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HomeMy WebLinkAboutD_Aberdeen_Ave_2_Lot_Short_Plat_v1DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Aberdeen Ave 2 Lot Short Plat_v1 A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: July 14, 2022 Project File Number: PR21-000312 Project Name: Aberdeen Ave 2-Lot Short Plat Land Use File Number: LUA21-000383 SHPL-A, MOD Project Manager: Brittany Gillia, Associate Planner Owner: Balraj Mangat, 2732 Aberdeen Ave NE, Renton, WA 98056 Applicant: Inderjit Mangat, Quality Homes, P.O. Box 6058, Kent, WA 98064 Contact: Dean Furr, Furr Engineering, 4715 142nd Pl SW # B, Edmonds WA 98026 Project Location: 2732 Aberdeen Ave NE, Renton WA 98056 Project Summary: The applicant is requesting approval of a Preliminary Short Plat and one (1) Street Modification for the proposed subdivision of an existing 16,951 square foot (0.39 acre) parcel into two (2) lots. The subject property is located at 2732 Aberdeen Ave NE (Parcel number 3343901400) and is located within the Residential -8 (R-8) zone and Residential Medium Density (MD) land use designatio n. The proposed residential density is 5.1 dwelling units per net acre. One (1) single family residence and two (2) detached accessory structures are presently on the subject property. The existing home is proposed to be retained and both accessory structures are proposed for removal. The proposed residential lot sizes are 7,762 SF for Lot A /Lot 1 and 7,547 SF for Lot B/Lot 2. Access to the new lots is proposed via a private road easement that extends from Aberdeen Ave NE. The proposal includes 13 feet of public right-of-way dedication along NE 28th St and frontage improvements for NE 28th St and Aberdeen Ave NE. There are currently zero (0) significant trees on the project site, four (4) street trees in the abutting right-of-way and 13 trees on the neighboring property with driplines that encroach into the subject parcel and the applicant proposes to retain all 17 trees. Wellhead Protection Area (Zone 2, Wellfield 5A) and Moderate Landslid e Hazards are mapped on the subject site. The applicant submitted an Arborist Report and Geotechnical Engineering Report with the project application. Site Area: 0.39 acres DocuSign Envelope ID: 161A4F20-D494-466C-B2E0-C93C3D6DC51E City of Renton Department of Community & Economic Development Aberdeen Ave 2-Lot Short Plat Administrative Report & Decision LUA21-000383 SHPL-A, MOD Report of July 14, 2022 Page 2 of 22 D_Aberdeen Ave 2 Lot Short Plat_v1 B. EXHIBITS: Exhibit 1: Administrative Decision Exhibit 2: Preliminary Short Plat Map Exhibit 3: Public Comment Letters and Staff Response Exhibit 4: Conceptual Landscape Plan prepared by Furr Engineering Services, dated April 15, 2021 Exhibit 5: Arborist Report prepared by Layton Tree Consulting LLC, dated October 1, 2021 Exhibit 6: Conceptual Grading and Drainage plan prepared by Furr Engineering Services , dated April 21, 2021 Exhibit 7: Geotechnical Report prepared by Phil Haberman of Cobalt Geosciences, LLC dated January 8, 2019 Exhibit 8: Transportation Concurrency Memo Exhibit 9: Modification Request Exhibit 10: Drainage Technical Information Report (TIR) prepared by Furr Engineering Services dated July 7, 2021 Exhibit 11: Advisory Notes C. GENERAL INFORMATION: 1. Owner(s) of Record: Balraj Mangat 2732 Aberdeen Ave NE Renton, WA 98056 2. Zoning Classification: Residential-8 (R-8) 3. Comprehensive Plan Land Use Designation: Residential Medium Density (MD) 4. Existing Site Use: Single Family Residential 5. Critical Areas: Wellhead Protection Area (Zone 2, Wellfield 5A), Moderate Landslide Hazards 6. Neighborhood Characteristics: a. North: Single Family Residential; NE 28th St, Residential-8 du/ac (R-8) b. East: Single Family Residential; Residential-8 du/ac (R-8) c. South: Single Family Residential; Residential-8 du/ac (R-8) d. West: Single Family Residential; Aberdeen Ave NE, Residential-8 du/ac (R-8) 7. Site Area: 0.39 acres D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Gebenini Annexation N/A 1822 03/31/1960 Comprehensive Plan N/A 5758 06/22/2015 DocuSign Envelope ID: 161A4F20-D494-466C-B2E0-C93C3D6DC51E City of Renton Department of Community & Economic Development Aberdeen Ave 2-Lot Short Plat Administrative Report & Decision LUA21-000383 SHPL-A, MOD Report of July 14, 2022 Page 3 of 22 D_Aberdeen Ave 2 Lot Short Plat_v1 Zoning N/A 5758 06/22/2015 Lot Line Adjustment LUA00-011 N/A 05/31/2003 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service will be provided by the City of Renton. There are existing 16-inch and 6-inch water mains in Aberdeen Ave NE. b. Sewer: The home is currently served via a private septic system. Sewer service will be provided by the City of Renton. An 8” diameter extension of the sewer main would be required along the full frontage on Aberdeen Ave NE. c. Surface/Storm Water: The existing site topography is generally flat. The northern edge of the site lies within a Landslide Hazard Zone. There is no existing on-site stormwater conveyance system. There is no existing stormwater system in the site frontages. 2. Streets: The proposed development fronts Aberdeen Ave NE along the north property line and NE 28th St along the west property line. Aberdeen Ave NE is classified as a Collector Arterial Road and has an existing right-of-way (ROW) width of approximately 60 feet. NE 28th St is classified as a residential street and has an existing ROW width of approximately 30 feet. 3. Fire Protection: Renton Regional Fire Authority (RRFA) F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations c. Section 4-2-110: Residential Development Standards d. Section 4-2-115: Residential Design and Open Space Standards 2. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-050: Critical Area Regulations 3. Chapter 4 City-Wide Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations a. Section 4-7-070: Detailed Procedures for Short Subdivision 6. Chapter 9 Permits—Specific a. Section 4-9-250: Variances, Waivers, Modifications, and Alternates 7. Chapter 11 Definitions DocuSign Envelope ID: 161A4F20-D494-466C-B2E0-C93C3D6DC51E City of Renton Department of Community & Economic Development Aberdeen Ave 2-Lot Short Plat Administrative Report & Decision LUA21-000383 SHPL-A, MOD Report of July 14, 2022 Page 4 of 22 D_Aberdeen Ave 2 Lot Short Plat_v1 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 October 21, 2021 and determined the application complete on October 25, 2021. The project complies with the 120-day review period. 