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HomeMy WebLinkAboutSR_HEX_Report_28_Hundred_180710.pdfDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map SR_HEX_Report_28_Hundred_180710_Final A. REPORT TO THE HEARING EXAMINER HEARING DATE: July 10, 2018 Project Name: 28 Hundred Unit Lot Subdivision Owner/Applicant: Greystoke, LLC 720 N 10th Street, A282, Renton, WA 98057 Contact: James Howton, JKH Pacific, 12018 SE 51st Street, Bellevue, WA 98006 Project File Number: PR17-000185 Land Use File Number: LUA17-000163, PP, ECF, CU-A, SA-A, MOD Project Manager: Jill Ding, Senior Planner Project Summary: The applicant is requesting Preliminary Plat approval, Site Plan approval, EIS consistency review, density bonus, a street modification, and Conditional Use Permit approval for the construction of 11 townhomes on individual unit lots within the Residential-14 zoning designation. The townhomes would be constructed within two 4-unit buildings and one 3-unit building. One of the townhomes would be reserved as an affordable dwelling unit. A fee waiver is being requested. The proposed lots would range in area from 960 square feet to 1,155 square feet. In addition, two common area tracts are proposed (Tracts A and C). The applicant is requesting a Conditional Use Permit for an increase in the maximum floor plate height from 24 feet to 32 feet. Access to the proposed units is proposed via a 38- foot wide unit lot driveway within Tract B. A street modification is requested to reduced the required right-of-way dedication and frontage improvement requirements along NE 12th St. The site is located within a Wellhead Protection Area, zone 2. Project Location: 2800 NE 12th St (Parcel Nos. 722780-1690 and 722780-1695) Site Area: 28,693 sq. ft. (0.66 acres) City of Renton Department of Community & Economic Development Hearing Examiner Recommendation 28 HUNDRED UNIT LOT SUBDIVISION LUA17-000163 Report of July 10, 2018 Page 2 of 31 SR_HEX_Report_28_Hundred_180710_Final B. EXHIBITS: Exhibits 1-9: As shown in the SEPA Environmental Consistency Analysis Exhibit 10: Hearing Examiner Staff Recommendation Exhibit 11: Conceptual Landscape Plan Exhibit 12: Tree Retention Worksheet Exhibit 13: Arborist Report Exhibit 14: Utility Plan Exhibit 15: Preliminary Technical Information Report, prepared by Encompass Engineering and Surveying, dated revised April 10, 2018 Exhibit 16: Infiltration Evaluation, prepared by Earth Solutions NW, LLC, dated August 26, 2014 Exhibit 17: Fee Waiver Request Exhibit 18: Street Modification Request Exhibit 19: Neighborhood Meeting Minutes C. GENERAL INFORMATION: 1. Owner(s) of Record: Greystoke, LLC 720 N 10th Street, A282 Renton, WA 98057 2. Zoning Classification: R-14 3. Comprehensive Plan Land Use Designation: Residential High Density 4. Existing Site Use: Existing Duplex and associated detached accessory structures, proposed for removal. 5. Critical Areas: Wellhead Protection Area, zone 2. 6. Neighborhood Characteristics: a. North: Detached single-family and duplexes, R-14 zone b. East: Detached single-family and duplexes, R-14 zone c. South: Multi-Family development, CV zone d. West: McKnight Middle School, R-8 zone 6. Site Area: 28,693 sq. ft. (0.66 acres) D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Annexation N/A 1246 04/16/1946 City of Renton Department of Community & Economic Development Hearing Examiner Recommendation 28 HUNDRED UNIT LOT SUBDIVISION LUA17-000163 Report of July 10, 2018 Page 3 of 31 SR_HEX_Report_28_Hundred_180710_Final E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service will be provided by the City of Renton. There is an existing 8-inch City water main located in NE 12th St and Harrington Ave NE that can deliver a maximum total flow capacity of 2,500 gallons per minute (gpm). There is an existing 6-inch City water main located in NE 13th St that can deliver a maximum total flow capacity of 1,300 gpm. The approximate static water pressure is 90 pounds per square inch (psi) at the elevation of 354 feet. b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch concrete wastewater main located in NE 12th St, an existing 8-inch concrete wastewater main in Harrington Ave NE, and an existing 8-inch concrete wastewater main in NE 13th St. c. Surface/Storm Water: There is no existing onsite stormwater conveyance system. There is an existing 18-inch storm drain in Harrington Ave NE. There is an existing bioretention system in the planter strip along the Harrington Ave NE frontage. There is also an existing 12-inch and 36-inch storm drain in the southern half of NE 12th St. There is no piped conveyance system along the NE 13th St frontage. 2. Streets: NE 12th St, south of the site, is classified as a collector arterial street. The existing street section contains a paved roadway width of approximately 40 feet. There is a 0.5-foot curb and a 4.5-foot sidewalk directly behind the curb along both sides of the street. The existing right-of-way width for NE 12th St is approximately 50 feet. Harrington Ave NE, west of the site, is classified as a residential access street. The existing street section contains a paved roadway width of approximately 26 feet to 33 feet. There is a 0.5-foot curb, 8- foot planter, and 5-foot sidewalk along the project frontage. The existing right-of-way width for Harrington Ave NE is approximately 60 feet. NE 13th St, north of the site, is classified as a residential access street. The existing street section contains a paved roadway width of approximately 25 feet. There is no curb, planter, or sidewalk along either side of the roadway. Existing right-of-way width is approximately 60 feet. 3. Fire Protection: Renton Fire Authority 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 4-2-070: Zoning Use Table c. Section 4-2-110: Residential Development Standards d. Section 4-2-115: Residential Design and Open Space Standards 2. Chapter 3 Environmental Regulations a. Section 4-3-050: Critical Area Regulations 3. Chapter 4 Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations 6. Chapter 9 Permits – Specific a. Section 4-9-030: Conditional Use Permits City of Renton Department of Community & Economic Development Hearing Examiner Recommendation 28 HUNDRED UNIT LOT SUBDIVISION LUA17-000163 Report of July 10, 2018 Page 4 of 31 SR_HEX_Report_28_Hundred_180710_Final b. Section 4-9-065: Density Bonus Review 7. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element H. FINDINGS OF FACT (FOF): 1. Two neighborhood meetings were held for the project as required by RMC 4-8-090.A. Both meetings were held at the Renton Highlands Library. The first meeting was held on December 26, 2016 and the second was held on January 5, 2017. A copy of the meeting minutes were included with the submitted project application materials (Exhibit 19). The Planning Division of the City of Renton accepted the above master application for review on March 23, 2017 and determined the application complete on March 30, 2017. The project was placed on hold on May 1, 2017 and was taken off hold on April 30, 2018. The project complies with the 120-day review period. 2. The project site is located at 2800 NE 12th St (Parcel Nos. 722780-1690 and 722780-1695). 3. The project site is currently developed with an existing duplex and other detached accessory structures, proposed for removal. 4. In addition to the public streets, additional site access would be provided via a unit lot drive along the eastern portion of the project site with connections to NE 12th St and NE 13th St. 5. The property is located within the Residential High Density (HD) Comprehensive Plan land use designation. 6. The site is located within the R-14 zoning classification. 7. There are approximately 6 trees located on site of which the applicant is proposing to retain a total of 3 trees. 8. The site is mapped within a Wellhead Protection Area, zone 2. 9. Approximately 400 cubic yards of material would be excavated for the construction of the townhomes and onsite utilities and access, it is anticipated that this material would be stockpiled onsite to be later spread back on the site for the individual lots. 10. The applicant is proposing to begin construction in late summer of 2018 and last for about 6 months. 11. No public or agency comments were received during the 14-day public comment period. 12. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on June 4, 2018 the Environmental Review Committee determined that the project proposal was consistent with the Sunset Area Planned Action Ordinance and Environmental Impact Statement (EIS) (Exhibits 1-3). 13. 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. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation 28 HUNDRED UNIT LOT SUBDIVISION LUA17-000163 Report of July 10, 2018 Page 5 of 31 SR_HEX_Report_28_Hundred_180710_Final 14. Comprehensive Plan Compliance: The site is designated Residential High Density (HD) on the City’s Comprehensive Plan Map. Residential High Density unit types are designed to incorporate features from both single-family and multifamily developments, support cost-efficient housing, facilitate infill development, have close access to transit service, and efficiently use urban services and infrastructure. The proposal is compliant with the following development standards if all conditions of approval are met: Compliance Comprehensive Plan Analysis  Goal L-H: Plan for high-quality residential growth that supports transit by providing urban densities, promotes efficient land utilization, promotes good health and physical activity, builds social connections, and creates stable neighborhoods by incorporating both built amenities and natural features.  Goal L-I: Utilize multiple strategies to accommodate residential growth, including:  Development of new single-family neighborhoods on large tracts of land outside the City Center,  Development of new multi-family and mixed-use in the City Center and in the Residential High Density and Commercial Mixed Use designations, and  Infill development on vacant and underutilized land in established neighborhoods and multi-family areas.  Goal L-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-49: Address privacy and quality of life for existing residents by considering scale and context in infill project design.  Policy L-51: Respond to specific site conditions such as topography, natural features, and solar access to encourage energy savings and recognize the unique features of the site through the design of subdivisions and new buildings.  Policy L-55: Protect public scenic views and public view corridors, including Renton’s physical, visual and perceptual linkages to Lake Washington and the Cedar River.  Policy L-56: Preserve natural landforms, vegetation, distinctive stands of trees, natural slopes, and scenic areas that contribute to the City’s identity, preserve property values, and visually define the community and neighborhoods. 