Loading...
HomeMy WebLinkAboutD_Admin_Report_Exhibits_Sumpter_Short_Plat_190701DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Admin_Report_Sumpter_FINAL A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: July 1, 2019 Project File Number: PR19-000179 Project Name: Sumpter Short Plat Land Use File Number: LUA19-000091, SHPL-A, MOD, MOD Project Manager: Jill Ding, Senior Planner Owner/Applicant: Donald J. Sumpter as Trustee of the Sumpter Family Living Trust, PO Box 24943, Federal Way, WA 98093 Contact: Ivana Halvorsen, Barghausen Consulting Engineers, Inc., 18215 72nd Ave S, Kent, WA 98032 Project Location: 14204 156th Ave SE, Renton, WA 98059 Project Summary: The applicant is requesting Preliminary Short Plat approval, a Modification to the City's Street Standards, and a Modification to the City's Tree Retention requirements for the subdivision of an existing 2.7 acre site into 8 lots and 3 tracts (landscape, shared driveway, and storm drainage). The proposed lots would range in size from 9,151 square feet to 12,522 square feet. Access to Lots 1-6 is proposed via a shared driveway tract that would terminated in a hammerhead turnaround, access to Lots 7 and 8 would be provided via residential driveways off of a proposed public right-of- way extension connecting Wapato Pl SE to 158th Ave SE. A street modification has been requested to allow more than 4 lots to access off a shared driveway, to allow a shared driveway to exceed 300 feet in length, to allow a hammerhead turn around in lieu of a cul-de-sac for dead end access over 300 feet in length, and to reduce the 8-foot landscape strip where there are topographical constraints. A modification to the City's Tree Retention requirements has been requested to allow retained trees that do not count towards an individual lots tree density requirements to be located within a tree protection easement in lieu of a tree protection tract. There are no critical areas mapped on the project site. Site Area: 181,651 sq. ft. (2.7 acres) DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF City of Renton Department of Community & Economic Development Sumpter Short Plat Administrative Report & Decision LUA19-000091, SHPL-A, MOD, MOD Report of July 1, 2019 Page 2 of 22 D_Admin_Report_Sumpter_FINAL B. EXHIBITS: Exhibit 1: Administrative Decision Exhibit 2: Short Plat Plan Set Exhibit 3: Arborist Report Exhibit 4: Preliminary Technical Information Report (TIR) prepared by Barghausen Consulting Engineers Inc dated April 8, 2019 Exhibit 5: A Geotechnical Report dated November 12, 2018 prepared by prepared by Earth Solutions NW LLC Exhibit 6: Ground Water Mounding Analysis dated March 26, 2019 prepared by prepared by Earth Solutions NW LLC Exhibit 7: Public Comments and Staff Response Exhibit 8: Project Narrative Exhibit 9: Tree Retention Worksheet Exhibit 10: Advisory Notes Exhibit 11: Parties of Record C. GENERAL INFORMATION: 1. Owner(s) of Record: Donald J. Sumpter as Trustee of the Sumpter Family Living Trust PO Box 24943 Federal Way, WA 98093 2. Zoning Classification: Residential-4 (R-4) 3. Comprehensive Plan Land Use Designation: Residential Low Density (LD) 4. Existing Site Use: An existing single family residence and associated detached accessory structures are proposed for removal. 5. Critical Areas: None mapped. 6. Neighborhood Characteristics: a. North: Single family residential, R-4 zone b. East: Single family residential, R-4 zone c. South: Single family residential, unincorporated King County d. West: Single family residential, unincorporated King County 7. Site Area: 181,651 sq. ft. (2.7 acres) D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF City of Renton Department of Community & Economic Development Sumpter Short Plat Administrative Report & Decision LUA19-000091, SHPL-A, MOD, MOD Report of July 1, 2019 Page 3 of 22 D_Admin_Report_Sumpter_FINAL Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Annexation N/A 5398 08/11/2008 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service will be provided by Water District 90. b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8 inch sewer main in 156th Ave SE. c. Surface/Storm Water: There is an existing 18” diameter storm drainage in 156th Avenue SE. 2. Streets: 156th Ave SE is a Collector Arterial street with existing right of way (ROW) width of 60 feet. 3. Fire Protection: Renton Regional Fire Authority (RRFA) F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations c. Section 4-2-110: Residential Development Standards d. Section 4-2-115: Residential Design and Open Space Standards 2. Chapter 4 City-Wide Property Development Standards 3. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 4. Chapter 7 Subdivision Regulations a. Section 4-7-070: Detailed Procedures for Short Subdivision 5. Chapter 9 Permits – Specific a. Section 4-9-250: Variances, Waivers, Modifications, and Alternates 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on April 29, 2019 and determined the application complete on May 1, 2019. The project complies with the 120-day review period. DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF City of Renton Department of Community & Economic Development Sumpter Short Plat Administrative Report & Decision LUA19-000091, SHPL-A, MOD, MOD Report of July 1, 2019 Page 4 of 22 D_Admin_Report_Sumpter_FINAL 2. The project site is located at 14204 156th Ave SE, Renton, WA 98059. 3. The project site is currently developed with an existing single family residence and associated detached accessory structures, proposed for removal. 4. Access to the site would be provided via a shared driveway off of proposed public right-of-way extension (Road A). 5. The property is located within the Residential Low Density (LD) Comprehensive Plan land use designation. 6. The site is located within the Residential-4 (R-4) zoning classification. 7. There are approximately 213 trees located on-site, of which the applicant is proposing to retain a total of 46 trees. 8. No critical areas are mapped on the project site. 9. Approximately 7,000 cubic yards of material would be balanced across the project site. 10. The applicant is proposing to begin construction in Fall 2019 and end in Winter 2019/2020. 11. Staff received 6 public comment letters (Exhibit 7) and no agency comments. To address public comments the following report contains analysis related to traffic, tree retention, and safe walking routes to schools. 12. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 13. Comprehensive Plan Compliance: The site is designated Residential Low Density (LD) on the City’s Comprehensive Plan Map. The purpose of the LD designation is intended to provide a transition to the rural area, or those areas appropriate for larger lot housing. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met: Compliance Comprehensive Plan Analysis  Policy L-3: Encourage infill development of single-family units as a means to meet growth targets and provide new housing.  Goal L-I: Utilize multiple strategies to accommodate residential growth, including:  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-T: Create a functioning and exemplary urban forest that is managed at optimum levels for canopy, health, and diversity.  Policy L-24: Manage urban forests to maximize ecosystem services such as stormwater management, air quality, aquifer recharge, other ecosystem services, and wildlife habitat.  Policy L-29: Protect the integrity of natural drainage systems, existing land forms, and maintain wildlife habitat values by preserving and enhancing existing vegetation and DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF City of Renton Department of Community & Economic Development Sumpter Short Plat Administrative Report & Decision LUA19-000091, SHPL-A, MOD, MOD Report of July 1, 2019 Page 5 of 22 D_Admin_Report_Sumpter_FINAL tree canopy coverage to the maximum extent possible and by restoring hydrological flows and improving the condition of shorelines.  Policy L-48: Address privacy and quality of life for existing residents by considering scale and context in infill project design.  Policy L-55: Preserve natural landforms, vegetation, distinctive stands of trees, natural slopes, and scenic areas that contribute to the City’s identity, preserve property values, and visually define the community and neighborhoods. 14. Zoning Development Standard Compliance: The site is classified Residential-4 (R-4) on the City’s Zoning Map. The R-4 designation serves as a transition between rural designation zones and higher density residential zones. It is intended as an intermediate lower density residential zone. The proposal is compliant with the following development standards, as outlined in RMC 4-2-110.A, if all conditions of approval are met: Compliance R-4 Zone Develop Standards and Analysis  Density: There is no minimum density required in the R-4 zone. The maximum density permitted is 4.0 dwelling units per net acre. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. Staff Comment: After the deduction of 11,864 square feet of right-of-way dedication and 10,320 square feet of shared driveway area from the 118,651 square foot gross site area, the proposal would have a net area of 96,467 square feet (2.21 net acres). The proposal for 8 lots on the 2.21 net acre site would result in a net density of 3.6 dwelling units per acre (8 lots / 2.21 net acres = 3.6 du/ac), which is less than the 4.0 dwelling units per net acre permitted in the R-4 zone.  Lot Dimensions: The minimum lot size permitted in the R-4 zone is 9,000 sq. ft. A minimum lot width of 70 feet is required (80 feet for corner lots) and a minimum lot depth of 100 feet is required. The following table identifies the proposed approximate dimensions for Lots 1-8 Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.) Lot 1 9,151 70 130 Lot 2 9,151 70 130 Lot 3 9,151 70 130 Lot 4 9,151 70 130 Lot 5 9,151 70 130 Lot 6 (corner) 11,869 95 130 Lot 7 12,522 82 127 Lot 8 9,604 82 113 Tract A (storm) 12,927 N/A N/A DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF City of Renton Department of Community & Economic Development Sumpter Short Plat Administrative Report & Decision LUA19-000091, SHPL-A, MOD, MOD Report of July 1, 2019 Page 6 of 22 D_Admin_Report_Sumpter_FINAL Tract B (shared driveway) 10,320 N/A N/A Tract C (landscape) 3,800 N/A N/A Staff Comment: The lots, as proposed, would comply with the minimum lot size, width and depth requirements of the R-4 zone. Compliant if condition of approval is met Setbacks: The required setbacks in the R-4 zone are as follows: front yard is 30 feet, side yard is combined 20 feet with not less than 7.5 feet on either side, secondary front yard (applies to corner lots) is 30 feet, and the rear yard is 25 feet. Staff Comment: Setbacks for the new homes would be verified at the time of building permit review. The proposed lots include adequate area for compliance with the setback requirements. There is an existing residence an associated detached accessory structures on the project site. Staff recommends, as a condition of approval, that a demotion permit be obtained and all required inspections completed for the removal of all existing structures, prior to the recording of the final short plat.  Building Standards: The R-4 zone has a maximum building coverage of 35% and a maximum impervious surface coverage of 50%. In the R-4 zone, a maximum building height of 3 stories with a wall plate height of 32 feet is permitted. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height. If the height of wall plates on a building are less than the states maximum the roof may project higher to account for the difference, yet the combined height of both features shall not exceed the combined maximums. Common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12, decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet from each minimum building setback line for each one (1) vertical foot above the maximum wall plate height. Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g., shed roof) may exceed the stated maximum if the average of wall plate heights is equal or less than the maximum wall plate height allowed. Staff Comment: Building height, building coverage, and impervious surface coverage for the new single-family residences would be verified at the time of building permit review. Compliant if 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. A minimum of two DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF City of Renton Department of Community & Economic Development Sumpter Short Plat Administrative Report & Decision LUA19-000091, SHPL-A, MOD, MOD Report of July 1, 2019 Page 7 of 22 D_Admin_Report_Sumpter_FINAL trees are to be located in the front yard prior to final inspection for the new Single- Family Residence. Stormwater facilities are required to be landscaped. A landscaping strip with a minimum fifteen feet (15') of width shall be located on the outside of the fence, unless otherwise determined through the site plan review or subdivision review process. The landscape strip shall be located entirely within the boundaries of the storm drainage facility tract when associated with a subdivision. Staff Comment: A conceptual landscape plan (Exhibit 2) was submitted with the short plat application materials. The proposed landscape plan includes two trees within the front yard areas of the lots fronting on the shared driveway, a 5-foot landscape strip between the shared driveway and abutting property to the north (see further discussion below under FOF 18), a 15-foot wide landscape strip around the stormwater facility, a 10-foot onsite landscape strip within the front yard areas of Lots 7 and 8 where they abut the new public road connection (Road A), and an 8-foot wide landscape strip with grass between the curb and sidewalk within the Road A public right-of-way. There is an existing stand of trees proposed to be retained within the 156th Ave SE right-of-way, however there does not appear to be any other landscape proposed within this landscape strip. To meet the City’s landscape requirements, staff recommends, as a condition of approval, that the landscape plan be revised as follows: a 10-foot onsite landscape strip, consisting of a mix of trees, shrubs, and ground cover would be required within the front yard areas of Lots 7 and 8 and within the secondary front yard area of Lot 6. In addition, street trees and ground cover, consistent with the existing species planted within the Wapato Pl NE right of way, should be planted within the 8-foot planting strip between the curb and sidewalk within the Road A public right-of-way, ground cover should be planted within the 156th Ave SE public right-of-way landscape strip between the curb and sidewalk. A final landscape plan is required at the time of construction permit review for review and approval with the Current Planning Project Manager. Compliant if condition of approval is met Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4- 130) require the retention of 30 percent (30%) 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. For detached single-family development, the minimum tree density is two (2) significant trees for every five thousand (5,000) square feet. The tree density may consist of DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF City of Renton Department of Community & Economic Development Sumpter Short Plat Administrative Report & Decision LUA19-000091, SHPL-A, MOD, MOD Report of July 1, 2019 Page 8 of 22 D_Admin_Report_Sumpter_FINAL existing trees, replacement trees, trees required pursuant to RMC 4-4-070F1, Street Frontage Landscaping Required, or a combination. Staff Comment: A preliminary tree retention plan (Exhibit 2), Tree Retention Worksheet (Exhibit 9), and Arborist Report (Exhibit 3) were submitted with the project application materials. Of the 213 total trees identified on the project site, the Tree Retention Worksheet identified 64 trees as dangerous, 34 within future public streets, and 31 within the proposed shared driveway tract. Staff has reviewed the submitted materials, and it appears that some of the trees that were classified as dangerous were also located within the shared driveway tract and/or proposed public right-of-way, resulting in some dangerous trees being double counted for the trees deducted from the tree retention calculations. Staff did a tree retention calculation based on the onsite trees located within proposed public rights-of-way and shared driveway areas. After the deduction of 65 trees from the 213 total trees, the project site would have a total of 148 trees on site, of which 30 percent or 44 trees would be required to be retained. The applicant is proposing to retain a total of 46 trees, which would exceed the minimum 44 trees required to be retained. Many of the trees to be retained would be located along the south property line of the project site. Some additional trees would be retained within the rear yards of Lots 7 and 8 along the eastern portion of the project site. Trees proposed for retention that do not contribute to an individual lots minimum tree density requirement are required to be protected within a tree protection tract. The applicant has requested a modification from this requirement, see FOF 16 Modification. Staff recommends, as a condition of approval, that the applicant submit a final tree retention plan at the time of construction permit review for review and approval by the Current Planning Project Manager.  