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HomeMy WebLinkAboutD_Singh_6th_Street_Short_Plat_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Singh 6th Street Short Plat_FINAL A.ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: February 8, 2022 Project File Number: PR21-000357 Project Name: Singh 6th Street Short Plat Land Use File Number: LUA21-000344, SHPL-A, MOD Project Manager: Jill Ding, Senior Planner Owner/Applicant: Harry Singh & Molly Sablok, 603 Nile Ave NE, Renton, WA 98059 Contact: Adam E. Paul, PE, AP Consulting Engineers, PLLC, PO Box 162, Auburn, WA 98071 Project Location: 603 Nile Ave NE (parcel no. 1023059170) Project Summary: The applicant is requesting Preliminary Short Plat approval and a Street Modification for the subdivision of an existing 20,006 sq. ft. parcel zoned R-4 into two (2) lots. An existing single-family residence is proposed to remain on Lot 1, and new residence would be constructed on proposed Lot 2. Lot 1 would have an area of 10,504 sq. ft. and Lot 2 would have an area of 8,851 sq. ft. Access to Lot 1 is proposed to remain off of Nile Ave NE and access to Lot 2 is proposed off of NE 6th St via a new residential driveway. Frontage improvements are proposed to be constructed along the project site's Nile Ave NE and NE 6th St frontages. A street modification is requested to reduce the required right-of-way dedication along Nile Ave NE. No critical areas are mapped on the project site. Site Area: 20,006 sq. ft. (0.46 acres) DocuSign Envelope ID: 3B4D7BC6-B0BD-4F97-B0A2-27226522A390 City of Renton Department of Community & Economic Development Singh 6th Street Short Plat Administrative Report & Decision LUA21-000344, SHPL-A, MOD Report of February 8, 2022 Page 2 of 20 D_Singh 6th Street Short Plat_FINAL B. EXHIBITS: Exhibit 1: Administrative Decision Exhibit 2: Preliminary Short Plat Map Exhibit 3: Conceptual Civil Plan Set Exhibit 4: Conceptual Landscape Plan Exhibit 5: Modification Justification Exhibit 6: Technical Information Report (TIR), dated revised December 7, 2021, prepared by AP Consulting Engineers, PLLC Exhibit 7: Geotechnical Report, dated April 29, 2021, prepared by Innovative Geo-Services, LLC Exhibit 8: Tree Retention Worksheet Exhibit 9: Public Comments and Staff Response Exhibit 10: Advisory Notes to Applicant Exhibit 11: Party of Record Mailing List Exhibit 12: Transportation Concurrency C. GENERAL INFORMATION: 1. Owner(s) of Record: Harry Singh & Molly Sablok 603 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: An existing single-family residence is proposed to remain on Lot 1. 5. Critical Areas: None mapped 6. Neighborhood Characteristics: a. North: Single-family residential, R-4 zoning b. East: Single-family residential, R-4 zoning c. South: Single-family residential, R-4 zoning d. West: Single-family residential, R-4 zoning 7. Site Area: 20,006 sq. ft. (0.46 acres) D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Annexation N/A 5459 07/05/2009 DocuSign Envelope ID: 3B4D7BC6-B0BD-4F97-B0A2-27226522A390 City of Renton Department of Community & Economic Development Singh 6th Street Short Plat Administrative Report & Decision LUA21-000344, SHPL-A, MOD Report of February 8, 2022 Page 3 of 20 D_Singh 6th Street Short Plat_FINAL Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service would be provided by Water District 90. b. Sewer: The proposed development is within the City’s sewer service area. There is an existing 8-inch gravity wastewater main located in NE 6th St with a portion of the line extending onto the parcel within an easement. There is an existing 15-foot wide easement extending along the west property line from the existing manhole to the north property line. There is an existing 8-inch gravity wastewater main located in Nile Ave NE to the south of the project. 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 conveyance ditch along the north side of NE 6th St. 2. Streets: The proposed development fronts NE 6th St along the south property line. NE 6th St is classified as a Residential Access street. Existing right-of-way (ROW) width, according to the King County Assessor Map, is 51 feet however the centerline is offset and approximately 30.5 feet of ROW fronts the property. The proposed development fronts Nile Ave NE along the east 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. 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 G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element DocuSign Envelope ID: 3B4D7BC6-B0BD-4F97-B0A2-27226522A390 City of Renton Department of Community & Economic Development Singh 6th Street Short Plat Administrative Report & Decision LUA21-000344, SHPL-A, MOD Report of February 8, 2022 Page 4 of 20 D_Singh 6th Street Short Plat_FINAL H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on September 15, 2021 and determined the application complete on September 20, 2021. Project review was placed on hold on October 4, 2021 and was taken off hold on January 5, 2021. The project complies with the 120-day review period. 2. The project site is located at 603 Nile Ave NE (parcel no. 1023059170). 