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HomeMy WebLinkAboutD_Tran-Nguyen_Short_Plat_v2DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Tran-Nguyen Short Plat_v2 A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: July 13, 2021 Project File Number: PR21-000214 Project Name: Tran-Nguyen Short Plat Land Use File Number: LUA21-000206, SHPL-A, MOD Project Manager: Jill Ding, Senior Planner Owner/Applicant: Long D. Nguyen, Thuy Nguyen, Nguyenvu Tran, 11904 SE 228th Pl, Kent, WA 98031 Contact: Steve Wu, Tandem Engineering, Inc., 8822 NE 178th St, Bothell, WA 98011 Project Location: 2309 Aberdeen Ave NE, Renton, WA 98056 Project Summary: The applicant is requesting preliminary short plat and modification approval for the subdivision of an existing 37,312 sq. ft. lot zoned R-8 (Residential 8 dwelling units per net acre) into 3 lots and one shared driveway tract (Tract D) for the future construction of single family residences. Lot A would have an area of 13,242 sq. ft., Lot B would have an area of 8,648 sq. ft., Lot C would have an area of 10,057 sq. ft., and the shared driveway tract (Tract D) would have an area of 5,365 sq. ft. An existing single family residence is proposed for removal. Access to the proposed lots would be provided via a new shared driveway tract (Tract D) off of Aberdeen Ave NE. Frontage improvements along Aberdeen Ave NE include 16 feet of paving, curb and gutter, an 8-foot planter strip and a 5-foot sidewalk. Aberdeen Ave NE is classified as a Collector Arterial with a total required right-of-way of 83 feet. The applicant is asking for a modification to this requirement to allow for the frontage improvements to be constructed within the existing 60-foot right-of-way. There are 28 trees that have been identified on the project site, none are proposed to be retained. The project site is mapped with a moderate landslide hazard area, slopes with grades between 15 and 25 percent, and a zone 2 wellhead protection area. Site Area: 0.86 acres DocuSign Envelope ID: B278C209-6F8A-4B0C-AAC8-9AB13CB715FC City of Renton Department of Community & Economic Development Tran-Nguyen Short Plat Administrative Report & Decision LUA21-000206, SHPL-A, MOD Report of July 13, 2021 Page 2 of 19 D_Tran-Nguyen Short Plat_v2 B. EXHIBITS: Exhibit 1: Administrative Decision Exhibit 2: Preliminary Short Plat Map Exhibit 3: Landscape Plan Exhibit 4: Arborist Report, prepared by Root Down Consultants, LLC, dated May 7, 2021 Exhibit 5: Conceptual Tree Retention Plan Exhibit 6: Technical Information Report (TIR), prepared by Shao Min Wu, dated April, 2021 Exhibit 7: Conceptual Drainage Plan Exhibit 8: Conceptual Utilities Plan Exhibit 9: Geotechnical Report, prepared by Nelson Geotechnical Associates, Inc., dated February 26, 2021 Exhibit 10: Roadway and Grading Plan Exhibit 11: Modification Justification Exhibit 12: Advisory Notes C. GENERAL INFORMATION: 1. Owner(s) of Record: Long D. Nguyen, Thuy Nguyen, and Nguyenvu Tran 11904 SE 228th Pl Kent, WA 98031 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: The project site is mapped with a moderate landslide hazard area, slopes with grades between 15 and 25 percent, and a zone 2 wellhead protection area. 6. Neighborhood Characteristics: a. North: Single family residential, R-8 zone b. East: Single family residential, R-8 zone c. South: Single family residential, R-8 zone d. West: Single family residential, R-8 zone 7. Site Area: 0.86 acres D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 DocuSign Envelope ID: B278C209-6F8A-4B0C-AAC8-9AB13CB715FC City of Renton Department of Community & Economic Development Tran-Nguyen Short Plat Administrative Report & Decision LUA21-000206, SHPL-A, MOD Report of July 13, 2021 Page 3 of 19 D_Tran-Nguyen Short Plat_v2 Zoning N/A 5758 06/22/2015 Annexation N/A 1818 03/17/1960 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service will be provided by the City of Renton. The site is in the Highlands service area in the 435 hydraulic pressure zone. There is an existing 16-inch City water main located in Aberdeen Ave NE that can deliver a maximum capacity of 5,600 gallons per minute (gpm). The static water pressure is approximately 71 psi at ground elevation of 270 feet. b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch wastewater main located in Aberdeen Ave NE. There is an existing 8-inch wastewater main located in a public easement on the south property lines of the 2015 and 2319 Aberdeen Ave NE properties to the north that runs from the west property line of the 2015 property to the east and connects into the system in Aberdeen Ave NE. c. Surface/Storm Water: There is an existing 12-inch stormwater main located along the western frontage of Aberdeen Ave NE that flows from north to south prior to connection to a catch basin located near the sites south eastern frontage. There is also an existing 24-inch stormwater trunk main located in the center of Aberdeen Ave NE that flows from south to north. The 12” main connects to the 24” main from the catch basin. 2. Streets: The proposed development fronts Aberdeen Ave NE along the east property line(s). Aberdeen Ave NE is classified as a Collector Arterial Street. Existing right-of-way (ROW) width is approximately 60 feet. Fronting the subject site, Aberdeen Ave NE consists of road section with approximately 11’ travel lanes, a 4‘ shoulders separated by double white striping that provides a small buffer between pedestrian and bicycle traffic and the vehicular traffic. 3. Fire Protection: Renton Regional Fire Authority (RRFA) F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations c. Section 4-2-110: Residential Development Standards d. Section 4-2-115: Residential Design and Open Space Standards 2. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-050: Critical Area Regulations 3. Chapter 4 City-Wide Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations a. Section 4-7-070: Detailed Procedures for Short Subdivision DocuSign Envelope ID: B278C209-6F8A-4B0C-AAC8-9AB13CB715FC City of Renton Department of Community & Economic Development Tran-Nguyen Short Plat Administrative Report & Decision LUA21-000206, SHPL-A, MOD Report of July 13, 2021 Page 4 of 19 D_Tran-Nguyen Short Plat_v2 6. Chapter 9 Permits – Specific a. Section 4-9-250: Variances, Waivers, Modifications, and Alternates 7. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on June 2, 2021 and determined the application complete on June 10, 2021. The project complies with the 120-day review period. 2. The project site is located at 2309 Aberdeen Ave NE, Renton, WA 98056. 3. The project site is currently developed with an existing single family residence proposed for removal. 4. Access to the site would be provided via a shared driveway tract (Tract D) off of Aberdeen 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 28 trees located on-site, all trees are proposed to be removed. 8. The project site is mapped with a moderate landslide hazard area, slopes with grades between 15 and 25 percent, and a zone 2 wellhead protection area. 9. Approximately 1,685 cubic yards of material would be cut on-site and approximately 1,935 cubic yards of fill is proposed to be brought into the site. 10. The applicant is proposing to begin construction in May 2023 and end in September 2025. 11. No public or agency 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 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-H: Plan for high-quality residential growth that supports transit by providing urban densities, promotes efficient land utilization, promotes good health and physical DocuSign Envelope ID: B278C209-6F8A-4B0C-AAC8-9AB13CB715FC City of Renton Department of Community & Economic Development Tran-Nguyen Short Plat Administrative Report & Decision LUA21-000206, SHPL-A, MOD Report of July 13, 2021 Page 5 of 19 D_Tran-Nguyen Short Plat_v2 activity, builds social connections, and creates stable neighborhoods by incorporating both built amenities and natural features. ✓ Goal L-I: Utilize multiple strategies to accommodate residential growth, including: • Development of new single-family neighborhoods on large tracts of land outside the City Center, • Development of new multi-family and mixed-use in the City Center and in the Residential High Density and Commercial Mixed Use designations, and • Infill development on vacant and underutilized land in established neighborhoods and multi-family areas. ✓ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. ✓ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development. ✓ Policy L-48: Address privacy and quality of life for existing residents by considering scale and context in infill project design. 14. 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: After the deduction of the proposed 5,365 sq. ft. shared driveway tract from the 37,312 sq. ft. gross site area, the proposal would result in a net site a rea of 31,947 sq. ft. or 0.73 net acres. The proposal for 3 lots on the 0.73 net acre site would result in a net density of 4.09 dwelling units per net acre, which is within the density range permitted within 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 A-C Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.) Lot A 13,242 82 147 Lot B 8,648 80 110 Lot C (corner lot) 10,057 110 90 Tract D 5,365 N/A N/A DocuSign Envelope ID: B278C209-6F8A-4B0C-AAC8-9AB13CB715FC City of Renton Department of Community & Economic Development Tran-Nguyen Short Plat Administrative Report & Decision LUA21-000206, SHPL-A, MOD Report of July 13, 2021 Page 6 of 19 D_Tran-Nguyen Short Plat_v2 Staff Comment: The lots as proposed would comply with the minimum lot size, width and depth requirements of the R-8 zone. Compliant if conditions of approval are met 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: The lots as proposed would provide adequate area for compliance with the required setback areas. Staff recommends, as a condition of approval, that the front yard area of Lot C be oriented to the east, towards Aberdeen Ave NE with the secondary front yard facing the shared driveway tract (Tract D). The existing single family residence would not comply with the required setbacks from the propose lot lines. Staff recommends, as a condition of approval, that a demolition permit be obtained and all required inspections completed for the removal of the existing residential structures prior to the recording of the short plat. Compliance not yet demonstrated. Building Standards: The R-8 zone has a maximum building coverage of 50% and a maximum impervious surface coverage of 65%. In the R-8 zone, a maximum building height of 2 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height. If the height of wall plates on a building are less than the states maximum the roof may project higher to account for the difference, yet the combined height of both features shall not exceed the combined maximums. Common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12, decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet from each minimum building setback line for each one (1) vertical foot above the maximum wall plate height. Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g., shed roof) may exceed the stated maximum if the average of wall plate heights is equal or less than the maximum wall plate height allowed. Staff Comment: 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 (Exhibit 3) was submitted with the short plat application materials. The Conceptual Landscape Plan delineates an 8-foot wide DocuSign Envelope ID: B278C209-6F8A-4B0C-AAC8-9AB13CB715FC City of Renton Department of Community & Economic Development Tran-Nguyen Short Plat Administrative Report & Decision LUA21-000206, SHPL-A, MOD Report of July 13, 2021 Page 7 of 19 D_Tran-Nguyen Short Plat_v2 planter strip between the curb and sidewalk with four street trees. The street tree species was not identified on the landscape plan. In addition, a 16-foot wide landscape strip is proposed between the shared driveway and north property line. In addition, a meandering street frontage landscaping area is proposed along the Aberdeen Ave NE frontage with a range of 6-10 feet in width. No planting details were included on the submitted landscape plan. Staff recommends as a condition of approval, that a detailed landscape plan be submitted at the time of Construction Permit application for review and approval by the Current Planning Project Manager. The detailed landscape plan shall comply with the requirements outlined in RMC 4-4-070 and 4-8-120D.12. Staff further recommends, that proposed street trees be selected from the City’s approved Street Tree list. 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 (Exhibit 5) and Arborist Report, prepared by Root Down Consultants, Dated May 7, 2021 (Exhibit 4) were submitted with the short plat application materials. There are a total of 28 significant trees identified on the project site, 3 trees have been identified as diseased or in poor condition. All trees are proposed to be removed as part of the development of the proposed short plat. To comply with the City’s tree retention requirements, the proposal would be required to retain 30 percent of the 25 identified healthy trees, or 8 trees. In addition, in order to comply with the minimum tree density requirements, Lot A would be required to maintain 5 trees, Lot B would be required to maintain 3 trees, and Lot C would be required to maintain 4 trees. The removal of all trees from the project site does not comply with the City’s minimum tree retention and tree density requirements. Off-site tree removal would not be permitted without permission from neighboring property owners and the demonstration that the proposed tree removal would comply with minimum tree retention and tree density requirements for the abutting property.There are several healthy trees based on the Arborist report that include Landmark trees, located along DocuSign Envelope ID: B278C209-6F8A-4B0C-AAC8-9AB13CB715FC City of Renton Department of Community & Economic Development Tran-Nguyen Short Plat Administrative Report & Decision LUA21-000206, SHPL-A, MOD Report of July 13, 2021 Page 8 of 19 D_Tran-Nguyen Short Plat_v2 the perimeter of the project site that appear to be good candidates for retention (trees 1901, 1902, 1910, 1912, 1917, 1918, 1919, 1920, 1921, 1 922, 1923, 1924, 1925, and 1926). Staff recommends, as a condition of approval, that a revised grading plan and final tree retention plan be submitted at the time of Construction Permit review for review and approval of the Current Planning Project Manager that includes the retention of as many of the trees located around the perimeter of the project site as feasible as well as a planting plan of any additional trees needed to comply with the minimum tree replacement requirements and minimum tree density requirements. A tree tract may be required for retained trees that do not contribute to a lots’ minimum tree density requirements. Compliant if condition of approval is met 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 lots as proposed would contain adequate area for providing the required onsite parking and driveway access. To reduce the number of driveway curb cuts along Aberdeen Ave NE, staff recommends, as a condition of approval that driveway access for Lot C be provided off of the shared driveway tract (Tract D). A note to this effect shall be recorded on the face of the final short plat. 15. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-4, R-6, R-8 zone. The Standards implement policies established in the Land Use Element of the Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to approval of the subdivision. Compliance with Residential Design Standards would be verified prior to issuance of the building permit for the new single-family homes. The proposal is consistent with the following design standards, unless noted otherwise: 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 for short plats. ✓ Lots shall be configured to achieve both of the following: 1. The location of stormwater infiltration LID facilities is optimized, consistent with the Surface Water Design Manual. Building and property line setbacks are specified in the Surface Water Design Manual for infiltration facilities. DocuSign Envelope ID: B278C209-6F8A-4B0C-AAC8-9AB13CB715FC City of Renton Department of Community & Economic Development Tran-Nguyen Short Plat Administrative Report & Decision LUA21-000206, SHPL-A, MOD Report of July 13, 2021 Page 9 of 19 D_Tran-Nguyen Short Plat_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: See further drainage discussion below under FOF 17. 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. Compliant if condition of approval is met 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. In order to comply with the primary entry purpose statement and guidelines for corner lots, Staff recommends, as a condition of approval that the front entry for the new home to be constructed on proposed Lot C be required to face to the east towards Aberdeen Ave NE. 