Parking: Parking regulations require that a minimum of two parking spaces be provided for each detached dwelling. Driveway cuts are required to be a minimum of 5 feet from property lines and new driveways may be a maximum of 16 feet in width at the property line. Maximum 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: Compliance with the onsite parking requirements would be verified at the time of building permit review. The proposed lots would have adequate area to provide the required parking.  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: There is a proposed 4-foot tall retaining wall proposed along the north- central portion of the project site and a 6-foot high retaining wall proposed along the eastern portion of the north property line. Retaining walls that exceed 4 feet in height required a building permit. DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF City of Renton Department of Community & Economic Development Sumpter Short Plat Administrative Report & Decision LUA19-000091, SHPL-A, MOD, MOD Report of July 1, 2019 Page 9 of 22 D_Admin_Report_Sumpter_FINAL 15. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-8 zone. The Standards implement policies established in the Land Use Element of the Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to approval of the subdivision. Compliance with Residential Design Standards would be verified prior to issuance of the building permit for the new single-family homes. The proposal is consistent with the following design standards, unless noted otherwise: Compliance Design Standards R-8 and Analysis N/A Lot Configuration: One of the following is required of preliminary plat applications: 1. Lot width variation of 10 feet (10’) minimum of one per four (4) abutting street- fronting lots, or 2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square feet size difference) for street-fronting lots, or 3. A front yard setback variation of at least five feet (5’) minimum for at least every four (4) abutting street fronting lots. Staff Comment: Not applicable for short plats.  Lots shall be configured to achieve both of the following: 1. The location of stormwater infiltration LID facilities is optimized, consistent with the Surface Water Design Manual. Building and property line setbacks are specified in the Surface Water Design Manual for infiltration facilities. 2. Soils with good infiltration potential for stormwater management are preserved to the maximum extent practicable as defined by the Surface Water Design Manual. Staff Comment: See FOF 20, Drainage. Compliance not yet demonstrated Garages: If an attached garage is wider than twenty six feet (26’), at least one (1) garage door shall be recessed a minimum of four feet (4’) from the other garage door. Additionally, one of the following is required: 1. The front porch projects in front of the garage a minimum of five feet (5’), and is a minimum of twelve feet (12’) wide, or 2. The roof extends at least five feet (5') (not including eaves) beyond the front of the garage for at least the width of the garage plus the porch/stoop area, or 3. The garage is alley accessed, or 4. The garage entry does not face a public and/or private street or an access easement, or 5. The garage width represents no greater than fifty percent (50%) of the width of the front facade at ground level, or 6. The garage is detached, or 7. The garage doors contain a minimum of thirty percent (30%) glazing, architectural detailing (e.g. trim and hardware), and are recessed from the front façade a minimum of five feet (5’), and from the front porch a minimum of seven feet (7’). DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF City of Renton Department of Community & Economic Development Sumpter Short Plat Administrative Report & Decision LUA19-000091, SHPL-A, MOD, MOD Report of July 1, 2019 Page 10 of 22 D_Admin_Report_Sumpter_FINAL Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Primary Entry: The entry shall include a porch or stoop with a minimum depth of five feet (5') and minimum height of twelve inches (12") above grade. Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Facade Modulation: One of the following is required: 1. An offset of at least one story that is at least ten feet (10') wide and two feet (2') in depth on facades visible from the street, or 2. At least two feet (2') offset of second story from first story on one street facing facade. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Windows and Doors: Windows and doors shall constitute twenty-five percent (25%) of all facades facing street frontage or public spaces. Staff Comment: Compliance for this standard would be verified at the time of building permit review. N/A Scale, Bulk, and Character: N/A Compliance not yet demonstrated Roofs: A variety of roof forms appropriate to the style of the home shall be used. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Eaves: Both of the following are required: 1. Eaves projecting from the roof of the entire building at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves, and 2. Rakes on gable ends must extend a minimum of two inches (2") from the surface of exterior siding materials. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Architectural Detailing: If one siding material is used on any side of the dwelling that is two stories or greater in height, a horizontal band that measures at least eight inches (8") is required between the first and second story. Additionally, one of the following is required: 1. Three and one half inch (3 1/2") minimum trim surrounds all windows and details all doors, or DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF City of Renton Department of Community & Economic Development Sumpter Short Plat Administrative Report & Decision LUA19-000091, SHPL-A, MOD, MOD Report of July 1, 2019 Page 11 of 22 D_Admin_Report_Sumpter_FINAL 2. A combination of shutters and three and one half inches (3 1/2") minimum trim details all windows, and three and one half inches (3 1/2") minimum trim details all doors. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Materials and Color: For subdivisions and short plats, abutting homes shall be of differing color. Color palettes for all new dwellings, coded to the home elevations, shall be submitted for approval. Additionally, one of the following is required: 1. A minimum of two (2) colors is used on the home (body with different color trim is acceptable), or 2. A minimum of two (2) differing siding materials (horizontal siding and shingles, siding and masonry or masonry-like material, etc.) is used on the home. One alternative siding material must comprise a minimum of thirty percent (30%) of the street facing facade. If masonry siding is used, it shall wrap the corners no less than twenty four inches (24"). Staff Comment: Compliance for this standard would be verified at the time of building permit review. 16. Modification Analysis: The applicant is requesting a modification from RMC 4-4-130 in order to protect onsite retained trees that do not contribute to an individual lots minimum density within a tree protection easement instead of a tree protection tract. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250.D.2, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification, subject to conditions as noted below: Compliance Modification Criteria and Analysis  a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: See FOF 13, Comprehensive Plan Analysis. Compliant if condition of approval is met. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: Per RMC 4-4-130H.2 a separate tract is required for retained trees that do not contribute to an individual lots minimum tree density; however, the applicant contends that due to the project site's long narrow shape it is not possible to set aside a tract or tracts for tree retention as well as maintain the minimum lot size and depth that would comply with the requirements of the R-4 zone. The applicant proposes to protect the trees within a tree protection easement on Lot 3 – 6 for retained trees. The final short plat map would identify these areas as protected. All of the retained trees would be entirely contained in the rear yard setback for the lots, so no building impacts DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF City of Renton Department of Community & Economic Development Sumpter Short Plat Administrative Report & Decision LUA19-000091, SHPL-A, MOD, MOD Report of July 1, 2019 Page 12 of 22 D_Admin_Report_Sumpter_FINAL to the retained trees are anticipated. The lots are all large enough that residents would have adequate yard space in addition to the tree retention easement. Staff concurs the proposed modification would meet the objectives of function and maintainability intended by the code requirements through the protection of retained trees as well as the maintenance of the minimum dimensional requirements for Lots 3- 6. Staff recommends, as a condition of approval, that the boundary of the tree protection easement be identified and delineated by signage and fencing consistent with the signage and fencing standards outlined for tree protection tracts.  c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: The proposal to retain the trees along the south portion of Lots 3-6 would provide a buffer between the newly developed lots and the existing residences to the south of the project site. The proposal to retain these trees within an easement instead of a tract would not be injurious to other properties in the vicinity.  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’. 17. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060 in order to provide a proposed meandering 5-foot wide sidewalk and a landscape strip with varying widths (minimum width of 8 feet) between the curb and sidewalk, along 156th Ave SE. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250.D.2, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification, subject to conditions as noted below: Compliance Modification Criteria and Analysis  a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: See FOF 13, Comprehensive Plan Analysis. Compliant if condition of approval is met b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The applicant contends that the requested modification would provide a sidewalk of consistent width along 156th Ave SE and enable the project to preserve a stand of existing trees between the development site and the public road within the required landscape strip. A typical straight sidewalk behind an 8-foot planter strip would cut through all of the trees on the site frontage. DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF City of Renton Department of Community & Economic Development Sumpter Short Plat Administrative Report & Decision LUA19-000091, SHPL-A, MOD, MOD Report of July 1, 2019 Page 13 of 22 D_Admin_Report_Sumpter_FINAL Staff concurs the proposed modification would meet the objectives of function and maintainability intended by the code requirements as the modification would allow for the retention of existing trees along the street frontage while at the same time still providing the require frontage improvements along 156th Ave SE, provided that an arborist is onsite during the construction of the frontage improvements along 156th Ave SE to ensure the trees are not damaged during construction. Staff recommends, as a condition of approval, that an arborist be onsite during the construction of frontage improvements along 156th Ave SE to ensure the trees to be retained within the right-of- way are protected during the construction of the frontage improvements.  c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: The requested reduced width, meandering sidewalk would not be injurious to other properties in the vicinity. The requested 5-foot sidewalk would be of a consistent width with the sidewalk to the north of the project site installed for the Enclave at Bridle Ridge Plat (LUA14-000241).  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’. 18. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060 in order to allow a shared driveway that would provide primary access to 6 lots on a driveway that is longer than 300 feet in length with a hammerhead turnaround instead of a cul-de-sac. In addition, the applicant is requesting a modification to reduce the width of the required 8-foot landscape strip required between the shared driveway and abutting property to the north down to 4-6 feet in width. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250.D.2, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification, subject to conditions as noted below: Compliance Modification Criteria and Analysis  a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: See FOF 13, Comprehensive Plan Analysis. Compliant if conditions of approval are met b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The applicant contends that the proposed short plat is designed to maximize tree retention around the perimeter of the site, particularly along 156th Ave SE and along the south property line. In addition, the site’s long and narrow shape as DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF City of Renton Department of Community & Economic Development Sumpter Short Plat Administrative Report & Decision LUA19-000091, SHPL-A, MOD, MOD Report of July 1, 2019 Page 14 of 22 D_Admin_Report_Sumpter_FINAL well as the large lot sizes required in the R-4 zoning designation make for a challenging access design. In addition, the applicant has submitted a variance request to the Renton Regional Fire Authority to provide a hammerhead turnaround instead of a cul-de-sac. The Renton Regional Fire Authority has approved the request, provided the new homes are equipped with an approved fire sprinkler system and the hammerhead is designed and constructed in accordance with the adopted requirement of the Renton Regional Fire Authority. To facilitate pedestrian access to a public right-of-way from the new homes proposed along the shared driveway, the applicant has proposed a 5-foot wide sidewalk along the entire length of the shared driveway. Regarding the reduced landscape buffer between the shared driveway and the abutting property to the north (within Tract C), the applicant contends that although an eight- foot landscape tract is provided, due to topographic constraints a maximum four-foot high rockery wall is necessary within the tract; which reduces the landscape width to between four and six feet. The rockery is proposed along a public drainage facility, not any private properties or residential lots. To ensure that the proposed modification would meet the objectives of function and maintainability intended by the code requirements, staff recommends as a condition of approval that all homes proposed along the shared driveway be required to be constructed with approved fire sprinkler systems, a note to this effect shall be recorded on the face of the final short plat. In addition, the proposed hammerhead shall be constructed to adopted Renton Regional Fire Authority standards. Staff further recommends that curb and gutter, and a 5-foot wide sidewalk be required to be installed along the entire length of the south side of the shared driveway. In addition to level out the sidewalk, staff further recommends, that the 4-6-foot wide landscape strip on the north side of the shared driveway be relocated, where feasible, to between the curb and sidewalk along the south side of the shared driveway. The final location of the landscape strip shall reviewed and approved as part of Construction Permit review.  c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: The requested modification to allow a shared driveway that would provide primary access to 6 lots on a driveway that is longer than 300 feet in length with a hammerhead turnaround instead of a cul-de-sac, as well as the requested reduced landscape strip required between the shared driveway and abutting property to the north would not be injurious to other properties in the vicinity, provided the about recommended conditions of approval are met.  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’. DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF City of Renton Department of Community & Economic Development Sumpter Short Plat Administrative Report & Decision LUA19-000091, SHPL-A, MOD, MOD Report of July 1, 2019 Page 15 of 22 D_Admin_Report_Sumpter_FINAL 19. 