2. The Planning Division of the City of Renton placed the application on-hold on November 23, 2021 to request additional information and took the project off-hold on February 28, 2022 after receiving an updated preliminary short plat map. 3. The project site is located at 2732 Aberdeen Ave NE, Renton WA 98056. 4. The project site is currently developed with a single-family home that is proposed to be retained and a detached accessory structure that is proposed for removal (Exhibit 2). 5. Access to the site is proposed via a shared driveway but would be required to be provided via a public alley off of Aberdeen Ave NE as seen in Condition of Approval No. 6. 6. The property is located within the Residential Medium Density (MD) Comprehensive Plan land use designation. 7. The site is located within the Residential-8 (R-8) zoning classification. 8. There are no trees located on-site and four (4) street trees in the abutting ROW, of which the applicant is proposing to retain a total of four (4) street trees. 9. The site is mapped with Wellhead Protection Area (Zone 2, Wellfield 5A) and Moderate Landslide Hazards. 10. The submittal materials indicate that an estimated 500 cubic yards of material would be cut on-site and 550 cubic yards of fill would be brought into the site, for a net estimated gain of 50 cubic yards. See FOF 16 and FOF 17 for further discussion and conditions of approval. 11. The applicant is proposing to begin construction following permit approval and end in May 2023. 12. Staff received three (3) public comments (Exhibit 3). To address public comments the following report contains analysis related to street parking and safe pedestrian routes. 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. DocuSign Envelope ID: 161A4F20-D494-466C-B2E0-C93C3D6DC51E City of Renton Department of Community & Economic Development Aberdeen Ave 2-Lot Short Plat Administrative Report & Decision LUA21-000383 SHPL-A, MOD Report of July 14, 2022 Page 5 of 22 D_Aberdeen Ave 2 Lot Short Plat_v1 ✓ Goal L-I: Utilize multiple strategies to accommodate residential growth, including: • Infill development on vacant and underutilized land in established neighborhoods and multi-family areas. ✓ Goal L-T: Create a functioning and exemplary urban forest that is managed at optimum levels for canopy, health, and diversity. ✓ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. ✓ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development. ✓ Policy L-48: Address privacy and quality of life for existing residents by considering scale and context in infill project design. ✓ Policy L-55: Preserve natural landforms, vegetation, distinctive stands of trees, natural slopes, and scenic areas that contribute to the City’s identity, preserve property values, and visually define the community and neighborhoods. 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 existi ng single-family neighborhoods. It is intended to accommodate uses that are compatible with and support a high-quality residential environment and add to a sense of community. The proposal is compliant with the following development standards, as outlined in RMC 4-2-110.A, if all conditions of approval are met: Compliance R-8 Zone Develop Standards and Analysis ✓ Density: The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per net acre. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. Staff Comment: Based on a net area of 13,539 square feet (15,180 square foot gross area – 1,642 square feet of ROW dedication), the proposal for two (2) residential lots on the project site would result in a net density of 6.44 dwelling units per acre (2 lots / 0.31 acres – 6.44 du/ac) which meets the minimum density requirements of the R -8 zone. The applicant is proposing access to both lots via a private easement, however, alley access is the preferred street pattern in the R-8 zone. Alleys are not required to be excluded from density calculations and so the density calculations for the project would remain unchanged after dedication of the alley. Compliant if condition of approval is met Lot Dimensions: The minimum lot size permitted in the R-8 zone is 5,000 sq. ft. A minimum lot width of 50 feet is required (60 feet for corner lots) and a minimum lot depth of 80 feet is required. The following table identifies the proposed approximate dimensions for L ots 1 & 2 Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.) Lot A/Lot 1 7,762 65 118 Lot B/Lot 2 7,547 61.27 123 DocuSign Envelope ID: 161A4F20-D494-466C-B2E0-C93C3D6DC51E City of Renton Department of Community & Economic Development Aberdeen Ave 2-Lot Short Plat Administrative Report & Decision LUA21-000383 SHPL-A, MOD Report of July 14, 2022 Page 6 of 22 D_Aberdeen Ave 2 Lot Short Plat_v1 Staff Comment: Proposed lot titles (Lot 1/Lot A and Lot 2/Lot B) are inconsistent throughout the submittal materials. Staff recommends as a condition of approval that the applicant shall update all project materials submitted with the civil construction permit application to reflect a consistent name for each lot. For the remainder of the report, staff will refer to the proposed western corner lot as “Lot 1” and the proposed eastern lot as “Lot 2”. The applicant is proposing vehicular access to lots 1 and 2 via an access easement varying from approximately 22 feet to 15 feet in width. As stated in FOF 17: Access, alley access is the preferred street pattern for all new residential development. As such, a condition of approval in FOF17 would result in the applicant dedicating a 22-foot to 16- foot-wide alley containing 12 feet of paved roadway along the south property line. This would result in proposed Lot 1 with 96 feet of depth and proposed Lot 2 with 108 feet of depth. Both proposed lots would comply with dimensional requirements after alley dedication. See FOF 17: Access for further analysis and the full condition of approval relating to alley dedication. 