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. DocuSign Envelope ID: B278C209-6F8A-4B0C-AAC8-9AB13CB715FC City of Renton Department of Community & Economic Development Tran-Nguyen Short Plat Administrative Report & Decision LUA21-000206, SHPL-A, MOD Report of July 13, 2021 Page 10 of 19 D_Tran-Nguyen Short Plat_v2 Compliance not yet demonstrated Windows and Doors: Windows and doors shall constitute twenty-five percent (25%) of all facades facing street frontage or public spaces. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Scale, Bulk, and Character: A variety of elevations and models that demonstrate a variety of floor plans, home sizes, and character shall be used. All of the following are required: 1. A variety of elevations and models that demonstrate a variety of home sizes, character, and a diverse streetscape. 2. Abutting, adjacent, and diagonal houses must have differing architectural elevations. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Roofs: A variety of roof forms appropriate to the style of the home shall be used. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Eaves: Both of the following are required: 1. Eaves projecting from the roof of the entire building at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves, and 2. Rakes on gable ends must extend a minimum of two inches (2") from the surface of exterior siding materials. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Architectural Detailing: If one siding material is used on any side of the dwelling that is two stories or greater in height, a horizontal band that measures at least eight inches (8") is required between the first and second story. Additionally, one of the following is required: 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: DocuSign Envelope ID: B278C209-6F8A-4B0C-AAC8-9AB13CB715FC City of Renton Department of Community & Economic Development Tran-Nguyen Short Plat Administrative Report & Decision LUA21-000206, SHPL-A, MOD Report of July 13, 2021 Page 11 of 19 D_Tran-Nguyen Short Plat_v2 1. A minimum of two (2) colors is used on the home (body with different color trim is acceptable), or 2. A minimum of two (2) differing siding materials (horizontal siding and shingles, siding and masonry or masonry-like material, etc.) is used on the home. One alternative siding material must comprise a minimum of thirty percent (30%) of the street facing facade. If masonry siding is used, it shall wrap the corners no less than twenty four inches (24"). Staff Comment: Compliance for this standard would be verified at the time of building permit review. 16. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions of approval are complied: Compliance Critical Areas Analysis ✓ Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include buffers and/or setbacks from buffers. A standard 15-foot building setback is required for all structures from Protected Slope areas. A 50-foot buffer and 15-foot building setback are required from Very High Landslide Hazard Areas. Staff Comment: Slopes between 15 and 25 percent and a moderate landslide hazard area are mapped on the project site. The slopes onsite are below the Sensitive Slopes threshold, as the grades are less than 25 percent. No buffers or setbacks are required for slopes with grades between 15 and 25 percent or moderate landslide hazard areas. A Geotechnical Report, prepared by Nelson Geotechnical Associates, Inc., dated February 26, 2021 (Exhibit 9) was submitted with the short plat application materials. The report did not recommend any setback or buffer areas from existing onsite slopes. ✓ Wellhead Protection Areas: Staff Comment: A fill material source statement is required for projects located in Zone 2 of the Aquifer Protection Area if more than one hundred (100) cubic yards of imported fill will be used; the documentation shall be certified by a professional engineer or geologist licensed in the State of Washington. The fill material source statement shall be reviewed and accepted by the Department prior to stockpiling or grading imported fill at the project site. The fill material source statement, as defined in RMC 4-8-120D19, shall be required for each source location from which imported fill will be obtained. 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 Compliant if conditions of approval are met Access: Each lot must have access to a public street or road. Access may be by a shared driveway per the requirements of RMC 4-6-060 Street Standards. DocuSign Envelope ID: B278C209-6F8A-4B0C-AAC8-9AB13CB715FC City of Renton Department of Community & Economic Development Tran-Nguyen Short Plat Administrative Report & Decision LUA21-000206, SHPL-A, MOD Report of July 13, 2021 Page 12 of 19 D_Tran-Nguyen Short Plat_v2 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 the proposed lots is proposed via a shared driveway (Tract D) off of Aberdeen Ave NE. As previously discussed above, staff is recommending that all three lots access directly off of the shared driveway. To delineate the paved shared driveway access from the landscape strip, required between the shared driveway and north property line, staff recommends, as a condition of approval that a 6 inch vertical curb be installed between the paved driving surface and landscape strip. Staff further recommends, as a condition of approval, that a shared maintenance agreement be established for the maintenance of common improvements within the subdivision, including, but