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HomeMy WebLinkAboutSR_HEX_Report_Cyprus Lane_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map SR_HEX_Report_Cyprus Lane_FINAL A. REPORT TO THE HEARING EXAMINER Hearing Date: January 18, 2022 Project File Number: PR21-000304 Project Name: Cyprus Lane Preliminary Plat Land Use File Number: LUA21-000287, PP, ECF, MOD Project Manager: Jill Ding, Senior Planner Owners: 1. Dean and Caroly Mullenberg, 5816 NE 4th Pl, Renton, WA 98059 2. Sharon Scott, 510 Nile Ave NE, Renton, WA 98059 Applicant: Robert P. Wenzl, Tuscany Construction, LLC, PO Box 2170 Renton, WA 98059 Contact: Cliff Williams, PE, Dev. Man. Eng., LLC, 4648 Shantel St, Mount Vernon, WA 98274 Project Location: 5116 NE 4th Pl and 510 Nile Ave NE, Renton, WA 98059 Project Summary: The applicant is requesting Preliminary Plat approval, Environmental (SEPA) Review, and a Street Modification for the subdivision of an existing 4.88 acre site, zoned R-4 into 15 lots and nine (9) tracts for the future construction of single-family residences. Two (2) existing single-family residences and associated detached accessory structures are proposed for removal. The proposed lots would range in size from 9,006 sq. ft. to 12,486 sq. ft. Access to the proposed lots would be provided via a new public street extension from Orcas Ave NE to the north to NE 4th Pl to the south. Access to Lots 11 and 12 would be provided off of Nile Ave NE via a shared driveway easement. In addition, a new public alley extension is proposed to connect the south end of Pasco Ave NE to the new extension of Orcas Ave NE. A modification to the adopted street standards is requested to reduce the required right-of-way width and pavement width along the project's Nile Ave NE frontage. Of the existing 304 significant trees, the applicant is proposing to retain 65 trees. There are no critical areas mapped on the project site. Site Area: 212,746 sq. ft. (4.88 acres) City of Renton Department of Community & Economic Development Cyprus Lane Preliminary Plat Staff Report to the Hearing Examiner LUA21-000287, PP, ECF, MOD Report of January 18, 2022 Page 2 of 21 SR_HEX_Report_Cyprus Lane_FINAL B. EXHIBITS: Exhibits 1-6: As shown in the Environmental Review Committee (ERC) Report Exhibit 7: Staff Report to the Hearing Examiner Exhibit 8: Revised Preliminary Plat Plan Set Exhibit 9: Revised Arborist Report, prepared by Greenforest Incorporated, dated revised September 30, 2021 Exhibit 10: Tree Retention Worksheet Exhibit 11: Public Comment Email and City Response Exhibit 12: SEPA Determination of Non-Significance Exhibit 13: Neighborhood Meeting Minutes C. GENERAL INFORMATION: 1. Owner(s) of Record: Dean and Caroly Mullenberg 5816 NE 4th Pl Renton, WA 98059 Sharon Scott 510 Nile Ave NE Renton, WA 98059 2. Zoning Classification: Residential-4 (R-4) 3. Comprehensive Plan Land Use Designation: Residential Low Density (LD) 4. Existing Site Use: Two (2) existing single-family residences and detached accessory structures are proposed for removal. 5. Critical Areas: None mapped. 6. Neighborhood Characteristics: a. North: Single-family residential, R-4 zone b. East: Single-family residential, R-4 zone c. South: Single-family residential, R-4 zone d. West: Single-family residential, R-4 zone 7. Site Area: 212,746 sq. ft. (4.88 acres) D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Annexation N/A 4760 04/21/1998 City of Renton Department of Community & Economic Development Cyprus Lane Preliminary Plat Staff Report to the Hearing Examiner LUA21-000287, PP, ECF, MOD Report of January 18, 2022 Page 3 of 21 SR_HEX_Report_Cyprus Lane_FINAL E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service will be provided by the King County Water District 90. b. Sewer: The proposed development is within the City of Renton sewer service area. There is an existing 8-inch gravity wastewater main located in NE 4th Pl, located south of the project site. There is an existing 8-inch gravity wastewater main located in an easement (KC recording number 20031022001986) on parcel 1123059124. There is an existing 8-inch gravity wastewater main located in Nile Ave NE to the north of the project site and to the south of the project site. The existing homes are not connected to the City sewer system. c. Surface/Storm Water: The site is generally sloped from the northeast to the southwest. There is an outfall at the north property line abutting Orcas Ave NE. There is an existing 12-inch public stormwater main on the south side of NE 4th Pl. There is an existing 18-inch public stormwater main on the east side of Nile Ave NE. There is no existing on-site stormwater conveyance system. 2. Streets: The proposed development fronts NE 4th Pl along the south property line. NE 4th Pl is classified as a Residential Access street. Existing right-of-way (ROW) width, according to the King County Assessor Map, is 28.5 feet however the centerline is offset and approximately 12 feet of ROW fronts the property. The proposed development fronts Nile Ave Ne along the west property line. Nile Ave NE is classified as a collector arterial street. The existing ROW width, according to the King County Assessors Map, is 60 feet. The proposed development fronts Pasco Ave NE along a portion of the north property line. Pasco Ave NE is classified as a residential Access street. Existing ROW width, according to the King County Assessor Map, is 30 feet. 3. Fire Protection: Renton Regional Fire Authority (RRFA) F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table – Uses Allowed in the 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 5. Chapter 9 Permits – Specific a. Section 4-9-250: Variances, Waivers, Modifications, and Alternates 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element City of Renton Department of Community & Economic Development Cyprus Lane Preliminary Plat Staff Report to the Hearing Examiner LUA21-000287, PP, ECF, MOD Report of January 18, 2022 Page 4 of 21 SR_HEX_Report_Cyprus Lane_FINAL H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on August 5, 2021 and determined the application complete on August 9, 2021. The project was placed on hold on September 15, 2021 and was taken off hold on October 6, 2021. The project was re-noticed on December 20, 2021 to correct a noticing error in the initial processing of the land use application, as not all properties within 300 feet of the project site received a copy of the original Notice of Application as req uired by Renton Municipal Code. The purpose of the re-notice was to ensure those within 300-feet of the project site who did not receive the initial notice had the opportunity to comment on the application. The public hearing will be reopened and the final decision issued on November 23, 2021 was vacated. The project complies with the 120-day review period. 