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 yard is 5 feet, secondary front yard (applies to corner lots) is 15 feet, and the rear yard is 20 feet. Staff Comment: Both proposed lots are currently occupied by the existing single -family home and/or the detached accessory structures. The home is proposed to be retained on Lot 1 and the accessory structures are proposed for removal. Once the accessory structures have been removed, both lots will have sufficient building area to each accommodate a single-family home and comply with the setbacks of the zone. The existing single-family home to be retained on proposed Lot 1 complies with building setback regulations for corner lots. Staff recommends as a condition of approval that a demolition permit shall be obtained and all required inspections completed for the removal of the existing accessory structures on the subject property prior to the recording of the short plat. Setbacks for the new home on Lot 2 would be verified at the time of building permit review. 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 stated maximum the roof may project higher to account for the difference, but 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: The existing single-family home to be retained on proposed Lot 1 complies with building height, building coverage, and impervious surface coverage DocuSign Envelope ID: 161A4F20-D494-466C-B2E0-C93C3D6DC51E City of Renton Department of Community & Economic Development Aberdeen Ave 2-Lot Short Plat Administrative Report & Decision LUA21-000383 SHPL-A, MOD Report of July 14, 2022 Page 7 of 22 D_Aberdeen Ave 2 Lot Short Plat_v1 standards. Compliance with building standards for the new single-family residence would be verified at the time of building permit review. Compliant if condition of approval is met Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Street trees shall be selected from the City’s Approved Street Tree List bas ed on the width of the planting strip and the presence or lack of overhead power lines; provided, the Administrator and City arborist shall each retain the right to reject any proposed cultivar regardless of whether or not the cultivar is on the City’s Approved Street Tree List. Street trees shall have a minimum caliper of two inches (2"), and be planted pursuant to the standards promulgated by the City, which may require root barriers, structured soils, or other measures to help prevent tree roots from damaging infrastructure. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, street lights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: Small - sized maturing trees: thirty feet (30') on center; Medium -sized maturing trees: forty feet (40') on center; and Large-sized maturing trees: fifty feet (50') on center. A minimum of two trees are to be located in the front yard prior to final inspection for the new Single-Family Residence. Staff Comment: A conceptual landscape plan prepared by Furr Engineering Services dated April 15, 2021 (Exhibit 4) was submitted with the short plat application. The plan proposes an eight-foot (8’) planter strip that runs between the sidewalk and NE 28th St, and between the northern third of the sidewalk and Aberdeen Ave NE. At that point, the proposed sidewalk meanders around several street trees to be retained and runs between a 11.5’ planting area containing the retained street trees and Aberdeen Ave NE. For further details on the modified street section, refer to FOF 18: Modification Analysis. A planting schedule was included on the Landscape Plan and includes a variety of trees, shrubs, and groundcover plants. The proposed landscaping in the right-of-way includes four (4) Acer palmatum (Japanese Maples) with a minimum 2” caliper DBH, and a hydroseed mix comprised of 45% Festuca rubra (Native Red Fescue), 25% Bouteloua gracilis (Blue Grama), 20% Buchate dactyloides (Buffalograss), 7% Koeleria macrantha (Prairie Junegrass), and 3% Trifolium fragiferum (Strawberry Clover). There are five (5) existing street trees (Tree ID: TRE-19261 a 34” DBH Douglas fir, TRE-23084, a 18” DBH European birch, TRE-10262, a 28” DBH Douglas fir, TRE-23077 a 9” DBH English holly, and TRE-23076 a 29” DBH Douglas fir), present on the west edge of the property that are proposed to be retained within a planting area in the right-of-way. The proposed on-site street frontage landscaping includes four (4) Magnolia grandiflora “Little Gem” trees, two (2) Acer truncatum (Purpleblow maple) trees, 1,051 square feet of Gautheria shallon (Salal), eight (8) Rhododendron macrophyllum (Pacific rhododendron), and 22 Potenitlla fruticosa (Bush cinquifoil). DocuSign Envelope ID: 161A4F20-D494-466C-B2E0-C93C3D6DC51E City of Renton Department of Community & Economic Development Aberdeen Ave 2-Lot Short Plat Administrative Report & Decision LUA21-000383 SHPL-A, MOD Report of July 14, 2022 Page 8 of 22 D_Aberdeen Ave 2 Lot Short Plat_v1 A drywell is proposed within the 10 feet of northern-facing street frontage landscaping on proposed Lot 2 and as a result the applicant is proposing to hydroseed the space covering the drywell and to omit new trees or shrubs in the immediate area. Adequate trees, shrub, and groundcover shall take priority over stormwater functions in the required 10 feet of street frontage landscaping and if adequate landscaping, as determined by the Current Planning Project Man ager, cannot comingle with the proposed stormwater improvements within the landscaping area, then the applicant shall modify and/or relocate the stormwater improvement to ensure adequate street frontage landscaping is provided. The 10 feet of street frontage landscaping may be rearranged but shall not be displaced or omitted due to drainage element location. Therefore, staff recommends as a condition of approval that the applicant shall submit an updated landscape plan with the civil construction permit application showing a consistent 10 feet of street frontage landscaping across both lots that do not pose conflict between any plantings and drainage elements for review and approval by the Current Planning Project Manager. If there are drainage elements proposed within the dripline of any trees shown on the civil construction permit submittal, an arborist memo shall be required to certify that the spacing between the trees and drainage elements will not pose a conflict. Compliant if condition of approval is met Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4- 4-130) require the retention of 30 percent of trees in a residential development. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; signifi cant 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 r equired pursuant to RMC 4-4-070F1, Street Frontage Landscaping Required, or a combination. Staff Comment: There are no significant trees located on the subject parcel. The applicant would be required to provide at least three (3) significant tree plantings within the boundaries of each proposed lot to meet minimum tree density requirements. The submitted landscape plan does show on-site plantings, however, compliance with minimum tree density requirements would be verified at the time of construction permit landscaping inspection for Lot 1 and at the time of building permit submittal for the new single-family home on Lot 2. Four (4) street trees and approximately 14 neighboring trees have been identified along the western street frontage and south parcel boundary of the project. According to the DocuSign Envelope ID: 161A4F20-D494-466C-B2E0-C93C3D6DC51E City of Renton Department of Community & Economic Development Aberdeen Ave 2-Lot Short Plat Administrative Report & Decision LUA21-000383 SHPL-A, MOD Report of July 14, 2022 Page 9 of 22 D_Aberdeen Ave 2 Lot Short Plat_v1 Arborist Report prepared by Layton Tree Consulting LLC dated October 1, 2021 (Exhibit 5), that was submitted with the project application, the 14 young to semi-mature Douglas fir trees present on the neighboring parcel along the south property line are located roughly two to four feet (2’-4’) off the existing property line fence. The trees are noted to be in fairly good condition with diameters ranging between 8 -inches and 24- inches, and heights up to approximately 100 feet. The Douglas fir street tree located in the right-of-way (ROW) to the southwest of the property corner has been listed as ‘fair’ condition, and the two (2) Douglas fir street trees to the northwest of the existing driveway are rated as ‘good’ condition. According to the report, the European birch tree located next to the two (2) Douglas fir trees is leaning into the overhead power lines. The applicant is requesting a street modification for cross section changes to the Aberdeen Ave NE frontage improvements to meander the sidewalk in efforts to retain the street trees. See further discussion and conditions of approval under FO F 18: Street Modification Analysis. The submitted Arborist Report provides additional site recommendations and considerations that appear to be reflected in the applicant’s submittal. Due to the proximity of the retained off-site trees to the proposed improvements, staff recommends as a condition of approval that the applicant must retain an ISA certified arborist to carry out mitigation measures listed in the Arborist Report and any future report addenda to ensure trees are sufficiently protected from development activities during construction. ✓ 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 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 4-4-080. Parking requirements and driveway grades for the new residence proposed would be verified at the time of building permit review. 16. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-8 zone. The Standards implement policies established in the Land Use Element of the Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to approval of the short subdivision. Compliance with Residential Design Standards would be verified prior to issuance of the building permit for the new single-family home. The proposal is consistent with the following design standards, unless noted otherwise: Compliance Design Standards R-8 and Analysis ✓ Lot Configuration: One of the following is required of preliminary plat applications: 1. Lot width variation of 10 feet (10’) minimum of one per four (4) abutting street- fronting lots, or DocuSign Envelope ID: 161A4F20-D494-466C-B2E0-C93C3D6DC51E City of Renton Department of Community & Economic Development Aberdeen Ave 2-Lot Short Plat Administrative Report & Decision LUA21-000383 SHPL-A, MOD Report of July 14, 2022 Page 10 of 22 D_Aberdeen Ave 2 Lot Short Plat_v1 2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square feet size difference) for street-fronting lots, or 3. A front yard setback variation of at least five feet (5’) minimum for at least every four (4) abutting street fronting lots. Staff Comment: (Not applicable for short plats) Compliant if conditions of approval are met Lots shall be configured to achieve both of the following: 1. The location of stormwater infiltration LID facilities is optimized, consistent with the Surface Water Design Manual. Building and property line setbacks are specified in the Surface Water Design Manual for infiltration facilities. 2. Soils with good infiltration potential for stormwater management are preserved to the maximum extent practicable as defined by the Surface Water Design Manual. Staff Comment: Three (3) drywells are shown on the preliminary grading and drainage plan (Exhibit 6) prepared by Furr Engineering Services dated April 21, 2021 and are discussed in the Drainage Technical Information Report (TIR) prepared by Furr Engineering Services dated July 7, 2021 (Exhibit 10) that was submitted with the project application. Drywell #1 is proposed to be 9’ diameter x 4’ deep located on the south edge of Lot 1 between the existing structure, proposed driveway, and paved access area. Drywell #2 is proposed to be 6.6’ diameter x 3’ deep located on the north edge of Lot 2 and within the 10’ of required street frontage landscaping. As noted in FOF 14: Landscaping and the associated condition of approval , Drywell #2 is proposed within the required 10 feet of street frontage landscaping to be covered by topsoil and hydroseed and so the applicant will need to update the planting plan or location of drywell #2 to avoid displacement of the required street frontage landscaping. Drywell #3 is