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HomeMy WebLinkAboutD_Admin_Decision_Mahal_Short_Plat_210412_v7_FINAL.docxDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Admin Decision_Mahal Short Plat_210412_v6 A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: August 9, 2021 Project File Number: PR21-000087 Project Name: Mahal Short Plat Land Use File Number: LUA21-000078, SHPL-A, MOD Project Manager: Brittany Gillia, Assistant Planner Owner: Balraj S & Jaswinder K Mahal, 15816 148th Ct SE, Renton, WA 98058 Applicant/Contact: Dante Palmaffy, D. Palmaffy Design, 12925 47th Dr SE, Everett, WA, 98208 Project Location: 13436 156th Ave SE, Renton, WA 98059 Project Summary: The applicant is requesting approval of a Preliminary Short Plat and one Street Modification for the proposed subdivision of an existing 29,104 square foot (0.67 acre) parcel into two (2) lots and one (1) shared driveway tract. The subject property is located at 13436 156th Ave SE (APN 3664500280) and is located within the Residential-4 (R-4) zone and Residential Low Density (LD) land use designation. The proposed residential density is 3.4 dwelling units per net acre. One single family residence and one detached accessory structure are presently on the subject property and are proposed for removal. The proposed residential lot sizes are 10,438 SF for Lot 1 and 15,138 SF for Lot 2. Access to the new lots is proposed via a 2,799 SF shared driveway tract that extends from 156th Ave SE. The proposal includes 5.5 feet of public right of way dedication and frontage improvements along 156th Ave SE. There are currently two (2) significant trees on the project site, of which the applicant is proposing to retain one (1). No critical areas are mapped on the subject site. The applicant submitted an Arborist Report, Drainage Report, and Geotechnical Engineering Report with the project application. Site Area: 0.67 acres DocuSign Envelope ID: 12DFECFC-65CC-44D1-8BE6-8E5FFD609894 City of Renton Department of Community & Economic Development Mahal Short Plat Administrative Report & Decision LUA21-000078, SHPL-A, MOD Report of August 9, 2021 Page 2 of 21 D_Admin Decision_Mahal Short Plat_210412_v6 B. EXHIBITS: Exhibit 1: Administrative Decision Exhibit 2: Preliminary Short Plat Map Exhibit 3: Landscape Plan, prepared by Kismet Design, dated August 20, 2020 Exhibit 4: Arborist Report, prepared by A&M Tree Service NW, dated December 10, 2019 Exhibit 5: Conceptual Drainage/Utilities Plan, prepared by Deccio Engineering Inc, dated March 25, 2019 Exhibit 6: Drainage and Technical Information Report, prepared by Deccio Engineering Inc, dated February 9, 2019 Exhibit 7: Geotechnical Report, prepared by South Sound Geotechnical Consulting, dated November 10, 2018 Exhibit 8: Modification Request Exhibit 9: Transportation Concurrency Memo Exhibit 10: Fire Authority Memo Exhibit 11: Advisory Notes C. GENERAL INFORMATION: 1. Owner(s) of Record: Balraj S & Jaswinder K Mahal, 15816 148th Ct SE, Renton, WA 98058 2. Zoning Classification: Residential-4 (R-4) 3. Comprehensive Plan Land Use Designation: Residential Low Density (LD) 4. Existing Site Use: Single-family Home and Detached Accessory Structure, both proposed for removal 5. Critical Areas: None 6. Neighborhood Characteristics: a. North: Single-family Residential, Residential- 4 du/ac (R-4), Residential Low Density Comprehensive Plan Designation b. East: Single-family Residential, Residential-4 du/ac (R-4), Residential Low Density Comprehensive Plan Designation c. South: Single-family Residential, Residential-4 du/ac (R-4), Residential Low Density Comprehensive Plan Designation d. West: Single-family Residential, Residential-4 du/ac (R-4), Residential Low Density Comprehensive Plan Designation 7. Site Area: 0.67 acres DocuSign Envelope ID: 12DFECFC-65CC-44D1-8BE6-8E5FFD609894 City of Renton Department of Community & Economic Development Mahal Short Plat Administrative Report & Decision LUA21-000078, SHPL-A, MOD Report of August 9, 2021 Page 3 of 21 D_Admin Decision_Mahal Short Plat_210412_v6 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 Liberty Annexation N/A 5398 08/11/2008 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service will be provided by King County Water District 90. b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch gravity wastewater main flowing south to north in 156th Ave SE (Record DWG – S-333809). The existing home is not connected to the City sewer system. c. Surface/Storm Water: There are two existing 12-inch stormwater mains conveying north to south on the east side of 156th Ave SE (Record DWG – R-301709). There is no existing on site stormwater conveyance system. 2. Streets: The proposed development fronts 156th Ave SE along the west property line. 156th Ave SE is classified as a Minor Arterial street. Existing right-of-way (ROW) width, according to the King County Assessor Map, is 60 and 72 feet due to past dedication on the west side of 156th Ave SE 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. Section 4-9-250: Variances, Waivers, Modifications, and Alternates 6. Chapter 11 Definitions DocuSign Envelope ID: 12DFECFC-65CC-44D1-8BE6-8E5FFD609894 City of Renton Department of Community & Economic Development Mahal Short Plat Administrative Report & Decision LUA21-000078, SHPL-A, MOD Report of August 9, 2021 Page 4 of 21 D_Admin Decision_Mahal Short Plat_210412_v6 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 5, 2021 and determined the application complete on March 20, 2021. The project complies with the 120- day review period. 2. The project site is located at 13436 156th Ave SE, Renton, WA 98059. 3. The project site is currently developed with a single-family home and an associated accessory structure. 4. Access to the site would be provided via a 2,799 SF shared driveway tract that extends from 156th Ave SE 5. The property is located within the Residential Low Density (LD) Comprehensive Plan land use designation. 6. The site is located within the Residential-4 (R-4) zoning classification. 7. There are two (2) significant trees located on-site, of which the applicant is proposing to retain a total of one (1) significant tree. 8. There are no critical areas currently mapped on site. 9. A total net cut of 75 yards will be removed from the site and no fill is anticipated. 