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HomeMy WebLinkAboutD_Admin_Decision_Haevin_Ridge_220607_v5_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Admin Decision_Heaven Ridge_220607_v4 A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: June 16, 2022 Project File Number: PR18-000119 Project Name: Haevin Ridge Short Plat Land Use File Number: LUA21-000468, SHPL-A, MOD (formerly LUA18-000205) Project Manager: Alex Morganroth, Senior Planner Owner/Applicant/Contact: Lakhvir Sandhu, 9239 S 200th St, Kent, WA 98031 Project Location: 18809 116th Ave SE (APN 3223059075) Project Summary: The applicant is reapplying for approval of a Preliminary Short Plat approval of the Heavin Ridge Short Plat (previous file number LUA18-000205) that has expired. A Civil Construction Permit (C19001490) has been issued for the construction of utility and frontage improvements. The applicant is requesting Preliminary Short Plat approval and for the subdivision of an existing 57,934 square foot (1.32 acre) site into six (6) residential lots and three (3) tracts. The project site is located at 18809 116th Ave SE (Parcel #3223059075) between SE 186th St and SE 192nd St. The project site has a zoning designation of Residential-8 du/ac (R-8). Two (2) existing cell towers are located on the west side of the property and a 300 square foot telecoms building is located along the north property line. Both the towers and the telecoms building would remain. The proposed lots range in size from 5,000 square feet to 5,850 square feet with a net density of 5.39 du/ac. Access to Lots 1 through 5 is proposed via a 35-foot (35’) wide half-street along the south side of the site, while Lot 6 would take access via a driveway off of 116th Ave SE. Access to the cell to wer and telecoms building proposed for retention would be provided via a utility easement on the school property to the north of the subject site and existing utility easements on the western portion of the site would be relinquished. The applicant has proposed a stormwater vault in a 7,567 square foot tract on the north side of the site. No critical areas are mapped on or within 200 feet of the project site. The applicant indicated a total of 51 significant trees on the project site and has proposed the re tention of four (4) trees. The applicant is requesting a street Modification to allow for a modified roadway section for 116th Ave SE along the front of the site. Site Area: 1.32 acres DocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 City of Renton Department of Community & Economic Development Haevin Ridge Short Plat Administrative Report & Decision LUA21-000468, SHPL-A, MOD (FORMERLY LUA18- 000205) Report of June 16, 2022 Page 2 of 19 D_Admin Decision_Haevin Ridge_220607_v5_FINAL B. EXHIBITS: Exhibit 1: Staff Report Exhibit 2: Short Plat Plan Exhibit 3: Approved Landscape/Tree Retention Plan (C19001490) Exhibit 4: Arborist Report Exhibit 5: Preliminary Technical Information Report prepared by Plog Real Estate and Consulting, dated May 25, 2020 Exhibit 6: Geotechnical Engineering Report prepared by Ages Engineering, LLC, dated August 16, 2017 Exhibit 7: Construction Mitigation Description Request Exhibit 8: Telecoms Structural Analysis letter prepared by Bruce MacVeigh, dated February 19, 2018 Exhibit 9: Modification Request – Street Improvements Exhibit 10: Advisory Notes to Applicant Exhibit 11: Transportation Concurrency Memo, prepared by Brianne Bannwarth, dated January 26, 2022 Exhibit 12: Haevin Ridge Short Plat Admin Original Decision (LUA18-000205), dated June 17, 2018 C. GENERAL INFORMATION: 1. Owner(s) of Record: Lakhvir Sandhu, 9239 S 200th St, Kent, WA 98031 2. Zoning Classification: Residential-8 (R-8) 3. Comprehensive Plan Land Use Designation: Residential Medium Density (MD) 4. Existing Site Use: Telecommunications Infrastructure 5. Critical Areas: None 6. Neighborhood Characteristics: a. North: School, R-6 Zone b. East: Single-family Residential, R-6 Zone c. South: Single-family Residential, R-8 Zone d. West: Single-family Residential, R-8 Zone 7. Site Area: 1.32 acres D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Civil Construction Permit C19001490 N/A Issued 11/12/2020 DocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 City of Renton Department of Community & Economic Development Haevin Ridge Short Plat Administrative Report & Decision LUA21-000468, SHPL-A, MOD (FORMERLY LUA18- 000205) Report of June 16, 2022 Page 3 of 19 D_Admin Decision_Haevin Ridge_220607_v5_FINAL Haevin Ridge Short Plat (original) LUA18-000205 N/A 06/17/2018 Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Wireless Communications Facility Environmental Review and Administrative Conditional Use Permit LUA11-024 N/A 06/08/2011 Benson Hill Annexation N/A 5327 03/01/2008 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service will be provided by Soos Creek Water and Sewer District . b. Sewer: Wastewater service is provided by Soos Creek Water and Sewer District. c. Surface/Storm Water: No stormwater infrastructure currently exists on-site. There is an existing 12- inch stormwater main in 116th Ave SE. The current site topography appears to drain the runoff from the site to the northeast. 