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HomeMy WebLinkAboutD_Admin_Decision_Central_Island_Short_PlatDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Admin Decision_Central Island Short Plat A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: December 24, 2019 Project File Number: PR19-000422 Project Name: Central Island Short Plat Land Use File Number: LUA19-000262, SHPL-A, VAR, MOD, MOD Project Manager: Angelea Weihs, Associate Planner Owner/Applicant: Brian Le and Ngylien Pham, 3413 NE 7th Street, Renton, WA 98056 Contact: Brian Le and Tom Pham, 3413 NE 7th Street, Renton, WA 98056 Project Location: 3413 NE 7th Street Project Summary: The applicant is requesting approval of a 3-lot short plat of 3413 NE 7th Street (APN 8011100110) totaling 28,743 square feet (0.66 acres) for the future development of two (2) new single-family houses. The subject property is located of the south side of NE 7th St, east of Newport Ct E, within the Residential-8 (R-8) Zone. The proposed lots range in size from 7,012 SF to 9,227 SF. The residential density is 5.6 dwelling units per net acre. The applicant is requesting one variance in order to reduce the secondary front yard setbacks for the existing single family home on Lot 1 from 15 feet, as required by RMC 4-2-110A, to 12.3 feet. The applicant is also requesting two modification in order to eliminate the required 8-foot wide driveway tract landscape strip as required by RMC 4-6-060.f.2, as well as allow the existing home to access from the existing residential driveway that extends off of NE 7th Street, which has a width of 19.5 feet, which exceeds the maximum width of 16 feet permitted by code. Access to proposed Lots 2 and 3 would be from NE 7th Street utilizing a shared driveway tract (Tract A). No sensitive areas or special features are located on the proposed project site which slopes to the southwest. No existing significant trees are located on site. The existing house on Lot 1 is proposed to be retained as part of the short plat project. A Geotechnical Report and Technical Information Report were submitted with the project application. Site Area: 0.66 acres DocuSign Envelope ID: 6C33FC34-1163-4C3C-A688-D13D8665CAB2 City of Renton Department of Community & Economic Development Central Island Short Plat Administrative Report & Decision LUA19-000262, SHPL-A, VAR, MOD, MOD Report of December 24, 2019 Page 2 of 22 D_Admin Decision_Central Island Short Plat B. EXHIBITS: Exhibit 1: Administrative Decision Exhibit 2: Site Plan Exhibit 3: Landscape Plan Exhibit 4: Vicinity Map Exhibit 5: Variance and Modification Justification Exhibit 6: Project Narrative Exhibit 7: Technical Information Report (TIR) prepared by The Concept Group (dated April 12, 2019) Exhibit 8: Geotechnical Engineering Study prepared by Geo Group Northwest (dated August 6, 2014) Exhibit 9: Safe Walking Routes to Honey Dew Elementary Exhibit 10: Stewart’s Highlands Acre Tracts (Underlying Plat) Exhibit 11: Geotechnical Supplemental letter prepared by GEO Group Northwest (dated January 5, 2015) Exhibit 12: Geotechnical Supplemental letter prepared by GEO Group Northwest (dated April 3, 2015) Exhibit 13: Roadway/Drainage Plan Exhibit 14: Advisory Notes C. GENERAL INFORMATION: 1. Owner(s) of Record: Brian Le and Ngylien Pham, 3413 NE 7th Street, Renton, WA 98056 2. Zoning Classification: Residential-8 (R-8) 3. Comprehensive Plan Land Use Designation: Residential Medium Density (MD) 4. Existing Site Use: Single-family home 5. Critical Areas: None 6. Neighborhood Characteristics: a. North: NE 7th Street; Single-family Residential; R-8 Zone b. East: Single-family Residential, R-8 Zone c. South: Single-family Residential, R-8 Zone d. West: Single-family Residential, R-8 Zone 7. Site Area: 0.66 acres D. HISTORICAL/BACKGROUND: DocuSign Envelope ID: 6C33FC34-1163-4C3C-A688-D13D8665CAB2 City of Renton Department of Community & Economic Development Central Island Short Plat Administrative Report & Decision LUA19-000262, SHPL-A, VAR, MOD, MOD Report of December 24, 2019 Page 3 of 22 D_Admin Decision_Central Island Short Plat Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Smith Annexation N/A 1475 03/25/1954 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: The proposed development is within the City’s water service area and in the Highlands 565 pressure zone. There is an existing 8-inch water main in NE 7th Street, north of the project site, that can deliver a maximum flow of 2,300 gallons per minute (gpm). There is an existing 4-inch water main along the east side of the property that can deliver a maximum flow rate of 300 gpm and was installed as part of an expired Civil Construction Permit, number U15005689. There is an existing ¾- inch water meter serving the existing residence on the property. There are two existing 1-inch water meters, that are currently not providing service installed as part of the expired Civil Construction Permit, number U15005689. b. Sewer: There is an existing 8-inch gravity wastewater main running east to west within NE 7th Street. There is an existing 8-inch gravity wastewater main along the east side of the property installed as part of the expired Civil Construction Permit, number U15005689. The existing home is connected to sewer. c. Surface/Storm Water: There is an existing 12-inch City of Renton stormwater main on the north side of NE 7th Street. There are existing BMP’s and a recorded covenant (KC recording number 20150406000061) on the property. There is an existing permeable pavement driveway installed as part of the expired Civil Construction Permit, number U15005689. 2. Streets: The proposed development front NE 7th Street along the north property line. NE 7th Street is classified as a residential access street. Existing right-of-way (ROW) width, according to the King County Assessor Map, is 60 feet. The existing frontage was improved as part of the expired Civil Construction Permit, number U15005689, to provide a 0.5-foot curb, 8-foot planting strip, and a 5-foot sidewalk. 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 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 DocuSign Envelope ID: 6C33FC34-1163-4C3C-A688-D13D8665CAB2 City of Renton Department of Community & Economic Development Central Island Short Plat Administrative Report & Decision LUA19-000262, SHPL-A, VAR, MOD, MOD Report of December 24, 2019 Page 4 of 22 D_Admin Decision_Central Island Short Plat 5. 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 October 11, 2019 and determined the application complete on November 1, 2019. The project complies with the 120-day review period. 2. The project site is located at 3413 NE 7th Street. 3. The project site is currently developed with an existing single-family home, which is proposed to be retained as part of the project. 