10. The applicant is proposing to begin construction immediately following land use approval. 11. Staff received no public comments. 12. Staff received no agency comments. 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 Low Density (LD) on the City’s Comprehensive Plan Map. The purpose of the LD designation is to allow lands constrained by sensitive areas, those intended to provide transition to the rural area, or those appropriate for larger lot housing within the Residential Low Density (RLD) land use designation to allow for a range of lifestyles. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met: Compliance Comprehensive Plan Analysis ✓ Policy L-3: Encourage infill development of single-family units as a means to meet growth targets and provide new housing. ✓ Goal L-I: Utilize multiple strategies to accommodate residential growth, including: • Development of new single-family neighborhoods on large tracts of land outside the City Center, • Development of new multi-family and mixed-use in the City Center and in the Residential High Density and Commercial Mixed Use designations, and DocuSign Envelope ID: 12DFECFC-65CC-44D1-8BE6-8E5FFD609894 City of Renton Department of Community & Economic Development Mahal Short Plat Administrative Report & Decision LUA21-000078, SHPL-A, MOD Report of August 9, 2021 Page 5 of 21 D_Admin Decision_Mahal Short Plat_210412_v6 • Infill development on vacant and underutilized land in established neighborhoods and multi-family areas. ✓ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. ✓ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development. ✓ Policy L-48: Address privacy and quality of life for existing residents by considering scale and context in infill project design. 15. Zoning Development Standard Compliance: The site is classified Residential-4 (R-4) on the City’s Zoning Map. The R-4 designation serves as a transition between rural designation zones and higher density residential zones. It is intended as an intermediate lower density residential zone. 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-4 Zone Develop Standards and Analysis ✓ Density: There is no minimum density required in the R-4 zone. The maximum density permitted is 4.0 dwelling units per net acre. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. Staff Comment: Based on a net area of 25,571 square feet (29,100 square-foot gross area – 3,259 square feet of shared driveway tract and ROW dedication), the proposal for two (2) residential lots on the project site would result in a net density of 3.41 dwelling units per acre (2 lots / 0.59 acres = 3.41 du/ac) which meets the minimum density requirements of the R-4 zone. ✓ Lot Dimensions: The minimum lot size permitted in the R-4 zone is 9,000 sq. ft. A minimum lot width of 70 feet is required (80 feet for corner lots) and a minimum lot depth of 100 feet is required. The following table identifies the proposed approximate dimensions for Lots 1-2 Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.) Lot 1 (corner lot) 10,450 104.5 100 Lot 2 15,114 132 114.5 Tract A (shared driveway) 280 28 100 Staff Comment: All lots would comply with the lot size, width, and depth requirements of the R-4 zone. Compliant if conditions of approval are met Setbacks: The required setbacks in the R-4 zone are as follows: front yard is 30 feet, side yard is combined 20 feet with not less than 7.5 feet on either side, secondary front yard (applies to corner lots) is 30 feet, and the rear yard is 25 feet. Staff Comment: Proposed Lots 1 and 2 are currently occupied by the existing single family home and the detached accessory structure that are both proposed for removal. The existing structures would not comply with the setbacks for the proposed short plat. Once the structures have been removed, both lots will have sufficient building area to DocuSign Envelope ID: 12DFECFC-65CC-44D1-8BE6-8E5FFD609894 City of Renton Department of Community & Economic Development Mahal Short Plat Administrative Report & Decision LUA21-000078, SHPL-A, MOD Report of August 9, 2021 Page 6 of 21 D_Admin Decision_Mahal Short Plat_210412_v6 each develop a single-family home and comply with the setbacks of the zone. Therefore, staff recommends, as a condition of approval, that a demolition permit be obtained and all required inspections completed for the removal of the existing structures on the subject property prior to the recording of the short plat. Setbacks for the new homes would be verified at the time of building permit review. Proposed Lot 1 would meet the corner lot definition resulting in a front yard and secondary front yard. To ensure primary entry features are provided along the 156th Ave SE frontage and the future home’s architectural features are generally oriented toward the street and not the shared driveway as intended by the Residential Design and Open Space Standards, staff recommends as a condition of approval, the front yard for Lot 1 shall be between the home and 156th Ave SE and the secondary front yard shall be between the home and shared driveway tract. Therefore, staff recommends as a condition of approval, the applicant shall provide a note on the final plat map indicating the front yard for Lot 1 shall abut 156th Ave SE and the secondary front yard for Lot 1 shall abut the shared driveway. The front yard note designation shall be reviewed and approved by the Current Planning Project Manager prior to short plat recording. Compliance not yet determined Building Standards: The R-4 zone has a maximum building coverage of 35% and a maximum impervious surface coverage of 50%. In the R-4 zone, a maximum building height of 3 stories with a wall plate height of 32 feet is permitted. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height. If the height of wall plates on a building are less than the states maximum the roof may project higher to account for the difference, yet the combined height of both features shall not exceed the combined maximums. Common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12, decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet from each minimum building setback line for each one (1) vertical foot above the maximum wall plate height. Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g., shed roof) may exceed the stated maximum if the average of wall plate heights is equal or less than the maximum wall plate height allowed. Staff Comment: Building height, building coverage, and impervious surface coverage for the new single-family residences would be verified at the time of building permit review. Compliant if conditions of approval are 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. DocuSign Envelope ID: 12DFECFC-65CC-44D1-8BE6-8E5FFD609894 City of Renton Department of Community & Economic Development Mahal Short Plat Administrative Report & Decision LUA21-000078, SHPL-A, MOD Report of August 9, 2021 Page 7 of 21 D_Admin Decision_Mahal Short Plat_210412_v6 Staff Comment: A Conceptual Landscape Plan prepared by Kismet Design (Exhibit 3) was submitted with the short plat application. Two main elements are proposed as part of the landscape plan including an 8-foot wide planter strip between the new sidewalk and the street, and an 8-foot wide onsite landscape buffer between the driveway tract pavement and property to the south. A Plant Schedule was included on the Landscape Plan and included a variety of shrubs and ground cover plants proposed within both elements including but not limited to: Gulf Stream Heavenly Bamboo, Hameln Fountain Grass, Goldflame Spirea, Vancouver Jade Bearberry, and Rudbeckia Fulgida (Coneflower). Four (4) Milky Way Kousa Dogwood street trees are proposed within the planter strip. Three (3) Autumn Fire American Hornbeam are proposed within the landscape buffer in the driveway tract. According to the City’s Urban Forestry and Natural Resources Manager, the selected cultivar of dogwood has an insufficient canopy spread for a street tree in the right of way. Staff recommends as a condition of approval the applicant replace the four (4) proposed Milky Way Kousa Dogwood trees with a medium maturing tree species or a “Utilitree” tree species as found in the City of Renton Approved Tree List & Spacing Guidelines on the Detailed Landscaping Plan submitted with the civil construction permit application. The revised street tree species, spacing, and root barrier shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. The Conceptual Landscape Plan does not show a 10-foot landscape strip along the public street frontage on Lot 1 or two (2) front yard trees on Lot 2 that are both required via RMC 4-4-070. Therefore, staff recommends as a condition of approval that the applicant include 10-foot wide street frontage landscaping strip along the 156th Ave SE frontage of Lot 1 on the Detailed Landscaping Plan submitted with the civil construction permit application. The Detailed Landscaping Plan must show a minimum of two (2) trees located in the front yard of Lot 2 that shall be installed prior to final inspection for each new single-family residence. All tree, shrub, and groundcover species proposed in the civil construction application shall be reviewed and approved by the Current Planning Project Manager. In order to protect the landscape strip from impacts created by vehicles utilizing the shared driveway, curbing should be provided along the north perimeter of the landscape strip. Therefore, staff recommends as a condition of approval that the applicant provide a curb in Tract A between the paved edge of the shared driveway and the landscape buffer on the detailed landscaping plan submitted with the civil construction permit application. It appears that there are trees proposed within the infiltration area in the landscape tract. If the landscaped area is used for storm water management, curb cut inlets shall be required. As noted in FOF 19, storm water management systems must not interfere with the Critical Root Zone (CRZ) of adjacent trees or landscaping. Adequate trees, shrub, and groundcover shall take priority over stormwater functions in the landscape strip and if adequate buffer landscaping, as determined by the Current Planning Project Manager, cannot comingle with the proposed stormwater improvements within the landscape strip, then the applicant shall modify and/or relocate the stormwater improvement to ensure adequate landscaping is provided in the driveway tract. The detailed landscaping plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Compliant if condition of approval is met Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4- 130) require the retention of 30 percent of trees in a residential development. Significant trees shall be retained in the following priority order: DocuSign Envelope ID: 12DFECFC-65CC-44D1-8BE6-8E5FFD609894 City of Renton Department of Community & Economic Development Mahal Short Plat Administrative Report & Decision LUA21-000078, SHPL-A, MOD Report of August 9, 2021 Page 8 of 21 D_Admin Decision_Mahal Short Plat_210412_v6 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 total of six (6) trees were identified on the Landscaping Plan that correlate to the Arborist Report prepared by A&M Tree Service NW (Exhibit 4). According to the report, two (2) of the trees are significant apple trees located within the future lot boundaries and four (4) of the apple trees are considered dangerous trees proposed for removal. Based on a significant tree retention requirement of 30 percent, the applicant would be required to retain 0.6 trees, or 1 tree. The applicant has proposed to retain one (1) significant tree, a 6” DBH apple tree on the eastern edge of proposed Lot 2, which would meet the tree retention requirements. Based on a proposed lot size of 10,450 square feet for Lot 1 and 15,114 square feet for Lot 2, Lot 1 would need to maintain a minimum tree density of four (4) trees and Lot 2 would need to maintain a minimum tree density of six (6) trees. 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. Compliance with the on-site landscaping requirements would be reviewed at the time of building permit application review for the new single-family home. Staff recommends as a condition of approval that the applicant update information on the Final Detailed Landscape Plan to be submitted with the civil construction permit application that identifies Tree #8 (Apple Tree, 6” DBH) as a protected tree and demonstrates compliance with tree protection measures as stated in RMC 4-4-130 H.9. The applicant shall identify on the detailed landscaping plan that four (4) new tree plantings on Lot 1 and five (5) new tree plantings on Lot 2 are required to meet minimum tree density requirements. All preliminary tree species and size proposed in the Final Detailed Landscape Plan shall be reviewed and approved by the Current Planning Project Manager prior to Civil Construction Permit issuance. 