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HomeMy WebLinkAboutD_KP_Development_Short_Plat_Admin_Report_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_KP_Development_Short_Plat_Admin_Report_FINAL A.ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: February 22, 2022 Project File Number: PR18-000554 Project Name: KP Development Short Plat (formerly 38th Street Short Plat) Land Use File Number: LUA22-000022 SHPL-A, MOD (formerly LUA18-000683) Project Manager: Jill Ding, Senior Planner Owner/Applicant/Contact: Navdeep Gill, Gill Homes, LLC, 27410 Marine View Dr S, Des Moines, WA 98198 Project Location: 1825 NE 38th St, Renton, WA 98056 Project Summary: The applicant is reapplying for approval of a Preliminary Short Plat of the former 38th Street Short Plat (previous file number LUA18-000683) that has expired. A Construction Permit (C19004544) has been issued for the construction of utility and frontage improvements. The applicant is requesting Preliminary Short Plat approval, a street modification, and an addendum to the existing Environmental (SEPA) Review for the subdivision of an existing 62,781 square foot project site zoned R-8, into 8 lots and 2 tracts (shared driveway/alley and native growth protection area). An existing single-family residence is proposed for removal. The proposed lots would range in size from 5,000 square feet to 6,522 square feet. Access to the proposed lots would be provided via a shared driveway/alley off of NE 38th Street. Half street improvements, including paving, curb and gutter, landscaping with street trees, and sidewalk would be provided along the site's Lincoln Ave NE and NE 38th Street frontages. The site is mapped with erosion hazard areas, landslide hazard areas, sensitive slopes, and protected slopes. The applicant is proposing to retain 17 of the existing 102 significant trees located on the project site. A Modification to the City's adopted street standards has been requested for the portion of N 38th Street to the west of the proposed private access driveway. The applicant is requesting to waive the frontage improvements along the steep slopes and to limit the frontage improvements to a sidewalk, parking area, and landscaped courtyard over the proposed stormwater vault. Site Area: 62,781 sq. ft. (1.44 ac) DocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 City of Renton Department of Community & Economic Development KP Development Short Plat (formerly 38th Street Short Plat) Administrative Report & Decision LUA22-000022 SHPL-A, MOD (formerly LUA18-000683) Report of February 22, 2022 Page 2 of 22 D_KP_Development_Short_Plat_Admin_Report_FINAL B. EXHIBITS: Exhibits 1-3: ERC Addendum and Exhibits Exhibit 4: 38th Street Short Plat Admin Decision (LUA18-000683) Exhibit 5: Approved Landscape Plan (C19004544) Exhibit 6: Geotechnical Engineering Report, prepared by ZipperGeo, and dated October 12, 2018 Exhibit 7: Approved Technical Information Report, dated 6/12/2020, prepared by Preferred Engineering, LLC Exhibit 8: Public/Agency Comments and City Response Exhibit 9: Modification Justification Exhibit 10: Transportation Concurrency Exhibit 11: Advisory Notes to Applicant C. GENERAL INFORMATION: 1. Owner(s) of Record: Navdeep Gill Gill Homes, LLC 27410 Marine View Dr S Des Moines, WA 98198 2. Zoning Classification: Residential-8 (R-8) 3. Comprehensive Plan Land Use Designation: Residential Medium Density (MD) 4. Existing Site Use: There is an existing single-family residence proposed for removal. 5. Critical Areas: The site is mapped with erosion hazard areas, landslide hazard areas, sensitive slopes, and protected slopes. 6. Neighborhood Characteristics: a. North: Single family, R-8 zone b. East: Single family, R-8 zone c. South: Single family, R-8 zone d. West: Single family, R-8 zone 7. Site Area: 62,781 sq. ft. (1.44 ac) D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Annexation N/A 1835 06/23/1960 Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 DocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 City of Renton Department of Community & Economic Development KP Development Short Plat (formerly 38th Street Short Plat) Administrative Report & Decision LUA22-000022 SHPL-A, MOD (formerly LUA18-000683) Report of February 22, 2022 Page 3 of 22 D_KP_Development_Short_Plat_Admin_Report_FINAL 38th Street Short Plat LUA18-000683 N/A Expired 12/21/2021 Civil Construction Permit C19004544 Issued 02/16/2021 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service is provided by the City of Renton. The site is in the Kennydale water service area in the 320’ hydraulic pressure zone. The approximate static water pressure is 71 psi at an elevation of 155’. Static water pressure varies based on topography. There is an existing 12” water main east of the site in Lincoln Avenue NE that can provide 2,500 gallons per minute (gpm). b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8” sewer east of the site along the western frontage of Lincoln Avenue NE that flows from south to north. c. Surface/Stormwater: The site contains an existing single-family home surrounded by wooded area. There is no mapped on-site conveyance system. The current site topography appears to drain the runoff from the site to the northwest. There is a 12” public storm drain east of the site along the eastern frontage of Lincoln Avenue NE that flows from south to north. There is also an existing stormwater conveyance swale north of the site in NE 38th Street that flows from east to west. 2. Streets: The proposed development fronts Lincoln Ave NE along the east property line. Lincoln Ave NE is classified as a Residential Access street. Existing right-of-way (ROW) width is approximately 60 feet. The proposed development fronts NE 38th Street along the north property line. NE 38th Street is classified as a Residential Access street. Existing right-of-way (ROW) width is approximately 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 3 Environmental Regulations and Overlay Districts a. Section 4-3-050: Critical Area Regulations 3. Chapter 4 City-Wide Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations a. Section 4-7-070: Detailed Procedures for Short Subdivision 6. Chapter 11 Definitions DocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 City of Renton Department of Community & Economic Development KP Development Short Plat (formerly 38th Street Short Plat) Administrative Report & Decision LUA22-000022 SHPL-A, MOD (formerly LUA18-000683) Report of February 22, 2022 Page 4 of 22 D_KP_Development_Short_Plat_Admin_Report_FINAL G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element H. FINDINGS OF FACT (FOF): 1. The applicant is reapplying for approval of a Preliminary Short Plat of the former 38th Street Short Plat (previous file number LUA18-000683) that expired December 21, 2021. A Construction Permit (C19004544) was issued February 16, 2021 for the construction of utility and frontage improvements.The Planning Division of the City of Renton accepted the above master application for review on January 19, 2022 and determined the application complete on January 20, 2022. The project complies with the 120- day review period. 2. The project site is located at 1825 NE 38th St, Renton, WA 98056. 3. The project site is currently developed with an existing single-family residence proposed for removal. 