2. Streets: The proposed development fronts 116th Ave SE to the east. There are no existing frontage improvements along the street frontage of 116th Ave SE. 3. Fire Protection: Renton Regional Fire Authority (RRFA) F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations c. Section 4-2-110: Residential Development Standards d. Section 4-2-115: Residential Design and Open Space Standards 2. Chapter 3 Environmental Regulations a. Section 4-3-050: Critical Area Regulations 3. Chapter 4 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 9 Permits-Specific b. Section 4-9-250: Variances, Waivers, Modifications, and Alternates 7. Chapter 11 Definitions DocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 City of Renton Department of Community & Economic Development Haevin Ridge Short Plat Administrative Report & Decision LUA21-000468, SHPL-A, MOD (FORMERLY LUA18- 000205) Report of June 16, 2022 Page 4 of 19 D_Admin Decision_Haevin Ridge_220607_v5_FINAL G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element 2. Utilities Element H. FINDINGS OF FACT (FOF): 1. The applicant is reapplying for approval of a Preliminary Short Plat of the Haevin Rdige Short Plat (previous file number LUA18-000205) that expired December 8, 2021 . A Construction Permit (C19001490) was issued November 12, 2020 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 3, 2022 and determined the application complete the same day. The project complies with the 120-day review period. 2. The project site is located at 18809 116th Ave SE (Parcel #322309075). 3. The project site has two (2) wireless communications monopoles and a small, one -story building containing a Comcast internet hub. All are pr oposed to be retained in two (2) tracts. 4. Access to the site would be provided via a 35-foot (35’) wide half-street off of 116 Ave SE on the south side of the site. 5. The property is located within the Residential Medium Density (MD) Comprehensive Plan la nd use designation. 6. The site is located within the Residential 8 du/ac (R-8) zoning classification. 7. There are 51 trees located on-site of which the applicant is proposing to retain a total of four (4) trees. 8. No critical areas are mapped on the project site. 9. Approximately 1,500 cubic yards of material would be cut on -site and approximately 800 cubic yards of fill is proposed to be brought into the site. 10. The applicant has begun construction as part of the approved Civil Construction Permit (C1900 1490). Construction of the individual homes is expected to commence in the fall of 2022. 11. No public comments were received. 12. No agency comments were received. 13. Representatives from various city departments have reviewed the application materials to identi fy 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 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 Goal s 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. DocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 City of Renton Department of Community & Economic Development Haevin Ridge Short Plat Administrative Report & Decision LUA21-000468, SHPL-A, MOD (FORMERLY LUA18- 000205) Report of June 16, 2022 Page 5 of 19 D_Admin Decision_Haevin Ridge_220607_v5_FINAL ✓ Goal L-I: Utilize multiple strategies to accommodate residential growth, including: • Development of new single-family neighborhoods on large tracts of land outside the City Center, • Development of new multi-family and mixed-use in the City Center and in the Residential High Density and Commercial Mixed Use designations, and • Infill development on vacant and underutilized land in established neighborhoods and multi-family areas. ✓ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. ✓ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development. ✓ Policy L-48: Address privacy and quality of life for existing residents by considering scale and context in infill project design. ✓ Policy L-49: 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-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 neighborhood. The proposal is compliant with the following development standards, as outlined in RMC 4-2-110A, if all conditions of approval are met: Compliance R-8 Zone Develop Standards and Analysis ✓ Density: The density range permitted in the R-8 zone is a minimum of 4.0 up 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: Based on a net area of 48,435 square feet (57,847 square-foot gross area – 9,412 square feet of right-of-way [ROW] dedication), the proposal for six (6) residential lots on the project site would result in a net density of 5.4 dwelling units per acre (6 lots / 1.11 acres = 5.4 du/ac) which meets the minimum and maximum density requirements of the R-8 zone. ✓ Lot Dimensions: The minimum lot size permitted in the R-8 zone is 5,000 sq. ft. A minimum lot width of 50 feet is required (60 feet for corner lots) and a minimum lot depth of 80 feet is required. The following table identifies the proposed approximate dimensions for Lots 1 -6, two (2) telecoms tracts, and the stormwater tract. Proposed Lot Lot Size (sq. ft.) Lot Width (feet) Lot Depth (feet) Lot 1 (corner) 5,768 60.03 97.90 Lot 2 5,027 51.20 98.20 Lot 3 5,174 53.20 98.20 Lot 4 5,155 50.55 98.90 DocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 City of Renton Department of Community & Economic Development Haevin Ridge Short Plat Administrative Report & Decision LUA21-000468, SHPL-A, MOD (FORMERLY LUA18- 000205) Report of June 16, 2022 Page 6 of 19 D_Admin Decision_Haevin Ridge_220607_v5_FINAL Lot 5 5,450 59.60 95.60 Lot 6 5,426 56.03 95.63 Telecom Tract 1 2,025 N/A N/A Telecom Tract 2 5,793 N/A N/A Stormwater Tract 7,082 N/A N/A Staff Comment: All proposed lots meet the minimum area and dimension requirements of the R-8 zone. Compliant if condition of approval is met Setbacks: The required setbacks in the R-8 zone are as follows: front yard is 20 feet, side yards are 5 feet, secondary front yard (applies to corner lots) is 15 feet, and the rear yard is 25 feet. Wireless communications facilities (WCF) are required to be setback from each property line a distance equal to or greater than the tower height, unless an engineering analysis concludes that a reduced setback is safe for abutting properties and appropriate for the site. Staff Comment: Proposed Lot 5 would be located at the end of the new half -street access road. The lot’s location and orientation in relation to the street creates similar characteristics to those of a corner lot, as two (2) facades will have high visibility from the public ROW. In order to ensure adequate