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Home My WebLink AboutEx_12_Haevin_Short_Plat_DecisionDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Haevin Short Plat Decision_180607 A. ADMINISTRATIVE REPORT & DECISION DECISION: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED REPORT DATE: June 7th, 2018 Project Name: Haevin Ridge Short Plat Owner/Applicant: Lakhvir Sandhu, 9239 S 200th St, Kent, WA 98031 Contact: Lou Larsen, 15445 53rd Ave, Ste 100, Seattle, WA 98188 Project File Number: PR18-000119 Land Use File Number: LUA18-000205, SHPL-A, MOD Project Manager: Alex Morganroth, Associate Planner Project Summary: The applicant is requesting preliminary short plat approval for the subdivision of an existing 57,934 square foot (1.32 acre) site into 6 residential lots and 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 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 tower 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 retention of four (4) trees. Project Location: 18809 116th Ave SE, Renton, WA 98058 Site Area: 1.32 acres DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6CDocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 City of Renton Department of Community & Economic Development Administrative Report & Decision HAEVIN RIDGE SHORT PLAT LUA18-000205, SHPL-A, MOD June 7, 2018 Page 2 of 19 D_Haevin Short Plat Decision_180607 B. EXHIBITS: 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 Pacific Engineering Design (dated March 15, 2018) 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 8, 2018) Exhibit 10: Modification Request – Street Improvements Exhibit 11: Advisory Notes to Applicant C. GENERAL INFORMATION: 1. Owner(s) of Record: Lakhvir Sandhu 9239 S 200th St Kent, WA 98031 2. Zoning Classification: Residential -8 du/ac (R-8) 3. Comprehensive Plan Land Use Designation: Residential Medium Density 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 6. Site Area: 1.32 acres D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Benson Hill Annexation N/A 5327 03/01/2008 DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6CDocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 City of Renton Department of Community & Economic Development Administrative Report & Decision HAEVIN RIDGE SHORT PLAT LUA18-000205, SHPL-A, MOD June 7, 2018 Page 3 of 19 D_Haevin Short Plat Decision_180607 Wireless Communications Facility Environmental Review and Administrative Conditional Use Permit LUA11-024 N/A 06/06/2018 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. 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 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 G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on March 15, 2018 and determined the application complete on March 26, 2018. The project complies with the 120-day review period. DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6CDocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 City of Renton Department of Community & Economic Development Administrative Report & Decision HAEVIN RIDGE SHORT PLAT LUA18-000205, SHPL-A, MOD June 7, 2018 Page 4 of 19 D_Haevin Short Plat Decision_180607 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 proposed 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 land 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 is proposing to begin construction in summer of 2018. 11. No public comments were received. 12. No agency comments were received. 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 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-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. DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6CDocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 City of Renton Department of Community & Economic Development Administrative Report & Decision HAEVIN RIDGE SHORT PLAT LUA18-000205, SHPL-A, MOD June 7, 2018 Page 5 of 19 D_Haevin Short Plat Decision_180607  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 48,435square feet (57,847 square-foot gross area – 9,412 square feet of right-of-way [ROW] dedication), the proposal for six residential lots on the project site would result in a net density of 5.4 dwelling units per acre (6 lots / 1.11 acres = 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 telecoms tracts, and the stormwater tract. Proposed Lot Lot Size (sq. ft.) Lot Width (feet) Lot Depth (feet) Lot 1 (corner) 5,747 60.00 97.90 Lot 2 5,002 51.10 97.90 Lot 3 5,002 51.20 97.90 Lot 4 5,000 52.70 97.90 Lot 5 5,459 59.60 95.60 Lot 6 5,850 60.00 97.20 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 lots will comply with the lot dimension standards of the R-8 zone. 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 20 feet. Wireless communications facilities (WCF) are required to be setback from each property line a distance equal to or greater than the tower height, DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6CDocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 City of Renton Department of Community & Economic Development Administrative Report & Decision HAEVIN RIDGE SHORT PLAT LUA18-000205, SHPL-A, MOD June 7, 2018 Page 6 of 19 D_Haevin Short Plat Decision_180607 Compliant if condition of approval is met 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 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. Staff Comment: Building height, building coverage, and impervious surface coverage for the new single-family residences would be verified at the time of building permit review. Compliant if conditions of approval are met Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6CDocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 City of Renton Department of Community & Economic Development Administrative Report & Decision HAEVIN RIDGE SHORT PLAT LUA18-000205, SHPL-A, MOD June 7, 2018 Page 7 of 19 D_Haevin Short Plat Decision_180607 minimum of two trees are to be located in the front yard prior to final inspection for the new Single-Family Residence. Staff Comment: A Conceptual Landscape Plan, prepared by Glenn Takagi, Landscape Architect (Exhibit 3), was submitted with the short plat application materials. A 10-foot (10’) wide on-site landscape strip is proposed along the street frontage of both 116th Ave SE and the future half-street proposed as part of the project. The applicant has also proposed perimeter