Loading...
HomeMy WebLinkAboutD_Admin_Decision_Mei_Lin_Short_Plat_201112_v1_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Admin_Decision_Mei_Lin_Short_Plat_201112_v1_FINAL A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: November 12, 2020 Project File Number: PR20-000102 Project Name: Mei Lin Short Plat Land Use File Number: LUA20-000060, SHPL-A, ECF, MOD Project Manager: Alex Morganroth, Senior Planner Owner: Maggie Wang, Ideal Living LLC, 12005 NE 173rd Ct, Bothell, WA 98011 Applicant: Gil Hulsmann, Abbey Road Group, 2102 E Main Ave, Suite 109, Puyallup, WA 98372 Contact: Phil Becker, Abbey Road Group, 2102 E Main Ave, Suite 109, Puyallup, WA 98372 Project Location: 1833 NE 12th St, Renton, WA 98056 Project Summary: The applicant is requesting Environmental (SEPA) Review, Preliminary Short Plat approval, and a street modification for the subdivision of a 41,000 sq. ft. (0.94 ac) parcel into three new lots and one Native Growth Protection tract. The subject property is located at 1833 NE 12th St, is zoned Residential-8 (R-8), and is designated Residential Medium Density in the Comprehensive Plan Land Use Map. The proposal is to subdivide the currently vacant parcel into three (3) lots in order to construct new single-family homes on each lot. The new homes would take access directly from NE 12th St. The proposed lots are each 5,000 feet in size and yield a net density of 7.8 du/ac. The project was subject to SEPA review due to the presence of protected slopes on the site. The property is mapped within a High Erosion Hazard, High and Moderate Landslide Hazard areas, and both Protected and Sensitive Slopes on the westerly portion of the site, which continues west to SR 900 and I-405. The area with protected slopes would be located in a Native Growth Protection Tract with a total size of approximately 26,000 sq. ft. The applicant has also proposed a Native Growth Protection Easement on a portion of Lot 3 where protected slopes extend onto the proposed lot. The applicant is proposing to retain 14 trees on the site. The applicant submitted a SEPA Checklist, Drainage Report, two Geotechnical Reports, and an Arborist Report with the application. Site Area: 0.94 acres DocuSign Envelope ID: FDB89273-5342-4C93-A874-14288A33CEAD City of Renton Department of Community & Economic Development Mei Lin Short Plat Administrative Report & Decision LUA20-000060, SHPL-A, ECF, MOD Report of November 12, 2020 Page 2 of 20 D_Admin_Decision_Mei_Lin_Short_Plat_201112_v1_FINAL B. EXHIBITS: Exhibits 1-14: As shown in the Environmental Review Committee (ERC) Report Exhibit 15: Administrative Staff Report Exhibit 16: Street Modification Request Exhibit 17: Environmental “SEPA” Determination and ERC Mitigation Measures Exhibit 18: Advisory Notes C. GENERAL INFORMATION: 1. Owner(s) of Record: Maggie Wang, Ideal Living LLC, 12005 NE 173rd Ct, Bothell, WA 98011 2. Zoning Classification: Residential-8 (R-8) 3. Comprehensive Plan Land Use Designation: Residential Medium Density (MD) 4. Existing Site Use: Vacant 5. Critical Areas: High Erosion Hazard, High and Moderate Landslide Hazard Areas, Sensitive Slopes (15-40%) and Protected Slopes (40% and greater) 6. Neighborhood Characteristics: a. North: Single-family Residential, Residential- 8 du/ac (R-8), Residential Medium Density Comprehensive Plan Designation b. East: Single-family Residential, Residential- 8 du/ac (R-8), Residential Medium Density Comprehensive Plan Designation c. South: Single-family Residential, Residential- 8 du/ac (R-8), Residential Medium Density Comprehensive Plan Designation d. West: Undeveloped PSE-owned site, Residential -8 du/ac (R-8), Residential Medium Density Comprehensive Plan Designation 7. Site Area: 0.94 acres D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Dobson Annexation A-008-59 1795 10/07/1959 E. PUBLIC SERVICES: 1. Existing Utilities DocuSign Envelope ID: FDB89273-5342-4C93-A874-14288A33CEAD City of Renton Department of Community & Economic Development Mei Lin Short Plat Administrative Report & Decision LUA20-000060, SHPL-A, ECF, MOD Report of November 12, 2020 Page 3 of 20 D_Admin_Decision_Mei_Lin_Short_Plat_201112_v1_FINAL a. Water: Water service will be provided by the City of Renton. There is an existing 6-inch water main located in NE 12th Street. b. Sewer: Sewer service will be provided by the City of Renton. There is an existing 8-inch wastewater main located in NE 12th Street. c. Surface/Storm Water: There is no existing on-site storm drainage system. There is a 12-inch public stormwater main in NE 12th St that flows from east to west. There are two existing catch basins across the street from the site. 2. Streets: The proposed development fronts NE 12th St along the northern property line. NE 12th St is a Residential Access street with an available 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 Zoning Districts – Uses and Standards a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations c. Section 4-2-110: Residential Development Standards d. Section 4-2-115: Residential Design and Open Space Standards 2. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-050: Critical Area Regulations 3. Chapter 4 City-Wide Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations a. Section 4-7-070: Detailed Procedures for Short Subdivision 6. Chapter 9 Permits – Specific a. Section 4-9-250: Variances, Waivers, Modifications, And Alternates 7. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on March 20, 2020 and determined the application complete on same day. The project was placed on hold April 17, 2020 and taken off hold July 22, 2020. The project complies with the 120-day review period. 2. The project site is located at 1833 NE 12th St, Renton, WA 98056. 3. The project site is currently vacant. DocuSign Envelope ID: FDB89273-5342-4C93-A874-14288A33CEAD City of Renton Department of Community & Economic Development Mei Lin Short Plat Administrative Report & Decision LUA20-000060, SHPL-A, ECF, MOD Report of November 12, 2020 Page 4 of 20 D_Admin_Decision_Mei_Lin_Short_Plat_201112_v1_FINAL 4. Access to the site would be provided via one (1) joint-use driveway (Lots 1 and 2) and one (1) individual driveway (Lot 3) off of NE 12th St. 5. The property is located within the Residential Medium Density (MD) Comprehensive Plan land use designation. 6. The site is located within the Residential-8 (R-8) zoning classification. 7. There are fourteen (14) significant trees located on the site. The applicant is proposing to retain all 14 trees. 8. The site is mapped with a High Erosion Hazard, High and Moderate Landslide Hazard areas, Sensitive Slopes, and Protected Slopes. 9. The site is relatively flat on the eastern portion with slopes that increase significantly on the western portion of the site. 10. The applicant is proposing to begin construction in spring of 2021 and end in fall of 2021. 