not limited to the stormwater facility and shared driveway tract (Tract D). A note to this effect shall be recorded on the face of the short plat. N/A Blocks: Blocks shall be deep enough to allow two (2) tiers of lots. Staff Comment: Not applicable, no blocks are proposed. ✓ Lots: The size, shape, orientation, and arrangement of the proposed lots comply with the requirements of the Subdivision Regulations and the Development Standards of the R-8 zone and allow for reasonable infill of developable land. All of the proposed lots shall meet the requirements for minimum lot size, depth, and width. Width between side lot lines at their foremost points (i.e., the points where the side lot lines intersect with the street right-of-way line) shall not be less than eighty percent (80%) of the required lot width except in the cases of (1) pipestem lots (or flag lot), which shall have a minimum width of twenty feet (20') and (2) lots on a street curve or the turning circle of cul-de-sac (radial lots), which shall be a minimum of thirty five feet (35'). No residentially zoned lot shall have a depth-to-width ratio greater than four-to-one (4:1). Pipestem lots may be permitted for new plats to achieve the minimum density within the Zoning Code when there is no other feasible alternative to achieving the minimum density. Staff Comment: All proposed lots comply with the minimum area and dimensional standards of the R-8 zone (see FOF 14). Lots A and B would be oriented such that their front yard areas would face to the north towards, the shared driveway and Lot C would be oriented such that its front yard area would face towards the Aberdeen Ave NE to the east. ✓ Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards. Staff Comment: The proposed development fronts Aberdeen Ave NE along the east property line. Aberdeen Ave NE is classified as a Collector ArterialStreet. Existing right- of-way (ROW) width is approximately 60 feet. To meet the City’s complete street standards for Collector Arterial streets, a minimum ROW is 83 feet is required. This would require a dedication of 11.5 feet of ROW along the frontage of the project site. Per City code 4-6-060, half street improvements shall include a pavement width of 46 feet (23 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot DocuSign Envelope ID: B278C209-6F8A-4B0C-AAC8-9AB13CB715FC City of Renton Department of Community & Economic Development Tran-Nguyen Short Plat Administrative Report & Decision LUA21-000206, SHPL-A, MOD Report of July 13, 2021 Page 13 of 19 D_Tran-Nguyen Short Plat_v2 sidewalk, 2 feet of clear space at back of walk, street trees and storm drainage improvements. Alley access is the preferred street pattern within the R-8 zone, except alley access is not required for short plats. As the proposal is a short plat with no existing alleys within the project vicinity, alley access is not required. The application has requested a modification to the street standards. The requested modification proposes a pavement width of 32-feet (16-feet from centerline), 8 foot planting strip, 5-foot sidewalk, 1-foot clearance at back of walk and 0.5-foot curb. These frontage improvements would be constructed within the existing 60-foot ROW and would require no additional dedication. On-street parking is provided along the development side of Aberdeen Ave NE. See further Modification discussion below under FOF 18. A Transportation Impact Fee would be required for the future houses. The current Transportation Impact Fee is $10,861.69. This fee is payable at the time of building permit issuance. ✓ Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: As previously discussed and conditioned, the proposed lots would comply with the minimum area and dimensional requirements of the R-8 zone, all lots would front on a public street or shared driveway and would be compatible with other single-family development in the surrounding area. 18. Street Modification Analysis: Pursuant to RMC 4-9-250D the applicant is requesting a modification to the City’s Street Standards (RMC 4-6-060) along Aberdeen Ave NE, which is classified as a Collector Arterial. To meet the City’s complete street standards for Collector Arterial streets, a minimum ROW is 83 feet is required. This would require a dedication of 11.5 feet of ROW along the frontage of the project site. Per City code 4-6-060, half street improvements shall include a pavement width of 46 feet (23 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, 2 feet of clear space at back of walk, street trees and storm drainage improvements. The applicant is proposing to provide a 32-foot pavement section (one 10-foot thru lane in each direction and 6-foot parking lane each direction) centered on the right-of-way (ROW) centerline, 0.5 curb, 8-foot planting strip, 5-foot sidewalk and 0.5- foot between the back of sidewalk and the ROW line for a total of 60 feet of ROW. The requested proposal reduces the 8-foot parking on either side by 2-feet and eliminates the 5-foot bike lane Resulting in no l ROW dedication. The proposal is compliant with the following modification criteria, pursuant to RMC 4- 9-250D, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification: Compliance Street Modification Criteria and Analysis ✓ a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: The Comprehensive Plan has policies that address walkable neighborhoods, safety and shared uses. The requested street modifications are consistent with these policy guidelines. DocuSign Envelope ID: B278C209-6F8A-4B0C-AAC8-9AB13CB715FC City of Renton Department of Community & Economic Development Tran-Nguyen Short