proposed to be 9’ diameter x 3’ deep located on the south end of Lot 2 between the proposed building footprint, proposed driveway, and paved access. According to the Geotechnical Report prepared by Phil Haberman of Cobalt Geosciences, LLC dated January 8, 2019 that was submitted with the project application (Exhibit 7), hand borings encountered medium grained sand at relatively shallow depths on site therefore shallow infiltration trenches appear to be suitable for use as stormwater management BMPs. See FOF 19: Stormwater for additional soil analysis and associated conditions of approval. The grading and drainage plan submitted with the project application notes an estimated earthwork quantity of 500 CY to be cut and 550 CY of fill to be brought to the subject site. The geotechnical report and TIR do not provide enough detail to analyze the accuracy of the estimated earthwork quantities, therefore staff recommends as a condition of approval that the applicant shall provide an updated geotechnical report and Technical Information Report with the civil construction permit application that provide detail on the proposal and to clarify the amount of earth materials that will be cut and filled on the project site, for review and approval by the current planning project manager. As per RMC 4-9-070 G.1, landfills and excavations exceeding 500 CY are not categorically exempt from Environmental (SEPA) review and so if the applicant is proposing quantities of fill greater than this threshold Environmental SEPA Review would be required. DocuSign Envelope ID: 161A4F20-D494-466C-B2E0-C93C3D6DC51E City of Renton Department of Community & Economic Development Aberdeen Ave 2-Lot Short Plat Administrative Report & Decision LUA21-000383 SHPL-A, MOD Report of July 14, 2022 Page 11 of 22 D_Aberdeen Ave 2 Lot Short Plat_v1 The proposed short plat will be required to comply with the requirements of the 2017 City of Renton Surface Water Design Manual. Compliance not yet demonstrated Garages: If an attached garage is wider than twenty-six feet (26’), at least one (1) garage door shall be recessed a minimum of four feet (4’) from the other garage door. Additionally, one of the following is required: 1. The front porch projects in front of the garage a minimum of five feet (5’), and is a minimum of twelve feet (12’) wide, or 2. The roof extends at least five feet (5') (not including eaves) beyond the front of the garage for at least the width of the garage plus the porch/stoop area, or 3. The garage is alley accessed, or 4. The garage entry does not face a public and/or private street or an access easement, or 5. The garage width represents no greater than fifty percent (50%) of the width of the front facade at ground level, or 6. The garage is detached, or 7. The garage doors contain a minimum of thirty percent (30%) glazing, architectural detailing (e.g. trim and hardware), and are recessed from the front façade a minimum of five feet (5’), and from the front porch a minimum of seven feet (7’). Staff Comment: Compliance for this standard would be verified at the time of building permit review. 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. 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. DocuSign Envelope ID: 161A4F20-D494-466C-B2E0-C93C3D6DC51E City of Renton Department of Community & Economic Development Aberdeen Ave 2-Lot Short Plat Administrative Report & Decision LUA21-000383 SHPL-A, MOD Report of July 14, 2022 Page 12 of 22 D_Aberdeen Ave 2 Lot Short Plat_v1 Compliance not yet demonstrated Scale, Bulk, and Character: A variety of elevations and models that demonstrate a variety of floor plans, home sizes, and character shall be used. All of the following are required: 1. A variety of elevations and models that demonstrate a variety of home sizes, character, and a diverse streetscape. 2. Abutting, adjacent, and diagonal houses must have differing architectural elevations. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Roofs: A variety of roof forms appropriate to the style of the home shall be used. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Eaves: Both of the following are required: 1. Eaves projecting from the roof of the entire building at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves, and 2. Rakes on gable ends must extend a minimum of two inches (2") from the surface of exterior siding materials. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Architectural Detailing: If one siding material is used on any side of the dwelling that is two stories or greater in height, a horizontal band that measures at least eight inches (8") is required between the first and second story. Additionally, one of the following is required: 1. Three and one half inch (3 1/2") minimum trim surrounds all windows and details all doors, or 2. A combination of shutters and three and one half inches (3 1/2") minimum trim details all windows, and three and one half inches (3 1/2") minimum trim details all doors. 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%) DocuSign Envelope ID: 161A4F20-D494-466C-B2E0-C93C3D6DC51E City of Renton Department of Community & Economic Development Aberdeen Ave 2-Lot Short Plat Administrative Report & Decision LUA21-000383 SHPL-A, MOD Report of July 14, 2022 Page 13 of 22 D_Aberdeen Ave 2 Lot Short Plat_v1 of the street facing facade. If masonry siding is used, it shall wrap the corners no less than twenty-four inches (24"). Staff Comment: Compliance for this standard would be verified at the time of building permit review. 17. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions of approval are complied with: Compliance Critical Areas Analysis ✓ Geologically Hazardous Areas: The project site is mapped with Moderate Landslide Hazards. Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include buffers and/or setbacks from buffers. There is no buffer or building setback required from Moderate Landslide Hazard Areas. Staff Comment: According to the City’s online mapping system, COR Maps, the site is mapped with Moderate Landslide Hazards along approximately 12 feet of the northern edge of the parcel and the northern most 13 feet of the property would be dedicated to the City of Renton as public ROW. The submitted geotechnical report (Exhibit 7) notes that the site slopes gently toward the northwest at magnitudes ranging from 0 to 10 percent and that the overall topographic relief across the property is approximately three feet (3’). According to RMC4-3-050 G.5, areas with slopes less than fifteen percent (15%) are defined as Low Landslide Hazards (LL), therefore the site and/or improvements in the ROW would not be subject to additional buffers or additional building setbacks from the mapped landslide hazard. Compliance not yet demonstrated Wellhead Protection Areas: The project site is mapped within Wellfield Protection Area Zone 2, Wellfield: WELL 5A. Staff Comment: Per RMC 4-3-050 G.2 there is no structure setback or critical area buffer width for Wellhead Protection Areas. A fill source statement would be required if more than one hundred (100) cubic yards of imported fill is brought to the site. A fill source statement is not required for those projects located in the aquifer protection area if documentation is provided that imported fill will be obtained from a Washington State Department of Transportation approved source. According to the submitted materials, the applicant is proposing to cut 500 CY and fill 550 CY of materials on site, however, there is not enough information in the materials to provide in depth a nalysis. See FOF 16 for further discussion and conditions of approval related to cut and fill material quantities. 18. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for 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 Access: Each lot must have access to a public street or road. Access may be by a shared driveway per the requirements of RMC 4-6-060 Street Standards. DocuSign Envelope ID: 161A4F20-D494-466C-B2E0-C93C3D6DC51E City of Renton Department of Community & Economic Development Aberdeen Ave 2-Lot Short Plat Administrative Report & Decision LUA21-000383 SHPL-A, MOD Report of July 14, 2022 Page 14 of 22 D_Aberdeen Ave 2 Lot Short Plat_v1 approval is met 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 to access both lots via individual driveways off of a private access easement that stems off of Aberdeen Ave NE. Alley access is the preferred method of street pattern in the R-8 zone therefore staff recommends as a condition of approval that the applicant shall submit updated plans that reflect dedication of a public alley along the south end of the project for review and approval by the Current Planning Project Manager at the time of civil construction permit application. As seen in RMC 4-6-060, minimum design standards for public residential alleys require at least 16 feet of right-of-way width and 12 feet of paved roadway. N/A Blocks: Blocks shall be deep enough to allow two (2) tiers of lots. Staff Comment: Not applicable, 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-8 zone and allow for reasonable infill of developable land. All of the proposed lots shall meet the requirements for minimum lot size, depth, and width. Width between side lot lines at their foremost points (i.e., the points where the side lot lines intersect with the street right-of-way line) shall not be less than eighty percent (80%) of the required lot width except in the cases of (1) pipestem lots (or flag lot), which shall have a minimum width of twenty feet (20') and (2) lots on a street curve or the turning circle of cul-de-sac (radial lots), which shall be a minimum of thirty-five feet (35'). No residentially zoned lot shall have a depth -to-width ratio greater than four-to-one (4:1). Pipestem lots may be permitted for new plats to achieve the minimum density within the Zoning Code when there is no other feasible alternative to achieving the minimum density. Staff Comment: The proposed lots would meet the minimum lot dimensional requirements in the R-8 zone, see FOF 14: Lot Dimensions for further analysis. Compliant if condition of approval is met and Modification request is granted Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards. Staff Comment: The project includes 126 feet of frontage along NE 28th St and proposes 13 feet of street dedication along the northern edge of the subject property resulting in 117.5 feet of frontage along Aberdeen Ave NE. A minimum intersection radius of 25 feet is required at the intersection of NE 28th St and Aberdeen Ave NE. NE 28th St is classified as a residential access street and the existing right -of-way width abutting the subject site is 30 feet. Per RMC 4-6-060, the minimum ROW width for a residential access street is 53 feet with a minimum pavement width of 26 feet, therefore 13 feet of dedication along NE 28th St is required to obtain 53 feet of ROW in the future. Aberdeen Ave NE is classified as a residential access street and the existing right-of-way width abutting the subject site is 60 feet. Dedication is not anticipated along Aberdeen Ave NE. DocuSign Envelope ID: 161A4F20-D494-466C-B2E0-C93C3D6DC51E City of Renton Department of Community & Economic Development Aberdeen Ave 2-Lot Short Plat Administrative Report & Decision LUA21-000383 SHPL-A, MOD Report of July 14, 2022 Page 15 of 22 D_Aberdeen Ave 2 Lot Short Plat_v1 Half street frontage improvements required along NE 28th St and Aberdeen Ave NE include: a pavement width of 13 feet from centerline, a pedestrian bulb-out, a 0.5-foot curb and gutter, an 8-foot planting strip, a 5-foot sidewalk, street trees, and storm drainage improvements. There is a minimum 25-foot turning radius required for residential access street intersections. The applicant has requested a street modification to allow the planting strip proposed along Aberdeen Ave NE to be reduced in width to allow the sidewalk to meander around several street trees, see FOF 18 Modification Analysis for more information. The proposal does not reflect a pedestrian bulb-out along either street frontage, therefore staff recommends as a condition of approval that the applicant shall submit updated plans showing pedestrian curb bulb -outs on Aberdeen Ave NE and NE 28th St for review and approval by the Current Planning Project Manager at the time of civil construction permit review. A public comment (Exhibit 3) was received expressing