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HomeMy WebLinkAboutD_Admin Decision_Jones Short Plat_210204_v3_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Admin Decision_Jones Short Plat_210204_v3_FINAL A.ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: February 4, 2021 Project File Number: PR20-000270 Project Name: Jones Short Plat Land Use File Number: LUA20-000237, SHPL Project Manager: Alex Morganroth, Senior Planner Owner: Alan Jones, 1467 Fields Drive, San Jose, CA 95129 Applicant: Wei Yang, Highland Advisory, 6513 132nd Ave NE, #147, Kirkland, WA 98033 Contact: Mick Matheson, Core Design, Inc, 12100 NE 195th Street, Ste 300, Bothell, WA 98011 Project Location: 3102 Park Ave N, Renton, WA 98045 Project Summary: The applicant is requesting preliminary short plat approval to subdivide a property into five (5) lots and two tracts. The project site (Tax Parcel 3342103215) is located at 3102 Park Ave N. The site totals approximately 57,614 square feet (1.32 acres) in area and is zoned Residential-6 (R-6). An existing single-family residence is proposed to be removed. The proposed lots would range in size from 7,312 square feet to approximately 9,361 square feet. The applicant has also proposed a 1,701 square foot access tract and a 2,473 square foot open space tract. A new single-family home would be constructed on each of the five new lots. Access to the proposed lots would be provided via a new 53-foot wide public residential access road on the south side of the site and associated driveway tract. The site is vegetated with grasses, bushes, and a significant number of trees. The applicant has proposed to retain 6 of the 98 significant trees located on the site. Critical areas mapped on the site include a moderate landslide hazard and the Wellhead Protection Area, Zone 2. The applicant submitted a Drainage Report, Arborist Report, and Geotechnical Report with the application. Site Area: 57,614 sq. ft. (1.32 acres) DocuSign Envelope ID: 1C2A4D1C-3B4A-4F95-82E6-43A3080B71F2 City of Renton Department of Community & Economic Development Jones Short Plat Administrative Report & Decision LUA20-000237, SHPL Report of February 4, 2021 Page 2 of 20 D_Admin Decision_Jones Short Plat_210204_v3_FINAL B. EXHIBITS: Exhibit 1: Administrative Decision Exhibit 2: Short Plat Plan Exhibit 3: Conceptual Landscape Plan Exhibit 4: Utilities Plan Exhibit 5: Drainage Plan Exhibit 6: Grading Plan Exhibit 7: Tree Retention Plan Exhibit 8: Arborist Report, dated May 28, 2020, prepared by American Forest Management Exhibit 9: Preliminary Technical Information Report, prepared by CORE Design, dated September 4, 2020 Exhibit 10: Geotechnical Report, prepared by Cobalt Geosciences, dated September 4, 2020 Exhibit 11: Construction Mitigation Description Exhibit 12: Advisory Notes C. GENERAL INFORMATION: 1. Owner(s) of Record: Alan Jones, 1467 Fields Drive, San Jose, CA 95129 2. Zoning Classification: Residential-6 (R-6) 3. Comprehensive Plan Land Use Designation: Residential Medium Density (MD) 4. Existing Site Use: Existing single family residence proposed for removal 5. Critical Areas: Wellhead Protection Area (Zone 2), Moderate Landslide Hazard 6. Neighborhood Characteristics: a. North: Single family; Residential-6 du/ac (R-6) zone b. East: Single family and Public Facility; Residential-6 du/ac (R-6) zone and Commercial Neighborhood (CN) zone c. South: Single family and Commercial; Residential-6 du/ac (R-6) zone and Commercial Neighborhood (CN) zone d. West: Single family; Residential-6 du/ac (R-6) zone 7. Site Area: 57,614 sq. ft. (1.32 acres) D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Kennydale Annexation A-69-002 2531 12/12/1969 DocuSign Envelope ID: 1C2A4D1C-3B4A-4F95-82E6-43A3080B71F2 City of Renton Department of Community & Economic Development Jones Short Plat Administrative Report & Decision LUA20-000237, SHPL Report of February 4, 2021 Page 3 of 20 D_Admin Decision_Jones Short Plat_210204_v3_FINAL Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service will be provided by the City of Renton. There is an existing 12-inch water main located in Park Ave N that can deliver a maximum flow capacity of 3,200 GPM. The City will be installing an 8-inch water main in Park Ave N as a portion of the Kennydale Reservoir Offsite Improvements project that will be located near the centerline of the street and runs parallel with the existing 12-inch main. b. Sewer: Sanitary sewer service will be provided by the City of Renton. There is an existing 6-inch PVC gravity wastewater main located in Park Ave N. c. Surface/Storm Water: There are no formal storm drainage improvements located within the Park Ave N ROW along the site’s frontage. 2. Streets: Park Ave N is classified as a Collector Arterial, with an existing right-of-way (ROW) width of approximately 50 feet. 3. Fire Protection: Renton Regional Fire Authority (RRFA) F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations c. Section 4-2-110: Residential Development Standards d. Section 4-2-115: Residential Design and Open Space Standards 2. Chapter 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 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element DocuSign Envelope ID: 1C2A4D1C-3B4A-4F95-82E6-43A3080B71F2 City of Renton Department of Community & Economic Development Jones Short Plat Administrative Report & Decision LUA20-000237, SHPL Report of February 4, 2021 Page 4 of 20 D_Admin Decision_Jones Short Plat_210204_v3_FINAL H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on October 8, 2020 and determined the application complete the same day. The project complies with the 120-day review period. 2. The project site is located at 3102 Park Ave N, Renton, WA 98045 (Tax Parcel 3342103215). 3. The project site is currently developed with an existing single-family residence, which is proposed for removal. 4. Access to the site would be provided via a new public residential access street (Road A) off of Park Ave N. A shared driveway tract would provide access to the Lots 1, 2, 3, and 4 via proposed Road A. Lot 5 would be directly accessed via Road A. 5. The property is located within the Residential Medium Density (MD) Comprehensive Plan land use designation. 6. The site is located within the Residential-6 (R-6) zoning classification. 