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HomeMy WebLinkAboutD_Green's_Landing_v2DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Green's Landing_v2 A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: April 8, 2021 Project File Number: PR18-000022 Project Name: Green's Landing Land Use File Number: LUA21-000053, SHPL-A, MOD Project Manager: Jill Ding, Senior Planner Owner/Applicant: Pacific Crest Realty Advisors, LLC as General Receiver for Xavier Crossing, LLC, 10900 NE 4th St, Suite 2300, Bellevue, WA 98004 Contact: Charlee Conway, Pacific Crest Realty Advisors, 10900 NE 4th St, Suite 2300, Bellevue, WA 98004 Project Location: 5008 NE 2nd St, Renton, WA 98059 Project Summary: The applicant is requesting Preliminary Short Plat approval and Street Modification approval for the subdivision of an existing 50,534 square foot site zoned R-8 into 6 lots and two tracts for the future construction of single family residences. This application is a resubmittal of LUA18-000024, which previously expired. An existing residence is proposed for removal. The proposed lots would range in area from 5,015 square feet to 6,010 square feet. Tract A is a proposed shared driveway tract with an area of 1,412 square feet and Tract B is a proposed stormwater tract with an area of 6,058 square feet. A 30-foot right-of-way dedication is proposed along Hoquiam Avenue NE. Frontage improvements consisting of paving, curb and gutter, sidewalk and landscaping are proposed along NE 2nd Street and Hoquiam Avenue NE. A street modification is proposed to relocate the landscape strip required between the curb and sidewalk to the back of the proposed sidewalk to match existing improvements in the area. No critical areas are mapped on the project site. Site Area: 1.16 acres DocuSign Envelope ID: DDDFD573-0B6A-46D3-BFD5-B5DECCF164EE City of Renton Department of Community & Economic Development Green's Landing Administrative Report & Decision LUA21-000053, SHPL-A, MOD Report of April 8, 2021 Page 2 of 18 D_Green's Landing_v2 B. EXHIBITS: Exhibit 1: Administrative Short Plat Report & Decision Exhibit 2: Preliminary Short Plat Map Exhibit 3: Public Comment and Staff Response Exhibit 4: Civil Plan Set Exhibit 5: Technical Information Report, prepared by Litchfield Engineering, dated October 22, 2020 Exhibit 6: Street Modification Justification Exhibit 7: Geotechnical Report prepared by Robert M. Pride, LLC, dated August 7, 2015 Exhibit 8: Advisory Notes to Applicant Exhibit 9: Previous Green’s Landing Report and Decision C. GENERAL INFORMATION: 1. Owner(s) of Record: Pacific Crest Realty Advisors, LLC as General Receiver for Xavier Crossing, LLC 10900 NE 4th St, Suite 2300 Bellevue, WA 98004 2. Zoning Classification: Residential-8 (R-8) 3. Comprehensive Plan Land Use Designation: Residential Medium Density (MD) 4. Existing Site Use: Existing single-family residence proposed for removal 5. Critical Areas: None mapped 6. Neighborhood Characteristics: a. North: Single-family residential, R-8 zone b. East: Single-family residential, R-4 zone c. South: Single-family residential, R-4 zone d. West: Single-family residential, R-8 zone 7. Site Area: 1.16 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 5171 01/08/2006 Green’s Landing Short Plat LUA18-000024 DocuSign Envelope ID: DDDFD573-0B6A-46D3-BFD5-B5DECCF164EE City of Renton Department of Community & Economic Development Green's Landing Administrative Report & Decision LUA21-000053, SHPL-A, MOD Report of April 8, 2021 Page 3 of 18 D_Green's Landing_v2 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 8-inch sewer main located in Hoquiam Ave NE frontage. There is no existing sewer main within NE 2nd St. c. Surface/Storm Water: There is an existing 12-inch diameter stormwater conveyance pipe on the opposite side of Hoquiam Ave NE. 2. Streets: The project site is a corner lot with frontage on two public streets Hoquiam Ave NE and NE 2nd St. NE 2nd St is a residential street with an available right-of-way width of 60 feet. Hoquiam Ave NE is a residential street with an available right-of-way width of 30 feet. 3. Fire Protection: Renton Regional Fire Authority (RRFA) F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations c. Section 4-2-110: Residential Development Standards d. Section 4-2-115: Residential Design and Open Space Standards 2. Chapter 4 City-Wide Property Development Standards 3. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 4. Chapter 7 Subdivision Regulations a. Section 4-7-070: Detailed Procedures for Short Subdivision 5. Chapter 9 Permits – Specific a. Variances, Waivers, Modifications, and Alternates 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on March 2, 2021 and determined the application complete on March 17, 2021. The project complies with the 120- day review period. 2. The project site is located at 5008 NE 2nd St, Renton, WA 98059. DocuSign Envelope ID: DDDFD573-0B6A-46D3-BFD5-B5DECCF164EE City of Renton Department of Community & Economic Development Green's Landing Administrative Report & Decision LUA21-000053, SHPL-A, MOD Report of April 8, 2021 Page 4 of 18 D_Green's Landing_v2 3. The project site is currently developed with an existing single family residence, proposed for removal. 