11. Staff received two (2) public comment letters and staff responded to both public comment letters on April 3, 2020 (Exhibit 14). 12. Staff received no agency comments. 13. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on August 10, 2020 SEPA Threshold Determination, the Environmental Review Committee issued a Determination of Non-Significance – Mitigated (DNS-M) for the Mei Lin Short Plat project (Exhibit 17). The DNS-M included four (4) mitigation measures. There is no administrative appeal of a SEPA Threshold Determination. 14. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non-Significance – Mitigated: 1. The applicant shall comply with the recommendations of the geotechnical report prepared by Krazen & Associates, prepared on July 9, 2020, or an updated report submitted at a later date. 2. The applicant shall retain a licensed geotechnical engineer to be present on site during any earthwork activities related to site preparation on proposed Lot 3. The engineer shall be responsible for ensuring that the recommendations in the Krazen & Associates report, dated July 9, 2020 (or an updated report), are followed. 3. The applicant shall erect a 6-foot tall temporary chain-link fence at the edge of the 15-foot buffer and additional 15-foot structure setback (total of 30 feet) in order to ensure no disturbance of vegetation or impacts in the geological hazard area identified in the report prepared by Krazen & Associates. The fencing shall be affixed to the ground using metal stakes or similar to prevent movement and shall include warning signage regarding the risks of any disturbing vegetation or earth in the buffer or setback area. The fencing shall be installed prior to the start of any work on the site and shall remain in place until all structures on Lot 3 receive a sign-off on the building permit final inspection. 4. The applicant’s geotechnical engineer shall review the project’s civil construction plans to verify compliance with the geotechnical report(s). The geotechnical engineer shall submit a sealed letter stating that he/she has reviewed the civil construction plans and in their opinion the plans and specifications meet the intent of the report(s). 15. 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. DocuSign Envelope ID: FDB89273-5342-4C93-A874-14288A33CEAD City of Renton Department of Community & Economic Development Mei Lin Short Plat Administrative Report & Decision LUA20-000060, SHPL-A, ECF, MOD Report of November 12, 2020 Page 5 of 20 D_Admin_Decision_Mei_Lin_Short_Plat_201112_v1_FINAL 16. Comprehensive Plan Compliance: The site is designated Residential Medium Density (MD) on the City’s Comprehensive Plan Map. The purpose of the MD designation is to allow a variety of single-family units with continuity created through the application of design guidelines, the organization of roadways, sidewalks, public spaces, and the placement of community gathering places and civic amenities. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met: Compliance Comprehensive Plan Analysis  Policy L-3: Encourage infill development of single-family units as a means to meet growth targets and provide new housing.  Goal L-H: Plan for high-quality residential growth that supports transit by providing urban densities, promotes efficient land utilization, promotes good health and physical activity, builds social connections, and creates stable neighborhoods by incorporating both built amenities and natural features.  Goal L-I: Utilize multiple strategies to accommodate residential growth, including: • Development of new single-family neighborhoods on large tracts of land outside the City Center, and • Infill development on vacant and underutilized land in established neighborhoods and multi-family areas.  Goal L-U: Preserve, protect, and enhance the quality and functions of the City’s sensitive areas including: lakes, rivers, major and minor creeks, intermittent stream courses and their floodplains, wetlands, ground water resources, wildlife habitats, and areas of seismic and geological hazards.  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-28: Minimize erosion and sedimentation in and near sensitive areas by requiring appropriate construction techniques and resource practices, such as low impact development.  Policy L-32: Emphasize the use of open ponding and detention, vegetated swales, rain gardens, clean roof run-off, right-of-way landscape strips, open space, and stormwater management techniques that mimic natural systems, maximize water quality and infiltration where appropriate, and which will not endanger groundwater quality.  Policy L-34: Ensure buildings, roads, and other features are located on less sensitive portions of a site when sensitive areas are present.  Policy L-36: Land uses in areas subject to flooding, seismic, geologic, and coal mine hazards should be designed to prevent property damage and environmental degradation before, during, and after construction.  Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive.  Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development.  Policy L-48: Address privacy and quality of life for existing residents by considering scale and context in infill project design. DocuSign Envelope ID: FDB89273-5342-4C93-A874-14288A33CEAD City of Renton Department of Community & Economic Development Mei Lin Short Plat Administrative Report & Decision LUA20-000060, SHPL-A, ECF, MOD Report of November 12, 2020 Page 6 of 20 D_Admin_Decision_Mei_Lin_Short_Plat_201112_v1_FINAL  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. 17. Zoning Development Standard Compliance: The site is classified Residential-8 (R-8) on the City’s Zoning Map. Development in the R-8 Zone is intended to create opportunities for new single-family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single-family neighborhoods. It is intended to accommodate uses that are compatible with and support a high-quality residential environment and add to a sense of community. The proposal is compliant with the following development standards, as outlined in RMC 4-2-110.A, if all conditions of approval are met: Compliance R-8 Zone Develop Standards and Analysis  Density: The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per net acre. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. Staff Comment: Based on a net area of 16,700 square feet (41,000 square-foot gross area – 24,300 square feet of critical areas), the proposal for three residential lots on the project site would result in a net density of 7.8 dwelling units per acre (3 lots / 0.38 acres = 7.8 du/ac) which meets the minimum and maximum density requirements of the R-8 zone. Compliant if Condition of Approval is met Lot Dimensions: The minimum lot size permitted in the R-8 zone is 5,000 sq. ft. A minimum lot width of 50 feet is required (60 feet for corner lots) and a minimum lot depth of 80 feet is required. The following table identifies the proposed approximate dimensions for Lots 1, 2, 3, and the Critical Areas Tract. Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.) Lot 1 5,000 50 100 Lot 2 5,000 50 100 Lot 3 5,000 50 100 Critical Areas Tract 26,000 N/A N/A Staff Comment: As discussed under FOF 19, native growth protection areas are required to be located wholly in a separate tract per RMC 4-7-130.C.2. The proposal reviewed by staff included a portion of native growth protection area in an easement instead of the tract. Under FOF 19, staff recommends a condition of approval that would require the applicant to place the entire native growth protection area in a Critical Areas tract. If the condition is approved with the decision, the lot sizes for both proposed Lots 2 and 3, as well as the Native Growth Protection Tract, would change. Staff analyzed the approximate lot size, width, and depth characteristics of the three (3) lots if the Critical Areas Tract is amended to include the entire Native Growth Protection Area and found that all three (3) lots appear to meet the lot dimensional requirements for the R-8 zone. After altering the shape and size of the Critical Areas Tract, if any of the proposed lots no longer meet one or more of the dimensional requirements, the applicant would need DocuSign Envelope ID: FDB89273-5342-4C93-A874-14288A33CEAD City of Renton Department of Community & Economic Development Mei Lin Short Plat Administrative Report & Decision LUA20-000060, SHPL-A, ECF, MOD Report of November 12, 2020 Page 7 of 20 D_Admin_Decision_Mei_Lin_Short_Plat_201112_v1_FINAL to reduce the number of lots created by the short plat from three (3) residential lots to two (2) residential lots. As a result the critical areas on the site and to prepare the applicant for the potential of proposed Lot 3 to have an irregular shape, staff discussed the challenges of constructing a new home on the lot with the applicant prior to submission of the short plat application. The creation of an irregularly shaped lot as part of a land division is a self- created hardship and therefore staff would not support the approval of any type of variance or modification for the construction of a new home or addition to a future existing home on proposed Lot 3. In order to ensure that the applicant or a future owner is aware of the ineligibility of Lot 3 to be granted a variance or modification related to the R-8 development standards, staff recommends as a condition of approval that the applicant be required to add a note to the face of the plat stating the requirement for Lot 3 to be constructed per the development standards in place at the time of building permit application, without a variance or modification. The applicant would be required to provide the proposed preventative language at the time of Final Short Plat application for review and approval by the Current Planning Project Manager.  Setbacks: The required setbacks in the R-8 zone are as follows: front yard is 20 feet, side yard is 5 feet, secondary front yard (applies to corner lots) is 15 feet, and the rear yard is 20 feet. Staff Comment: All lots have sufficient building area to develop a single-family home and comply with the setbacks of the zone. Proposed Lot 3 will be moderately constrained buildable area due to proposed Native Growth Protection Easement and the 15-foot structure setback from the toe of the steep slope (see discussion above under ‘Lot Dimensions’. After deducting the easement area and applying the structure setback, the total buildable area for Lot 3 would be approximately 1,800 sq. ft. Therefore the buildable area for Lot 3 would be sufficient enough to allow for the construction of a home within the typical size-range for the R-8 zone. All setbacks would be verified at the time of building permit review.  Building Standards: The R-8 zone has a maximum building coverage of 50% and a maximum impervious surface coverage of 65%. In the R-8 zone, a maximum building height of 2 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height. If the height of wall plates on a building are less than the states maximum the roof may project higher to account for the difference, yet the combined height of both features shall not exceed the combined maximums. Common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12, decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet from each minimum building setback line for each one (1) vertical foot above the maximum wall plate height. Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g., shed roof) may exceed the stated maximum if the average of wall plate heights is equal or less than the maximum wall plate height allowed. Staff Comment: Building height, building coverage, and impervious surface coverage for the new single-family residences would be verified at the time of building permit application review. DocuSign Envelope ID: FDB89273-5342-4C93-A874-14288A33CEAD City of Renton Department of Community & Economic Development Mei Lin Short Plat Administrative Report & Decision LUA20-000060, SHPL-A, ECF, MOD Report of November 12, 2020 Page 8 of 20 D_Admin_Decision_Mei_Lin_Short_Plat_201112_v1_FINAL  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 trees are to be located in the front yard prior to final inspection for the new Single- Family Residence. Staff Comment: A Conceptual Landscape Plan prepared by Aspen Design Group (Exhibit 3), was submitted with the short plat application. A 10-foot on-site landscape strip is proposed along the existing street frontage of NE 12th St. A Plant Schedule was included on the Landscape Plan with the following trees and plants proposed within the on-site landscape strip and ROW: Pacific Fire Vine Maple, Serviceberry, Shore Pine, Douglas Fir, Red Cedar, Mock Orange, Oregon Grape, Evergreen Huckleberry, Red Flowering Current, Hello Dolly Rhododendron, Kinnikinnick, Beach Strawberry, Salal, Western Sword Fern, and various grasses. In addition, Hedge Maple trees are proposed within the planter strip adjacent to each lot for a total of three (3) street trees. Therefore, the Conceptual Landscape Plan is compliant with RMC 4-4-070. Compliance with the on- site landscaping requirements would be reviewed at the time of building permit application review for each lot. Compliant if Condition of Approval is met Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4- 4-130) require the retention of 30 percent of trees in a residential development. 