landscaping around the stormwater tract. Per RMC 4-4-070, a 15-foot (15’) wide landscape buffer is required around all stormwater facilities, with modification of the buffer allowed as part of the subdivision process. The applicant has proposed 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) and the school district property to the north. A full 15-foot (15’) wide landscape buffer is proposed on the south side of the storm tract adjacent to Lots 4 and 5. Staff supports 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 proposed more robust landscaping on Lots 2, 3, 4, 5, and 6 in order to provide screening for homes that will be near the telecoms equipment. Although the landscaping proposed will provide an moderate visual buffer between the proposed new homes and the existing ground mounted equipment, a few gaps existing in the current buffer that may not allow for a continues, visual screen between the two uses. Therefore, staff recommends as a condition of approval the applicant submit a revised landscape plan showing additional landscaping on Lot 4 at the time of construction permit application submittal. The updated landscape plan would be subject to review and approval by the Current Planning Project Manager. The 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 proposed locations of the street trees does not meet the requirement of one street tree per address for lots with street frontage. For Lots 3 and 4, at least one (1) street tree per lot should be installed in the planter strip located in front of the lots. Therefore staff recommends as a condition of approval that the applicant submit a revised landscape plan with an adequate number of street trees to demonstrate compliance with the landscape requirements in RMC 4-4-070. 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 DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6CDocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 City of Renton Department of Community & Economic Development Administrative Report & Decision HAEVIN RIDGE SHORT PLAT LUA18-000205, SHPL-A, MOD June 7, 2018 Page 8 of 19 D_Haevin Short Plat Decision_180607 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 and landscaping within the ROW shall be installed prior to short plat recording. 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 alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. A minimum tree density shall be maintained on each residentially zoned lot. For detached single-family development, the minimum tree density is two (2) significant trees for every five thousand (5,000) square feet. The tree density may consist of existing trees, replacement trees, trees required pursuant to RMC 4-4-070F1, Street Frontage Landscaping Required, or a combination. Staff Comment: A tree retention worksheet was submitted as part of the Conceptual Landscape (Exhibit 3) in addition to an Arborist Report prepared by ArboristNW (Exhibit 4). 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. According to the plan, four (4) significant trees are proposed for retention: a 7” Diameter Breast Height (DBH) Blue spruce, a 6” DBH Blue spruce, a 9” DBH Douglas fir, and an 8” Black cottonwood. As a result, the applicant is proposing to retain thirteen percent (13%) of the significant trees, thereby not meeting the minimum tree retention requirements of the R-8 zone. In order to meet the minimum tree retention requirements, the applicant would be required to retain nine (9) trees. The applicant has proposed a total of 60-inches of replacement trees (12-inches required per each tree unable to be retained). After review of the tree retention plan and worksheet submitted with the application, staff determined that additional trees on Lots 1, 2, and 6 may be able to be saved due to their location outside of the building pad area. Therefore, staff recommends as a condition of approval that the applicant either submit a revised tree retention plan showing at least nine (9) retained significant trees. Alternatively, the applicant may submit a letter from a certified arborist with an explanation of why additional significant trees are unable to be retained, subject to concurrence by the Current Planning Project Manager. DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6CDocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 City of Renton Department of Community & Economic Development Administrative Report & Decision HAEVIN RIDGE SHORT PLAT LUA18-000205, SHPL-A, MOD June 7, 2018 Page 9 of 19 D_Haevin Short Plat Decision_180607 The landscape plan submitted by the applicant indicates the presence of at least two significant trees on all lots. Therefore, the proposed landscape plan is in compliance with the tree density requirements in the R-8 zone. However, if additional trees are retained, the applicant should note that protected trees in excess of the lot’s minimum tree density shall not contribute to the total number of trees required to be retained. If additional trees are retained, staff recommends that the applicant submit an analysis showing compliance with the tree density requirements. The landscape plan submitted by the applicant indicates the presence of at least two significant trees on all lots. Therefore, the proposed landscape plan is in compliance with the tree density requirements in the R-8 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: Each lot contains adequate area for the provision of two 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. Compliant if condition of approval is met Fences and Retaining Walls: In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front yard and side yard along a street setback where the fence shall not exceed forty eight inches (48") in height. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: The applicant has proposed 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. In order to ensure the fence style and material used provides adequate screening of the equipment, staff recommends as a condition of approval that the applicant submit a fence detail at the time of construction permit application submittal for review and approval by the Current Planning Project Manager. 16. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R- 4, R-6, R-8 zone. The Standards implement policies established in the Land Use Element of the Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to approval of the subdivision. Compliance with Residential Design Standards would be verified prior to issuance of the building permit for the new single-family homes. The proposal is consistent with the following design standards, unless noted otherwise: DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6CDocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 City of Renton Department of Community & Economic Development Administrative Report & Decision HAEVIN RIDGE SHORT PLAT LUA18-000205, SHPL-A, MOD June 7, 2018 Page 10 of 19 D_Haevin Short Plat Decision_180607 Compliance not yet demonstrated Garages: If an attached garage is wider than twenty six feet (26’), at least one (1) garage door shall be recessed a minimum of four feet (4’) from the other garage door. Additionally, one of the following is required: 1. The front porch projects in front of the garage a minimum of five feet (5’), and is a minimum of twelve feet (12’) wide, or 2. The roof extends at least five feet (5') (not including eaves) beyond the front of the garage for at least the width of the garage plus the porch/stoop area, or 3. The garage is alley accessed, or 4. The garage entry does not face a public and/or private street or an access easement, or 5. The garage width represents no greater than fifty percent (50%) of the width of the front facade at ground level, or 6. The garage is detached, or 7. The garage doors contain a minimum of thirty percent (30%) glazing, architectural detailing (e.g. trim and hardware), and are recessed from the front 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. Compliance not yet demonstrated Primary Entry: The entry shall include a porch or stoop with a minimum depth of five feet (5') and minimum height of twelve inches (12") above grade. Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. Staff Comment: Compliance for this standard would be verified at the time of building permit review. 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 access street and 116th Ave SE. 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. 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. DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6CDocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 City of Renton Department of Community & Economic Development Administrative Report & Decision HAEVIN RIDGE SHORT PLAT LUA18-000205, SHPL-A, MOD June 7, 2018 Page 11 of 19 D_Haevin Short Plat Decision_180607 Compliance not yet demonstrated Roofs: A variety of roof forms appropriate to the style of the home shall be used. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Eaves: Both of the following are required: 1. Eaves projecting from the roof of the entire building at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves, and 2. Rakes on gable ends must extend a minimum of two inches (2") from the surface of exterior siding materials. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Architectural Detailing: If one siding material is used on any side of the dwelling that is two stories or greater in height, a horizontal band that measures at least eight inches (8") is required between the first and second story. Additionally, one of the following is required: 1. Three and one half inch (3 1/2") minimum trim surrounds all windows and details all doors, or 2. A combination of shutters and three and one half inches (3 1/2") minimum trim details all windows, and three and one half inches (3 1/2") minimum trim details all doors. 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). According to the applicant and City of Renton Maps (COR Maps), no critical areas are present on or within 200 feet of the project site. 18. 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: DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6CDocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 City of Renton Department of Community & Economic Development Administrative Report & Decision HAEVIN RIDGE SHORT PLAT LUA18-000205, SHPL-A, MOD June 7, 2018 Page 12 of 19 D_Haevin Short Plat Decision_180607 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 nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). 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 116th 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 in order allow for the completion of the frontage improvements. Due to the constraints on the site created by the two 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 stormwater 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 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, which shall have a minimum width of twenty DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6CDocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 City of Renton Department of Community & Economic Development Administrative Report & Decision HAEVIN RIDGE SHORT PLAT LUA18-000205, SHPL-A, MOD June 7, 2018 Page 13 of 19 D_Haevin Short Plat Decision_180607 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'). 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 lot. Lot 6 has 20 feet (20’) of frontage As discussed above in under FOF 15, all lots meet the minimum lot dimensional requirements in the R-8 zone.  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, a 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 building permit. The current rate of transportation impact fee is $5,430.00 per new single-family house. 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 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 DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6CDocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 City of Renton Department of Community & Economic Development Administrative Report & Decision HAEVIN RIDGE SHORT PLAT LUA18-000205, SHPL-A, MOD June 7, 2018 Page 14 of 19 D_Haevin Short Plat Decision_180607 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. 19. 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 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: 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 Community Design 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 are 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 be injurious 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: See comments under criterion ‘b’. DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6CDocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 City of Renton Department of Community & Economic Development Administrative Report & Decision HAEVIN RIDGE SHORT PLAT LUA18-000205, SHPL-A, MOD June 7, 2018 Page 15 of 19 D_Haevin Short Plat Decision_180607 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. Current fire impact fees are applicable at the rate of $829.77 per single-family unit. This fee is paid at time of building permit issuance.  