12, 2024 Page 13 of 21 D_Poppy Court_Short_Plat_FINAL 16. 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 ✓ Access: Each lot must have access to a public street or road. Access may be by a shared driveway per the requirements of RMC 4-6-060 Street Standards. Alley access is the preferred street pattern in the R-8 zone. The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Staff Comment: Access to Lots 1 and 2 is proposed via a joint use driveway easement over Tract A, off of NE 8th St. A modification to the shared driveway standards has been requested to permit a total of five (5) lots access off NE 8th St. See further modification discussion below under FOF 18, Modification Analysis. Alley access is the preferred street pattern in the R-8 zone, except when there are environmental constraints, which would prevent alley access. Due to the proposal to retain a number of significant Douglas fir trees along the west property line, it was determined that alley access would not be feasible. N/A Blocks: Blocks shall be deep enough to allow two (2) tiers of lots. Staff Comment: Not applicable, no blocks are proposed. Projects are exempt from block depth regulation when the location and extent of environmental constraints prevent a standard plat land configuration. ✓ Lots: The size, shape, orientation, and arrangement of the proposed lots comply with the requirements of the Subdivision Regulations and the Development Standards of the R-8 zone and allow for reasonable infill of developable land. All of the proposed lots shall meet the requirements for minimum lot size, depth, and width. Width between side lot lines at their foremost points (i.e., the points where the side lot lines intersect with the street right-of-way line) shall not be less than eighty percent (80%) of the required lot width except in the cases of (1) pipestem lots (or flag lot), which shall have a minimum width of twenty feet (20') and (2) lots on a street curve or 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 would comply with the minimum area and dimensional standards of the R-8 zone (see FOF 14, Zoning Development Standard Compliance). The lots are rectangular in shape and the front yard area of Lot 1 would be oriented to the east towards Hoquiam Ave NE and the front yard area of Lot 2 would be oriented to the south towards Tract A and NE 8th St. As previously conditioned above Docusign Envelope ID: 8821C92B-A776-4D45-85A4-9EB9B8AF99D7 City of Renton Department of Community & Economic Development Poppy Court Short Plat Administrative Report & Decision LUA24-000334, SHPL-A, MOD, MOD Report of December 12, 2024 Page 14 of 21 D_Poppy Court_Short_Plat_FINAL (see FOF 15, Design Standards), the primary entrances of the new residence to be constructed on Lot 1 would be oriented to the east towards Hoquiam Ave NE. ✓ Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards. Staff Comment: The project site fronts Hoquiam Ave NE along the east property line, and fronts NE 8th St along the south property line. Hoquiam Ave NE is classified as a Collector Arterial with an existing right-of-way (ROW) width of approximately 60 feet (60’) with an existing paved width of approximately 36 feet (36’). To meet the city’s complete street standards for a two (2) lane Collector Arterial Street, the minimum ROW required is 83 feet (83’). Per city code 4-6-060, half street improvements as taken from the ROW centerline shall include a pavement width of 46 feet (46’) (23 feet [23’] from centerline), a one-half foot (0.5’) wide curb, an eight-foot (8’) wide planting strip, an eight-foot (8’) wide sidewalk, a two-foot (2’) clear space at the back of sidewalk, street trees and storm drainage improvements. A modification was submitted to deviate from the Collector Arterial street standards (Exhibit 6). The proposed modified street standard would keep the existing pavement width and curb location and would reduce the street tree planter strip to five to six feet (5’ to 6’) in width and reduce the sidewalk width to five feet (5’). See further modification discussion below under FOF 17, Modification Analysis. NE 8th St is a 6,750 sq. ft. private street with three (3) homes accessing off the access and easement tract that fronts the project site along the south property line. A private street that provides access for four (4) or fewer homes would be classified as a shared driveway. The existing tract has a width of thirty feet (30’) with a pavement width of approximately twenty feet (20’). A modification to the shared driveway standards (Exhibit 7) was submitted with the project application materials to allow up to five (5) lots to access off NE 8th St (see further discussion below under FOF 18, Modification Analysis). The proposal was evaluated for compliance with Transportation Concurrency and it was determined that the proposed short plat passed the Transportation Concurrency Test (Exhibit 8). Each new lot is subject to a transportation impact fee. The 2025 transportation impact fee is $11,485.67 per single-family home. Assessed fees for the future home would be based on the City of Renton Fee Schedule at the time of Building Permit issuance. This fee is paid at the time of Building Permit issuance. ✓ Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: As previously discussed, the proposed lots would comply with the minimum area and dimensional requirements of the R-8 zone. Both lots would have access off NE 8th St via a joint use driveway in Tract A and Lot 1 would front on a public street (Hoquiam Ave NE). All lots would be compatible with other single-family development in the surrounding area. 17. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060 in order to deviate from the Collector Arterial Street standards (Exhibit 6). The proposed modified street standard would keep the existing pavement width and curb location and would reduce the street tree planter strip to five (5) to six (6) feet in width and reduce the sidewalk width to five (5) feet. This would allow the proposed frontage improvements to match with the existing frontage improvements constructed to the north and Docusign Envelope ID: 8821C92B-A776-4D45-85A4-9EB9B8AF99D7 City of Renton Department of Community & Economic Development Poppy Court Short Plat Administrative Report & Decision LUA24-000334, SHPL-A, MOD, MOD Report of December 12, 2024 Page 15 of 21 D_Poppy Court_Short_Plat_FINAL south of the project site. 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, subject to conditions as noted below: Compliance Modification Criteria and Analysis ✓ a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: See FOF 13, Comprehensive Plan Analysis. ✓ b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The applicant contends that the adjoining properties, both north and south of the project, have been recently developed as Ireland Short Plat Recording No. 20071002900004 and Highland Estates Short Plat Recording No. 201304900004. Both developments retained the established curbline. The Ireland Short Plat (abutting the project site to the north) provided a five-foot (5’) wide street tree planting strip and the Highland Estates Short Plat (abutting the project site to the south) provided six-foot (6’) width street tree planter strip. The Ireland Short Plat includes a five-foot (5’) wide sidewalk and the Highland Estates Short Plat includes a five-and-a-half-foot (5 1/2’) sidewalk. The applicant proposes to retain this same configuration and alignment across the project site. This would include a five-foot (5’) wide street tree planter strip on the north end of the project site that would transition to a six-foot (6’) wide street tree planter strip on the south side of the project site as well as a five-foot (5’) wide sidewalk on the north end of the project site that eventually widens to a five-and-a-half- foot (5 1/2’) sidewalk on the south end of the project site. This would provide continuity and maintain safety standards as opposed to misaligning the pedestrian sidewalk as required per the City of Renton Street Standards. The recent abutting developments mean the frontage on these properties would not be redeveloped in the near future. Therefore, the applicant contends it would be prudent to retain the existing alignment for both the curbline and the pedestrian sidewalk. No ROW dedication is required for the proposed improvements as improvements can be kept within the existing 60-foot (60’) ROW. Staff concurs the proposed street modification would meet the objectives of function and maintainability intended by the code requirements. The City’s Public Works Transportation Division has reviewed Hoquiam Ave NE and the surrounding area and have determined that a modified Collector Arterial street section is more suitable for the approximately 149.5-foot (149.5’) portion of Hoquiam Ave NE adjacent to the site. ✓ c. Will not create adverse impacts to other property(ies) in the vicinity. Staff Comment: There are no identified adverse impacts to other properties from the requested modification. New frontage improvements would be installed along the subject property’s abutting unimproved ROW. ✓ d. Conforms to the intent and purpose of the Code; and Staff Comment: See comments under criterion ‘b’. Docusign Envelope ID: 8821C92B-A776-4D45-85A4-9EB9B8AF99D7 City of Renton Department of Community & Economic Development Poppy Court Short Plat Administrative Report & Decision LUA24-000334, SHPL-A, MOD, MOD Report of December 12, 2024 Page 16 of 21 D_Poppy Court_Short_Plat_FINAL ✓ e. Can be shown to be justified and required for the use and situation intended. Staff Comment: See comments under criterion ‘b’. 18. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060 in order to modify the shared driveway standards to allow a total of five (5) lots to access off NE 8th St. 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, subject to conditions as noted below: Compliance Modification Criteria and Analysis ✓ a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: See FOF 13, Comprehensive Plan Analysis. Compliant if condition of approval is met b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The applicant contends that the proposal to allow five (5) lots to access off NE 8th St would benefit public safety. If the short plat access were to enter Hoquiam Ave NE directly, as is presently done for the existing house, the driveway would be within 25 feet (25’) of NE 8th St, which could lead to conflicts for vehicles turning into and out of the driveway and NE 8th St. In addition, across Hoquiam Ave NE to the east NE 8th St is a public street that is off set from the private NE 8th St shared driveway and the existing driveway that accesses the subject property, namely 805 Hoquiam Ave NE. The potential for a three (3) way intersection at Hoquiam Ave NE, with