2. Neighborhood meetings were held virtually on Zoom on June 29, 2021 and July 13, 2021. Sixteen members of the public attended the first meeting and twelve members of the public attended the second meeing, and provided comments and questions (see Exhibit 13). 3. The project site is located at 5116 NE 4th Pl and 510 Nile Ave NE, Renton, WA 98059. 4. The project site is currently developed with two (2) existing single-family residences and detached accessory structures proposed for removal. 5. Access to the proposed lots would be provided via a new public street extension from Orcas Ave NE to the north to NE 4th Pl to the south. Access to Lots 11 and 12 would be provided off Nile Ave NE via a shared driveway easement. In addition, a new public alley extension is proposed to connect the south end of Pasco Ave NE to the new extension of Orcas Ave NE. 6. The property is located within the Residential Low Density (LD) Comprehensive Plan land use designation. 7. The site is located within the Residential-4 (R-4) zoning classification. 8. There are approximately 329 trees located on-site, of which the applicant is proposing to retain a total of 65 trees. 9. No critical areas are mapped on the project site. 10. Approximately 17,050 cubic yards of material would be cut on-site and approximately 5,634 cubic yards of fill is proposed to be brought into the site. 11. The applicant is proposing to begin construction in Fall of 2022 and end in Spring of 2023. 12. Staff received and responded to three public comment emails (Exhibits 11, 18, and 19). 13. No other public or agency comments were received. 14. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on September 13, 2021 the Environmental Review Committee issued a Determination of Non-Significance for the Cyprus Lane Preliminary Plat (Exhibit 12). A 14-day appeal period commenced on September 13, 2021 and ended on September 27, 2021. No appeals of the threshold determination were filed. 15. 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. 16. Comprehensive Plan Compliance: The site is designated Residential Low Density (LD) on the City’s Comprehensive Plan Map. The purpose of the RLD designation is to provide transition to the rural area, or those appropriate for larger lot housing within the Residential Low Density (RLD) land use designation City of Renton Department of Community & Economic Development Cyprus Lane Preliminary Plat Staff Report to the Hearing Examiner LUA21-000287, PP, ECF, MOD Report of January 18, 2022 Page 5 of 21 SR_HEX_Report_Cyprus Lane_FINAL to allow for a range of lifestyles. The proposal is compliant with the following development standards if all conditions of approval are met: Compliance Comprehensive Plan Analysis ✓ Policy L-3: Encourage infill development of single-family units as a means to meet growth targets and provide new housing. ✓ Goal L-I: Utilize multiple strategies to accommodate residential growth, including: • Development of new single-family neighborhoods on large tracts of land outside the City Center, • Development of new multi-family and mixed-use in the City Center and in the Residential High Density and Commercial Mixed-Use designations, and Infill development on vacant and underutilized land in established neighborhoods and multi-family areas. ✓ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. ✓ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development. ✓ Policy L-48: Address privacy and quality of life for existing residents by considering scale and context in infill project design. ✓ Policy L-55: Preserve natural landforms, vegetation, distinctive stands of trees, natural slopes, and scenic areas that contribute to the City’s identity, preserve property values, and visually define the community and neighborhoods. 17. 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: The project site has a gross site area of 212,746 sq. ft. After the deduction of 37,094 sq. ft. of area required for right-of-way dedication, the project site would have a net area of 175,652 sq. ft. (4.03 acres). The proposal for 15 lots on the 4.03 net acre site would result in a net density of 3.72 dwelling units per net acre (15 / 4.03 = 3.72), which is less than the maximum density permitted in the R-4 zone. Compliant if condition of approval is met 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 portion of the lot narrower than eighty percent (80%) of the minimum permitted width shall not be used for lot area calculations. The following table identifies the proposed approximate dimensions for Lots 1-15 Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.) City of Renton Department of Community & Economic Development Cyprus Lane Preliminary Plat Staff Report to the Hearing Examiner LUA21-000287, PP, ECF, MOD Report of January 18, 2022 Page 6 of 21 SR_HEX_Report_Cyprus Lane_FINAL Lot 1 9,171 67 137 Lot 2 9,071 72 117 Lot 3 9,006 72 117 Lot 4 9,007 72 117 Lot 5 10,292 82 134 Lot 6 10,762 70 177 Lot 7 9,087 71 127 Lot 8 9,431 80 123 Lot 9 9,324 70 133 Lot 10 9,556 70 133 Lot 11 9,265 70 131 Lot 12 9,201 70 131 Lot 13 12,486 87 137 Lot 14 9,308 70 137 Lot 15 9,367 70 137 Tract A (stormwater) 10,846 N/A N/A Tract B (Tree) 247 N/A N/A Tract C (Tree) 306 N/A N/A Tract D (stormwater) 6,924 N/A N/A Tract E (Tree) 1,051 N/A N/A Tract F (Tree) 880 N/A N/A Tract G (Tree) 880 N/A N/A Tract H (Tree) 815 N/A N/A Tract I (Open Space) 1,284 N/A N/A Staff Comment: As reflected in the table above, all proposed lots, except for Lot 1, would comply with the minimum lot size, width and depth requirements of the R-4 zone. Lot 1 is proposed with a minimum width of 67 feet, which is less than the 70-foot width required for an interior lot. The applicant is proposing an open space tract (Tract I) that would abut the south property line of Lot 1. Open space tracts are not required for detached single-family development within the R-4 zone and the plat does not identify City of Renton Department of Community & Economic Development Cyprus Lane Preliminary Plat Staff Report to the Hearing Examiner LUA21-000287, PP, ECF, MOD Report of January 18, 2022 Page 7 of 21 SR_HEX_Report_Cyprus Lane_FINAL a purpose or need for a tract here, therefore it should be removed. With Tract I removed, the width of Lot 1 would need to be revised to comply with the minimum 80-foot width required for corner lots. Staff recommends, as a condition of approval, that Tract I be removed from