space for vehicular maneuvering and to ensure a reasonably sized front yard for the future home owner, staff recommends as a condition of approval that the future home on Lot 5 utilize corner lot setbacks for the R-8 zone (side yard setbacks on the north and west sides of the property) and design the home in way that both the south and east faces that engage the public ROW. All lots have sufficient space to comply with the setbacks of the zone if the condition of approval is met. Setbacks would be verified at the time of building permit review. The applicant submitted a review letter (dated February 19, 2018) prepared by civil engineer Bruce MacVeigh, P.E., outlining the results of a site analysis completed on May 15, 2018 (Exhibit 9). The analysis found no structural or safety concerns related to the siting of single-family homes within the setback area for WCFs and concluded that the reduced setback from the WCFs was safe for the future single -family homes. 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. DocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 City of Renton Department of Community & Economic Development Haevin Ridge Short Plat Administrative Report & Decision LUA21-000468, SHPL-A, MOD (FORMERLY LUA18- 000205) Report of June 16, 2022 Page 7 of 19 D_Admin Decision_Haevin Ridge_220607_v5_FINAL Staff Comment: Building height, building coverage, and impervious surface coverage for the new single-family residences would be verified at the time of building permit review. Compliant if conditions of approval are met Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per lot. Where there is insufficient right-of- way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two (2) trees are to be located in the front yard prior to final inspection for the new Single -Family Residence. a. 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 pow er 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. b. Street trees shall have a minimum caliper of two in ches (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. c. 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 i n the City’s Approved Tree List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. Staff Comment: A detailed landscape plan (Exhibit 3), reviewed and approved with the Construction Permit (C19001490), was submitted with the project application materials. A 10-foot (10’) wide on-site landscape strip was proposed along the street frontage of both 116th Ave SE and the future half-street proposed as part of the project. In addition, perimeter landscaping around the stormwater tract and a reduced landscape buffer ranging between 5 and 10 feet (5 -10’) along the portion of the perimeter adjacent to the two telecoms tracts (east and west) was proposed. A full 15-foot (15’) wide landscape buffer is proposed on the south side of the storm tract adjacent to Lots 3 and 4. During review of the Construction Permit, staff supported the reduced landscaping along the north, east, and west sides of the tract since they are not visible from any existing or proposed residential uses. The applicant has also DocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 City of Renton Department of Community & Economic Development Haevin Ridge Short Plat Administrative Report & Decision LUA21-000468, SHPL-A, MOD (FORMERLY LUA18- 000205) Report of June 16, 2022 Page 8 of 19 D_Admin Decision_Haevin Ridge_220607_v5_FINAL proposed more robust landscaping on Lots 2, 3, 4, 5, and 6 in order to provide scr eening for homes that will be near the telecoms equipment. The original decision (Exhibit 12), included a condition of approval requiring the applicant submit a revised landscape plan showing additional landscaping on Lot 4 at the time of construction perm it application submittal. The applicant satisfied the condition and the revised landscape plan was approved as part of the Construction Permit approval (Exhibit 3). The approved reduction in the width of the landscape buffer adequately screens an underground vault but may not be appropriate for an open detention pond or other stormwater storage facility. In the case that the applicant proposes to utilize an open pond instead of a vault at the time construction permit submittal, staff recommends that the change in facility type be considered a major amendment to the short plat. Therefore, the applicant would be required to submit a new short plat application. A plant schedule was included on the landscape plan, and the following trees and plants are proposed within both the landscape strip along the frontage and the landscaping around the telecoms and stormwater tract perimeter: salal, Japanese boxleaf holly, creeping mahonia, pacific wax myrtle, dwarf laurel, flowering currant, and evergreen huckleberry. The applicant has proposed the planting of two (2) capital flowering pear trees, four (4) Douglas fir trees, five (5) slender hinoki cypress trees, 17 incense cedar trees, ten (10) amur maple trees, and five (5) hedge maple trees. The applicant has proposed the installation of four (4) flowering pear street trees with individual trees in front of Lots 1, 2, and 3. Although not a species on the Approved Tree List, staff confirmed with the City Arborist that Flowering pear was acceptable on the site due to the small stature and lack of fruit. Due to spacing standards required between street lights and trees, adequate space for a street tree is not available in front of Lot 4. In addition, adequate is not available in front of Lot 5 due to the location of the driveway and overall lack of frontage. Therefore, the applicant has proposed the installation of two (2) front yard trees on Lots 4 and 5 in order to satisfy the street requirement. Compliance with the front yard street tree requirement would be verified by staff at the time of formal building permit review. No street tree is provided in front of Lot 