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 DocuSign Envelope ID: 12DFECFC-65CC-44D1-8BE6-8E5FFD609894 City of Renton Department of Community & Economic Development Mahal Short Plat Administrative Report & Decision LUA21-000078, SHPL-A, MOD Report of August 9, 2021 Page 9 of 21 D_Admin Decision_Mahal Short Plat_210412_v6 drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Staff Comment: Each lot contains adequate area for the provision of two parking spaces per dwelling unit as required by RMC 4-4-080. Parking requirements and driveway grades for each of the new residences proposed would be verified at the time of building permit review. The applicant has proposed a shared driveway tract for access to proposed lots 1 and 2. To ensure minimal curb cuts along 156th Ave SE, a minor arterial, staff recommends as a condition of approval, Lot 1 obtain vehicle access only from the shared driveway tract with no direct vehicle access to 156th Ave SE permitted. A note limiting access for Lot 1 from the shared driveway shall be provided on the final short plat map to be reviewed and approved by the Current Planning Project Manager prior to recording. Compliance with individual driveway standards for Lots 1 and 2 would be reviewed at the time of building permit review for each lot. Compliant if condition of approval is met Fences and Retaining Walls: In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front yard and side yard along a street setback where the fence shall not exceed forty eight inches (48") in height. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: The applicant has proposed a one foot (1’) to three foot (3’) tall keystone retaining wall along the west and south property lines of Lot 1, abutting portions of 156th Ave SE and Tract A. The wall is not placed behind a three foot (3’) landscaped setback between the retaining wall and public ROW, and therefore does not comply with retaining wall standards found in RMC 4-4-040. Staff recommends as a condition of approval that the applicant submit a final grading plan with the civil construction permit application that relocates the retaining wall to the east with enough space to accommodate a three foot (3’) landscape strip to be installed between the base of the retaining wall and the ROW. The Detailed Landscape Plan submitted with the civil construction permit application shall be updated to show the required 3’ landscaping strip. The final grading plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 16. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-4 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-4 and Analysis ✓ Lots shall be configured to achieve both of the following: DocuSign Envelope ID: 12DFECFC-65CC-44D1-8BE6-8E5FFD609894 City of Renton Department of Community & Economic Development Mahal Short Plat Administrative Report & Decision LUA21-000078, SHPL-A, MOD Report of August 9, 2021 Page 10 of 21 D_Admin Decision_Mahal Short Plat_210412_v6 1. The location of stormwater infiltration LID facilities is optimized, consistent with the Surface Water Design Manual. Building and property line setbacks are specified in the Surface Water Design Manual for infiltration facilities. 2. Soils with good infiltration potential for stormwater management are preserved to the maximum extent practicable as defined by the Surface Water Design Manual. Staff Comment: Infiltration trenches are proposed to be located on site to the west of the future building footprints as shown on the submitted conceptual drainage/utilities plan (Exhibit 5) prepared by Deccio Engineering Inc. The proposed short plat will be required to comply with the requirements of the 2017 City of Renton Surface Water Design Manual. See FOF 19 for details on drainage and soils. 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: To ensure compliance with the primary entry and orientation purpose statements and design guidelines, the applicant shall orient the future home on Lot 1 and provide the primary entry along the 156th Ave SE frontage on the future building permit application. As provided in FOF 15: Setbacks, the front yard for Lot 1 will abut the 156th Ave SE frontage requiring the future home’s orientation to the street. Orientation and primary entry features shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance. DocuSign Envelope ID: 12DFECFC-65CC-44D1-8BE6-8E5FFD609894 City of Renton Department of Community & Economic Development Mahal Short Plat Administrative Report & Decision LUA21-000078, SHPL-A, MOD Report of August 9, 2021 Page 11 of 21 D_Admin Decision_Mahal Short Plat_210412_v6 Compliance not yet demonstrated Facade Modulation: One of the following is required: 1. An offset of at least one story that is at least ten feet (10') wide and two feet (2') in depth on facades visible from the street, or 2. At least two feet (2') offset of second story from first story on one street facing facade. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Windows and Doors: Windows and doors shall constitute twenty-five percent (25%) of all facades facing street frontage or public spaces. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Scale, Bulk, and Character: A variety of elevations and models that demonstrate a variety of floor plans, home sizes, and character shall be used. All of the following are required: 1. A variety of elevations and models that demonstrate a variety of home sizes, character, and a diverse streetscape. 2. Abutting, adjacent, and diagonal houses must have differing architectural elevations. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Roofs: A variety of roof forms appropriate to the style of the home shall be used. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Eaves: Both of the following are required: 1. Eaves projecting from the roof of the entire building at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves, and 2. Rakes on gable ends must extend a minimum of two inches (2") from the surface of exterior siding materials. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Architectural Detailing: If one siding material is used on any side of the dwelling that is two stories or greater in height, a horizontal band that measures at least eight inches (8") is required between the first and second story. Additionally, one of the following is required: 1. Three and one half inch (3 1/2") minimum trim surrounds all windows and details all doors, or DocuSign Envelope ID: 12DFECFC-65CC-44D1-8BE6-8E5FFD609894 City of Renton Department of Community & Economic Development Mahal Short Plat Administrative Report & Decision LUA21-000078, SHPL-A, MOD Report of August 9, 2021 Page 12 of 21 D_Admin Decision_Mahal Short Plat_210412_v6 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 wi th 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. 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 met: Compliance Subdivision Regulations and Analysis Compliant if Conditions of Approval are Met Access: Each lot must have access to a public street or road. Access may be by a shared driveway per the requirements of RMC 4-6-060 Street Standards. The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Staff Comment: The applicant is proposing a 28-foot wide by 100-foot long (2,800 sq. ft.) shared driveway tract with a 20-foot wide paved roadway to serve Lots 1 and 2 from 156th Ave SE. The proposed access tract meets shared driveway requirements per RMC 4-6-060J therefore the proposal complies with access requirements for both lots. The project includes 104.5 feet of frontage along 156th Ave SE. Half-street frontage improvements required along 156th Ave SE includes maintenance of the existing roadway and installation of 0.5 foot curb and gutter, 8-foot planting strip, and 5-foot sidewalk. The applicant has proposed a modified 5.5-foot wide ROW dedication in order allow for the completion of the frontage improvements. See FOF 18 for details. Driveways shall be designed in accordance with RMC 4-4-080 and a public access/utility easement shall be placed over the proposed shared driveway tract. The applicant would be required to record a note on the face of the plat that executes a shared maintenance agreement for equal ownership and maintenance responsibilities for improvements in Tract A. Therefore, staff recommends as a condition of approval, DocuSign Envelope ID: 12DFECFC-65CC-44D1-8BE6-8E5FFD609894 City of Renton Department of Community & Economic Development Mahal Short Plat Administrative Report & Decision LUA21-000078, SHPL-A, MOD Report of August 9, 2021 Page 13 of 21 D_Admin Decision_Mahal Short Plat_210412_v6 the applicant submit a draft version of a shared maintenance agreement for review and approval by the Current Planning Project Manager prior to short plat recording. In addition, in order to ensure that additional curb cuts are not needed, staff recommends, as a condition of approval, that proposed Lot 1 be required to take access from the shared driveway tract as noted in FOF 15. According to the Renton Regional Fire Authority (RFA), the applicant is required to have a minimum driveway width of 20 feet, however, the RFA has indicated that if the applicant wishes to reduce the width of Tract A for a paved driveway width of 16 feet and install fire sprinklers in the home on Lot 2 it may be acceptable (Exhibit 10). Staff recommends, as a condition of approval, that the applicant may revise the width of the pavement for the shared driveway in Tract A to 16 feet if the final plat document includes a note indicating that Lot 2 is required to have fire sprinklers, as approved by the Renton Regional Fire Authority, installed in any future dwelling on Lot 2. The plat note shall be reviewed and approved prior to plat recording. The applicant may provide these changes in the civil construction permit application and the changes shall be reflected on the final plat document. 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-4 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: Proposed Lots 1 and 2 meet the minimum lot dimensional requirements in the R-4 zone, see FOF 15: Lot Dimensions. The proposed lot width of Lot 1 meets the minimum width between side lot lines at their foremost points. See FOF 18 for Modification Analysis 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: Access to the proposed lots would be provided via a shared driveway tract off of 156th Ave SE. To meet the City’s complete street standards, a minimum ROW width of 91 feet is required along 156th Ave SE. The existing ROW width of 156th Ave SE varies between 60 and 72 feet. The applicant has proposed a modification request to provide a ROW width of 71 feet and the installation of a 0.5-foot curb, 8-foot planter DocuSign Envelope ID: 12DFECFC-65CC-44D1-8BE6-8E5FFD609894 City of Renton Department of Community & Economic Development Mahal Short Plat Administrative Report & Decision LUA21-000078, SHPL-A, MOD Report of August 9, 2021 Page 14 of 21 D_Admin Decision_Mahal Short Plat_210412_v6 strip, and 5-foot sidewalk in order to meet the City’s complete street standards, see FOF 18. In addition, the applicant has proposed a dedication of approximately 5.5 feet in order to ensure the proposed improvements are aligned with the existing improvements on neighboring properties. The 2021 Transportation Impact Fee is $10,861.69 per single family dwelling. A credit for the existing home will be applied. Fees are subject to change. A Transportation Concurrency review has been completed, see Exhibit 9. ✓ Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: The proposed short plat is surrounded by existing detached single- family residences to the east, north and south of the site. The proposed lots are similar in size and shape to the existing surrounding development pattern in the area and would be consistent with the Comprehensive Plan and Zoning Code, which encourages large lot housing and suburban, estate-style dwellings compatible with the scale and density of the surrounding area. Therefore, the proposal for new single-family homes would be compatible with the existing uses in the area. 18. Modification Analysis: The applicant is requesting an Administrative Modification from RMC 