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 of approval is met Access: Each lot must have access to a public street or road. Access may be by a shared driveway per the requirements of RMC 4-6-060 Street Standards. Shared driveways may be allowed for access to four (4) or fewer residential lots, provided: a. At least one of the four (4) lots abuts a public right-of-way and the street frontage of the lot is equal to or greater than the lot width requirement of the zone; b. The subject lots are not created by a subdivision of ten (10) or more lots; c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic and/or pedestrian circulation through the short subdivision or to serve adjacent property; d. The shared driveway would not adversely affect future circulation to neighboring properties; e. The shared driveway is no more than three hundred feet (300') in length; and f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and personnel. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet (16'); the Fire Department may require the tract and paved surface to be up to twenty feet (20') wide. If a shared driveway abuts properties that are not part of the subdivision, an eight foot (8') wide landscaped strip shall be provided between the shared driveway and neighboring properties. The landscape strip shall be within a tract and planted with a mixture of trees, shrubs, and groundcover, as required in RMC 4-4-070. The shared driveway may be required to include a turnaround per RMC 4-6-060H. The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Staff Comment: Access to proposed Lots 1-6 is proposed via a modified shared driveway (see previous Modification discussions above under FOF 17 and 18) off of proposed Road A. Access to Lots 7 and 8 is proposed via residential driveways off of Road A. All lots would have access off of a shared driveway (Tract B) or public right-of-way (Road A). Staff recommends, as a condition of approval, that a Homeowner’s Association be established prior to the recording of the short plat for all common improvements within the proposed short plat. N/A Blocks: Blocks shall be deep enough to allow two (2) tiers of lots. Staff Comment: Not applicable, no blocks are proposed. Projects are exempt from block depth regulation when the location and extent of environmental constraints prevent a standard plat land configuration. DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF City of Renton Department of Community & Economic Development Sumpter Short Plat Administrative Report & Decision LUA19-000091, SHPL-A, MOD, MOD Report of July 1, 2019 Page 16 of 22 D_Admin_Report_Sumpter_FINAL  Lots: The size, shape, orientation, and arrangement of the proposed lots comply with the requirements of the Subdivision Regulations and the Development Standards of the R-4 zone and allow for reasonable infill of developable land. All of the proposed lots shall meet the requirements for minimum lot size, depth, and width. Width between side lot lines at their foremost points (i.e., the points where the side lot lines intersect with the street right-of-way line) shall not be less than eighty percent (80%) of the required lot width except in the cases of (1) pipestem lots (or flag lot), which shall have a minimum width of twenty feet (20') and (2) lots on a street curve or the turning circle of cul-de-sac (radial lots), which shall be a minimum of thirty five feet (35'). No residentially zoned lot shall have a depth-to-width ratio greater than four-to-one (4:1). Pipestem lots may be permitted for new plats to achieve the minimum density within the Zoning Code when there is no other feasible alternative to achieving the minimum density. Staff Comment: All lots proposed would comply with the minimum lot width, depth, and area requirements of the R-4 zone. Lots 1-6 would be oriented to provide front yards along the shared driveway (Tract B) and Lots 7 and 8 would be oriented to provide front yards facing new Road A. Lot 6 is a corner lot and would have a secondary front yard facing new Road A. Staff recommends, as a condition of approval, that the front door of the new home proposed on Lot 6 be oriented towards Road A and that vehicular access for the home on Lot 6 be required to be provided via the shared driveway (Tract B). A note to this effect shall be recorded on the face of the final short plat. Compliant if condition of approval is met Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards. Staff Comment: 156th Avenue SE, which abuts the project site along the west property line is classified as a Collector Arterial. The existing right-of-way width is approximately 60 feet. The project proposes to widen the existing pavement width an additional 8 feet and provide a 0.5 feet wide curb that connects with the existing curb located north of the site frontage. A modification was requested to vary the width of the required landscape planter between the curb and sidewalk (minimum 8 feet). A modification was also requested to reduce the required sidewalk width from 8 feet down to 5 feet (see previous discussion above under FOF 17 Modification). The proposed right-of-way dedication width would vary from 12 feet to 15 feet. The required right-of-way dedication width would be subject to final survey and shall include all the required street frontage improvements within the public right-of-way. The project proposes to construct a public street (Road A) through the site to connect Wapato Place SE located north of the site with 158th Ave SE located south of the site. Access to Lots 7 and 8 would be obtained by single family driveways off of proposed Road A. A shared driveway (Tract B) off of proposed Road A is proposed to provide access to Lots 1-6 and the stormwater drainage tract (Tract A). The applicant has submitted modification request with the land use application for the shared driveway width, turnaround, and landscaping requirements, see previous discussion under FOF 18 Modification. Road A would be classified as a Residential access street with a right- of-way width of 53 feet. The paved roadway width would be 26 fee which includes two DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF City of Renton Department of Community & Economic Development Sumpter Short Plat Administrative Report & Decision LUA19-000091, SHPL-A, MOD, MOD Report of July 1, 2019 Page 17 of 22 D_Admin_Report_Sumpter_FINAL 10-foot travel lanes and one 6-foot parking lane. A 0.5-foot curb, 8-foot landscaped planter, and 5-foot sidewalk would be provided on both sides of the roadway. The City has received comments from neighbors (Exhibit 7) regarding additional trips that would be generated by the proposed subdivision onto 156th Ave SE. The proposed project is anticipated to generate 8 new PM peak hour trips and 6 new AM peak hour trips. As fewer than 20 new trips would be generated, a formal Traffic Impact Analysis is not requirement for the project. To mitigate for the trips generated by the proposed project, staff recommends, as a condition of approval, that the applicant be required to pay their fair share of the cost of the signal that was installed at the 156th Ave. SE/SE 142nd Place intersection. The fee would be proportionate to the PM peak hour trips that would be generated by the proposed development that passes through the intersection. The fee would total $2,290.08 [(6 new PM peak hour trips/1,310 total PM peak hour trips) x $500,000] and shall be paid prior to the issuance of a Construction Permit. Payment of the transportation impact fee is required at the time of building permit issuance for the new homes. The current transportation impact fee rate is $7,820.42 per single family house. The transportation impact fee that is current at the time of building permit application will be levied, payable at issuance of building permit. Credit will be provided for the existing house that would be demolished.  Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: The proposed development would be compatible with existing, detached, single family development within the surrounding R-4 zoning designation. 20. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis  Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. Fire impact fees are applicable at the rate of $829.77 per single-family unit. This fee is paid at time of building permit issuance.  Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Maplewood Heights Elementary, McKnight Middle School and Hazen High School. Any new students from the proposed development would be bussed to their schools. The stop for elementary students is located approximately 0.05 miles from the project site at 15439 SE 142nd Pl. Students would cross 156th Ave SE via an existing cross walk and would walk along the south shoulder of SE 142nd Pl to the bus stop. The bus stop for middle school students is located approximately 0.1 miles at the intersection of 156th Ave SE and SE 144th St. Students would walk south along the existing shoulder of 156th Ave SE to the bus stop. The bus stop for high school students is located approximately 0.13 miles south of the project site at the intersection of 156th Ave SE and SE 144th Pl. Students would cross 156th Ave SE via the existing crosswalk at SE 142nd Place and would walk south along the DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF City of Renton Department of Community & Economic Development Sumpter Short Plat Administrative Report & Decision LUA19-000091, SHPL-A, MOD, MOD Report of July 1, 2019 Page 18 of 22 D_Admin_Report_Sumpter_FINAL existing shoulder of 156th Ave SE to the bus stop at SE 144th Pl. The proposed project includes the installation of frontage improvements along the 156th Ave SE frontage and along the proposed Road A frontage. In addition, staff has previously recommended as a condition that a sidewalk be constructed along the frontage of the proposed shared driveway (Tract B). 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 $6,877.00 per single-family residence.  Parks: A Park Impact Fee would be required for the future houses. The current Park Impact Fee is $3,945.70. 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. Compliant if conditions of approval are met Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: A Preliminary Technical Information Report (TIR) prepared by Barghausen Consulting Engineers Inc. dated April 8, 2019 (Exhibit 4) and preliminary drainage plans (Exhibit 2) were been submitted with the land use application materials. The project would be submitted to the requirements of the 2017 City of Renton Surface Water Design Manual. All nine core requirements and six special requirements are included in the TIR. Based on the City’s flow control map, this site falls within the Flow control Duration Standard Forested site conditions area. Downstream erosion concerns have been identified, in order to prevent aggravation of the existing downstream erosion problem, the project must match the developed 100-year peak discharge rate. The submitted TIR mentions that the infiltration facility was sized for Flood problem flow control standard. The project proposes an alternate infiltration system facility to meet the flow control requirements for the project. A storm filter is proposed to meet the basic water quality requirements for the project. Concerns were obtained from a neighbor to the northeast regarding existing heavy runoff that would flow onto the project site during storm events. To mitigate the impacts of this runoff, staff recommends, as a condition of approval, that the project provide a conveyance system along the north property line of proposed Lot 7 to convey any runoff coming from offsite during storm events. A Geotechnical Report dated November 12, 2018 (Exhibit 5), and a Ground Water Mounding Analysis dated March 26, 2019 (Exhibit 6), prepared by prepared by Earth Solutions NW LLC, has been submitted for the project. The geotechnical report concludes that infiltration is feasible in the soil at the location of the proposed infiltration facility. The report mentions that infiltration is not feasible at the locations of the proposed lots. The Ground Water Mounding Analysis report does not expect mounding concern for the site. To ensure that there are no mounding issues, staff recommends, as a condition of approval that Earth Solutions Northwest observe the infiltration surface during construction and provide a letter to the City after construction of the facility stating that there are no mounding concerns. Surface water system development (SDC) fee is $1,800.00 (2019 rate) for each lot. The rate that is applicable at the time of utility construction permit issuance will be applicable. Credit will be provided for the existing house that would be removed. DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF City of Renton Department of Community & Economic Development Sumpter Short Plat Administrative Report & Decision LUA19-000091, SHPL-A, MOD, MOD Report of July 1, 2019 Page 19 of 22 D_Admin_Report_Sumpter_FINAL  Water: The proposed development is within the Water District 90’s water service area. Water availability certificate from the Water District 90 was provided to the City with the submitted land use application materials. Approved water plans from the Water District 90 must be provided during the utility construction plan review. The project must meet all Fire Department requirements including hydrants and fire flow. Compliant if condition of approval is met Sanitary Sewer: The site is located in the City of Renton sewer service area. There is existing 8 inch diameter sewer main in 156th Ave SE. The preliminary utility plan submitted with the land use application shows the extension of 8-inch diameter sewer main from the existing sewer main on 156th Ave SE through the north-west corner of proposed drainage facility (Tract A), through the proposed internal shared driveway (Tract B), through the proposed internal public street (Road A), and extending along the south property line of proposed Lot 8 until the east property line of proposed Lot 8. A minimum 15-foot wide public easement is required to be provided to the City for the sewer main that is proposed outside the public right-of-way i.e., through the north- west corner of the proposed Tract A, on Tract B, and along the proposed sewer main in proposed Lot 8 until the east property line. Staff recommends as a condition of approval that a public easement should be provided in the proposed hammerhead turnaround portion of the stormwater tract to allow the turning of the sewer maintenance vehicles that will be used to maintain the sewer main on Tract B. The proposed development is subject to a wastewater system development charge (SDC) fee. The SDC fee for sewer is based on the size of the new domestic water to serve the new home on each lot. The sewer fee for a ¾-inch or 1-inch meter install is $2033.00 (2014 rate). The rate at the time of issuance of the utility construction permit will be applicable. The Central Plateau Interceptor Special Assessment District fee (SAD) fee would be applicable to the project. The SAD fee rate when it was established in 2009 was $351.95 plus interest per lot. As of 5/15/2019, the SAD fee rate per lot is $534.09 plus additional interest per day of $0.05111. The rate that will be applicable on the issuance day of the utility construction permit will be applicable on this project. I. CONCLUSIONS: 1. The subject site is located in the Residential Low Density (LD) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 13. 2. The subject site is located in the Residential-4 (R-4) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 14. 3. The proposed short plat and modifications complies with the Residential Design and Open Space Standards provided the applicant complies with City Code and conditions of approval, see FOF 15. 4. The proposed short plat and modifications complies with the Tree Retention modification criteria provided the applicant complies with City Code and conditions of approval, see FOF 16. 5. The proposed short plat and modifications complies with the Street Standard modification criteria provided the applicant complies with City Code and conditions of approval, see FOF 17. 6. The proposed short plat and modifications complies with the Shared Driveway modification criteria provided the applicant complies with City Code and conditions of approval, see FOF 18. DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF City of Renton Department of Community & Economic Development Sumpter Short Plat Administrative Report & Decision LUA19-000091, SHPL-A, MOD, MOD Report of July 1, 2019 Page 20 of 22 D_Admin_Report_Sumpter_FINAL 7. The proposed short plat and modifications complies with the subdivision regulations as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 19. 8. The proposed short plat and modifications complies with the street standards as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 19. 9. There are safe walking routes to the school bus stop, see FOF 20. 