6. Therefore, staff recommends as a condition of approval, the applicant shall install one additional street tree in the planter strip adjacent to Lot 6. The appl icant shall utilize a species on the Approved Tree List or a flowering pear tree as previously approved by the City Arborist. The tree shall be installed prior to close out of the civil construction permit. The applicant would be required to record a note on the face of the plat that executes a shared maintenance agreement for equal ownership and maintenance responsibilities for improvements in the Stormwater Tract. A draft version of a shared maintenance agreement shall be submitted for review and approval by the current planning project manager prior to short plat recording. On-site landscaping shall be installed prior to final occupancy for the individual homes an d landscaping within the ROW shall be installed prior to short plat recording. 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. DocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 City of Renton Department of Community & Economic Development Haevin Ridge Short Plat Administrative Report & Decision LUA21-000468, SHPL-A, MOD (FORMERLY LUA18- 000205) Report of June 16, 2022 Page 9 of 19 D_Admin Decision_Haevin Ridge_220607_v5_FINAL 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 thirty percent (30%) 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 alder s 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 detailed landscape plan (including tree retention/replacement) was reviewed and approved with the Construction Permit (C19004544) (Exhibit 3). A total of 51 existing trees were identified on the site. According to the report, 22 trees were excluded from the tree retention calculation due to being classified as a dangerous tree or a tree being located in a future public street or access easement. In order to meet the minimum tree retention requirements, the applicant was required to retain nine (9) trees. Nine (9) significant trees were reviewed and approved for retention as part of the Construction Permit, as shown in the approved landscape plan (Exhibit 3). Five (5) of the nine (9) trees proposed for retention are located on the future lots. In order to ensure the trees are not damaged by heavy equipment during construction of the new homes, staff recommends, as a condition of approval, the applicant shall retain the required tree protection fencing and signage for trees on individual lots through final inspection of the future single-family houses. While the applicant has proposed retention of 30% of significant trees on the site, as required in the R-8 zone, staff has concerns that the species of replacement trees proposed 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. Specifically, at least 10 of the 19 Incense cedar trees identified on the landscape plan (Exhibit 3) shall be converted to Douglas fir or Western red cedar species. Each lot would have at least two (2) trees onsite, which would comply with the minimum tree density requirements. DocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 City of Renton Department of Community & Economic Development Haevin Ridge Short Plat Administrative Report & Decision LUA21-000468, SHPL-A, MOD (FORMERLY LUA18- 000205) Report of June 16, 2022 Page 10 of 19 D_Admin Decision_Haevin Ridge_220607_v5_FINAL ✓ Parking: Parking regulations require that a minimum of two (2) parking spaces be provided for each detached dwelling. Driveway cuts are required to be a minimum of five (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: Each lot contains adequate area for the provision of two (2) parking spaces per dwelling unit, as required by RMC 4-4-80 required parking spaces. Parking requirements and driveway grades for each of the new residences proposed would be verified at the time of building permit review. Compliance not yet demonstrated Fences and Retaining Walls: In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front yard and side yard along a street setback where the fence shall not exceed forty -eight inches (48") in height. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: The applicant has proposed the installation of six-foot tall wood fences around Telecom Tract 1 and Telecom Tract 2. The intent of the fences is to provide a visual screen between the proposed residential lots and the telecoms equipment. A six foot (6’) high wood fence is shown along the south side of the new public road ROW. Fencing is not permitted in the ROW and therefore the proposed fence would not be allowed. In addition, the maximum height in the front yard setback for Lot 5 is four (4) feet. Fencing on individual lots would be evaluated for compliance with the fence standards at the time of formal building permit application review. 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 prio r 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 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 DocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 City of Renton Department of Community & Economic Development Haevin Ridge Short Plat Administrative Report & Decision LUA21-000468, SHPL-A, MOD (FORMERLY LUA18- 000205) Report of June 16, 2022 Page 11 of 19 D_Admin Decision_Haevin Ridge_220607_v5_FINAL 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 facade 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 future house on Lot 1, a corner lot, would be required to include features that ensure the street-facing facades engage both the new public road and 116th Ave SE. Lots 3 and 4 will take vehicular access from Tract D, which also serves as an a ccess road for maintenance crews to access the storm water pond in Tract B. In order to ensure the future homes on Lots 3 and 4 orient their primary front entries towards the public street, staff recommends as a condition of approval, the future homes on Lots 3 and 4 shall be oriented towards the new public road with the front yards for each lot abutting the new public road. This note shall be recorded on the face of the short plat. Compliance not yet demonstrated Facade Modulation: One of the following is required: 1. An offset of at least one (1) 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. It should be noted that the facades facing the driveway tract (private street), on both Lots 1 and 2 are required to meet the twenty -five percent (25%) requirement for windows and doors requirement. Compliance not yet demonstrated Roofs: A variety of roof forms appropriate to the style of the home shall be used. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Eaves: Both of the following are required: DocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 City of Renton Department of Community & Economic Development Haevin Ridge Short Plat Administrative Report & Decision LUA21-000468, SHPL-A, MOD (FORMERLY LUA18- 000205) Report of June 16, 2022 Page 12 of 19 D_Admin Decision_Haevin Ridge_220607_v5_FINAL 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 (1) siding material is used on any side of the dwelling that is two (2) 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 (1) alternative siding material must comprise a minimum of thirty percent (30%) of the street facing facade. If masonry siding is used, it shall wrap the corners no less than twenty -four inches (24"). Staff Comment: Compliance for this standard would be verified at the time of building permit review. 17. Compliance with Subdivision Regulations : RMC 4-7 Provides review criteria for the subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: Compliance Subdivision Regulations and Analysis Compliant if condition of approval is met Access: Each lot must have access to a public street or road. Access may be by a shared driveway per the requirements of the street standards. In the R-8 zone, alley access is the preferred street pattern for all new residential development and should be utilized unless the applicant can demonstrate that it is not practical. The maximum width of single loaded garage driveways shall not exceed ni ne feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). DocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 City of Renton Department of Community & Economic Development Haevin Ridge Short Plat Administrative Report & Decision LUA21-000468, SHPL-A, MOD (FORMERLY LUA18- 000205) Report of June 16, 2022 Page 13 of 19 D_Admin Decision_Haevin Ridge_220607_v5_FINAL Staff Comment: The applicant is proposing a 35-foot (35’) wide half-street off of 116th Ave SE to be used for access by Lots 1, 2, 3, 4, and 5. Lot 6 would have direct access 116th Ave SE with 60 feet (60’) of (ROW) frontage. Half-street frontage improvements required along both new access road (unnamed) and 116 th Ave SE includes 20 feet (20’) of roadway, a 0.5 foot (0.5’) curb and gutter, 8-foot (8’) planting strip, and 5-foot (5’) sidewalk. The applicant has proposed a 5.5 -foot (5.5’) wide ROW dedication along 116th Ave SE in order allow for the completion of the frontage improvements. Due to the constraints on the site created by the two (2) telecoms tracts, alley access was determined by staff to be unfeasible for the proposed project and therefore would not be required. Driveways shall be designed in accordance with RMC 4 -4-080. In order to ensure that additional curb cuts are not needed, staff recommends as a condition of approval that the applicant create a new joint use driveway tract to be located between the stormwa ter tract and the proposed public half-street in order to allow for access by Lots 3 and 4. The joint use driveway shall be placed in a 16 -foot (16’) wide tract and include a minimum pavement width of 12 feet (12’) with two-foot (2’) wide gravel strips on each side. The joint use driveway tract shall only be used to access Lot 3, Lot 4, and the stormwater tract to the north and shall record this restriction on the face of the plat. A public access/utility easement shall be placed over the proposed joint use driveway tract and stormwater tract. The applicant would be required to record a note on the face of the plat that executes a shared maintenance agreement for equal ownership and maintenance responsibilities for improvements in the new Joint Use Driveway Tract. A draft version of a shared maintenance agreement shall be submitted for review and approval by the current planning project manager prior to short plat recording. In addition, no parking shall be permitted within the stormwater access easement . Therefore, staff recommends that the applicant install one “No Parking” on each side of the pavement within the joint use driveway tract and install bollards at the end of the tract in order prevent vehicles from driving or parking in the storm tract area. N/A Blocks: Blocks shall be deep enough to allow two tiers of lots. Staff Comment: No blocks are proposed. ✓ Lots: The size, shape, orientation, and arrangement of the proposed lots comply with the requirements of the Subdivision Regulations and the Development Standards of the R-6 zone and allow for reasonable infill of developable land. All of the proposed lots 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 wi th 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, which shall have a minimum width of twenty feet (20') and (2) lots on a street curve or the turning circle of c ul-de-sac (radial lots), which shall be a minimum of thirty five feet (35'). Staff Comment: Lots 1-4 and Lot 6 meet the minimum lot dimensional requirements in the R-8 zone. Due to its position behind a proposed interior lot and minimal access to the public ROW, Lot 6 shares similar characteristics to that of a pipestem or corner lot. Lot 6 has approximately 39 feet of frontage. Although one foot (1’) short of meeting the 80% requirement noted in the code section