4. Access to Lot 1 is proposed via a residential driveway extending off of NE 7th Street. Access to Lots 2 and 3 is proposed via a share driveway tract extending off of NE 7th Street. 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 no existing trees located on-site. 8. The applicant is requesting two modifications in order to eliminate the required 8-foot wide driveway tract landscape strip as required by RMC 4-6-060.f.2, as well as allow the existing home to maintain the existing private residential driveway width of 19.5 feet, which exceeds the maximum width of 16 feet permitted by code. 9. The site received Preliminary Short Plat approval on May 11, 2015, under City file number LUA14-001482 for the proposed short plat; however, the project since expired. Most of the utility infrastructure for the proposed development was installed as part of Civil Construction Permit U15005689; however, this permit was not finaled and has since expired. In order to ensure the utilites constructed under U15005689 are completed to City of Renton standards, staff recommends, as a condition of approval, that utilities installed as part of U15005689 be subject to current code required civil construction closeout requirements. These shall include, but are not limited to, posting of surety devices, inspections, punchlist, record drawings, outstanding fees, and a bill-of-sale. A construction bond shall be required for all new proposed utilities and those existing (installed as part of U15005689). Upon construction completion, a two-year maintenance bond shall be required for all new proposed utilities and the existing utilities installed as part of U15005689. 10. The applicant is proposing to begin construction of the single-family homes immediately following landuse, construction, and building permit approval. 11. The following variances to (regulation[s]) have been requested by the applicant: RMC Code Citation Required Standard Requested Variance RMC 4-2-110A Development Standards for Residential Zoning 15-foot Secondary Front Yard Setback The applicant is requesting a variance to reduce the secondary front yard setback for Lot 1 from 15 feet, as required by RMC 4-2- 110A, to 12.3 feet, in order to maintain the DocuSign Envelope ID: 6C33FC34-1163-4C3C-A688-D13D8665CAB2 City of Renton Department of Community & Economic Development Central Island Short Plat Administrative Report & Decision LUA19-000262, SHPL-A, VAR, MOD, MOD Report of December 24, 2019 Page 5 of 22 D_Admin Decision_Central Island Short Plat Designations (Primary and Attached Accessory Structions. existing single family residence on-site and maintain the existing shared driveway improvements that were constructed as part of the expired Civil Construction Permit, number U15005689. 12. Staff received no public or agency comment letters. 13. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 14. Comprehensive Plan Compliance: The site is designated Residential Medium Density (MD) on the City’s Comprehensive Plan Map. The MD designation is to allow a variety of single-family development, 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,  Development of new multi-family and mixed-use in the City Center and in the Residential High Density and Commercial Mixed Use designations, and  Infill development on vacant and underutilized land in established neighborhoods and multi-family areas.  Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive.  Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development.  Policy L-48: Address privacy and quality of life for existing residents by considering scale and context in infill project design. 15. 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 DocuSign Envelope ID: 6C33FC34-1163-4C3C-A688-D13D8665CAB2 City of Renton Department of Community & Economic Development Central Island Short Plat Administrative Report & Decision LUA19-000262, SHPL-A, VAR, MOD, MOD Report of December 24, 2019 Page 6 of 22 D_Admin Decision_Central Island Short Plat  Density: The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per net acre. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. Staff Comment: The project site has a net site area of 23,331 square feet (0.54 acres) after the deduction of a 5,412 square foot of shared driveway from the 28,743 gross site area. The proposal for 3 lots on the 0.54 acre site results in a net density of 5.6 dwelling unit per net acre, which is within the density range permitted in the R-8 zone.  Lot Dimensions: The minimum lot size permitted in the R-8 zone is 5,000 sq. ft. The R- 8 zone requires a minimum lot width of 50 feet (60 feet for corner lots) and a minimum lot depth of 80 feet. However, the underlying plat states that lots shall not be subdivided with less than 6,000 square feet per lot with a minimum lot width of 60 feet (See Exhibit 10). The following table identifies the proposed approximate dimensions for Lots 1, 2, and 3. Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.) Lot 1 (corner lot) 7,012 74 98 Lot 2 (corner lot) 7,018 74 99 Lot 3 9,227 95.96 96.73 Tract “A” 5,412 23 200 Staff Comment: All lots, as currently proposed, comply with the minimum lot dimension standards of the R-8 zone and the underlying plat. The applicant will need to demonstrate compliance with minimum lot size (6,000 square feet) and lot width (60 feet) requirements for the underlying plat, at the time of Civil Construction Permit application. Compliant if variance (FOF 18) is approved 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: If retained, the existing residence on future lots 1 would not comply with Residential-8 (R-8) setback requirements for secondary front yards. The applicant has proposed a variance to allow for a reduction of the secondary front yard setback for proposed Lot 1. See FOF 18 for the variance analysis. Per RMC 4-6-060J.7., the administrator may permit lots that only front a shared driveway to be designated as a corner lot. While proposed Lot 2 does not comply with minimum lot depth requirements for an interior lot facing the shared driveway, proposed Lot 2 does comply with corner lot dimension requirements, consistent with RMC 4-6-060J.7. In the case of residential corner lots, there is no required rear yard setback. Setbacks for corner lots are allowed two (2) front yard setbacks adjacent to the public and private streets and two (2) or more side yards setbacks on common residential property lines. In the case of Lot 1, the front yard setback shall front the north property line and the secondary front yard setback (See FOF 18) shall front the east property line. In the case of Lot 2, the front yard setback shall front the east property line and the secondary front yard setback shall front the north property line. Lots 2 and DocuSign Envelope ID: 6C33FC34-1163-4C3C-A688-D13D8665CAB2 City of Renton Department of Community & Economic Development Central Island Short Plat Administrative Report & Decision LUA19-000262, SHPL-A, VAR, MOD, MOD Report of December 24, 2019 Page 7 of 22 D_Admin Decision_Central Island Short Plat 3, as proposed, provide adequate room to comply with the setback requirements of the R-8 zone. Setbacks for Lots 2 and 3 would be verified at the time of building permit review.  