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 existing trees, replacement trees, trees required pursuant to RMC 4-4-070F1, Street Frontage Landscaping Required, or a combination. Staff Comment: A total of fourteen (14) significant trees were identified on the Tree Retention Plan prepared by Aspen Design Group (Exhibit 3). Nine (9) of the significant trees identified are located in the proposed Native Growth Protection Tract and the DocuSign Envelope ID: FDB89273-5342-4C93-A874-14288A33CEAD City of Renton Department of Community & Economic Development Mei Lin Short Plat Administrative Report & Decision LUA20-000060, SHPL-A, ECF, MOD Report of November 12, 2020 Page 9 of 20 D_Admin_Decision_Mei_Lin_Short_Plat_201112_v1_FINAL 18. 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: remaining five (5) trees are located inside of the future lot boundaries. The applicant has proposed retaining all fourteen (14) trees and is therefore compliant with the tree retention requirements for the R-8 zone. Per the landscape plan prepared by Aspen Design Group (Exhibit 3), the applicant is proposing three (3) trees on Lot 1, two (2) trees, three (3) trees on Lot 3, and four (4) trees within Tract A. Therefore the project is compliant with the tree density requirements for the R-8 zone. The Tree Retention Plan contained inside of the Landscape Plan (Exhibit 3) contains a number of recommendations related to tree protection measures for both on-site and off-site including recommendations for grading, construction near the dripline, and monitoring during development. In order to ensure the survival of both the retained on -site trees and nearby trees on adjacent properties, staff recommends as a condition of approval that the applicant adhere to the recommendations contained in the Tree Retention Plan prepared by Aspen Design Group and dated February 18, 2020, or an updated report submitted at a later date.  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: Each lot contains adequate area for the provision of two parking spaces per dwelling unit, as required by RMC 4-4-080 required parking spaces. Parking requirements and driveway grades for each of the new residences proposed would be verified at the time of building permit review. The applicant has proposed a joint-use driveway for proposed lots 1 and 2 and a single driveway for proposed Lot 3. Compliance with the driveway standards would be reviewed at the time of building permit review for each lot. N/A 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: The applicant has not proposed any new retaining walls, fences, or hedges as part of the short plat. DocuSign Envelope ID: FDB89273-5342-4C93-A874-14288A33CEAD City of Renton Department of Community & Economic Development Mei Lin Short Plat Administrative Report & Decision LUA20-000060, SHPL-A, ECF, MOD Report of November 12, 2020 Page 10 of 20 D_Admin_Decision_Mei_Lin_Short_Plat_201112_v1_FINAL Compliance Design Standards R-8 and Analysis Compliance not yet demonstrated Garages: If an attached garage is wider than twenty six feet (26’), at least one (1) garage door shall be recessed a minimum of four feet (4’) from the other garage door. Additionally, one of the following is required: 1. The front porch projects in front of the garage a minimum of five feet (5’), and is a minimum of twelve feet (12’) wide, or 2. The roof extends at least five feet (5') (not including eaves) beyond the front of the garage for at least the width of the garage plus the porch/stoop area, or 3. The garage is alley accessed, or 4. The garage entry does not face a public and/or private street or an access easement, or 5. The garage width represents no greater than fifty percent (50%) of the width of the front facade at ground level, or 6. The garage is detached, or 7. The garage doors contain a minimum of thirty percent (30%) glazing, architectural detailing (e.g. trim and hardware), and are recessed from the front façade a minimum of five feet (5’), and from the front porch a minimum of seven feet (7’). Staff Comment: 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. The primary entry for Lots 1, 2, and 3 shall front NE 12th St. 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 DocuSign Envelope ID: FDB89273-5342-4C93-A874-14288A33CEAD City of Renton Department of Community & Economic Development Mei Lin Short Plat Administrative Report & Decision LUA20-000060, SHPL-A, ECF, MOD Report of November 12, 2020 Page 11 of 20 D_Admin_Decision_Mei_Lin_Short_Plat_201112_v1_FINAL Compliance not yet demonstrated Roofs: A variety of roof forms appropriate to the style of the home shall be used. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Eaves: Both of the following are required: 1. Eaves projecting from the roof of the entire building at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves, and 2. Rakes on gable ends must extend a minimum of two inches (2") from the surface of exterior siding materials. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Architectural Detailing: If one siding material is used on any side of the dwelling that is two stories or greater in height, a horizontal band that measures at least eight inches (8") is required between the first and second story. Additionally, one of the following is required: 1. Three and one half inch (3 1/2") minimum trim surrounds all windows and details all doors, or 2. A combination of shutters and three and one half inches (3 1/2") minimum trim details all windows, and three and one half inches (3 1/2") minimum trim details all doors. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Materials and Color: For subdivisions and short plats, abutting homes shall be of differing color. Color palettes for all new dwellings, coded to the home elevations, shall be submitted for approval. Additionally, one of the following is required: 1. A minimum of two (2) colors is used on the home (body with different color trim is acceptable), or 2. A minimum of two (2) differing siding materials (horizontal siding and shingles, siding and masonry or masonry-like material, etc.) is used on the home. One alternative siding material must comprise a minimum of thirty percent (30%) of the street facing facade. If masonry siding is used, it shall wrap the corners no less than twenty four inches (24"). Staff Comment: Compliance for this standard would be verified at the time of building permit review. 19. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions of approval are complied with: Compliance Critical Areas Analysis DocuSign Envelope ID: FDB89273-5342-4C93-A874-14288A33CEAD City of Renton Department of Community & Economic Development Mei Lin Short Plat Administrative Report & Decision LUA20-000060, SHPL-A, ECF, MOD Report of November 12, 2020 Page 12 of 20 D_Admin_Decision_Mei_Lin_Short_Plat_201112_v1_FINAL Compliant if SEPA Mitigation Measures are Complied With and Conditions of Approval are Met Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include buffers and/or setbacks from buffers. A standard 15-foot building setback is required for all structures from Protected Slope areas. A 50-foot buffer and 15-foot building setback are required from Very High Landslide Hazard Areas. Staff Comment: The subject site is located in an area with Sensitive Slopes (15-40%), Protected Slopes (>40%), a High Landslide Hazard, and a High Erosion Hazard. As such, the applicant submitted a Geotechnical Report, prepared by Bergquist Engineering Services, dated October 17, 2017 (Exhibit 10). Due to the complexity of the report and the extensive geotechnical hazards on the site, staff elected to utilize an outside consultant to review the initial report for accuracy and comprehensiveness. Staff also received two public comments from property owners directly to the south of the project site (Exhibit 14). Both letters expressed concern with the potential risk for the construction on the project site to increase the risk of slope failure that would ultimately impact their properties. The consultant hired, Lyle Stone of GeoEngineers, reviewed the Bergquist geotechnical report and provided the City and the applicant with six recommendations related to the errors or omissions in the original analysis (Exhibit 11). The applicant submitted a new geotechnical report prepared by Krazan and Associates on July 9, 2020 (Exhibit 12) that addressed each recommendation made by the City’s secondary reviewer. GeoSciences reviewed the new report and determined that it adequately addressed the shortcomings identified in the original report (Exhibit 13). Krazan & Associates conducted a slope stability analysis using both static and seismic conditions due to the presence of geotechnical hazards near the development. The stability of the uppermost soil units were the primary target of the analysis. Software programs utilized by the consultant estimated a Factor of Safety (FOS) coefficient for both the static condition and seismic condition in order determine risk of slope failure. Based on the results of the analysis, the risk of slope failure for is low for both conditions. Based on the minimum 30-foot distance between the proposed new home on Lot 3 and the toe of the slope (15-foot buffer from steep slope and 15-foot structure setback from buffer), the report concluded that the proposed development on Lot 3 would not adversely impact the existing western steep slopes or increase the threat of the geological hazard to the adjacent or abutting properties to the south. The report also includes recommendations for foundations, building setbacks, and site preparation for proposed Lot 3, as well as monitoring during construction. In order to ensure that the slope is not negatively impacted during project construction, staff recommended multiple SEPA mitigation measures related to erosion prevention and protection of the slope. The Environmental Review Committee issued a Determination of Non- Significance – Mitigated (DNSM) with four (4) mitigation measures related to protecting the stability of the slope (Exhibit 17). The applicant has proposed an approximately 26,000 sq. ft. Native Growth Protection Tract (Tract A) on the western portion of the site which encompasses the majority of the steep slopes on the site. The steep slopes and their buffer currently extend onto proposed Lots 2 and 3. As a result, the applicant has also proposed an approximately 1,470 sq. ft. Native Growth Protection Easement on Lots 2 and 3 which encompasses the remainder of the protected slopes and buffer area. The proposed easement area DocuSign Envelope ID: FDB89273-5342-4C93-A874-14288A33CEAD City of Renton Department of Community & Economic Development Mei Lin Short Plat Administrative Report & Decision LUA20-000060, SHPL-A, ECF, MOD Report of November 12, 2020 Page 13 of 20 D_Admin_Decision_Mei_Lin_Short_Plat_201112_v1_FINAL includes approximately 1,445 sq. ft. on Lot 3 and 25 sq. ft. on proposed Lot 2. The 15- foot structure setback for protected slopes would be applicable to any new structures on both proposed lots (Lot 2 and Lot 3). As noted above, the applicant has proposed utilizing both a tract (Tract A) and an easement (shown on Lots 2 and 3) to protect the protected slopes critical area located on the site. However, native growth protection areas are required to be located wholly in a separate tract per RMC 4-7-130.C.2. Therefore, staff recommends as a condition of approval, that the applicant submit an updated short plat map that places the entire native growth protection area within a separate tract. In addition, the updated map should demonstrate that each proposed lot complies with the lot width, depth, and size standards for properties in the R-8 zone. The applicant would be required to submit an updated map prior to review of the Civil Construction Permit application for review and approval by the Current Planning Project Manager. In addition, staff recommends as a condition of approval that the applicant be required to create and record a Native Growth Protection Easement (NGPE) for the area contained within the updated critical areas tract prior to or concurrent with short plat recording. Each owner of Lots 1-3 would have a fractional interest in the Critical Areas Tract in order to protect the Tract in perpetuity. 20. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: Compliance Subdivision Regulations and Analysis Compliant if Condition 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. In the R-6 and R-8 zones, new lots shall utilize an alley or vehicular access and shall orient new homes towards to the rear of the property. 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: The applicant is proposing to access each lot with driveways off of NE 12th St. Alley access was determined by staff to be infeasible for the proposed project due to the lack of available ROW at the rear of the property and critical areas on the site. Driveways shall be designed in accordance with RMC 4-4-080. The applicant has proposed a joint use driveway for Lots 1 and 2 that will also serve as a secondary emergency turnaround. The provision of a joint use driveway will also reduce the number of curb cuts on the site and reduce the potential for a vehicular/pedestrian conflict. Therefore, staff recommends as a condition of approval, that proposed Lots 1 and 2 utilize a jointuse driveway for access. A note to this effect would be required to be recorded on the face of the 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: FDB89273-5342-4C93-A874-14288A33CEAD City of Renton Department of Community & Economic Development Mei Lin Short Plat Administrative Report & Decision LUA20-000060, SHPL-A, ECF, MOD Report of November 12, 2020 Page 14 of 20 D_Admin_Decision_Mei_Lin_Short_Plat_201112_v1_FINAL Compliant if Conditions of Approval are Met Lots: The size, shape, orientation, and arrangement of the proposed lots comply with the requirements of the Subdivision Regulations and the Development Standards of the R-8 zone and allow for reasonable infill of