4. Access to the site would be provided via a combination shared driveway/alley off of NE 38th St. 5. The property is located within the Residential Medium Density (MD) Comprehensive Plan land use designation. 6. The site is located within the Residential-8 (R-8) zoning classification. 7. There are approximately 102 significant trees located on-site, of which the applicant is proposing to retain a total of 17 trees. 8. The site is mapped with erosion hazard areas, landslide hazard areas, sensitive slopes, and protected slopes. 9. Grading quantities are estimated at approximately 1,500 cubic yards to create building pads for the new single family residences as well as access for the proposed lots. 10. The applicant began construction in winter of 2021 and is anticipating to complete construction in the summer of 2022. 11. Staff received one public comment email and one agency email during the 14 day public comment period. The comment letters and City responses are incldued in Exhibit 8. 12. The City’s Environmental Review Committee issued a Determination of Non-Significance - Mitigated (DNS-M) for the 38th Street Short Plat and Street Modification (Exhibit D) and adopted the DNS-M for the current proposal via the State Environmental Policy Act (SEPA) addendum process (Exhibit 1). The DNS-M included two (2) mitigation measures: a. Project construction shall comply with the recommendations outlined in the Geotechnical Engineering Report, prepared by ZipperGeo, dated October 12, 2018. b. A 25-foot buffer and additional 15-foot building setback shall be required from the top edge of the protected slope area. 13. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 14. Comprehensive Plan Compliance: The site is designated Residential Medium Density (MD) on the City’s Comprehensive Plan Map. The purpose of the MD designation is to allow a variety of single-family and multi-family development types, with continuity created through the application of design guidelines, the DocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 City of Renton Department of Community & Economic Development KP Development Short Plat (formerly 38th Street Short Plat) Administrative Report & Decision LUA22-000022 SHPL-A, MOD (formerly LUA18-000683) Report of February 22, 2022 Page 5 of 22 D_KP_Development_Short_Plat_Admin_Report_FINAL organization of roadways, sidewalks, public spaces, and the placement of community gathering places and civic amenities. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met: Compliance Comprehensive Plan Analysis ✓ Policy L-3: Encourage infill development of single-family units as a means to meet growth targets and provide new housing. ✓ Goal L-H: Plan for high-quality residential growth that supports transit by providing urban densities, promotes efficient land utilization, promotes good health and physical activity, builds social connections, and creates stable neighborhoods by incorporating both built amenities and natural features. ✓ Goal L-I: Utilize multiple strategies to accommodate residential growth, including: • Development of new single-family neighborhoods on large tracts of land outside the City Center, • Development of new multi-family and mixed-use in the City Center and in the Residential High Density and Commercial Mixed Use designations, and • Infill development on vacant and underutilized land in established neighborhoods and multi-family areas. ✓ Goal L-T: Create a functioning and exemplary urban forest that is managed at optimum levels for canopy, health, and diversity. ✓ Goal L-U: Preserve, protect, and enhance the quality and functions of the City’s sensitive areas including: lakes, rivers, major and minor creeks, intermittent stream courses and their floodplains, wetlands, ground water resources, wildlife habitats, and areas of seismic and geological hazards. ✓ Policy L-24: Manage urban forests to maximize ecosystem services such as stormwater management, air quality, aquifer recharge, other ecosystem services, and wildlife habitat. ✓ Policy L-28: Minimize erosion and sedimentation in and near sensitive areas by requiring appropriate construction techniques and resource practices, such as low impact development. ✓ Policy L-34: Ensure buildings, roads, and other features are located on less sensitive portions of a site when sensitive areas are present. ✓ Policy L-36: Land uses in areas subject to flooding, seismic, geologic, and coal mine hazards should be designed to prevent property damage and environmental degradation before, during, and after construction. ✓ 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. 15. Zoning Development Standard Compliance: The site is classified Residential-8 (R-8) on the City’s Zoning Map. Development in the R-8 Zone is intended to create opportunities for new single-family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single-family neighborhoods. It is intended to accommodate uses that are compatible with and support a DocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 City of Renton Department of Community & Economic Development KP Development Short Plat (formerly 38th Street Short Plat) Administrative Report & Decision LUA22-000022 SHPL-A, MOD (formerly LUA18-000683) Report of February 22, 2022 Page 6 of 22 D_KP_Development_Short_Plat_Admin_Report_FINAL high-quality residential environment and add to a sense of community. The proposal is compliant with the following development standards, as outlined in RMC 4-2-110.A, if all conditions of approval are met: Compliance R-8 Zone Develop Standards and Analysis ✓ Density: The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per net acre. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. Staff Comment: After the deduction of 1,691 sq. ft. of right-of-way dedication, 7,902 sq. ft. of private access tract, and 898 sq. ft. of critical areas from the 60,403 sq. ft. gross site area, the proposal would have a net area of 49,912 sq. ft. or 1.15 net acres. The proposal for 8 lots on the 1.15 net acre site would result in a net density of 6.98 du/ac (8/1.15 = 6.98 du/ac), which is within the density range permitted in the R-8 zone. Compliant if condition of approval is met Lot Dimensions: The minimum lot size permitted in the R-8 zone is 5,000 sq. ft. A minimum lot width of 50 feet is required (60 feet for corner lots) and a minimum lot depth of 80 feet is required. The following table identifies the proposed approximate dimensions for Lots 1-8 Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.) Lot 1 (corner) 5,000 62 80 Lot 2 5,005 62 80 Lot 3 5,000 62 80 Lot 4 (corner) 5,073 65 80 Lot 5 5,609 70 80 Lot 6 (corner) 6,153 67 93 Lot 7 5,089 58 82 Lot 8 6,522 80 80 Staff Comment: All proposed lots meet the minimum area and dimension requirements of the R-8 zone. It appears that a portion of the 25-foot protected slope buffer would extend onto proposed Lot 5 and a portion of the required 15-foot building setback from the buffer would extend onto proposed Lots 5 and 8. The entire 25-foot protected slope buffer would be required to be protected within a Native Growth Protection Area (NGPA) Tract. In addition, it appears that Lots 5 and 8 could be reconfigured to provide the required 15-foot building setback from the protected slope buffer within the NGPA tract as well. Staff