and Compliance not yet demonstrated Building Standards: The R-8 zone has a maximum building coverage of 50% and a maximum impervious surface coverage of 65%. In the R-8 zone, a maximum building height of 2 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height. If the height of wall plates on a building are less than the states maximum the roof may project higher to account for the difference, yet the combined height of both features shall not exceed the combined maximums. Common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12, decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet from each minimum building setback line for each one (1) vertical foot above the maximum wall plate height. Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g., shed roof) may exceed the stated maximum if the average of wall plate heights is equal or less than the maximum wall plate height allowed. Staff Comment: The building standards for proposed lots 2 and 3 would be verified at the time of building permit review. The existing home on Lot 1 has a building footprint of 2,073 square feet with a building coverage of 29.6 percent (2,073 sf/7,012 sf = 29.6 percent), which is compliant with the maximum building coverage of 50 percent. The impervious area on Lot 1 is roughly 34.6 percent (2,424 sf/7,012 sf = 34.6%), which is compliant with the maximum impervious surface area of 65%. Compliant if condition of approval is met and modification (FOF 19) is approved 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 Root of Design (Exhibit 3), was submitted with the short plat application materials. The project proposal does not include the required 10 feet of on-site landscaping required along the public street frontage. In order to comply with RMC 4-4-070, staff recommends as a condition of approval that the applicant be required to submit revised landscape plan with a 10-foot landscape strip across the entire frontage of Lot 1. Street frontage landscaping along NE 7th Street shall be installed prior to short plat recording. The conceptual landscape plan shows an 8-foot wide landscape strip between the curb and sidewalk within the public right-of-way (ROW). The proposed 8-foot planter within the ROW includes trees and shrubs, as required by code. The ROW landscaping includes DocuSign Envelope ID: 6C33FC34-1163-4C3C-A688-D13D8665CAB2 City of Renton Department of Community & Economic Development Central Island Short Plat Administrative Report & Decision LUA19-000262, SHPL-A, VAR, MOD, MOD Report of December 24, 2019 Page 8 of 22 D_Admin Decision_Central Island Short Plat two (2) Eastern Redbud trees (2 caliper inches) and a drought tolerant Fescue blend groundcover. Because lots 2 and 3 have no public frontage, a minimum of two (2) trees must be located within the front yards prior to final inspection. The applicant is proposing to plant two (2) Persian Parrotia trees (2 caliper inches) and two (2) Japanese Snowbell trees (2 caliper inches) on lots 2 and 3, for a total of two trees on each lot, in compliance with code requirements. In addition, the applicant is requesting a modification from RMC 4-6-060 in order to allow for the elimination of the 8-foot wide shared driveway landscape buffer required by code. (see FOF 19). On-site landscaping shall be installed prior to final occupancy for the individual homes on Lots 2 and 3, and landscaping within the public ROW, shared driveway tract and along the street frontage of Lot 1 shall be installed and inspected prior to short plat recording. 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: Based on the provided site plan (Exhibit 2), no existing trees are located on the project site; therefore, no trees are required to be retained on the project site. Per RMC 4-4-130C.9.d, the applicant is required to retain or plant two (2) significant trees per 5,000 square feet of lot area in order to comply with minimum tree density requirements. A minimum of three (3) trees are required on Lot 1 and Lot 2 to comply with tree density requirements. Based on proposed lot size, a minimum of four (4) trees are required on Lot 3 to comply with tree density requirements. The conceptual Landscape Plan (Exhibit 3) provided with the project application shows no proposed trees on Lot 1. A total of two (2) trees are proposed on Lot 2 and two (2) trees are proposed on Lot 3. The proposed on-site tree species include Persian Parrotia and Japanese Snowbell trees. The project proposal does not comply with minimum tree density requirements for each lot; therefore, staff recommends as a condition of DocuSign Envelope ID: 6C33FC34-1163-4C3C-A688-D13D8665CAB2 City of Renton Department of Community & Economic Development Central Island Short Plat Administrative Report & Decision LUA19-000262, SHPL-A, VAR, MOD, MOD Report of December 24, 2019 Page 9 of 22 D_Admin Decision_Central Island Short Plat 16. 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: approval that the applicant submit a final detailed landscape plan that demonstrates compliance with minimum tree density requirements for each lot, for review and approval by the Current Planning Project Manager, prior to Civil Construction Permit issuance.  