Schools: It is anticipated that the 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 116th 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 116th Ave SE and walk home via the existing sidewalk. The students would not need to cross 116th 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 $6,432.00 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 $2,740.07. The fee in effect at the time of building permit application is applicable to this project and is payable 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: 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  e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: See comments under criterion ‘b’.  f. Will not create adverse impacts to other property(ies) in the vicinity. Staff Comment: See comments under criterion ‘c’. DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6CDocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 City of Renton Department of Community & Economic Development Administrative Report & Decision HAEVIN RIDGE SHORT PLAT LUA18-000205, SHPL-A, MOD June 7, 2018 Page 16 of 19 D_Haevin Short Plat Decision_180607 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 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 core requirements and the six 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 acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site.  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 16. 4. The proposed short plat complies with the Critical Areas Regulations provided the applicant complies with City Code, see FOF 17. 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 18. 6. The street modifications complies with all the modification criteria as established by City Code provided the applicant complies with City Code and conditions of approval, see FOF 19. 8. There are safe walking routes to the elementary school and school bus stops, see FOF 20. 9. There are adequate public services and facilities to accommodate the proposed short plat see FOF 20. DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6CDocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 City of Renton Department of Community & Economic Development Administrative Report & Decision HAEVIN RIDGE SHORT PLAT LUA18-000205, SHPL-A, MOD June 7, 2018 Page 17 of 19 D_Haevin Short Plat Decision_180607 J. DECISION: The Haevin Ridge Short Plat, File No. LUA18-000205, SHPL-A, MOD as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. The applicant shall 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 to-be-created Joint Use 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. 2. The applicant shall submit a revised landscape plan showing additional landscaping on Lot 4 at the time of construction permit application submittal. The updated landscape plan would be subject to review and approval by the Current Planning Project Manager. 3. The applicant shall submit a revised landscape plan demonstrating compliance with the street tree requirements in RMC 4-4-070. 4. The applicant shall submit a revised tree retention plan showing at least nine (9) retained significant trees at the time of construction permit application submittal for review and approval by the Current Planning Project Manager. Alternatively, the applicant shall submit a letter from a certified arborist containing analysis explaining why retention of additional significant trees is not feasible, subject to concurrence by the Current Planning Project Manager. 5. If additional trees can be retained, the applicant shall submit an analysis showing compliance with the tree density requirements at the time of construction permit application submittal. 6. The applicant shall submit additional details on the fencing proposed around the various tracts at the time of construction permit application submittal for review and approval by the Current Planning Project Manager. 7. 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. 8. 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 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. 9. 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 vehicles from driving or parking in the storm tract area prior to final plat recording. DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6CDocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 City of Renton Department of Community & Economic Development Administrative Report & Decision HAEVIN RIDGE SHORT PLAT LUA18-000205, SHPL-A, MOD June 7, 2018 Page 18 of 19 D_Haevin Short Plat Decision_180607 10. 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: Jennifer Henning, Planning Director Date TRANSMITTED this 7th day of June, 2018 to the Owner/Applicant/Contact: Owner/Applicant: Contact: Lakhvir Sandhu 9239 S 200th St Kent, WA 98031 Lou Larsen, 15445 53rd Ave, Ste 100, Seattle, WA 98188 TRANSMITTED this 7th day of June, 2018 to the Parties of Record: None TRANSMITTED this 7th day of June, 2018 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Amanda Askren, Property Services Vanessa Dolbee, Current Planning Manager 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 21st, 2018. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office, (425) 430-6510. EXPIRATION: The administrative short plat decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-7-070.M. EXPIRATION: 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. DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6C 6/7/2018 | 3:51 PM PDT Warren Gray 18817 116th Ave SE Renton, WA 98058-7162 DocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 City of Renton Department of Community & Economic Development Administrative Report & Decision HAEVIN RIDGE SHORT PLAT LUA18-000205, SHPL-A, MOD June 7, 2018 Page 19 of 19 D_Haevin Short Plat Decision_180607 RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6CDocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE DECISION REPORT EXHIBITS Project Name: Haevin Ridge Short Plat Project Number: LUA18-000205, SHPL-A, MOD Date of Decision June 7, 2018 Staff Contact Alex Morganroth Associate Planner Project Contact/Applicant Lakhvir Sandhu, 9239 S 200th St, Kent, WA 98031 Project Location 18809 116th Ave SE, Renton, WA 98058 The following exhibits are included with the Administrative Decision 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 Pacific Engineering Design (dated March 15, 2018) 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 8, 2018) Exhibit 10: Modification Request – Street Improvements Exhibit 11: Advisory Notes to Applicant DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6CDocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 LOT 2 LOT 1 LOT 6 TELCOM I LOT 3 STORMWATER TRACT ACCESS ROAD LOT 4 IN COMPLIANCE WITH CITY OF RENTON STANDARDS####HAEVIN RIDGE SHORT PLATHAEVINRIDGESHORTPLATSHEET01 LUA17-000263C17-004067HAEVINRIDGESHORTPLATR-####PR17-000233RECEIVED 03/21/2018 amorganroth PLANNING DIVISION DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6C Exhibit 2 DocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 RECEIVED03/21/2018amorganrothPLANNING DIVISIONDocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6CExhibit 3DocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 IN COMPLIANCE WITH CITY OF RENTON STANDARDS####HAEVIN RIDGE SHORT PLATHAEVINRIDGESHORTPLATSHEET04 LUA####C####HAEVINRIDGESHORTPLATR-####PR####TREE NO.SPECIES DBH DL TO REMAIN TO REMOVE 701 (RW)DOUGLAS-FIR 15 14 X 702 (RW)HAWTHORNE 6,6,8 10 X 703 (I)X 704 (RW)BLACK LOCUST 20,20 18 X 705 (RW)BLACK LOCUST 23 16 X 706 BLACK LOCUST 25 16 X 707 BLACK LOCUST 8 12 X 708 BLACK LOCUST 8,9 14 X 709 BLACK LOCUST 7 10 X 710 BLACK LOCUST 8,8,8 14 X 711 BLACK LOCUST 7 10 X 712 BLACK LOCUST 7 10 X 713 BLACK LOCUST 8 14 X 714 BLACK LOCUST 6 10 X 715 (I)X 716 BLACK LOCUST 6 12 X 717 (I)X 718 (I)X 719 BLACK LOCUST 6 8 X 720 BLACK LOCUST 7,7 10 X 721 BLACK LOCUST 7 10 X 722 (UH)BLACK LOCUST 6 14 X 723 (I)X 724 (I)X 725 (I)X 726 (I)X TREE NO.SPECIES DBH DL TO REMAIN TO REMOVE 729 (UH)BLACK LOCUST 8,8,9 14 X 730 (RW)BLACK LOCUST 9 13 X 731 (I)X 732 (UH)BLACK LOCUST 7 10 X 733 BLACK LOCUST 9 8 X 734 BLACK LOCUST 7 12 X 735 (I)X 736 BLACK LOCUST 6,6,6,8,8 16 X 737 BLACK LOCUST 8 10 X 738 (UH)BLACK LOCUST 5 8 X 739 (RW)BLACK LOCUST 10,10 14 X 740 (I) (RW)X 741 (I)X 742 (UH)BLACK LOCUST 6,7,7 16 X 743 (I)X 744 (UH)BLACK LOCUST 7 14 X 745 (UH)BLACK LOCUST 7 14 X 746 BLACK LOCUST 10 12 X 747 (I)X 748 (UH)BITTER CHERRY 6 8 X 750 (I)X 751 (UH)DOUGLAS-FIR 8 12 X 752 BLACK COTTONWOOD 8 12 X 753 DOUGLAS-FIR 9 8 X 754 (I)X TREE NO.SPECIES DBH DL TO REMAIN TO REMOVE 755 (I)X 756 (I)X 757 (I)X 758 BLUE SPRUCE 7 7 X 759 BLUE SPRUCE 6 7 X 760 (I)X 761 BLACK LOCUST 6 12 X 762 (I)X 763 (I)X 764 BLACK LOCUST 6 13 X 765 BLACK LOCUST 5 14 X 766 BLACK LOCUST 6,7 12 X 767 BLACK LOCUST 6 10 X 768 (UH)BLACK LOCUST 8 10 X 769 BLACK LOCUST 9 12 X 770 (UH)WESTERN RED-CEDAR 22,24 18 X 771 (UH) (AC)DOUGLAS-FIR 38 18 X 772 (AC)PACIFIC DOGWOOD 8 12 X 773 (UH)LOMBARDI POPLAR 8 1 X 774 (I)X 775 (I)X 776 (I)X 777 (UH)BLACK LOCUST 9 14 X A BLACK LOCUST 7 12 X B BLACK LOCUST 8 12 X TREE NO.SPECIES LOD NORTH EAST SOUTH WEST 752 BLACK COTTONWOOD 6 DL DL DL DL 753 DOUGLAS-FIR 6 DL DL DL DL 758 BLUE SPRUCE 6 DL DL PL PL 759 BLUE SPRUCE 6 DL DL PL DL RECEIVED 03/21/2018 amorganroth PLANNING DIVISION DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6CDocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 Greenforest Incorporated C o n s u l t i n g A r b o r i s t 4547 South Lucile Street, Seattle, WA 98118 Tel. 206-723-0656 TO: Lakhvir Sandhu 9329 S 200th Street Kent WA 98031 REFERENCE: Arborist Report SITE ADDRESS: 18809 116th Ave SE, Renton WA DATE: September 11, 2017 PREPARED BY: Favero Greenforest, ISA Certified Arborist # PN -0143A ISA Tree Risk Assessment Qualified ASCA Registered Consulting Arborist® #379 INTRODUCTION You contacted me and contracted my services as a consulting arborist. My assignment is to inspect and assess the regulated trees at the above referenced site. The purpose of this report is to establish the condition of the significant trees to satisfy City of Renton permit submittal requirements. I received a site plan from you showing the locations and numbers of the surveyed trees. I visited the site 8/30/2017 and visually inspected the trees indicated on the survey, which are the subject of this report. I added two trees not included in the survey. This report establishes the condition of, and represents all regulated trees on the parcel. The attached table summarizes the tree quantities and categories inventoried in this report. Significant, Landmark and Dangerous categories are defined by municipal code. Summary Significant Trees on Site 37 Landmark Trees on Site 0 Dangerous Trees on Site 14 DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6C Entire report available upon request Exhibit 4 RECEIVED 03/21/2018 amorganroth PLANNING DIVISION DocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 RECEIVED03/21/2018amorganrothPLANNING DIVISIONDocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6CExhibit 5Entire documentavailable uponrequestDocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 IN COMPLIANCE WITH CITY OF RENTON STANDARDS####HAEVIN RIDGE SHORT PLATHAEVINRIDGESHORTPLATSHEET03 LUA####C####HAEVINRIDGESHORTPLATR-####PR####RECEIVED 03/21/2018 amorganroth PLANNING DIVISION DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6C Exhibit 6 DocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 RECEIVED 03/21/2018 amorganroth PLANNING DIVISION DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6C Exhibit 7 Entire document available upon request DocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 Preliminary Construction Mitigation Plan For Haevin Ridge Short Plat Proposed Construction Dates (begin and end dates): Based on this preliminary short plat application date, we anticipate construction permits for utilities and plat infrastructure (roads, sidewalks, etc.) to be finalized in the fourth quarter of 2018 with utility and plat infrastructure construction possibly beginning in late 2018 or early 2019. Home construction on the lots should begin during the summer of 2019 and run through at least the winter of 2019 and possibly longer, depending on lot sales. Hours and Days of Operation: Construction activities will be limited to the hours between 7:00am