recommends, as a condition of approval, that the configuration of Lot 5 be revised to place the entire 25-foot protected slope buffer within the required NGPA Tract. Staff further recommends, that the applicant review the lot layout as to whether the 15-foot building setback from the protected slope buffer could also be confined within the NGPA tract while maintaining the minimum lot size width and depth requirements of the R-8 zone. If possible, the 15-foot building setback from the protected slope buffer shall be located entirely within the NGPA Tract. DocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 City of Renton Department of Community & Economic Development KP Development Short Plat (formerly 38th Street Short Plat) Administrative Report & Decision LUA22-000022 SHPL-A, MOD (formerly LUA18-000683) Report of February 22, 2022 Page 7 of 22 D_KP_Development_Short_Plat_Admin_Report_FINAL Compliant if conditions of approval are met Setbacks: The required setbacks in the R-8 zone are as follows: front yard is 20 feet, side yard is 5 feet, secondary front yard (applies to corner lots) is 15 feet, and the rear yard is 20 feet. Staff Comment: The lots as proposed would provide adequate area for compliance with the required setbacks. The front yards of Lots 1-3 would be oriented towards Lincoln Ave NE, the front yards of Lots 4 and 5 would be oriented towards NE 38th St, and the front yards of Lots 6-8 would be oriented towards the shared driveway/alley tract (Tract A). To clarify the orientation of the proposed lots, staff recommends, as a condition of approval, that a note be recorded on the face of the short plat that states “The front yards of Lots 1-3 would be oriented towards Lincoln Ave NE, the front yards of Lots 4 and 5 would be oriented towards NE 38th St, and the front yards of Lots 6-8 would be oriented towards the shared driveway/alley tract (Tract A).” There is an existing driveway and garage encroachment onto the site from the property to the south. To remove the encroachment, the applicant has indicated that a Lot Line Adjustment would be recorded. Staff recommends, as a condition of approval that a Lot Line Adjustment, or other similarly approved method, be completed to remove the encroachments from the neighboring property to the south prior to the recording of the final short plat. There is an existing single-family residence, proposed for removal, that if retained would not comply with setbacks. Therefore, staff recommends, as a condition of approval, that a demolition permit be obtained and all required inspections completed for the removal of the existing house on 1825 Lincoln Ave NE, prior to the recording of the short plat. Compliance not yet demonstrated Building Standards: The R-8 zone has a maximum building coverage of 50% and a maximum impervious surface coverage of 65%. In the R-8 zone, a maximum building height of 2 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height. If the height of wall plates on a building are less than the states maximum the roof may project higher to account for the difference, yet the combined height of both features shall not exceed the combined maximums. Common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12, decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet from each minimum building setback line for each one (1) vertical foot above the maximum wall plate height. Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g., shed roof) may exceed the stated maximum if the average of wall plate heights is equal or less than the maximum wall plate height allowed. Staff Comment: Building height, building coverage, and impervious surface coverage for the new single-family residences would be verified at the time of building permit review. ✓ 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 DocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 City of Renton Department of Community & Economic Development KP Development Short Plat (formerly 38th Street Short Plat) Administrative Report & Decision LUA22-000022 SHPL-A, MOD (formerly LUA18-000683) Report of February 22, 2022 Page 8 of 22 D_KP_Development_Short_Plat_Admin_Report_FINAL 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 detailed landscape plan, reviewed and approved with the Construction Permit (C19004544) (Exhibit 5), was submitted with the project application materials. The proposed landscaping includes a 10-foot landscape strip along all street frontages and would be comprised of a mix of trees, shrubs, and ground cover, see plant schedule for more information on the detailed landscape plan (Exhibit 5). There is also landscaping proposed along the frontage of Lots 4 and 5 within the NE 38th St public right-of-way, in lieu of the required frontage improvements (see further discussion below under FOF 18 Modification). Street trees are proposed within the eight foot (8’)-wide planting strip between the curb and sidewalk. The street tree species proposed to be planted within this planting strip are Cornus Kousa ‘National’ trees. All common landscaping would be required to be installed prior to Short Plat recording, landscaping on individual lots would be required to be installed with the building permit for the homes. 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 DocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 City of Renton Department of Community & Economic Development KP Development Short Plat (formerly 38th Street Short Plat) Administrative Report & Decision LUA22-000022 SHPL-A, MOD (formerly LUA18-000683) Report of February 22, 2022 Page 9 of 22 D_KP_Development_Short_Plat_Admin_Report_FINAL 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 detailed landscape plan (including tree retention/replacement) reviewed and approved with the Construction Permit (C19004544) (Exhibit 5. There are 128 total trees identified on the project site, of those, six (6) have been classified as dangerous and 20 are located within a critical area of buffer, which leaves a total of 102 protected trees. Of those, the applicant is required to retain and/or replace 31 trees. To meet the tree retention requirements, the applicant is proposing the retention of 17 trees and would be required to plant 68 replacement trees around the project site. Trees planted within the public right-of-way would not satisfy the onsite tree retention requirements. Staff counted 75 onsite replacement trees, which would exceed the 68 trees that are required, however staff has concerns that the species of replacement trees proposed (serviceberry and vine maple) would not adequately mitigate the removal of the large evergreen trees that were removed. Staff recommends, as a condition of approval, that the planting schedule for the proposed replacement tree species be revised to include a greater number of native evergreen trees to better mitigate for the removal of the large native evergreen trees as part of the short plat development. Each lot would have at least two (2) trees onsite, which would comply with the minimum tree density requirements. Some of the retained trees are proposed on individual lots located in the rear yard setback and others are located within the designated open space tract. During construction, trees to be retained (i.e., protected trees), would be required to comply with the tree protection