concern of the width of NE 28 th St around the subject parcel. According to the Renton Regional Fire Authority (RFA), fire department apparatus access roadways are adequate as they exist to serve the new lots. If all conditions of approval are met, the applicant would be dedicating 13 feet on the north of the property as public right-of-way and installing pedestrian curb bulb-outs on the corner of the project site. This would provide street parkin g for the project that is removed from traffic lanes and would prevent cars from parking too close to the intersection. According to the Transportation Concurrency Memo prepared by staff (Exhibit 8), the proposed project passes the four (4) City of Renton Traffic Concurrency Test criteria. The proposed development would generate approximately nine (9) net new average weekday daily trips. During the weekday AM peak hour, the project would generate approximately one (1) net new trips (0 inbound and 1 outbound). During the weekday PM peak hour, the project would generate approximately one (1) net new trips (1 inbound and 0 outbound). ✓ Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: The proposed short plat is surrounded by existing detached single - family residences to the north, east, south and west of the site. 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 large lot housing and suburban, estate-style dwellings compatible with the scale and density of the surrounding area. 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 a street modification (Exhibit 9) from RMC 4-4- 060: Street Standards in order to reduce the width of the right-of-way planter strip for approximately 86.5 linear feet beginning at the south edge of the lot abutting Aberdeen Ave NE from the required eight feet (8’) of width between the curb and sidewalk to zero feet (0’) in order to meander around the drip line of several mature street trees. For the section of ROW that would not contain eight feet (8’) of planter width between the curb and sidewalk, a 11.5-foot portion of right-of-way would be provided as a planter area for the retained street trees. See FOF 14: Tree Retention for further analysis of the subject trees. The proposal is compliant with the following modification criteria, pursuant to RMC 4 -9-250, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification, subject to conditions as noted below: DocuSign Envelope ID: 161A4F20-D494-466C-B2E0-C93C3D6DC51E City of Renton Department of Community & Economic Development Aberdeen Ave 2-Lot Short Plat Administrative Report & Decision LUA21-000383 SHPL-A, MOD Report of July 14, 2022 Page 16 of 22 D_Aberdeen Ave 2 Lot Short Plat_v1 Compliance Modification Criteria and Analysis ✓ a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: Policy L-55 in the Comprehensive Plan is to “Preserve natural landforms, vegetation, distinctive stands of trees, natural slopes, and scenic areas t hat contribute to the City’s identity, preserve property values, and visually define the community and neighborhoods.” Retaining the four (4) healthy, mature street trees on the property by meandering the sidewalk around their driplines will preserve the distinctive stand of trees that contribute to the City’s identity and is therefore consistent with the policy direction. See FOF 14: Tree Retention and FOF 17: Streets for additional details. ✓ 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 proposed modified street section would meet the objectives of a safe and attractive streetscape by maintaining a consistent five-foot (5’) sidewalk width along the project and by preserving the city’s urban canopy. The pedestrian and vehicular environment would not lose or decrease in function due to the alternative placement of the planter strip on the other side of the sidewalk. City staff agrees that the modified frontage improvements along Aberdeen Ave NE will meet the transportation needs of the surrounding area and maintain the o bjectives of function, safety and appearance, as required by code, provided the project complies with all advisory notes (Exhibit 11) and conditions of approval. However, the purpose of this modification request is to ensure the preservation of mature trees within the public ROW. If tree damage due to construction activities necessitates removal of the trees identified to be retained, the justification for approval of the requested modification is no longer applicable; therefore, staff recommends a condition of approval that all four (4) existing significant street trees identified within the public right-of-way along Aberdeen Ave NE shall be protected unless otherwise permitted for removal by the Current Planning Project Manager prior to Civil Construction Permit issuance. If any street trees identified to be retained for compliance with Civil Construction Permit approval are damaged, removed, destroyed, cut, or broken by construction activities without prior written approval from the City, the applicant sha ll construct full code- required street improvements along the section of Aberdeen Ave NE abutting the site. If street trees are injured or declining in health in a manner that necessitates removal within the 2-year maintenance period following Short Plat recording, and the quantities of street tree removal is found to defeat the intended purpose of the modification approval as determined by the Current Planning Project Manager, the applicant shall construct full street improvements along the section of Aberdeen Ave NE abutting the site. The applicant shall submit a surety devi ce for construction of the frontage improvements along Aberdeen Ave NE prior to Short Plat recording. ✓ c. Will not create substantial adverse impacts to other property(ies) in the vicinity. Staff Comment: There are no identified adverse impacts to other properties from the requested modification. New frontage improvements would be installed along the DocuSign Envelope ID: 161A4F20-D494-466C-B2E0-C93C3D6DC51E City of Renton Department of Community & Economic Development Aberdeen Ave 2-Lot Short Plat Administrative Report & Decision LUA21-000383 SHPL-A, MOD Report of July 14, 2022 Page 17 of 22 D_Aberdeen Ave 2 Lot Short Plat_v1 subject property’s abutting unimproved ROW and the modified street section would remain consistent with existing frontage improvements in the project vicinity. ✓ d. Conforms to the intent and purpose of the Code; and Staff Comment: See comments under criterion ‘b’. ✓ e. Can be shown to be justified and required for the use and situation intended . Staff Comment: See comments under criterion ‘b’. 