4. Access to Lots 1-4 is proposed via a shared driveway off of Hoquiam Ave NE and access to Lots 5 and 6 is proposed via individual driveway access off of Hoquiam Ave NE. 5. The property is located within the Residential Medium Density (MD) Comprehensive Plan land use designation. 6. The site is located within the Residential-8 (R-8) zoning classification. 7. There are approximately 74 trees located on-site, of which the applicant is proposing to retain a total of 12 trees. 8. No critical areas are mapped on the project site. 9. Approximately 1,100 cubic yards of material would be cut and negligible amounts of fill would be required for the grading of the new lots. 10. The applicant is proposing to begin construction in summer 2021 and end in fall of 2021. 11. Staff received one public comment letter(s) (Exhibit 3) regarding parking of vehicles during project construction. Staff responded to the public comments in Exhibit 3. 12. No agency comments were received. 13. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 14. Comprehensive Plan Compliance: The site is designated Residential Medium Density (MD) on the City’s Comprehensive Plan Map. The 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. ✓ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. ✓ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development. ✓ Policy L-48: Address privacy and quality of life for existing residents by considering scale and context in infill project design. DocuSign Envelope ID: DDDFD573-0B6A-46D3-BFD5-B5DECCF164EE City of Renton Department of Community & Economic Development Green's Landing Administrative Report & Decision LUA21-000053, SHPL-A, MOD Report of April 8, 2021 Page 5 of 18 D_Green's Landing_v2 15. Zoning Development Standard Compliance: The site is classified Residential-8 (R-8) on the City’s Zoning Map. Development in the R-8 Zone is intended to create opportunities for new single-family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single-family neighborhoods. It is intended to accommodate uses that are compatible with and support a high-quality residential environment and add to a sense of community. The proposal is compliant with the following development standards, as outlined in RMC 4-2-110.A, if all conditions of approval are met: Compliance R-8 Zone Develop Standards and Analysis ✓ Density: The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per net acre. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. Staff Comment: The project site has a gross site area of 50,534 square feet. After the deduction of the 9,859 square foot right-of-way dedication and the 1,412 square foot shared driveway, the project site would have a net area of 39,263 square feet (0.90 net acres). The proposal for 6 lots on the 0.90 net acre site would result in a net density of 6.67 du/net acre, which is within the density range permitted in the R-8 zone. ✓ Lot Dimensions: The minimum lot size permitted in the R-8 zone is 5,000 sq. ft. A minimum lot width of 50 feet is required (60 feet for corner lots) and a minimum lot depth of 80 feet is required. The following table identifies the proposed approximate dimensions for Lots 1-X Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.) Lot 1 5,504 68 81 Lot 2 6,010 68 91 Lot 3 5,831 50 87 Lot 4 5,460 68 80 Lot 5 5,015 58 86 Lot 6 5,384 63 86 Tract A 1,412 N/A N/A Tract B 6,058 N/A N/A Staff Comment: As proposed, all lots would comply with the minimum lot size, width, and depth requirements of the R-8 zone. Compliance not yet determined Setbacks: The required setbacks in the R-8 zone are as follows: front yard is 20 feet, side yard is 5 feet, secondary front yard (applies to corner lots) is 15 feet, and the rear yard is 20 feet. Staff Comment: All lots contain adequate area for compliance with the required setbacks. Compliance with setbacks would be verified at the time of Building Permit review. Based on the layout proposed, the front yard areas for Lots 2 and 3 would be oriented towards the shared driveway. DocuSign Envelope ID: DDDFD573-0B6A-46D3-BFD5-B5DECCF164EE City of Renton Department of Community & Economic Development Green's Landing Administrative Report & Decision LUA21-000053, SHPL-A, MOD Report of April 8, 2021 Page 6 of 18 D_Green's Landing_v2 Compliance not yet determined Building Standards: The R-8 zone has a maximum building coverage of 50% and a maximum impervious surface coverage of 65%. In the R-8 zone, a maximum building height of 2 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height. If the height of wall plates on a building are less than the states maximum the roof may project higher to account for the difference, yet the combined height of both features shall not exceed the combined maximums. Common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12, decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet from each minimum building setback line for each one (1) vertical foot above the maximum wall plate height. Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g., shed roof) may exceed the stated maximum if the average of wall plate heights is equal or less than the maximum wall plate height allowed. Staff Comment: Building height, building coverage, and impervious surface coverage for the new single-family residences would be verified at the time of building permit 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 was included with the submitted Civil Plan Set (Exhibit 4) and submitted with the project application materials. A 10-foot wide landscape strip is proposed along all street frontages. However, it appears that most if not all of the landscape strip would be located within the public right-of-way. Street trees are proposed to be relocated from between the curb and sidewalk (per the modification requested, see further discussion below under FOF 16) and would instead be planted within the 10-foot on-site landscape strip in back of the sidewalk. In addition, a minimum of two trees are proposed to be retained within the front yard areas of Lots 2 and 3, which would satisfy the front yard tree planting requirement. Landscaping comprised of trees, shrubs, and salal is proposed within the stormwater detention tract (Tract B). A 10-foot on-site landscape strip is required along all street frontages (Hoquiam Ave NE and NE 2nd St). Staff recommends as a condition of approval that a detailed landscape plan meeting the requirements of RMC 4-8-120D.12 be submitted at the time of Construction Permit review for review and approval by the Current Planning Manager. The detailed landscape plan shall include, but not be limited to, a 10-foot on-site DocuSign Envelope ID: DDDFD573-0B6A-46D3-BFD5-B5DECCF164EE City of Renton Department of Community & Economic Development Green's Landing Administrative Report & Decision LUA21-000053, SHPL-A, MOD Report of April 8, 2021 Page 7 of 18 D_Green's Landing_v2 landscape strip along all street frontages and a minimum 15-foot perimeter landscape buffer around the stormwater detention tract. To ensure that all common improvements are maintained, staff recommends as a condition of approval that a Homeowners Association be established to maintain all common improvements within the short plat. Draft CC&R’s for the Homeowners Association shall be submitted to the City for review and approval at the time of Construction Permit review. Compliant if condition of approval is met Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4- 4-130) require the retention of 30 percent of trees in a residential development. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. A minimum tree density shall be maintained on each residentially zoned lot. For detached single-family development, the minimum tree density is two (2) significant trees for every five thousand (5,000) square feet. The tree density may consist of existing trees, replacement trees, trees required pursuant to RMC 4-4-070F1, Street Frontage Landscaping Required, or a combination. Staff Comment: A Conceptual Tree Retention Plan was included with the submitted Civil Plan Set (Exhibit 4) and included with the project application. According to the submitted plan, a total of 74 significant trees were identified on the project site, 8 trees have been identified as dangerous, 14 trees are within areas of right-of-way dedication and 1 tree is located within the proposed shared driveway tract, resulting in 51 protected trees. Based on the City’s retention requirement of 30 percent (30%) the applicant would be required to retain or replace 15 trees on the project site. The applicant has identified 12 trees as viable for retention; therefore the applicant would be required to mitigate for the removal of 3 significant trees. Based on a replacement ratio of 6 minimum 2-inch caliper replacement trees for every protected tree removed, a total of 18 minimum 2-inch caliper replacement trees would be required to be planted on the project site. In addition, each lot would be required to provide the minimum two trees required per 5,000 square feet for compliance with the minimum tree density requirements. The submitted Conceptual Landscape Plan (Exhibit 4) includes the planting of 10 trees within the right-of-way and 19 trees on the project site, which would satisfy the tree replacement requirements as well as the minimum tree density requirements. Any replacement trees that are not required for compliance with the minimum tree density requirements on the individual lots are required to be placed within a tree tract. Due to the lack of additional area available for a tree tract, staff recommends that these DocuSign Envelope ID: DDDFD573-0B6A-46D3-BFD5-B5DECCF164EE City of Renton Department of Community & Economic Development Green's Landing Administrative Report & Decision LUA21-000053, SHPL-A, MOD Report of April 8, 2021 Page 8 of 18 D_Green's Landing_v2 replacement trees be planted within the stormwater detention tract (Tract B) and that this tract be considered a stormwater/tree retention