additional trips, could potentially be unsafe. Staff concurs the proposed modification would meet the objectives of function and maintainability intended by the code requirements, provided that pedestrian access is provided for both lots to Hoquiam Ave NE. Proposed Lot 1 would have direct frontage along Hoquiam Ave NE with a primary entry facing Hoquiam Ave NE. Pedestrian access for proposed Lot 2 to Hoquiam Ave NE could be provided over Tract A. Staff recommends, as a condition of approval, that a paved pedestrian walkway with a minimum width of five feet (5’) be provided from the joint use driveway over Tract A to Hoquiam Ave NE. The final layout and design of the pedestrian access shall be approved by the Current Planning Project Manager. A revised layout including the paved walkway shall be submitted to the Current Planning Project Manager for review and approval at the time of Construction Permit review. The consolidation of the driveway access for both proposed lots onto NE 8th St reduces the number of existing curb cuts off of Hoquiam Ave NE and is anticipated to result in a safer traffic circulation pattern at the intersection of Hoquiam Ave NE and NE 8th St. ✓ c. Will not create adverse impacts to other property(ies) in the vicinity. Staff Comment: As previously discussed above, it is anticipated that the proposed modification would result in a safter traffic circulation pattern and would not adversely impact other properties in the vicinity. Docusign Envelope ID: 8821C92B-A776-4D45-85A4-9EB9B8AF99D7 City of Renton Department of Community & Economic Development Poppy Court Short Plat Administrative Report & Decision LUA24-000334, SHPL-A, MOD, MOD Report of December 12, 2024 Page 17 of 21 D_Poppy Court_Short_Plat_FINAL ✓ d. Conforms to the intent and purpose of the Code; and Staff Comment: See comments under criterion ‘b’. ✓ e. Can be shown to be justified and required for the use and situation intended. Staff Comment: See comments under criterion ‘b’. 19. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis ✓ Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. The 2025 Fire impact fees are $421.98 per single-family unit. The fee in effect at the time of Building Permit issuance will be required. ✓ Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Hilltop Heritage Elementary, Risdon Middle School and Hazen High School. Any new elementary and high school students would walk to school. Middle school students would be bussed to school from the stop located at Hoquiam Ave NE and NE 8th St. Elementary school students from the development would walk to school along the following route: students would walk north along Hoquiam Ave NE along the existing sidewalk or shoulder to NE 10th St where they would cross the street and walk along the existing sidewalk to the west to Duvall Ave NE where they would cross the street and walk to the north along the existing sidewalk to the elementary school. The elementary school is approximately 0.55 miles from the project site. Any new middle school students from the proposed development would be bussed to their school. The bus stop is located at the intersection of Hoquiam Ave NE and NE 8th St, which is located right at the southeast corner of the project site. High school students from the development would walk north along Hoquiam Ave NE along the existing sidewalk or shoulder to the high school. The high school is approximately 0.33 miles from the project site. The proposed project includes the installation of frontage improvements along the Hoquiam Ave NE frontage, including sidewalks. There would be a safe walking route to school or to the bus stop for any new students via sidewalks and or paved shoulders along the roadways. A School Impact Fee, based on new single-family lots, will be required in order to mitigate the proposal’s potential impacts to the Renton School District. The fee is payable to the city as specified by the Renton Municipal Code. The 2025 school impact fee would be assessed at $1,003 (plus a 5% surcharge fee) per single-family residence, however the fee in effect at the time of Building Permit issuance would be required. ✓ Parks: A Park Impact Fee would be required for the future houses. The current Park Impact Fee is $3,276.44, however the fee in effect at the time of Building Permit issuance will be required. Docusign Envelope ID: 8821C92B-A776-4D45-85A4-9EB9B8AF99D7 City of Renton Department of Community & Economic Development Poppy Court Short Plat Administrative Report & Decision LUA24-000334, SHPL-A, MOD, MOD Report of December 12, 2024 Page 18 of 21 D_Poppy Court_Short_Plat_FINAL ✓ Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: A Preliminary Drainage Plan included in the Conceptual Civil Plan Set (Exhibit 2), Preliminary Technical Information Report (TIR), prepared by Core Design Inc., dated October 8, 2024 (Exhibit 4), and a Geotechnical Evaluation, prepared by Cobalt Geosciences, LLC, dated October 13, 2022 (Exhibit 5) were included with the project application materials. The geotechnical report indicates the subsurface soils are primarily loose to medium dense, silty-fine to medium grained sand with gravel (fill). The report concluded that infiltration would not be feasible due to the presence of extensive fill and dense glacial till. Groundwater was not encountered in the three (3) test pits on-site. An underground stormwater detention system