measures during construction (RMC 4-4-130H.9). The eight (8) central components of tree protection include defining and protecting the drip line, erecting and maintaining a temporary six-foot-high chain link construction fence with placards around the tree to be retained, protecting the tree from grade changes, keeping the area clear of impervious surface material, restricting grading within the drip line, providing 3” of bark mulch within the required fencing, retaining a certified arborist to ensure trees are protected from development activities, and alternate protection/safeguards as necessary. Furthermore, it appears some construction activities may be occurring in the drip line of retained trees. Due to the potential for impacts to retained trees during construction staff recommends as a condition of approval that an arborist review be present onsite during construction activities that would occur within the dripline of any retained trees to ensure that such activities do not damage the trees to be retained or their root zone. ✓ 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 is proposed onsite to provide the required 2 spaces per lot. Compliance with this requirement would be verified at the time of Building Permit review. DocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 City of Renton Department of Community & Economic Development KP Development Short Plat (formerly 38th Street Short Plat) Administrative Report & Decision LUA22-000022 SHPL-A, MOD (formerly LUA18-000683) Report of February 22, 2022 Page 10 of 22 D_KP_Development_Short_Plat_Admin_Report_FINAL ✓ Fences and Retaining Walls: In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front yard and side yard along a street setback where the fence shall not exceed forty eight inches (48") in height. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: The submitted approved civil plan set (C19004544) (Exhibit 3) includes retaining walls throughout the project site. Staff has reviewed the height of the proposed retaining walls and verified that the maximum height would not exceed six feet (6’) and that within the front and side yard along a street setback, the maximum height of the proposed walls would not exceed four feet (4’). In addition, the proposed walls would comply with the three-foot (3’) landscaped setback from public rights-of- way. 16. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-8 zone. The Standards implement policies established in the Land Use Element of the Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to approval of the subdivision. Compliance with Residential Design Standards would be verified prior to issuance of the building permit for the new single-family homes. The proposal is consistent with the following design standards, unless noted otherwise: Compliance Design Standards R-8 and Analysis N/A Lot Configuration: One of the following is required of preliminary plat applications: 1. Lot width variation of 10 feet (10’) minimum of one per four (4) abutting street- fronting lots, or 2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square feet size difference) for street-fronting lots, or 3. A front yard setback variation of at least five feet (5’) minimum for at least every four (4) abutting street fronting lots. Staff Comment: Not applicable 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: See FOF 19 Drainage. 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 DocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 City of Renton Department of Community & Economic Development KP Development Short Plat (formerly 38th Street Short Plat) Administrative Report & Decision LUA22-000022 SHPL-A, MOD (formerly LUA18-000683) Report of February 22, 2022 Page 11 of 22 D_KP_Development_Short_Plat_Admin_Report_FINAL 2. The roof extends at least five feet (5') (not including eaves) beyond the front of the garage for at least the width of the garage plus the porch/stoop area, or 3. The garage is alley accessed, or 4. The garage entry does not face a public and/or private street or an access easement, or 5. The garage width represents no greater than fifty percent (50%) of the width of the front facade at ground level, or 6. The garage is detached, or 7. The garage doors contain a minimum of thirty percent (30%) glazing, architectural detailing (e.g. trim and hardware), and are recessed from the front façade a minimum of five feet (5’), and from the front porch a minimum of seven feet (7’). Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliant if condition of approval is met Primary Entry: The entry shall include a porch or stoop with a minimum depth of five feet (5') and minimum height of twelve inches (12") above grade. Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. Staff Comment: Compliance for this standard would be verified at the time of building permit review. The primary entries of the homes on Lots 1-3 would be oriented towards Lincoln Ave NE and the primary entries of the homes on Lots 4 and 5 would be oriented towards NE 38th St. Staff recommends, as a condition of approval, that a note to this effect be recorded on the face of the final short plat. 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. N/A Scale, Bulk, and Character: N/A 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. DocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 City of Renton Department of Community & Economic Development KP Development Short Plat (formerly 38th Street Short Plat) Administrative Report & Decision LUA22-000022 SHPL-A, MOD (formerly LUA18-000683) Report of February 22, 2022 Page 12 of 22 D_KP_Development_Short_Plat_Admin_Report_FINAL Compliance not yet demonstrated Eaves: Both of the following are required: 1. Eaves projecting from the roof of the entire building at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves, and 2. Rakes on gable ends must extend a minimum of two inches (2") from the surface of exterior siding materials. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Architectural Detailing: If one siding material is used on any side of the dwelling that is two stories or greater in height, a horizontal band that measures at least eight inches (8") is required between the first and second story. Additionally, one of the following is required: 1. Three and one half inch (3 1/2") minimum trim surrounds all windows and details all doors, or 2. A combination of shutters and three and one half inches (3 1/2") minimum trim details all windows, and three and one half inches (3 1/2") minimum trim details all doors. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Materials and Color: For subdivisions and short plats, abutting homes shall be of differing color. Color palettes for all new dwellings, coded to the home elevations, shall be submitted for approval. Additionally, one of the following is required: 1. A minimum of two (2) colors is used on the home (body with different color trim is acceptable), or 2. A minimum of two (2) differing siding materials (horizontal siding and shingles, siding and masonry or masonry-like material, etc.) is used on the home. One alternative siding material must comprise a minimum of thirty percent (30%) of the street facing facade. If masonry siding is used, it shall wrap the corners no less than twenty four inches (24"). Staff Comment: Compliance for this standard would be verified at the time of building permit review. 17. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions of approval are complied with: Compliance Critical Areas Analysis Compliant if conditions of approval are met Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include buffers and/or setbacks from buffers. A standard 15-foot building setback is required for all structures from Protected Slope areas. DocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 City of Renton Department of Community & Economic Development KP Development Short Plat (formerly 38th Street Short Plat) Administrative Report & Decision LUA22-000022 SHPL-A, MOD (formerly LUA18-000683) Report of February 22, 2022 Page 13 of 22 D_KP_Development_Short_Plat_Admin_Report_FINAL A 50-foot buffer and 15-foot building setback are required from Very High Landslide Hazard Areas. Staff Comment: As discussed in the ERC Report adopted as part of the DNS-M for the 38th Street Short Plat (LUA18-000683) (Exhibit 2), the project site is mapped with erosion hazard areas, landslide hazard areas, sensitive slopes, and protected slopes. Two (2) SEPA mitigation measures were adopted for the development of the proposal, one required compliance with the geotechnical report during project construction and the other required a 25-foot buffer and 15-foot building setback from the edge of the protected slope area. The protected slope and required buffer would be required to be protected within a Native Growth Protection Tract. The tract is required to include signage and a split rail fence. Staff recommends, as a condition of approval, that the protected slope and required buffer be protected within a Native Growth Protection Tract and that the boundary of the tract be delineated with a split rail fence and signage. A fencing and signage detail shall be submitted prior to recording of the final short plat for review and approval by the Current Planning Project Manager. Fencing and signage shall be installed prior to the recording of the short plat. Additionally, the applicant shall ensure that future homeowners understand their responsibility for ownership and maintenance of the tree protection tract and new landscaping within the stormwater tract, therefore staff recommends the applicant submit Homeowner’s Association (HOA) documents prior to recording the short plat document that outline the responsibility for ownership and maintenance for maintaining the tracts, protected trees, landscaping, fencing, and signage. The applicant shall also submit permanent and irrevocable deed restrictions on the tracts that prohibit future development. The HOA documents and deed restrictions shall be reviewed and approved by the Current Planning Project Manager prior to recording with the King County Recorder’s Office with the short plat. 18. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060 in order to modify the frontage improvement requirements abutting the N 38th Street frontage. The applicant is proposing the following modifications: Install half street improvements which include two 10-foot drive lanes, curb/gutter, 8-foot wide landscape strip, and a 5-foot wide sidewalk from the intersection of Lincoln Avenue NE to the mid-point of Lot 4 or just west of the existing private access drive on the north side of the street; between the end of the above noted half street improvements and the front pedestrian access to the Lot 5, install 5-foot wide sidewalk, 8-foot landscape strip, and additional natural landscaping area; and west of the front pedestrian access to Lot 5, maintain the existing steep slopes, trees, drainage swale, and due use maintenance and soft surface walkway. 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 Street Modification Criteria and Analysis ✓ a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: DocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 City of Renton Department of Community & Economic Development KP Development Short Plat (formerly 38th Street Short Plat) Administrative Report & Decision LUA22-000022 SHPL-A, MOD (formerly LUA18-000683) Report of February 22, 2022 Page 14 of 22 D_KP_Development_Short_Plat_Admin_Report_FINAL 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. The requested street modification is consistent with these policy guidelines. ✓ b. Will meet the objectives and safety, function, appearance, environmental protection, and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The City’s Public Works Transportation section and Department of Community and Economic Development have reviewed N 38th Street and the surrounding area and have determined that the modified Residential Access street section is more suitable for the portion of N 38th Street adjacent to the site given that the City does not intent to extend this roadway west due to the existing steep slopes west of proposed Lot 5. The modified residential access street section will conform to the design criteria outlined by the Transportation section. ✓ c. Will not create substantial adverse impacts to other property(ies) in the vicinity. Staff Comment: The modified street section will maintain existing access for the adjacent properties and does appear to affect other adjacent properties. ✓ d. Conforms to the intent and purpose of the Code. Staff Comment: This modification provides a safe pedestrian and vehicle route for the proposed project and the surrounding area. ✓ e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: See comments under criterion ‘b’. 19. 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 RMC 4-6-060 Street Standards. Alley access is the preferred street pattern for all new residential development except in the Residential Low Density land use designation (RC, R-1, and R-4 zones) and the R- 6 zone. Shared driveways may be allowed for access to four (4) or fewer residential lots, provided: a. At least one of the four (4) lots abuts a public right-of-way and the street frontage of the lot is equal to or greater than the lot width requirement of the zone; DocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 City of Renton Department of Community & Economic Development KP Development Short Plat (formerly 38th Street Short Plat) Administrative Report & Decision LUA22-000022 SHPL-A, MOD (formerly LUA18-000683) Report of February 22, 2022 Page 15 of 22 D_KP_Development_Short_Plat_Admin_Report_FINAL b. The subject lots are not created by a subdivision of ten (10) or more lots; c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic and/or pedestrian circulation through the short subdivision or to serve adjacent property; d. The shared driveway would not adversely affect future circulation to neighboring properties; e. The shared driveway is no more than three hundred feet (300') in length; and f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and personnel. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet (16'); the Fire Department may require the tract and paved surface to be up to twenty feet (20') wide. 