7. There are approximately 98 significant trees located on-site, of which the applicant is proposing to retain a total of 6 trees. 8. The site is mapped with a Wellhead Protection Area, Zone 2 and a Moderate Landslide Hazard. 9. Approximately 2,683 cubic yards of material would be cut on the site and approximately 139 cubic yards of fill would be brought onto the site. 10. The applicant is proposing to begin construction in the spring of 2021. 11. Staff received no public or agency comments. 12. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 13. Comprehensive Plan Compliance: The site is designated Residential Medium Density (MD) on the City’s Comprehensive Plan Map. The purpose of the MD designation is to allow a variety of single-family and multi-family development types, with continuity created through the application of design guidelines, the organization of roadways, sidewalks, public spaces, and the placement of community gathering places and civic amenities. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met: Compliance Comprehensive Plan Analysis ✓ Policy L-3: Encourage infill development of single-family units as a means to meet growth targets and provide new housing. ✓ Goal L-I: Utilize multiple strategies to accommodate residential growth, including: • 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. DocuSign Envelope ID: 1C2A4D1C-3B4A-4F95-82E6-43A3080B71F2 City of Renton Department of Community & Economic Development Jones Short Plat Administrative Report & Decision LUA20-000237, SHPL Report of February 4, 2021 Page 5 of 20 D_Admin Decision_Jones Short Plat_210204_v3_FINAL Compliant if condition of approval under FOF 14 is met Goal L-T: Create a functioning and exemplary urban forest that is managed at optimum levels for canopy, health, and diversity. ✓ Policy L-24: Manage urban forests to maximize ecosystem services such as stormwater management, air quality, aquifer recharge, other ecosystem services, and wildlife habitat. ✓ 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. 14. Zoning Development Standard Compliance: The site is classified Residential-6 (R-6) on the City’s Zoning Map. Development in the R-6 zone is intended to be single-family residential at moderate density.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-6 Zone Develop Standards and Analysis Compliant if condition of approval is met Density: The density range permitted in the R-6 zone is a minimum 3.0 up to a maximum of 6.0 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 applicant submitted a Density Worksheet with the application. During review, staff determined that the applicant did not deduct the correct amount of ROW and/or access easement area. Therefore, staff recommends as a condition of approval that the applicant submit a revised Density Worksheet prior to Civil Construction Permit application for review and approval by the Current Planning Project Manager. The revised Density Worksheet should demonstrate compliance with the density requirements for the R-6 zone. In lieu of the applicant-provided Density Worksheet, staff completed a preliminary net density calculation and calculated the density to be within the density range for the R- 6 zone. After the deduction of approximately 13,060 square feet of right-of-way dedication, the 1,701 square foot driveway tract with access easement, and the 2,000 square foot north access easement from the 57,614 gross square foot project site, the proposal would have a net area of approximately 40,853 square feet or 0.94 acres (57,614 – 16,761 = 40,853) . Staff calculated the proposal for five (5) lots on the 0.94 net acre site would result in a net density of 5.3 dwelling units per net acre, which is within the density range permitted in the R-6 zone. ✓ Lot Dimensions: The minimum lot size permitted in the R-6 zone is 7,000 sq. ft. A minimum lot width of 60 feet is required (70 feet for corner lots) and a minimum lot depth of 90 feet is required. DocuSign Envelope ID: 1C2A4D1C-3B4A-4F95-82E6-43A3080B71F2 City of Renton Department of Community & Economic Development Jones Short Plat Administrative Report & Decision LUA20-000237, SHPL Report of February 4, 2021 Page 6 of 20 D_Admin Decision_Jones Short Plat_210204_v3_FINAL The following table identifies the proposed approximate dimensions for Lots 1 -5 and the two tracts. Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.) Lot 1 8,764 70 125 Lot 2 8,295 66 125 Lot 3 8,376 67 125 Lot 4 7,312 71 125 Lot 5 9,361 69 147 Tract A (shared driveway) 1,701 20 71 Tract B (open space) 2,473 14 180 Staff Comment: Lots 1-4 are oriented with front yards facing the west, towards Park Ave N and have lot areas and dimensions that exceed the minimum lot size, width, and depth requirements of the R-6 zone. Lot 5 partially fronts the proposed Road A but is oriented north to south. The lot area and dimensions that exceeds the minimum lot size, width, and depth requirements of the R-6 zone. Compliant if conditions of approval are met Setbacks: The required setbacks in the R-6 zone are as follows: front yard is 25 feet, side yard is combined 15 feet with not less than 5 feet on either side, secondary front yard (applies to corner lots) is 25 feet, and the rear yard is 25 feet. Staff Comment: The proposed lots would provide adequate area for compliance with the required setback area. Setbacks for the new homes would be verified at the time of building permit review. An existing single-family residence is proposed for removal, staff recommends, as a condition of approval that a demolition permit be obtained and all required inspections completed for the removal of the existing residence prior to the recording of the short plat. Staff also recommends, as a condition of approval, that proposed Lot 5 retain a 61-foot front yard setback from the south property line of proposed Lot 4 to ensure a consistent development pattern and setback from the roadway should the lot to the south (APN 3342103250) redevelop. The modified front yard setback on proposed lot 5 would ensure that the associated home is sited in a similar manner as future single-family homes on lots created on the adjacent site south of Roadway A. This restriction should be recorded on the face of the final plat. ✓ Building Standards: The R-6 zone has a maximum building coverage of 40% and a maximum impervious surface coverage of 55%. In the R-6 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 DocuSign Envelope ID: 1C2A4D1C-3B4A-4F95-82E6-43A3080B71F2 City of Renton Department of Community & Economic Development Jones Short Plat Administrative Report & Decision LUA20-000237, SHPL Report of February 4, 2021 Page 7 of 20 D_Admin Decision_Jones Short Plat_210204_v3_FINAL the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12, decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet from each minimum building setback line for each one (1) vertical foot above the maximum wall plate height. Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g., shed roof) may exceed the stated maximum if the average of wall plate heights is equal or less than the maximum wall plate height allowed. Staff Comment: Building height, building coverage, and impervious surface coverage for the new single-family residences would be verified at the time of building permit review. Compliant if condition of approval is met Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of- way areas shall be landscaped unless otherwise determined by the Administrator. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two 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 CORE Design was submitted with the project application materials (Exhibit 3). The landscape plan includes an 8-foot landscape strip within the Park Ave N public right-of-way between the curb and sidewalk that would be planted with four (4) Victoria magnolia trees. Two 8-foot landscape strips are shown in the proposed Road A ROW that include nine (9) Persian Parrotia trees. The landscape plan also included a 10-foot onsite landscape strip that is proposed to be planted with a large variety of trees, shrub, and ground cover according to the applicant. Although the plan includes a list of potential plant species to be installed, the specific locations are not identified on the plan. In addition, the proposed street trees along Park Ave N, Victoria magnolias, are not included on the City of Renton Approved Tree List. Therefore, staff recommends as a condition of approval that a final detailed landscape plan be provided at the time of Civil Construction Permit review for review and approval by the Current Planning Project Manager. The final detailed landscape plan should include the exact number, species, and locations of all proposed plantings on the site. In addition, the applicant should select substitute street tree species for the trees in the Park Ave N ROW that is included on the City of Renton Approved Street Tree List. Landscaping proposed within the public right-of-way shall be installed prior to the recording of the short plat, onsite landscaping shall be installed prior to final building inspection for the new homes to be constructed on the proposed lots. 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: DocuSign Envelope ID: 1C2A4D1C-3B4A-4F95-82E6-43A3080B71F2 City of Renton Department of Community & Economic Development Jones Short Plat Administrative Report & Decision LUA20-000237, SHPL Report of February 4, 2021 Page 8 of 20 D_Admin Decision_Jones Short Plat_210204_v3_FINAL 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 Tree Retention Plan (Exhibit 7) was included with the project application materials. An Arborist Report prepared by American Forest Management and dated May 28, 2020 (Exhibit 8) was also submitted. The property is covered with a variety of trees including Pacific madrone, Pacific dogwood, Horse chestnut, Yellow cedar, Coast redwood, and Douglas Fir, and several fruit trees (Exhibit 7). The Arborist Report identified 98 significant trees over 6-caliper inches in diameter on the parcel proposed to be developed. Six (6) of the 98 trees were classified as “poor condition” and 50 trees were located within the proposed ROW. The net number of trees for this development was determined to be 36. After street deductions and the minimum requirement to retain 30%, the applicant is proposing to retain six (6) of the potential 36 trees, or 6 of the required 11 trees (Exhibit 7). The applicant has proposed 30 new 2- inch caliper replacement trees in the lieu of the additional 5 trees required for retention (total of 11 required). The six trees proposed for retention include a stand of four (4) black locusts along the east property line of proposed Lot 4, a single 33-inch caliper black locust on proposed Lot 4, and a single Holly tree on the south side of Lot 4. The single black locust is the only landmark tree proposed for retention. Per the City’s adopted Tree Retention and Land Clearing Regulations (4-4-130), landmark trees are the highest priority for retention. The arborist report submitted by the applicant documents a variety of healthy landmark trees on the site including four (4) Coast redwoods and a large 47-inch caliper Yellow cedar deemed healthy and viable. In addition, the applicant’s arborist specifically recommends retaining as many healthy landmark trees as possible and removing all invasive tree species which includes the Black locust and Holly species. After further analysis of the arborist report and tree retention plan, staff determined that the applicant’s proposal does not adequately preserve the existing trees on the site as required by code. In addition to not retaining at least 30% of significant trees as required by code, the trees the applicant has chosen for retention are low-quality invasive species that are not a priority for retention due to their presence on the King County Noxious Weeds list. Therefore, as a condition of approval, staff recommends that the applicant be required to submit an updated tree retention plan documenting the retention of at least eleven (11) trees. A minimum of eight (8) retained trees should be non-invasive species. Staff would favor the preservation of existing landmark trees DocuSign Envelope ID: 1C2A4D1C-3B4A-4F95-82E6-43A3080B71F2 City of Renton Department of Community & Economic Development Jones Short Plat Administrative Report & Decision LUA20-000237, SHPL Report of February 4, 2021 Page 9 of 20 D_Admin Decision_Jones Short Plat_210204_v3_FINAL over replacement trees as part of compliance with this development standard. The updated tree retention plan shall be reviewed and approved by the Current Planning Project Manager at the time of Civil Construction