developable land. All of the proposed lots shall meet the requirements for minimum lot size, depth, and width. Width between side lot lines at their foremost points (i.e., the points where the side lot lines intersect with the street right-of-way line) shall not be less than eighty percent (80%) of the required lot width except in the cases of (1) pipestem lots (or flag lot), which shall have a minimum width of twenty feet (20') and (2) lots on a street curve or the turning circle of cul-de-sac (radial lots), which shall be a minimum of thirty five feet (35'). No residentially zoned lot shall have a depth-to-width ratio greater than four-to-one (4:1). Pipestem lots may be permitted for new plats to achieve the minimum density within the Zoning Code when there is no other feasible alternative to achieving the minimum density. Staff Comment: As shown in Exhibit 2, proposed Lots 1, 2, and 3 meet the minimum lot dimensional requirements in the R-8 zone. However, per the discussion under FOF 17 ‘Lot Dimensions’, the dimensions of the proposed lots would need to be amended as a result of the recommended condition under FOF 19 that would require the applicant to place the entire Native Growth Protection Area into a tract. An additional recommended condition under FOF 19 would require the applicant to submit a new plat plan at the time of Construction Permit application that demonstrates compliance with the lot width, depth, and size requirements for each proposed lot. Therefore the proposal is compliant with the subdivision regulations and the development standards of the R-8 zone if the conditions of approval recommended under FOF 19 are met. Compliant if Street Modification under FOF 20 is Approved 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: Access to the proposed project would be provided by one single driveway (Lot 3) and one joint use driveway (Lots 1 and 2) off of NE 12th St. The existing ROW width of NE 12th St, a Residential Access Street, is approximately 60 feet. To meet the City’s complete street standards, a minimum ROW width of 53 feet is required. The applicant has submitted a Utility Plan for street improvements including a 5-foot wide sidewalk, 8-foot wide planter strip, and 0.5-foot wide curb (Exhibit 8). The applicant is responsible for half-street improvements along the subject property’s frontage. A large portion of the NE 12th St ROW in front of the site is unimproved and encumbered with sensitive and protected slopes. Based on the street standards in RMC 4-6-060, the applicant is responsible for constructing half-street improvements along all ROW that fronts the site. Due to the steep slopes within the ROW adjacent to the western portion of the site, the installation of street improvements would be challenging according to the applicant. The applicant submitted a street modification request to the City requesting a modification from the street frontage improvements as outlined in RMC 4- 9-250.C.5.d. in order to be granted relief from the requirements to construct improvements in the unimproved ROW encumbered by critical areas (Exhibit 16). Please see the Street Modification Criteria and Analysis in FOF 20 for a complete summary of DocuSign Envelope ID: FDB89273-5342-4C93-A874-14288A33CEAD City of Renton Department of Community & Economic Development Mei Lin Short Plat Administrative Report & Decision LUA20-000060, SHPL-A, ECF, MOD Report of November 12, 2020 Page 15 of 20 D_Admin_Decision_Mei_Lin_Short_Plat_201112_v1_FINAL the request, staff analysis, and staff recommendation. If the modification is approved, the proposed frontage improvements along NE 12th St would be sufficient. Payment of the transportation impact fee is applicable on the construction of the single- family houses at the time of application for the building permit. The current rate of transportation impact fee is $7,820.42 per new single-family house. Fees are subject to change. The transportation impact fee that is current at the time of building permit application would be levied.  Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: The proposed short plat is surrounded by existing detached single- family residences to the east, north and south of the site. The proposed lots are similar in size and shape to the existing surrounding development pattern in the area and would be consistent with the Comprehensive Plan and Zoning Code, which encourages residential infill development in the Residential Medium Density and R-8 zoning designations. Therefore, the proposal for new single-family homes would be compatible with the existing uses in the area. 21. Street Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-250D, the applicant is requesting an Administrative Modification from RMC 4-6-060.F.2, Minimum Design Standards for Public Streets and Alleys, for NE 12th St, a Residential Access street. The applicant is proposing to install frontage improvements along a portion of the project site including 0.5-foot wide curb, 8-foot wide planter strip and 5-foot wide sidewalk. The existing right-of-way (ROW) width is approximately 60 feet (60’). The existing pavement width is approximately 26 feet (26’) with no improvements on either side of the street. This street classification requires a minimum ROW width of 53 feet (53’). To meet the City’s complete street standards for residential access streets, half-street improvements are required along the entire site frontage. Due to the steep slopes present on the west side of the site and undeveloped nature of the existing ROW, the applicant is requesting a modification to only install improvements along the existing developed ROW (Exhibit 8). The applicant contends that due to the dead-end nature of the street, lack of existing ROW improvements, and steep slopes, improvements along the entire frontage is not feasible. Staff concurs with this justification. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250D, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification as noted below: Compliance Street Modification Criteria and Analysis  a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: The Community Design Element has applicable policies listed under a separate section labeled Promoting a Safe, Healthy, and Attractive Community. These policies address walkable neighborhoods, safety, and shared uses. The intent of the policies are to promote new development with walkable places that support grid and flexible grid street and pathway patterns, and are visually attractive, safe, and healthy environments. The requested street modification is consistent with these policy guidelines. DocuSign Envelope ID: FDB89273-5342-4C93-A874-14288A33CEAD City of Renton Department of Community & Economic Development Mei Lin Short Plat Administrative Report & Decision LUA20-000060, SHPL-A, ECF, MOD Report of November 12, 2020 Page 16 of 20 D_Admin_Decision_Mei_Lin_Short_Plat_201112_v1_FINAL  b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The City’s Public Works Transportation section and Development Engineering section have reviewed NE 12th St and the surrounding area and have determined that the installation of frontage of improvements in front of the western portion of the site is not practical. The determination was based on the fact that the roadway currently dead-ends at the slope and that extending the roadway and improvements further west would be extremely challenging due to the protected slopes. In addition, no parcels west of the project site are developable due to the steep slope and therefore the roadway extension would serve little purpose. This recommendation was based on the fact that the extent of the existing roadway, after the required frontage improvements are installed, would meet the transportation needs of the surrounding area while providing the required separation between the vehicular and pedestrian travel ways as required by the code.  c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: There are no identified adverse impacts to other properties from the requested modification.  d. Conforms to the intent and purpose of the Code. Staff Comment: This modification provides a safe pedestrian and vehicle route in and around the existing residential area.  e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: See comments under criterion ‘b’.  f. Will not create adverse impacts to other property(ies) in the vicinity. Staff Comment: See comments under criterion ‘c’. 22. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis  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. For 2020, Fire impact fees are applicable at the rate of $829.77 per single-family residence. 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: Kennydale Elementary, McKnight Middle School and Hazen High School. Any new students from the proposed development would be bussed to the elementary school and high school. Transportation would not be provided to the middle school due to the close proximity. Middle school students would walk approximately 2,000 feet east along NE 12th St to McKnight Middle School. The route would include a combination of sidewalks and roadway shoulders. The speed limit on the street is 25 MPH and includes signage identifying the shoulder as a walkway in various locations along the route. The two largest intersections on the DocuSign Envelope ID: FDB89273-5342-4C93-A874-14288A33CEAD City of Renton Department of Community & Economic Development Mei Lin Short Plat Administrative Report & Decision LUA20-000060, SHPL-A, ECF, MOD Report of November 12, 2020 Page 17 of 20 D_Admin_Decision_Mei_Lin_Short_Plat_201112_v1_FINAL route, NE 12th St/Aberdeen Ave NE and NE 12th St/Edmonds Ave NE are four-way stops and include a combination of stop bars for vehicles and crosswalks for pedestrians. The bus stop is located approximately 600 feet from the project site at the intersection of Aberdeen Ave NE. Students would walk along the south side of NE 12th St on a mix of sidewalk, road way shoulder, and gravel in order to reach the intersection. Once at the intersection, students would cross Aberdeen Ave NE, a four way stop, to reach the stop on the SE corner. The identified routes provide a safe walking route from the proposed subdivision to the bus stop or the respective schools. The proposed sidewalk along the subdivision frontage would improve safe routes to school for the entire area by increasing the amount of available sidewalk in the area. 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. For 2020, School impact fees are applicable at the rate of $6,862.00 per single-family residence. This fee is paid at time of building permit issuance.  Parks: A Park Impact Fee would be required for the future houses. For 2020, Park Impact Fees are applicable at a rate of $3,945.70 per single-family residence. This fee is payable at the time of building permit issuance.  Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: According to the Geotechnical Report prepared by Krazan and Associates and dated July 9, 2020 (see Exhibit 12), the eastern portion of the project site slopes downwards towards the southwest at gradients between 10 and 15 percent and is primarily vegetated with mowed grass, bushes, and multiple trees. Two test pits, dug to depth of 31 feet (31’), discovered eight (8) inches of organic topsoil and approximately 13.5 feet of very loose to medium-dense undocumented fill. Extending between 1.5 and 17 feet below the undocumented fill to a total depth of 31 feet (limit of the boring), a layer of native glacial soils consisting of medium dense, silty sand with gravel was found. Groundwater was not discovered within either boring. The report notes that due to the borings occurring during the dry season, groundwater levels may be different in the winter months due to seasonal fluctuations. The report did not identify any long-term issues associated with ground water on the site and only cautioned that fluctuating levels may pose a challenge during construction. The report concluded that soil erosion potential on the site, and especially the western slope, can be mitigated by ensuring no disturbance of vegetation in the Native Growth Protection Easement on Lot 3 or the Native Growth Protection Tract. A Preliminary Drainage Plan and Technical Information Report (TIR), prepared by Abbey Road Group and dated February 18, 2020, was submitted with the Land Use Application (Exhibit 6). Based on the City of Renton’s flow control map, the site falls within the Existing Peak Flow Control Duration Standard and is located within the East Lake Washington Drainage Basin. The Preliminary Technical Information Report discussed eight core requirements and the six special requirements in the 2017 Renton Surface Water Deign Manual (RSWDM). The proposal identifies compliance with core requirement #9 as not applicable, however, a full drainage review and compliance with core requirement #9 is required. If the applicant determines that BMPs would not adequately mitigate the on- site storm water and proposes to utilize a private detention tank, the tank would be DocuSign Envelope ID: FDB89273-5342-4C93-A874-14288A33CEAD City of Renton Department of Community & Economic Development Mei Lin Short Plat Administrative Report & Decision LUA20-000060, SHPL-A, ECF, MOD Report of November 12, 2020 Page 18 of 20 D_Admin_Decision_Mei_Lin_Short_Plat_201112_v1_FINAL required to be located in a separate tract or an easement onsite. See Advisory Notes (Exhibit 18) for additional comments. The Stormwater system development charge for each new single-family residence is $1,900.00. This is payable at construction permit issuance.  