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HomeMy WebLinkAboutD_Report_Admin_LUA21-000042_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Report_Admin_LUA21-000042_FINAL A.ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: March 8, 2021 Project File Number: PR17-000233 Project Name: Cedar Ridge Short Plat Land Use File Number: LUA21-000042, SHPL-A, MOD Project Manager: Jill Ding, Senior Planner Owner/Applicant: Cedar Ridge LLC, 24419 105th Pl SE, Kent, WA 99030 Contact: Lou Larsen, Pacific Engineering Design, PO Box 24060 Federal Way, WA 98093 Project Location: 13609 156th Ave NE (APNs 146340-0045 and 0049) Project Summary: The applicant is requesting Preliminary Short Plat and Modification approval for a proposed six (6)-lot short subdivision. This short plat was previously reviewed and approved with conditions under the Cedar Ridge Short Plat (LUA17-000263), the previous approval expired. A request to modify the required frontage improvements along 156th Ave NE is also included in the application. The project site is 73,417 square feet (1.68 acres) and located at 13609 156th Ave NE (APNs 146340-0045 and 146340-0045). The project site is located in the Residential-4 (R-4) zoning designation. The proposed single-family residential lots range in size from 10,632 square feet to 12,095 square feet with an overall proposed net density of 3.6 dwellings per acre. Two (2) existing single-family dwellings will be removed. Additional improvements include one (1) storm drainage tract on the east boundary of the site and curb, gutter, sidewalk and planter strip along the subject property's SE 2nd Pl and 156th Ave SE abutting frontage. Proposed lots will be served by existing sanitary sewer and water mains. The applicant proposes to retain four (4) of the site's 29 significant trees resulting in a required planting of 60 new caliper inches. The following studies have been submitted with the application: Technical Information Report; Arborist Report; and Geotechnical Report. Site Area: 1.69 acres DocuSign Envelope ID: D243B8D4-9068-400D-8293-2ABB28A2475F City of Renton Department of Community & Economic Development Cedar Ridge Short Plat Administrative Report & Decision LUA21-000042, SHPL-A, MOD Report of March 8, 2021 Page 2 of 17 D_Report_Admin_LUA21-000042_FINAL B.EXHIBITS: Exhibit 1: Administrative Decision Exhibit 2: Preliminary Short Plat Plan Exhibit 3: Approved Civil Construction Plan Set Exhibit 4: Arborist Report, prepared by Greenforest Incorporated, dated May 5, 2017 Exhibit 5: Modification Justification Exhibit 6: Approved Technical Information Report (TIR), prepared by Pacific Engineering Design, LLC, dated July 2, 2018 Exhibit 7: Geotechnical Report - Limited Stormwater and Geologic Hazard Evaluation prepared by Cobalt Geosciences (dated August 22, 2016 and updated April 24, 2017) Exhibit 8: Advisory Notes C.GENERAL INFORMATION: 1.Owner(s) of Record:Cedar Ridge LLC 24419 105th Pl SE Kent, WA 99030 2.Zoning Classification:Residential-4 (R-4) 3.Comprehensive Plan Land Use Designation:Residential Low Density (LD) 4.Existing Site Use:Under Civil Permit Construction (C17004067) 5.Critical Areas:None 6.Neighborhood Characteristics: a.North:Single Family Residential and R-4 b.East:Single Family Residential and R-4 c.South:Single Family Residential and R-4 d.West:Single Family Residential and R-4 7.Site Area:1.69 acres D.HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Annexation N/A 5398 08/11/2008 Cedar Ridge Short Plat LUA17-000263 N/A 06/14/2017 DocuSign Envelope ID: D243B8D4-9068-400D-8293-2ABB28A2475F City of Renton Department of Community & Economic Development Cedar Ridge Short Plat Administrative Report & Decision LUA21-000042, SHPL-A, MOD Report of March 8, 2021 Page 3 of 17 D_Report_Admin_LUA21-000042_FINAL E.PUBLIC SERVICES: 1.Existing Utilities a.Water: Water service is provided by King County Water District 90. b.Sewer: Sewer service is provided by the City of Renton. There is an existing 10” PVC sewer main running east to west in SE 2nd Place north of the site (Record Drawing WWP2703148). c.Surface/Storm Water: A stormwater detention vault is currently under construction (C17004067). Drainage either infiltrates or sheet flows southwest. 2.Streets: 156th Avenue SE is classified as a minor arterial street. SE 2nd Place is classified as a residential access street. 3.Fire Protection: Renton Regional Fire Authority (RRFA) F.APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1.Chapter 2 Land Use Districts a.Section 4-2-020: Purpose and Intent of Zoning Districts b.Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations c.Section 4-2-110: Residential Development Standards d.Section 4-2-115: Residential Design and Open Space Standards 2.Chapter 4 City-Wide Property Development Standards 3.Chapter 6 Streets and Utility Standards a.Section 4-6-060: Street Standards 4.Chapter 7 Subdivision Regulations a.Section 4-7-070: Detailed Procedures for Short Subdivision 5.Chapter 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 February 15, 2021 and determined the application complete on February 16, 2021. The project complies with the 120-day review period. 2.The project site is located 13609 156th Ave NE (APNs 146340-0045 and 0049). 