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. M aximum driveway slopes shall not exceed fifteen percent (15%); provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Staff Comment: The existing single family residence and residential driveway on proposed Lot 1 has adequate area to meet the required minimum of two parking spaces per dwelling unit, as required by RMC 4-4-080. Both Lots 2 and 3 also contain adequate area for the provision of two parking spaces. Parking requirements and driveway grades for each of the new residences proposed would be verified at the time of building permit review. Compliant if conditions of approval are met 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: Based on the submitted landscape plan, no new fences or retaining walls appear to be proposed on the site. An existing six-foot tall wood fence is located within proposed Lot 1, to the south, west, and east of the existing single-family residence. The existing fence exceeds the maximum height (4 feet) permitted within a front yard and secondary front yard setback. In order to ensure compliance with the maximum fence height regulations, staff recommends as a condition of approval that the applicant revise the existing on-site fencing to comply with maximum height regulations. The revision to the existing fence shall be reflected in the Civil Construction Permit submittal for review and approval by the Current Planning Project Manager, and an inspection shall be completed verifying compliance prior to Short Plat recording. An existing six-foot cedar fence runs along the east property line and is located on adjacent neighbors’ properties. This existing fence complies with maximum height requirements for fences and walls. No changes are proposed to the existing fencing. DocuSign Envelope ID: 6C33FC34-1163-4C3C-A688-D13D8665CAB2 City of Renton Department of Community & Economic Development Central Island Short Plat Administrative Report & Decision LUA19-000262, SHPL-A, VAR, MOD, MOD Report of December 24, 2019 Page 10 of 22 D_Admin Decision_Central Island Short Plat 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. No changes are proposed to the existing single-family structure. 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. No changes are proposed to the existing single-family structure. 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. No changes are proposed to the existing single-family structure. 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. No changes are proposed to the existing single-family structure. N/A Scale, Bulk, and Character: N/A DocuSign Envelope ID: 6C33FC34-1163-4C3C-A688-D13D8665CAB2 City of Renton Department of Community & Economic Development Central Island Short Plat Administrative Report & Decision LUA19-000262, SHPL-A, VAR, MOD, MOD Report of December 24, 2019 Page 11 of 22 D_Admin Decision_Central Island Short Plat 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. No changes are proposed to the existing single-family structure 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. No changes are proposed to the existing single-family structure. 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. No changes are proposed to the existing single-family structure. 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. No changes are proposed to the existing single-family structure. 17. 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 DocuSign Envelope ID: 6C33FC34-1163-4C3C-A688-D13D8665CAB2 City of Renton Department of Community & Economic Development Central Island Short Plat Administrative Report & Decision LUA19-000262, SHPL-A, VAR, MOD, MOD Report of December 24, 2019 Page 12 of 22 D_Admin Decision_Central Island Short Plat Compliant if condition of approval is met and the modifications (FOF 19 and 20) are approved 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-8 and R-8, 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: Along the west property line, the applicant is proposing an approximately 23 foot wide by 200 foot long (5,412 SF) shared driveway tract, with a 20-foot wide paved shared driveway and turnaround, to serve Lots 2 and 3. Access for Lot 1 is proposed via an existing residential driveway extending off of NE 7th Street. The applicant has requested a modification of the driveway standards of RMC 4-4-080, in order to allow the existing residential driveway on Lot 1 to exceed the maximum width requirement of 16 feet, as required by code (see FOF 20). Alley access is the preferred street pattern for all new residential development except in the Residential Low Density land use designation (RC, R-1, and R-4 zones). The City uses the following factors to determine whether the use of alleys is not practical, including: a) Size: The new development is a short plat; b) Topography: The topography of the site proposed for development is not conducive for an alley configuration; c) Environmental Impacts: The use of alleys would have more of a negative impact on the environment than a street pattern without alleys; d) If site characteristics allow for the effective use of alleys (RMC 4-7-150E.5). The short plat has public street frontage on NE 7th Street, and the use of alleys would not be characteristic of the neighborhood or practical. The existing street grid would not support alley access beyond the proposed construction of the access drive (Exhibit 2). In addition, in order to ensure that additional curb cuts are not needed, staff recommends as a condition of approval that Lot 2 access off of the emergency turnaround tract via a residential driveway. No parking shall be permitted within Tract A. The applicant shall install one “No Parking” sign on each side of the pavement within the turnaround, prior to short plat recording. As stated in FOF 15, Zoning Development Standard Compliance: Landscaping, the applicant is requesting a modification from RMC 4-6-060 in order to allow for the elimination of the 8-foot wide shared driveway landscape buffer required by code (see FOF 19). N/A Blocks: Blocks shall be deep enough to allow two (2) tiers of lots. Staff Comment: Not applicable, no blocks are proposed. Projects are exempt from block depth regulation when the location and extent of environmental constraints prevent a standard plat land configuration.  Lots: The size, shape, orientation, and arrangement of the proposed lots comply with the requirements of the Subdivision Regulations and the Development Standards of the R-8 zone and allow for reasonable infill of developable land. All of the proposed lots shall meet the requirements for minimum lot size, depth, and width. Width between side lot lines at their foremost points (i.e., the points where the side lot lines intersect with the street right-of-way line) shall not be less than eighty percent DocuSign Envelope ID: 6C33FC34-1163-4C3C-A688-D13D8665CAB2 City of Renton Department of Community & Economic Development Central Island Short Plat Administrative Report & Decision LUA19-000262, SHPL-A, VAR, MOD, MOD Report of December 24, 2019 Page 13 of 22 D_Admin Decision_Central Island Short Plat (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: Proposed Lots 1, 2, and 3 meet the minimum lot dimensional requirements in the R-8 zone, see FOF 15, Zoning Development Standard Compliance: Lot Dimensions. Lot 1 and 2 are proposed to be oriented towards NE 7th Street based on the lot width and depth dimensions.  Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards. Staff Comment: The proposed development has public street frontage on NE 7th Street along the north property line. NE 7th Street is classified as a residential access street. The existing right-of-way (ROW) width, according to the King County Assessor Map, is 60 feet. No ROW dedication is required for the proposed project. Per RMC 4-6-060, the required half street improvements include a 0.5-foot curb, 8-foot planter strip, and 5- foot sidewalk. The existing frontage was improved as part of the expired Civil Construction Permit, number U15005689, to provide a 0.5-foot curb, 8-foot planting strip, and a 5-foot sidewalk. The existing improvements installed as part of U15005689 are consistent with current code requirements. 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 2020 transportation impact fee is $7,820.42 per new single family house. 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.  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, west, 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. 18. Variance Analysis: The applicant is requesting a variance to reduce the secondary front yard setback for Lots 1 from 15 feet, as required by RMC 4-2-110A, to 12.3 feet, in order to maintain the existing single family residence on-site and maintain the existing shared driveway improvements that were constructed as part of the expired Civil Construction Permit, number U15005689. The proposal is compliant with the following variance criteria, pursuant to RMC 4-9-250. Staff concurs with the applicant that a reduced setback is necessary to maintain the existing single-family residence and shared driveway improvements. Therefore, staff recommends approval of the requested variance, subject to conditions as noted below: DocuSign Envelope ID: 6C33FC34-1163-4C3C-A688-D13D8665CAB2 City of Renton Department of Community & Economic Development Central Island Short Plat Administrative Report & Decision LUA19-000262, SHPL-A, VAR, MOD, MOD Report of December 24, 2019 Page 14 of 22 D_Admin Decision_Central Island Short Plat Compliance Variance Criteria and Analysis  a. That the applicant suffers practical difficulties and unnecessary hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification. Staff Comment: The applicant contends that practical difficulties and special circumstances exist on the subject property and a Variance from RMC 4-2-110B is needed for the secondary front yard setback from the proposed east property line in order to maintain the existing (two-story) single-family residence and existing shared driveway improvements in their existing locations. The required secondary front yard setback is 15 feet. The existing structure is located 12.7 feet from the proposed eastern property line. Compliance with the current secondary front yard setback requirement would require that the applicant move the eastern exterior wall by approximately 2.7 feet to meet the 15-foot setback requirement, or that the applicant reduce the existing shared driveway improvements by 2.7 feet. The applicant contends that reducing the width of the shared driveway would create unnecessary strain on fire response by reducing the width of the fire apparatus access. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. By reducing the existing roadway, the strict application of the code would create unnecessary burden on the Renton Fire Authority. The applicant further states that the existing structure (built in 2013) has been in place for more than 5 years, and moving east (two-story) exterior wall 2.7 feet would have no perceptible benefit for the neighbors to the east. Staff has reviewed the Variance request and concurs that, while the size, shape, topography, location and surroundings of the subject property do not prevent the strict application of the Code, practical difficulties exist on the project site, which prevent the applicant from reasonably complying with the required secondary yard setback. Compliance with the applicable setback would require unnecessary modifications to either the existing structure or existing share driveway improvements, and would not result in a significant visual change that warrants the strict application of the Code. This proposal could be permitted without approval of a Variance if the structure was 2.7 feet to the west. Other property owners in the vicinity could apply for and receive Short Plat approval for the construction of new single-family residences without the unnecessary burden of demolishing an existing exterior walls or existing shared driveway improvements. Strict application of the Zoning Code would add unnecessary complexity to the project that would deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification.  b. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated. Staff Comment: The applicant contends that the proposed Variance to the secondary front yard setback requirements would not be materially detrimental to the public welfare or injurious to property or improvements in the vicinity. As stated above, the existing two-story, single-family residence was constructed in 2013, and has been at the existing location for more than 5 years. Retaining the existing setback, rather than DocuSign Envelope ID: 6C33FC34-1163-4C3C-A688-D13D8665CAB2 City of Renton Department of Community & Economic Development Central Island Short Plat Administrative Report & Decision LUA19-000262, SHPL-A, VAR, MOD, MOD Report of December 24, 2019 Page 15 of 22 D_Admin Decision_Central Island Short Plat 19. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060 in order to allow for the elimination of the 8-foot wide shared driveway landscape buffer required by code. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250, 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 16, Comprehensive Plan Analysis. moving the exterior wall 2.7 feet or demolishing the existing share driveway improvements, would not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone. Staff concurs with the applicant that the proposal would not be materially detrimental to the public welfare or injurious to the property or surrounding neighborhood. It is not anticipated that the difference of 2.7 feet would cause harm to the surrounding neighborhood. In fact, the relocation of the wall or driveway would have more impact on neighboring properties due to increases in construction noise and reduction of fire truck maneuverability.  c. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated. Staff Comment: See criterion ‘a’ above. Compliant if condition of approval is met d. That the approval is a minimum variance that will accomplish the desired purpose. Staff Comment: The applicant contends that the requested 12.3-foot secondary front yard setback Variance is the minimum Variance needed to accomplish the desired purpose. Approval of this Variance would allow the owners to retain the existing structure in its current location. Staff have reviewed the request and agrees that the 12.3-foot secondary front yard setback variance from RMC 4-2-110A is the minimum Variance necessary to allow for the existing single-family home and existing shared driveway improvements to be retained. While moving the exterior wall of the single-family residence would satisfy the required secondary front yard setback, the requested 12.3-foot side yard setback is the minimum Variance that would accomplish the applicant’s desired purpose of retaining the existing structure in its current location, which will have no effect on the current neighborhood character. Therefore, staff recommends approval of a Variance from RMC 4-2-110A for a 12.3-foot side yard setback for the proposed. Staff recommends as a condition of approval that this Variance only applies to the existing structure in its current location, and any future additions or expansions to the structure shall comply with current Code. DocuSign Envelope ID: 6C33FC34-1163-4C3C-A688-D13D8665CAB2 City of Renton Department of Community & Economic Development Central Island Short Plat Administrative Report & Decision LUA19-000262, SHPL-A, VAR, MOD, MOD Report of December 24, 2019 Page 16 of 22 D_Admin Decision_Central Island Short Plat 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 elimination of the landscape strip between the shared driveway (installed as part of the expired Civil Construction Permit, number U15005689) allows for the greatest level of code compliance due to the combination of the minimum lot width requirements of the zone and fire access requirements for the tract. In addition, they indicate that much of the property already is screened to the east by a row of mature trees and shrubs on the neighboring property that create a natural visual barrier. Staff concurs the proposed modification would meet the objectives of function and maintainability intended by the code requirement and that a reduced landscaping buffer combined with the existing trees would meet the objectives intended by the code requirements. However, based on the provided Roadway/Drainage Plan (Exhibit 13) submitted with the project application, there appears to be space between the existing paving and the eastern property line that ranges between 4 feet and 2 feet. This space would provide adequate room for additional landscaping. Therefore, staff recommends as a condition of approval that the applicant submit a revised landscape plan that shows a mixture of shrubs and groundcover between the existing shared driveway and the neighboring property to the east. In addition, staff recommends as a condition of approval that the applicant record a note on the face of the plat that executes a shared maintenance agreement for equal ownership and maintenance responsibilities for improvements in Tract A. A draft version of a shared maintenance agreement shall be submitted for review and approval by the current planning project manager prior to short plat recording. Onsite landscaping shall be installed prior to final occupancy for the individual homes and landscaping within the right-of-way and shared driveway tract shall be installed prior to short plat recording. Compliant if condition of approval is met c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: The existing driveway used to access the site directly abuts the property line and does not provide any landscape buffer. The existing trees and shrubs along the property line to the east provide a sufficient level of screening for the proposed development. Combined with the required new landscaping, the total level of screening will be a significant improvement over existing conditions and will not negatively impact surrounding properties and will be an improvement compared to the existing site characteristics. The required 2 to 4 foot landscaped buffer, although a reduction from the eight feet as is required by code, will still provide a greater level of privacy and a more robust natural buffer between the project site and the adjacent property than what is currently in place.  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. DocuSign Envelope ID: 6C33FC34-1163-4C3C-A688-D13D8665CAB2 City of Renton Department of Community & Economic Development Central Island Short Plat Administrative Report & Decision LUA19-000262, SHPL-A, VAR, MOD, MOD Report of December 24, 2019 Page 17 of 22 D_Admin Decision_Central Island Short Plat Staff Comment: See comments under criterion ‘c’. 20. Modification Analysis: The applicant is requesting a modification from RMC 4-4-080 in order to keep the existing residential driveway servicing the existing single-family residence as-is and maintain the existing width of the driveway at 19.5 feet, rather than reducing the driveway to the maximum width of 16 feet required by code. The proposal is compliant with the following modification criteria, pursuant to RMC 4- 9-250.D.2. Therefore, staff is recommending approval of the requested modification. 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 16, Comprehensive Plan Analysis.  b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The purpose and intent of the code is to minimize the visual impact of garages and driveways within residential neighborhoods, as well as limit the amount of paving that is in the City of Renton’s right-of-way. The applicant contends, and staff agree, that retaining the existing driveway in its current configuration, with its current width of 19.5 feet, will meet the objectives of safety, function, appearance and maintainability intended by the Code requirements, and will have no impacts on neighboring property owners. Staff is requiring as a condition of Short Plat approval that the applicant install 10 feet of on-site landscaping along the public street frontage of NE 7th Street (See FOF 15, Zoning Development Standard Compliance: Landscaping). The new landscaping will serve as a visual buffer for the existing home and driveway on proposed Lot 1. It is anticipated that the new landscaped buffer will provide adequate visual enhancement for the existing driveway, which will meet the objects of function, appearance, and maintainability.  c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: It is not anticipated that maintaining the existing driveway width of 19.5 feet, rather than reducing the width to 16 feet, will be injurious or create adverse impacts to other property owners 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’. 