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: Vehicular access to all lots would be provided via Tract A. Tract A would function as an alley for Lots 1-3 and Lots 4 and 5, and would function as a shared driveway for Lots 6-8, which would have front yards oriented towards the private access. To accommodate emergency access, Tract A is required to have a minimum width of 20 feet. The applicant has proposed to widen Tract A to 26 feet in width along the east side of Lot 4 to accommodate visitor parking. In addition, Tract A is proposed to have a width of 24 feet along the eastern boundary of Lot 6. Shared driveways/alley tracts are not required to provide a curb, however, to protect the side yard area along the eastern side of Lot 4 from vehicular parking, staff recommends, as a condition of approval that a curb be provided within Tract A along the east property line of Lot 4. Furthermore, there appears to be areas where the alley or shared driveway could be reduced in width as the 20 feet is not necessary for fire access. As such, staff recommends as a condition of approval that a minimum width necessary be provided for the Shared driveway/alley to accommodate parking, emergency access, and vehicular access. The shared driveway/alley design shall be reviewed and approved as a part of the construction permit application. Maintenance of Tract A and all other common improvements within the proposed short plat shall be the responsibility of the individual homeowners. Staff recommends, as a condition of approval, that a Homeowners Association be established prior to the recording of the short plat for the maintenance of all common improvements within the subdivision. N/A Blocks: Blocks shall be deep enough to allow two (2) tiers of lots. Staff Comment: Not applicable, no blocks are proposed. Projects are exempt from block depth regulation when the location and extent of environmental constraints prevent a standard plat land configuration. ✓ Lots: The size, shape, orientation, and arrangement of the proposed lots comply with the requirements of the Subdivision Regulations and the Development Standards of the R-8 zone and allow for reasonable infill of developable land. All of the proposed lots shall meet the requirements for minimum lot size, depth, and width. DocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 City of Renton Department of Community & Economic Development KP Development Short Plat (formerly 38th Street Short Plat) Administrative Report & Decision LUA22-000022 SHPL-A, MOD (formerly LUA18-000683) Report of February 22, 2022 Page 16 of 22 D_KP_Development_Short_Plat_Admin_Report_FINAL 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 would comply with the minimum area and dimensional requirements of the R-8 zone and would be rectangular in shape. As previously discussed above, Lots 1-3 would be oriented to provide front yards and primary entries for the single-family residences along Lincoln Ave NE and Lots 4 and 5 would have front yards and primary building entries fronting on NE 38th St. Compliant if conditions of approval are 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: Lincoln Avenue NE is classified as a residential access street. Per RMC 4-6-060, the minimum right of way width for a residential access street is 53’. The minimum paved roadway width is 26’ consisting of 2 – 10’ travel lanes and 1 – 6’ bike lane. A 0.5’-curb, 8’-planter strip, and 5’-sidewalk are required along both sides of the pavement. Per the King County Assessor’s Map, the existing right of way width for Lincoln Avenue NE adjacent to the site is approximately 60’. The existing Lincoln Avenue NE paved roadway width adjacent to the site is approximately 24’ to 32’. There is no curb and gutter, planter strip, or sidewalk along the project frontage. The majority of the existing roadway lies in the western half of the right of way. Installation of a 0.5’-curb, 8’-planter strip, and 5’-sidewalk will be required along the frontage. The new curb adjacent to the project site shall be set 18.4’ west of the right of way centerline. The 8’-planter and 5’-sidewalk should be installed directly behind the curb. A right of way dedication of approximately 2’ will be required along the project frontage to accommodate the frontage improvements. The offset of the frontage improvements and right of way dedication is required to straighten out the roadway. The required roadway section for Lincoln Avenue NE is consistent with the required roadway section for Carpenter Short Plat (LUA14-001200) located to the south of this site. NE 38th Street is classified as a residential access street. The existing right of way for NE 38th Street is only partially improved along the project frontage. The existing roadway width is approximately 24’ near the intersection with Lincoln Avenue NE. The road curves within the right of way and serves as an access to the driveways of 1820 and 1825 NE 38th Street. Per the King County Assessor’s Map, the existing right off way width for NE 38th Street adjacent to the site is approximately 60’. A half residential access street will be required along the project’s NE 38th Street frontage. Per RMC 4-6-060, the minimum right of way width for a half residential access DocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 City of Renton Department of Community & Economic Development KP Development Short Plat (formerly 38th Street Short Plat) Administrative Report & Decision LUA22-000022 SHPL-A, MOD (formerly LUA18-000683) Report of February 22, 2022 Page 17 of 22 D_KP_Development_Short_Plat_Admin_Report_FINAL street is 35’. The minimum paved roadway width 20’ consisting of 2 – 10’ travel lanes. A 0.5’-curb, 8’-planter strip, and 5’-sidewalk are required along the project frontage. A modification was requested for the NE 38th St frontage along Lots 4 and 5 as well as along the western boundary of the project site, see FOF 18. There were five (5) trees within the northeastern corner of the NE 38th St right-of-way that were removed as a result of the construction of frontage improvements and the realignment of the pavement within NE 38th St. The stumps of these trees have not yet been removed. Staff recommends, as a condition of approval, that the stumps from the trees removed at the northeastern corner of the NE 38th St right-of-way, be removed prior to the recording of the short plat. In addition, staff further recommends, that a landscape planting plan be submitted for review and approval by the Current Planning Project Manager and City Arborist for the replacement of the trees removed from the northeastern corner of the NE 38th St right-of-way. The replacement plantings shall be installed prior to the recording of the short plat. 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: The proposed lots are rectangular in shape and would be compatible with the existing surrounding R-8 development. 20. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis ✓ Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. The current fire impact fees are applicable at the rate of $964.53 per single-family unit. Assessed fees for the future homes 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. ✓ Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Hazelwood Elementary, Risdon Middle School and Hazen High School. Any new students from the proposed development would be bussed to their schools. Students attending all schools would be bussed to school from the existing stop located approximately 0.2 miles to the north at the intersection of Lincoln Avenue NE and Monterey Place NE. To walk to this bus stop, students would walk to the north along the existing shoulder along Lincoln Avenue 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 Renton School District. The fee is payable to the City as specified by the Renton Municipal Code. Currently the fee is assessed at $7,681.00 (plus a 5% surcharge fee) per single-family residence. Assessed fees for the future homes DocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 City of Renton Department of Community & Economic Development KP Development Short Plat (formerly 38th Street Short Plat) Administrative Report & Decision LUA22-000022 SHPL-A, MOD (formerly LUA18-000683) Report of February 22, 2022 Page 18 of 22 D_KP_Development_Short_Plat_Admin_Report_FINAL 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 current Park Impact Fee is $3,945.70. Assessed fees for the future homes 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: The applicant submitted the approved civil plan set (C19004544) (Exhibit 3) and the approved Technical Information Report, dated June 12, 2020, prepared by Preferred Engineering, LLC (Exhibit 7) with the project application materials. The site falls within the City’s Flow Control Duration Standard (Forested Conditions). The site falls within the May Creek drainage basin. There are regulated slope, erosion hazard, and landslide areas found along the western side of the property. Due to the steep slopes downstream of the project, the project must comply with the Flood Problem Flow Control standard. If stormwater is proposed to be discharged to the steep slope area, then the project must match the Flow Duration of pre-developed rates for Forested Conditions from 50% of the 2-year up to the full 50-year flow, match Forested Site Conditions for the 2- and 10-Year Peaks, and match Existing Site Conditions for the 100-Year Peaks. On-site BMPs satisfying Core Requirement #9 will be required for the site and each individual lots to the extent feasible. On-site BMPs shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the 2017 RSWDM. Final review and approval of the lot BMPs will be evaluated during the review of the Building Permit Application. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide basic water quality treatment. All proposed stormwater facilities shall be designed in accordance with the current Renton Surface Water Design Manual at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for all proposed detention and/or water quality vaults. A storm water vault is proposed to treat and detain surface water runoff generated by the proposed development. To ensure that the proposed vault is located completely below grade, staff recommends, as a condition of approval that the proposed stormwater vault be constructed completely below grade. The proposed flow control and/or water quality stormwater facility may be constructed in the public right-of-way, provided it is privately maintained by the individual homeowners. The development is subject to stormwater system development charges (SDCs) for the new lots. The 2022 Surface water system development fee is $2,100.00 for each new lot. The SDC that is current is due at the time of construction permit issuance. ✓ Water: Water service is provided by the City of Renton. The site is in the Kennydale water service area in the 320’ hydraulic pressure zone. The approximate static water pressure is 71 psi at an elevation of 155’. Static water pressure varies based on topography. There DocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 City of Renton Department of Community & Economic Development KP Development Short Plat (formerly 38th Street Short Plat) Administrative Report & Decision LUA22-000022 SHPL-A, MOD (formerly LUA18-000683) Report of February 22, 2022 Page 19 of 22 D_KP_Development_Short_Plat_Admin_Report_FINAL is an existing 12” water main east of the site in Lincoln Avenue NE that can provide 2,500 gallons per minute (gpm). A minimum of 8” diameter water main extension will be required in NE 38th Street and all private alleys in the development. The new 8” water mains should connect to the existing 12” water main in Lincoln Avenue NE. The new water main(s) shall extend to the southern boundary of the proposed subdivision. The new lots shall be served by a new 1” water service with a 3/4" or 1” water meter. A 1” meter is required if the new home contains a fire sprinkler system. The sizing of the meter) shall be in accordance with the most recent edition of the Uniform Plumbing Code. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found on the City’s website. Current fees will be charged at the time of construction permit issuance. The SDC fee for water is based on the size of the new domestic water to serve the project. The 2022 water fee for a single 1-inch meter is $4,500.00 per meter. Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at construction permit issuance. ✓ Sanitary Sewer: Sewer service is provided by the City of Renton. There is an existing 8” sewer east of the site along the western frontage of Lincoln Avenue NE that flows from south to north. The existing on-site septic system serving the existing home shall be decommissioned in accordance with King County Department of Health and City of Renton standards. New 6” side sewers with a minimum slope of 2% connecting to the existing sewer main in Lincoln Avenue NE will be required for all lots fronting Lincoln Avenue NE and lots where a gravity connection is possible. Private utility easements will be needed for any side sewer that passes through an adjacent lot prior to connecting to the existing sewer main. For lots where a gravity connection to the existing sewer main in Lincoln Avenue NE is not possible, individual grinder pumps and force mains will be required for each lot. The private force main should connect to a 6” sewer stub that is a minimum of 2% in slope. Private utility easements will be needed for any force main or gravity side sewer that passes through an adjacent lot prior to connecting to the existing sewer main. The 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 the project. The 2022 sewer fee for a 1-inch meter install is $3,500.00 per meter. Each lot shall have a separate meter. DocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 City of Renton Department of Community & Economic Development KP Development Short Plat (formerly 38th Street Short Plat) Administrative Report & Decision LUA22-000022 SHPL-A, MOD (formerly LUA18-000683) Report of February 22, 2022 Page 20 of 22 D_KP_Development_Short_Plat_Admin_Report_FINAL I. CONCLUSIONS: 1. The subject site is located in the Residential Medium Density (MD) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 14. 2. The subject site is located in the Residential-8 (R-8) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 15. 3. The proposed short plat complies with the Residential Design and Open Space Standards provided the applicant complies with City Code and conditions of approval, see FOF 16. 4. The proposed short plat complies with the Critical Areas Regulations provided the applicant complies with City Code and conditions of approval, see FOF 17. 5. The proposed short plat complies with the modification criteria as established by City Code provided all advisory notes and conditions are complied with, see FOF 18 6. 