3.The project site is currently developed under Civil Permit (C17004067) construction. 4.Access to the site would be provided via driveway access off of SE 2nd Pl. DocuSign Envelope ID: D243B8D4-9068-400D-8293-2ABB28A2475F City of Renton Department of Community & Economic Development Cedar Ridge Short Plat Administrative Report & Decision LUA21-000042, SHPL-A, MOD Report of March 8, 2021 Page 4 of 17 D_Report_Admin_LUA21-000042_FINAL 5.The property is located within the Residential Low Density (LD) Comprehensive Plan land use designation. 6.The site is located within the Residential-4 (R-4) zoning classification. 7.The project site originally contained 39 trees, with 4 trees identified for retention. 8.The site is mapped with a slope between 15 and 25 percent on the west central portion of the property. The applicant’s geotechnical report (Exhibit 7) has concluded that the site contains no evidence of earth movements, erosion, or indicators of future instability. The report further states that based on the site geology and their field explorations, the site is underlain by relatively dense soil deposits, which are not typically prone to landslide activity under the current conditions. 9.Approximately 560 cubic yards of material would be cut on site and approximately 3340 cubic yards of fill is proposed to be brought into the site. 10.The project site is currently under construction under Civil Construction Permit (C17004067), it is anticipated that construction would be completed in the fall of 2021. 11.No public comments were received during the 14-day public comment period. 12.Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 13.Comprehensive Plan Compliance: The site is designated Residential Low Density (LD) on the City’s Comprehensive Plan Map. The purpose of the LD designation is to place lands constrained by sensitive areas, those intended to provide transition to the rural area, or those appropriate for larger lot housing to allow for a range of lifestyles. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met: Compliance Comprehensive Plan Analysis ✓ Policy L-3: Encourage infill development of single-family units as a means to meet growth targets and provide new housing. ✓ Goal L-I: Utilize multiple strategies to accommodate residential growth, including: •Development of new single-family neighborhoods on large tracts of land outside the City Center, •Development of new multi-family and mixed-use in the City Center and in the Residential High Density and Commercial Mixed Use designations, and •Infill development on vacant and underutilized land in established neighborhoods and multi-family areas. ✓ Goal L-P: Minimize adverse impacts to natural systems, and address impacts of past practice where feasible, through leadership, policy, regulation, and regional coordination. ✓ Policy L-33: Emphasize the use of open ponding and detention, vegetated swales, rain gardens, clean roof run-off, right-of-way landscape strips, open space, and stormwater management techniques that mimic natural systems, maximize water quality and infiltration where appropriate, and which will not endanger groundwater quality. ✓ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. DocuSign Envelope ID: D243B8D4-9068-400D-8293-2ABB28A2475F City of Renton Department of Community & Economic Development Cedar Ridge Short Plat Administrative Report & Decision LUA21-000042, SHPL-A, MOD Report of March 8, 2021 Page 5 of 17 D_Report_Admin_LUA21-000042_FINAL ✓ 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. ✓ Policy L-58: Provide complete streets along arterials and arranged as an interconnecting network or grid. Locate planter strips between the curb and sidewalk in order to provide separation between cars and pedestrians. Discourage dead-end streets and cul-de-sacs. 14.Zoning Development Standard Compliance: The site is classified Residential-4 (R-4) on the City’s Zoning Map. The R-4 designation serves as a transition between rural designation zones and higher density residential zones. It is intended as an intermediate lower density residential zone. Larger lot subdivisions are preferred. The proposal is compliant with the following development standards if all conditions of approval are met: Compliance R-4 Zone Develop Standards and Analysis ✓ Density: There is no minimum density required in the R-4 zone. The maximum density permitted is 4.0 dwelling units per net acre. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. Staff Comment: Based on a net density of 72,582 square feet (73,417 sf gross density –835sf right-of-way dedication), the proposal for six (6) residential lots on the project site would result in a net density of 3.6 dwelling units per acre (6 lots / 1.66 acres = 3.6 du/ac), thereby meeting the maximum density requirements of the R-4 zone. ✓ Lot Dimensions: The minimum lot size permitted in the R-4 zone is 9,000 sq. ft. A minimum lot width of 70 feet is required (80 feet for corner lots) and a minimum lot depth of 100 feet is required. The following table identifies the proposed approximate dimensions for Lots 1-6 Proposed Lot Lot Size (sq. ft.) Lot Width (feet) Lot Depth (feet) Lot 1 10,662 70.02 152.26 Lot 2 10,665 70.02 152.16 Lot 3 10,648 70.02 152.07 Lot 4 10,641 70.02 151.97 Lot 5 