3. The project site is currently developed with an existing single-family residence is proposed to remain on Lot 1. 4. Access to Lot 1 would be provided via existing driveway access off of Nile Ave NE. Access to proposed Lot 2 would be provided via driveway access off of NE 6th St. 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 no significant trees located on the project site. 8. There are no critical areas mapped on the project site. 9. Approximately 2,000 cubic yards of excavation and fill would be required for the development of the project site. 10. The applicant is proposing to begin construction as soon as all applicable permits are received. 11. Staff received 24 public comment emails and provided a response to each comment received (Exhibit 9). 12. No agency comments were received during the 14-day public comment period. 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 provide transition to the rural area. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met: Compliance Comprehensive Plan Analysis ✓ Policy L-3: Encourage infill development of single-family units as a means to meet growth targets and provide new housing. ✓ Goal L-H: Plan for high-quality residential growth that supports transit by providing urban densities, promotes efficient land utilization, promotes good health and physical activity, builds social connections, and creates stable neighborhoods by incorporating both built amenities and natural features. ✓ Goal L-I: Utilize multiple strategies to accommodate residential growth, including: • Development of new single-family neighborhoods on large tracts of land outside the City Center, • Development of new multi-family and mixed-use in the City Center and in the Residential High Density and Commercial Mixed Use designations, and DocuSign Envelope ID: 3B4D7BC6-B0BD-4F97-B0A2-27226522A390 City of Renton Department of Community & Economic Development Singh 6th Street Short Plat Administrative Report & Decision LUA21-000344, SHPL-A, MOD Report of February 8, 2022 Page 5 of 20 D_Singh 6th Street Short Plat_FINAL • 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. All fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density which result in a fraction that is one-half (0.50) or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than one-half (0.50) shall be rounded down to the nearest whole number. Staff Comment: After the deduction of the 620 sq. ft. public right-of-way dedication from the 20,006 sq. ft. gross site are results in a net area of 19,386 sq. ft. (0.45 acres). The proposal for 2 lots on the 0.45 net acre site results in a net density of 4.44 du/ac (2 dwelling units / 0.45 net acres = 4.44 du/ac), which would round down to a net density of 4.0 du/ac, which complies with the maximum density permitted in 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. For short plats of parcels smaller than one acre, one parcel may be allowed to be smaller than the required minimum lot size. If all other parcels meet the required minimum lot size standard of the zone, one parcel may be allowed to meet the following reduced minimum lot size of 8,000 sq. ft. in the R-4 zone. The following table identifies the proposed approximate dimensions for Lots 1 and 2 Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.) Lot 1 (Corner Lot) 11,000 100 110 Lot 2 8,386 83.85 100 Staff Comment: As shown in the table above and the corresponding short plat map (Exhibit 2), all proposed lots would meet the minimum lot size, width and depth DocuSign Envelope ID: 3B4D7BC6-B0BD-4F97-B0A2-27226522A390 City of Renton Department of Community & Economic Development Singh 6th Street Short Plat Administrative Report & Decision LUA21-000344, SHPL-A, MOD Report of February 8, 2022 Page 6 of 20 D_Singh 6th Street Short Plat_FINAL requirements of the R-4 zone with proposed Lot 2 exceeding the reduced minimum lot size of 8,000 sq. ft. permitted for short plats of less than one acre. 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 front yard of Lot 1 would be oriented to the east towards Nile Ave NE and the front yard of Lot 2 would be oriented to the south towards NE 6th St. Lot 1 would be a corner lot and would have secondary front yard setbacks along NE 6th St. Rear yard setbacks are not required for corner lots (Lot 1). The existing residence proposed to remain on Lot 1 would maintain a front yard setback of approximately twelve feet, three inches (12’-3”), a secondary front yard setback of approximately eighteen feet, nine inches (18’-9”), a rear setback of fifty-four feet (54’), and a side yard setback of forty-three feet, seven inches (43’-7”). In addition, a building permit was issued for an addition (B19004539). The addition would maintain a secondary front yard setback of thirty feet, eight inches (30’-8”), a rear setback of twenty feet, eight inches (20’-8”), and a side yard setback of forty-two feet, seven inches (42’-7”). The existing residence does not comply with the required thirty foot (30’) front and secondary front yard setback areas, however as the existing residence is an existing, legal non-conforming structure, the existing residence would not be required to be modified to comply with the required front