Permit application review. Based on a proposed lot sizes ranging from 8,295 square feet to 9,361 square feet each lot would be required to maintain a minimum tree density of 4 trees. To comply with this requirement, the applicant has proposed a combination of retained trees and new trees on each of the five lots. Compliance with the tree density requirements would be verified at the time of individual building permit application review. During construction, trees required to be retained (i.e., protected trees), would be required to erect and maintain a six-foot-high chain link temporary construction fence around the drip line of any tree to be retained. The minimum tree density would be verified at the time of the final detailed landscape plan and staff would favor the preservation of existing trees over replacement trees as part of compliance with this development standard. ✓ 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: The proposed lots would provide adequate area to accommodate the two required parking spaces. The proposed driveway curb-cuts would be setback more than the minimum 5 feet from an adjoining property line and would have a width of 16 feet, which would comply with the driveway standards. Compliance with the driveway standards would be verified at the time of Civil Construction permit review. ✓ 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: No retaining walls were shown on the submitted plans included with the short plat application materials. The applicant has proposed a 6-foot tall board fence along the south and east lot lines of proposed Lot 5, as well as the east side of proposed Lot 4. The purpose of the fence is provide additional privacy for Lots 4 and 5 due to their proximity to the fire station to the east. The proposed fence complies with the fence and retaining wall standards. 15. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-4, R-6, 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: DocuSign Envelope ID: 1C2A4D1C-3B4A-4F95-82E6-43A3080B71F2 City of Renton Department of Community & Economic Development Jones Short Plat Administrative Report & Decision LUA20-000237, SHPL Report of February 4, 2021 Page 10 of 20 D_Admin Decision_Jones Short Plat_210204_v3_FINAL Compliance Design Standards R-6 and Analysis N/A Lot Configuration: One of the following is required of preliminary plat applications: 1. Lot width variation of 10 feet (10’) minimum of one per four (4) abutting street- fronting lots, or 2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square feet size difference) for street-fronting lots, or 3. A front yard setback variation of at least five feet (5’) minim um for at least every four (4) abutting street fronting lots. Staff Comment: Not applicable for short plats. ✓ Lots shall be configured to achieve both of the following: 1. The location of stormwater infiltration LID facilities is optimized, consistent with the Surface Water Design Manual. Building and property line setbacks are specified in the Surface Water Design Manual for infiltration facilities. 2. Soils with good infiltration potential for stormwater management are preserved to the maximum extent practicable as defined by the Surface Water Design Manual. Staff Comment: See drainage discussion below under FOF 19. 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. DocuSign Envelope ID: 1C2A4D1C-3B4A-4F95-82E6-43A3080B71F2 City of Renton Department of Community & Economic Development Jones Short Plat Administrative Report & Decision LUA20-000237, SHPL Report of February 4, 2021 Page 11 of 20 D_Admin Decision_Jones Short Plat_210204_v3_FINAL Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Facade Modulation: One of the following is required: 1. An offset of at least one story that is at least ten feet (10') wide and two feet (2') in depth on facades visible from the street, or 2. At least two feet (2') offset of second story from first story on one street facing facade. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Windows and Doors: Windows and doors shall constitute twenty-five percent (25%) of all facades facing street frontage or public spaces. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Scale, Bulk, and Character: A variety of elevations and models that demonstrate a variety of floor plans, home sizes, and character shall be used. All of the following are required: 1. A variety of elevations and models that demonstrate a variety of home sizes, character, and a diverse streetscape. 2. Abutting, adjacent, and diagonal houses must have differing architectural elevations. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Roofs: A variety of roof forms appropriate to the style of the home shall be used. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Eaves: Both of the following are required: 1. Eaves projecting from the roof of the entire building at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves, and 2. Rakes on gable ends must extend a minimum of two inches (2") from the surface of exterior siding materials. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Architectural Detailing: If one siding material is used on any side of the dwelling that is two stories or greater in height, a horizontal band that measures at least eight inches (8") is required between the first and second story. Additionally, one of the following is required: DocuSign Envelope ID: 1C2A4D1C-3B4A-4F95-82E6-43A3080B71F2 City of Renton Department of Community & Economic Development Jones Short Plat Administrative Report & Decision LUA20-000237, SHPL Report of February 4, 2021 Page 12 of 20 D_Admin Decision_Jones Short Plat_210204_v3_FINAL 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. 16. 