10,632 70.01 151.87 Lot 6 (Corner Lot) 12,095 80.53 151.87 Staff Comment: The proposed lots comply with the minimum lot size, width, and depth requirements of the R-4 zone (Exhibit 2). ✓ Setbacks: The required setbacks in the R-4 zone are as follows: front yard is 30 feet, side yard is combined 20 feet with not less than 7.5 feet on either side, side yard along the street 30 feet, and the rear yard is 25 feet. Staff Comment: The lots as proposed would provide adequate area for compliance DocuSign Envelope ID: D243B8D4-9068-400D-8293-2ABB28A2475F City of Renton Department of Community & Economic Development Cedar Ridge Short Plat Administrative Report & Decision LUA21-000042, SHPL-A, MOD Report of March 8, 2021 Page 6 of 17 D_Report_Admin_LUA21-000042_FINAL with the setback requirements of the R-4 zone. Compliance not yet demonstrated Building Standards: The R-4 zone has a maximum building coverage of 35% and a maximum impervious surface coverage of 50%. In the R-4 zone, a maximum building height of 3 stories with a wall plate height of 32 feet is permitted. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height. If the height of wall plates on a building are less than the states maximum the roof may project higher to account for the difference, yet the combined height of both features shall not exceed the combined maximums. Common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12, decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet from each minimum building setback line for each one (1) vertical foot above the maximum wall plate height. Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g., shed roof) may exceed the stated maximum if the average of wall plate heights is equal or less than the maximum wall plate height allowed. Staff Comment: Building height, building coverage, and impervious surface coverage for the new single-family residences would be verified at the time of building permit review. Compliant if condition of approval is met Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two trees are to be located in the front yard prior to final inspection for the new Single Family Residence. Staff Comment: A Detailed Landscape Plan (Exhibit 3) was reviewed and approved as part of the Civil Construction Permit (C17004067). The Detailed Landscape Plan includes the required 10-foot wide street frontage landscaping, 8-foot wide planter strip, and a landscaped area within the storm drainage tract. The approved detailed landscape plan was reviewed for compliance with adopted landscape regulations as well as conditions of approval that were applied under the previous Cedar Ridge Preliminary Short Plat approval (LUA17-000263). Staff recommends, as a condition of approval, that landscaping within the public right- of-way and storm drainage tract be installed prior to the recording of the Short Plat. The 10-foot onsite landscape strip shall be installed prior to Final Building Inspection for the individual homes to be constructed on the proposed lots. Compliant if condition of Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations 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: D243B8D4-9068-400D-8293-2ABB28A2475F City of Renton Department of Community & Economic Development Cedar Ridge Short Plat Administrative Report & Decision LUA21-000042, SHPL-A, MOD Report of March 8, 2021 Page 7 of 17 D_Report_Admin_LUA21-000042_FINAL approval is met 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: Staff previously reviewed a Final Grading and Tree Retention Plan (Exhibit 3) as part of the Civil Construction Permit review (C17004067) and Arborist Report prepared by Greenforest Incorporated, dated May 5, 2017 (Exhibit 4) under the previous Cedar Ridge Preliminary Short Plat decision (LUA17-000263). The previous Cedar Ridge Short Plat decision identified a total of 39 trees on the subject property, of which 29 trees met tree retention criteria. Most of the significant trees identified were located within the proposed building pads and alongside the property’s frontage that would be improved with curb, gutter, planter strip, and sidewalk. The previous decision identified four (4) significant trees or 13 percent along the southwestern portion of the subject property that were viable for retention. This was less than the City’s 30 percent retention requirement for single family residential zoning designations. To meet the City’s retention standards, the applicant would have had to retain at least nine (9) significant trees (.30 x 29 = 8.7). As the location of many of the significant trees were within or near areas that are typically developed with building footprints and frontage improvements, it was determined that replacement would be a reasonable alternative. The applicant would be required to plant a total of 60 caliper inches to offset the removal of the five (5) significant trees (12 caliper inches x 5 trees removed = 60 caliper inches). A Final Tree Retention and Replacement Plan was reviewed and approved by staff as part of the Civil Construction Permit review (C17004067). Staff recommends, as a condition of approval, that all replacement trees identified in the approved Civil Plan Set be installed prior to Final Building Inspection for the new