utilizing an R-Tank is proposed to meet flow control requirements. The proposed project would be subject to the 2022 City of Renton Surface Water Design Manual (RSWDM). The site falls within the Flow Control Duration Standard Matching Forested Site Conditions. The site falls within the Lower Cedar River drainage basin. All projects that add more than 5,000 sq. ft. of pollution generating impervious surface (PGIS) that is not fully dispersed and less than 0.75 acre of pollution generating pervious surface (PGIS) that is not fully dispersed require water quality treatment. The preliminary TIR (Exhibit 4) concludes that water quality treatment would not be required since the project will add 3,129 sq. ft. of PGIS, which is less than 5,000 sq. ft. There is a System Development Charge of $2,350 per new single-family residence. SDC fees are payable at construction permit issuance. ✓ Water: The project is within the King County Water District 90. Applicant shall obtain a water availability certificate from the King County Water District 90 and provide it with the Civil Construction Permit submittal. Review of the water plans will be conducted by King County Water District 90 and the Renton Regional Fire Authority. Plans approved by King County Water District 90 shall be routed to the city for final review prior to permit issuance. ✓ Sanitary Sewer: The project is within the City of Renton’s sanitary sewer service area. There is an existing 8-inch (8”) gravity wastewater main located within an easement in NE 8th St. There is an existing 8-inch (8”) gravity wastewater main located in Hoquiam Ave NE near the southeast corner of the property. There is an existing 8-inch (8”) gravity wastewater main located in Hoquiam Ave NE near the northeast corner of the property. There is an existing 6-inch (6”) PVC side sewer serving the property within an easement in NE 8th St. A separate sewer stub will be required for each new lot off the existing sewer main. All new stubs shall be a minimum of six inches (6”). All stubs shall flow by gravity to the main at a minimum slope of 2%. The development is subject to applicable wastewater System Development Charges (SDC) based on the size of the new domestic water to serve the project. Fees will be charged based on the rate at the time of construction permit issuance. The current SDC fee for a 1-inch (1”) meter is $4,640.00 per meter. Docusign Envelope ID: 8821C92B-A776-4D45-85A4-9EB9B8AF99D7 City of Renton Department of Community & Economic Development Poppy Court Short Plat Administrative Report & Decision LUA24-000334, SHPL-A, MOD, MOD Report of December 12, 2024 Page 19 of 21 D_Poppy Court_Short_Plat_FINAL I. CONCLUSIONS: 1. The subject site is located in the Residential Medium Density (MD) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 13. 2. The subject site is located in the Residential-8 (R-8) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 14. 3. The proposed short plat complies with the Residential Design and Open Space Standards provided the applicant complies with City Code and conditions of approval, see FOF 15. 4. The proposed short 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 16. 5. The proposed street standards modification complies with the modification criteria as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 17. 6. The proposed shared driveway modification complies with the modification criteria as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 18. 7. The proposed short plat complies with the street standards as modified by City Code, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 16. 8. There are safe walking routes to the school bus stop, see FOF 19. 9. There are adequate public services and facilities to accommodate the proposed short plat, see FOF 19. 10. Key features which are integral to this project include an underground stormwater detention facility and a joint use driveway for Lots 1 and 2. J. DECISION: The Poppy Court Short Plat, File No. LUA24-000334, SHPL-A, MOD, MOD, as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. All lots shall have a common undivided interest in proposed Tract A and a maintenance agreement shall be established. A draft maintenance agreement for all common improvements shall be submitted at the time of Construction Permit review for review and approval by the Development Engineering Plan Reviewer and Current Planning Project Manager. 2. Demolition permits shall be obtained, existing residential and detached accessory buildings shall be removed, and all required demolition inspections shall be completed prior to the recording of the short plat. 3. A detailed landscape plan shall be submitted at the time of Construction Permit review. The detailed landscape plan shall include, but not be limited to the following: street tree species from the ity’s Approved Street Tree List; a ten-foot (10’) wide onsite landscape strip along the Hoquiam Ave NE, comprised of a mix of trees, shrubs, and ground cover; and landscaping along the north and west sides of the storm drainage facility within Tract A. The detailed landscape plan shall be submitted to the Current Planning Project Manager for review and approval prior to the issuance of a Construction Permit. 