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 Compliant if condition of approval is 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: A moderate landslide hazard is located on the site. As such, the applicant submitted a Geotechnical Report, prepared by Cobalt Geosciences, dated September 4, 2020 (Exhibit 10). The site is vegetated with grasses, bushes, a variety of trees. The site slopes downward from east to west at magnitudes of 5 to 15 percent with a total relief of approximately 15 feet. There is a slightly steeper cut slopes along the west property line, adjacent to Park Avenue North. The slope is less than 5 feet tall. A mini-excavator was utilized to dig three initial test pits and four follow-up test pits in various locations across the site at depths ranging from 5-10 feet. Soil conditions in Test Pits TP-1, TP-3, and TP-4 encountered approximately 12 inches of topsoil and vegetation underlain by 4.5 to 5 feet of loose to medium dense, silty-fine to medium grained sand trace gravel. (Weathered Recessional Outwash). This layer was underlain DocuSign Envelope ID: 1C2A4D1C-3B4A-4F95-82E6-43A3080B71F2 City of Renton Department of Community & Economic Development Jones Short Plat Administrative Report & Decision LUA20-000237, SHPL Report of February 4, 2021 Page 13 of 20 D_Admin Decision_Jones Short Plat_210204_v3_FINAL by medium-dense, fine to medium-grained sand trace gravel (Recessional Outwash), which continued to the termination depth of the test pits (10 feet). Test Pits TP-2, and TP-5 through TP-7 encountered approximately 6 inches of topsoil and grass underlain by approximately 1.5 feet of loose, silty-fine to medium grained sand with organics (Weathered Recessional Outwash). This layer was underlain by medium dense/stiff, silty-fine to fine grained sand trace gravel (Recessional Outwash – Lacustrine Deposits), which continued to the termination depth of the test pit. Groundwater was not encountered in any of the explorations. According to the report, erosion on the site is expected to be minimal and can be reduced through landscaping and surface water runoff control. Due to the presence of relatively firm soils, the consultant determined that the new homes may be supported on standard shallow foundation systems. The report makes specific recommendations related to excavation, grading, erosion and sediment control, foundation design, stormwater management, and utility installation. Therefore, staff recommends as a condition of approval that the applicant comply with the recommendations of the geotechnical report prepared by Cobalt Sciences, prepared on September 4, 2020, or an updated report submitted at a later date. ✓ Wellhead Protection Areas: Staff Comment: The project site is mapped within a Wellhead Protection Area, Zone 2. All proposals for new facilities within any zone of an aquifer protection area must be reviewed for compliance with this RMC 4-3-050 prior to issuance of any development permits for uses in which hazardous materials are stored, handled, treated, used or produced or which increase the quantity of hazardous materials stored, handled, treated, used, or produced. All fill material regarding quality of fill and fill material source statement requirements, within aquifer protection areas, are required per RMC 4-3-050G.8.i. 17. Subdivision Analysis: 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 conditions of approval are 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. 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: Primary access to the site is proposed via a new public residential access street off of Park Ave N. Park Ave is a collector arterial with an existing ROW width of 50 feet, including a pavement width of 32 feet (measured from the existing west curb line in Park Ave N), 8-foot planting strip, 5 foot sidewalk and 0.5 foot curb. A dead-end residential access residential street with a length of approximately 189 feet is proposed as the internal east-west site access street (Road A). The street would dead end at proposed Lot 5, as no opportunity exists for a future connection to the east due to the recent construction of a water tower on the adjacent site. The applicant is proposing a cross-section for the new street that includes a ROW width of 53 feet with 0.5-foot wide curbs, 8-foot wide landscaped planters, and 5-foot wide sidewalks. As discussed below DocuSign Envelope ID: 1C2A4D1C-3B4A-4F95-82E6-43A3080B71F2 City of Renton Department of Community & Economic Development Jones Short Plat Administrative Report & Decision LUA20-000237, SHPL Report of February 4, 2021 Page 14 of 20 D_Admin Decision_Jones Short Plat_210204_v3_FINAL under FOF 17 ‘Streets’, the applicant would need to apply for a modification to utilize the proposed cross section for Park Ave N. In order to access proposed Lots 1-4, the applicant is proposing a shared driveway tract with access easement off of the new public street. The tract would be 20 feet wide by 285 feet long (7,082 sq. ft.) shared drive tract with a 20-foot wide paved driveway to serve Lots 1-4. The driveway also serves as an emergency hammerhead turnaround and as proposed, dead-ends at the south property line of proposed Lot 3. Access to proposed Lot 2 would require an easement across a portion of proposed Lot 3. RMC 4-6-060J.1 expressly provides as follows: When Permitted: Shared driveways may be allowed for access to four (4) or fewer residential lots, provided: a. At least one of the four (4) lots abuts a public right-of-way and the street frontage of the lot is equal to or greater than the lot width requirement of the zone; b. The subject lots are not created by a subdivision of ten (10) or more lots; c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic and/or pedestrian circulation through the short subdivision or to serve adjacent property; d. The shared driveway would not adversely affect future circulation to neighboring properties; The shared driveway is no more than 300’ in length; and f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and personnel. There is an existing driveway located on-site along the north property line that serves the neighboring property to the north (APN 3342103216). The applicant has proposed a ten-foot wide access easement extending across the northern edge of proposed lots 2 and 3 that would encompass the driveway for the neighboring site. In order to ensure the proposed driveway on the north side of the site preserves access and easement rights for the neighboring site, staff recommends as a condition of approval that the applicant provide a new driveway approach meeting City standards that extends along the full width of the driveway along Park Ave N, with the proposed sidewalk extending to the north past the new driveway. The location of the driveway on the north side of the property allows the potential for utilizing a “looped” roadway system on the site, a preferred alternative configuration per RMC 