10. There are adequate public services and facilities to accommodate the proposed short plat and modifications, see FOF 20. J. DECISION: The Sumpter Short Plat and Modifications, File No. LUA19-000091, SHPL-A, MOD, MOD, as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. A demotion permit shall be obtained and all required inspections completed for the removal of all existing structures, prior to the recording of the final short plat. 2. The landscape plan shall be revised as follows: a 10-foot onsite landscape strip, consisting of a mix of trees, shrubs, and ground cover would be required within the front yard areas of Lots 7 and 8 and within the secondary front yard area of Lot 6. In addition, street trees and ground cover, consistent with the existing species planted within the Wapato Pl NE right of way, should be planted within the 8-foot planting strip between the curb and sidewalk within the Road A public right-of-way, ground cover should be planted within the 156th Ave SE public right-of-way landscape strip between the curb and sidewalk. A final landscape plan is required at the time of construction permit review for review and approval with the Current Planning Project Manager. 3. A final tree retention plan shall be submitted at the time of construction permit review for review and approval by the Current Planning Project Manager. 4. All homes proposed along the shared driveway shall be required to be constructed with approved fire sprinkler systems, a note to this effect shall be recorded on the face of the final short plat. In addition, the proposed hammerhead shall be constructed to adopted Renton Regional Fire Authority standards. 5. Curb and gutter, and a 5-foot wide sidewalk shall be required to be installed along the entire length of the south side of the shared driveway. 6. The 4-6-foot wide landscape strip on the north side of the shared driveway shall be relocated, where feasible, to between the curb and sidewalk along the south side of the shared driveway. The final location of the landscape strip shall reviewed and approved as part of Construction Permit review. 7. A Homeowner’s Association shall be established prior to the recording of the short plat for all common improvements within the proposed short plat. 8. The applicant shall be required to pay their fair share of the cost of the signal that was installed at the 156th Ave. SE/SE 142nd Place intersection. The fee would be proportionate to the PM peak hour trips that would be generated by the proposed development that passes through the intersection. The fee would total $2,290.08 [(6 new PM peak hour trips/1,310 total PM peak hour trips) x $500,000] and shall be paid prior to the issuance of a Construction Permit. 9. The project shall provide a conveyance system along the north property line of proposed Lot 7 to convey any runoff coming from offsite during storm events. 10. Earth Solutions Northwest shall observe the infiltration surface during construction and provide a letter to the City after construction of the facility stating that there are no mounding concerns. DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF City of Renton Department of Community & Economic Development Sumpter Short Plat Administrative Report & Decision LUA19-000091, SHPL-A, MOD, MOD Report of July 1, 2019 Page 21 of 22 D_Admin_Report_Sumpter_FINAL 11. A public easement shall be provided in the proposed hammerhead turnaround portion of the stormwater tract to allow the turning of the sewer maintenance vehicles that will be used to maintain the sewer main on Tract B. 12. The boundary of the tree protection easement shall be identified and delineated by signage and fencing consistent with the signage and fencing standards outlined for tree protection tracts. 13. An arborist shall be onsite during the construction of frontage improvements along 156th Ave SE to ensure the trees to be retained within the right-of-way are protected during the construction of the frontage improvements. 14. The front door of the new home proposed on Lot 6 shall be oriented towards Road A and vehicular access for the home on Lot 6 shall be required to be provided via the shared driveway (Tract B). A note to this effect shall be recorded on the face of the final short plat. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Jennifer Henning, Planning Director Date TRANSMITTED on July 1, 2019 to the Owner/Applicant/Contact: Owner/Applicant: Contact: Donald J. Sumpter as Trustee of the Sumpter Family Living Trust, PO Box 24943 Federal Way, WA 98093 Ivana Halvorsen, Barghausen Consulting Engineers, Inc. 18215 72nd Ave S Kent, WA 98032 TRANSMITTED on July 1, 2019 to the Parties of Record: See Exhibit 11 TRANSMITTED on July 1, 2019 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Amanda Askren, Property Services Vanessa Dolbee, Current Planning Manager Rick Marshall, Fire Marshal K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on July 15, 2019. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner, DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF 7/1/2019 | 1:59 PM PDT City of Renton Department of Community & Economic Development Sumpter Short Plat Administrative Report & Decision LUA19-000091, SHPL-A, MOD, MOD Report of July 1, 2019 Page 22 of 22 D_Admin_Report_Sumpter_FINAL City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office, (425) 430-6510. EXPIRATION: The administrative short plat decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-7-070.M. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Sumpter Short Plat Land Use File Number: LUA19-000091, SHPL-A, MOD, MOD Date of Report July 1, 2019 Staff Contact Jill Ding Senior Planner Project Contact/Applicant Ivana Halvorsen Barghausen Consulting Engineers, Inc. 18215 72nd Ave S, Kent, WA 98032 Project Location 14204 156th Ave SE, Renton, WA 98059 The following exhibits are included with the ERC report: Exhibit 1: Administrative Decision Exhibit 2: Short Plat Plan Set Exhibit 3: Arborist Report Exhibit 4: Preliminary Technical Information Report (TIR) prepared by Barghausen Consulting Engineers Inc dated April 8, 2019 Exhibit 5: A Geotechnical Report dated November 12, 2018 prepared by prepared by Earth Solutions NW LLC Exhibit 6: Ground Water Mounding Analysis dated March 26, 2019 prepared by prepared by Earth Solutions NW LLC Exhibit 7: Public Comments and Staff Response Exhibit 8: Project Narrative Exhibit 9: Tree Retention Worksheet Exhibit 10: Advisory Notes Exhibit 11: Parties of Record DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF IN COMPLIANCE WITH CITY OF RENTON STANDARDSAAANNNNNNN SUMPTER PRELIMINARY SHORT PLAT DON SUMPTERP.O. BOX 24943FEDERAL WAY, WA 98093SUMPTER PRELIMINARY SHORT PLATSUMPTER PRELIMINARY SHORT PLATA-NNNNNNN 4/29/2019 SUMPTER PRELIMINARY SHORT PLAT EXHIBIT 2 RECEIVED 04/29/2019 jding PLANNING DIVISION DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF IN COMPLIANCE WITH CITY OF RENTON STANDARDSAAANNNNNNN SUMPTER PRELIMINARY SHORT PLAT DON SUMPTERP.O. BOX 24943FEDERAL WAY, WA 98093SUMPTER PRELIMINARY SHORT PLATSUMPTER PRELIMINARY SHORT PLATA-NNNNNNN 4/29/2019 SUMPTER PRELIMINARY SHORT PLAT DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF IN COMPLIANCE WITH CITY OF RENTON STANDARDSAAANNNNNNN SUMPTER PRELIMINARY SHORT PLAT DON SUMPTERP.O. BOX 24943FEDERAL WAY, WA 98093SUMPTER PRELIMINARY SHORT PLATSUMPTER PRELIMINARY SHORT PLATA-NNNNNNN 4/29/2019 SUMPTER PRELIMINARY SHORT PLAT DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF IN COMPLIANCE WITH CITY OF RENTON STANDARDSAAANNNNNNN SUMPTER PRELIMINARY SHORT PLAT DON SUMPTERP.O. BOX 24943FEDERAL WAY, WA 98093SUMPTER PRELIMINARY SHORT PLATSUMPTER PRELIMINARY SHORT PLATA-NNNNNNN 4/29/2019 SUMPTER PRELIMINARY SHORT PLAT DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF IN COMPLIANCE WITH CITY OF RENTON STANDARDSAAANNNNNNN SUMPTER PRELIMINARY SHORT PLAT DON SUMPTERP.O. BOX 24943FEDERAL WAY, WA 98093SUMPTER PRELIMINARY SHORT PLATSUMPTER PRELIMINARY SHORT PLATA-NNNNNNN 4/29/2019 SUMPTER PRELIMINARY SHORT PLAT DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF IN COMPLIANCE WITH CITY OF RENTON STANDARDSAAANNNNNNN SUMPTER PRELIMINARY SHORT PLAT DON SUMPTERP.O. BOX 24943FEDERAL WAY, WA 98093SUMPTER PRELIMINARY SHORT PLATSUMPTER PRELIMINARY SHORT PLATA-NNNNNNN 4/29/2019 SUMPTER PRELIMINARY SHORT PLAT DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF IN COMPLIANCE WITH CITY OF RENTON STANDARDSAAANNNNNNN SUMPTER PRELIMINARY SHORT PLAT DON SUMPTERP.O. BOX 24943FEDERAL WAY, WA 98093SUMPTER PRELIMINARY SHORT PLATSUMPTER PRELIMINARY SHORT PLATA-NNNNNNN 4/29/2019 SUMPTER PRELIMINARY SHORT PLAT DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF IN COMPLIANCE WITH CITY OF RENTON STANDARDSAAANNNNNNN SUMPTER PRELIMINARY SHORT PLAT DON SUMPTER P.O. BOX 24943 FEDERAL WAY, WA 98093SUMPTER PRELIMINARY SHORT PLATSUMPTER PRELIMINARY SHORT PLATA-NNNNNNN 4/20/19 SUMPTER PRELIMINARY SHORT PLAT LANDSCAPE PROPERTY LINE BUFFER ARCTOSTAPHYLOS DENSIFLORA `HOWARD MCMINN` / HOWARD MCMINN MANZANITA ARCTOSTAPHYLOS UVA-URSI / KINNIKINNICK CAREX TESTACEA `PRAIRIE FIRE` / PRAIRIE FIRE SEDGE CISTUS X PURPUREUS / ORCHID ROCKROSE EUONYMUS FORTUNEI `EMERALD GAIETY` TM / EMERALD GAIETY EUONYMUS MAHONIA NERVOSA / OREGON GRAPE PHLOMIS RUSSELLIANA / JERUSALEM SAGE ROSA WOODSII / MOUNTAIN ROSE ROSMARINUS OFFICINALIS `BLUE SPIRES` / ROSEMARY RUBUS CALYCINOIDES / GREEN CARPET RASPBERRY SARCOCOCCA HOOKERIANA DIGYNA `PURPLE STEM` / PURPLE STEM SWEETBOX LANDSCAPE STORM WATER TRACT BUFFER CORYLUS CORNUTA / WESTERN HAZELNUT GAULTHERIA SHALLON / SALAL MAHONIA AQUIFOLIUM / OREGON GRAPE MAHONIA NERVOSA / OREGON GRAPE RIBES SANGUINEUM / RED FLOWERING CURRANT ROSA WOODSII / MOUNTAIN ROSE SYMPHORICARPOS MOLLIS / CREEPING SNOWBERRY VACCINIUM OVATUM / EVERGREEN HUCKLEBERRY DROUGHT TOLERANT HYDROSEED MIX - TREES BOTANICAL NAME / COMMON NAME CONT.SIZE QTY GLEDITSIA TRIACANTHOS `SKYLINE` / SKYLINE HONEY LOCUST B & B 3" CAL 12 STAKE & GUY ONE GROWING SEASON; NURSERY GROWN FOR STREET TREE USE, CAIBER MEASURED 4.5 FT ABOVE FINISHED GRADE. BRANCHED AT 5` PLANT SCHEDULE INSTALL TREES AND STREETSCAPE PLANTING AT TIME OF PLAT DEVELOPMENT. LAWN IN ALL LANDSCAPE STRIPS, TYPICAL. DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF IN COMPLIANCE WITH CITY OF RENTON STANDARDSAAANNNNNNN SUMPTER PRELIMINARY SHORT PLAT DON SUMPTER P.O. BOX 24943 FEDERAL WAY, WA 98093SUMPTER PRELIMINARY SHORT PLATSUMPTER PRELIMINARY SHORT PLATA-NNNNNNN 4/20/19 SUMPTER PRELIMINARY SHORT PLAT DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF FORESTRY AND VEGETATION MANAGEMENT SPECIALISTS WFCI 3601943-1 723 FAX 3601943-4 1 28 1919 Yelm Hwy SE, Suite C Olympia, WA 98501 URBANIRURAL FORESTRY TREE APPRAISAL HAZARD TREE ANALYSIS RIGHT-OF-WAYS VEGETATION MANAGEMENT ENVIRONMENTAL STUDIES CONTRACT FORESTERS Member of International Society of Arboriculture and Society of American Foresters - Tree Protection Plan - SUMPTER PROPERTY 14204 156TH Ave. SE Renton WA 98509 Prepared for: Don Sumpter Prepared by: Washington Forestry Consultants, Inc. Date of Report: September 25, 2018 Introduction The project proponent is planning to construct a residential subdivision on 2.82 acres at 14204 156th Ave. SE in Renton. The proponent has retained WFCI to: • Evaluate and inventory all trees on the site pursuant to the requirements of the City of Renton Tree Protection Ordinance. • Make recommendations for retention of significant trees, along with required protection and cultural measures. Observations Methodology WFCI has evaluated trees 6 inches diameter at breast height (DBH) and larger in the proposed project area, and assessed their potential to be incorporated into the new project. All trees are marked with a blue number at the base corresponding to the table in Attachment 3. The tree evaluation phase used methodology developed by Nelda Matheny and Dr. James Clark in their 1998 publication Trees and Development: A Technical Guide to Preservation of Trees during Land Development. Entire Document Available Upon Request EXHIBIT 3 RECEIVED 04/29/2019 jding PLANNING DIVISION DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF PRELIMINARY TECHNICAL INFORMATION REPORT Sumpter Property 2611 Union Avenue N.E. Renton, Washington Prepared for: Don Sumpter P.O. Box 24943 Federal Way, WA 98093 April 8, 2019 Our Job No. 20291 4/8/19 Entire Document Available Upon Request EXHIBIT 4 RECEIVED 04/29/2019 jding PLANNING DIVISION DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF EarthSolutionsNWLLC EarthSolutionsNWLLC Geotechnical Engineering Construction Observation/Testing Environmental Services 1805 -136th Place N.E.,Suite 201 Bellevue,WA 98005 (425)449-4704 Fax (425)449-4711 www.earthsolutionsnw.com GEOTECHNICAL ENGINEERING STUDY SUMPTER PROPERTY 14204 -156 AVENUE SOUTHEAST RENTON,WASHINGTON ES-3220.03 TH Entire Document Available Upon Request EXHIBIT 5 RECEIVED 04/29/2019 jding PLANNING DIVISION DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF Entire Document Available Upon Request EXHIBIT 6 RECEIVED 04/29/2019 jding PLANNING DIVISION DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF JillDingMay6th2019SeniorPlanner,CEDPlanningDivision1055SouthGradyWayRentonWA98057DearMs.DingIwishtoregistermyconcernsregardingthePR19-000179SumpterShortPlat/LIA19-000091,locatedat14204,156thAveS.E.MypropertyislocatedinKingCountyat15616S.F.143StreetRentonWA98059adjacenttotheproposedSumpterproject.Theremovalofthenumberoftreesnecessarytoallowtheconstructionof8houseswillexposethematuretreesonmylottoadditionalwindstressendangeringmeandmyproperty.TheplantoconnectWapatoP1SE,to;5gthAve.S.E.willallowaccessto;43rdStreet,notonlyfromthe8newhousesbutalsothe31houseslocateintheadjoining“Enclave”project.Thisadditionaltrafficisasafetyissuethatwilladverselyimpactthedesirabilityofmyproperty.Yourconsiderationoftheseunmitigatedimpactsisgreatlyappreciated.RonMcGaha15616S.E.143StreetRentonWA9805942557266612064098217aboutjobs@comcast.netEXHIBIT 7DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF KayIshU15822SE143rdRenton,WA98059JillDingSeniorPlannerCEDPlanningDivisionI055SouthGradyWayRenton,WA98057May9,2019DearJill,... . .IamwritinginregardstotheNoticeofApplicationwereceivedforprojectname/numberPR19-000179SumpterShortPlat/LUAI9-000091.Presently,withtheinfluxofnewdevelopmentsinourarea,ourneighborhoodisbecomingnoisier,busier,andquitesimplygross.ThetrafficonI56thAveSEhasbecomealittleMercerStreet(asinSeattle)inthemorningandintheafternoon.ManyofusonSE143rdSthaveproblemsturninginto156thAveSEfromourstreetinthemorning.Thelineintothe3-waystopatI56thAveSEandSE142ndP1isalreadydreadfullylongcomingupfrom8R169duringcommutehours(thelinestartswellbeforethetrafficlightson5R169onbothdirections,)nottomentionthelineofcarsheadingsouthon156thAveSEtowardstheintersectionduringtheafternooncommute.Ifthatintersectionismadeintoa4-way,trafficwillworsen.Notonlywillitaffectthosedrivingthroughitinthemorningandafternoon,itwillalsoaffectthefirstrespondersasthere’isnowaytogivethemspacetogothrough.When158thAveSEisextendedandconnected,itwillresultinmorecarsgoingthroughSEi43rdStreet.Thereareatleasttenpre-Kandelementary-agedkidslivingonourstreet;someofthemwalkthelengthofthestreettocatchtheschoolbus.Thisposesasafetyrisknotonlyforthosekids,butingeneralasdriverswillnodoubttaketheopportunityofthethrough-waytotakeshort-cutstoavoidthelightsattheintersection.DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF Thisisasafetyconcern.Also,thetreesthatarecurrentlystandingontheprojectsitegivesusagreatbufferbetweenusandthedevelopmentnorthofus,andtheyarealsoagreatshieldfornoise.I,andnottomentiontheresidentsthatcurrentlyabuttheprojectsite,donotwantthemfelled.Thereisalsoanotherdevelopmentslatedtogoupon160thAveSE,justnorthofus,whichwillalsorequiremanytreestobefelled,andwhichwillalsoaddtothetraffic.Soonwewillresemblebare,sterileandartificialresidentialareassuchasthoseinRedmondandBellevue.Thecharmofthisareaisbeinglostinfavororpopulationgrowth.Ourcurrentinfrastructureandroadscannotsupportthisinfluxofdevelopmentinourarea.Asalong-timeresidentofRentonHighlands,IhavetobebluntinsayingthatIopposethisproject.Itishardtoconceivewhysuchanarrowtractshouldbedeveloped.Iimploreyoutoconsiderwhatimpactthis-andotherdevelopmentsinthearea-willhaveontheresidents.Thereisnothingwrongwithkeepingsomeofthevacantlotsemptyforthesakeofthetrees,environment,andthequalityoflifeinthisarea.Sincerely,Kaykayishiiyahoo.comDocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF From: Janet Emerson <EmersonBobJan2@hotmail.com> Sent: Tuesday, May 14, 2019 2:16 PM To: Jill Ding Subject: development issue @ 156th Ave. SE & SE 142nd Pl., Renton Hello, I am quite concerned about the 3 way light at the intersection of SE 142nd Pl. and 156th Ave. SE. This intersection is very busy and causes many backups along 156th Ave. SE – traffic is backed up clear to SE 4th St. or Cemetery Rd. during peak time frames as well as off and on during the day. Coming up from Maple Valley Highway is also very heavy traffic during peak hours making it very difficult to make a left hand turn on the curve near the top of towards the 3 way light. Many drivers are going more than the speed limit in that area. Are there more traffic lights planned for that area.? I live in Briarwood and travel west on SE 144th St., then R. to the 3 way light, & turn left to go down towards Maple Valley Highway. Even with the light, it can be dangerous for those of us making that turn. Have individuals in the planning