4-6-060 - Street Standards to modify 156th Ave SE from the required Minor Arterial street section standards consisting of a four lane, 54 foot paved roadway with four 11-foot travel lanes, two 5-foot bike lanes, a 0.5-foot curb, 8-foot planter, 8-foot sidewalk and 2 ft clear space at the back of the sidewalk with a total minimum width of 91 feet of right of way, to a modified Minor Arterial street section consisting of a four lane, 44 foot paved roadway with four 11-foot travel lanes, a 0.5 foot curb, an 8 foot planting strip, and an 5 foot sidewalk on either side of the road with a total minimum width of 71 feet of right of way. 156th Ave SE is classified as a Minor Arterial street with an existing right-of-way width of 60 feet per the King County Assessor’s Map. The existing roadway pavement width is approximately 30 feet. There is no existing curb or sidewalk on either side of the roadway. To meet the City’s Complete Street Standards, right-of-way dedication of approximately 15.5 feet would be required to install the required improvements, however a right of way dedication of 5.5 feet would be required to install the modified improvements. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9- 250.D.2, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification, subject to conditions as noted below: Compliance Modification Criteria and Analysis ✓ a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: The Comprehensive Plan’s Land Use Element Goal L-B is to “Continue to build Renton’s Regional Growth Center consistent with VISION 2040 to provide compact, pedestrian-oriented, mixed-use development to meet the demands of population and employment growth, while reducing the transportation-related and environmental impacts of growth.” DocuSign Envelope ID: 12DFECFC-65CC-44D1-8BE6-8E5FFD609894 City of Renton Department of Community & Economic Development Mahal Short Plat Administrative Report & Decision LUA21-000078, SHPL-A, MOD Report of August 9, 2021 Page 15 of 21 D_Admin Decision_Mahal Short Plat_210412_v6 An overall 44 foot roadway width with the code prescribed planter strip, sidewalk, and clear space will reduce the transportation-related impact of growth which is consistent with Goal L-B. ✓ b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The applicant contends that the proposed 71-foot ROW width and subsequent 5.5 foot ROW dedication will meet all design standards for safety, function, appearance, environmental protection and maintainability intended by RMC 4-6- 060.H(2). City staff has reviewed 156th Ave SE and the surrounding area and have determined that a modified minor arterial street section is suitable for this location of 156th Ave SE. This determination is based on the fact that the roadway is directly adjacent to single family residences and there is insufficient space between the existing right-of-way and existing homes to expand the right-of-way to meet the full collector arterial street standards. The modified street improvements will meet the objectives of a safe, walkable environment consistent with the surrounding neighborhood. ✓ c. Will not create substantial adverse impacts to other property(ies) in the vicinity. Staff Comment: There are no identified adverse impacts to other properties from the requested modification. New frontage improvements would be installed along the subject property’s abutting unimproved ROW 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 indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. The fire flow requirement for a single-family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. The current (2021) fire impact fees are $829.77 per single family unit payable at time of building permit issuance. An impact fee credit will be granted for the removal of the DocuSign Envelope ID: 12DFECFC-65CC-44D1-8BE6-8E5FFD609894 City of Renton Department of Community & Economic Development Mahal Short Plat Administrative Report & Decision LUA21-000078, SHPL-A, MOD Report of August 9, 2021 Page 16 of 21 D_Admin Decision_Mahal Short Plat_210412_v6 existing single family home. Assessed fees are based on the current 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. Any new students from the proposed development would be bussed to their schools. The stop is located approximately 350 feet (0.07 miles) from the project site at NE 1st St & 156th Ave SE. The proposed project includes the installation of frontage improvements along the 156th Ave SE frontage, including sidewalks. Students would walk north on the sidewalk along 156th Ave SE, passing over a 95 foot long section of ROW that has a paved shoulder and curbing in lieu of a sidewalk, to the bus stop at NE 1st St. 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. Assessed fees are based on the current City of Renton Fee Schedule at the time of building permit issuance. Currently the fee is assessed at $5,643.00 per single-family residence. The fee is paid at the time of building permit issuance. ✓ Parks: A Park Impact Fee would be required for the future houses. Assessed fees are based on the current City of Renton Fee Schedule at the time of building permit issuance. The current Park Impact Fee is $2,914.99 per single family home. The fee is paid at the time of building permit issuance. Compliant if Conditions of Approval are Met Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: A Preliminary Drainage Plan and Technical Information Report (TIR), by Deccio Engineering Inc. dated February 9, 2019 (Exhibit 6) was submitted with the project application materials. Based on the City of Renton’s flow control map, the site falls within the Flow Control Duration Standard- Matching Forested and is within the Lower Cedar River Drainage Basin. The report is based on a Full drainage review and Core Requirements 1 through 9 and the six Special Requirements have been discussed in the Technical Information Report. The project falls within the City’s SE 144th Basin Flood Problem Flow Control Standard Area, and thus shall meet the requirements of the Flood Problem Flow Control Standard. This standard includes matching the Existing Site Conditions for the 100 year peaks, in addition to adherence to the Flow Control Duration Standard Matching Forested site conditions. A geotechnical report dated November 10, 