4-7-150. In lieu of the proposed driveway tract, an alley could be incorporated into the design provided that the north access easement can allow for access to the future lots on the site. A 16-foot wide alley oriented north-south would increase connectivity on the site for future residents and emergency services, and would more easily allow for rear loading of the homes on proposed lots 1 and 2 Therefore staff recommends as a condition of approval that the applicant incorporate an east-west oriented alley in-lieu of the proposed driveway tract in order to provide a connection between future Road A and the access easement on north side of the site, as shown on Exhibit 2. Alternatively, the applicant may propose an alternative method of access that would allow for adequate emergency access and rear-loading of Lots 1 and 2. The alterative would be subject to review and approval by the Current Planning Project Manager at the time of Civil Construction Permit application. Driveways shall be designed in accordance with RMC 4-4-080. A public access/utility easement shall be placed over the proposed private access tract. In order to minimize the number of curb cuts on the new street (Road A), which decrease the potential for vehicular/pedestrian conflicts, staff recommends as a condition of approval that Lots 1, 2, 3, and 4 be required to take access from Road B as shown on the submitted short plat plan (Exhibit 3). Access should be taken from Road B regardless DocuSign Envelope ID: 1C2A4D1C-3B4A-4F95-82E6-43A3080B71F2 City of Renton Department of Community & Economic Development Jones Short Plat Administrative Report & Decision LUA20-000237, SHPL Report of February 4, 2021 Page 15 of 20 D_Admin Decision_Jones Short Plat_210204_v3_FINAL of whether a driveway tract or alley is utilized. The applicant should record this restriction 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. ✓ 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-6 zone and allow for reasonable infill of developable land. All of the proposed lots shall meet the requirements for minimum lot size, depth, and width. Width between side lot lines at their foremost points (i.e., the points where the side lot lines intersect with the street right-of-way line) shall not be less than eighty percent (80%) of the required lot width except in the cases of (1) pipestem lots (or flag lot), which shall have a minimum width of twenty feet (20') and (2) lots on a street curve or the turning circle of cul-de-sac (radial lots), which shall be a minimum of thirty five feet (35'). No residentially zoned lot shall have a depth-to-width ratio greater than four-to-one (4:1). Pipestem lots may be permitted for new plats to achieve the minimum density within the Zoning Code when there is no other feasible alternative to achieving the minimum density. Staff Comment: All lots are rectangular in shape with the front yards of Lots 1-4 oriented to the west facing Park Ave N. Proposed Lot 5 would be oriented to the north facing Lot 4. As previously discussed above under FOF 14, all proposed lots would comply with the minimum lot size, width, and depth requirements of the R-6 zone. Compliance not yet demonstrated 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: Frontage improvements would be required along the site’s Park Ave N frontage. To meet the City’s complete street standards for collector arterial streets, the minimum ROW width would be 83 feet requiring a ROW dedication of up to 16.5 feet. The applicant is proposing a street section for Park Ave N that includes a pavement width of 32 feet (measured from the existing west curb line in Park Ave N), 8 foot planting strip, 5 foot sidewalk and 0.5 foot curb. The proposed improvements would result in a total ROW width of 57 feet, requiring 7 feet of ROW dedication, pending final survey. On-street parking is provided along the development side of Park Ave N to include one parking lane. Approval of a street modification is required to reduce the width of ROW dedication from 16.5 to 7 feet prior to Civil Construction Permit Approval, otherwise the required section shall be provided on the final engineering plans. The applicant may request a modification and submit an application to the City for the modification of the street frontage improvements as outlined in City code 4-9-250(D). If the modification is not approved, the site layout, street and lot orientation may require reconfiguration in order to accommodate code-related requirements. Therefore, staff recommends as a DocuSign Envelope ID: 1C2A4D1C-3B4A-4F95-82E6-43A3080B71F2 City of Renton Department of Community & Economic Development Jones Short Plat Administrative Report & Decision LUA20-000237, SHPL Report of February 4, 2021 Page 16 of 20 D_Admin Decision_Jones Short Plat_210204_v3_FINAL 18. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis ✓ Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. The 2021 Fire impact fees are applicable at the rate of $829.77 per single-family unit. This fee is paid at time of building permit issuance. ✓ Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Kennydale Elementary, Risdon Middle School and Hazen High School. Any new students from the proposed development would be bussed to their schools. The stop is located approximately 0.5 miles from the project site at N 30th St and Park Ave N. The proposed project includes the installation of frontage improvements along the Park Ave N frontage, including sidewalks. Students would walk south along Park Ave N either within the existing paved shoulder on the east side of the street until reaching the bus top at the intersection of Park Ave N and N 30th St. The intersection at Park Ave N and N 30th St is a four-way stop and provides crosswalks. 