above, the lot design meets the intent of the code and therefore complies with the lot standards for subdivisions. As discussed above in under FOF 15, all lots meet the minimum lot dimensional requirements in the R -8 zone. DocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 City of Renton Department of Community & Economic Development Haevin Ridge Short Plat Administrative Report & Decision LUA21-000468, SHPL-A, MOD (FORMERLY LUA18- 000205) Report of June 16, 2022 Page 14 of 19 D_Admin Decision_Haevin Ridge_220607_v5_FINAL ✓ 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 project provides access to 116th Ave SE (a Minor Arterial Street) via a 35-foot half-street along the southern property line. The proposed half street would include 20 feet of pavement, and a five (5’) foot wide landscape strip between the pavement and the property to the south. The existing ROW width of 116th Ave SE is approximately 60 feet (60’). To meet the City’s complete street standards for, a minimum ROW width of 91 feet (91’) is required. A street modification request dated January 26th 2018 was submitted by the applicant. The modification requests to provide a 71-foot (71’) ROW with the installation of a 0.5-foot (0.5’) curb, eight-foot (8’) planter, five-foot (5’) sidewalk, and 0.5-foot (0.5’) clear at the back of sidewalk along the project’s 116th Ave SE frontage. The proposed ROW width would create a road section with the same width as the parcel to the north (Benson Hill Elementary). Dedication of 5.5 feet (5.5’) of ROW would be required along the project frontage. Please see the Street Modification Criteria and Analysis in FOF 19 for a complete summary of the request, staff analysis, and staff recommendation. If the modification is approved, the proposed frontage improvements along 116th Ave SE would be sufficient. Payment of the transportation impact fee is applicable on the construction of the single - family houses at the time of application for the b uilding permit. Fees are subject to change. The transportation impact fee that is current at the time of building permit application would be levied. ✓ Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: Two (2) existing wireless communications facilities are located on the western portion of the site. Both facilities are classified as monopoles and stand approximately 60 feet (60’) tall. The southern tower is proposed for removal as part of the proposed project and the northern tower is remain within a tract. Access for maintenance of the tower will remain through easement located within the private street to the north of the site (SE 188th St). In addition to the monopole tower, an existing one- story, 300-square foot structure housing a Comcast internet hub will remain on the north side of the site. The applicant has proposed a landscape buffer around both telecoms tracts in order provide a level of natural screening between the existing equipment and the future new homes. According to the applicant, the existing equipment does not generate and significant noise or light that would negatively impact the future residents of the neighborhood. The proposed short plat is surrounded by existing detached single-family residences to the east, west, and south of the site. An elementary school, a use typical in residential areas, is located directly to the north. Parcels to the west and south of the proposed project are located in the R-8 zone, while parcels to the east and northeast are located in the R-6 zone. The proposed lots are similar in size and shape to the existing surrounding development pattern in the area and would be consistent with the Comprehensive Plan and Zoning Code, which encourages residential infill development in the Residential Medium Density and R-8 zoning designations. Therefore, the proposal for new single- family homes would be compatible with the existing uses in the area. DocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 City of Renton Department of Community & Economic Development Haevin Ridge Short Plat Administrative Report & Decision LUA21-000468, SHPL-A, MOD (FORMERLY LUA18- 000205) Report of June 16, 2022 Page 15 of 19 D_Admin Decision_Haevin Ridge_220607_v5_FINAL 18. Street Modification Analysis: The applicant is requesting an Administrative Modification from RMC 4 -6- 060F.2, Minimum Design Standards for Public Streets and Alleys, to allow for a modified roadway section for 116th Ave SE that would include two 11-foot wide travel lanes, one 12-foot wide center turn lane, two (2) 5-foot wide bike lanes, and a 5-foot wide sidewalk. The proposal is compliant with the following modification criteria, pursuant to RMC 4 -9-250D, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification as noted below: 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 Compliance Street Modification Criteria and Analysis ✓ a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: The Land Use Element has applicable policies listed under a 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 both the Land Use Element and the Community Design Element policies. ✓ 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 Development Engineering section have reviewed 116th Ave SE and the surrounding area and have determined that a modified minor arterial street section is more suitable for the portion of Union Ave NE adjacent to the site. The determination was based on the fact that the 44-foot (44’) curb-to-curb width of the roadway is sufficient for the traffic speed and volume on 116th Ave SE. In addition, there is insufficient space between the existing ROW and existing nearby homes to expand the roadway section to meet the minor arterial standards. ✓ c. Will not create adverse impacts to other property(ies) in the vicinity . Staff Comment: There are no identified adverse impacts to other properties from the requested modification. ✓ 