homes. Under the previous Cedar Ridge preliminary short plat decision, it was determined that four (4) significant trees would be required to meet tree density requirements (2 significant trees per 5,000 square feet of lot area). The detailed landscape plan approved under the Civil Construction Permit (C17004067) include the required four (4) trees on each lot, which complies with the minimum tree density requirements. During construction, trees to be retained (i.e., protected trees), would be required to comply with the tree protection measures during construction (RMC 4-4-130H.9). The eight central components of tree protection include defining and protecting the drip line, erecting and maintaining a temporary six-foot-high chain link construction fence DocuSign Envelope ID: D243B8D4-9068-400D-8293-2ABB28A2475F City of Renton Department of Community & Economic Development Cedar Ridge Short Plat Administrative Report & Decision LUA21-000042, SHPL-A, MOD Report of March 8, 2021 Page 8 of 17 D_Report_Admin_LUA21-000042_FINAL with placards around the tree to be retained, protecting the tree from grade changes, keeping the area clear of impervious surface material, restricting grading within the drip line, providing 3” of bark mulch within the required fencing, retaining a certified arborist to ensure trees are protected from development activities, and alternate protection/safeguards as necessary. A landmark tree (50”dbh cedar) is located on the abutting western property. As provided in RMC 4-4-130H.9., offsite trees containing drip lines that encroach into the site under construction shall be considered protected trees unless it is determined the abutting property owner is in compliance with RMC 4-4-130C – Allowed Tree Removal Activities. Therefore staff recommends as a condition of approval, that the drip line of the 50” dbh cedar tree located on the abutting western property be protected during project construction; or provide evidence the abutting property owner would be in compliance with RMC 4-4-130C Allowed Tree Removal Activities. ✓ 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 Civil Plan Set (Exhibit 3) details driveway cuts at least five (5) feet from side property lines. Driveways are shown 16-feet in width for each lot with slopes less than 8-percent. It is assumed that each residence will contain a garage that will accommodate at least two (2) parking spaces, however the width of each driveway as shown is able to provide parking for at least two (2) vehicles. Compliant if condition of approval is 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: Under the previous Cedar Ridge Preliminary Short Plat decision, a four (4) foot retaining wall extending north/south approximately 10 linear feet within the central portion of the storm drain tract. The final Civil Plan Set reviewed and approved under C17004067 included detailed regarding the stormwater detention vault. Staff recommends as a condition of approval, that any exposed portions of the stormwater detention vault be composed of brick, rock, textured or patterned concrete or other masonry product that complements the proposed site development. No other retaining wall or fences are currently proposed with the plat development. Future single-family building permits will be reviewed for compliance with retaining wall and fence height limitations. 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 DocuSign Envelope ID: D243B8D4-9068-400D-8293-2ABB28A2475F City of Renton Department of Community & Economic Development Cedar Ridge Short Plat Administrative Report & Decision LUA21-000042, SHPL-A, MOD Report of March 8, 2021 Page 9 of 17 D_Report_Admin_LUA21-000042_FINAL 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: N/A Lot Configuration: One of the following is required: 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), or 3.A front yard setback variation of at least five feet (5’) minimum for at least every four (4) abutting street fronting lots. Staff Comment: (Not applicable in the R-4 zone) ✓ 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: Lots are configured to allow appropriate space for any infiltration opportunities. The Drainage Plan (Exhibit 3) identifies areas for dispersal trench and splash pads. Compliance not yet demonstrated Garages: If an attached garage is wider than twenty six feet (26’), at least one 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. DocuSign Envelope ID: D243B8D4-9068-400D-8293-2ABB28A2475F City of Renton Department of Community & Economic Development Cedar Ridge Short Plat Administrative Report & Decision LUA21-000042, SHPL-A, MOD Report of March 8, 2021 Page 10 of 17 D_Report_Admin_LUA21-000042_FINAL Compliance not yet demonstrated Primary Entry: The following is required: •Porch or stoop: minimum size five feet (5') deep and minimum height twelve inches (12") above grade. Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Façade Modulation: One of the following is required: 1.An offset of at least one story that is at least ten feet (10') wide and two feet (2') in depth on facades visible from the street, or 2.At least two feet (2') offset of second story from first story on one street facing facade. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Windows and Doors: Windows and doors shall constitute twenty-five percent (25%) of all facades facing street frontage or public spaces. Staff Comment: Compliance for this standard would be verified at the time of building permit review. N/A Scale, Bulk, and Character: N/A Compliance not yet demonstrated Roofs: A variety of roof forms appropriate to the style of the homes shall be used. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Eaves: Both of the following are required: 1.Eaves projecting from the roof of the entire building at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves, and 2.Rakes on gable ends must extend a minimum of two inches (2") from the surface of exterior siding materials. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Architectural Detailing: If one siding material is used on any side of the dwelling that is two stories or greater in height, a horizontal band that measures at least eight inches (8") is required between the first and second story. Additionally, one of the following is required: 1.Three and one half inch (3 1/2") minimum trim surrounds all windows and details all doors, or 2.A combination of shutters and three and one half inches (3 1/2") minimum trim details all windows, and three and one half inches (3 1/2") minimum trim details all doors. Staff Comment: Compliance for this standard would be verified at the time of building permit review. DocuSign Envelope ID: D243B8D4-9068-400D-8293-2ABB28A2475F City of Renton Department of Community & Economic Development Cedar Ridge Short Plat Administrative Report & Decision LUA21-000042, SHPL-A, MOD Report of March 8, 2021 Page 11 of 17 D_Report_Admin_LUA21-000042_FINAL 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.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 ✓ Access: Each lot must have access to a public street or road. Access may be by a shared driveway per the requirements of the street standards. 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: Each lot is provided access to an existing abutting public residential access street, SE 2nd Pl. The applicant will be required to provide frontage improvements abutting the subject property consisting of curb, gutter, planter strip with street trees, and sidewalk. Driveways are shown on submitted plans at 16-feet in width. N/A Blocks: Blocks shall be deep enough to allow two tiers of lots. Staff Comment: Not applicable. The subdivision does not contain the shape or area to provide two tiers of lots. ✓ Lots: The size, shape, orientation, and arrangement of the proposed lots comply with the requirements of the Subdivision Regulations and the Development Standards of the R-4 zone and allow for reasonable infill of developable land. All of the proposed lots 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, 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'). Staff Comment: The proposed lots are rectangular in shape and with front yards oriented to SE 2nd Pl. Lot size and dimensional requirements of the R-4 zone are shown on the Preliminary Plat Plan (Exhibit 2). The width between the side lot lines where they meet SE 2nd Pl is greater than 80-percent of the required lot width. DocuSign Envelope ID: D243B8D4-9068-400D-8293-2ABB28A2475F City of Renton Department of Community & Economic Development Cedar Ridge Short Plat Administrative Report & Decision LUA21-000042, SHPL-A, MOD Report of March 8, 2021 Page 12 of 17 D_Report_Admin_LUA21-000042_FINAL ✓ 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 proposal would utilize the existing abutting SE 2nd Pl., which is classified as a Residential Access Street. No new connections are needed or required to serve the proposed short plat. The applicant would construct frontage improvements abutting the property along SE 2nd Pl and 156th Ave SE. For SE 2nd Pl., the minimum paved roadway width is 26’ which includes 2 – 10’ travel lanes and 1 – 6’ parking lane. A 0.5’ curb, 8’ planter, and 5’ sidewalk are required along each side of the roadway. A pedestrian bulb-out would be required at the intersection of 156th Ave SE. The King County Assessor’s Map shows a current right of way width of approximately 60’ for SE 2nd Place. No right of way dedication would be required along the SE 2nd Place frontage. The applicant is proposing to construct these improvements along the subject property’s frontage. The classification 156th Ave SE is minor arterial. However, the City’s Transportation Department has established a corridor plan for this section of 156th Avenue SE that differs from the minor arterial street standards. The corridor consists of a right of way width of 71’. The paved roadway section is 44’ consisting of 2 – 11’ travel lanes, 1 – 12’ center turn lane, and 2 – 5’ bike lanes. A 0.5’ curb, 8’ planter, and 5’ sidewalk are required along each side of the roadway. The applicant is proposing to construct these improvements along the subject property’s frontage per the modification request in FOF 17. Each new lot is subject to a transportation impact fee. The 2021 transportation impact fee is $10,861.69 per single family home. A credit for two lots will be issued for the existing homes. Assessed fees are based on the City of Renton Fee Schedule. The fee is paid at the