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 condition of approval that the applicant either obtain an approved street modification for the proposed Park Ave N cross-section, or provide the code-required dedication and improvements. The applicant has proposed a residential access street with a length of approximately 189 feet as the internal east-west site access street (Road A). The road would dead end at proposed Lot 5, as no opportunity exists for a future connection to the east due to the recent construction of a water tower on the adjacent site. The applicant is proposing a cross-section for the new street that includes a ROW width of 53 feet with 0.5-foot wide curbs, 8-foot wide landscaped planters, and 5-foot wide sidewalks. In order to align the new Road A with the existing intersection of Park Ave N and N 32nd St, a portion of the site on the south side of proposed Road A would be located in a 2,473 square foot open space tract. In order to preserve the ability for future single-family development on the lot to the south (APN 3342103250) to utilize future Road A for access, staff recommends as a condition of approval that the applicant be required to record a public access easement over the entire open space tract (Tract B) prior to recording of the final short plat. The easement language would be subject to review and approval by the Current Planning Project Manager. ✓ Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: The proposed lots are rectangular in shape and would provide adequate area to provide for the construction of single-family residences consistent with other existing residences within the surrounding R-6 zone. The proposal is similar to existing development patterns in the area and is consistent with the Comprehensive Plan and Zoning Code, which encourage residential infill development. DocuSign Envelope ID: 1C2A4D1C-3B4A-4F95-82E6-43A3080B71F2 City of Renton Department of Community & Economic Development Jones Short Plat Administrative Report & Decision LUA20-000237, SHPL Report of February 4, 2021 Page 17 of 20 D_Admin Decision_Jones Short Plat_210204_v3_FINAL City as specified by the Renton Municipal Code. The 2021 fee is assessed at $7,681.00 (plus a 5% surcharge fee) per single-family residence. ✓ Parks: A Park Impact Fee would be required for the future houses. The 2021 Park Impact Fee is $2,914.99. ✓ Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: A Preliminary Drainage Plan (Exhibit 5) and Technical Information Report (TIR) dated September 4, 2020, prepared by CORE Design (Exhibit 9) was submitted with the land use application materials. Based on the City of Renton’s flow control map, the site falls within the Peak Rate Flow Control Standard Area Matching Existing Site Conditions and is within the East Lake Washington drainage basin and West Kennydale sub-basin. The site is bisected by 2 distinct topographic drainage basins and threshold discharge areas that do not converge within 1/4 mile downstream of the subject property. In accordance with the 2017 RSWDM, each threshold discharge area will require separate analysis and any flow control and/or water quality applications will be required for each distinct basin if those thresholds are triggered. Any diversion of stormwater to a separate basin will, at minimum, require a stormwater adjustment to be reviewed during the land- use and civil construction permit application process. The TIR includes a discussion of all nine Core Requirements and the six Special Requirements. A geotechnical report dated September 4, 2020, completed by Cobalt Geosciences LLC (Exhibit 7), was also submitted with the land use application. The report discusses the soil and groundwater characteristics of the site and provides recommendations for project design and construction. On site soils were found to be a fine to medium-dense sand and groundwater was not encountered during field work. The infiltration rate was tested at a rate of 2.2 inches per hour. The preliminary drainage plans and report indicate that the north basin is exempt from water quality. The portion of the project in the south basin of the project would generate more than 5,000 square feet of pollution generating impervious surface and would be required to provide water quality treatment. The project would be subject to the requirements of the 2017 City of Renton Surface Water Design Manual. ✓ Water: There is an existing 12-inch water main located in Park Ave N that can deliver a maximum flow capacity of 3,200 GPM. The City is installing an 8-inch water main in Park Ave N as a portion of the Kennydale Reservoir Offsite Improvements that will be located near the centerline of the street and runs parallel with the existing 12-inch main. Per city code, a new 1-inch water service and meter is required for each of the five (5) lots and the existing ¾-inch meter must be cut at capped at the main line. The 2021 Water System Development Charge (SDC) would be applicable for each proposed 1-inch domestic water service at $4,500.00 per meter. Credit for the existing meter to be cut and capped would be applicable. ✓ Sanitary Sewer: There is an existing 6-inch PVC gravity wastewater main located in Park Ave N. There are sewer stubs extending onto the property from both sewer mains. The existing side sewers would be required to be cut and capped. However, it the existing sewer stubs can be used for the development if the proposed lot layout provides gravity service to the stubs. New side sewers shall be installed to serve each individual lot. DocuSign Envelope ID: 1C2A4D1C-3B4A-4F95-82E6-43A3080B71F2 City of Renton Department of Community & Economic Development Jones Short Plat Administrative Report & Decision LUA20-000237, SHPL Report of February 4, 2021 Page 18 of 20 D_Admin Decision_Jones Short Plat_210204_v3_FINAL The 2021 Sewer System Development Charge (SDC) fee for a 1-inch meter is $3,450 per new water meter. Credit would be granted for the existing side sewer service. I.CONCLUSIONS: 1.The subject site is located in the Residential Medium Density (MD) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 13. 2.The subject site is located in the Residential-6 (R-6) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 14. 3.Compliance of the proposed Short Plat with the Residential Design and Open Space Standards could not be demonstrated at this time, see FOF 15. 4.The proposed Short Plat complied with the Critical Areas Regulations provided the applicant complies with City Code and conditions of approval, see FOF 16. 5.The proposed Short Plat complied with the subdivision regulations as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 17. 6.The proposed Short Plat complied with the street standards as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 17. 7.There are safe walking routes to the school bus stop, see FOF 18. 