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’. DocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 City of Renton Department of Community & Economic Development Haevin Ridge Short Plat Administrative Report & Decision LUA21-000468, SHPL-A, MOD (FORMERLY LUA18- 000205) Report of June 16, 2022 Page 16 of 19 D_Admin Decision_Haevin Ridge_220607_v5_FINAL 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: Benson Hill Elementary, Nelsen Middle School and Lindberg High School. Any new students from the proposed development would be bussed to the middle school and high school. Transportation would not be provided to the elementary school due to the close proximity. Elementary school students would walk approximately 100 feet north on the existing five-foot wide sidewalk located along the west side of 116 th Ave SE to Benson Hill Elementary. The bus stop for middle and high school students is located approximately 0.01 miles from the project site at the corner of SE 188th St and 116th AVE SE. In the morning, students would walk up to the bus stop along the proposed new sidewalk. Upon their return from school, students would be dropped off on west side of the 116 th Ave SE and walk home via the existing sidewalk. The students would not need to cross 116 th Ave SE at any time. The identified routes provide a safe walking route from the proposed subdivision to the bus stop or the respective schools. 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. Current school impact fees are applicable at the rate of $7,681.00 per single-family unit. This fee is paid at 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 (C19001490) (Exhibit 3) and Technical Information Report (TIR), dated May 25, 2020 and prepared by Plog Real Estate and Consulting, with the Land Use Application (Exhibit 5). Surface grades in the vicinity of the site generally slope down to the northeast. A high spot exists on the center of the site that slopes down in all directions from the center of the site at surface inclinations ranging from 2 to 7 percent (2-7%). Soils observed in the four test pits generally included 1-1.5 feet (1-1.5’) of disturbed native soils or topsoil overlying silty sand with gravel consistent of dense glacial till. A combined detention/wet vault is proposed to meet the detention and water quality requirements of the project. The proposed detention/wet vault shall be a public facility since the project has a public internal street. The tract will be owned by the Home Owners Association (HOA) and an easement shall be given to the City for the maintenance of the stormwater vault and the associated public stormwater facilities. A Preliminary Drainage Plan and Technical Information Report (TIR), dated March 15, 2018, was submitted by Pacific Engineering Design, LLC, with the Land Use Application (Exhibit 5). Based on the City of Renton’s flow control map, the site falls within the Flow Control Standards Forested site conditions. While the majority of the site is located in the Soos Creek Drainage Basin, a portion of site along the western frontage falls within the DocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 City of Renton Department of Community & Economic Development Haevin Ridge Short Plat Administrative Report & Decision LUA21-000468, SHPL-A, MOD (FORMERLY LUA18- 000205) Report of June 16, 2022 Page 17 of 19 D_Admin Decision_Haevin Ridge_220607_v5_FINAL Black River drainage basin. The development is subject to Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). All nine (9) core requirements and the six (6) special requirements have been discussed in the Technical Information Report. A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the site exceeds one (1) acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this sit e. 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 Soos Creek Water and Sewer District. A water availability certificate was provided by the applicant. Approved plans from Soos Creek should be submitted at the time of construction permit submittal. ✓ Sanitary Sewer: Wastewater service is provided by the City of Renton. Soos Creek Water and Sewer District. A sewer availability certificate was provided by the applicant. Approved plans from Soos Creek should be submitted at the time of construction permit submittal. 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 du/ac (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 1 6. 4. The proposed short plat complies with the Critical Areas Regulations provided the applicant complies with City Code, see FOF 8. 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 street modifications comply with all the modification criteria as established by City Code provided the applicant complies with City Code and conditions of approval, see FOF 18. 7. There are safe walking routes to the elementary school and school bus stops, see FOF 19. 8. There are adequate public services and facilities to accommodate the proposed short plat see FOF 19. J. DECISION: The Haevin Ridge Short Plat, File No. LUA21-000468, SHPL-A, MOD as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. The future houses on Lots 3 and 4 shall be oriented towards the new public road with the front yards for each lot abutting the new public road. This note shall be recorded on the face of the short plat. 2. The applicant shall record a note on the face of the plat that exec utes a shared maintenance agreement for equal ownership and maintenance responsibilities for improvements in the to-be-created Joint Use DocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 City of Renton Department of Community & Economic Development Haevin Ridge Short Plat Administrative Report & Decision LUA21-000468, SHPL-A, MOD (FORMERLY LUA18- 000205) Report of June 16, 2022 Page 18 of 19 D_Admin Decision_Haevin Ridge_220607_v5_FINAL Access Tract, Stormwater Tract, Telecom 1 tract and Telecom 2 tract. A draft version of a shared maintenance agreement shall be submitted for review and approval by the current planning project manager prior to short plat recording. 