and secondary front yard setback areas. The addition under construction would and is required to comply with the required secondary front yard and side yard setback areas (as previously discussed above the rear yard setback requirement would not apply to the addition as proposed Lot 1 is a corner lot). There are detached accessory structures located on the project site that would not comply with the required setback areas on the proposed short plat lot configuration. Staff recommends, as a condition of approval, that a demolition permit be obtained and all required inspections completed for the removal of all existing detached accessory structures prior to the recording of the Short Plat. Proposed Lot 2 contains adequate area for compliance with the required setback areas, compliance with the setbacks for a new residence on Lot 2 would be verified at the time of building permit review. Proposed Lot 2 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. DocuSign Envelope ID: 3B4D7BC6-B0BD-4F97-B0A2-27226522A390 City of Renton Department of Community & Economic Development Singh 6th Street Short Plat Administrative Report & Decision LUA21-000344, SHPL-A, MOD Report of February 8, 2022 Page 7 of 20 D_Singh 6th Street Short Plat_FINAL 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 residence to be constructed on proposed Lot 2 would be verified at the time of building permit review. The existing residence and addition on proposed Lot 1 have an approximate building footprint of 2,386 sq. ft. and would result in a building coverage of twenty-two percent (22%) on the 11,000 sq. ft. lot, which is less than the maximum building coverage permitted in the R-4 zone. The impervious surface area on proposed Lot 1 would total approximately 3,863 sq. ft. and result in a total impervious surface coverage of thirty-five percent (35%) on the 11,000 sq. ft. lot, which is less than the maximum impervious surface coverage permitted in the R-4 zone. Compliant if conditions of approval are met Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot on-site landscape strip (street frontage landscaping) along all public street frontages. Additionally, minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street 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"), and be planted pursuant to the standards promulgated by the City, which may require root barriers, structured soils, or other measures to help prevent tree roots from damaging infrastructure. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of- way is constrained, irregular intervals and slight increases or decreases may be permitted or required. 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; such spacing standards are identified in the City’s Approved Tree List. 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. Staff Comment: A Conceptual Landscape Plan (Exhibit 4) was included with the project application materials. The conceptual landscape plan includes an eight-foot (8’) planting strip between the curb and sidewalk that would be planted with grass. The eight-foot (8’) landscape strip is required to be planted with street trees from the City’s approved street tree list and ground cover. In addition, a ten-foot (10’) onsite landscape strip is proposed along the Nile Ave NE and NE 6th Street frontages. The ten- foot (10’) onsite landscape strip is proposed to be vegetated with red maple trees and a variety of groundcover plants. The onsite landscape strip would need to be revised to include a mix of trees, shrubs and groundcover as opposed to the trees and ground cover proposed. Staff recommends, as a condition of approval that a detailed landscape plan be submitted at the time of Construction Permit review for review and approval by the Current Planning Project Manager. The detailed landscape plan shall comply with the requirements outlined in RMC 4-8-120D.12 that includes but is not limited to: street trees from the City’s approved Street Tree List and root barriers within the eight-foot (8’) landscape strip between the curb and sidewalk and a mix of trees, DocuSign Envelope ID: 3B4D7BC6-B0BD-4F97-B0A2-27226522A390 City of Renton Department of Community & Economic Development Singh 6th Street Short Plat Administrative Report & Decision LUA21-000344, SHPL-A, MOD Report of February 8, 2022 Page 8 of 20 D_Singh 6th Street Short Plat_FINAL shrubs, and groundcover within the ten-foot (10’) onsite landscaping (street frontage landscaping) along Lots 1 and 2 Nile Ave NE and NE 6th St frontages. 