department been out there observing some of these near misses? I realize that most drivers are careful but so many have the ‘me first’ attitude and drive like idiots. I hope these issues can be looked at. I appreciate be given the opportunity to express my concerns with you and the planning department. Thank you, Janet Emerson DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF From: Alexandra Taylor Sent: Thursday, May 16, 2019 9:02 AM To: 'EmersonBobJan2@hotmail.com' Cc: Flora Lee; Chris Barnes; Jim Seitz; Gregg A. Zimmerman; Jill Ding; Rohini Nair Subject: RE: Traffic Signal Timing at Southeast 142nd Place and 156th Avenue Southeast May 16, 2019 Janet Emerson EmersonBobJan2@hotmail.com RE: Traffic Signal Timing at Southeast 142nd Place and 156th Avenue Southeast Dear Ms. Emerson: Thank you for contacting the City of Renton to share your concerns regarding the traffic signal timing at the intersection of Southeast 142nd Place and 156th Avenue Southeast. I am the engineer who has been assigned to investigate your request. I will remain in contact with you during my investigation. All requests will be addressed in the order that they were received. In the meantime, if you have any further questions or comments, please feel free to contact me by phone at 425-430-7303 or email Flee@rentonwa.gov. Sincerely, Flora Lee Civil Engineer III cc: Chris Barnes, Transportation Operations Manager Jim Seitz, Transportation Systems Director Gregg Zimmerman, Public Works Administrator Jill Ding, Senior Planner Rohini Nair, Civil Engineer III TOM Record 12203 DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF From: Jill Ding Sent: Tuesday, May 14, 2019 9:57 AM To: 'Monica Oberender' Subject: RE: PR19-000179 Sumpter Short Plat/LUA19-000091 Attachments: P-Tree-Clearing-2019-04-29.pdf Monica, Thank you for your comments as well as the pictures that you have provided. You have been added as a party of record for this project and your comments have been added to the official file for consideration by the decision maker. Regarding the trees behind your home, the applicant has proposed to retain a large swath of trees in that area. I have attached a copy of the tree retention plan, which on sheet 2 shows all the trees that are proposed to be retained. A retaining wall is proposed to the north of those protected trees. Due to the tree retention proposed adjacent to your property, there should not be any grading that would impact your lot. All submitted documents for this project are available at the following link: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=1401955&dbid=0&repo=CityofRenton Please let me know if you have further questions. Thanks, Jill Ding Senior Planner City of Renton Community and Economic Development 6th floor 1055 S Grady Way Renton, WA 98057 425-430-6598 jding@rentonwa.gov -----Original Message----- From: Monica Oberender [mailto:mioberender@icloud.com] Sent: Monday, May 13, 2019 11:14 AM To: Jill Ding <JDing@Rentonwa.gov> Subject: PR19-000179 Sumpter Short Plat/LUA19-000091 Jill Ding, My concern regarding this short plat is how it will affect my property. The Sumpter property is higher than mine. Will the owner be building a retaining wall? DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF I assume the trees in back of me will be cut down. What about the remaining tree in the retention pond. The Sumpter trees are are part of their root system and will likely fall in a storm. Will that tree be cut down also? Monica Oberender > > > DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF looGoodToBeTrueI:[k1’iTai.ww.ii‘j.9I;.1i1YV4/LM:LJ:1fj&M,A#;:t::;—6LP+J&/S?l%Lt8’iiLA-W-kJ/);I;LrLt£tLLi-Ió-44-5aAZiy%71-/S--?.J-1-L))LI)P__L_4‘-€i”i4/4&t/--A1)-€-AIDASSOCIATIONFORLUTHERANSSEATTLElJeanSundetStLL1JRentonWA98059740&’V7yj‘19.fltROSEAc.1,,111iIiIj1J*,,ijIIs1;1l1,i1iiii,J1J,,uIh1iIujihuilssJ,,I1,iiIDocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF May 29, 2019 Ron McGaha 15616 SE 143rd St Renton, WA 98059 SUBJECT: Sumpter Short Plat / LUA19-000091 SHPL-A, MOD Dear Mr. McGaha: Thank you for your comments regarding the Sumpter Short Plat. You have been added as a Party of Record for this project and your comments have been added to the official file for consideration by the decision maker. In your letter, you cited safety concerns regarding the extension of 158th Ave SE to Wapato Pl SE. The proposed short plat would include sidewalks along the public street frontages, which would separate pedestrians from vehicular traffic and increase safety for pedestrians around the development. In addition, you expressed concerns regarding the large number of trees on the project site. The applicant is proposing to retain a large number of mature trees along the south property line. Those trees are proposed to be protected in perpetuity within a tree protection easement. It is intended that these trees would continue to provide a buffer between the proposed homes and existing development to the south of the project site. Please contact me at (425) 430-6598 or jding@rentonwa.gov if you have any questions. Sincerely, Jill Ding Senior Planner DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF May 29, 2019 Kay Ishii 15822 SE 143rd St Renton, WA 98059 SUBJECT: Sumpter Short Plat / LUA19-000091 SHPL-A, MOD Dear Ms. Ishii: Thank you for your comments regarding the Sumpter Short Plat. You have been added as a Party of Record for this project and your comments have been added to the official file for consideration by the decision maker. In your letter you cited concerns regarding adding additional traffic onto the existing intersection at 156th Avenue SE and SE 142nd Place. The City shares those concerns and for that reason, the proposed subdivision would not have direct access to that intersection. The only means of access for the new homes would be via the proposed extension of 158th Ave SE. You also noted concerns regarding safety for children in the neighborhood who would be walking to the school bus stop. As a part of our review, we will take into consideration safe walking conditions for kids walking to school. The proposed short plat would include sidewalks along the public street frontage, which would separate pedestrians from vehicular traffic and increase safety for pedestrians around the development. In addition, you expressed concerns regarding the large number of trees on the project site. The applicant is proposing to retain a large number of mature trees along the south property line. Those trees are proposed to be protected in perpetuity within a tree protection easement. It is intended that these trees would continue to provide a buffer between the proposed homes and existing development to the south of the project site. Please contact me at (425) 430-6598 or jding@rentonwa.gov if you have any questions. Sincerely, Jill Ding Senior Planner DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF June 17, 2019 Jean Sundet 15845 SE 143rd St Renton, WA 98059 SUBJECT: Sumpter Short Plat / LUA19-000091 SHPL-A, MOD Dear Ms. Sundet: Thank you for your comments regarding the Sumpter Short Plat. You have been added as a Party of Record for this project and your comments have been added to the official file for consideration by the decision maker. In your letter you cited concerns regarding adding additional traffic onto the existing intersection at 156th Avenue SE and SE 142nd Place. The City shares those concerns and for that reason, the proposed subdivision would not have direct access to that intersection. The only means of access for the new homes would be via the proposed extension of 158th Ave SE. You also noted concerns regarding safety for children in the neighborhood who would be walking to the school bus stop. As a part of our review, we will take into consideration safe walking conditions for kids walking to school. The proposed short plat would include sidewalks along the public street frontage, which would separate pedestrians from vehicular traffic and increase safety for pedestrians around the development. In addition, you expressed concerns regarding whether the City of Renton had jurisdiction to process a subdivision on the project site as you believed that it was located in unincorporated King County. I have attached a map, which shows that the very south property line of the Sumpter property is also the City of Renton City limits, which means that the City does have jurisdiction regarding permitting the proposed subdivision. Please contact me at (425) 430-6598 or jding@rentonwa.gov if you have any questions. Sincerely, Jill Ding Senior Planner enclosure DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF 4,514 376 Sumpter Property This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. None 6/17/2019 Legend 2560128 THIS MAP IS NOT TO BE USED FOR NAVIGATION Feet Notes 256 WGS_1984_Web_Mercator_Auxiliary_Sphere Information Technology - GIS RentonMapSupport@Rentonwa.gov City and County Labels City and County Boundary Addresses Parcels Streets Points of Interest Parks Waterbodies Map Extent2010 DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF From: Jill Ding Sent: Wednesday, May 08, 2019 6:40 AM To: 'Michael Turner' Cc: Rohini Nair Subject: RE: Developement at 156th Ave. SE and SE 142nd Pl. Michael, Thank you for your comments, they have been added to the official file for consideration by the decision maker. I have also added you as a party of record for this project. The City is aware that traffic can be heavy through this intersection, which is, in part, why this proposed short plat will not be directly accessing off of 156th Ave SE. As there is no direct access off of 156th Ave SE, it is unlikely that the City would be able to require improvements at this intersection through the subdivision process. However, I have copied Rohini Nair, the Development Engineer assigned to the project so that she is aware of your comments. Please let me know if you have any further questions. Thanks, Jill Ding Senior Planner City of Renton Community and Economic Development 6th floor 1055 S Grady Way Renton, WA 98057 425-430-6598 jding@rentonwa.gov -----Original Message----- From: Michael Turner [mailto:lyndamike@comcast.net] Sent: Tuesday, May 07, 2019 9:44 AM To: Jill Ding <JDing@Rentonwa.gov> Subject: Developement at 156th Ave. SE and SE 142nd Pl. I understand that there is an application for a development by 156th Ave. SE and SE 142nd Pl. This intersection has bad traffic during the rush hour. I would like to make the following suggestion: The conditions at the intersection need to be reviewed by a traffic engineer and improvements made. At the least, there should be an additional lane on the Southbound lane on 156th for right turning traffic, and a right green arrow added so the Southbound DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF traffic can turn freely while traffic coming up the hill on SE 142nd Pl has a green light. This would greatly improve the flow of Southbound traffic. Michael Turner 15713 SE 148th St. Renton, WA 98059 425-271-1074 DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF - 1 - 20291.003 PROJECT NARRATIVE for SUMPTER PRELIMINARY SHORT PLAT Prepared by Barghausen Consulting Engineers, Inc. April 29, 2019 This Project Narrative includes general project information as well as the narratives for several Modifications. PROJECT DESCRIPTION: The subject property is addressed as 14204 156th Avenue S.E. (Parcel No. 142305-9013) and is located to the east of the intersection of S.E. 142nd Place and 156th Avenue S.E. and south of the Enclave at Bridle Ridge Plat (LUA14-000241). The project site area is approximately 118,651 square feet (2.72 acres) and is zoned Residential-4 (R-4). The proposal is to subdivide the project site into eight (8) single-family lots and construct new single-family dwellings on each lot. Access to Lots 1-6 is proposed via a 26-foot-wide shared driveway with a sidewalk on the south side and access to Lots 7 and 8 is proposed via driveway access off of the 158th Avenue S.E. extension. No critical areas are mapped on the project site. An existing single family residence and all outbuildings on the site will be removed. GRADING AND TREE RETENTION: The topography on site is slight to moderate generally sloping downward from east to west. The project proposes retaining walls on Lots 4 – 6 and a rockery on Lot 7 as needed to create flat pads for the lots and to promote tree retention. Several healthy trees would be impacted by required frontage improvements for 156th Avenue S.E.; however, the applicant has coordinated with the city to meander the sidewalk in an effort to retain as many trees as possible along the site frontage. The project proposes more than the minimum tree retention. In addition to retaining 30 percent of existing significant trees, each new lot will provide a minimum tree density of two trees per 5,000 square feet of lot area on site. A landscaping plan will be provided during final engineering to demonstrate compliance with the 2-tree-per-5,000 requirement as shown in the table below. Two trees will be planted in the front yards of Lots 1 – 6, as required for lots not accessing from a public street. LOT # AREA (SF) 2 TREES/5,000 SF REQUIRED TREES/LOT RETAINED TREES PLANTED TREES 1 9151 0.0004 4 0 4 2 9151 0.0004 4 0 4 3 9151 0.0004 4 7 0 4 9151 0.0004 4 7 0 5 9151 0.0004 4 14 0 6 11869 0.0004 5 12 0 7 12522 0.0004 5 2 3 8 9604 0.0004 4 6 0 48 11 ACCESS: Access to the site will be from a new public street extension of 158th Avenue S.E. to connect with Wapato Place. Two lots will access directly from the new extension and the remaining six lots will access via a 26-foot wide shared drive that is proposed near the north property line. An EXHIBIT 8 RECEIVED 04/29/2019 jding PLANNING DIVISIONDocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF - 2 - 20291.003 eight-foot wide landscape buffer is provided along the north property line to buffer the proposed shared driveway from existing neighboring development. The site also fronts 156th Avenue S.E., a collector arterial. As required, the project will construct frontage improvements along 156th Avenue S.E. including pavement widening, curb, gutter, planter strip with street trees, and a sidewalk. The sidewalk will be designed with a meander to avoid, protect, and retain several existing trees that would otherwise be impacted by standard-design frontage improvements. Existing utility poles that serve the signalized intersection WILL NOT be relocated; however, minor utility poles that do not serve the signals will be undergrounded. STORMWATER: Stormwater runoff generated by the lots, Tract B, and 156th Avenue S.E. improvements will be collected and routed to the onsite infiltration vault in Tract A. An overflow is provided from the vault to connect to the existing drainage system in 156th Avenue S.E. UTILITIES: Water and sewer exist in 156th Avenue S.E. and will be extended in the new street extension of 158th Avenue S.E. A water main will be extended in Tract A to create a loop connection from the existing main in 156th Avenue S.E. to the new main in the street extension. A new sewer main will be installed to collect and discharge sewerage to the existing main in 156th Avenue S.E. REQUIRED NARRATIVE ITEMS PROJECT NAME, SIZE, AND LOCATION OF SITE · Project Name: Sumpter Short Plat · Gross Site Area: 2.72 acres · Location: 14204 – 156th Avenue S.E. LAND USE PERMITS REQUIRED FOR PROPOSED PROJECT · Preliminary Short Plat · Modification for Frontage Improvement Design, Right-of-Way Dedication, and Shared Driveway ZONING DESIGNATION OF THE SITE AND ADJACENT PROPERTIES · Site: R-4 · Adjacent properties: R-4 CURRENT USE OF THE SITE AND ANY EXISTING IMPROVEMENTS The site currently contains one single-family residence. SPECIAL SITE FEATURES (i.e., WETLANDS, WATER BODIES, STEEP SLOPES) The site contains no special site features. STATEMENT ADDRESSING SOIL TYPE AND DRAINAGE CONDITIONS The King County Soils Conservation Service Soils Map indicates that the on-site soils are considered Alderwood gravelly sandy loam with 8 to 15 percent slopes. DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF - 3 - 20291.003 Stormwater runoff generated by the lots, Tract B, and 156th Avenue S.E. improvements will be collected and routed to the onsite infiltration facility in Tract A. An overflow is provided from the facility to connect to the existing drainage system in 156th Avenue S.E. PROPOSED USE OF THE PROPERTY AND SCOPE OF THE PROPOSED DEVELOPMENT The Sumpter Short Plat is a single-family residential project consisting of the development of a forested area generally located at the intersection of 156th Avenue S.E. and S.E. 146th Place. The proposed project is to construct eight (8) single-family lots with associated roads, utilities, and stormwater facilities. FOR PLATS, INDICATE THE PROPOSED NUMBER, NET DENSITY, AND RANGE OF SIZES (NET LOT AREA) OF THE NEW LOTS The project will contain eight (8) lots for detached single-family residences. The lots range in area from 9,151 square feet to 12,522 square feet, with an average area of