the preliminary plat and consolidated with Lot 1 and that the width of Lot 1 be increased to comply with the 80-foot minimum width required for corner lots. Staff further recommends as a condition of approval that a Home Owner’s Association be created prior to the recording of the final plat for the ownership and maintenance of all common improvements within the subdivision. Compliant if condition of approval is 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: The lots proposed would provide adequate area for the required yard areas. Lots 1, 8 and 13 would be corner lots and would be required to provide front and secondary front yard areas. Lots 1-10 and 13-15 would have front yard areas oriented towards the new public access street extension of Orcas Ave NE. Lots 11 and 12 would have front yard areas oriented to the west, towards Nile Ave NE. Setbacks for the proposed residences would be verified at the time of building permit review. There are two (2) existing residences and associated detached accessory structures that would not meet setback requirements with the proposed plat layout and are proposed for removal. To ensure setback compliance, staff recommends as a condition of approval, that demolition permits be obtained, existing residential and detached accessory buildings are removed on the subject property, and all required structure removal inspections are completed prior to submitting a final plat application. Compliance not yet demonstrated Building Standards: The R-4 zone has a maximum building coverage of 35% and a maximum impervious surface coverage of 50%. In the R-4 zone, a maximum building height of 3 stories with a wall plate height of 32 feet is permitted. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height. If the height of wall plates on a building are less than the states maximum the roof may project higher to account for the difference, yet the combined height of both features shall not exceed the combined maximums. Common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12, decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet from each minimum building setback line for each one (1) vertical foot above the maximum wall plate height. Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g., shed roof) may exceed the stated maximum if the average of wall plate heights is equal or less than the maximum wall plate height allowed. Staff Comment: Building height, building coverage, and impervious surface coverage for the new single-family residences would be verified at the time of building permit review. Compliant if condition of approval is met Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. There shall be a minimum of one street tree City of Renton Department of Community & Economic Development Cyprus Lane Preliminary Plat Staff Report to the Hearing Examiner LUA21-000287, PP, ECF, MOD Report of January 18, 2022 Page 8 of 21 SR_HEX_Report_Cyprus Lane_FINAL planted per lot. Trees shall be selected from the City’s Approved Street Tree List based on the width of the planting strip and the presence or lack of overhead power lines; provided, the Administrator and City arborist shall each retain the right to reject any proposed cultivar regardless of whether or not the cultivar is on the City’s Approved Street Tree List. Street trees shall have a minimum caliper of two inches (2"). Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, street lights, utility poles, traffic signs, fire hydrants, and driveways. Generally, the following spacing is required: Small-sized maturing trees: thirty feet (30') on center; Medium-sized maturing trees: forty feet (40') on center; and Large-sized maturing trees: fifty feet (50') on center. 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 8) was submitted with the project application materials. The conceptual landscape plan includes an eight (8)-foot wide planting strip between the curb and sidewalk that would be planted with Trident Maple (Nile Ave NE and NE 4th Pl frontages) and Adirondack crabapple (Orcas Pl NE frontage) trees and groundcover consisting of kinnikinnick and creaping cottoneaster. Tree species proposed to be planted within the right-of-way planting strip should come from the City’s approved street tree list. A ten (10)-foot wide onsite landscape strip is also proposed along the street frontages of the most of proposed lots and would be planted with a mix of shrubs and ground cover (see species list on the conceptual landscape plan (Exhibit 8)). The required ten (10)-foot wide landscape strip was not shown along the western frontage of Lot 1. In addition, staff has recommended that Tract I be consolidated with Lot 1, the street frontage landscaping would also be required extend along the south property line of Lot 1. The proposed plant list for the street frontage landscaping does not include trees. Trees are proposed within the ten (10) foot wide street frontage landscape strip for Lots 8-10 and 13 and 14. Trees are proposed within the front yards of Lots 1-7, 11, and 12. There are two (2) stormwater tracts that are proposed to be landscaped as well. Tract A would be landscaped with a mix of lawn, a ten (10)-foot wide street frontage landscape strip and general landscaping for which there is currently no detail. Tract D would be landscaped with general landscaping and six (6) trees. Storm water facilities are required to be landscaped with a minimum of fifteen (15) feet of landscaping unless otherwise determined through the preliminary plat review process. Tract D would have a width of 24 feet, therefore, the entire tract would be required to be landscaped. Staff recommends, as a condition of approval, that a detailed landscape plan be provided at the time of Construction Permit application that includes street tree species from the City’s approved Street Tree list, the extension of the street frontage landscaping along the west and south property lines of Lot 1, the addition of trees within the street frontage landscape strip abutting all lots, and a minimum of fifteen (15) feet of landscaping around the perimeter of the proposed stormwater tracts. Tree species selected for planting within the stormwater tracts shall be large size maturing trees such as western red cedar, douglas fir, and western hemlock where not conflicting with stormwater infrastructure to mitigate loss of mature trees on the subject property. The City of Renton Department of Community & Economic Development Cyprus Lane Preliminary Plat Staff Report to the Hearing Examiner LUA21-000287, PP, ECF, MOD Report of January 18, 2022 Page 9 of 21 SR_HEX_Report_Cyprus Lane_FINAL detailed landscape plan shall be provided for review and approval to the Current Planning Project Manager. 