21. Availability and Impact on Public Services: DocuSign Envelope ID: 6C33FC34-1163-4C3C-A688-D13D8665CAB2 City of Renton Department of Community & Economic Development Central Island Short Plat Administrative Report & Decision LUA19-000262, SHPL-A, VAR, MOD, MOD Report of December 24, 2019 Page 18 of 22 D_Admin Decision_Central Island Short Plat 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: Honey Dew Elementary, Risdon Middle School and Renton High School. The proposed project includes the installation of frontage improvements along the NE 7th Street frontage, including sidewalks. Any new middle school and high school students from the proposed development would be bussed to their schools. New elementary school students would walk to their school. Honey Dew Elementary is located approximately 0.64 miles from the project site at NE 8th Street and Union Ave NE. Students would walk east on NE 7th Street, east through Kiwanis Park and across Union Ave NE to the Honey Dew Elementary (See Exhibit 9). The existing shoulders and sidewalks would provide a safe walking route for students to walk to the bus stop. The bus stop for Risdon Middle School is located approximately 0.10 miles from the project site on Monroe Ave NE and NE 7th Street. Students would walk west on NE 7th Street to the southeast corner of NE 7th Street and Monroe Ave NE where the bus stop is located. The existing shoulder and sidewalk would provide a safe walking route for students to walk to the bus stop. Lastly, the bus stop for Renton High School is located approximately 0.47 miles from the project site at Olympia Ave NE and NE 10th Street. Students would walk west on NE 7th Street, north along Monroe Ave NE, and east along NE 10th Street to where the bus stop is located. The existing shoulder and sidewalks provide a safe walking route for students to walk to the bus stop. A School Impact Fee, based on new single-family lots, will be required in order to mitigate the proposal’s potential impacts to the Renton School District. The 2020 School Impact Fee is $6,862.00 per new single-family residence. 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.  Parks: A Park Impact Fee would be required for the future houses. The 2020 Parks Impact Fee is $3,945.70 per new single-family residence. 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.  Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: A Geotechnical Engineering Study (Exhibit 8), dated August 6, 2014, prepared by GEO Group Northwest, was submitted with the short plat application materials. The report discusses the soil and groundwater characteristics of the site and provides recommendations for project design and construction. The geotechnical recommendations presented in this report do not discuss the use of infiltration devices. A supplemental letter (Exhibit 11) provided by GEO Group Northwest, dated January 5, DocuSign Envelope ID: 6C33FC34-1163-4C3C-A688-D13D8665CAB2 City of Renton Department of Community & Economic Development Central Island Short Plat Administrative Report & Decision LUA19-000262, SHPL-A, VAR, MOD, MOD Report of December 24, 2019 Page 19 of 22 D_Admin Decision_Central Island Short Plat 2015, indicates the use of shallow infiltration trenches as appropriate for the site conditions. Another supplemental letter (Exhibit 12) provided by GEO Group Northwest, dated April 3, 2015, tested the soil for water quality capacity and found the cation exchange capacity to be 3.5 and 7.4, and organic matter to be 2 and 3.4 percent. A Technical Information Report (TIR; Exhibit 7), dated April 12, 2019, prepared by The Concept Group, was submitted with the short plat application materials. Based on the City of Renton’s flow control map, the site falls within the Flow Control Duration Standard Area matching Forested Site Conditions and is within the Lower Cedar River Drainage Basin. The development is subject to Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). All nine core requirements and the six special requirements have been discussed in the TIR. However, due to impervious infrastructure (frontage improvements, permeable pavement) being installed as part of the expired Civil Construction Permit, number U15005689, and impervious lot coverage being proposed, the site falls to a Category 1 Targeted Drainage Review per the 2017 RSWDM. Core requirement 5 and special requirements 1-4 and 6 are required by targeted review, and additionally core requirement 6 and 7 shall be required. Drainage plans and a final drainage report based on the 2017 RSWDM is required to be submitted with the Civil Construction permit. The TIR submitted with the construction permit must be updated to provide only the information required by a category 1 targeted drainage review, as outlined in section 1.2.2. The final TIR must also include an operation and maintenance manual for all new stormwater facilities and all existing facilities installed as part of U15005689, not previously provided. See Exhibit 14 for additional advisory comments. The 2019 Stormwater system development charge (SDC) for each new single-family residence is $1,800.00. This is payable at construction permit issuance. The SDC fee has been paid for two (2) lots as part of U15005689. No SDC fees are applicable at this time.  Water: Water service is provided by City of Renton. There is an existing 8-inch water main in NE 7th Street, north of the project site, that can deliver a maximum flow of 2,300 gallons per minute (gpm). There is an existing 4-inch water main along the east side of the property that can deliver a maximum flow rate of 300 gpm and was installed as part of an expired Civil Construction Permit, number U15005689. There is an existing ¾-inch water meter serving the existing residence on the property. There are two existing 1-inch water meters, that are currently not providing service, installed as part of the expired permit. 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. The development is subject to a water system development charge (SDC) fee. The SDC fee for water is based on the size of the new domestic water to serve the project. The 2019 water fee for a single 1-inch meter install is $4,050.00 per meter. Each lot shall have a separate meter.  Sanitary Sewer: Sewer service is provided by the City of Renton. There is an existing 8- inch gravity wastewater main running east to west within NE 7th Street. There is an existing 8-inch gravity wastewater main along the east side of the property installed as DocuSign Envelope ID: 6C33FC34-1163-4C3C-A688-D13D8665CAB2 City of Renton Department of Community & Economic Development Central Island Short Plat Administrative Report & Decision LUA19-000262, SHPL-A, VAR, MOD, MOD Report of December 24, 2019 Page 20 of 22 D_Admin Decision_Central Island Short Plat part of the expired Civil Construction Permit, number U15005689. The existing home is connected to sewer. 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 2019 SDC fee for a 1-inch meter is $3,100.00 per meter. Each lot shall have a separate meter. 