time of building permit issuance. ✓ Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: The project site is surrounded by single-family residential uses that are also within the Residential Low Density and R-4 zoning designation. The proposal meets the maximum density regulations and lots range from 10,632 square feet to 12,095 square feet. The proposed stormwater facility within the storm drain tract is an underground vault. The required perimeter landscaping and eco-grass over the top of the vault would provide an amenity to the neighborhood and an attractive buffer. A Stormwater detention pond within the tract would not provide the same level of aesthetic benefits as the proposed vault. Therefore, staff recommends as a condition of approval that any proposal to convert the stormwater vault within the tract to a stormwater detention pond be considered a Major Plat Amendment subject to the requirements outlined under RMC 4-7-080M.2. 17.Modification Analysis: The applicant is requesting a modification from RMC 4-6-060F.2 in order to modify the minor arterial street standard for 154th Ave SE to contain a right of way width of 71’ instead of the code required 91-feet. The modified standard would be comprised of a paved roadway width of 44’ consisting of 2 – 11’ travel lanes, 1 – 12’ center right turn lane, and 2 – 5’ bike lanes. Also included are a 0.5’ curb, 8’ planter, and 5’ sidewalk along both sides of the paved roadway. The request also proposed to leave the existing power lines above ground. 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: DocuSign Envelope ID: D243B8D4-9068-400D-8293-2ABB28A2475F City of Renton Department of Community & Economic Development Cedar Ridge Short Plat Administrative Report & Decision LUA21-000042, SHPL-A, MOD Report of March 8, 2021 Page 13 of 17 D_Report_Admin_LUA21-000042_FINAL 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: The Land Use Element has applicable policies listed under a separate section labeled Promoting a Safe, Healthy, and Attractive Community. These policies address walkable neighborhoods, safety, and shared uses. The intent of the policies are to promote new development with walkable places that support grid and flexible grid street and pathway patterns, and are visually attractive, safe, and healthy environments. The requested street modification is consistent with these policy guidelines. 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 the modified 154th Ave SE street section is consistent with the City’s corridor plan for the area. Staff concurs the proposed modification would meet the objectives of function and maintainability intended by the code requirements. The City’s Public Works Transportation Division have reviewed 156th Avenue SE and the surrounding area and have determined that a modified minor arterial street section is more suitable for the portion of 156th Avenue SE adjacent to the site. The determination was based on the fact that the roadway is directly adjacent to single family residences and there is insufficient space between the existing right of way and existing homes to expand the roadway section to meet the minor arterial standards. The proposed modification would meet the Transportation Division’s established corridor plan for this section of 156th Avenue SE and could conform to the intended purpose of the code by providing a complete street cross section. However, regarding the proposal to leave the existing power lines above ground staff has concluded that the lines may remain above ground, provided that conduit is installed to allow the power lines to be undergrounded at a later date. Staff recommends, as a condition of approval that the applicant install a joint utility trench that is reviewed, approved, and inspected by Puget Sound Energy to allow for the undergrounding of the overhead utility lines at a later date. The joint utility trench shall be installed prior to the recording of the short plat. ✓ c.Will not create substantial adverse impacts to other property(ies) in the vicinity. Staff Comment: There are no identified adverse impacts to other properties from the requested modification. New frontage improvements would be installed along the subject property’s abutting unimproved ROW ✓ 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’. 18.Availability and Impact on Public Services: DocuSign Envelope ID: D243B8D4-9068-400D-8293-2ABB28A2475F City of Renton Department of Community & Economic Development Cedar Ridge Short Plat Administrative Report & Decision LUA21-000042, SHPL-A, MOD Report of March 8, 2021 Page 14 of 17 D_Report_Admin_LUA21-000042_FINAL Compliance Availability and Impact on Public Services Analysis ✓ Police and Fire: Police and Fire Prevention staff have indicated that sufficient resources exist to furnish services to the proposed development; subject to the applicant providing Code required improvements and fees. 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). A minimum of 1,500 gpm fire flow would be required for dwellings that exceed 3,600 square feet. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow increases to 1,500 gpm. Existing hydrants appear adequate; however, the existing hydrants shall be retrofitted with a 5-inch storz fitting. A water availability certificate shall be obtained from King County Water District 90. The current (2021) fire impact fees are $829.77 per single family unit payable at time of building permit issuance. Assessed fees are based on the City of Renton Fee Schedule. The fee is paid at the time of building permit issuance. Compliant if condition of approval is met Schools: It is anticipated that the Renton School District can accommodate additional students generated by this proposal at the following schools: Maplewood Heights Elementary School, McKnight Middle School and Hazen High School. Any new students from the proposed development would be bussed to their schools. The stop is located at 156th Ave SE and SE 2nd Pl. (except Maplewood Heights pickup see below) or at the intersection of the proposed development. The proposed project includes the installation of frontage improvements along the SE 2nd Pl and 156th Ave SE frontage, including sidewalks. Students would walk east along this new sidewalk on SE 2nd Pl to the corner of the intersection. Student pickup only for Maplewood Heights Elementary School is located at SE 3rd Pl and 156th Ave SE. Students would walk east along SE 2nd Pl and cross 156th Ave SE. An approximately five-foot wide shoulder with c-curb is located along the east side of 156th Ave SE where students would walk south approximately 475-feet to the pickup bus stop. The intersection of 156th Ave SE and SE 2nd Pl does not contain a signal or marked crosswalk. Further, 156th Ave SE is a designated minor arterial. Therefore, staff recommends as a condition of approval, the applicant provide safe route to school measures for students crossing the 156th Ave SE and SE 2nd Pl intersection as warranted. Improvements may include, but are not limited to, a marked crosswalk and/or signage. 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. Currently the fee is assessed at $7,681.00 plus a 5% surcharge fee per single family residence. Assessed fees are based on the City of Renton Fee Schedule. The fee is paid at the time of building permit issuance. ✓ Parks: A Park Impact Fee would be required for the future houses. The current Park Impact Fee is $2,914.99. Assessed fees are based on the City of Renton Fee Schedule. The fee is paid at the time of building permit issuance. ✓ Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. The final approved TIR and civil plan set (Exhibits 6 and 3) prepared by Pacific Engineering Design dated July 2, 2018 were submitted to the City as part of the short plat submittal. The site is located in the City’s Flow Control Duration Standard (Forested Site Conditions). DocuSign Envelope ID: D243B8D4-9068-400D-8293-2ABB28A2475F City of Renton Department of Community & Economic Development Cedar Ridge Short Plat Administrative Report & Decision LUA21-000042, SHPL-A, MOD Report of March 8, 2021 Page 15 of 17 D_Report_Admin_LUA21-000042_FINAL The site is also located in the Lower Cedar River drainage basin. The TIR was completed in accordance with the standards found in the 2017 Renton Surface Water Design Manual (RSWDM). All nine core and six special requirements were addressed. A detention vault is proposed to meet the flow control requirements to satisfy Core Requirement #3, Flow Control Facilities. Each new lot is subject to a stormwater system development charge. The 2021 SDC for stormwater is $2.000.00 per lot. A credit for two lots will be issued for the existing homes. Stormwater SDC fees are due at construction permit issuance. ✓ Water: Water service is provided by King County Water District 90. A water availability certificate from the District shall be provided to the City for review with the construction permit submittal. Review of the water plans will be conducted by King County Water District 90 and the Renton Regional Fire Authority. Plans approved by King County Water District 90 shall be routed to the City for final review prior to permit issuance. ✓ Sanitary Sewer: All new side sewers shall be 6”. All new side sewers shall flow by gravity to the main at a minimum slope of 2%. A grinder pump system internal to each home may be needed for a daylight basement. Each lot shall have its own side sewer. Sewer cleanouts should not be located in the new driveways. The final approved utility plans submitted to the City by Pacific Engineering Design shows an individual side sewer for each lot connecting to the existing sewer main in SE 2nd Place. The site is served by a private on-site septic system. The septic system(s) shall be abandoned at the time of demolition of the existing homes in accordance with King County Department of Health regulations and Renton Municipal Code. Each lot is subject to a system development charge (SDC) for sewer service. The SDC for sewer service is based on the size of the domestic water service. The 2021 SDC for sewer service with a 3/4" or 1” water meter is $3,450.00. Sewer SDC fees are due at construction permit issuance. Each lot is subject to a Special Assessment District (SAD) fee. The site is located in the Central Plateau Interceptor SAD. The fee associated with this SAD is $351.95 plus interest per lot. SAD fees are due at construction permit issuance. I.CONCLUSIONS: 1.The subject site is located in the Residential Low Density (LD) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 13. 