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 8), arborist report (Exhibit 9), and tree retention worksheet (Exhibit 10) were included with the project application materials. There are 329 trees identified on the project site, of those trees 25 have been identified as dangerous trees, 60 trees are located within areas of right-of-way dedication, and 27 trees are located within the alley/joint use driveway easements, which results in a total of 217 trees available for retention. Based on the requirement to retain thirty percent (30%) of existing onsite trees, the applicant would be required to retain 65 trees onsite. The applicant is proposing to retain 65 trees, which would comply with the tree retention requirements. The applicant is proposing to comply with minimum tree density, through a combination of tree retention and tree planting, as follows: Lot Lot Area (sq. ft.) Minimum Tree Density Required Trees Planted Trees Retained Compliant 1 9,171 4 1 3 Yes 2 9,071 4 2 3 Yes 3 9,006 4 1 3 Yes 4 9,007 4 1 3 Yes 5 10,292 4 5 1 Yes City of Renton Department of Community & Economic Development Cyprus Lane Preliminary Plat Staff Report to the Hearing Examiner LUA21-000287, PP, ECF, MOD Report of January 18, 2022 Page 10 of 21 SR_HEX_Report_Cyprus Lane_FINAL 6 10,762 4 2 3 Yes 7 9,087 4 3 1 Yes 8 9,431 4 3 4 Yes 9 9,324 4 4 0 Yes 10 9,556 4 4 0 Yes 11 9,265 4 4 0 Yes 12 9,201 4 3 1 Yes 13 12,486 5 5 4 Yes 14 9,308 4 2 2 Yes 15 9,367 4 0 4 Yes In accordance with RMC 4-4-130H.1, Protected trees may contribute to each residential lot’s required minimum tree density, but any trees that are in excess of an individual lot’s minimum tree density shall not contribute to the total number of trees that are required to be retained for the Land Development Permit. Protected trees that do not contribute to a lot’s required minimum tree density shall be held in perpetuity within a tree protection tract. The applicant has proposed tree protection tracts (Tracts B, C, E, F, G, and H) on Lots 2-4, 6, 14, and 15 for the protection of trees that would be in excess of the minimum tree density required on the individual lots. In addition, the applicant is proposing to plant additional trees on Lots 2, 5, 6, 8, and 13 that would result in these lots exceeding the minimum tree density required. As the tree density on these lots would be exceeded through the planting of additional trees and not the retention of trees, these trees would not be required to be placed within tree protection tracts. Trees proposed as replacement trees on the submitted landscape plan (Exhibit 8) and trees planted to meet minimum tree density include arborvitae, vine maple, and other small species or shrub like trees. Replacement trees should consist of larger mature species trees to mitigate the removal mature tree removal of the forested site. The tree tracts proposed on Lots 2-4, 6, 14, and 15 are located in areas where there are existing tree corridors proposed to be retained. The protected tree corridors would be located on Lots 1-4, 6, and 13-15. In addition to the proposed tree tracts, these tree corridors should be protected within a tree protection easement for access, maintenance, and potential passive recreation purposes and should be owned and maintained by the Homeowner’s Association. To further protect these existing tree corridors, staff recommends as a condition of approval that a final tree retention plan be provided at the time of Construction Permit review. The final tree retention plan shall include larger tree species to mitigate for the removal of the existing mature trees from the project site. The proposed protected trees within Lots 1-4, 6, 13-15, and Tracts B, C, E, F, G, and H be protected within Tree Protection Easements. The Tree Protection Easements should encompass all protected trees within these lots and extend to a public right-of-way. The boundary of the Tree Protection Easements should be fenced and signed in accordance with RMC 4-4-130H.2.d. Fence construction shall be monitored onsite by the applicant’s certified arborist to avoid root damage to the protected trees. A fencing and signage detail shall be submitted for review and approval of the Current Planning Project Manager at the time of Construction Permit review. The City of Renton Department of Community & Economic Development Cyprus Lane Preliminary Plat Staff Report to the Hearing Examiner LUA21-000287, PP, ECF, MOD Report of January 18, 2022 Page 11 of 21 SR_HEX_Report_Cyprus Lane_FINAL Tree Protection Easements should be reflected on the face of the final plat map, subject to review and approval of the Current Planning Project Manager and City Attorney. ✓ 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: Adequate area would be provided on the proposed lots for the provision of adequate onsite parking. 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: As shown on the preliminary road, grading, and utility plan (Exhibit 8), there is a retaining wall proposed at the southeast corner of Tract D, extending to the west along the northwest corner of proposed Lot 13. The proposed retaining wall would have a maximum height of seven (7) feet, adjacent to the Orcas Pl NE extension, which would exceed the maximum height of forty-eight inches (48") permitted within a front yard setback area. In addition, the proposed retaining wall would abut the public right- of-way, and would not provide the required three-foot (3') landscaped setback. Staff recommends as a condition of approval, the applicant submit a revised grading plan with the civil construction permit that reduces the retaining wall proposed on Lot 13 to a maximum of forty-eight inches (48") and that the location of the wall be revised to provide the required three-foot (3') landscaped setback from the public right-of-way. The wall extending on to Tract D shall also be setback the required three (3) feet from the right-of-way and comply with the maximum height requirements. The revised grading plan shall also provide cross-sections of the proposed retaining wall(s) and detail sheets of material composition. The revised grading plan, cross-sections, and details sheets shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 18. 