approximately 9,969 square feet. The net lot area is 2.72 acres (118,651 square feet). Net density of the project is approximately 3.61 dwelling units per net acre (du/acre). Each lot contains a minimum of 250 square feet of private open space in their rear yards. ACCESS Access to the site will be from a new public street extension of 158th Avenue S.E. to connect with Wapato Place. Two lots will access from the new extension and the remaining six lots will access via a 26-foot wide shared drive that is proposed near the north property line. A five-foot wide landscape buffer is provided along the north property line to buffer the proposed shared driveway from existing neighboring development. The site also fronts 156th Avenue S.E., a collector arterial. As required, the project will construct frontage improvements along 156th Avenue S.E. including pavement widening, curb, gutter, planter strip with street trees, and a sidewalk. The sidewalk will be designed with a meander to avoid, protect, and retain several existing trees that would otherwise be impacted by standard-design frontage improvements. PROPOSED OFF-SITE IMPROVEMENTS (i.e., INSTALLATION OF SIDEWALKS, FIRE HYDRANTS, SEWER MAIN, ETC.) No offsite improvements are anticipated. TOTAL ESTIMATED CONSTRUCTION COST AND ESTIMATED FAIR MARKET VALUE OF THE PROPOSED PROJECT The construction costs and fair market value are to be determined. ESTIMATED QUANTITIES AND TYPE OF MATERIALS INVOLVED IF ANY FILL OR EXCAVATION IS PROPOSED Approximately 7,000 cubic yards of total grading may be necessary for the project. At this time, earthwork is expected to balance on site. At this time, the source of fill material (if needed) is unknown; that information will be provided as required as part of the grading and construction permit process. The amount of and destination for exported material is unknown at this time. NUMBER, TYPE, AND SIZE OF ANY TREES TO BE REMOVED The site contains 213 trees including hemlock, fir, cedar, maple, cherry and cottonwood. The project is currently designed to retain 48 viable evergreen and deciduous trees in the development area (see the Arborist Report and the Preliminary Tree Retention Plan). The project does not trigger replanting of trees DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF - 4 - 20291.003 for tree retention. The project will need to plant trees on the lots to comply with the two-trees per 5,000 square feet of lot area as shown on the Preliminary Landscape Plan. EXPLANATION OF ANY LAND TO BE DEDICATED TO THE CITY The project will dedicate 12 – 15 feet (variable width) of right-of-way at 156th Avenue S.E. per the Collector Arterial street standard and 53 feet of right-of-way for the extension of Chelan Avenue NE/158th Avenue S.E. ANY PROPOSED JOB SHACKS, SALES TRAILERS, AND/OR MODEL HOMES To be determined. DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF - 5 - 20291.003 MODIFICATION REQUEST – SHARED DRIVEWAY SERVING SIX LOTS and LONGER THAN 300 FEET Preapplication Comment: Access to the proposed lots would be required to comply with the standards outlined in RMC 4-6-060, or as otherwise approved through a Modification (RMC 4-9-250D). Shared driveways may be allowed for access to four (4) or fewer residential lots, provided: a. At least one of the four (4) lots abuts a public right-of-way and the street frontage of the lot is equal to or greater than the lot width requirement of the zone; and b. The subject lots are not created by a subdivision often (10) or more lots; and c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic and/or pedestrian circulation through the short subdivision or to serve adjacent property; and d. The shared driveway would not adversely affect future circulation to neighboring properties; and e. The shared driveway is no more than two hundred feet (200') in length; and f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and personnel. MODIFICATION REQUEST: The project requests modifications to RMC 4-6-060 and RMC 4-9-250-D to propose that six lots access from a shared driveway that will be longer than 300 feet. The project is designed to maximize tree retention at the perimeter of the site, including a buffer of trees along 156th Avenue S.E. In the effort to retain trees, reduce connections to a collector arterial, and to balance the impact of the new public roadway that will bisect the long narrow site, a shared driveway with a sidewalk and hammerhead turnaround serving six lots is appropriate for this short plat. Shared driveways may be allowed for access to four (4) or fewer residential lots, provided: Response: Please consider the site location and characteristics as well as the proposed benefits the project provided to allow six lots on a shared driveway. We have coordinated with Renton Fire a. At least one of the four (4) lots abuts a public right-of-way and the street frontage of the lot is equal to or greater than the lot width requirement of the zone; and Response: Lot 6 abuts and has adequate frontage on the new extension of Wapato Place/158th Avenue S.E. This criterion is met. b. The subject lots are not created by a subdivision often (10) or more lots; and Response: The subject lots are part of an eight (8) lot short plat. This criterion is met. c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic and/or pedestrian circulation through the short subdivision or to serve adjacent property; and Response: The shared driveway is not needed or desired by the city as a public street as the project will be constructing a new public connection at Wapato Place and 158th Avenue S.E. that will promote neighborhood connectivity. This criterion is met. d. The shared driveway would not adversely affect future circulation to neighboring properties; and Response: Future circulation will not be impacted by the shared driveway as the project will be DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF - 6 - 20291.003 constructing a new public connection at Wapato Place and 158th Avenue S.E. that will promote neighborhood connectivity. The shared driveway will have a sidewalk that will provide safe pedestrian access from the project to 156th Avenue S.E. This criterion is met. e. The shared driveway is no more than two hundred feet (200') in length; and Response: The proposed driveway will be approximately 505 feet long from the centerline of the new 158th Avenue S.E. to the west terminus of the proposed hammerhead turnaround. A modification is needed for this criterion. We have discussed the long driveway and turnaround with Renton Fire staff. Mitigation in the form of automatic fire sprinklers is likely to be a condition of the length (more than 200 feet) and type of turnaround (hammerhead in lieu of a cul-de-sac). f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and personnel. Response: Emergency vehicle access is adequately provided by the 20-foot wide fire lane and the hammerhead turnaround. We have discussed the hammerhead proposal with Renton Fire Marshal staff and received general concurrence that the hammerhead would be acceptable if the future homes are equipped with automatic fire sprinkler systems. The applicant accepts a condition to automatic fire sprinkler systems as mitigation for the long shared driveway and hammerhead turnaround. This criterion is met with the mitigation condition to install automatic fire sprinkler systems for the homes accessed from Tract B. RMC 4-4-040C.2.g. Modifications: Pursuant to RMC 4-9-250D, Modification Procedures, the Administrator may grant modifications to this Section’s retaining wall standards. Approval of a modifications permit may include conditions such as, but not limited to, increased setbacks, additional landscaping, and a requirement to terrace, or specific materials to be used. RMC 4-9-250D.2 Decision Criteria: Whenever there are practical difficulties involved in carrying out the provisions of this Title, the Department Administrator may grant modifications for individual cases provided he/she shall first find that a specific reason makes the strict letter of this Code impractical, that the intent and purpose of the governing land use designation of the Comprehensive Plan is met and that the modification is in conformity with the intent and purpose of this Code, and that such modification: 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; Response: The modified road section will provide safe and adequate access to the project and the surrounding community. Any development of the site would require some level of modification or the loss of a viable building lot solely for the reason that the site is so long and narrow (720 feet by 165 feet) and because of the requirement to construct the connection of Wapato Place to 158th Avenue S.E.. The following policies and goals support the project as designed. Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. Policy L-58: Provide complete streets along arterials and arranges as an interconnecting network or grid. The public street improvements will locate planter strips between the curb and the sidewalk in order to provide separation between cars and pedestrians. DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF - 7 - 20291.003 b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; Response: The proposed modified shared driveway will be commonly owned and maintained by the lot owners of all eight of the lots in the short plat (not just Lots 1 – 6) because there are common amenities and utilities in Tract B that will serve all of the lots. A sidewalk is provided to convey pedestrians to 156th Avenue S.E. A landscape buffer is provided along the north property line to shield the new driveway from adjacent development. c. Will not be injurious to other property(ies) in the vicinity; Response: The proposed modified shared driveway will have no impact to other properties. d. Conforms to the intent and purpose of the Code; Response: The intent of the code is to provide safe, maintainable, and adequate access for new residential development. In this case, there is no viable access scenario for the six lots that would not trigger a modification. Access to all reaches of the site is extremely difficult because the site dimensions are 720 feet by 165 feet, it is bisected by a required new public roadway that has no tolerance for relocation or configuration alternatives, and because of the non-typical intersection configuration of 156th Avenue S.E. and S.E. 146th Place. A single shared driveway and hammerhead originating at the new 158th Avenue S.E. extension and serving six lots with no vehicular connection to 158th Avenue S.E. is the best and safest way to serve the project. e. Can be shown to be justified and required for the use and situation intended; and Response: Access to all extremities of the site is difficult because the site dimensions are 720 feet by 165 feet, it is bisected by a required new public roadway that has no tolerance for relocation or configuration alternatives, and because of the non-typical intersection configuration of 156th Avenue S.E. and S.E. 146th Place. A single shared driveway and hammerhead originating at the new 158th Avenue S.E. extension and serving six lots with no vehicular connection to 158th Avenue S.E. is the best and safest way to serve the project. f. Will not create adverse impacts to other property(ies) in the vicinity. Response: The proposed modified road section will have no impact to other properties. DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF - 8 - 20291.003 MODIFICATION REQUEST – MEANDERING SIDEWALK AT 156TH AVENUE S.E. MODIFICATION REQUEST: The applicant requests a modification to allow a meandering sidewalk in lieu of a straight sidewalk along 156th Avenue S.E. The meander will enable the project the opportunity to preserve trees between the development site and the public road. A typical straight sidewalk behind an 8- foot planter strip would cut through all of the trees on the site frontage. It is likely that this modification would also include a modification for street tree spacing to compliment but not impact the retained trees. RMC 4-4-040C.2.g. Modifications: Pursuant to RMC 4-9-250D, Modification Procedures, the Administrator may grant modifications to this Section’s retaining wall standards. Approval of a modifications permit may include conditions such as, but not limited to, increased setbacks, additional landscaping, a requirement to terrace or specific materials to be used. RMC 4-9-250D.2 Decision Criteria: Whenever there are practical difficulties involved in carrying out the provisions of this Title, the Department Administrator may grant modifications for individual cases provided he/she shall first find that a specific reason makes the strict letter of this Code impractical, that the intent and purpose of the governing land use designation of the Comprehensive Plan is met and that the modification is in conformity with the intent and purpose of this Code, and that such modification: 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; Response: The project proposes to meander the sidewalk along 156th Avenue S.E. to avoid impacting existing trees. The following policies and goals support the project as designed. Goal L-BB: Maintains a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. Policy L-58: Provides complete streets along arterials and arranges as an interconnecting network or grid. The public street improvements will locate planter strips between the curb and the sidewalk in order to provide separation between cars and pedestrians. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; Response: The proposed modified sidewalk meander has no effect on safety or function. The appearance of the sidewalk will be aesthetic and result in larger separation from vehicular traffic than the typical location and alignment of the walk. Environmentally, the meander allows the project to retain existing evergreen trees that will provide a visual and physical buffer between the new development and 156th Avenue S.E. c. Will not be injurious to other property(ies) in the vicinity; Response: The proposed meandering sidewalk will have no impact on other properties. d. Conforms to the intent and purpose of the Code; Response: The intent of the code is to provide safe and adequate access for new development and physical separation of pedestrians and cars. The proposed meandering sidewalk will increase the width of the landscape strip where the meander occurs to protect existing trees. e. Can be shown to be justified and required for the use and situation intended; and DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF - 9 - 20291.003 Response: The proposed meander is justified to protect and preserve existing trees and to improve separation of pedestrians from vehicular traffic on a collector arterial. f. Will not create adverse impacts to other property(ies) in the vicinity. Response: The proposed meandering sidewalk will have no impact to other properties. DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF - 10 - 20291.003 MODIFICATION REQUEST – RIGHT-OF-WAY DEDICATION and SIDEWALK WIDTH FOR 156TH AVENUE S.E. Preapplication Meeting Comment from City of Renton: Transportation Department has classified 156th Avenue S.E. south of S.E. 142nd Place, as a Collector Arterial. The existing right of way width is approximately 60'. Per RMC 4-6-060, the minimum right of way width for a three lane Collector Arterial is 94 feet that includes a minimum paved travel roadway width is 41 feet, 8 feet wide parking width on both sides of the street, 0.5 feet wide curbs, 8 feet wide planters, and 8 feet wide sidewalks. The developer may submit a modification request to reduce the sidewalk width to 5 feet (to be consistent with the existing sidewalk along 156th Ave S.E.). City will provide clarification regarding the on-street parking after clarification is obtained. The ROW dedication should be provided to include all street elements including sidewalk, and 2 feet width back of sidewalk within the ROW. The half street ROW dedication width for a street section with 8 feet wide sidewalk width (as per RMC 4-6-060) is approximately 17 feet. The half street ROW dedication width for a street section with 5 feet wide sidewalk width (to be consistent with the 156th corridor) will be approximately 12 feet. Half street ROW dedication and construction of half street improvements are required to be provided by the developer. MODIFICATION REQUEST: The project requests a Modification to RMC 4-6-060F to reduce the project's obligations for right-of-way dedication from 17 feet to minimum 12 feet and for sidewalk width reduction from 8 feet to 5 feet to match up to recently constructed sidewalks north of the site at the Plat of Enclave at Bridle Ridge. The project's construction obligation would include 8 feet of pavement widening for travelway, as well as curb, gutter, planter and a five-foot sidewalk on the project side as shown below and in the preliminary plan set (Sheet 3). It is anticipated that on-street parking is not desirable or necessary in this location. RMC 4-4-040C.2.g. Modifications: Pursuant to RMC 4-9-250D, Modification Procedures, the Administrator may grant modifications to this Section’s retaining wall standards. Approval of a modifications permit may include conditions such as, but not limited to, increased setbacks, additional landscaping, a requirement to terrace or specific materials to be used. RMC 4-9-250D.2 Decision Criteria: Whenever there are practical difficulties involved in carrying out the provisions of this Title, the Department Administrator may grant modifications for individual cases provided he/she shall first find that a specific reason makes the strict letter of this Code impractical, that the intent and purpose of the governing land use designation of the Comprehensive Plan is met and that the modification is in conformity with the intent and purpose of this Code, and that such modification: 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; Response: The modified road section will provide safe and adequate access to the project and the surrounding community. The site is located at the fringe of the city limits and the need for an on-street parking and an 8-foot sidewalk is unnecessary as determined by the City of Renton's Transportation Department. DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF - 11 - 20291.003 Goal L-BB: Maintains a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. Policy L-58: Provides complete streets along arterials and arranges as an interconnecting network or grid. Locates planter strips between the curb and the sidewalk in order to provide separation between cars and pedestrians. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; Response: The proposed modified road section is appropriate based on the amount of traffic and levels of service on 156th Avenue S.E. with the project and potential future development. The modified Collector Arterial standard is consistent with the improvements that were recently constructed to the north. All other urban street standards will be provided (curb, gutter, planter, street trees, streetlights, and sidewalk). c. Will not be injurious to other property(ies) in the vicinity; Response: The proposed modified road section will have no impact to other properties. d. Conforms to the intent and purpose of the Code; Response: The frontage improvements as proposed are consistent in appearance with typical urban streets, with travel lanes, vertical curbs, planter strips, and separated sidewalks. The intent of urban streets is to facilitate safe travel ways for cars, bicycles, and pedestrians. The modified Collector Arterial standard is consistent with surrounding development. The intent and purpose of the Code are met with the proposal. e. Can be shown to be justified and required for the use and situation intended; and Response: The modified Collector Arterial is appropriate in a residential area and it matches surrounding improvements. All other urban street standards will be provided (curb, gutter, planter, street trees, streetlights, and sidewalk). f. Will not create adverse impacts to other property(ies) in the vicinity. Response: The proposed modified road section will have no impact to other properties. DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF - 12 - 20291.003 MODIFICATION REQUEST – 8-FOOT WIDE LANDSCAPE BUFFER TRACT TO INCLUDE ROCKERY (REDUCED LANDSCAPE WIDTH) Per RMC4-6-060J.2 an eight-foot wide landscape buffer is required between the private access and the north property line. An eight-foot tract is provided, but in a portion of the tract, a maximum four-foot high rockery wall is necessary; which reduces the landscape width to approximately four to six feet. The rockery is proposed along a public drainage facility, not any private properties or residential lots. The impact of the reduced landscape buffer for the approximately 110 feet of length will have no impact to any offsite properties. RMC 4-4-040C.2.g. Modifications: Pursuant to RMC 4-9-250D, Modification Procedures, the Administrator may grant modifications to this Section’s retaining wall standards. Approval of a modifications permit may include conditions such as, but not limited to, increased setbacks, additional landscaping, and a requirement to terrace, or specific materials to be used. RMC 4-9-250D.2 Decision Criteria: Whenever there are practical difficulties involved in carrying out the provisions of this Title, the Department Administrator may grant modifications for individual cases provided he/she shall first find that a specific reason makes the strict letter of this Code impractical, that the intent and purpose of the governing land use designation of the Comprehensive Plan is met and that the modification is in conformity with the intent and purpose of this Code, and that such modification: 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; Response: The following policies and goals support the project as designed. This criterion is met. Policy L-3: Encourage infill development of single family units as a means to meet growth targets and provide new housing. Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. Policy L-51: Include human-scale features such as pedestrian pathways, quality landscaping, and public spaces that have discernible edges, entries, and borders to create a distinctive sense of place in neighborhoods, commercial areas, and centers. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; Response: The rockery will not impact safety, function, appearance, environmental protection or maintainability of the development. All of the future homeowners will be responsible equally for rockery and landscape maintenance. This criterion is met. c. Will not be injurious to other property(ies) in the vicinity; Response: The rockery is proposed along a public drainage facility that has a 10-foot landscaped area between facility and the property line. There are no private properties or residential lots that will see the proposed rockery. The impact of the reduced landscape buffer for the approximately 110 feet of length will have no impact to any offsite properties. This criterion is met. d. Conforms to the intent and purpose of the Code; DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF - 13 - 20291.003 Response: An eight-foot tract is provided, but for a limited section, a reduced width of landscaping will be provided. The physical separation from the subject property to the adjacent property is the same because of the tract width. This criterion is met. e. Can be shown to be justified and required for the use and situation intended; and Response: The rockery is necessary because the project is providing a complete street with a sidewalk on one side to facilitate pedestrian activity as well as access to Lots 1 – 6. The physical separation from the subject property to the adjacent property is the same because of the tract width. This criterion is met. f. Will not create adverse impacts to other property(ies) in the vicinity. Response: The rockery is proposed along a public drainage facility that has a 10-foot landscaped area between facility and the property line. There are no private properties or residential lots that will see the proposed rockery. The impact of the reduced landscape buffer for the approximately 110 feet of length will have no impact to any offsite properties. This criterion is met. DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF - 14 - 20291.003 MODIFICATION REQUEST – TREE RETENTION NGPE PROPOSED INSTEAD OF A TRACT Per RMC 4-4-130H.2 a separate tract is required for retained trees; however, because of the site's long narrow shape it is not possible to set aside a tract or tracts for tree retention as well as maintain the lot yield that comply with lot area requirements of the R-4 zone. The applicant proposes to identify a native growth protection easement (NGPE) on Lot 3 – 8 for retained trees. The final short plat map will identify these areas as protected. All of the retained trees are entirely contained in the rear yard setback for the lots, so no building impacts to the retained trees are anticipated. The lots are all large enough that residents will still have adequate yard space in addition to the tree retention easements. RMC 4-4-040C.2.g. Modifications: Pursuant to RMC 4-9-250D, Modification Procedures, the Administrator may grant modifications to this Section’s retaining wall standards. Approval of a modifications permit may include conditions such as, but not limited to, increased setbacks, additional landscaping, and a requirement to terrace, or specific materials to be used. RMC 4-9-250D.2 Decision Criteria: Whenever there are practical difficulties involved in carrying out the provisions of this Title, the Department Administrator may grant modifications for individual cases provided he/she shall first find that a specific reason makes the strict letter of this Code impractical, that the intent and purpose of the governing land use designation of the Comprehensive Plan is met and that the modification is in conformity with the intent and purpose of this Code, and that such modification: 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; Response: The following policies and goals support the project as designed. This criterion is met. Policy L-3: Encourage infill development of single family units as a means to meet growth targets and provide new housing. Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. Policy L-51: Include human-scale features such as pedestrian pathways, quality landscaping, and public spaces that have discernible edges, entries, and borders to create a distinctive sense of place in neighborhoods, commercial areas, and centers. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; Response: The proposed retained trees will be protected by an NGPE as well as separated from the lots by retaining walls on Lots 3 – 6. The retained trees on Lots 7 and 8 are near the back of the lots. All of the retained trees are entirely in the rear yard setbacks. c. Will not be injurious to other property(ies) in the vicinity; Response: The retained trees will act as a buffer for adjacent properties to the south and east. No impact to adjacent properties results from the use of an NGPE rather than a tract. d. Conforms to the intent and purpose of the Code; Response: The intent and purpose of the code is to (1) retain trees and (2) protect the retained trees from damage or individual lot impacts. The NGPE will result in a similar protection for the DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF - 15 - 20291.003 trees. The location of the retained trees in the rear yard setback further allows for the protection of the trees because there is still adequate yard space on these large lots for typical yard use and landscaping. e. Can be shown to be justified and required for the use and situation intended; and Response: The shape of the property as well as the bisecting public street reduces the site's opportunities for tree retention. The location of the retained trees in the rear yard setback further allows for the protection of the trees because there is still adequate yard space on these large lots for typical yard use and landscaping. f. Will not create adverse impacts to other property(ies) in the vicinity. Response: The retained trees will act as a buffer for adjacent properties to the south and east. No impact to adjacent properties results from the use of an NGPE rather than a tract. DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT TREE RETENTION WORKSHEET Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 | www.rentonwa.gov 1.Total number of trees over 6” diameter1, or alder or cottonwood trees at least 8” in diameter on project site trees 2.Deductions: Certain trees are excluded from the retention calculation: Trees that are dangerous2 trees Trees in proposed public streets trees Trees in proposed private access easements/tracts trees Trees in critical areas3 and buffers trees Total number of excluded trees: trees 3.Subtract line 2 from line 1:trees 4.Next, to determine the number of trees that must be retained4, multiply line 3 by: 0.3 in zones RC, R-1, R-4, R-6 or R-8 0.2 in all other residential zones 0.1 in all commercial and industrial zones trees 5.List the number of 6” in diameter, or alder or cottonwood trees over 8” in diameter that you are proposing5 to retain4:trees 6.Subtract line 5 from line 4 for trees to be replaced: (if line 6 is zero or less, stop here. No replacement trees are required) trees 7.Multiply line 6 by 12” for number of required replacement inches:inches 8.Proposed size of trees to meet additional planting requirement: (Minimum 2” caliper trees required for replacement, otherwise enter 0)inches per tree 9.Divide line 7 by line 8 for number of replacement trees6: (If remainder is .5 or greater, round up to the next whole number) trees 1 Measured at 4.5’ above grade. 2 A tree certified, in a written report, as dead, terminally diseased, damaged, or otherwise dangerous to persons or property by a licensed landscape architect, or certified arborist, and approved by the City. 3 Critical areas, such as wetlands, streams, floodplains and protected slopes, are defined in RMC 4-3-050. 4 Count only those trees to be retained outside of critical areas and buffers. 5 The City may require modification of the tree retention plan to ensure retention of the maximum number of trees per RMC 4-4-130H7a. 6 When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted. See RMC 4-4-130.H.1.e.(ii) for prohibited types of replacement trees. 1 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Tree Retention Worksheet.docx 08/2015 213 64 34 31 0 129 84 25 46 -21 -252 2 0 Print Form Reset Form Save Form EXHIBIT 9 RECEIVED 04/29/2019 jding PLANNING DIVISION DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF Minimum Tree Density A minimum tree density shall be maintained on each residentially zoned lot (exempting single-family dwellings in R-10 and R-14). The tree density may consist of existing trees, replacement trees, or a combination. Detached single-family development7: Two (2) significant trees8 for every five thousand (5,000) sq. ft. of lot area. For example, a lot with 9,600 square feet and a detached single-family house is required to have four (4) significant trees or their equivalent in caliper inches (one or more trees with a combined diameter of 24”). This is determined with the following formula: Multi-family development (attached dwellings): Four (4) significant trees8 for every five thousand (5,000) sq. ft. of lot area. Example Tree Density Table: Lot Lot size Min significant trees required New Trees Retained Trees Compliant 1 5,000 2 2 @ 2” caliper 0 Yes 2 10,000 4 0 1 tree (24 caliper inches) Yes 3 15,000 6 2 @ 2” caliper 1 Maple – 15 caliper inches 1 Fir – 9 caliper inches. Yes 7 Lots developed with detached dwellings in the R-10 and R-14 zoned are exempt from maintaining a minimum number of significant trees onsite, however they are not exempt from the annual tree removal limits. 8 Or the gross equivalent of caliper inches provided by one (1) or more trees. 2 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Tree Retention Worksheet.docx 08/2015 DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 2 LUA**-000*** ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use action. Planning: (Contact: Jill Ding, 425-430-6598, jding@rentonwa.gov) 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division’s approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. 7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit. Development Engineering: (Contact: Rohini Nair, 425-430-7298, rnair@rentonwa.gov) 1. See Attached Development Engineering Memo May 15, 2019 Fire Authority: (Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov) 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one new fire hydrant is required within 300- feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. A water EXHIBIT 10 DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF ADVISORY NOTES TO APPLICANT Page 2 of 2 LUA**-000*** availability certificate from King County Water District 90 will be required to assure the demand can be met. 2. Fire impact fees are applicable at the rate of $829.77 per new residential unit. A credit is given for the demolition of the existing house. This fee is paid at time of building permit issuance. 3. Fire department apparatus access roadways are required within 150-feet of all points on all buildings. Fire access roads are required to be a minimum of 20-feet unobstructed width with turning radius of 25-feet inside and 45-feet outside minimum. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. Maximum slope is 15% grade. Dead end streets that exceed 150-feet require an approved fire apparatus turnaround. Dead end roads over 300 feet require a 90-foot diameter cul- de-sac. Applicant has applied for a variance to utilize a hammerhead type turnaround instead of the required cul-de-sac and provide an approved fire sprinkler system as mitigation in all of the new homes. The Renton Regional Fire Authority has approved this variance. The proposed hammerhead turnaround has to meet all of our requirements however. The hammerhead turnaround is required to be fully paved and meet all dimensional requirements of the fire department. The plan as submitted does not show adequate dimensions and the turnaround is not shown as fully paved. Technical Services: (Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov) 1. None at this time. Community Services: (Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov) 1. Parks Impact fee applies. Police: (Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov) 1. None at this time. Building: (Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov) 1. None at this time. DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 15, 2019 TO: Jill Ding, Land Use Planning Section FROM: Rohini Nair, Plan Review Section SUBJECT: Utility and Transportation Comments for Sumpter Preliminary short plat LUA 19-000091 I have completed a preliminary review for the above-referenced short plat proposal at 14204 156th Ave SE. The following comments are based on the application submittal made to the City of Renton by the applicant. EXISTING CONDITIONS WATER: The site is located in the Water District 90 water service area. SEWER: The site is located in the city of Renton sewer service area. There is existing 8” diameter sewer main on 156th Avenue SE (WWP2703838). STORM: There is an existing 18” diameter storm drainage on 156th Avenue SE. STREETS: 156th Ave SE is a Collector Arterial street with existing right of way (ROW) width of 60 feet. CODE REQUIREMENTS Water 1. The proposed development is within the Water District 90’s water service area. 2. Water availability certificate from the Water District 90 was provided to the City during the land use application. 3. Approved water plans from the Water District 90 must be provided during the utility construction plan review. 4. The project must meet all Fire Department requirements including hydrants and fire flow. Sanitary Sewer 1. The site is located in the City of Renton sewer service area. 2. There is existing 8 inch diameter sewer main (S-3838) on 156th Ave SE. 3. The preliminary utility plan submitted with the land use application shows the extension of 8- inch diameter sewer main from the existing sewer main on 156th Ave SE through the north-west DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF Sumpter Preliminary Short plat – LUA19-000091 corner of proposed drainage facility TRACT A, through the proposed internal site private access Tract B, through the proposed internal public street Road A, and extending along the south property line of proposed lot 8 until the east property line of proposed lot 8. A minimum 15- foot wide public easement is required to be provided to the City for the sewer main that is proposed outside the public right-of-way i.e., through the north-west corner of the proposed Tract A, on Tract B, and along the proposed sewer main in proposed lot 8 until the east property line. Sewer manholes are also proposed at the end of the sewer main extension, at changes of sewer main alignment, and to allow a maximum spacing of 400 feet between sewer manholes. Staff recommends as a condition of approval that a public easement should be provided in the proposed hammerhead turnaround portion of the stormwater tract to allow the turning of the sewer maintenance vehicles that will be used to maintain the sewer main on Tract B. 4. Minimum 12 feet wide gravel or paved maintenance access should be provided within the 15 feet wide public easement that is provided for the proposed public sewer main along the south property line of proposed lot 8. If this portion of Lot 8 is fenced, then gates should be provided for maintenance access. A driveway approach should be provided from proposed Road A to the sewer easement for the maintenance vehicle access. Also, no deep rooted trees are allowed in the easement area. 5. Individual side sewers to serve the individual lots are shown in the preliminary utility plan. 6. The development is subject to a wastewater system development charge (SDC) fee. The SDC fee for sewer is based on the size of the new domestic water to serve the new home on each lot. The sewer fee for a ¾-inch or 1-inch meter install is $2033.00 (2014 rate). The rate at the time of issuance of the utility construction permit will be applicable. 7. The Central Plateau Interceptor Special Assessment District fee (SAD) fee will be applicable on the project. The SAD fee rate when it was established in 2009 was $351.95 plus interest per lot. As of 5/15/2019, the SAD fee rate per lot is $534.09 plus additional interest per day of $0.05111. The rate that will be applicable on the issuance day of the utility construction permit will be applicable on this project. Stormwater 1. A geotechnical report dated November 12, 2018, and a Ground Water Mounding Analysis dated March 26, 2019, prepared by prepared by Earth Solutions NW LLC, has been submitted for the project. The geotechnical report mentions that infiltration is feasible in the soil at the location of the proposed infiltration facility. The report mentions that infiltration is not feasible at the locations of the proposed lots. The Ground Water Mounding Analysis report does not expect mounding concern for the site. Staff recommends a condition of approval that Earth Soultions Northwest should observe the infiltration surface during construction and provide a letter to the City after construction of the facility. DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF Sumpter Preliminary Short plat – LUA19-000091 2. A drainage report (TIR) prepared by Barghausen Consulting Engineers Inc dated April 8, 2019, has been submitted with the land use application. All nine core requirements and six special requirements are included in the TIR. Based on the City’s flow control map, this site falls within the Flow control Duration Standard Forested site conditions area, however in order to prevent aggravation of a downstream erosion problem the project must match the developed 100-year peak discharge rate and therefore the TIR mentions that the infiltration facility was sized for Flood problem flow control standard. The TIR submitted with the construction permit should clearly show that the project area includes the on-site area and the street widening and frontage area on 156th Ave. The TIR submitted with the construction permit stage should include a more detailed description of the off-site analysis and existing site hydrology. Concerns were obtained from neighbors from the north regarding existing runoff concerns during storm events. Staff recommends a condition of approval that the project provide a conveyance system along the north property line of proposed lot 7 to convey any runoff coming from the north during storm events. · The project proposes an alternate infiltration system facility to meet the flow control requirements of the project. The drainage TIR provided with the construction permit should show clearly that the proposed facility meets the design criteria and other requirements mentioned in Section 5.2.6 of the 2017 Renton Surface Water Design Manual (RSWDM). A private flow control facility meeting the requirements of the RSWDM is required for the project. The Home owners association will be required to maintain the private flow control facility. · A storm filter is proposed to meet the basic water quality requirements of the project. The storm filter should use the media that is mentioned in the RSWDM. The sizing information should also be included in the TIR submitted with the construction permit. Water Quality is required for the new/replaced pollution generation impervious surface on 156th Ave SE unless the project can show that a water quality treatment trade meeting the requirements of Section 1.2.8.2.C of the RSWDM can be provided. Untreated discharge is allowed only if all the requirements of section 1.2.8.2.D are met. The information should be clearly included in the TIR submitted with the construction permit. Water Quality facility meeting the requirements of the RSWDM is required for the project · Perforated pipe connection and soil Amendment are proposed on-site BMPS for the project. The TIR provided with the construction permit should include the review of on- site BMPs in the order that is mentioned in the RSWDM. The drainage plan provided with the constructionpemri must show information of the individual ot on-sit BMPs. · Roof drains require a minimum 10-foot easement. Applicant shall provide details on how the roof drains will be connected into the public storm drain system. Drainage plans and drainage TIR meeting all the requirements of the Renton surface Water Manual shall also be submitted with the construction permit. DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF Sumpter Preliminary Short plat – LUA19-000091 3. A Construction Stormwater General Permit from Department of Ecology is required since the grading and clearing of the site exceeds one acre. 4. Surface water system development (SDC) fee is $1,800.00 (2019 rate) for each lot. The rate that is applicable at the time of utility construction permit issuance will be applicable. Credit will be provided for the existing house that will be demolished. Transportation 1. The proposed short plat will not have direct access from 156th Avenue SE. The existing driveway from 156th Ave SE will be abandoned and removed. 2. The project proposes a public street (Road A) through the site to connect Wapato Place SE located north of the site with 158th Ave SE located south of the site. Access to lots 7 and 8 will be obtained by single family driveways from the proposed Road A. A shared driveway in Tract B that connects with the proposed Road A will be provided to meet the access needs of the lots 1 to 6 and the stormwater drainage tract (Tract A). The applicant has submitted modification request with the land use application for the shared driveway, for the reduction in ROW dedication to allow the 5 foot wide sidewalk consistent with the corridor instead of the code required 8 –foot width, and for the meandering sidewalk on 156th Ave SE. · Road A – will be a public residential street with ROW width of 53 feet. The paved roadway width is 26’ which includes 2 – 10’ travel lanes and 1 – 6’ parking lane. 0.5’ curb, 8’ landscaped planter, and 5’ sidewalk will be provided on both sides of the roadway. o Road A will extend to the north to connect with the existing Wapato Place SE. The developer is required to remove the existing hammerhead at the current end of Wapato Place SE and provide a continuous pavement, curb, planter, and sidewalk with Wapato Place SE. Storm drainage improvements and street lighting are also required on Road A. Street grades shall not exceed 15%. o Road A should connect with 158th Ave SE to the south. Provide ramps at the end of the sidewalk of Road A to bring pedestrians to the shoulder area on 158th Ave SE south of the proposed sidewalk ends on Road A. · Shared access Tract B – a 26 feet wide private shared access tract B is proposed with a 20 feet wide paved travel surface, curb, and 5 feet wide sidewalk on one side. The allowed slope back of sidewalk is 4H:1V (instead of the shown 2H:1V). The shared access tract does not have ingress/egress from 156th Ave SE. Staff does not object to the shared driveway serving 6 lots and staff does not object to the proposed dead end treatment as long as the shared driveway design meets the approval of Renton Fire Authority. · 156th Avenue SE south of SE 142nd Place, as a Collector Arterial. The existing right of way width is approximately 60’. The project proposes to widen the existing pavement width for an additional 8 feet and provide a 0.5 feet wide curb that connects with the DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF Sumpter Preliminary Short plat – LUA19-000091 existing curb located north of the site frontage. A varying width landscape planter with minimum 8 feet width, 5 feet wide sidewalk, and varying width landscaping back of the sidewalk is shown in the plan. Staff supports the modification request for the 5-foot wide sidewalk instead of the code required 8-foot width to provide consistent sidewalk width with the recently installed sidewalk north of the site. Staff also supports the meandering sidewalk to jog around obstacles. The proposed ROW dedication width is varying from 12 feet to 15 feet. The required ROW dedication width will be subject to final survey and shall include all the required street frontage improvements within the public ROW. o The curb, planter, and sidewalk is required to extend and connect with the curb and frontage improvements provided by the Enclave at Bridle Ridge project to the north of the proposed short plat. The sidewalk is proposed to meander around the existing signal poles and cabinet. The sidewalk should meet ADA compliance requirements for both vertical and horizontal clearances. o Construction of a curb ramp for the new crosswalk across 156th Avenue SE adjacent to the site is required. o The ADA compliant transition is required at the south end of the proposed sidewalk. 3. Individual residential driveways per City of Renton standards are to be provided to each lot. 4. Undergrounding of existing poles and utilities except the two signal poles at the intersection of 156th Ave SE and Se 142nd Place is required. The existing signal cabinet can also remain above ground. 5. A fence is to be provided along the north side of Tract B located north of lots 4, 5, and 6. 6. The project is anticipated to generate 8 new trips in the PM peak and 6 new trips in the AM peak. The project does not require a Traffic Impact Analysis as the project produces less than 20 vehicles per hour in both the AM and PM peak periods. 7. The developer is responsible for paying their fair share of the cost of the signal that was installed at the 156th Ave. SE/SE 142nd Place intersection that is proportionate to the PM peak hour trips from the proposed development that passes through the intersection. A fee in the amount of $2,290.08 [(6 new PM peak hour trips/1,310 total PM peak hour trips) x $500,000.] 8. Street lighting as per City standards is required to be provided by the developer on the public street frontage and on the internal public streets. 9. Payment of the transportation impact fee is applicable on the single family houses at the time of building permit issuance. The current transportation impact fee rate is $7,820.42 per single family house. The transportation impact fee that is current at the time of building permit application will be levied, payable at issuance of building permit. Credit will be provided for the existing house that will be demolished. General Comments DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF Sumpter Preliminary Short plat – LUA19-000091 GENERAL COMMENTS 1. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 2. All construction utility permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. 3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 4. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 5. Fees quoted in this document reflect the fees applicable in the year 2019 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF PLAN NUMBER CASE STATUS Contact Type Company Name LUA19-000091 OPEN Party of Record LUA19-000091 OPEN Party of Record LUA19-000091 OPEN Party of Record LUA19-000091 OPEN Party of Record LUA19-000091 OPEN Party of Record LUA19-000091 OPEN Contact Barghausen Consulting Engineers LUA19-000091 OPEN Party of Record LUA19-000091 OPEN Party of Record LUA19-000091 OPEN Party of Record LUA19-000091 OPEN Party of Record LUA19-000091 OPEN Party of Record LUA19-000091 OPEN Party of Record LUA19-000091 OPEN Owner Sumpter Family Living Trust EXHIBIT 11 DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF Contact Name Title Email Website Monica Oberender Kay Ishii Janet Emerson Sharon Baker sharonbarker@msn.com Jean Sundet Inc.Ivana Halvorsen ihalvorsen@barghausen.com Ron McGaha Monica Oberender ALAN & DENISE PENCE Barbara Connor Michael Turner lyndamike@comcast.net Monica Oberender Donald Sumpter DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF Business PhoneHome Phone Mobile PhoneOther PhoneFax Mailing Address 1 Street 15710 SE 143RD ST 15718 SE 143RD ST 15845 SE 143RD ST 4252516222 4252518782 15710 SE 143RD ST 15446 SE 142ND PL 15710 SE 143RD ST PO BOX 24943 DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF Mailing Address 1 City Mailing Address 2 Street Mailing Address 2 City Site Address 1 Street Renton WA 98059 15822 SE 143 ST Renton WA 98059 Renton WA 98059 18215 72ND AVE S Kent WA 98032 15616 SE 143 ST Renton WA 98059 6704 SE 8TH ST Renton WA 98059 15713 SE 148 ST Renton WA 98059 Federal Way WA 98093 DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF Site Address 1 City Site Address 2 Street Site Address 2 CityEmail Preferred YES Renton WA 98059 YES YES Renton WA 98059 YES Renton WA 98059-7094 Renton WA 98059 YES YES DocuSign Envelope ID: BFACBB30-6593-4204-859C-CE2E2A62E4DF