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 Tree Retention Worksheet (Exhibit 8) was submitted with the project application materials. According to the Tree Retention Worksheet, there are no existing significant trees located on the project site; therefore, there are no trees that would be required to be retained. Staff has reviewed aerial photography of the project site, and it appears that there may be some trees located on the project site as well as some off-site significant trees on the neighboring property to the north with drip lines that extend onto the project site. Staff recommends, as a condition of approval, that a final tree retention plan be submitted at the time of Construction Permit review for review and approval by the Current Planning Manager. The Final Tree Retention Plan shall identify all existing onsite trees as well as off-site trees with drip lines that extend onto the project site and include required tree protection measures. Based on the minimum tree density requirement of two (2) trees (or gross equivalent of 6 caliper inches per tree) per 5,000 square feet, both proposed lots would require a total of four (4) trees (or gross equivalent of 24 caliper inches) on each lot. According to the submitted Conceptual Landscape Plan (Exhibit 4), four (4) red maple trees would be planted on proposed Lot 1 within the ten-foot (10’) onsite landscape strip and three (3) Serbian spruce trees and one (1) red maple tree would be planted on Lot 2 to achieve minimum tree density. The proposed Serbian spruce trees would have a minimum height of four feet (4’), which is less than the six-foot (6’) minimum height required for evergreen trees. Staff recommends, as a condition of approval that the detailed landscape plan submitted at the time of Construction Permit review specify that evergreen trees proposed to be planted on the project site comply with the six- foot (6’) minimum height requirement. DocuSign Envelope ID: 3B4D7BC6-B0BD-4F97-B0A2-27226522A390 City of Renton Department of Community & Economic Development Singh 6th Street Short Plat Administrative Report & Decision LUA21-000344, SHPL-A, MOD Report of February 8, 2022 Page 9 of 20 D_Singh 6th Street Short Plat_FINAL Compliance not yet demonstrated for Lot 2 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: Compliance with parking requirements would be reviewed at the time of Building Permit review for the residence proposed to be constructed on proposed Lot 2. Adequate area is available on proposed Lot 1 to provide required onsite parking within the garage and driveway. The existing driveway, proposed to remain on Lot 1 would have a width of 16 feet at the property line and is setback approximately 3 feet (3’) at the property line. The existing driveway would comply with the driveway width requirements, however the 3-foot setback is less than the minimum 5-foot setback that is required from the north property line. Staff recommends, as a condition of approval, that the driveway access to Lot 1 be setback a minimum of 5 feet (5’) from the property line. ✓ 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: There are no fences or retaining walls proposed. There is an existing retaining wall located along the south property line (abutting NE 6th St), the existing wall has a maximum height of approximately ten (10 ) feet. A portion of the existing retaining wall would be removed and the area regraded for the installation of a new driveway access to Lot 2. Any new retaining walls would be required to comply with the City’s retaining wall standards. 16. 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: 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 DocuSign Envelope ID: 3B4D7BC6-B0BD-4F97-B0A2-27226522A390 City of Renton Department of Community & Economic Development Singh 6th Street Short Plat Administrative Report & Decision LUA21-000344, SHPL-A, MOD Report of February 8, 2022 Page 10 of 20 D_Singh 6th Street Short Plat_FINAL 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 or for short plats ✓ Lots shall be configured to achieve both of the following: 1. The location of stormwater infiltration LID facilities is optimized, consistent with the Surface Water Design Manual. Building and property line setbacks are specified in the Surface Water Design Manual for infiltration facilities. 2. Soils with good infiltration potential for stormwater management are preserved to the maximum extent practicable as defined by the Surface Water Design Manual. Staff Comment: The proposed short plat will be reviewed for compliance with the 2017 City of Renton Surface Water Design Manual, see further discussion below under FOF 19. 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 for the new residence on proposed Lot 2. Compliance with the design standards for the addition and remodel to the existing residence on Lot 1 were reviewed under the issued building permit, B19004539. 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 for the new residence on proposed Lot 2. Compliance with the design DocuSign Envelope ID: 3B4D7BC6-B0BD-4F97-B0A2-27226522A390 City of Renton Department of Community & Economic Development Singh 6th Street Short Plat Administrative Report & Decision LUA21-000344, SHPL-A, MOD Report of February 8, 2022 Page 11 of 20 D_Singh 6th Street Short Plat_FINAL standards for the addition and remodel to the existing residence on Lot 1 were reviewed under the issued building permit, B19004539. 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 for the new residence on proposed Lot 2. Compliance with the design standards for the addition and remodel to the existing residence on Lot 1 were reviewed under the issued building permit, B19004539. 