3. The applicant shall retain the required tree protection fencing and signage for retained trees on individual lots through final inspection of the future single-family houses. 4. The planting schedule for the proposed replacement tree species shall be revised to include a greater number of native evergreen trees. At least 10 of the 19 Incense cedar trees identified on the approved Construction Permit landscape plan (Exhibit 3) shall be converted to Douglas fir or Western red cedar species. 5. The applicant shall install one (1) additional street tree in the planter strip adjacent to Lot 6. The applicant shall utilize a species on the Approved Tree List or a Flowering pear tree as previously approved by the City Arborist. The tree shall be installed prior to close out of the civil construction permit. 6. The future home on Lot 5 shall utilize corner lot setbacks for the R-8 zone (side yard setbacks on the north and west sides of the property, front yard and secondary front yard setbacks on the south and east sides of the property) and design the home in way that both the southern and eastern facing engage the public ROW through use of features such as additional glazing, modulation, dormers, and a wrapped porch . 7. The applicant shall create a new joint use driveway tract to be located between the stormwater tract and the proposed public half-street in order to allow for access to Lot 3, Lot 4, and the Stormwater Tract. A restriction shall be recorded on the face of the plat only allowing access to the two (2) lots and Stormwater Tract. A public access/utility easement shall be placed over the proposed joint use driveway tract and stormwater tract and a note shall be added on the face of the plat that executes a shared maintenance agreement for equal ownership and maintenance responsibilities for improvements in the new Joint Use Driveway Tract. A draft version of the proposed Joint Use Driveway Tract dimension, public access/utility easement, and shared maintenance agreement shall be submitted at the time of construction permit application submittal for review and approval by the Current Planning Project Manager. 8. The applicant shall install one “No Parking” on each side of the pavement within the joint use driveway tract and install bollards at the end of the tract in order prevent ve hicles from driving or parking in the storm tract area prior to final plat recording. 9. In the case that the applicant proposes to utilize an open pond instead of a vault at the time construction permit submittal, the change in stormwater facility type shall be considered a major amendment to the short plat and the applicant would be required to submit a new short plat application. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Vanessa Dolbee Planning Director Date TRANSMITTED on June 16, 2022 to the Owner/Applicant/Contact: Owner/Applicant/Contact: Lakhvir Sandhu 9239 S 200th St DocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 6/16/2022 | 12:38 PM PDT City of Renton Department of Community & Economic Development Haevin Ridge Short Plat Administrative Report & Decision LUA21-000468, SHPL-A, MOD (FORMERLY LUA18- 000205) Report of June 16, 2022 Page 19 of 19 D_Admin Decision_Haevin Ridge_220607_v5_FINAL Kent, WA 98031 TRANSMITTED on June 16, 2022 to the Parties of Record: None TRANSMITTED on June 16, 2022 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Amanda Askren, Property Services Matt Herrera, Current Planning Manager Anjela Barton, Fire Marshal 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 June 30, 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 the ongoing state of emergency enacted by Governor’s Proclamation 20-28.14 (and as amended), the City Clerk’s Office is working remotely. For that reason, appeals must be submitted electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub Monday through Friday. The appeal fee, normally due at the time an appeal is submitted, will be collected at a future date if your appeal is submitted electronically. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and additional information regarding the appeal process may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov. EXPIRATION: The Administrative Short Plat decision will expire five (5) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-7-070.M. The Modification decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-9-250. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fac t. 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: 254E90D0-6D05-4314-B879-8286249F62A6 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Haevin Ridge Short Plat Land Use File Number: LUA21-000468, SHPL-A, MOD (formerly LUA18-000205) Date of Report June 16, 2022 Staff Contact Alex Morganroth Senior Planner Project Contact/Applicant Lakhvir Sandhu 9239 S 200th St Kent, WA 98031 Project Location 18809 116th Ave SE (APN 3223059075) The following exhibits are included with the Administrative report: Exhibit 1: Staff Report Exhibit 2: Short Plat Plan Exhibit 3: Landscape/Tree Retention Plan Exhibit 4: Arborist Report Exhibit 5: Preliminary Technical Information Report prepared by Plog Real Estate and Consulting dated May 25, 2020. Exhibit 6: Conceptual Drainage/Utilities Plan Exhibit 7: Geotechnical Engineering Report prepared by Ages Engineering, LLC, dated August 16, 2017 Exhibit 8: Construction Mitigation Description Request Exhibit 9: Telecoms Structural Analysis letter prepared by Bruce MacVeigh, dated February 19, 2018 Exhibit 10: Modification Request – Street Improvements Exhibit 11: Advisory Notes to Applicant Exhibit 12: Haevin Ridge Short Plat Admin Original Decision (LUA18-000205), dated June 17, 2018. DocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6