15. Zoning Development Standard Compliance: The purpose of the Residential-14 Zone (R-14) is to encourage development, and redevelopment, of residential neighborhoods that provide a mix of detached and attached dwelling structures organized and designed to combine characteristics of both typical single-family and small-scale multi-family developments. Structure size is intended to be limited in terms of bulk and scale so that the various unit types allowed in the zone are compatible with one another and can be integrated together into a quality neighborhood. Project features are encouraged, such as yards for private use, common open spaces, and landscaped areas that enhance a neighborhood and foster a sense of community. Civic and limited commercial uses may be allowed when they support the purpose of the designation. The proposal is compliant with the following development standards, as outlined in RMC 4-2-110.A, if all conditions of approval are met: City of Renton Department of Community & Economic Development Hearing Examiner Recommendation 28 HUNDRED UNIT LOT SUBDIVISION LUA17-000163 Report of July 10, 2018 Page 6 of 31 SR_HEX_Report_28_Hundred_180710_Final Compliance R-14 Zone Develop Standards and Analysis Compliant if condition of approval is met Density: The density range permitted in the R-14 zone is a minimum 7.0 up to a maximum of 14.0 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. Unit lot drives are not deducted from the gross site area for the purposes of calculating net density. Individual unit lots are exempt from the maximum net density requirements, however the density of the parent site shall not exceed the maximum net density of the zone. Bonus density is permitted in the R-14 zone, up to a maximum of 18 dwelling units per net acre, provided one bonus market-rate dwelling unit may be granted for each affordable dwelling unit constructed on site above the maximum density permitted. Staff Comment: After the deduction of the required 1,140 square feet of right-of-way dedication from the 28,693 square foot gross site area the proposal results in a net site area of 27,553 square feet or 0.63 net acres. The proposal for 11 units on the 0.63 net acre site would result in a net density of 17.46 dwelling units per net acre (11 / 0.63 = 17.46 du/ac), which would comply with the maximum 18 du/ac permitted via the density bonus requirements. In order for the project to qualify for bonus density and comply with RMC 4-9-065, one of the two additional units proposed above 14 du/ac would be designated as affordable. To ensure that the affordable unit remains affordable over time, the applicant shall record an agreement in a form approved by the City with the King County Recorder’s Office requiring that the affordable housing unit remain affordable housing for fifty (50) years or the life of the development, whichever is less. This agreement shall be a covenant running with the land, binding on the assigns, heirs and successors of the applicant to the satisfaction of the City Attorney. Staff recommends, as a condition of approval, that a draft agreement be provided to the Current Planning Project Manager for review and approval by the Planning Project Manager and the City Attorney at the time of Building Permit review. Such agreement shall be recorded prior to Temporary Certificate of Occupancy.  Lot Dimensions: The minimum lot size permitted in the R-14 zone is 3,000 sq. ft. for detached dwellings. There is no minimum lot size for attached dwellings. A minimum lot width of 30 feet is required (40 feet for corner lots) and a minimum lot depth of 60 feet is required. Individual lots within a unit lot subdivision are not required to comply with the minimum lot size, width, and depth requirements of the underlying zoning designation. The following table identifies the proposed approximate dimensions for Lots 1-11 Proposed Lot Lot Size (sq. ft.) Lot Width (feet) Lot Depth (feet) Unit Lot 1 1,155 25.5 45.27 Unit Lot 2 1,064 23.5 45.27 Unit Lot 3 1,064 23.5 45.27 Unit Lot 4 1,064 23.5 45.27 Unit Lot 5 1,064 23.5 45.27 Unit Lot 6 1,064 23.5 45.27 City of Renton Department of Community & Economic Development Hearing Examiner Recommendation 28 HUNDRED UNIT LOT SUBDIVISION LUA17-000163 Report of July 10, 2018 Page 7 of 31 SR_HEX_Report_28_Hundred_180710_Final Unit Lot 7 1,064 23.5 45.27 Unit Lot 8 1,155 25.51 45.27 Unit Lot 9 1,091 33.38 32 Unit Lot 10 960 30 32 Unit Lot 11 1,091 33.56 32 Tract A (Common Area) 5,426 N/A N/A Tract B (Unit Lot Drive) 7,772 N/A N/A Tract C (Common Area) 2,515 N/A N/A Parent Lot 28,693 135 245 Staff Comment: The individual unit lots are not required to comply with the minimum lot size, width, and depth requirements of the R-14 zone. The new proposed lot lines outline the building footprint of the individual townhome units with a small private yard area located in front of each unit. The parent lot meets the minimum lot size, width and depth requirements of the R-14 zone, as shown in the table above.  Setbacks: The required setbacks in the R-14 zone are as follows: front yard is 15 feet except when all access is taken from an alley then 10 feet, side yard is 4 feet for detached units, for attached units the side yard is 0 feet for the attached sides and 4 feet for the unattached sides, secondary front yard (applies to corner lots) is 15 feet, and the rear yard is 10 feet. In a unit lot subdivision, the setback requirements apply to the parent site, but would not apply to the individual unit lots. Staff Comment: The proposed townhomes as shown on the submitted site plan (Exhibit 5) would meet or exceed all the required R-14 zone setback areas from the property lines of the parent parcel. Compliant if Conditional Use Permit is approved, See FOF 18 Building Standards: The R-14 zone has a maximum building coverage of 65% and a maximum impervious surface coverage of 80%. The maximum building and impervious surface requirements are applicable to the parent parcel, not the individual unit lots. In the R-14 zone, a maximum building height of 3 stories with a wall plate height of 24 feet is permitted. The maximum wall plate height may be increased to 32 feet via the conditional use permit process. 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. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation 28 HUNDRED UNIT LOT SUBDIVISION LUA17-000163 Report of July 10, 2018 Page 8 of 31 SR_HEX_Report_28_Hundred_180710_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: The proposed townhomes would have a total footprint of 8,843 square feet, which would result in a total building coverage of 32 percent on the 27,553 square foot project site, which is less than the 65 percent (65%) maximum permitted on the parent parcel. The project proposal would result in the development of approximately 15,428 square feet of impervious surfaces on the project site, which would result in a total impervious surface cover of 56 percent (56%) on the 27,553 square foot site, which is less than the 80 percent (80%) maximum permitted on the parent parcel. The proposed townhomes would have a total of 3 stories and a maximum wall plate height of 32 feet, the applicant has requested a conditional use permit for the increased wall plate height (see further discussion below under FOF 18, Conditional Use Permit Analysis).  Maximum Number of Units per Building: In the R-14 zone, no more than 6 units per building are permitted. Staff Comment: There are 3 buildings proposed on the project site, Buildings 1 and 2 would each have 4 units per building and Building 3 would have 3 units. None of the proposed buildings would have more than 6 units per building. 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. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. 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. In Unit Lot Subdivisions, the landscaping regulations are applicable to the parent parcel, not to the individual unit lots. Staff Comment: The applicant submitted a Conceptual Landscape Plan (Exhibit 11) with the project application materials. A 6-foot wide landscape planter is proposed between the curb and sidewalk along NE 12th St, an 8-foot wide landscape planter is proposed between the curb and sidewalk along the NE 13th St frontage. The proposed landscape planters would include the planting of street trees (sweet gum) and lawn areas. There is an existing landscape strip between the curb and sidewalk along Harrington Ave NE. There are two existing street trees, a rain garden, and lawn area within this landscape strip. There are two driveway curb cuts that are proposed to be removed and replaced with lawn area. There appears to be adequate area to add additional street trees with the removal of the existing driveways. Staff recommends, as a condition of approval that a detailed landscape plan be submitted at the time of Construction Permit review for review and approval by the Current Planning Project Manager. This detailed landscape plan shall include additional street trees within the existing landscape strip located between the curb and sidewalk along Harrington Ave NE where the driveway removal is City of Renton Department of Community & Economic Development Hearing Examiner Recommendation 28 HUNDRED UNIT LOT SUBDIVISION LUA17-000163 Report of July 10, 2018 Page 9 of 31 SR_HEX_Report_28_Hundred_180710_Final proposed. Landscaping shall be installed prior to certificate of occupancy for the proposed buildings. The 10-foot onsite landscape strip along the NE 12thSt, Harrington Ave NE, and NE 13thSt frontages would be comprised largely of lawn and Chanticlear pear trees. In addition, there are two access pads proposed for maintenance of the proposed stormwater vault within the required 10-foot onsite landscape strip. Staff has concerns that the proposed access pads would detract from the overall aesthetics of the proposed development. In addition, the 10-foot onsite landscape strip is required to be comprised of a mix of trees, shrubs, and ground cover. Staff recommends, as a condition of approval that the proposed access pads be removed to the maximum extent feasible to allow for compliance with the City’s landscaping regulations as well as access requirements for the maintenance of the stormwater vault and that the 10-foot onsite landscape strip be planted with a mix of trees, shrubs, and ground cover. 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 20 percent of trees in a residential development. 