2018, completed by South Sound Geotechnical Consulting (Exhibit 7) was provided with the Land Use Application. The report discusses the soil and groundwater characteristics of the site and provides recommendations for project design and construction. Geotechnical recommendations presented in this report recommend infiltration in the upper several feet of soil due to a layer of underlying glacial till. On site soils were found to be a silty sand with gravel in a medium dense to dense condition and is interpreted to be glacial till. Groundwater was not encountered during field work but slight mottling was observed. The infiltration rate was tested at an average rate of 1.4 inches per hour. Lot 1 and Lot 2 each have an infiltration trench proposed to the east of the future home footprints and there is a 2-foot wide by 2-foot deep infiltration trench proposed along the south edge of the shared driveway tract, for a total of three (3) infiltration trenches. The infiltration trench proposed along the south edge of the shared driveway tract appears to be located under the trees placed in the proposed landscape buffer. Staff recommends as a condition of approval that if the applicant proposes to use DocuSign Envelope ID: 12DFECFC-65CC-44D1-8BE6-8E5FFD609894 City of Renton Department of Community & Economic Development Mahal Short Plat Administrative Report & Decision LUA21-000078, SHPL-A, MOD Report of August 9, 2021 Page 17 of 21 D_Admin Decision_Mahal Short Plat_210412_v6 the landscape buffer in the shared driveway tract for storm water management, then the Final Landscape Plan shall be updated to reflect storm water management systems that will not impact the required landscaping provided that the landscape strip’s primary purpose is to ensure an adequate buffer between the shared driveway and neighboring property. Adequate trees, shrub, and groundcover shall take priority over stormwater functions in the landscape strip and if adequate buffer landscaping, as determined by the Current Planning Project Manager, cannot comingle with the proposed stormwater improvements within the landscape strip, then the applicant shall modify and/or relocate the stormwater improvement to ensure adequate landscaping is provided in the driveway tract. The Final Landscape Plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. See FOF 15: Landscaping and Exhibit 11 for more details. 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: The site is currently served by a private on-site-septic system. The septic system shall be abandoned in accordance with King County Department of Health regulations and the Renton Municipal Code. Wastewater service is provided by the City of Renton. There is an existing 8-inch wastewater main located in 156th Ave SE (manhole facility ID: MH4382). The sewer main extension shall extend to the southern most property line of the subject site to provide service to future properties located to the south. A revised utility plan must be submitted at the time of Construction Permit application showing the required 8-inch diameter sewer main extension to the southern most property line of Tract A. The revised Utility Plans shall be submitted to the Plan Review at the time of Construction Permit application for review and approval. Sewer main extensions shall be in accordance with RMC 4-6-040. Staff Comment: Individual sewer stubs from the sewer main and an individual side sewer serving lots 1 and 2 shall be provided. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. The submitted proposal indicates individual sewer stubs, however, the pass through is in very close proximity to retaining walls therefore any sewer stubs located under a wall shall be encased in accordance with City of Renton Standard Details (Exhibit 11). 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. DocuSign Envelope ID: 12DFECFC-65CC-44D1-8BE6-8E5FFD609894 City of Renton Department of Community & Economic Development Mahal Short Plat Administrative Report & Decision LUA21-000078, SHPL-A, MOD Report of August 9, 2021 Page 18 of 21 D_Admin Decision_Mahal Short Plat_210412_v6 I. CONCLUSIONS: 1. The subject site is located in the Residential Low Density (LD) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 14. 2. The subject site is located in the Residential-4 (R-4) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 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 and complies with all advisory notes and conditions of approval contained herein, see FOF 17 and FOF 18. 6. The proposed short plat complies with all five (5) modification criteria related to improvements along 156th Ave SE, 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 FOF 19. 8. There are adequate public services and facilities to accommodate the proposed short plat, see FOF 19. J. DECISION: The Mahal short plat, File No. LUA21-000078, SHPL-A, MOD as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. The applicant shall obtain a demolition permit to remove the structures on the subject property that are not included as part of this short plat proposal. The demolition permit must be finaled by City staff prior to recording the final short plat. 2. The applicant shall submit a final short plat map with the civil construction permit application that includes a note on the face of the plat stating the front yard for Lot 1 shall be between the home and 156th Ave SE and the secondary front yard shall be between the home and shared driveway tract. The future home on Lot 1 shall be oriented toward and provide primary entry from the 156th Ave SE frontage on the future building permit application. The final short plat map shall be reviewed and approved by the Current Planning Project Manager prior to recording. 