4. Unless otherwise approved by the Current Planning Project Manager, the 14 trees along the west side of proposed Lot 2 (Trees 8298-8311) shall be retained. A final tree retention plan shall be submitted at the time of Construction Permit review for review and approval by the Current Planning Project Manager, showing the retention of these trees. Docusign Envelope ID: 8821C92B-A776-4D45-85A4-9EB9B8AF99D7 City of Renton Department of Community & Economic Development Poppy Court Short Plat Administrative Report & Decision LUA24-000334, SHPL-A, MOD, MOD Report of December 12, 2024 Page 20 of 21 D_Poppy Court_Short_Plat_FINAL 5. A tree protection easement shall be established along the west side of proposed Lot 2, unless otherwise approved by the Current Planning Project Manager. A revised short plat layout that includes the tree protection easement shall be submitted to the Current Planning Project Manager for review and approval at the time of Construction Permit review. The final easement shall be recorded on the final short plat. 6. A fencing and signage detail shall be provided at the time of Construction Permit review for review and approval by the Current Planning Project Manager. Fencing and signage shall be installed around the portion of Tract A, included protected trees, and the tree protection easement prior to the recording of the short plat. 7. A note shall be recorded on the face of the short plat stating that the primary entrance for the home to be constructed on Lot 1 shall be required to be oriented to the east towards Hoquiam Ave NE. 8. The new home on proposed Lot 1 would have two (2) “front” facing facades, one along Hoquiam Ave NE and a second along NE 8th St. The front facing facades of the new home on Lot 1 shall include an offset of at least one story that is at least ten feet (10') wide and two feet (2') in depth on the facade, or at least a two feet (2') offset of second story from first story. Building elevations showing the facade treatment shall be submitted at the time of Building Permit review for review and approval by the Current Planning Project Manager. 9. A paved pedestrian walkway, with a minimum width of five feet (5’), shall be provided from the joint use driveway, over Tract A, to Hoquiam Ave NE. The final layout and design of the pedestrian access shall be approved by the Current Planning Project Manager. A revised layout including the paved walkway shall be submitted to the Current Planning Project Manager for review and approval at the time of Construction Permit review. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Matthew Herrera, Planning Director Date TRANSMITTED on December 12, 2024 to the Owner/Applicant/Contact: Owner/Applicant: Contact: Tuscany Construction, LLC PO Box 2170 Renton, WA 98056 Cliff Williams Dev. Man. Engineers 4648 Shantel St Mount Vernon, WA 98274 TRANSMITTED on December 12, 2024 to the Parties of Record: No Parties of Record. TRANSMITTED on December 12, 2024 to the following: Gina Estep, CED Administrator Brianne Bannwarth, Development Engineering Director Amanda Free, Economic Development Acting Director Clark Close, Current Planning Manager Nate Janders, Development Engineering Manager Anjela Barton, Fire Marshal Docusign Envelope ID: 8821C92B-A776-4D45-85A4-9EB9B8AF99D7 12/12/2024 | 9:19 AM PST City of Renton Department of Community & Economic Development Poppy Court Short Plat Administrative Report & Decision LUA24-000334, SHPL-A, MOD, MOD Report of December 12, 2024 Page 21 of 21 D_Poppy Court_Short_Plat_FINAL K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on December 26, 2024. An appeal of the decision must be filed within the 14- day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Appeals must be submitted electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub Monday through Friday. The appeal fee, normally due at the time an appeal is submitted, will be collected at a future date if your appeal is submitted electronically. The appeal submitted in person may be paid on the first floor in our Finance Department. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and additional information regarding the appeal process may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov. EXPIRATION: The Administrative Short Plat decision will expire five (5) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-7-070.M. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. Docusign Envelope ID: 8821C92B-A776-4D45-85A4-9EB9B8AF99D7 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Poppy Court Short Plat Land Use File Number: LUA24-000334, SHPL-A, MOD, MOD Date of Report December 12, 2024 Staff Contact Jill Ding Senior Planner Project Contact/Applicant Cliff Williams Dev. Man. Engineers 4648 Shantel St, Mount Vernon, WA 98274 Project Location 805 Hoquiam Ave NE, Renton, WA 98059 (APN 1023059003) The following exhibits are included with the Administrative report: Exhibit 1: Administrative Decision Exhibit 2: Conceptual Civil Plan Set Exhibit 3: Arborist Report, prepared by Greenforest Incorporated, dated December 6, 2022 Exhibit 4: Preliminary Technical Information Report (TIR), prepared by Core Design Inc., dated October 8, 2024 Exhibit 5: Geotechnical Evaluation, prepared by Cobalt Geosciences, LLC, dated October 13, 2022 Exhibit 6: Hoquiam Ave NE Street Standards Modification Justification Exhibit 7: NE 8th S (Private) Shared Driveway Modification Justification Exhibit 8: Transportation Concurrency Test Memorandum, dated November 7, 2024 Exhibit 9: Advisory Notes Docusign Envelope ID: 8821C92B-A776-4D45-85A4-9EB9B8AF99D7