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. A minimum tree density shall be maintained on each residentially zoned lot. Lots developed with detached single-family dwelling units in the R-14 zone are exempt from the minimum tree density requirements. For multi-family development, the minimum tree density is four (4) significant trees for every five thousand (5,000) square feet. The tree density may consist of existing trees, replacement trees, trees required pursuant to RMC 4-4-070.F.1, Street Frontage Landscaping Required, or a combination. Staff Comment: The applicant submitted a Tree Retention Worksheet (Exhibit 12), Arborist Report (Exhibit 13), and Conceptual Landscape Plan (Exhibit 11) with the project application materials. According to the submitted Tree Retention Worksheet, there are 6 significant trees located on the project site, of those 2 have been determined to be dangerous trees by the applicant’s arborist (Exhibit 13), which results in 4 viable trees remaining on the project site. Of the 4 remaining trees, 20 percent (20%) or 1 tree would be required for retention. The applicant is proposing to retain 2 trees, which exceeds the minimum tree retention requirements. Both retained trees would be located within a common area tract (Tract C) and would have bike racks located within the drip lines of these retained trees. Staff recommends, as a condition of approval, that an arborist be onsite during the installation of any proposed improvements within the drip lines of retained trees. In addition, the arborist should recommend specific care requirements to ensure the long term health of the trees during and after construction. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation 28 HUNDRED UNIT LOT SUBDIVISION LUA17-000163 Report of July 10, 2018 Page 10 of 31 SR_HEX_Report_28_Hundred_180710_Final Based on a net site area of 27,553 square feet, the project proposal would be required to provide a minimum of 22 trees for compliance with the minimum tree density requirements. According to the submitted landscape plan, a total of 30 trees would be planted on and around the project site, which would exceed the minimum tree density required.  Parking: Parking regulations require that a minimum of two parking spaces be provided for each detached dwelling. Parking regulations require that a minimum and maximum of 1.6 spaces be provided per 3 bedroom or large dwelling unit; 1.4 spaces per 2 bedroom dwelling unit; and 1.0 space per 1 bedroom or studio dwelling unit. The number of parking spaces required for attached dwellings in the R-14 zone may be averaged and dispersed among unit lots or within the parent site; however, at least one parking space shall be provided within each unit lot. Driveway cuts are required to be a minimum of 5 feet from property lines and new driveways may be a maximum of 16 feet in width at the property line. Maximum driveway slopes shall not exceed fifteen percent (15%); provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Staff Comment: The applicant submitted floor plans (Exhibit 7) for the proposed townhome units with the land use application materials. According to the submitted floor plans, each of the townhome units would have 3-4 bedrooms, which would require 1.6 parking spaces per dwelling unit. The applicant has elected to provide all required parking within each unit lot as opposed to averaging the spaces throughout the development. Therefore, the 1.6 spaces required for each unit lot would be rounded up to a minimum of 2 spaces per unit lot. The applicant has proposed 2 car garages within each unit lot, which would meet the minimum parking requirements for each unit lot.  Fences and Retaining Walls: In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front yard and side yard along a street setback where the fence shall not exceed forty eight inches (48") in height. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: A 72” cedar fence is shown on the submitted landscape plan along the rear property line and outside of the secondary front yard setbacks, which would comply with the height requirements for fences in the R-14 zone.  Refuse and Recyclables: A minimum of one and one-half (1-1/2) square feet per dwelling unit in multi-family residences shall be provided for recyclables deposit areas, except where the development is participating in a City-sponsored program in which individual recycling bins are used for curbside collection. A minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit areas. Staff Comment: Based on the proposal for 11 multi-family dwelling units on the project site, a total of 17 square feet of recyclable deposit areas would be required and 33 square feet of refuse area would be required, for a total minimum area of 50 square feet. As 50 square feet is less than the minimum 80 square feet required, a total minimum area of 80 square feet would be required for a combined service area. A City of Renton Department of Community & Economic Development Hearing Examiner Recommendation 28 HUNDRED UNIT LOT SUBDIVISION LUA17-000163 Report of July 10, 2018 Page 11 of 31 SR_HEX_Report_28_Hundred_180710_Final garbage enclosure area was identified on the submitted landscape plan, with a total minimum area of 91 square feet, which would meet the minimum area requirements. See further discussion below under FOF 16 Residential Design and Open Space Standards: Dumpster/Trash/Recycling Collection Area. 16. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R- 14 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 for R-14 and Analysis N/A Lot Configuration: Developments of more than four (4) structures shall incorporate a variety of home sizes, lot sizes, and unit clusters. Dwellings shall be arranged to ensure privacy so that side yards abut other side yards (or rights-of-way) and do not abut front or back yards. Lots accessed by easements or pipestems shall be prohibited. Staff Comment: Not applicable, the proposal includes 3 structures.  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: The proposed development is required to comply with the 2017 City of Renton Surface Water Design Manual.  Garages: Garages may be attached or detached. Shared garages are also allowed, provided the regulations of RMC 4-4-080 are met. Carports are not allowed. 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 garage is detached and set back from the front of the house and/or porch at least six feet (6'). Additionally, all of the following is required: 1. Garage design shall be of similar design to the homes, and 2. If sides of the garage are visible from streets, sidewalks, pathways, trails, or other homes, architectural details shall be incorporated in the design. If shared garages are allowed, they may share the structure with other homes and all of the following is required: 1. Each unit has garage space assigned to it, and City of Renton Department of Community & Economic Development Hearing Examiner Recommendation 28 HUNDRED UNIT LOT SUBDIVISION LUA17-000163 Report of July 10, 2018 Page 12 of 31 SR_HEX_Report_28_Hundred_180710_Final 2. The garage is not to be located further than one hundred sixty feet (160') from any of the housing units to which it is assigned, and 3. The garage shall not exceed forty four feet (44') in width, and shall maintain an eight foot (8') separation from any dwellings. Staff Comment: The garages of Buildings 1 and 2 would be attached and would be located to the rear of the buildings facing the unit lot drive. The primary entries of Buildings 1 and 2 would be oriented towards Harrington Ave NE. The garages of Building 3 would be attached with access off of the unit lot drive. The townhome units on the north and south ends of Building 3 would have primary pedestrian entries located on the north and south sides of the building, away from the garage entries. The middle unit of Building 3 would have a pedestrian entry facing the unit lot drive. However, on the east side of the building there are stairs leading to a deck, located on the front of the townhome, which faces Tract C, a landscaped common open space area. N/A Standards for Parks: For developments that are less than ten (10) net acres: No park is required, but is allowed. For developments that are greater than ten (10) net acres: A minimum of one one- half (.5) acre park, in addition to the common open space requirement, is required. Staff Comment: Not applicable, the project site is less than 10 acres in area. Compliant if condition of approval is met Standards for Comment Open Space: Developments of three (3) or fewer dwelling units: No requirement to provide common open space. Developments of four (4) or more units: Required to provide common open space as outlined below. Above ground drainage facilities (i.e., ponds, swales, ditches, rain gardens, etc.) shall not be counted towards the common open space requirement. 1. For each unit in the development, three hundred fifty (350) square feet of common open space shall be provided. 2. Open space shall be designed as a park, common green, pea-patch, pocket park, or pedestrian entry easement in the development and shall include picnic areas, space for recreational activities, and other activities as appropriate. 3. Open space shall be located in a highly visible area and be easily accessible to the neighborhood. 4. Open space(s) shall be contiguous to the majority of the dwellings in the development and accessible to all dwellings, and shall be at least twenty feet (20') wide. 5. A pedestrian entry easement can be used to meet the access requirements if it has a minimum width of twenty feet (20') with a minimum five feet (5') of sidewalk. 6. Pea-patches shall be at least one thousand (1,000) square feet in size with individual plots that measure at least ten feet by ten feet (10' x 10'). Additionally, the pea-patch shall include a tool shed and a common area with space for compost bins. Water shall be provided to the pea-patch. Fencing that meets the standards for front yard fencing shall surround the pea-patch City of Renton Department of Community & Economic Development Hearing Examiner Recommendation 28 HUNDRED UNIT LOT SUBDIVISION LUA17-000163 Report of July 10, 2018 Page 13 of 31 SR_HEX_Report_28_Hundred_180710_Final with a one foot (1') landscape area on the outside of the fence. This area is to be landscaped with flowers, plants, and/or shrubs. 7. Grass-crete or other pervious surfaces may be used in the common open space for the purpose of meeting the one hundred fifty feet (150') distance requirement for emergency vehicle access but shall not be used for personal vehicle access or to meet off-street parking requirements. 8. Common open space areas shall have a maximum slope of five percent (5%). 