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 19. 7. The proposed short plat complies with the street standards, as modified in FOF 18, and as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 19. 8. There are safe walking routes to the school bus stop, see FOF 20. 9. There are adequate public services and facilities to accommodate the proposed short plat, see FOF 20. J. DECISION: The KP Development Short Plat (formerly 38th Street Short Plat) and Modification, File No. LUA22-000022 SHPL-A, MOD (formerly LUA18-000683), as depicted in Exhibit 3, is approved and is subject to the following conditions: 1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non- Significance Mitigated adopted via the addendum process, dated (February 21, 2022). 2. The configuration of Lot 5 shall be revised to place the entire 25-foot protected slope buffer within the required NGPA Tract. 3. The applicant shall review the lot layout as to whether the 15-foot building setback from the protected slope buffer on Lots 5 and 8 could also be confined within the NGPA tract while maintaining the minimum lot size width and depth requirements of the R-8 zone. If possible, the 15-foot building setback from the protected slope buffer shall be located entirely within the NGPA Tract. 4. A note shall be recorded on the face of the short plat that states “The front yards of Lots 1-3 would be oriented towards Lincoln Ave NE, the front yards of Lots 4 and 5 would be oriented towards NE 38th St, and the front yards of Lots 6-8 would be oriented towards the shared driveway/alley tract (Tract A).” 5. A Lot Line Adjustment, or other similarly approved method, shall be completed to remove the encroachments from the neighboring property to the south prior to the recording of the final short plat. 6. A demolition permit shall be obtained and all required inspections completed for the removal of the house, prior to the recording of the short plat. DocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 City of Renton Department of Community & Economic Development KP Development Short Plat (formerly 38th Street Short Plat) Administrative Report & Decision LUA22-000022 SHPL-A, MOD (formerly LUA18-000683) Report of February 22, 2022 Page 21 of 22 D_KP_Development_Short_Plat_Admin_Report_FINAL 7.The planting schedule for the proposed replacement tree species shall be revised to include a greater number of native evergreen trees to better mitigate for the removal of the large native evergreen trees as part of the short plat development. 8.An arborist shall be present onsite during construction activities that would occur within the dripline of any retained trees to ensure that such activities do not damage the trees to be retained or their root zone. 9.The primary entries of the homes on Lots 1-3 shall be oriented towards Lincoln Ave NE and the primary entries of the homes on Lots 4 and 5 shall be oriented towards NE 38th St. A note to this effect shall be recorded on the face of the final short plat. 10.The protected slope and required buffer shall be protected within a Native Growth Protection Tract and that the boundary of the tract be delineated with a split rail fence and signage. A fencing and signage detail shall be submitted prior to recording of the final short plat for review and approval by the Current Planning Project Manager. Fencing and signage shall be installed prior to the recording of the short plat. 11.A curb bulb shall be provided within Tract A along the west property line of Lot 4. 12.A Homeowners Association shall be established prior to the recording of the short plat for the maintenance of all common improvements within the subdivision. The HOA documents shall be provided to the City for review and approval by the City Attorney and Current Planning Project Manager prior to recording of the short plat. 13.The stumps from the trees removed at the northeastern corner of the NE 38th St right-of-way, shall be removed prior to the recording of the short plat. 14.A landscape planting plan shall be submitted for review and approval by the Current Planning Project Manager and City Arborist for the replacement of the trees removed from the northeastern corner of the NE 38th St right-of-way. The replacement plantings shall be installed prior to the recording of the short plat. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Vanessa Dolbee, Planning Director Date TRANSMITTED on February 22, 2022 to the Owner/Applicant/Contact: Owner/Applicant/Contact: Navdeep Gill Gill Homes, LLC 27410 Marine View Dr S Des Moines, WA 98198 TRANSMITTED on February 22, 2022 to the Parties of Record: Greg and Anne Paskett 1826 NE 38th St Renton, WA 98056 Duwamish Tribe preservationdept@duwamishtribe.org Gordon Donnell 7421 152nd Ct NE Redmond, WA 98052 DocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 2/22/2022 | 12:44 PM PST City of Renton Department of Community & Economic Development KP Development Short Plat (formerly 38th Street Short Plat) Administrative Report & Decision LUA22-000022 SHPL-A, MOD (formerly LUA18-000683) Report of February 22, 2022 Page 22 of 22 TRANSMITTED on February 22, 2022 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Amanda Askren, Property Services Matthew Herrera, Current Planning Manager Anjela St. John, Fire Marshal K.LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on March 8, 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) Due to Governor Jay Inslee’s Proclamation 20-25 (“Stay Home, Stay Healthy”), the City Clerk’s Office is working remotely. For that reason, appeals must be submitted electronically to the City Clerk at cityclerk@rentonwa.gov. The appeal fee, normally due at the time an appeal is submitted, will be collected at a future date. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and additional information regarding the appeal process may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov. If the situation changes such that the City Clerk’s Office is open when you file your appeal, you have the option of filing the appeal in person. EXPIRATION: The administrative short plat decision will expire five (5) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-7-070.M. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. D_KP_Development_Short_Plat_Admin_Report_FINAL DocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: KP Development Short Plat (formerly 38th Street Short Plat) Land Use File Number: LUA22-000022 SHPL-A, MOD (formerly LUA18-000683) Date of Report February 22, 2022 Staff Contact Jill Ding Senior Planner Project Contact/Applicant Navdeep Gill Gill Homes, LLC 27410 Marine View Dr S, Des Moines, WA 98198 Project Location 1825 NE 38th St, Renton, WA 98056 The following exhibits are included with the Administrative Decision Report: Exhibits 1-3 ERC Addendum and Exhibits Exhibit 4: 38th Street Short Plat Admin Decision (LUA18-000683) Exhibit 5: Approved Landscape Plan (C19004544) Exhibit 6: Geotechnical Engineering Report, prepared by ZipperGeo, and dated October 12, 2018 Exhibit 7: Approved Technical Information Report, dated 6/12/2020, prepared by Preferred Engineering, LLC Exhibit 8: Public/Agency Comments and City Response Exhibit 9: Modification Justification Exhibit 10: Transportation Concurrency Exhibit 11: Advisory Notes to Applicant DocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11