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-4 and Analysis N/A Lot Configuration: One of the following is required of preliminary plat applications: City of Renton Department of Community & Economic Development Cyprus Lane Preliminary Plat Staff Report to the Hearing Examiner LUA21-000287, PP, ECF, MOD Report of January 18, 2022 Page 12 of 21 SR_HEX_Report_Cyprus Lane_FINAL 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 in the R-4 zone. ✓ Lots shall be configured to achieve both of the following: 1. The location of stormwater infiltration LID facilities is optimized, consistent with the Surface Water Design Manual. Building and property line setbacks are specified in the Surface Water Design Manual for infiltration facilities. 2. Soils with good infiltration potential for stormwater management are preserved to the maximum extent practicable as defined by the Surface Water Design Manual. Staff Comment: See stormwater discussion below under FOF 21. 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. Lots 4-6 would comply with option three (3) above, if these lots were accessed via the proposed alley as recommended below under FOF 20. Compliance not yet demonstrated Primary Entry: The entry shall include a porch or stoop with a minimum depth of five feet (5') and minimum height of twelve inches (12") above grade. Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. Staff Comment: Compliance for this standard would be verified at the time of building permit review. City of Renton Department of Community & Economic Development Cyprus Lane Preliminary Plat Staff Report to the Hearing Examiner LUA21-000287, PP, ECF, MOD Report of January 18, 2022 Page 13 of 21 SR_HEX_Report_Cyprus Lane_FINAL 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 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. City of Renton Department of Community & Economic Development Cyprus Lane Preliminary Plat Staff Report to the Hearing Examiner LUA21-000287, PP, ECF, MOD Report of January 18, 2022 Page 14 of 21 SR_HEX_Report_Cyprus Lane_FINAL 19. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060 in order to utilize the modified street section as referenced in the Renton Trails and Bicycle Master Plan. The proposed project fronts Nile Ave NE along the west property line. Nile Ave NE is classified as a collector arterial street with an existing ROW of approximately 60 feet per the King County Assessor Map. Per RMC 4-6-060, the minimum right-of-way width for a Collector Arterial street with 2 lanes is 83 feet that includes a 46 foot paved road (23 feet from centerline), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, street trees and storm drainage improvements. The adopted Renton Trails and Bicycle Master Plan includes a modified street section for the portion of Nile Ave NE fronting the project site. The street section reduces the pavement width to 44 feet (22 feet from centerline) which includes one 11 foot travel lane in each direction, one 12 foot two-way turn lane, one 5 foot bike lane in each direction and no on-street parking. The modified street standard requires a minimum ROW of 73 feet. Half street improvements would include a pavement width of 22 feet, a 0.5 foot curb, an 8 foot planting strip a 5 foot sidewalk, a 1 foot clear space at back of walk, street trees and storm drainage improvements. Dedication of approximately 6.5 feet would be required pending the final survey. 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: See FOF 16, Comprehensive Plan Analysis. The Land Use Element has applicable policies listed under a separate section labeled Promoting a Safe, Healthy, and Attractive Community. These policies address walkable neighborhoods, safety, and shared uses. The intent of the policies is to promote new development with walkable places that support grid and flexible grid street and pathway patterns, and are visually attractive, safe, and healthy environments. Compliance with the Renton Trails and Bicycle Master Plan along the Nile Ave NE frontage would meet the intent of these policies. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Materials and Color: For subdivisions and short plats, abutting homes shall be of differing color. Color palettes for all new dwellings, coded to the home elevations, shall be submitted for approval. Additionally, one of the following is required: 1. A minimum of two (2) colors is used on the home (body with different color trim is acceptable), or 2. A minimum of two (2) differing siding materials (horizontal siding and shingles, siding and masonry or masonry-like material, etc.) is used on the home. One alternative siding material must comprise a minimum of thirty percent (30%) of the street facing facade. If masonry siding is used, it shall wrap the corners no less than twenty-four inches (24"). Staff Comment: Compliance for this standard would be verified at the time of building permit review. City of Renton Department of Community & Economic Development Cyprus Lane Preliminary Plat Staff Report to the Hearing Examiner LUA21-000287, PP, ECF, MOD Report of January 18, 2022 Page 15 of 21 SR_HEX_Report_Cyprus Lane_FINAL ✓ b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The applicant contends the modified Nile Ave NE section as represented in the Renton Trails and Bicycle Master Plan is consistent with the City’s corridor plan for the area. Staff concurs the proposed modification would meet the objectives of function and maintainability intended by the code requirements. The City’s Public Works Transportation Division have reviewed Nile Ave NE and the surrounding area and have determined that a modified collector arterial street section is more suitable for the portion of Nile Ave NE adjacent to the site. The Renton Trails and Bicycle Master Plan includes the following street section along Nile Ave NE: a pavement width of 44 feet (22 feet from centerline) which includes one 11-foot travel lane in each direction, one 12- foot two-way turn lane, one 5-foot bike lane in each direction and no on-street parking would be required. The modified street standard requires a minimum ROW of 73 feet. Half street improvements would include a pavement width of 22 feet, a 0.5 foot curb, an 8-foot planting strip a 5-foot sidewalk, a 1 foot clear space at back of walk, street trees and storm drainage improvements. Dedication of approximately 6.5 feet would be required pending the final survey. The proposed modification would meet the Transportation Division’s established corridor plan for this section of Nile Ave NE and could conform to the intended purpose of the code by providing a complete street cross section. ✓ c. Will not create substantial adverse impacts to other property(ies) in the vicinity. Staff Comment: There are no identified adverse impacts to other properties from the requested modification. New frontage improvements would be installed along the subject property’s abutting unimproved ROW. ✓ d. Conforms to the intent and purpose of the Code. Staff Comment: See comments under criterion ‘b’. ✓ e. Can be shown to be justified and required for the use and situation intended. Staff Comment: See comments under criterion ‘b’. 