tract. Staff recommends as a condition of approval that a final Tree Retention and Replacement Plan be submitted at the time of Construction Permit application for review and approval by the Current Planning Project Manager. The final Tree Retention and Replacement Plan shall include the planting of a minimum of 18 minimum 2-inch caliper replacement trees and a minimum of two trees per 5,000 square feet of lot area for compliance with the minimum tree density requirements. Any replacement trees that are not required for compliance with an individual lots minimum tree density should be planted within the stormwater detention tract and the stormwater detention tract (Tract B) shall be renamed to a Stormwater Detention/Tree Retention Tract. Compliance not yet determined Parking: Parking regulations require that a minimum of two parking spaces be provided for each detached dwelling. Driveway cuts are required to be a minimum of 5 feet from property lines and new driveways may be a maximum of 16 feet in width at the property line. Maximum driveway slopes shall not exceed fifteen percent (15%); provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Staff Comment: Each new lot would contain adequate area for compliance with the minimum parking requirements. Compliance with parking would be verified at the time of Building Permit review for the new single-family residences. 16. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-8 zone. The Standards implement policies established in the Land Use Element of the Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to approval of the subdivision. Compliance with Residential Design Standards would be verified prior to issuance of the building permit for the new single-family homes. The proposal is consistent with the following design standards, unless noted otherwise: Compliance Design Standards R-8 and Analysis N/A Lot Configuration: One of the following is required of preliminary plat applications: 1. Lot width variation of 10 feet (10’) minimum of one per four (4) abutting street- fronting lots, or 2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square feet size difference) for street-fronting lots, or 3. A front yard setback variation of at least five feet (5’) minimum for at least every four (4) abutting street fronting lots. Staff Comment: Not applicable as the proposal is a short plat. ✓ 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. DocuSign Envelope ID: DDDFD573-0B6A-46D3-BFD5-B5DECCF164EE City of Renton Department of Community & Economic Development Green's Landing Administrative Report & Decision LUA21-000053, SHPL-A, MOD Report of April 8, 2021 Page 9 of 18 D_Green's Landing_v2 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: The proposed subdivision will be required to comply with the requirements of the 2017 City of Renton Surface Water Design Manual. Compliance not yet demonstrated Garages: If an attached garage is wider than twenty six feet (26’), at least one (1) garage door shall be recessed a minimum of four feet (4’) from the other garage door. Additionally, one of the following is required: 1. The front porch projects in front of the garage a minimum of five feet (5’), and is a minimum of twelve feet (12’) wide, or 2. The roof extends at least five feet (5') (not including eaves) beyond the front of the garage for at least the width of the garage plus the porch/stoop area, or 3. The garage is alley accessed, or 4. The garage entry does not face a public and/or private street or an access easement, or 5. The garage width represents no greater than fifty percent (50%) of the width of the front facade at ground level, or 6. The garage is detached, or 7. The garage doors contain a minimum of thirty percent (30%) glazing, architectural detailing (e.g. trim and hardware), and are recessed from the front façade a minimum of five feet (5’), and from the front porch a minimum of seven feet (7’). Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Primary Entry: The entry shall include a porch or stoop with a minimum depth of five feet (5') and minimum height of twelve inches (12") above grade. Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. Staff Comment: Compliance for this standard would be verified at the time of building permit review. 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. DocuSign Envelope ID: DDDFD573-0B6A-46D3-BFD5-B5DECCF164EE City of Renton Department of Community & Economic Development Green's Landing Administrative Report & Decision LUA21-000053, SHPL-A, MOD Report of April 8, 2021 Page 10 of 18 D_Green's Landing_v2 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: 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 DocuSign Envelope ID: DDDFD573-0B6A-46D3-BFD5-B5DECCF164EE City of Renton Department of Community & Economic Development Green's Landing Administrative Report & Decision LUA21-000053, SHPL-A, MOD Report of April 8, 2021 Page 11 of 18 D_Green's Landing_v2 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. 17. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: Compliance Subdivision Regulations and Analysis ✓ 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: Access to Lots 1-4 is proposed via a shared driveway tract (Tract A) off of Hoquiam Ave NE. Access to Lot 5 and 6 is proposed via individual driveways off of Hoquiam Ave NE. Alleys are not proposed within the proposed short plat layout. Staff has reviewed the proposed lot layout and determined that the use of an alley layout would be infeasible due to the amount of right-of-way dedication required, which constrains the site and limits the area available for an alley while retaining the 6 proposed lots. As previously conditioned above, a Homeowners Association would be required to maintain all shared improvements, this would include the maintenance of the proposed shared driveway tract (Tract A). N/A Blocks: Blocks shall be deep enough to allow two (2) tiers of lots. Staff Comment: Not applicable, no blocks are proposed. Projects are exempt from block depth regulation when the location and extent of environmental constraints prevent a standard plat land configuration. ✓ Lots: The size, shape, orientation, and arrangement of the proposed lots comply with the requirements of the Subdivision Regulations and the Development Standards of the R-8 zone and allow for reasonable infill of developable land. All of the proposed lots shall meet the requirements for minimum lot size, depth, and width. Width between side lot lines at their foremost points (i.e., the points where the side lot lines intersect with the street right-of-way line) shall not be less than eighty percent (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). DocuSign Envelope ID: DDDFD573-0B6A-46D3-BFD5-B5DECCF164EE City of Renton Department of Community & Economic Development Green's Landing Administrative Report & Decision LUA21-000053, SHPL-A, MOD Report of April 8, 2021 Page 12 of 18 D_Green's Landing_v2 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 proposed lots are rectangular in shape and comply with the minimum area and dimensional requirements of the R-8 zone (see FOF 15). The front yard areas of the Lots 2 and 3 would be oriented towards the shared driveway tract (Tract A) all other lots would have front yards oriented towards the east (Hoquiam Ave NE). ✓ 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 site is a corner parcel and has frontages on two public streets Hoquiam Ave NE and NE 2nd St. NE 2nd Street is a residential street with an available right-of-way width of 60 feet. Hoquiam Ave NE is a residential street with an available right-of-way width of 30 feet. The required pavement width on NE 2nd St is 32 feet, to match the existing width of the corridor west of the site. Per RMC 4-6-060, street frontage improvements including 0.5-foot wide curbs, 8-foot wide landscaped planter with street trees, 5-foot wide sidewalk, drainage improvements, and streetlights are required on NE 2nd St. The applicant has requested a modification (Exhibit 6) from these standards to relocate the planter strip to behind the sidewalk to be consistent with the remaining corridor, see further discussion below under FOF 17 Modification. Per RMC 4-6-060, half street frontage improvements, including 30 feet of right-of-way dedication, paving, curb and gutter, 8-foot wide planter strip with street trees, and sidewalk will be required to be built along the Hoquiam Ave NE frontage. The applicant has requested a modification (Exhibit 6) from these standards to relocate the required 8-foot wide landscape strip to the back of the sidewalk to be consistent with the remaining corridor, see further discussion below under FOF 18 Modification. All overhead utilities along the property frontage are required to be undergrounded. Undergrounding of utilities shall be as per the requirements of RMC 4-6-090. 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 would be granted for the existing home to be removed. 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 surrounding properties are developed with detached single-family residences and the proposal would be compatible with the surrounding development. The proposed lots are rectangular in shape and each lot would have frontage on a public right-of-way or shared driveway. 18. Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-250D, the applicant is requesting an Administrative Modification from RMC 4-6-060F.2, Minimum Design Standards for Public Streets and Alleys, for residential streets Hoquiam Ave NE and NE 2nd St. The applicant is proposing to place the sidewalk flush with the back of curb, placing the 8-foot planter strip behind the sidewalk along the project street frontages on both Hoquiam Ave NE and NE 2nd Place. The proposal is compliant with the following DocuSign Envelope ID: DDDFD573-0B6A-46D3-BFD5-B5DECCF164EE City of Renton Department of Community & Economic Development Green's Landing Administrative Report & Decision LUA21-000053, SHPL-A, MOD Report of April 8, 2021 Page 13 of 18 D_Green's Landing_v2 modification criteria, pursuant to RMC 4-9-250D, if all recommended conditions of