and 8:00pm, Monday through Friday and 9:00am and 8:00pm Saturday. In addition, haul hours are limited to the hours between 8:30am and 3:30pm on Saturdays, unless approved in writing in advance by the development services division. No work permitted on Sundays. Proposed Hauling/Transportation Routes: The site is accessible from two main directions. From the south via 116th Ave SE / SE 192nd Street / 108th Ave SE (Benson) / SE 208th – 212th Street / I-167. From the north via 116th Ave SE / SE 176th Street (Petrovitsky – Carr Road) / I-167. Measures to be implemented to minimize dust, traffic and transportation impact, erosion, mud, noise and other noxious characteristics: Water Truck, Temporary Erosion Control Plan, BMPs, construction proposed during City of Renton permitted work hours. Any special hours proposed for construction or hauling (i.e. weekends, late nights): No special hours for construction or hauling are anticipated or proposed at this time. Preliminary Traffic Control Plan: Site is located along 116th Ave SE (classified minor arterial) just south of Benson Hill Elementary. Anticipate “construction ahead” warning signs north / south of the project along 116th Ave SE. Flaggers and additional signage will be provided when work is required in either right-of-way. Construction staging will be limited to on-site with parking on-site and along 116th Ave SE only as permitted. Final Traffic Control Plan will be provided at the time of Engineering approval. RECEIVED 03/21/2018 amorganroth PLANNING DIVISION DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6C Exhibit 8 DocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 Bruce S. MacVeigho P.E. Civil Engineer/Small Site Geotechnical 14245 59th Ave. S. Tukwila, WA 98168 Cell Ph: 206-571-8794 February 19,2018 City of Renton Attn: Review Staff Subject Existing CellTelephone Towers Observation - Proposed Residential Plat, 18809 116th Avenue S.W., Renton, WA Parcel Number: 322305-9075 Dear Sir: On May 15, 2016 this office visited the above site to review general site conditions and to observe two celltelephone easemented fence enclosed facilities. One located in the northwest corner contained two major steel pole towers with minor operation/ mechanical buildings. The other, located along the north line of the site at approximate mid-point, contained only a single operation/mechanical building. Based on available easement records, the facilities were installed in 1997 or soon after. As observed during the visit, the northwest enclosure celltowers were observed to be in good original condition. The interior of the enclosure was well kept with minimal vegetation. There was no indication that the towers or their foundations had deteriorated in any way. Our experience is that the design and installation or these towers is substantial and provided with well adapted safety factors, and under heavy permit review. Based on the observations at the time, and during subsequent visits as recently as mid- January 2018, the towers are in good original condition and retain their original design/installation structural capacities. Concerning either administrative or structural concerns for the locating of residential uses adjacent to the enclosed sites, none is known. We know of no reason for restricting or requiring setbacks from the enclosed facilities. The same type and scale of facilities are located routinely in public accessed commercial and retail locations. Emissions from these facilities should not be confused with those from high-tension alternating current power transmission lines. Attached are photographs taken during the site visit. Thank you for your assistance. lakhscel ltowers0 1 I 1 627 / I FF,s ?g Civil Engineer - #18657 RECEIVED 03/21/2018 amorganroth PLANNING DIVISION DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6C Exhibit 9 DocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6CDocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 January 26, 2018 Alex Morganroth, Planner Community & Economic Development Planning Division City of Renton 1055 S. Grady Way Renton, WA 98055 Subject: Haevin Ridge Preliminary Short Plat - Request for Street Modification (116th Ave SE) Alex, As part of the Haevin Ridge Preliminary Short Plat application, we are requesting a modification from standards for the design section of 116th Avenue SE along our site frontage. 116th Avenue SE is classified as a minor arterial. Per RMC 4-6-060, the minimum right of way width for a minor arterial with four lanes is 91 feet. The paved roadway section is 54 feet consisting of four 11-foot travel lanes and two 5-foot bike lanes. A 0.5-foot curb, 8-foot planter and 8-foot sidewalk are required along each side of the roadway. The King County Assessor’s Map shows a current right of way width of approximately 60 feet for 116th Avenue SE. A right of way dedication of approximately 15.5’ would be required along the project frontage. The City’s Transportation Department has established a corridor plan for this section of 116th Avenue SE. The corridor determined by the City’s Transportation Department requires a right of way width of 71 feet. The paved roadway section is 44 feet consisting of two 11-foot travel lanes, one 12-foot center turn lane, and two 5-foot bike lanes. A 0.5-foot curb, 8-foot planter, and 5-foot sidewalk are required along each side of the roadway. A right of way dedication of approximately 5.5 feet would be required to implement this section. This section is currently shown on the preliminary plat application for the project. Decision Criteria in granting modifications such as this requires that the modification meet the following six justification points: 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; This modification implements a design for 116th Avenue SE that meets the corridor objective intended by the City of Renton Transportation Department and matches the design standard used on other recent projects along the corridor. RECEIVED 03/21/2018 amorganroth PLANNING DIVISION DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6C Exhibit 10 DocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 City of Renton: Alex Morganroth 2 January 26, 2018 Haevin Ridge – Street Modification Request (116th Ave SE) PED Project No. 17020 Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; This modification implements all objectives