20. 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 condition of approval is met Access: Each lot must have access to a public street or road. Access may be by a shared driveway per the requirements of the street standards. The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Staff Comment: All proposed lots would have access to a public street. Access to Lots 1- 3, 4-10, and 13-15 would be provided off of the new extension of Orcas Ave NE. Access to Lots 11 and 12 would be provided via a joint use driveway off of Nile Ave NE. An City of Renton Department of Community & Economic Development Cyprus Lane Preliminary Plat Staff Report to the Hearing Examiner LUA21-000287, PP, ECF, MOD Report of January 18, 2022 Page 16 of 21 SR_HEX_Report_Cyprus Lane_FINAL additional joint use driveway is proposed to provide access to Lots 7 and 8 off of the Orcas Ave NE extension. In accordance with RMC 4-7-150E.5, all new residential development is required to access off of alleys where available. Staff recommends, as a condition of approval, that access to Lots 4-6 be provided via the public alley and the driveways shown on the preliminary plat along their respective street frontages be removed, and access to Lots 7 and 8 and 11 and 12 be provided via a joint-use driveway. A note to this effect shall be recorded on the face of the Final Plat. Frontage improvements are required along all street frontages abutting the subject property, required improvements would consist of curb, gutter, planter strip with street trees, and sidewalk. N/A Blocks: Blocks shall be deep enough to allow two tiers of lots. Staff Comment: Not applicable, no blocks are proposed. Projects are exempt from block depth regulation when the location and extent of environmental constraints prevent a standard plat land configuration. Lots: The size, shape, orientation, and arrangement of the proposed lots comply with the requirements of the Subdivision Regulations and the Development Standards of the R-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: All proposed lots comply with the minimum area and dimensional standards of the R-4 zone (see FOF 17) and all lots would be oriented such that their front yard areas face a public street. As recommended above, proposed Lots 4-6 would be alley accessed. To clarify the orientation of these lots, staff recommends, as a condition of approval, that the front yard and primary building entrances for the homes constructed on Lots 4-6 be required to face the west towards Orcas Ave NE. A note to this effect shall be recorded on the face of the final short plat map. Compliant if condition of approval is met 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 project site fronts Nile Ave NE along the west property line, NE 4th Pl along the south property line, Pasco Ave NE along a portion of the north property line, and Orcas Ave NE along a portion of the north property line. NE 4th Pl is classified as a Residential Access street with an existing right-of-way (ROW) of approximately 28.51-feet per the King County Assessors Map, however the centerline is offset and approximately 12 feet of ROW fronts the property. Per RMC 4-6-060, the City of Renton Department of Community & Economic Development Cyprus Lane Preliminary Plat Staff Report to the Hearing Examiner LUA21-000287, PP, ECF, MOD Report of January 18, 2022 Page 17 of 21 SR_HEX_Report_Cyprus Lane_FINAL minimum ROW width for a Residential Access street is 53 feet that includes a 26-foot paved road (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, a 5-foot sidewalk, street trees and storm drainage improvements. Approximately 14.5 feet of dedication would be required pending final survey. Nile Ave NE is classified as a collector arterial street with an existing ROW of approximately 60 feet per the King County Assessor Map. Per RMC 4-6-060, the minimum right-of-way width for a Collector Arterial street with 2 lanes is 83 feet that includes a 46-foot paved road (23 feet from centerline), a 0.5 foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. A modification was requested and recommended for approval to the frontage improvements required along Nile Ave NE, see FOF 19. Pasco Ave NE is a residential access street with an existing ROW of approximately 30 feet. Pasco Ave NE shall be extended such that it connects to Orcas Ave NE with improvements as per code. The proposal includes a twenty (20)-foot alley connection between Pasco Ave NE and Orcas Ave NE, which is acceptable provided that the alley meets minimum fire access requirements for loading and turning. Therefore, staff recommends, as a condition of approval, that the alley is constructed with pavement that can support a 30-ton firetruck with 75 PSI point load and that minimum inside an outside turning radii shall be 25 feet and 45 feet, respectively. Each new residence is subject to a transportation impact fee. The 2021 transportation impact fee is $10,861.69 per single-family home. Assessed fees for the future residences would be based on the City of Renton Fee Schedule in effect 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, the proposed lots would comply with the minimum area and dimensional requirements of the R-4 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. 21. 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 if the applicant provides Code required improvements including but not limited to those items listed in the Advisory Notes (Exhibit 6) and fees. Fire impact fees are applicable at the rate of $829.77 per single-family unit. Assessed fees for the future residences would be based on the City of Renton Fee Schedule in effect at the time of building permit issuance. ✓ Schools: It is anticipated that the Issaquah School District can accommodate any additional students generated by this proposal at the following schools: Apollo Elementary, Maywood Middle School and Liberty High School. Any new students from the proposed development would be bussed to their schools. The stop is located approximately 0.11 miles from the south end of the project site, at 451 Nile Ave NE. The proposed project includes the installation of frontage improvements along the Orcas Ave NE, Nile Ave NE, and NE 4th Pl frontages, including sidewalks. Students would City of Renton Department of Community & Economic Development Cyprus Lane Preliminary Plat Staff