approval are met. Therefore, staff is recommending approval of the requested modification. Compliance Modification Criteria and Analysis ✓ a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: 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. ✓ b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The City’s Community and Economic Development Department has reviewed the Hoquiam Ave NE and NE 2nd corridor adjacent to the project site and are recommending that the section with sidewalk flush with back of the curb be allowed at the site frontage. This recommendation is made to provide consistency with the existing frontage improvements in the corridor. The 5-foot wide sidewalk should be provided flush with the back of the curb, and the 8-foot wide landscaped planter should be provided back of the sidewalk. The proposed frontage improvements would meet the objectives of safety, function and appearance as intended by the code. ✓ 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 right-of-way consistent with existing frontage improvements in the project vicinity. ✓ d. Conforms to the intent and purpose of the Code. Staff Comment: See comments under criterion ‘b’. ✓ e. Can be shown to be justified and required for the use and situation intended. Staff Comment: See comments under criterion ‘b’. 19. Availability and Impact on Public Services: 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. DocuSign Envelope ID: DDDFD573-0B6A-46D3-BFD5-B5DECCF164EE City of Renton Department of Community & Economic Development Green's Landing Administrative Report & Decision LUA21-000053, SHPL-A, MOD Report of April 8, 2021 Page 14 of 18 D_Green's Landing_v2 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. 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. ✓ Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Maplewood Heights Elementary, McKnight Middle School and Hazen High School. Students attending Maplewood Heights Elementary would walk 0.29 miles to school along the following route: east along NE 2nd St to Jericho Ave NE where they would walk south to the school. Any new students attending McKnight Middle or Hazen High Schools from the proposed development would be bussed to their schools. The stop is located approximately 0.13 miles from the project site at NE 2nd St and Jericho Ave NE. Students would walk to the east along NE 2nd St to the bus stop at the intersection of NE 2nd St and Jericho Ave NE to wait for the bus. Sidewalk improvements would be required along NE 2nd St and Hoquiam Ave NE frontages of the project site and would aid in providing safe walking routes to school for any students generated by the proposed development as well as other students in the surrounding neighborhood. In addition, it appears that students attending Maplewood Heights could cross NE 2nd St and head south along Hoquiam Place NE and then east along NE 1st Court, south along Ilwaco Pl NE and then east to Jericho Ave NE there would be sidewalks along the entire walking route. 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. Compliant if condition of approval is met Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: A Preliminary Drainage Plan was included in the Civil Plan Set (Exhibit 4) and Technical Information Report, prepared by Litchfield Engineering, dated October 22, 2020 (Exhibit 5) was submitted with the project application materials. Based on the City of Renton’s flow control map, the site falls within the Flow Control Standards Forested site conditions and is within the Lower Cedar Drainage Basin. The development is subject to Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). The site is located in the Flow Control Standard Forested Site Conditions. All nine core requirements and the six special requirements have been discussed in the Technical Information Report. A private combined detention/wet vault, within Tract B, is proposed to meet the detention and water quality requirements of the DocuSign Envelope ID: DDDFD573-0B6A-46D3-BFD5-B5DECCF164EE City of Renton Department of Community & Economic Development Green's Landing Administrative Report & Decision LUA21-000053, SHPL-A, MOD Report of April 8, 2021 Page 15 of 18 D_Green's Landing_v2 project. The detention/water quality vault shall be designed in accordance with the RSWDM. All new conveyance systems constructed as part of the project must be sized to RSWDM standards for the total tributary area that the storm systems serve. A drainage plan and Technical Information Report (TIR), based on RSWDM are required with the construction permit submittal. To ensure that the proposed vault is not visible from the public right-of-way, staff recommends, as a condition of approval that the stormwater vault be located entirely below grade. In addition, staff recommends that any proposal to convert the stormwater vault to a stormwater detention pond be considered a major plat amendment. A geotechnical report, dated August 7, 2015, prepared by Robert M. Pride, LLC (Exhibit 7) was submitted with the project application materials. The submitted