Water: 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 fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. In order to provide adequate fire protection and to conform to City of Renton Code and Development Standards, the following improvements will be required: A pressure-reducing valve (PRV) shall be installed on each lot due to the high static water pressure. A water system development charges (SDC) for each proposed 1-inch domestic water service is $4,400.00 per meter.  Sanitary Sewer: An existing stub on the site served a house on the site prior to demolition. The existing stub may serve one of the new lots if found to be acceptable after a CCTV inspection. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. The current sewer fee for a 1-inch meter install is $3,400.00 per meter. Each lot shall have a separate side sewer stub. I. CONCLUSIONS: 1. The subject site is located in the Residential Medium Density (MD) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 16. 2. The subject site is located in the Residential-8 (R-8) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 17. 3. The proposed short plat complies with the Residential Design and Open Space Standards provided the applicant complies with City Code and conditions of approval, see FOF 18. 4. The proposed short plat complies with the Critical Areas Regulations provided the applicant complies with City Code, see FOF 19. 5. The proposed short plat complies with the subdivision regulations as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 20. 6. The proposed short plat complies with the street standards as established by City Code, provided the project complies with all advisory notes and conditions of approval, see FOF 21. 7. There are safe walking routes to the school bus stop, see FOF 22. 8. There are adequate public services and facilities to accommodate the short plat, see FOF 22. 9. Safe and efficient access and circulation has been provided for all users. DocuSign Envelope ID: FDB89273-5342-4C93-A874-14288A33CEAD City of Renton Department of Community & Economic Development Mei Lin Short Plat Administrative Report & Decision LUA20-000060, SHPL-A, ECF, MOD Report of November 12, 2020 Page 19 of 20 D_Admin_Decision_Mei_Lin_Short_Plat_201112_v1_FINAL J. DECISION: The Mei Lin Short Plat, File No. LUA20-000060, SHPL-A, ECF, MOD, is approved and is subject to the following conditions: 1. The applicant shall comply with the mitigation measure issued as part of the Determination of Non- Significance Mitigated, dated August 10, 2020. 2. The applicant shall adhere to the recommendations contained in the Tree Retention Plan prepared by Aspen Design Group and dated February 18, 2020, or an updated report submitted at a later date. 3. The applicant shall add a note to the face of the plat that includes language requiring any future home on proposed Lot 3 to be constructed per the development standards in place at the time of building permit application without a variance or modification. The applicant shall provide a copy of the proposed preventative language at the time of Final Short Plat application for review and approval by the Current Planning Project Manager. 4. The applicant shall utilize a joint-use driveway off of NE 12th St for access to proposed Lots 1 and 2. A note to this effect shall be recorded on the face of the plat. 5. The applicant shall submit an updated short plat map that shows the entire native growth protection area within a separate tract. In addition, the updated map shall demonstrate compliance with the R-8 lot width, depth, and size standards for each proposed new lot. The updated map shall be submitted for review and approval by the Current Planning Project Manager at the time of Civil Construction Permit application. 6. The applicant shall create and record a Native Growth Protection Easement (NGPE) for the area contained within the protected slopes and associated buffers over the updated Critical Areas Tract prior to or concurrent with short plat recording. Each owner of Lots 1-3 shall have a fractional interest in the Critical Areas Tract in order to protect the Tract in perpetuity. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: _____________ Vanessa Dolbee, Planning Director Date TRANSMITTED this 12th day of November, 2020 to the Owner/Applicant/Contact: Owner/Applicant: Applicant: Contact: Maggie Wang, Ideal Living LLC, 12005 NE 173rd Ct, Bothell, WA 98011 Gil Hulsmann, Abbey Road Group, 2102 E Main Ave, Suite 109, Puyallup, WA 98372 Phil Becker, Abbey Road Group, 2102 E Main Ave, Suite 109, Puyallup, WA 98372 TRANSMITTED this 12th day of November, 2020 to the Parties of Record: Melissa Fattore, via email Mary Koontz, via email TRANSMITTED this 12th day of November, 2020 to the following: DocuSign Envelope ID: FDB89273-5342-4C93-A874-14288A33CEAD 11/12/2020 | 4:08 PM PST City of Renton Department of Community & Economic Development Mei Lin Short Plat Administrative Report & Decision LUA20-000060, SHPL-A, ECF, MOD Report of November 12, 2020 Page 20 of 20 D_Admin_Decision_Mei_Lin_Short_Plat_201112_v1_FINAL Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Amanda Askren, Property & Technical Services Manager Clark Close, Interim Current Planning Manager Angela Barton, 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: Due to Governor Jay Inslee’s Proclamation 20-25 (“Stay Home, Stay Healthy”), the City Clerk’s Office is working remotely. For that reason, appeals must be submitted electronically to the City Clerk at cityclerk@rentonwa.gov. The appeal fee, normally due at the time an appeal is submitted, will be collected at a future date. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and additional information regarding the appeal process may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov. If the situation changes such that the City Clerk’s Office is open when you file your appeal, you have the option of filing the appeal in person. EXPIRATION: The administrative short plat decision will expire five (5) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-7-070.M. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. DocuSign Envelope ID: FDB89273-5342-4C93-A874-14288A33CEAD CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Mei Lin Short Plat Land Use File Number: LUA20-000060, SHPL-A, ECF, MOD Date of Report November 12, 2020 Staff Contact Alex Morganroth Senior Planner Project Contact/Applicant Phil Becker Abbey Road Group 2102 E Main Ave, Suite 109, Puyallup, WA 98372 Project Location 1833 NE 12th St, Renton, WA 98056 The following exhibits are included with the Administrative report: Exhibits 1-14: As shown in the Environmental Review Committee (ERC) Report Exhibit 15: Administrative Staff Report Exhibit 16: Street Modification Request Exhibit 17: Environmental “SEPA” Determination and ERC Mitigation Measures Exhibit 18: Advisory Notes DocuSign Envelope ID: FDB89273-5342-4C93-A874-14288A33CEAD