3. The applicant shall submit a detailed landscape plan with the civil construction permit application that replaces the proposed ‘Milky Way’ Kousa Dogwood street trees with a different tree species suited for the Right of Way as per the City of Renton Approved Street Tree List & Spacing Guide. The revised detailed landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance. 4. The applicant shall submit a detailed landscape plan with the civil construction permit application that includes a 10-foot on-site landscape strip along the 156th Ave SE street frontage of Lot 1 and two (2) front yard trees on Lot 2. The detailed landscape plan for each individual lot shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. DocuSign Envelope ID: 12DFECFC-65CC-44D1-8BE6-8E5FFD609894 City of Renton Department of Community & Economic Development Mahal Short Plat Administrative Report & Decision LUA21-000078, SHPL-A, MOD Report of August 9, 2021 Page 19 of 21 D_Admin Decision_Mahal Short Plat_210412_v6 5. The applicant shall submit a detailed landscape plan with the civil construction permit application that includes a curb in Tract A between the paved edge of the shared driveway and the landscape strip. If the landscaped area is used for storm water management, curb cut inlets shall be required. The revised detailed landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance. 6. The applicant shall submit a final Tree Retention/Land Clearing (Tree Inventory) Plan with the civil construction permit application that includes four (4) new trees on Lot 1, and five (5) new trees on Lot 2 to demonstrate compliance with minimum tree density requirements. The plan shall identify Tree #8 (Apple Tree, 6” DBH) as a protected tree and demonstrate compliance with tree protection measures for all retained trees as stated in RMC 4-4-130 H.9. The revised final Tree Retention and Replacement Plan shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance. 7. The applicant shall submit a revised final short plat map with the civil construction permit application that includes a note stating Lot 1 shall only obtain vehicle access from the shared driveway in Tract A and no direct vehicle access from Lot 1 to 156th Ave SE shall be permitted. The final short plat map shall be reviewed and approved by the Current Planning Project Manager prior to recording. 8. The applicant shall submit a detailed grading plan with the civil construction permit application that demonstrates compliance with RMC 4-4-040 C.2, “Retaining Wall Standards: Setback from Public Rights of Way”. The detailed grading plan shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance. 9. The applicant shall submit a detailed landscape plan with the civil construction permit application that includes a 3’ landscape strip located between the proposed retaining wall and sidewalk along 156th Ave NE. The revised detailed landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance. 10. The final short plat map shall include Private Utility and Access Easement language on the face of the plat map. The final short plat map shall be reviewed and approved by the Current Planning Project Manager prior to recording. 11. If the paved driveway in Tract A is reduced to 16 feet in width, then the applicant shall submit a revised final short plat map that includes a note stating that Lot 2 is required to have fire sprinklers installed in any future dwelling built on the lot, as approved by the Renton Regional Fire Authority. The final short plat map shall be reviewed and approved by the Current Planning Project Manager prior to recording. 12. If the applicant proposes to use the landscape buffer in the shared driveway tract for storm water management, then the applicant shall submit a revised detailed landscape plan that demonstrates that the required landscaping will not be impacted by storm water management systems. If adequate buffer landscaping, as determined by the Current Planning Project Manager, cannot comingle with the proposed stormwater improvements within the landscape strip, then the applicant shall modify and/or relocate the stormwater improvement to ensure adequate landscaping is provided in the driveway tract. The detailed landscape plan shall be reviewed approved by the Current Planning Project Manager prior to civil construction permit issuance. DocuSign Envelope ID: 12DFECFC-65CC-44D1-8BE6-8E5FFD609894 City of Renton Department of Community & Economic Development Mahal Short Plat Administrative Report & Decision LUA21-000078, SHPL-A, MOD Report of August 9, 2021 Page 20 of 21 D_Admin Decision_Mahal Short Plat_210412_v6 DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Vanessa Dolbee, Planning Director Date TRANSMITTED on August 9, 2021 to the Owner/Applicant/Contact: Owner: Applicant/Contact: Balraj S & Jaswinder K Mahal 15816 148th Ct SE Renton, WA 98058 Dante Palmaffy 12925 47th Dr SE Everett, WA, 98208 TRANSMITTED on August 9, 2021 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Amanda Askren, Property Services Mathew Herrera, 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 August 23, 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. The Modification decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-9-250. 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 DocuSign Envelope ID: 12DFECFC-65CC-44D1-8BE6-8E5FFD609894 8/9/2021 | 3:48 PM PDT City of Renton Department of Community & Economic Development Mahal Short Plat Administrative Report & Decision LUA21-000078, SHPL-A, MOD Report of August 9, 2021 Page 21 of 21 D_Admin Decision_Mahal Short Plat_210412_v6 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: 12DFECFC-65CC-44D1-8BE6-8E5FFD609894 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Mahal Short Plat Land Use File Number: LUA21-000078, SHPL-A, MOD Date of Report August 9, 2021 Staff Contact Brittany Gillia Assistant Planner Project Contact/Applicant Dante Palmaffy, D. Palmaffy Design 12925 47th Dr SE Everett, WA, 98208 Project Location 13436 156th Ave SE Renton, WA 98059 The following exhibits are included with the report: Exhibit 1: Administrative Decision Exhibit 2: Preliminary Short Plat Map Exhibit 3: Landscape Plan, prepared by Kismet Design, dated August 20, 2020 Exhibit 4: Arborist Report, prepared by A&M Tree Service NW, dated December 10, 2019 Exhibit 5: Conceptual Drainage/Utilities Plan, prepared by Deccio Engineering Inc, dated March 25, 2019 Exhibit 6: Drainage and Technical Information Report, prepared by Deccio Engineering Inc, dated February 9, 2019 Exhibit 7: Geotechnical Report, prepared by South Sound Geotechnical Consulting, dated November 10, 2018 Exhibit 8: Modification Request Exhibit 9: Transportation Concurrency Memo Exhibit 10: Fire Authority Memo Exhibit 11: Advisory Notes DocuSign Envelope ID: 12DFECFC-65CC-44D1-8BE6-8E5FFD609894