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 for the new residence on proposed Lot 2. Compliance with the design standards for the addition and remodel to the existing residence on Lot 1 were reviewed under the issued building permit, B19004539. 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 for the new residence on proposed Lot 2. Compliance with the design standards for the addition and remodel to the existing residence on Lot 1 were reviewed under the issued building permit, B19004539. 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 for the new residence on proposed Lot 2. Compliance with the design standards for the addition and remodel to the existing residence on Lot 1 were reviewed under the issued building permit, B19004539. 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 for the new residence on proposed Lot 2. Compliance with the design DocuSign Envelope ID: 3B4D7BC6-B0BD-4F97-B0A2-27226522A390 City of Renton Department of Community & Economic Development Singh 6th Street Short Plat Administrative Report & Decision LUA21-000344, SHPL-A, MOD Report of February 8, 2022 Page 12 of 20 D_Singh 6th Street Short Plat_FINAL standards for the addition and remodel to the existing residence on Lot 1 were reviewed under the issued building permit, B19004539. Compliance not yet demonstrated Architectural Detailing: If one siding material is used on any side of the dwelling that is two stories or greater in height, a horizontal band that measures at least eight inches (8") is required between the first and second story. Additionally, one of the following is required: 1. Three and one half inch (3 1/2") minimum trim surrounds all windows and details all doors, or 2. A combination of shutters and three and one half inches (3 1/2") minimum trim details all windows, and three and one half inches (3 1/2") minimum trim details all doors. Staff Comment: Compliance for this standard would be verified at the time of building permit review for the new residence on proposed Lot 2. Compliance with the design standards for the addition and remodel to the existing residence on Lot 1 were reviewed under the issued building permit, B19004539. 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 for the new residence on proposed Lot 2. Compliance with the design standards for the addition and remodel to the existing residence on Lot 1 were reviewed under the issued building permit, B19004539. 17. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: Compliance Subdivision Regulations and Analysis ✓ Access: Each lot must have access to a public street or road. Access may be by a shared driveway per the requirements of RMC 4-6-060 Street Standards. The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Staff Comment: Access to Lot 1 would be provided via an existing residential driveway off of Nile Ave NE and access to Lot 2 would be provided via a new residential driveway off of NE 6th St. DocuSign Envelope ID: 3B4D7BC6-B0BD-4F97-B0A2-27226522A390 City of Renton Department of Community & Economic Development Singh 6th Street Short Plat Administrative Report & Decision LUA21-000344, SHPL-A, MOD Report of February 8, 2022 Page 13 of 20 D_Singh 6th Street Short Plat_FINAL N/A Blocks: Blocks shall be deep enough to allow two (2) tiers of lots. Staff Comment: Not applicable, no blocks are proposed. Projects are exempt from block depth regulation when the location and extent of environmental constraints prevent a standard plat land configuration. ✓ Lots: The size, shape, orientation, and arrangement of the proposed lots comply with the requirements of the Subdivision Regulations and the Development Standards of the R-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 15). The front yard area of Lot 1 would be oriented towards Nile Ave NE and the front yard area of Lot 2 would be oriented towards NE 6th St. ✓ Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards. Staff Comment: The proposed development fronts Nile Ave NE along the east property line, NE 6th St along the south property line. NE 6th St is classified as a Residential Access street. Existing right-of-way (ROW) width, according to the King County Assessor Map, is 51 feet however the centerline is offset and approximately 30.5 feet of ROW fronts the property. Per RMC 4-6-060, the 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. The existing street section includes an approximate 28-foot paved road (14 feet from centerline). The existing curb line would be retained and therefore half street improvements shall include a 0.5-foot curb, an 8-foot planting strip with street trees, a 5-foot sidewalk, and storm drainage improvements. Nile Ave NE is classified as a collector arterial street. The existing ROW width, according to the King County Assessors Map, is 60 feet. Per RMC 4-6-060, the minimum right-of- way width for a Collector Arterial street with two (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 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- DocuSign Envelope ID: 3B4D7BC6-B0BD-4F97-B0A2-27226522A390 City of Renton Department of Community & Economic Development Singh 6th Street Short Plat Administrative Report & Decision LUA21-000344, SHPL-A, MOD Report of February 8, 2022 Page 