Plat Administrative Report & Decision LUA21-000206, SHPL-A, MOD Report of July 13, 2021 Page 14 of 19 D_Tran-Nguyen Short Plat_v2 ✓ b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The City’s Public Works Transportation Division and Community and Economic Development reviewed Aberdeen Ave NE and the surrounding area and have determined that a modified collector street section is more suitable for this location of Aberdeen Ave. This 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 the existing homes to expand the roadway section to meet the full Collector Road street standards. In addition, the reduction in the pavement width promotes slower vehicle travel through the residential area. ✓ c. Will not create substantial adverse impacts to other property(ies) in the vicinity. Staff Comment: The modified collector street standards would meet the requirements for safe vehicular and pedestrian use within the existing right-of-way. ✓ d. Conforms to the intent and purpose of the Code. Staff Comment: This modification provides a safe pedestrian route in and around the existing neighborhood. ✓ e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: The revised street standards provide a safe design for vehicles and pedestrians by promoting slower vehicular travel through the residential area. 19. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis ✓ Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. Fire impact fees are applicable at the rate of $829.77 per single-family unit. This fee is paid at time of building permit issuance. ✓ Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Kennydale Elementary, McKnight Middle School and Hazen High School. New elementary and middle school students would walk to school and high school students would be bussed to school. Elementary school students would walk approximately 0.5 miles to school along the following route: students would walk north approximately 0.25 miles to the north along the existing sidewalk/shoulder of Aberdeen Ave NE to NE 27th St, where they would turn west and walk along the existing sidewalk along NE 27th St for 0.25 miles to Kennydale Elementary School. Middle school students would walk approximately 0.75 miles to school along the following route: students would walk south approximately 0.4 miles along the existing shoulder of Aberdeen Ave NE to NE 16th Street where they would turn east and walk approximately 0.35 miles east along the existing shoulder/sidewalk along NE 16th St to McKnight Middle School. DocuSign Envelope ID: B278C209-6F8A-4B0C-AAC8-9AB13CB715FC City of Renton Department of Community & Economic Development Tran-Nguyen Short Plat Administrative Report & Decision LUA21-000206, SHPL-A, MOD Report of July 13, 2021 Page 15 of 19 D_Tran-Nguyen Short Plat_v2 The bus stop for high school students is located approximately 0.3 miles from the project site at Aberdeen Ave NE and NE 24th St. Students would walk north along the existing sidewalk along Aberdeen Ave NE to NE 24th Street where they would wait for the bus. A School Impact Fee, based on new single-family lots, will be required in order to mitigate the proposal’s potential impacts to the Renton School District. The fee is payable to the City as specified by the Renton Municipal Code. Currently the fee is assessed at $7,681.00 (plus a 5% surcharge fee) per single-family residence and payable 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. This fee is payable at the time of building permit issuance. ✓ Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: The applicant submitted a Technical Information Report, dated April 2021, prepared by Shao Min Wu (Exhibit 6) and a Preliminary Drainage Plan (Exhibit 7). The surface water runoff for each of the proposed residences is proposed to be conveyed to a roof downspout. Each downspout will convey runoff to a perforated pipe connection for each lot. The overflow from the perforated pipe connection systems will directly convey to a new catch basin, then convey to the existing drainage system under Aberdeen Avenue NE. Runoff from the shared driveway and individual home driveways will be conveyed to the proposed bioretention cell. The overflow from the bioretention cell will connected to the existing drainage system under Aberdeen Avenue NE. A Geotechnical Report, prepared by Nelson Geotechnical Associates, Inc., dated February 26, 2021 (Exhibit 9) was submitted with the short plat application materials and included a discussion on the soils, geology, drainage patterns, vegetation present, water table and soil permeability, with recommendations of appropriate on-site BMP options with typical designs for the site from the geotechnical engineer. The geotech report included on-site infiltration tests indicating that the western portions of the subject site may be suitable for infiltration. The eastern portion of the site contains undocumented fill soils that will not likely be conducive to infiltration. The project site is subject to the 2017 City of Renton Surface Water Design Manual. The project site is located within the May Creek drainage basin and the Lower May Creek Drainage sub-basing. The project site falls within the Duration Flow Control Standard (Forested Conditions). The application shall demonstrate in the final drainage plans and report to be submitted at the time of Construction Permit review how the flow-control standard is being met. A flow control facility may be required in accordance with the 2017 City of Renton Surface Water Design Manual. A final drainage plan and drainage report shall be submitted with the utility construction permit application clearly demonstrating how all 9 Core and 6 special requirements are being met. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide basic water quality treatment. The 2021 stormwater Surface Water System Development Charge (SDC) fee is $0.800 per square foot of new impervious surface, but no less than $2,000.00. This portion of the fee will be assessed to all new impervious surface areas (frontage, streets, parking and sidewalks). SDC fees are payable prior to issuance of the construction permit. DocuSign Envelope ID: B278C209-6F8A-4B0C-AAC8-9AB13CB715FC City of Renton Department of Community & Economic Development Tran-Nguyen Short Plat Administrative Report & Decision LUA21-000206, SHPL-A, MOD Report of July 13, 2021 Page 16 of 19 D_Tran-Nguyen Short Plat_v2 ✓ Water: There is an existing 16-inch City water main located in Aberdeen Ave NE that can deliver a maximum capacity of 5,600 gallons per minute (gpm). The static water pressure is approximately 71 psi at ground elevation of 270 feet. Required water main improvements include the Installation of approximately 40 feet of 8-inch water main across Aberdeen Ave NE connecting to the existing 16-inch water main in Aberdeen Ave NE; the extension of approximately 150 feet of 6-inch water main within the shared driveway tract (Tract D) from the above new 8-inch main to the east property line of proposed Lot A; and the installation of 1-inch domestic water services and meters to each new lot. The installation of a fire hydrant at the intersection of the proposed private access road and Aberdeen Ave NE would be required to comply with the fire flow requirements of the Renton Regional Fire Authority (RRFA). The final location and number of hydrants will be determined by the RRFA based on the final fire flow demand and final site plan. The development is subject to applicable Water System Development Charges (SCD) and meter installation fees based on the size of the water meters. The 2021 Water SDC fees for each proposed 1-inch domestic and irrigation water service is $4,450.00 per meter. A redevelopment credit of the water system development charges in the amount of $4,450.00 will be applied to the existing ¾-inch meter servicing the property if it is abandoned and capped at the main line. SDC fees are payable prior to the issuance of the construction permit. ✓ Sanitary Sewer: There is an existing 8-inch wastewater main located in Aberdeen Ave NE. There is an existing 8-inch wastewater main located in a public easement along the south property lines of the 2015 and 2319 Aberdeen Ave NE properties to the north that runs from the west property line of the 2015 property to the east and connects into the system in Aberdeen Ave NE. A separate side sewer will be required for each residential building. All new side sewers shall be a minimum of 6”. All side sewers shall flow by gravity to the main at a minimum slope of 2%. The proposed preliminary utilities plan (Exhibit 8) submitted with the short plat application materials, shows a new joint side sewer line extending from the public sewer system located in Aberdeen Ave NE along the north property line that would serves all 3 lots. Joint side sewers are not allowed within the City of Renton. Proposed lots A & B may connect to the public sewer located within the public easement to the north and shall be responsible for any restoration to neighboring fences, landscaping and driveways. These proposed lots may also connect into the Aberdeen Ave NE main through the proposed shared driveway tract (Tract D) as individual side sewers. Proposed lot C shall connect to one of the two existing side sewer stubs located in Aberdeen Ave NE. City records do not indicate that the existing home is connected to City sewer. The existing septic drainfield shall be decommissioned in accordance to King County Health standards prior to issuance of the civil construction permit. The development is subject to applicable Wastewater System Development Charges (SDC) based on the size of the new domestic water to serve each lot. The SDC fee for sewer is based on the size of the new domestic water meters to serve the project. The DocuSign Envelope ID: B278C209-6F8A-4B0C-AAC8-9AB13CB715FC City of Renton Department of Community & Economic Development Tran-Nguyen Short Plat Administrative Report & Decision LUA21-000206, SHPL-A, MOD Report of July 13, 2021 Page 17 of 19 D_Tran-Nguyen Short Plat_v2 current 2021 sewer fee for a 1-inch meter is $3,450.00 per meter. SDC fees are payable at construction permit issuance. The site is in the Aberdeen Ave NE Special Assessment Districts (SADs) based upon lineal feet of street frontage. The Aberdeen Ave SAD total (including interest): $16,122.75. The site is in the East Kennydale Special Assessment Districts (SADs) based on a per lot basis. The East Kennydale SAD total (including interest) for 3 lots ($666.68 per lot): $2,000.04. SAD fees are payable 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 13. 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 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 Critical Areas Regulations provided the applicant complies with City Code and conditions of approval, see FOF 16. 5. The proposed short plat complies with the subdivision regulations as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 17. 6. The proposed short plat complies with the street standards as modified, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 17. 7. The requested street modification complies with all the modification criteria, provided the project complies with all advisory notes and conditions of approval contained here, see FOF 18. 