Report to the Hearing Examiner LUA21-000287, PP, ECF, MOD Report of January 18, 2022 Page 18 of 21 SR_HEX_Report_Cyprus Lane_FINAL walk south along Orcas Ave NE to NE 4th Pl, where they would walk to the west to Nile Ave NE and then walk to the north to the bus stop at 451 Nile Ave NE. A School Impact Fee, based on new single-family lots, will be required in order to mitigate the proposal’s potential impacts to the Issaquah School District. The fee is payable to the City as specified by the Renton Municipal Code. The 2021 Issaquah School District impact fee is $18,213.00 (plus a 5% surcharge fee) per single-family home. Assessed fees for the future residences would be based on the City of Renton Fee Schedule in effect at the time of building permit issuance. ✓ Parks: A Park Impact Fee would be required for the future houses. The current Park Impact Fee is $2,914.99. Assessed fees for the future residences would be based on the City of Renton Fee Schedule in effect 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 Preliminary Drainage Plan (Exhibit 8) and Technical Information Report (TIR) (Exhibit 4) prepared by Core Design, dated June 28, 2021 with the Land Use Application. 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 topography of the project site generally slopes from the northeast to the southwest. There is an existing stormwater outfall at the north property line abutting Orcas Ave NE. There is an existing 12-inch public stormwater main on the south side of NE 4th Pl and an existing 18-inch public stormwater main on the east side of Nile Ave NE. There is no existing onsite stormwater conveyance system. A geotechnical report (Exhibit 3) dated February 2, 2021, completed by Cobalt Geosciences, was also submitted with the Land Use Application material. 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 do not support the use of infiltration on the project site. The project has two (2) natural discharge locations. Both are to the City’s conveyance system. The north discharge location is along Nile Avenue NE and the south discharge location is on NE 4th Place. The existing surface water runoff, which discharges from the north discharge location at the catch basin located along the east side of Nile Avenue NE right at the southwest corner of the project site, flows south to the intersection with NE 4th Street. At this point the runoff is redirected west along the north side of NE 4th Street. At a point in between Lyons Avenue NE and Jericho Avenue NE, the conveyance system crosses to the south side of NE 4th Street. The surface water runoff would continue to follow this path until it is discharged into a stream tributary to Lake Washington. The surface water runoff, which discharges from south discharge location at the two (2) catch basins located along the south side of NE 4th Place, one (1) at the west side and the other at the east side of the site flows south along Orcas Place NE until it meets NE 4th Street. The storm system directs runoff to the west along NE 4th Street for approximately 800 feet at which point the system flows south through a residential neighborhood. The storm system emerges again on NE 3rd Street and continues to flow south along Kitsap Ave NE. The surface water runoff would continue to follow this path until it is discharged into a stream tributary to Lake Washington. City of Renton Department of Community & Economic Development Cyprus Lane Preliminary Plat Staff Report to the Hearing Examiner LUA21-000287, PP, ECF, MOD Report of January 18, 2022 Page 19 of 21 SR_HEX_Report_Cyprus Lane_FINAL The project is required to provide a flow control and water quality facility as the proposed development would include more than 5,000 sq. ft. of new plus replaced pollution generating impervious surface. Two (2) stormwater detention wet vaults are proposed to mitigate flow control and water quality impacts, one (1) wet vault would be located within Tract A located on the southern portion of the project site and the other wet vault would be located within Tract D located on the western portion of the project site. Surface water runoff improvements would be required to comply with the 2017 City of Renton Surface Water Design Manual (RSWM). There is a 2021 system Development Charge of $2,100 per new single-family residence. SDC fees are payable at construction permit issuance. A credit will be applied for the existing residences proposed for removal. ✓ Water: Water service would be provided by King County Water District 90. Applicant shall obtain a water availability certificate from the District and provide it with the civil construction permit submittal. Plans approved by King County Water District 90 shall be routed to the City for final review prior to permit issuance. ✓ Sanitary Sewer: The proposed project is located within the City’s sewer service area. There is an existing 8-inch gravity wastewater main located in NE 4th Pl, located south of the project site, an existing 8-inch gravity wastewater main located in an easement (KC recording number 20031022001986) on parcel 112305914, and an existing 8-inch gravity wastewater main located in Nile Ave NE to the north of the project site and to the south of the project site. The existing homes are not connected to the City sewer system. A minimum 8-inch sewer main extension is required to extend to the northernmost property line at Orcas Ave NE and Pascoe Ave NE from either NE 4th Pl or a combination of NE 4th Pl and the sewer on parcel 112305914. Sewer main extensions shall be in accordance with RMC 4-6-060. Addition extension of the sewer main may be required depending on final configuration of public roads. Any sewer main on private property will require a 15 ft wide public utility easement. A minimum 8-inch sewer main extension will be required along the full property frontage along Nile Ave NE. The submitted preliminary utility plans (Exhibit 8) submitted with the application materials do not include a sewer main extension along the full property frontage, however the proposed layout is acceptable as all adjacent properties along the frontage have or would have access to sewer service. Individual sewer stubs from the new sewer main and individual side sewers are required for each lot. All new sewer stubs shall conform to the standards in RMC 4-6- 060 and City of Renton Standard Details. The proposed layout indicates a joint use sewer for lots 9/12 and lots 10/11 which is not permitted. Individual sewer stubs are required and may be placed in a joint trench. A private sewer easement is required for side sewers passing through lots other than the lot being serviced. The project 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. The proposed development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve City of Renton Department of Community & Economic Development Cyprus Lane Preliminary Plat Staff Report to the Hearing Examiner LUA21-000287, PP, ECF, MOD Report of January 18, 2022 Page 20 of 21 SR_HEX_Report_Cyprus Lane_FINAL the project. Fees will be charged based on the rate at the time of construction permit issuance. The current sewer SDC fee is $3,450.00 per 1-inch meter. 