14 of 20 D_Singh 6th Street Short Plat_FINAL foot two-way turn lane, one (1) 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 shall 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. A modification request (Exhibit 5) was submitted with the land use application to apply the modified street section from the Renton Trails and Bicycle Master plan to the Nile Ave NE frontage as well as a request for a reduction in the required right-of-way dedication from 6.5 feet to 6.2 feet to achieve a net density compliant with the R-4 zoning requirements (see modification discussion below under FOF 18). Each new lot is subject to a transportation impact fee, with credit given for the existing single-family residence. The 2022 transportation impact fee is $10,861.69 per single- family home. Assessed fees for the future home will be based on the City of Renton Fee Schedule at the time of building permit issuance. The fee is paid at the time of building permit issuance. ✓ Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: As previously discuss, 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 and would be compatible with other single-family development in the surrounding area. 18. 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 east 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. The applicant is requesting a reduced right-of-way dedication of 6.2 feet. 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 14, 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 DocuSign Envelope ID: 3B4D7BC6-B0BD-4F97-B0A2-27226522A390 City of Renton Department of Community & Economic Development Singh 6th Street Short Plat Administrative Report & Decision LUA21-000344, SHPL-A, MOD Report of February 8, 2022 Page 15 of 20 D_Singh 6th Street Short Plat_FINAL 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 and the reduction of right-of-way dedication to allow the project to comply with the R-4 net density requirements would meet the intent of these policies. Compliant if condition of approval is met b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The applicant contends the modified 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 has reviewed Nile Ave NE and the surrounding area and has 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, however the applicant is requesting a reduced right-of-way dedication of 6.2 feet, which would be sufficient in meeting the Transportation Department’s needs of providing all modified frontage improvements within the right-of-way. 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. The requested reduction in right-of-way dedication from 6.5 feet to 6.2 feet would result in an odd number for the dedicated right-of-way. Staff recommends that the right-of-way dedication be reduced to an even 6.0 feet, which would result in all required frontage improvements being located within the right-of-way and a 0.5-foot clear area at the back of sidewalk. Staff recommends, as a condition of approval, that the Civil Construction Plans provided at the time of Civil Construction Permit review provide a right-of-way dedication along Nile Ave NE of 6.0 feet. ✓ 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. DocuSign Envelope ID: 3B4D7BC6-B0BD-4F97-B0A2-27226522A390 City of Renton Department of Community & Economic Development Singh 6th Street Short Plat Administrative Report & Decision LUA21-000344, SHPL-A, MOD Report of February 8, 2022 Page 16 of 20 D_Singh 6th Street Short Plat_FINAL 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. Fire impact fees are applicable at the rate of $829.77 per single-family unit. This fee is paid at time of building permit issuance. ✓ Schools: It is anticipated that the 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 for elementary school students is located approximately 0.07 miles to the north of the project site at 622 Nile Ave NE. Students walking to this bus stop would walk to the north along Nile Ave NE to the bus stop at 622 Nile Ave NE. The bus stop for middle and high school students would be located at the intersection of Nile Ave NE (148th Ave SE) and NE 6th St (SE 124th St) fronting the project site. The proposed project includes the installation of frontage improvements along the Nile Ave NE and NE 6th St frontages, including sidewalks. 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 2022 Issaquah School District impact fee is $18,213.00 (plus a 5% surcharge fee) per single-family home. Assessed fees for the future home will be based on the City of Renton Fee Schedule at the time of building permit issuance. The fee is paid at the time of building permit issuance. ✓ Parks: A Park Impact Fee would be required for the future houses. The 2022 Park Impact Fee is $2,914.99. Assessed fees for the future home will be based on the City of Renton Fee Schedule at the time of building permit issuance. The fee is paid at the time of building permit issuance. ✓ Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: A Drainage Plan Included with the conceptual Civil Plan Set (Exhibit 3) and Technical Information Report (TIR), updated December 7, 2021, prepared by AP Consulting Engineers PLLC (Exhibit 6), and a geotechnical report dated April 29, 2021, completed by Innovative Geo-services, LLC (Exhibit 7), was provided with the submitted application materials. The geotechnical report discusses the soil and groundwater characteristics of the site and provides recommendations for project design and construction. Geotechnical recommendations presented in this report support the use of infiltration in the upper 4 feet of the soil. 