intended by the code requirement and is designed based on sound engineering judgement. Will not be injurious to other property(ies) in the vicinity; As designed for the Haevin Ridge Preliminary Short Plat, this street modification will not be injurious to any properties in the vicinity. Conforms to the intent and purpose of the Code; This modification specifically meets the corridor plan as intended by the City of Renton Transportation Department and therefore conforms to the intent and purpose of the code. Can be shown to be justified and required for the use and situation intended; This modification meets the corridor plan as intended by the City of Renton Transportation Department and matches the street section of other recent development projects along this corridor. Will not create adverse impacts to other property(ies) in the vicinity. (Ord. 4517, 5-8-1995; Ord. 4802, 10-25-1999; Ord. 5100, 11-1-2004; Ord. 5137, 4-25-2005; Ord. 5369, 4-14-2008) As designed, this modification will not create any adverse impacts to other properties in the vicinity. If you have questions, comments, or need additional information, please contact me at your convenience. Thank you. Sincerely, PACIFIC ENGINEERING DESIGN, LLC Lou E. Larsen, Project Manager DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6CDocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 7 LUA18-000205 ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use action. Planning: (Contact: Name, 425-430-7219, amorganroth@rentonwa.gov) 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed bet ween the dates of November 1st and March 31st of each year. The Development Services Division’s approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant will be required to submit a Final Stream Mitigation Report and Maintenance and Monitoring proposal. In addition, the applicant will be required to comply with all the code requirements of RMC 4-3-050 Critical Areas. This includes, but is not limited to, placing the critical area within a Native Growth Protection Easement, providing fencing and signage, and providing the City with a site restoration surety device and, later, a maintenance and moni toring surety device. 6. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 7. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. 8. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit. Development Engineering: (Contact: Name, 425-430-7298, rnair@rentonwa.gov) 1. See Attached Development Engineering Memo dated April 6, 2018 Fire Authority: DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6CDocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 ADVISORY NOTES TO APPLICANT Page 2 of 7 LUA18-000205 (Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov) Environmental Impact Comments: 1. The fire impact fees are currently applicable at the rate of $964.53 per single family unit. Credit will be granted for the removal of the one existing home. Code Related Comments: 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one new fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. There are two existing hydrants within 300-feet of some of the proposed homes. A water availability certificate is required from Soos Creek Water District. 2. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading. Access is required within 150-feet of all points on the buildings. Approved fire department turnaround is required for dead end roads that exceed 150-feet long. Proposed hammerhead type turnaround is acceptable. Technical Services: (Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov) 1. The 10’ Access Easement under Recording Number 9306171898 will need to be va cated prior to construction and/or final short plat submittal. Provide documentation when requested. Community Services: (Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov) 1. Parks Impact fee per Ordinance 5670 applies. Building: (Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov) 1. Recommendations of the geotechnical report must be followed. DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6CDocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 ADVISORY NOTES TO APPLICANT Page 3 of 7 LUA18-000205 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 6, 2018 TO: Alex Moragnroth, Planner FROM: Rohini Nair, Civil Plan Reviewer SUBJECT: Utility and Transportation Comments for Haevin Ridge (LUA18-000205) 18809 116th Ave SE I have reviewed the application for the Haevin Ridge short plat at 18809 116th Ave SE (APN(‘s) 3223059075) and have the following review comments: Condition: Stormwater main required on along entire public street frontage. REVIEW COMMENTS Water Water service is provided by Soos Creek Water & Sewer District. The Water Availability certificate has been provided with the land use application. Sewer Sewer service is provided by Soos Creek Water & Sewer District. The Sewer Availability certificate has been provided with the land use application. Approved plans from Soos Creek Water & Sewer District should be provided at time of construction permit review. Storm There is existing 12-inch stormwater pipe conveyance along the western frontage of 116th Ave SE. Streets The site has frontage on 116th Ave SE, a Minor Arterial, with existing ROW width of about 60 feet. CODE REQUIREMENTS WATER 1. The developer has to provide the water improvements required by Soos Creek Water & Sewer District. Approved plans from Soos Creek Water & Sewer District should be provided at time of construction permit review. 2. Fire hydrants and fire flow should meet the requirements of Renton Fire Authority. 3. The Soos Creek acceptance letter should be provided to City at time of final short plat. SEWER DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6CDocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 ADVISORY NOTES TO APPLICANT Page 4 of 7 LUA18-000205 1. The developer has to provide the sewer improvements required by Soos Creek Water & Sewer District. The approved plans from Soos Creek Water & Sewer District should be provided at construction permit stage. The Water District 90’s acceptance letter should be provided to City at time of final short plat SURFACE WATER 1. A geotechnical report, dated August 16, 2017, completed by Ages Engineering LLC for the site has been provided. An infiltration testing report dated October 16, 2017, prepared by Aegis Engineering, LLC was also provided. The submitted mentioned that full infiltration of soil is not feasible due to relatively shallow restrictive glacial till beneath the site. However, BMP’s such as permeable pavement and/or bioretention facilities were considered feasible. The measured infiltration rate was 0.45 inches per hour. 2. 