9. Obstructions, such as retaining walls and fences, shall not be placed in common open spaces. Staff Comment: Based on the proposal for 11 townhome units, a total of 3,850 square feet of common open space would be required. Landscaped open space, totaling 7,941 square feet is proposed within two common open spaces tracts (Tracts A and C). The tracts are largely located around the project perimeter. In addition, a pea patch is prosed within Tract C on the eastern side of the proposed unit lot drive, to the north of proposed Building 3. The proposed common open space tracts do not appear to comply with the 20-foot minimum width requirement and the pea patch does not meet the minimum standards as required by code. As an alternative, the project could apply for a fee in lieu of common open space per RMC 4-1-240.B.3 as the project site is located within ¼ mile of the new Sunset Park. Staff recommends, as a condition of approval, that either the layout of the unit lot subdivision be revised to provide common open space for a minimum area of 3,850 square feet that complies with the minimum standards of RMC 4-2-115 or that a fee in lieu of common open space be requested in accordance with RMC 4-1-240.B.3. The revised unit lot subdivision or fee in lieu request shall be submitted at the time of Construction Permit review for review and approval by the Current Planning Project Manager and Community Services if the fee in lieu is requested. Compliant if condition of approval is met Standards for Private Yards: Developments of three (3) or fewer dwelling units: Each individual dwelling shall have a private yard that is at minimum six hundred (600) square feet in size. Backyard patios and reciprocal use easements may be included in the calculation of private yard. Developments of four (4) or more dwelling units: Each ground-related dwelling shall have a private yard that is at least two hundred fifty (250) square feet in size with no dimension less than eight feet (8') in width. An additional two hundred fifty (250) square feet of open space per unit shall be added to the required amount of common open space for each unit that is not ground related. Staff Comment: Each individual unit lot includes private open space. Each unit lot would have private yard areas, as well as balconies off of the second story, and roof top decks on top of the proposed units. The ground related private yard areas have a depth of 7 feet, which is less than the 8-foot minimum. The applicant is also proposing balconies and rooftop decks for each of the townhome units, which may be counted towards the private yard areas. However, floor plans which outline the dimensions and areas of the balconies and rooftop decks were not submitted with the land use application materials. Therefore, staff recommends, as a condition of approval that additional information be submitted at the time of Construction Permit review City of Renton Department of Community & Economic Development Hearing Examiner Recommendation 28 HUNDRED UNIT LOT SUBDIVISION LUA17-000163 Report of July 10, 2018 Page 14 of 31 SR_HEX_Report_28_Hundred_180710_Final demonstrating the project’s compliance with the private open space requirements if a minimum of 250 square feet per unit with no dimension less than 8 feet in width. Compliant if condition of approval is met Sidewalks, Pathways, and Pedestrian Easements: All of the following are required: 1. Sidewalks shall be provided throughout the neighborhood. The sidewalk may disconnect from the road, provided it continues in a logical route throughout the development. Permeable pavement sidewalks shall be used where feasible, consistent with the Surface Water Desi n Manual. 2. Front yards shall have entry walks that are a minimum width of three feet (3') and a maximum width of four feet (4'). 3. Pathways shall be used to connect common parks, green areas, and pocket parks to residential access streets, limited residential access streets, or other pedestrian connections. They may be used to provide access to homes and common open space. They shall be a minimum three feet (3') in width and made of paved asphalt, concrete, or porous material such as: porous paving stones, crushed gravel with soil stabilizers, or paving blocks with planted joints. Sidewalks or pathways for parks and green spaces shall be located at the edge of the common space to allow a larger usable green and easy access to homes. 4. Pedestrian Easement Plantings: Shall be planted with plants and trees. Trees are required along all pedestrian easements to provide shade and spaced twenty feet (20') on center. Shrubs shall be planted in at least fifteen percent (15%) of the easement and shall be spaced no further than thirty six inches (36") on center. 5. For all homes that do not front on a residential access street, limited residential access street, a park, or a common green: Pedestrian entry easements that are at least fifteen feet (15') wide plus a five-foot (5') sidewalk shall be provided. Staff Comment: All the units in Buildings 1 and 2 would front on Harrington Ave NE and would include direct pedestrian connections to the public sidewalk within the public right-of-way. Unit 11 in Building 3 would have a direct pedestrian connection to the sidewalk that would be constructed within NE 12th St. Unit 9 would be oriented to the north with the primary entry fronting on a pedestrian walkway and common open space. Staff recommends, as a condition of approval, that the pedestrian walkways proposed to serve Unit 4 and 5 be consolidated into one centrally located walkway between Buildings 1 and 2. This would consolidate the access for Units 4 and 5 and provide a direct pedestrian connection to Harrington Ave NE for Unit 9. The pedestrian walkway serving Unit 9 should be extended across the unit lot drive through the use of a differentiated pavement pattern. Unit 10 would front to the east towards an open space area, however this common open space does not meet the minimum 20-foot width requirement and would need to be revised to be consider unit 10 compliant with the primary entry standards. As the primary entry to Unit 10 would front on the common open space to the east, staff recommends, as a condition of approval, that a minimum 5-foot wide pedestrian walkway be provided from the sidewalk in NE 12th St to the base of the stairs leading to the deck serving Unit 10. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation 28 HUNDRED UNIT LOT SUBDIVISION LUA17-000163 Report of July 10, 2018 Page 15 of 31 SR_HEX_Report_28_Hundred_180710_Final  Primary Entry: Both of the following are required: 1. The entry shall take access from and face a street, park, common green, pocket park, pedestrian easement, or open space, and 2. The entry shall include a porch or stoop with a minimum depth of five feet (5') and minimum height 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 primary entries for the units proposed within Buildings 1 and 2 would be oriented towards Harrington Ave NE, the primary entry for Unit 11 would be oriented to the south towards NE 12th St. The primary entry for Unit 9 would be oriented to the north towards the common open space. The primary entry to proposed Unit 10 would face the common open space to the east.  Facade Modulation: Both of the following are required: 1. The primary building elevation oriented toward the street or common green shall have at least one articulation or change in plane of at least two feet (2') in depth; and 2. A minimum one side articulation that measures at least one foot (1') in depth shall occur for all facades facing streets or public spaces. Staff Comment: The primary building elevations include modulation and articulations in compliance with this requirement. Compliant if condition of approval is met Windows and Doors: All of the following are required: 1. Primary windows shall be proportioned vertically, rather than horizontally, and 2. Vertical windows may be combined together to create a larger window area, and 3. All doors shall be made of wood, fiberglass, metal, or glass and trimmed with three and one-half inches (3 1/2") minimum head and jamb trim around the door, and 4. Screen doors are permitted, and 5. Primary entry doors shall face a street, park, common green, pocket park, or pedestrian easement and shall be paneled or have inset windows, and 6. Sliding glass doors are not permitted along a frontage elevation or an elevation facing a pedestrian easement. Staff Comment: The proposed elevations include primary windows that are proportioned vertically. All primary doors would have inset glass. The only door that does not front on a street or common open space would be the door for Unit 10, which would front on the unit lot drive. However, Unit 10 would have sliding glass doors off of a deck with stair access to a common open space area (Tract C) that could function as a primary entry for design purposes. It is unclear, based on the information submitted, whether trim is proposed around the doors. Staff recommends, as a condition of approval, that all primary entry doors be trimmed with three and one-half inches (3 ½") minimum head and jamb trim around the door. Revised elevations City of Renton Department of Community & Economic Development Hearing Examiner Recommendation 28 HUNDRED UNIT LOT SUBDIVISION LUA17-000163 Report of July 10, 2018 Page 16 of 31 SR_HEX_Report_28_Hundred_180710_Final including the trim detail shall be submitted to the Current Planning Project Manager at the time of Building Permit review for review and approval. Compliant if condition of approval is met Scale, Bulk, and Character: All of the following are required: 1. The primary building form shall be the dominating form and elements such as porches, principal dormers, or other significant features shall not dominate, and 2. Primary porch plate heights shall be one story. Stacked porches are allowed, and 3. To differentiate the same models and elevations, different colors shall be used, and 4. For single-family dwellings, no more than two (2) of the same model and elevation shall be built on the same block frontage and the same model and elevation shall not be abutting. Staff Comment: The primary building form is the dominating form and no porches would exceed one story. A color palette coded to the exterior elevations was not provided with the submitted application materials. Staff recommends, as a condition of approval that a color palette coded to the exterior building elevations be provided to the Current Planning Project Manager for review and approval at the time of Building Permit review.  