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 May Creek Drainage Basin. The submitted TIR was reviewed for compliance with the 2017 City of Renton Surface Water Design Manual. The topography of the project site gently slopes from to the southwest. Some of the runoff continues to flow in a southwesterly direction to the public stormwater ditch located to DocuSign Envelope ID: 3B4D7BC6-B0BD-4F97-B0A2-27226522A390 City of Renton Department of Community & Economic Development Singh 6th Street Short Plat Administrative Report & Decision LUA21-000344, SHPL-A, MOD Report of February 8, 2022 Page 17 of 20 D_Singh 6th Street Short Plat_FINAL the south of the property and some of the runoff passes through the neighboring lot (Parcel No. 7708200060) to the west of the property. The submitted TIR concludes that the proposed short plat would be exempt from providing a flow control facility as it is anticipated that the proposal would result in no more than a 0.15 CFS difference in the sum of developed 100-year peak flow and the sum of the predeveloped 100-year peak flow. The project proposal would be to disperse part of the runoff from the existing and new roofs using infiltration trenches, splashblocks and dispersion trenches. The runoff from the new driveway on Lot 1 would disperse to the northwest with a sheet flow basic dispersion system. The remaining impervious area would sheet flow to the south. The conveyance system for this project would consist of 6- inch diameter PVC pipes that convey the stormwater to dispersion trenches. They would be sized appropriately to handle the anticipated surface water runoff. All projects that add more than 5,000 square feet of pollution generating impervious surface that is not fully dispersed and less than 0.75 acre of pollution generating pervious surface that is not fully dispersed require water quality treatment. The submitted TIR concludes that the project would be exempt from water quality as less than 5,000 square feet of pollution generating impervious surface is proposed. The pollution generating impervious surface is a total for the complete project. Table 2 in the submitted TIR lists the roof areas and driveways as 5,809 SF. In order for the rooftops to not be counted as pollution generating impervious surface a leechable metals, covenant must be recorded. A draft copy of the covenant shall be included with the civil construction permit submittal. The development is subject to stormwater system development charges (SDCs). The 2022 stormwater SDC is $2,100.00 per lot. The SDC will be collected for each new lot. SDCs are due at the time of construction permit issuance. ✓ Water: The proposed development is within the Water District 90’s water service area. Approved water plans from the Water District 90 must be provided to the development engineering project manager prior to start of site work. The project must meet all Fire Department requirements including hydrants and fire flow. ✓ Sanitary Sewer: The project site is located within the City of Renton sewer service area. A minimum 8-inch sewer main extension will be required to extend the existing 8-inch sewer main in Nile Avenue NE to the northernmost property line. Sewer main extensions shall be in accordance with RMC 4-6-060. Any sewer main on private property will require a 15 ft wide public utility easement. 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 site is 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 development is subject to system development charges (SDCs) for sewer service. The SDC for sewer service is based on the size of the domestic water service. The 2022 sewer SDC for a lot with a 1” water meter is $3,500.00 per lot. SDCs are due at the time of construction permit issuance. Credit would be granted for the existing residence. DocuSign Envelope ID: 3B4D7BC6-B0BD-4F97-B0A2-27226522A390 City of Renton Department of Community & Economic Development Singh 6th Street Short Plat Administrative Report & Decision LUA21-000344, SHPL-A, MOD Report of February 8, 2022 Page 18 of 20 D_Singh 6th Street Short Plat_FINAL The East Renton Interceptor Special Assessment District (SAD) is applicable on the project. The SAD has reached its maximum assessment and is $316.80 per lot. Fees are due at the time of construction permit issuance. Credit would be granted for the existing residence. 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. There are no critical areas mapped on the project site. 5. The proposed short plat complies with the subdivision regulations as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 17. 