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. Based on the City of Renton’s flow control map, the site falls within the Flow Control Standards Forested site conditions. Majority of the site is located in the Soos Creek Drainage Basin and a portion of site along the western frontage falls within the 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 core requirements and the six special requirements have been discussed in the Technical Information Report. The following information should be clarified and information to be included in the plans and documents submitted with the construction permit. a. 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 HOA and an easement shall be given to the City for the maintenance of the stormwater vault and the associated public stormwater facilities. The detention/water quality elements of the project shall be designed in accordance with the RSWDM. The combined total impervious area and pollution generation area within the site and the frontage should be used to determine the water quality and detention requirements. b. All new conveyance systems constructed as part of the project must be sized to RSWDM standards for the total tributary area that the storm systems serve. c. A drainage plan and Technical Information Report (TIR), based on RSWDM should be provided with the construction permit. The terms of the RSWDM should be used in the TIR submitted with the construction permit. 3. Appropriate on-site BMPs will be required to help mitigate the new runoff created by this development. A preliminary drainage plan, including the application of on-site BMPs, has been included with the land use application. The On-site BMPs shall be implemented at time of the single family building permits for the lots. 4. The minimum width of public utility easement is 15 feet. 5. The private storm line should not be located within the public srotmwater easment. 6. Separate building permit is required for the stormwater vault. 7. The stormwater tract including the access should be enclosed within a chain link fence with gate. 8. A Construction Stormwater General Permit from Department of Ecology will be required for projects that have clearing and grading exceeding one acre. 9. Surface water system development fee is applicable to the project. The current rate of this fee is $1,718 per new single family residence. This is payable prior to issuance of the construction permit. The rate that is current at the time of construction permit issuance will be applicable on the project. DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6CDocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 ADVISORY NOTES TO APPLICANT Page 5 of 7 LUA18-000205 TRANSPORTATION 1. The site has frontage on 116th Ave SE. 116th Ave SE is a Minor Arterial with existing ROW width of 60 feet. The applicant has proposed a street modification request to provide a street section consisting of two 11-foot wide travel lanes, one 12- foot wide center turn lane, two – 5 foot wide bike lanes, 0,5- foot wide curbs, 8- foot wide landscaped planters, and 5-foot wide sidewalk. Staff reviewed the existing corridor along 116th Ave SE and supports the requested modification in order to provide consistency along the corridor. Undergrounding of all overhead utilities within the frontage are required per the requirements of RMC 4 -6-090. Frontage improvements also include drainage improvements on the public street. 2. The site has an existing utility vault and two utility towers that will be located on tracts and will continue to be accessed via the existing easement through the school property at the north property line of the subject parcel. Internal access is proposed via a public half street of 35 foot right of way with paved travel width of 20 foot, 0,5 feet wide curb, 8-foot wide landscaped planter, and 5-foot wide sidewalk on the development side. An extruded curb may be provided at the pavement edge on the side away from the development. Frontage improvements also include drainage improvements on the public street. Lots 1-5 and the stormwater tract is proposed to take access via this street. Lot 6 is proposed to obtain direct access from 116 th Ave SE. All grading for the project including the street should be within the property, a temporary construction easement should be obtained from the owner of the parcel where the construction encroachment will occur. 3. Intersection with arterials shall have a minimum intersection turning radius of 35 feet (RMC 4-6-060). 4. Individual driveways shall follow the requirements of RMC 4-4-080. 5. Payment of the transportation impact fee is applicable on the single family houses at the time of building permit issuance. The current transportation impact fee rate is $5,430.85 per single family house. The transportation impact fee that is current at the time of building permit will be applicable, payable at issuance of building permit. 6. Street lighting as per the City standards is required on the 116th Ave SE frontage and along the internal public street. 7. Any work involving pavement cut on public street will require pavement restoration per City of Renton Street Overlay and Pavement Restoration Standards. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 4. All construction utility permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6CDocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 ADVISORY NOTES TO APPLICANT Page 6 of 7 LUA18-000205 http://rentonwa.gov/business/default.aspx?id=42473 5. A landscaping/ tree retention plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2018 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. 7. Technology fee will be applied to all permit fees. DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6CDocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6 ADVISORY NOTES TO APPLICANT Page 7 of 7 LUA18-000205 2. st be followed as a condition of building permits. DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6CDocuSign Envelope ID: 254E90D0-6D05-4314-B879-8286249F62A6