Roofs: Both of the following are required: 1. A variety of roofing colors shall be used within the development and all roof material shall be fire retardant; and 2. Single-family residential subdivisions shall use a variety of roof forms appropriate to the style of the home. Staff Comment: The primary roof form of the townhome units would be flat as roof top decks are proposed. However, the townhome units include modulation and step backs of the upper floors, to give the primary facades visual interest. Compliance not yet demonstrated Eaves: The following is required: Eaves shall be at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves. Staff Comment: Details regarding the eaves and facia were not included on the submitted elevations. Compliance for this standard would be verified at the time of Building Permit review. Compliant if condition of approval is met Architectural Detailing: All of the following are required: 1. Three and one-half inches (3 1/2") minimum trim surrounds all windows and details all doors, and 2. At least one of the following architectural details shall be provided on each home: shutters, knee braces, flower boxes, or columns, and 3. Where siding is used, metal corner clips or corner boards shall be used and shall be at minimum two and one-half inches (2 1/2") in width and painted. If shutters are used, they shall be proportioned to the window size to simulate the ability to cover them, and City of Renton Department of Community & Economic Development Hearing Examiner Recommendation 28 HUNDRED UNIT LOT SUBDIVISION LUA17-000163 Report of July 10, 2018 Page 17 of 31 SR_HEX_Report_28_Hundred_180710_Final 4. If columns are used, they shall be round, fluted, or strongly related to the home's architectural style. Six inches by six inches (6" x 6") posts may be allowed if chamfered and/or banded. Exposed four inches by four inches (4" x 4") and six inches by six inches (6" x 6") posts are prohibited. Staff Comment: Staff was unable to verify whether the required three and one-half inches (3 ½”) minimum trim would be provided around all windows and doors. In addition, staff was unable to verify the presence of one of the following architectural details: shutters, knee bracers, flower boxes, or columns. Therefore, staff recommends, as a condition of approval that the applicant either submit revised elevations providing the required three and one-half inches ( 3 ½”) minimum trim surrounding all windows and doors and one of the following architectural details: shutters, knee braces, flower boxes, or columns, or the applicant shall submit a modification request to vary from these standards. The revised elevations or modification request shall be submitted to the Current Planning Project Manager for review and approval at the time of Building Permit review. Compliant if condition of approval is met Materials and Color: All of the following are required: 1. Acceptable exterior wall materials are: wood, cement fiberboard, stucco, stone, and standard sized brick three and one-half inches by seven and one- half inches (3 1/2" x 7 1/2") or three and five eighths inches by seven and five- eighths inches (3 5/8" x 7 5/8"). Simulated stone, wood, stone, or brick may be used to detail homes, and 2. When more than one material is used, changes in a vertical wall, such as from wood to brick, shall wrap the corners no less than twenty four inches (24"). The material change shall occur at an internal corner or a logical transition such as aligning with a window edge or chimney. Material transition shall not occur at an exterior corner, and 3. Multiple colors on buildings shall be provided. Muted deeper tones, as opposed to vibrant primary colors, shall be the dominant colors. Color palettes for all new structures, coded to the home elevations, shall be submitted for approval. 4. Gutters and downspouts shall be integrated into the color scheme of the home and be painted, or of an integral color, to match the trim color. Staff Comment: A materials board was not submitted with the application materials; therefore staff is unable to verify compliance with this requirement. Staff recommends, as a condition of approval that a materials board and color palette coded to the building elevations, be provided to the Current Planning Project Manager for review and approval at the time of Building Permit review. Compliance not yet demonstrated Mail and Newspapers: All of the following are required: 1. Mailboxes shall be clustered and located so as to serve the needs of USPS while not adversely affecting the privacy of residents; 2. Mailboxes shall be lockable consistent with USPS standard; 3. Mailboxes shall be architecturally enhanced with materials and details typical of the home's architecture; and City of Renton Department of Community & Economic Development Hearing Examiner Recommendation 28 HUNDRED UNIT LOT SUBDIVISION LUA17-000163 Report of July 10, 2018 Page 18 of 31 SR_HEX_Report_28_Hundred_180710_Final 4. Newspaper boxes shall be of a design that reflects the character of the home. Staff Comment: Compliance with this requirement would be verified at the time of Building Permit review. N/A Hot Tubs, Pools, and Mechanical Equipment: Hot tubs and pools shall only be located in back yards and designed to minimize sight and sound impacts to adjoining property. Pool heaters and pumps shall be screened from view and sound insulated. Pool equipment must comply with codes regarding fencing. Staff Comment: Not applicable, no hot tubs or pools are proposed. Compliant if condition of approval is met Utilities: Utility boxes that are not located in alleyways or away from public gathering spaces shall be screened with landscaping or berms. Staff Comment: Utility box locations were not shown on the conceptual landscape plan. Staff recommends, as a condition of approval that the detailed landscape plan include utility box locations and that any utility boxes that are visible to the public be screened with landscaping or berms. Compliant if condition of approval is met Dumpster/Trash/Recycling Collection Area: Both of the following are required: 1. Trash and recycling containers shall be located so that they have minimal impact on residents and their neighbors and so that they are not visible to the general public; and 2. A screened enclosure in which to keep containers shall be provided or garages shall be built with adequate space to keep containers. Screened enclosures shall not be located within front yards. Staff Comment: A trash enclosure detail was not provided with the submitted application materials. Staff recommends, as a condition of approval, that details regarding trash enclosures be provided at the time of Building Permit review to the Current Planning Project Manager for review and approval. 17. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions of approval are complied with: Compliance Critical Areas Analysis  Wellhead Protection Areas: Staff Comment: There are no minimum buffer or building setbacks required for Wellhead Protection Areas. However, a fill source statement is required for any fill imported onto the project site. 18. Conditional Use Analysis: A conditional use permit is requested to increase the maximum wall plate height of the proposed townhomes from 24 feet up to 32 feet, as required by RMC 4-2-110.A. The proposal is compliant with the following conditional use criteria, pursuant to RMC 4-9-030. Therefore, staff recommends approval of the requested Conditional Use Permit. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation 28 HUNDRED UNIT LOT SUBDIVISION LUA17-000163 Report of July 10, 2018 Page 19 of 31 SR_HEX_Report_28_Hundred_180710_Final Compliance Conditional Use Criteria and Analysis  a. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. Staff Comment: See FOF 14 for Comprehensive Plan and zoning regulation compliance.  b. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. Staff Comment: The applicant is proposing to construct 3-story townhome units on the project site. In order to achieve the desired ceiling heights within the townhomes, the applicant is requesting a conditional use permit to increase the maximum wall plate height from 24 feet up to 32 feet. The project site is bounded on 3 sides by public streets: NE 12th St, Harrington Ave NE, and NE 13th St. The project site is located at the edge of an R-14 zoned area, across the street to the south, the properties are zoned CV (Center Village), which permits a maximum height of 50 feet, except 60 feet if parking is located within the building. The project site’s location at the edge of an R-14 zone, adjacent to a CV zone, which puts the site in a transitional area with regards to the height of structures and intensity of uses. In addition, the proposed townhomes include upper level step backs, which reduce the bulk and scale of the proposed structures. The proposed townhomes would comply with the density bonus requirements of the R-14 zone as well as all other development standards. This transition area is well-suited to allow an increase in the maximum wall plate height to facilitate the massing changes dictated by the development standards between the CV zone and the R-14 zone.  c. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. Staff Comment: As previously discussed above, the proposed townhomes include upper level step backs, which reduce the bulk and scale of the proposed buildings. In addition, CV zoned properties are located across the street to the south of the project site. To the west of the project site is McKnight Middle School. The project site is located in an area that is transitioning from less intense single-family and duplex uses to more intense commercial and mixed-uses. The proposed townhomes are consistent with the anticipated transition. It is not anticipated that the requested 32-foot maximum wall plate height would adversely impact surrounding uses in the neighborhood.  d. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. Staff Comment: The proposed townhomes would have a 32-foot high maximum wall plate height and include upper level step backs to reduce the bulk and scale of the proposed buildings. As previously discussed above, the project is located at the edge of an R-14 zone and adjacent to CV zoned properties as well as McKnight Middle School, which is a more intense use in an R-8 zone. The project site’s location, adjacent to these more intense uses, puts it in a good area to function as a transition from the lower intensity single-family and duplex uses to the more intense commercial and school uses across the street. Staff anticipates that the 32-foot high maximum would be compatible with the City of Renton Department of Community & Economic Development Hearing Examiner Recommendation 28 HUNDRED UNIT LOT SUBDIVISION LUA17-000163 Report of July 10, 2018 Page 20 of 31 SR_HEX_Report_28_Hundred_180710_Final scale and character of the neighborhood and the expected change in the area as other CV zoned properties redevelop.  e. Parking: Adequate parking is, or will be made, available. Staff Comment: Each townhome unit would include a 2-car garage for the parking of the residents, this complies with the parking requirements of the zone.  f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. Staff Comment: The proposed project includes a unit lot drive, which would connect through the site from NE 12th St to NE 13th St. All proposed townhomes would gain vehicle access off of the unit lot drive, allowing for the safe movement of vehicles on and around the project site. Sidewalks would be constructed within the NE 12th St and NE 13th St rights-of-way and the existing sidewalk within Harrington Ave NE would remain. The proposed townhomes would include pedestrian connections to the existing and proposed sidewalks, allowing for the safe movement of pedestrians on and around the project site.  g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. Staff Comment: The proposed 32-foot maximum wall plate height is not anticipated to generate additional noise, light, or glare impacts over the standard 24-foot height permitted in the R-14 zone.  h. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. Staff Comment: A Conceptual Landscape Plan (Exhibit 11) was submitted with the project application materials. Buildings 1 and 2 are sited on the western portion of the project site, along Harrington Ave NE and Building 3 would be sited on the southeast corner of the site. The location of the townhome buildings along the west and south portions of the site allows the units to be in closer proximity to McKnight Middle School to the west and the CV zoned properties to the south. Landscaping and open space is proposed along the east property line, where the site abuts the R-14 zoned properties that are currently developed as duplexes and single-family residences. The proposed landscape open space areas would provide a sufficient buffer between the townhomes and surrounding uses. 19. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the R-14 zoning classification when it is not exempt from Environmental (SEPA) Review. For Master Plan applications compliance with the review criteria for Site Plans are analyzed at a general level of detail to ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table contains project elements intended to comply with level of detail needed for both the Master and Site Plan requests: Compliance Site Plan Criteria and Analysis Compliant if conditions of approval are met a. Comprehensive Plan Compliance and consistency. Staff Comment: See previous discussion under FOF 14, Comprehensive Plan Analysis. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation 28 HUNDRED UNIT LOT SUBDIVISION LUA17-000163 Report of July 10, 2018 Page 21 of 31 SR_HEX_Report_28_Hundred_180710_Final Compliant if conditions of approval are met b. Zoning Compliance and Consistency. Staff Comment: See discussion under FOF 15, Zoning Development Standard Compliance. Compliant if conditions of approval are met c. Design Regulation Compliance and Consistency. Staff Comment: See discussion under FOF 16, Design and Open Space Review.  d. Planned action ordinance and Development agreement Compliance and Consistency. Staff Comment: The proposal was reviewed by the City’s Environmental Review Committee and determined to be consistent with the Sunset Area Planned Action Ordinance and EIS (Exhibits 1-3). Compliant if condition of approval is met e. Off Site Impacts. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site. Staff Comment: The proposed development would include the construction of 11 townhome units in 3 buildings on the project site. The proposed townhomes would have 3 stories and a maximum wall plate height of 32 feet. The proposed structures have been sited such that two of the buildings would front on Harrington Ave NE and one structure would be located on the southeast corner of the site. The proposed structures would be located closer to the more intense uses (McKnight Middle School and the CV zoned properties to the south) and away from the less intense duplex and single-family development in the abutting R-14 zoned properties. The proposal would not result in an overconcentration of development on a particular portion of the project site. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. Staff Comment: The proposal includes a unit lot drive, which would provide vehicle access to all of the townhome units. In addition, pedestrian walkways would be provided from the townhome units to the sidewalks to be constructed in NE 12th St and NE 13th St and the existing sidewalk to remain along Harrington Ave NE. Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties. Staff Comment: The proposed townhomes would not include loading and storage areas that require screening. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features. Staff Comment: It is not anticipated that the proposed townhomes would impact any views of the surrounding properties. Landscaping: Using landscaping to provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation 28 HUNDRED UNIT LOT SUBDIVISION LUA17-000163 Report of July 10, 2018 Page 22 of 31 SR_HEX_Report_28_Hundred_180710_Final Staff Comment: See discussion under FOF 15, Zoning Development Standard: Landscaping, and FOF 18 Conditional Use Analysis, h, Landscaping. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. Staff Comment: A lighting plan was not provided with the application; therefore staff recommends, as a condition of approval, that a lighting plan be provided at the time of Building Permit review for review and approval by the Current Planning Project Manager. To ensure safety and avoid excessive brightness pedestrian scale lighting should be provided on the primary entries of each unit as well as along the pedestrian walkways as necessary to provide sufficient lighting for pedestrian safety.  f. On Site Impacts. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation. Staff Comment: Common Open Space areas have been sited around the project perimeter, which would provide privacy and buffer some of the noise either entering or leaving the project site. Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs. Staff Comment: The proposed 11 townhome units would be located within 3 separate structures on the project site. In addition, the upper levels of the townhome units would be “stepped back” along the Harrington Ave NE street frontage. The splitting up of the units into multiple buildings with the proposed landscaping and common open space provided and the upper level “step backs” would the scale of the structures as visible from the public rights-of-way. Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces. Staff Comment: The proposal includes the retention of two significant trees on the project site, which would be protected within a common open space tract (Tract C). The site is currently flat, which would limit undue grading on and around the project site. Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the appearance of the project. Landscaping also includes the design and protection of planting areas so that they are less susceptible to damage from vehicles or pedestrian movements. Staff Comment: See FOF 15, Zoning Development Standard: Landscaping and FOF 18 Conditional Use Analysis, h, Landscaping. Compliant if condition of approval is met g. Access Location and Consolidation: Providing access points on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on the site and, when feasible, with adjacent properties. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation 28 HUNDRED UNIT LOT SUBDIVISION LUA17-000163 Report of July 10, 2018 Page 23 of 31 SR_HEX_Report_28_Hundred_180710_Final Staff Comment: A unit lot drive that connects NE 12th St with NE 13th St would provide access of all of the townhome units. None of the townhomes would take direct access off of the surrounding public streets, thereby reducing the number of curbcuts generated by the project to two. Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways. Staff Comment: The townhome units would provide direct pedestrian connections, where feasible, to the public sidewalks around the project site, providing a safe and efficient pedestrian circulation system. A unit lot drive is proposed to provide vehicular access through the project site. None of the townhomes would directly access off of a public right- of-way, thereby providing a safe and efficient vehicular circulation pattern. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. Staff Comment: Not applicant, no separate loading and delivery areas are required for townhomes. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. Staff Comment: One-half (0.5) bicycle parking space per one dwelling unit is required for projects with more than 5 dwelling units. For attached dwellings, spaces within the dwelling units or on balconies do not count toward the bicycle parking requirement. However, designated bicycle parking spaces within individual garages can count toward the minimum requirement. Based on the proposal for 11 townhome units, a total of 6 bicycle parking spaces are required. Bicycle parking is shown on the submitted Conceptual Landscape Plan (Exhibit 11). However, no details were included regarding the proposed bike racks. Therefore, staff recommends, as a condition of approval that a bicycle parking detail in compliance with RMC 4-4-080.F.11.c be provided at the time of Building Permit review for review and approval by the Current Planning Project Manager. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. Staff Comment: See previous discussion above under Access.  h. Open Space: Incorporating open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site. Staff Comment: See FOF 16, Residential Design and Open Space Standards.  i. Views and Public Access: When possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines Staff Comment: The proposed structure would not block view corridors to shorelines or Mt. Rainier. The public access requirement is not applicable to the proposal.  j. Natural Systems: Arranging project elements to protect existing natural systems where applicable. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation 28 HUNDRED UNIT LOT SUBDIVISION LUA17-000163 Report of July 10, 2018 Page 24 of 31 SR_HEX_Report_28_Hundred_180710_Final Staff Comment: The proposed project has been designed to accommodate the retention of two existing significant trees, no other sensitive areas or natural systems are present on the project site.  k. Services and Infrastructure: Making available public services and facilities to accommodate the proposed use: Police and Fire. Staff Comment: Police and Renton Fire Authority staff indicated that sufficient resources exist to furnish services to the proposed development if the applicant provides Code required improvements and fees. A Fire Impact Fee, currently assessed at $964.53 per dwelling unit would be applicable to the proposal. The fee in effect at the time of Building Permit issuance would be assessed for this project. The applicant has requested a fee waiver for owner-occupied housing in the Sunset Area, which, if approved by the City Council, would result in all required impact fees being waived for this project. Water and Sewer. Staff Comment: Water service is provided by the City of Renton. The site is in the Highlands service area in the 565 hydraulic pressure zone. There is an existing 8-inch City water main located in NE 12th St and Harrington Ave NE that can deliver a maximum total flow capacity of 2,500 gallons per minute (gpm). There is an existing 6-inch City water main located in NE 13th St that can deliver a maximum total flow capacity of 1,300 gpm. The approximate static water pressure is 90 psi at the elevation of 354 feet. The site is located within Zone 2 of a Wellhead Protection Area. There are two existing fire hydrants along Harrington Ave NE. The existing duplex and former duplexes are served by 3/4-inch water meters. The Renton Regional Fire Authority has determined that the preliminary fire flow demand for the development is 2,500 gpm with the use of approved automatic fire sprinkler systems for the buildings. Three fire hydrants are required within 300 feet of the buildings. Water system development charges for each proposed 1-inch domestic water service is $3,727.00 per meter or $40,997.00 for eleven (11) 1-inch meters. This is payable at construction permit issuance. The preliminary utility plan (Exhibit 14) submitted with the application materials includes a new 8-inch water main within the proposed unit lot drive (Tract B) connecting from the existing 8-inch main in NE 12th St to the 6-inch main in NE 13th St. Each new townhome shall be served by a 1-inch water service from the new 8-inch main. Sewer service is provided by the City of Renton. There is an existing 8-inch concrete sewer main located in NE 12th St, an existing 8-inch concrete sewer main in Harrington Ave NE, and an existing 8-inch concrete sewer main in NE 13th St. An 8-inch sewer main extension is required within the proposed unit lot drive. SDC fee for sewer is based on the size of the new domestic water to serve the project. The current sewer fee for a 1-inch meter is $2,837.00 per meter, 1-1/2-inch meter is $12,700.00 and a 2-inch meter is $20,320.00. SDC fees are payable at construction permit issuance. Credit will be giving for the existing water and sewer services provided to the project site. Drainage. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation 28 HUNDRED UNIT LOT SUBDIVISION LUA17-000163 Report of July 10, 2018 Page 25 of 31 SR_HEX_Report_28_Hundred_180710_Final Staff Comment: A Preliminary Technical Information Report, prepared by Encompass Engineering and Surveying, dated revised April 10, 2018 was submitted with the project application (Exhibit 15). The site is located in the City’s Peak Rate Flow Control Standard (Existing Site Conditions). The site is located in the East Lake Washington drainage basin. The site is currently underlain with Arents, Alderwood, gravelly sandy loam (AmC) soil. Per the submitted Infiltration Evaluation (Exhibit 16), the onsite soils are suitable for infiltration BMPs. Runoff from the site currently flows to the southwest where it enters the City’s storm drainage system which eventually discharged into the storm system in NE Sunset Blvd and discharged into Lake Washington. The proposed project would require flow control facilities, water quality treatment, and onsite Best Management Practices (BMPs). A detention vault, together with a Filterra biofiltration deveice with a presedimentation chamber and/or Vortechs hydrodynamic separator would provide the required flow control and enhanced water quality treatment. The sizing and design of the proposed flow control facility, water quality treatment facility, and onsite BMPs would be reviewed for compliance with the adopted 2017 City of Renton Surface Water Design Manual. Surface water system development fee is $0.687 per square foot of new impervious surface, but not less than $1,718.00. Credit will be issued for any existing homes. Stormwater SDCs that are current will be collected at the time of construction permit issuance. Transportation. Staff Comment: Access to the site is proposed via a unit lot drive/alley within Tract B, see further discussion below under FOF 20 Subdivision Regulations and Analysis: Access and Streets. Increased traffic created by the development would be mitigated by payment of transportation impact fees. Currently this fee is assessed at $2,822.61. This fee increases each year and the applicable fee is paid at the time of Building Permit issuance. The applicant has requested a fee waiver for owner occupied housing in the Sunset Area, which, if approved by the City Council, would result in all required impact fees being waived for this project. N/A l. Phasing: The applicant is not requesting any additional phasing.  m. Stormwater: Providing optimal locations of stormwater infiltrating low impact development facilities. Avoiding placement of buildings or impervious areas on soils with infiltration capability to the maximum extent practicable. Staff Comment: See previous discussion above under Drainage. 20. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: Compliance Subdivision Regulations and Analysis Compliant if condition 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. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation 28 HUNDRED UNIT LOT SUBDIVISION LUA17-000163 Report of July 10, 2018 Page 26 of 31 SR_HEX_Report_28_Hundred_180710_Final of approval is met Unit lot drives may be constructed to serve unit lot subdivisions. Each unit lot drive may serve up to nine (9) unit lots. Each unit lot drive shall be accessed by a public street. The paved roadway shall be a minimum of sixteen feet (16') wide; the Renton Fire Authority may require the paved roadway to be up to twenty feet (20') wide. Except for points of ingress/egress, curbs shall be installed along the perimeter of the roadway. There shall be an eight foot (8') wide landscaping strip between the curb and a five foot (5') wide sidewalk along one side of the unit lot drive. Alleys may be used for vehicular access, but are not to be considered as the primary access for emergency or Fire Department concerns. Alleys require a minimum right-of- way width of 16 feet and a minimum pavement width of 12 feet in residential zones. 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: A unit lot drive/alley is proposed to serve the proposed lots. The proposed unit lot drive/alley would function as an alley for Lots 1-8 and would function as a unit lot drive for Lots 9-11. As the unit lot drive/alley would function as primary access for 3 of the unit lots, the unit lot drive/alley shall be designed to the unit lot drive standards, which include paving, curb, landscaping, and a sidewalk along one side. The proposed alley/unit lot drive would be located within Tract B, a tract that ranges in width from 25.29 feet to 33.12 feet with a pavement width than ranges from 16 feet to 33 feet. There do not appear to be any curb, sidewalks or landscape strips proposed within the alley/unit lot drive. Staff recommends, as a condition of approval that the unit lot drive be revised as follows: the pavement width through the alley/unit lot drive shall not exceed 16 feet with a curb around the perimeter and a 5-foot wide sidewalk on one side. An 8-foot wide landscape strip shall be located between the curb and sidewalk. This may result in the reduction of the width of the unit lot drive tract in some areas. Where the unit lot drive width is reduced, the additional area shall be transferred to the open space areas around the project perimeter. The unit lot drive/alley shall be privately owned and maintained by a Homeowners Association for the proposed development. Staff recommends, as a condition of approval that a Homeowners Association be established for the maintenance of all common improvements on the project site. Draft CC & Rs for the Homeowners Association shall be submitted for review and approval prior to the recording of the final plat. N/A Blocks: Blocks shall be deep enough to allow two tiers of lots. Staff Comment: Not applicable, no new blocks would be created.  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: NE 12th St is classified a collector arterial and is designated as a Green Connection in the City’s adopted Sunset Area Surface Water Master Plan. The Master Plan was adopted in April 2011. Per the adopted Master Plan, NE 12th St shall have a right-of-way width of 83 feet. The applicant has submitted a modification request for a modified street section that would have a right-of-way width of 69 feet. The paved roadway width would remain 40 feet consisting of two (2) 14-foot shared share vehicular / bike lanes and one (1) 12-foot center two way left turn lane. A 0.5-foot curb, 8-foot rain garden, and 6-foot sidewalk are required along both sides of the roadway. A right-of- way dedication of approximately 9.5 feet is proposed along the NE 12th St frontage to provide the 34.5-foot half right-of-way section. See further discussion below under FOF 21, Modification. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation 28 HUNDRED UNIT LOT SUBDIVISION LUA17-000163 Report of July 10, 2018 Page 27 of 31 SR_HEX_Report_28_Hundred_180710_Final Harrington Ave NE is classified as a residential access street and is designated as a Green Connection in the City’s adopted Sunset Area Surface Water Master Plan. The portion of Harrington Ave NE adjacent to this site was improved by a City capital improvement project. The driveway entrances constructed for 2801 NE 13th St shall be removed as part of this project. A concrete curb per City of Renton Standards shall be constructed where the driveway entrances are removed. No further improvements would be required along the Harrington Ave NE frontage. NE 13th St is classified as a residential access street. Per RMC 4-6-060, the required right- of-way width for a residential access street is 53 feet. The paved roadway width required is 26 feet consisting of two (2) 10-foot lanes and one (1) 6-foot parking lane. A 0.5-foot curb, 8-foot planter strip, and 5-foot sidewalk are required along both side of the roadway. The new curb line shall be set at 13 feet from the centerline of the existing right-of-way. A dedication of approximately 1.5 feet is required along the NE 13th St frontage to provide the required 26.5-foot half right-of-way section.  Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: The proposed unit lots would meet the requirements for a unit lot subdivision and would be compatible with the R-14 zoning development standards. All lots are rectangular in shape and would take access via the unit lot drive/alley. 21. Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-250.D, the applicant is requesting an Administrative Modification from RMC 4-6-060.F.2, Minimum Design Standards for Public Streets and Alleys, for NE 12th St, a Collector Arterial. The applicant is proposing to reduce the required right-of-way dedication from 16.5 feet to 9.5 feet and maintain the existing street section which includes a paved roadway width of 40-feet, 0.5-foot curb and gutter, and install a new 6-foot planter strip/bioretention cell and a new 5-foot sidewalk on the north of the roadway along the project street frontage. Compliance Street Modification Criteria and Analysis  a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: The Community Design Element has applicable policies listed under a separate section labeled Promoting a Safe, Healthy, and Attractive Community. These policies address walkable neighborhoods, safety, and shared uses. The intent of the policies are 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.  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 City’s Public Works Transportation section and Economic Development section have reviewed NE 12th St and the surrounding area and have determined that a modified Collector Green Connection street section is more suitable for the portion of NE 12th St adjacent to the site. The modified street section shall have a right-of-way width of 69 feet. The paved roadway width shall remain 40 feet consisting City of Renton Department of Community & Economic Development Hearing Examiner Recommendation 28 HUNDRED UNIT LOT SUBDIVISION LUA17-000163 Report of July 10, 2018 Page 28 of 31 SR_HEX_Report_28_Hundred_180710_Final of two (2) 14-foot shared vehicular / bike lanes and one (1) 12-foot center two-way left turn lane. A 0.5-foot curb, 8-foot rain garden, and 6-foot sidewalk are required along both sides of the roadway. A right-of-way dedication of approximately 9.5 feet is required along the NE 12th St frontage to provide the required 34.5-foot half right-of-way section. This existing roadway width would meet the transportation needs of the surrounding area and tie-in to the existing improvements installed along Harrington Ave NE, while providing the required separation between the vehicular and pedestrian travel ways as required by the code. The modified collector arterial section proposed would conform to the design criteria outlined by the City of Renton Transportation Division.  