6. The proposed short plat complies with the street standards and all five (5) modification criteria as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 17 & 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 Singh 6th Street Short Plat, File No. LUA21-000344, SHPL-A, MOD, as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. A demolition permit shall be obtained and all required inspections completed for the removal of all existing detached accessory structures prior to the recording of the Short Plat. 2. A detailed landscape plan shall be submitted at the time of Construction Permit review for review and approval by the Current Planning Project Manager. The detailed landscape plan shall comply with the requirements outlined in RMC 4-8-120D.12 and shall include: street trees from the City’s approved Street Tree List within the eight-foot (8’) landscape strip between the curb and sidewalk, and a mix of trees, shrubs, and groundcover within the ten-foot (10’) onsite landscape along the Nile Ave NE and NE 6th St frontages. 3. A final tree retention plan shall be submitted at the time of Construction Permit review for review and approval by the Current Planning Manager. The Final Tree Retention Plan shall identify all existing onsite trees as well as off-site trees with drip lines that extend onto the project site and shall include required tree protection measures to be implemented during construction. 4. Evergreen trees proposed to be planted on the project site shall comply with the six-foot (6’) minimum height requirement. 5. The driveway access to Lot 1 shall be setback a minimum of 5 feet from the property line. DocuSign Envelope ID: 3B4D7BC6-B0BD-4F97-B0A2-27226522A390 City of Renton Department of Community & Economic Development Singh 6th Street Short Plat Administrative Report & Decision LUA21-000344, SHPL-A, MOD Report of February 8, 2022 Page 19 of 20 D_Singh 6th Street Short Plat_FINAL 6. The Civil Construction Plans provided at the time of Civil Construction Permit review shall provide a minimum right-of-way dedication along Nile Ave NE of 6.0 feet. The modified right-of-way dedication along Nile Ave NE would result in all required frontage improvements being located within the right-of- way and a 0.5-foot clear area at the back of sidewalk. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Vanessa Dolbee, Planning Director Date TRANSMITTED on February 8, 2022 to the Owner/Applicant/Contact: Owner/Applicant: Contact: Harry Singh & Molly Sablok 603 Nile Ave NE Renton, WA 98059 Adam E. Paul, PE AP Consulting Engineers, PLLC PO Box 162, Auburn, WA 98071 TRANSMITTED on February 8, 2022 to the Parties of Record: See Party of Record Mailing List (Exhibit 11) TRANSMITTED on February 8, 2022 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Amanda Askren, Property Services Matthew 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 He aring Examiner on or before 5:00 PM on February 22, 2022. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office, (425) 430-6510. Due to Governor Jay Inslee’s Proclamation 20-25 (“Stay Home, Stay Healthy”), the City Clerk’s Office is working remotely. For that reason, appeals must be submitted electronically to the City Clerk at cityclerk@rentonwa.gov. The appeal fee, normally due at the time an appeal is submitted, will be collected at a future date. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and additional information regarding the appeal process may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov. If the situation changes such that the City Clerk’s Office is open when you file your appeal, you have the option of filing the appeal in person. DocuSign Envelope ID: 3B4D7BC6-B0BD-4F97-B0A2-27226522A390 2/8/2022 | 4:44 PM PST City of Renton Department of Community & Economic Development Singh 6th Street Short Plat Administrative Report & Decision LUA21-000344, SHPL-A, MOD Report of February 8, 2022 Page 20 of 20 D_Singh 6th Street Short Plat_FINAL EXPIRATION: The administrative short plat decision will expire five (5) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-7-070.M. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. DocuSign Envelope ID: 3B4D7BC6-B0BD-4F97-B0A2-27226522A390 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Singh 6th Street Short Plat Land Use File Number: LUA21-000344, SHPL-A, MOD Date of Report February 8, 2022 Staff Contact Jill Ding Senior Planner Project Contact/Applicant Adam E. Paul, PE AP Consulting Engineers, PLLC PO Box 162, Auburn, WA 98071 Project Location 603 Nile Ave NE (parcel no. 1023059170) The following exhibits are included with the ERC report: Exhibit 1: Administrative Decision Exhibit 2: Preliminary Short Plat Map Exhibit 3: Conceptual Civil Plan Set Exhibit 4: Conceptual Landscape Plan Exhibit 5: Modification Justification Exhibit 6: Technical Information Report (TIR), dated revised December 7, 2021, prepared by AP Consulting Engineers, PLLC Exhibit 7: Geotechnical Report, dated April 29, 2021, prepared by Innovative Geo-Services, LLC Exhibit 8: Tree Retention Worksheet Exhibit 9: Public Comments and Staff Response Exhibit 10: Advisory Notes to Applicant Exhibit 11: Party of Record Mailing List Exhibit 12: Transportation Concurrency DocuSign Envelope ID: 3B4D7BC6-B0BD-4F97-B0A2-27226522A390