8. There are safe walking routes to the school bus stop, see FOF 19. 9. There are adequate public services and facilities to accommodate the proposed short plat, see FOF 19. J. DECISION: The Tran-Nguyen Short Plat, File No. LUA21-000206, SHPL-A, MOD, as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. The front yard area of Lot C shall be oriented to the east, towards Aberdeen Ave NE with the secondary front yard facing the shared driveway tract (Tract D). 2. A demolition permit shall be obtained for the removal of all existing residential structures and all required inspections completed prior to the recording of the short plat. 3. A detailed landscape plan shall be submitted at the time of Construction Permit application for review and approval by the Current Planning Project Manager. The detailed landscape plan shall comply with the requirements outline in RMC 4-8-120D.12. Proposed street trees shall be selected from the City’s approved Street Tree list or otherwise approved by the City Arborist. 4. A revised grading plan and final tree retention plan shall be submitted at the time of Construction Permit review for review and approval of the Current Planning Project Manager that includes the DocuSign Envelope ID: B278C209-6F8A-4B0C-AAC8-9AB13CB715FC City of Renton Department of Community & Economic Development Tran-Nguyen Short Plat Administrative Report & Decision LUA21-000206, SHPL-A, MOD Report of July 13, 2021 Page 18 of 19 D_Tran-Nguyen Short Plat_v2 retention of as many of the trees located around the perimeter of the project site as feasible as well as a planting plan of any additional trees needed to comply with the minimum tree replacement requirements and minimum tree density requirements. A tree tract may be required for retained trees that do not contribute to a lots’ minimum tree density requirements. Any proposed off-site tree removal requires permission from the neighboring property owner as well as verification that the proposed tree removal would be in compliance with the tree retention and tree density requirements for that lot. 5. Driveway access for Lot C shall be provided off of the shared driveway tract (Tract D). A note to this effect shall be recorded on the face of the final short plat. 6. The front entry for the new home to be constructed on proposed Lot C shall be required to face to the east towards Aberdeen Ave NE. 7. A 6 inch vertical curb shall be installed between the paved driving surface and the bioretention cell/landscape strip. The curb shall be shown on the detailed landscape plan to be reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance. 8. A shared maintenance agreement shall be established for the maintenance of common improvements within the subdivision, including, but not limited to the stormwater facility and shared driveway tract (Tract D). A note to this effect shall be recorded on the face of the short plat. The agreement and plat note shall be reviewed and approved by the Current Planning Project Manager prior to plat recording. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Vanessa Dolbee, Planning Director Date TRANSMITTED on July 13, 2021 to the Owner/Applicant/Contact: Owner/Applicant: Contact: Long D. Nguyen, Thuy Nguyen, Nguyenvu Tran 11904 SE 228th Pl Kent, WA 98031 Steve Wu Tandem Engineering, Inc. 8822 NE 178th St Bothell, WA 98011 TRANSMITTED on July 13, 2021 to the Parties of Record: No parties of record TRANSMITTED on July 13, 2021 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Amanda Askren, Property Services Matt Herrera, Current Planning Manager Anjela Barton, Fire Marshal DocuSign Envelope ID: B278C209-6F8A-4B0C-AAC8-9AB13CB715FC 7/13/2021 | 9:52 AM PDT City of Renton Department of Community & Economic Development Tran-Nguyen Short Plat Administrative Report & Decision LUA21-000206, SHPL-A, MOD Report of July 13, 2021 Page 19 of 19 D_Tran-Nguyen Short Plat_v2 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 July 27, 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 the ongoing state of emergency enacted by Governor’s Proclamation 20-05, the City Clerk’s Office is working remotely. For that reason, appeals must be submitted electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub only on Tuesdays and/or Wednesdays. The appeal fee, normally due at the time an appeal is submitted, will be collected at a future date if your appeal is submitted electronically. 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. 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: B278C209-6F8A-4B0C-AAC8-9AB13CB715FC CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Tran-Nguyen Short Plat Land Use File Number: LUA21-000206, SHPL-A, MOD Date of Report July 13, 2021 Staff Contact Jill Ding Senior Planner Project Contact/Applicant Steve Wu Tandem Engineering, Inc. 8822 NE 178th St, Bothell, WA 98011 Project Location 2309 Aberdeen Ave NE, Renton, WA 98056 The following exhibits are included with the Administrative report: Exhibit 1: Administrative Decision Exhibit 2: Preliminary Short Plat Map Exhibit 3: Landscape Plan Exhibit 4: Arborist Report, prepared by Root Down Consultants, LLC, dated May 7, 2021 Exhibit 5: Conceptual Tree Retention Plan Exhibit 6: Technical Information Report (TIR), prepared by Shao Min Wu, dated April, 2021 Exhibit 7: Conceptual Drainage Plan Exhibit 8: Conceptual Utilities Plan Exhibit 9: Geotechnical Report, prepared by Nelson Geotechnical Associates, Inc., dated February 26, 2021 Exhibit 10: Roadway and Grading Plan Exhibit 11: Modification Justification Exhibit 12: Advisory Notes DocuSign Envelope ID: B278C209-6F8A-4B0C-AAC8-9AB13CB715FC