c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: The modified street section is consistent with the surrounding neighborhood and would increase pedestrian safety.  d. Conforms to the intent and purpose of the Code. Staff Comment: See comments under criterion ‘b’.  e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: See comments under criterion ‘b’.  f. Will not create adverse impacts to other property(ies) in the vicinity. Staff Comment: See comments under criterion ‘c’. 22. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis  Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Sierra Heights Elementary, McKnight Middle School and Hazen High School. Any new students from the proposed development would be bussed to their elementary and high schools and would walk to middle school. The stop for Sierra Heights Elementary School is located at the northwest corner of the project site at the intersection of Harrington Ave NE and NE 13th St. Students attending McKnight Middle School would walk to school, which is directly across from the project site. Students would walk along the existing sidewalks along Harrington Ave NE to NE 16th Street where they would walk to the west along the existing sidewalks to the school entrance. The bus stop for students attending Hazen High School is located at the southwest corner of the project site at the intersection of Harrington Ave NE and NE 12th St. The proposed project includes the installation of frontage improvements along the NE 12th St and NE 13th St frontages, including sidewalks. 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 $1,448.00 per townhome unit.  Parks: A Park Impact Fee would be required for the future townhouses. The current Park Impact Fee is $2,116.84 per townhouse unit. 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. The applicant has requested a fee waiver for owner occupied housing City of Renton Department of Community & Economic Development Hearing Examiner Recommendation 28 HUNDRED UNIT LOT SUBDIVISION LUA17-000163 Report of July 10, 2018 Page 29 of 31 SR_HEX_Report_28_Hundred_180710_Final in the Sunset Area, which, if approved by the City Council, would result in all required impact fees being waived for this project. I. CONCLUSIONS: 1. The subject site is located in the Residential High Density (HD) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 14. 2. The subject site is located in the Residential – 14 (R-14) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 15. 3. The proposed unit lot subdivision complies with the Residential Design and Open Space Standards provided the applicant complies with City Code and conditions of approval, see FOF 16. 4. The proposed unit lot subdivision complies with the Critical Areas Regulations provided the applicant complies with City Code and conditions of approval, see FOF 17. 5. The proposed project complies with the Conditional Use Permit criteria provided the applicant complies with City Code and conditions of approval, see FOF 18. 6. The proposed project complies with the Site Plan Review criteria provided the applicant complies with City Code and conditions of approval, see FOF 19. 7. There are adequate public services and facilities to accommodate the proposed plat, see FOF 19. 8. The proposed unit lot subdivision 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. 9. The proposed unit lot subdivision complies with the street standards as modified in FOF 21 and as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 20. 10. The proposed project complies with the Modification criteria provided the applicant complies with City Code and conditions of approval, see FOF 21. 11. There are safe walking routes to the school and school bus stop, see FOF 22. 12. Key features, which are integral to this project include, upper story setbacks for each townhome unit. J. RECOMMENDATION: Staff recommends approval of the 28 Hundred Unit Lot Subdivision, Conditional Use Permit, Site Plan Review, and Street Modification, File No. LUA17-000163, as depicted in Exhibit 4, subject to the following conditions: 1. A draft agreement in a form approved by the City with the King County Recorder’s Office requiring that the one affordable housing unit remain affordable housing for fifty (50) years or the life of the development, whichever is less, shall be provided for review and approval at the time of Building Permit review to the Current Planning Project Manager and City Attorney. This agreement shall be a covenant running with the land, binding on the assigns, heirs and successors of the applicant to the satisfaction of the City Attorney. Such agreement shall be recorded prior to Temporary Certificate of Occupancy. 2. A detailed landscape plan shall be submitted at the time of Construction Permit review for review and approval by the Current Planning Project Manager. This detailed landscape plan shall include, but not be limited to, the following: a. A mix of trees, shrubs, and ground cover within the 10-foot onsite required landscape strip; and City of Renton Department of Community & Economic Development Hearing Examiner Recommendation 28 HUNDRED UNIT LOT SUBDIVISION LUA17-000163 Report of July 10, 2018 Page 30 of 31 SR_HEX_Report_28_Hundred_180710_Final b. Any utility boxes that are visible to the public shall be screened with landscaping or berms; and c. Additional street trees within the existing landscape strip shall located between the curb and sidewalk along Harrington Ave NE where the driveway removal is proposed; and d. The proposed stormwater vault access pads shall be removed to the maximum extent feasible to allow for compliance with the City’s landscaping regulations as well as access requirements for the maintenance of the stormwater vault. Onsite landscaping shall be installed prior to certificate of occupancy for the proposed buildings. Landscaping required within the public right-of-way shall be installed prior to the recording of the final plat. 3. An arborist shall be onsite during the installation of any proposed improvements within the drip lines of retained trees. In addition, the arborist should recommend specific care requirements to ensure the long term health of the trees during and after construction. 4. Either the layout of the unit lot subdivision shall be revised to provide common open space with a minimum width of 20 feet and a minimum area of 3,850 square feet or a fee in lieu of common open space shall be requested in accordance with RMC 4-1-240.B.3. The revised unit lot subdivision or fee in lieu request shall be submitted at the time of Construction Permit review. 5. Additional information shall be submitted at the time of Construction Permit review demonstrating the project’s compliance with the private open space requirements of a minimum of 250 square feet per unit with no dimension less than 8 feet in width. 6. All primary entry doors shall be trimmed with three and one-half inches (3 1/2") minimum head and jamb trim around the door. Revised elevations including the trim detail shall be submitted to the Current Planning Project Manager at the time of Building Permit review for review and approval prior to Building Permit issuance. 7. A color palette coded to the exterior building elevations shall be provided to the Current Planning Project Manager at the time of Building Permit review for review and approval prior to Building Permit issuance. 8. The applicant shall either submit revised elevations providing the required three and one-half inches (3 1/2”) minimum trim surrounding all windows and doors and one of the following architectural details: shutters, knee braces, flower boxes, or columns, or the applicant shall submit a modification request and receive approval to vary from these standards. The revised elevations or modification request shall be submitted to the Current Planning Project Manager at the time of Building Permit review for review and approval prior to Building Permit issuance. 9. Details regarding trash enclosures shall be provided at the time of Building Permit review to the Current Planning Project Manager for review and approval prior to Building Permit issuance. 10. A lighting plan shall be provided at the time of Building Permit review for review and approval by the Current Planning Project Manager. To ensure safety and avoid excessive brightness pedestrian scale lighting should be provided on the primary entries of each unit as well as along the pedestrian walkways as necessary to provide sufficient lighting for pedestrian safety. 11. A bicycle parking detail in compliance with RMC 4-4-080.F.11.c shall be provided at the time of Building Permit review for review and approval by the Current Planning Project Manager prior to Building Permit issuance. 12. The unit lot drive shall be revised as follows: the pavement width through the alley/unit lot drive shall not exceed 16 feet with a curb around the perimeter and a 5-foot wide sidewalk on west side. An 8-foot wide landscape strip shall be located between the curb and sidewalk. This may result in the reduction of the width of the unit lot drive tract in some areas. Where the unit lot drive width is reduced, the additional area shall be transferred to the open space areas around the project perimeter. The unit lot City of Renton Department of Community & Economic Development Hearing Examiner Recommendation 28 HUNDRED UNIT LOT SUBDIVISION LUA17-000163 Report of July 10, 2018 Page 31 of 31 SR_HEX_Report_28_Hundred_180710_Final drive/alley shall be privately owned and maintained by a Homeowners Association for the proposed development. 13. A Homeowners Association shall be established for the maintenance of all common improvements on the project site. Draft CC & Rs for the Homeowners Association shall be submitted for review and approval by the Current Planning Project Manager and the City Attorney prior to the recording of the final plat. 14. The common open space area fronting Unit 10 shall be revised to meet the minimum 20-foot width requirement and provide a minimum 5-foot wide pedestrian walkway from the sidewalk in NE 12th St to the base of the stairs leading to the deck serving Unit 10. 15. The pedestrian walkways proposed to serve Unit 4 and 5 shall be consolidated into one centrally located walkway between Buildings 1 and 2. The pedestrian walkway serving Unit 9 shall be extended across the unit lot drive through the use of a differentiated pavement pattern.