2.The subject site is located in the Residential-4 (R-4) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 14. 3.The proposed short plat complies with the Residential Design and Open Space Standards provided the applicant complies with City Code and conditions of approval, see FOF 15. 4.The proposed short plat complies with the subdivision regulations as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 16. 5.The proposed short plat complies with the street modification criteria for the reduced cross section for 156th Ave SE provided the applicant complies with City Code and condition of approval, see FOF 17. DocuSign Envelope ID: D243B8D4-9068-400D-8293-2ABB28A2475F City of Renton Department of Community & Economic Development Cedar Ridge Short Plat Administrative Report & Decision LUA21-000042, SHPL-A, MOD Report of March 8, 2021 Page 16 of 17 D_Report_Admin_LUA21-000042_FINAL 6.The proposed short plat complies with the street standards as established by City Code and satisfies the five (5) modification critieria, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 16 and 17. 7.There are safe walking routes to the school bus stop provided all conditions of approval are met, see FOF 18. 8.There are adequate public services and facilities to accommodate the proposed short plat , see FOF 18. J.DECISION: The Cedar Ridge Short Plat, File No. LUA21-000042, SHPL-A, MOD, as depicted in Exhibit 2, is approved and is subject to the following conditions: 1.Landscaping within the public right-of-way and storm drainage tract shall be installed according to the approved detailed landscape plans prior to the recording of the Short Plat. The 10-foot onsite landscape strip shall be installed prior to Final Building Inspection for the individual homes to be constructed on the proposed lots. 2.All replacement trees identified in the approved Civil Plan Set shall be installed prior to Final Building Inspection for the new homes. 3.The drip line of the 50” dbh cedar tree located on the abutting western property shall be protected during project construction; or provide evidence the abutting property owner would be in compliance with RMC 4-4-130C Allowed Tree Removal Activities. 4.Any exposed portions of the stormwater detention vault shall be composed of brick, rock, textured or patterned concrete or other masonry product that complements the proposed site development. 5.The applicant shall provide safe route to school measures for students crossing the 156th Ave SE and SE 2nd Pl intersection as warranted. Improvements may include, but are not limited to, a marked crosswalk and/or signage. 6.Any proposal to convert the proposed stormwater vault within the storm drainage tract to a stormwater detention pond shall be considered a Major Plat Amendment subject to the requirements outlined under RMC 4-7-080M.2. 7.The applicant shall install a joint utility trench that is reviewed, approved, and inspected by Puget Sound Energy to allow for the undergrounding of the overhead utility lines at a later date. The joint utility trench shall be installed prior to the recording of the short plat. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: for Vanessa Dolbee, Planning Director Date TRANSMITTED on March 8, 2021 to the Owner/Applicant/Contact: Owner/Applicant: Contact: Cedar Ridge LLC 24419 105th Pl SE Lou Larsen Pacific Engineering Design DocuSign Envelope ID: D243B8D4-9068-400D-8293-2ABB28A2475F 3/8/2021 | 12:28 PM PST City of Renton Department of Community & Economic Development Cedar Ridge Short Plat Administrative Report & Decision LUA21-000042, SHPL-A, MOD Report of March 8, 2021 Page 17 of 17 Kent, WA 99030 PO Box 24060 Federal Way, WA 98093 TRANSMITTED on March 8, 2021 to the Parties of Record: Jerry and Karen Kierig 6301 SE 2nd Pl Renton, WA 98059 TRANSMITTED on March 8, 2021 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Amanda Askren, Property Services Vanessa Dolbee, 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 March 22, 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. D_Report_Admin_LUA21-000042_FINAL DocuSign Envelope ID: D243B8D4-9068-400D-8293-2ABB28A2475F CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Cedar Ridge Short Plat Land Use File Number: LUA21-000042, SHPL-A, MOD Date of Report March 8, 2021 Staff Contact Jill Ding Senior Planner Project Contact/Applicant Lou Larsen Pacific Engineering Design PO Box 24060 Federal Way, WA 98093 Project Location 13609 156th Ave NE (APNs 146340-0045 and 0049) The following exhibits are included with the ERC report: Exhibit 1: Administrative Decision Exhibit 2: Preliminary Short Plat Plan Exhibit 3: Approved Civil Construction Plan Set Exhibit 4: Arborist Report, prepared by Greenforest Incorporated, dated May 5, 2017 Exhibit 5: Modification Justification Exhibit 6: Approved Technical Information Report (TIR), prepared by Pacific Engineering Design, LLC, dated July 2, 2018 Exhibit 7: Geotechnical Report - Limited Stormwater and Geologic Hazard Evaluation prepared by Cobalt Geosciences (dated August 22, 2016 and updated April 24, 2017) Exhibit 8: Advisory Notes DocuSign Envelope ID: D243B8D4-9068-400D-8293-2ABB28A2475F