geotechnical report included infiltration testing dated October 19, 2017, prepared by Riley Group (Exhibit 7) was also provided. The submitted report describes the site as containing silty sand to a depth of approximately 3 feet below grade. The soils are underlain with recessional outwash/weathered lodgment till deposits. The infiltration testing report included log from one test pit in the site near NE 2nd St. Infiltration tests and geotechnical report meeting all the requirements of the 2017 City of Renton Surface Water Design Manual (RSWDM) should be provided with the construction permit. The infiltration testing should be performed at minimum at the location where infiltration on-site BMPs are proposed for the project. The location of the infiltration test currently included in the report is near NE 2nd St and the full infiltration BMP is proposed in Tract A access tract, located further away from the infiltration test location. Staff recommends as a condition of approval that additional infiltration tests be done on the site where infiltration BMPS are proposed. If the infiltration tests do not provide information that the required minimum infiltration rate is available at the proposed full infiltration BMP location, the applicant may be required to apply additional on-site BMPs in order to meet the minimum requirements outlined in Core Requirement #9. This may impact the maximum ground impervious surface allowed on the lots, which may impact the building square footage. The additional infiltration testing shall be provided to the Plan Reviewer at the time of Construction Permit application for review and approval. 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 one lot will be issued for the existing home to be removed. Stormwater SDC fees are due at construction permit issuance. ✓ Water: Water service is provided by King County Water District 90. Approved Construction Plans from Water District 90 shall be provided to the City at the time of Construction Permit review. Fire hydrants and fire flow shall meet the requirements of Renton Fire Authority. ✓ Sanitary Sewer: Wastewater service is provided by the City of Renton. There is an existing 8-inch wastewater main located in Hoquiam Ave NE frontage. There is no existing wastewater main on NE 2nd St frontage. Extension of 8-inch diameter sewer main is required on the entire NE 2nd St frontage from the existing sewer manhole located at the intersection of Hoquiam Ave NE and NE 2nd St, to provide future service to properties located upstream. The sewer main extension will need to extend across NE 2nd St frontage at a slope that will enable sewer to be provided to the maximum number of properties to the west. Staff recommends as a condition of approval that a revised utility plan be submitted at the time of Construction Permit review showing the required 8-inch diameter sewer main extension along the entire NE 2nd St frontage from the existing sewer manhole located at the intersection of Hoquiam DocuSign Envelope ID: DDDFD573-0B6A-46D3-BFD5-B5DECCF164EE City of Renton Department of Community & Economic Development Green's Landing Administrative Report & Decision LUA21-000053, SHPL-A, MOD Report of April 8, 2021 Page 16 of 18 D_Green's Landing_v2 Ave NE and NE 2nd St, to provide future service to properties located upstream. The revised Utility Plans shall be submitted to the Plan Review at the time of Construction Permit application for review and approval. The development is subject to applicable wastewater system development charges based on the size of the new domestic water to serve the project. SDC fee for sewer is based on the size of the new domestic water to serve the project. The current sewer fee for a 1-inch meter is $3,450.00 per meter. SDC fees are payable at construction permit issuance. The Central Plateau Interceptor Special Assessment District fee (SAD) fee will be applicable on the project. The SAD fee is $538.48 per lot. The fee is due at construction permit issuance I. CONCLUSIONS: 1. The subject site is located in the Residential Medium Density (MD) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 14. 2. The subject site is located in the Residential-8 (R-8) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 15. 3. The proposed short plat complies with the Residential Design and Open Space Standards provided the applicant complies with City Code and conditions of approval, see FOF 16. 4. The proposed short plat complies with the subdivision regulations as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 17. 5. The proposed short plat complies with the street standards as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF17. 6. The proposed short plat complies with the modification criteria as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 18. 7. There are safe walking routes to the school bus stop, see FOF19. 