8.There are adequate public services and facilities to accommodate the proposed Short Plat, see FOF 18. J.DECISION: The Jones Short Plat Jones Short Plat, File No. LUA20-000237, SHPL, as depicted in Exhibit 2, is approved and is subject to the following conditions: 1.The applicant shall submit a revised Density Worksheet prior to Civil Construction Permit application for review and approval by the Current Planning Project Manager. The Density Worksheet should demonstrate compliance with the density requirements for the Residential-6 (R-6) zone. 2.A demolition permit shall be obtained and all required inspections completed for the removal of the existing residence prior to the recording of the short plat. 3.Future Lot 5 shall retain a 61-foot front yard setback from the south property line of proposed Lot 4 to ensure a consistent development pattern and setback from the roadway when the lot to the south (APN 3342103250) redevelops. This setback requirement shall be recorded on the face of the plat. 4.A final detailed landscape plan shall be provided at the time of Civil Construction Permit review for review and approval by the Current Planning Project Manager. The final detailed landscape plan shall include the exact number, species, and locations of all proposed plantings on the site. In addition, the applicant shall select a substitute street tree species for the trees in the Park Ave N ROW that is included on the City of Renton Approved Street Tree List. Landscaping proposed within the public right-of-way and open space tract shall be installed prior to the recording of the short plat, onsite landscaping shall be installed prior to final building inspection for the new homes to be constructed on the proposed lots. 5.The applicant shall submit an updated tree retention plan that includes the retention of at least eleven (11)existing trees. A minimum of eight (8) trees shall be non-invasive species. A final tree retention plan DocuSign Envelope ID: 1C2A4D1C-3B4A-4F95-82E6-43A3080B71F2 City of Renton Department of Community & Economic Development Jones Short Plat Administrative Report & Decision LUA20-000237, SHPL Report of February 4, 2021 Page 19 of 20 D_Admin Decision_Jones Short Plat_210204_v3_FINAL shall be submitted at the time of Civil Construction Permit review for review and approval by the Current Planning Project Manager. 6.The applicant shall comply with the recommendations of the geotechnical report prepared by Cobalt Sciences, prepared on September 4, 2020, or an updated report submitted at a later date. 7.Lots 1, 2, 3, and 4 shall be required to take access from Road B as shown on the submitted Short Plat Plan (Exhibit 3). Access shall be taken from proposed Road B regardless of whether a driveway tract or alley is ultimately utilized. The applicant shall record this restriction on the face of the plat. 8.The applicant shall provide a new driveway approach meeting City standards that extends along the full width of the driveway along Park Ave N, with the proposed sidewalk extending to the north past the new driveway. 9.The applicant shall incorporate an alley in-lieu of the proposed driveway tract that provides a connection between future Road A and the access easement on north side of the site, as shown on Exhibit 2. Alternatively, the applicant may propose an alternative method of access that allows for adequate emergency access and rear-loading of Lots 1, 2, 3, and 4. The final design of the alley or proposed alternative shall be subject to review and approval by the Current Planning Project Manager at the time of Civil Construction Permit application. 10.The applicant shall obtain an approved street modification for the proposed Park Ave N improvements as shown on Exhibit 3. Alternatively, the applicant could provide the code-required dedication and improvements for collector arterial streets. 11.The applicant shall record a public access easement over the entire open space tract (Tract B) prior to recording of the final short plat. The final easement language shall be reviewed and approved by the Current Planning Project Manager. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Vanessa Dolbee, Planning Director Date TRANSMITTED on February 4, 2021 to the Owner/Applicant/Contact: Contact: Mick Matheson, Core Design, Inc, 12100 NE 195th Street, Ste 300 Bothell, WA 98011 Applicant: Wei Yang Highland Advisory 6513 132nd Ave NE, #147 Kirkland, WA 98033 TRANSMITTED on February 4, 2021 to the Parties of Record: None TRANSMITTED on February 4, 2021 to the following: DocuSign Envelope ID: 1C2A4D1C-3B4A-4F95-82E6-43A3080B71F2 2/4/2021 | 4:32 PM PST Owner: Alan Jones 1467 Fields Drive San Jose, CA 95129 City of Renton Department of Community & Economic Development Jones Short Plat Administrative Report & Decision LUA20-000237, SHPL Report of February 4, 2021 Page 20 of 20 D_Admin Decision_Jones Short Plat_210204_v3_FINAL Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Amanda Askren, Property Services Paul Hintz, Interim Current Planning Manager Anjela 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: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on February 18, 2021. An appeal of the decision must be filed within the 14- day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). 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: 1C2A4D1C-3B4A-4F95-82E6-43A3080B71F2 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Jones Short Plat Land Use File Number: LUA20-000237, SHPL Date of Report February 4, 2021 Staff Contact Alex Morganroth Senior Planner Project Contact/Applicant Mick Matheson Core Design, Inc 12100 NE 195th Street, Ste 300, Bothell, WA 98011 Project Location 3102 Park Ave N, Renton, WA 98045 The following exhibits are included with the ERC report: Exhibit 1: Administrative Decision Exhibit 2: Short Plat Plan Exhibit 3: Conceptual Landscape Plan Exhibit 4: Utilities Plan Exhibit 5: Drainage Plan Exhibit 6: Grading Plan Exhibit 7: Tree Retention Plan Exhibit 8: Arborist Report, dated May 28, 2020, prepared by American Forest Management Exhibit 9: Preliminary Technical Information Report, prepared by CORE Design, dated September 4, 2020 Exhibit 10: Geotechnical Report, prepared by Cobalt Geosciences, dated September 4, 2020 Exhibit 11: Construction Mitigation Description Exhibit 12: Advisory Notes DocuSign Envelope ID: 1C2A4D1C-3B4A-4F95-82E6-43A3080B71F2