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 14. 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 15. 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 16. 4. The proposed short plat complies with the subdivision regulations as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 17. 5. The lot setback variance complies with all variance criteria as established by City Code provided the applicant complies with City Code and conditions of approval, see FOF 18. 6. The shared driveway and driveway width modifications comply with the modification criteria as established by City Code provided the applicant complies with City Code and conditions of approval, see FOF 19 and FOF 20. 7. 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. 8. There are safe walking routes to the school bus stops, see FOF 21. 9. There are adequate public services and facilities to accommodate the short plat, see FOF 21. J. DECISION: The Central Island Short Plat, File No. LUA19-000262, SHPL-A, VAR, MOD, MOD , VAR, MOD, MOD, as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. The applicant shall submit a revised landscape plan that includes the minimum required 10-foot on-site landscape strip across the entire public street frontage of Lot 1. Street frontage landscaping along NE 7th Street shall be installed and inspected prior to short plat recording. 2. The applicant shall submit a final detailed landscape plan that demonstrates compliance with the minimum tree density requirements for each lot, for review and approval by the Current Planning Project Manager, prior to Civil Construction Permit issuance. 3. Lot 2 shall take access off of the emergency turnaround tract via a residential driveway. No parking shall be permitted within Tract A. The applicant shall install one “No Parking” sign on each side of the pavement within the turnaround, prior to short plat recording. 4. The approved setback variance shall only apply to the existing structure in its current location, and any future additions or expansions to the structure shall comply with the then current development regulations. DocuSign Envelope ID: 6C33FC34-1163-4C3C-A688-D13D8665CAB2 City of Renton Department of Community & Economic Development Central Island Short Plat Administrative Report & Decision LUA19-000262, SHPL-A, VAR, MOD, MOD Report of December 24, 2019 Page 21 of 22 D_Admin Decision_Central Island Short Plat 5. The applicant shall submit a revised final landscape plan with the Civil Construction Permit application that shows a mixture of shrubs and groundcover between the existing shared driveway and the neighboring property to the east. The landscaping plan shall be reviewed and approved by the Current Planning Project Manager prior to construction permit issuance. The approved landscaping shall be installed prior to short plat recording. 6. The applicant shall record a note on the face of the plat that executes a shared maintenance agreement for equal ownership and maintenance responsibilities for improvements in Tract A. A draft version of a shared maintenance agreement shall be submitted for review and approval by the current planning project manager prior to short plat recording. Onsite landscaping shall be installed prior to final occupancy for the individual homes and landscaping within the right-of-way and shared driveway tract shall be installed prior to short plat recording. 7. The utilities installed as part of U15005689 be subject to current code required civil construction closeout requirements. These shall include, but are not limited to, posting of surety devices, inspections, punchlist, record drawings, outstanding fees, and a bill-of-sale. A construction bond shall be required for all new proposed utilities and those existing (installed as part of U15005689). Upon construction completion, a two-year maintenance bond shall be required for all new proposed utilities and the existing utilities installed as part of U15005689. 8. The applicant shall revise the existing on-site fencing to comply with maximum height regulations. The revision to the existing fence shall be reflected in the Civil Construction Permit submittal for review and approval by the Current Planning Project Manager, and an inspection shall be completed verifying compliance prior to Short Plat recording. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: _____________ Jennifer Henning, Planning Director Date TRANSMITTED this 24th day of December, 2019 to the Owner/Applicant/Contact: Owner/Applicant: Contact: Brian Le and Ngylien Pham 3413 NE 7th Street, Renton, WA 98056 Brian Le and Tom Pham, 3413 NE 7th Street, Renton, WA 98056 TRANSMITTED this 24th day of December, 2019 to the Parties of Record: None TRANSMITTED this 24th day of December, 2019 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Amanda Askren, Property Services Vanessa Dolbee, Current Planning Manager Angela St. John, Fire Marshal DocuSign Envelope ID: 6C33FC34-1163-4C3C-A688-D13D8665CAB2 12/24/2019 | 3:04 PM PST City of Renton Department of Community & Economic Development Central Island Short Plat Administrative Report & Decision LUA19-000262, SHPL-A, VAR, MOD, MOD Report of December 24, 2019 Page 22 of 22 D_Admin Decision_Central Island Short Plat 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 January 7, 2020. 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, 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 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: 6C33FC34-1163-4C3C-A688-D13D8665CAB2 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Central Island Short Plat Land Use File Number: LUA19-000262, SHPL-A, VAR, MOD, MOD Date of Report December 24, 2019 Staff Contact Angelea Weihs Associate Planner Project Contact/Applicant Brian Le and Tom Pham 3413 NE 7th Street, Renton, WA 98056 Project Location 3413 NE 7th Street The following exhibits are included with the staff report: Exhibit 1: Administrative Decision Exhibit 2: Site Plan Exhibit 3: Landscape Plan Exhibit 4: Vicinity Map Exhibit 5: Variance and Modification Justification Exhibit 6: Project Narrative Exhibit 7: Technical Information Report (TIR) prepared by The Concept Group (dated April 12, 2019) Exhibit 8: Geotechnical Engineering Study prepared by Geo Group Northwest (dated August 6, 2014) Exhibit 9: Safe Walking Routes to Honey Dew Elementary Exhibit 10: Stewart’s Highlands Acre Tracts (Underlying Plat) Exhibit 11: Geotechnical Supplemental letter prepared by GEO Group Northwest (dated January 5, 2015) Exhibit 12: Geotechnical Supplemental letter prepared by GEO Group Northwest (dated April 3, 2015) Exhibit 13: Roadway/Drainage Plan Exhibit 14: Advisory Notes DocuSign Envelope ID: 6C33FC34-1163-4C3C-A688-D13D8665CAB2