8. There are adequate public services and facilities to accommodate the proposed short plat, see FOF 19. J. DECISION: The Green's Landing short plat, File No. LUA21-000053, SHPL-A, MOD, as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. A detailed landscape plan meeting the requirements of RMC 4-8-120D.12 shall be submitted at the time of Construction Permit review for review and approval by the Current Planning Manager. The detailed landscape plan shall include, but not be limited to, a 10-foot on-site landscape strip along all street frontages and a minimum 15-foot perimeter landscape buffer around the stormwater detention tract. 2. A Homeowners Association shall be established to maintain all common improvements within the short plat. Draft CC and R’s for the Homeowners Association shall be submitted to the City for review and approval at the time of Construction Permit review. 3. A final Tree Retention and Replacement Plan shall be submitted at the time of Construction Permit application for review and approval by the Current Planning Project Manager. The final Tree Retention DocuSign Envelope ID: DDDFD573-0B6A-46D3-BFD5-B5DECCF164EE City of Renton Department of Community & Economic Development Green's Landing Administrative Report & Decision LUA21-000053, SHPL-A, MOD Report of April 8, 2021 Page 17 of 18 D_Green's Landing_v2 and Replacement Plan shall include the planting of a minimum of 18 minimum 2-inch caliper replacement trees and a minimum of two trees per 5,000 square feet of lot area for compliance with the minimum tree density requirements. Any replacement trees that are not required for compliance with an individual lots minimum tree density shall be planted within the stormwater detention tract and the stormwater detention tract (Tract B) shall be renamed to a Stormwater Detention/Tree Retention Tract. 4. Additional infiltration tests shall be done on the site where infiltration BMPS are proposed. If the infiltration tests do not provide information that the required minimum infiltration rate is available at the proposed full infiltration BMP location, the applicant may be required to apply additional on-site BMPs in order to meet the minimum requirements outlined in Core Requirement #9. This may impact the maximum ground impervious surface allowed on the lots, which may impact the building square footage. The additional infiltration testing shall be provided to the Plan Reviewer at the time of Construction Permit application for review and approval. 5. A revised utility plan shall be submitted at the time of Construction Permit review showing the required 8-inch diameter sewer main extension along the entire NE 2nd St frontage from the existing sewer manhole located at the intersection of Hoquiam Ave NE and NE 2nd St, to provide future service to properties located upstream. The revised Utility Plans shall be submitted to the Plan Review at the time of Construction Permit application for review and approval. 6. The stormwater vault shall be located entirely below grade. 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. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Vanessa Dolbee, Planning Director Date TRANSMITTED on April 8, 2021 to the Owner/Applicant/Contact: Owner: Applicant/Contact: Pacific Crest Realty Advisors, LLC as General Receiver for Xavier Crossing, LLC 10900 NE 4th St, Suite 2300 Bellevue, WA 98004 Charlee Conway Pacific Crest Realty Advisors, LLC 10900 NE 4th St, Suite 2300 Bellevue, WA 98004 TRANSMITTED on April 8, 2021 to the Parties of Record: Rob Risinger MJS Investors 5027 SE 2nd St Renton, WA 98059 Robrisinger@gmail.com Thomas E Sessions 212 Hoquam Ave NE Renton, WA 98059 Tam Snett 4924 NE 2nd St Renton, WA 98059 tamsnett@outlook.com DocuSign Envelope ID: DDDFD573-0B6A-46D3-BFD5-B5DECCF164EE 4/8/2021 | 3:13 PM PDT City of Renton Department of Community & Economic Development Green's Landing Administrative Report & Decision LUA21-000053, SHPL-A, MOD Report of April 8, 2021 Page 18 of 18 D_Green's Landing_v2 TRANSMITTED on April 8, 2021 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Amanda Askren, Property Services Matthew Herrera, 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 April 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. DocuSign Envelope ID: DDDFD573-0B6A-46D3-BFD5-B5DECCF164EE CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Green's Landing Land Use File Number: LUA21-000053, SHPL-A, MOD Date of Report April 8, 2021 Staff Contact Jill Ding Senior Planner Project Contact/Applicant Charlee Conway Pacific Crest Realty Advisors 10900 NE 4th St, Suite 2300, Bellevue, WA 98004 Project Location 5008 NE 2nd St, Renton, WA 98059 The following exhibits are included with the ERC report: Exhibit 1: Administrative Short Plat Report & Decision Exhibit 2: Preliminary Short Plat Map Exhibit 3: Public Comment and Staff Response Exhibit 4: Civil Plan Set Exhibit 5: Technical Information Report, prepared by Litchfield Engineering, dated October 22, 2020 Exhibit 6: Street Modification Justification Exhibit 7: Geotechnical Report prepared by Robert M. Pride, LLC, dated August 7, 2015 Exhibit 8: Advisory Notes to Applicant Exhibit 9: Previous Green’s Landing Report and Decision DocuSign Envelope ID: DDDFD573-0B6A-46D3-BFD5-B5DECCF164EE