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 16. 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 17. 3. The proposed subdivision complies with the Residential Design and Open Space Standards provided the applicant complies with City Code and conditions of approval, see FOF 18. 4. There are no critical areas mapped on the project site. 5. The proposed subdivision complies with the subdivision regulations as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 20. 6. The proposed subdivision complies with the street standards as modified and as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 20. 7. There are safe walking routes to the school bus stop, see FOF 21. 8. There are adequate public services and facilities to accommodate the proposed subdivision, see FOF 21. J. RECOMMENDATION: Staff recommends approval of the Cyprus Lane Preliminary Plat and Street Modification, File No. LUA21-000287, PP, ECF, MOD, as depicted in the Preliminary Plat Plan (Exhibit 8), subject to the following conditions: 1. Tract I shall be removed from the preliminary plat and consolidated with Lot 1 and that the width of Lot 1 be increased to comply with the 80-foot minimum width required for corner lots. 2. A Homeowner’s Association shall be created prior to the recording of the final plat for the ownership and maintenance of all common improvements within the subdivision. 3. Demolition permits shall be obtained and all required inspections be completed for the removal of the existing residences and detached accessory structures, prior to final plat approval. 4. A detailed landscape plan shall be provided at the time of Construction Permit application that includes street tree species from the City’s approved Street Tree list, the extension of the street frontage landscaping along the west and south property lines of Lot 1, the addition of trees within the street frontage landscape strip abutting all lots, and a minimum of 15 feet of landscaping around the perimeter of the proposed stormwater tracts. Tree species selected for planting within the stormwater tracts shall be large size maturing trees such as western red cedar, douglas fir, and western hemlock where not conflicting with stormwater infrastructure to mitigate loss of mature trees on the subject property. The detailed landscape plan shall be provided for review and approval to the Current Planning Project Manager. 5. A final tree retention plan shall be provided at the time of Construction Permit review. The final tree retention plan shall include larger tree species to mitigate for the removal of the existing mature trees from the project site. The proposed protected trees within Lots 1-4, 6, 13-15, and Tracts B, C, E, F, G, and H be protected within Tree Protection Easements. The Tree Protection Easements should encompass all City of Renton Department of Community & Economic Development Cyprus Lane Preliminary Plat Staff Report to the Hearing Examiner LUA21-000287, PP, ECF, MOD Report of January 18, 2022 Page 21 of 21 SR_HEX_Report_Cyprus Lane_FINAL protected trees within these lots and extend to a public right-of-way. The boundary of the Tree Protection Easements should be fenced and signed in accordance with RMC 4-4-130H.2.d. Fence construction shall be monitored onsite by the applicant’s certified arborist to avoid root damage to the protected trees. A fencing and signage detail shall be submitted for review and approval of the Current Planning Project Manager at the time of Construction Permit review. The Tree Protection Easements should be reflected on the face of the final plat map, subject to review and approval of the Current Planning Project Manager and City Attorney. 6. The applicant shall submit a revised grading plan with the civil construction permit that reduces the retaining wall proposed on Lot 13 to a maximum of forty-eight inches (48") and that the location of the wall be revised to provide the required three-foot (3') landscaped setback from the public right-of-way. The wall extending on to Tract D shall also be setback the required three (3) feet from the right-of-way and comply with the maximum height requirements. The revised grading plan shall also provide cross- sections of the proposed retaining wall(s) and detail sheets of material composition. The revised grading plan, cross-sections, and details sheets shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 7. Access to Lots 4-6 shall be provided via the public alley and the driveways shown on the preliminary plat along their respective street frontages be removed, and access to Lots 7 and 8 and 11 and 12 shall be provided via a joint-use driveway. A note to this effect shall be recorded on the face of the Final Plat. 8. The front yard and primary building entrances for the homes constructed on Lots 4-6 shall be required to face to the west towards Orcas Ave NE. A note to this effect shall recorded on the face of the final short plat map. 9. The alley shall provide pavement that can support a 30-ton firetruck with 75 PSI point load and that minimum inside an outside turning radii shall be 25 feet and 45 feet, respectively. CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE HEARING EXAMINER EXHIBITS Project Name: Cyprus Lane Preliminary Plat Land Use File Number: LUA21-000287, PP, ECF, MOD Date of Hearing January 18, 2022 Staff Contact Jill Ding Senior Planner Project Contact/Applicant Cliff Williams, PE Dev. Man. Eng., LLC 4648 Shantel St, Mount Vernon, WA 98274 Project Location 5116 NE 4th Pl and 510 Nile Ave NE, Renton, WA 98059 The following exhibits are included with the Staff Report to the Hearing Examiner: Exhibits 1-6: As shown in the Environmental Review Committee (ERC) Report Exhibit 7: Staff Report to the Hearing Examiner Exhibit 8: Revised Preliminary Plat Plan Set Exhibit 9: Revised Arborist Report, prepared by Greenforest Incorporated, dated revised September 30, 2021 Exhibit 10: Tree Retention Worksheet Exhibit 11: Public Comment Email and City Response Exhibit 12: SEPA Determination of Non-Significance Exhibit 13: Neighborhood Meeting Minutes