20. 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. A Fire Impact Fee would be required for the future homes. The current Fire Impact Fee is $829.77 per new single - family residence, however, fees are subject to change and the fee in effect at the time of building permit issuance would apply. ✓ Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Kennydale Elementary School, McKnight Middle School and Hazen High School. Any new students from the proposed development would walk to their elementary school and be bussed to their middle and high schools. Kennydale Elementary is 1,347 feet (0.26 miles) from the project site and within a walking zone. The bus stop for middle school students is located approximately 1,113 feet (0.21) miles from the project site at Aberdeen Ave and NE 24th St. The bus stop for high school students is located approximately 112 feet (0.02) miles from the project site at Aberdeen Ave and NE 27th St. The proposed project includes the installation of frontage improvements along the NE 28th St and Aberdeen Ave NE frontages, including sidewalks. Elementary school students would walk down Aberdeen Ave NE to NE 27th St, and would need to use two (2) existing crosswalks to reach their school campus. Middle and high school students would walk down Aberdeen Ave NE to their respective bus stops; middle school students would need to cross one (1) intersection at NE 27th St and continue down to NE 24th St, and high school students would not need to go beyond the intersection at NE 27th St. According to staff analysis, there are sufficient sidewalks, marked curb shoulders, and crosswalks to create a continuous route for students to reach their destinations safely. Public comment (Exhibit 3) was received regarding concerns for pedestrian safety along the safe route to school. Staff analysis above provides an example of a safe walking route for students from the subject property that includes sidewalks, marked curb shoulder lanes, and crosswalks along the paths needed for students to reach their destination. A School Impact Fee would be required for the future homes. The current Renton School District Impact Fee is $2,659.00 + a 5% administration fee per new single -family home, however, fees are subject to change and the fee in effect at the time of building permit issuance would apply. DocuSign Envelope ID: 161A4F20-D494-466C-B2E0-C93C3D6DC51E City of Renton Department of Community & Economic Development Aberdeen Ave 2-Lot Short Plat Administrative Report & Decision LUA21-000383 SHPL-A, MOD Report of July 14, 2022 Page 18 of 22 D_Aberdeen Ave 2 Lot Short Plat_v1 ✓ Parks: A Park Impact Fee would be required for the future homes. The current Park Impact Fee is $2,914.99 per new single-family residence, however, fees are subject to change and the fee in effect at the time of building permit issuance would apply. Compliant if Condition of Approval is Met Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: The geotechnical report (Exhibit 7) and Drainage Technical Information Report (TIR) prepared by Furr Engineering Services dated July 7, 2021 (Exhibit 10) submitted with the project application discuss several hand borings completed on site and the subsequent drainage capacities for the subject parcel. A total of four (4) hand borings (HB-1 through HB-4) were performed on the site and medium grained sand was encountered at relatively shallow depths. Shallow infiltration trenches are recommended as suitable stormwater management BMPs for the project. All of the hand borings were advanced to eight feet (8’) below grade and revealed four to six inches (4” to 6”) of grass and topsoil underlain by approximately one to one-and-a-half feet (1’ to 1.5’) of loose fill. That layer was underlain by approximately one to three feet (1’ to 3’) of loose, silty -fine to medium grained sand with trace gravel and under that was a layer of loose to medium dense, fine to medium grained sand with trace gravel. Groundwater and soil mottling were not observed in any of the explorations at the time of investigation. The final design infiltration rate was measured at 2.6 inches per hour. The report continues to mention that Cobalt Geosciences LLC should be routed the final plans for review to determine if their project recommendations are suitable or if additional modifications are needed and that they wish to be on site to observe soil conditions in the trenches during construction. With the proposal included with the geotechnical report, Cobalt Geosciences LLC recommends a minimum bottom of trench depth of four feet (4’) below grade and if any soils with significant silt content are encountered at that dept they should be removed and replaced with clean rock. The submitted geotechnical report reflects a proposal for a new single-family home on site and does not reflect a short plat proposal. Staff recommends as a condition of approval that the applicant shall submit an updated geotech nical report or memo that addresses the short plat proposal and analyzes the feasibility of the proposed infiltration methods for the project, for review and approval by the Current Planning Project Manager at the time of civil construction permit application. Additionally, staff recommends as a condition of approval that the applicant shall update the plans to follow all recommendations as set forth by the submitted geotechnical report, and all future addenda and memos related to the proposal, for review and approval at the time of civil construction permit application. See FOF 16 for discussion on cut and fill quantities and associated conditions of approval. ✓ Water: There is an existing 16-inch water main in Aberdeen Ave NE that can deliver a maximum flow capacity of 5,000 gallons per minute (gpm) and a 6-inch water main in Aberdeen Ave NE that can deliver a maximum flow capacity of 1,300 gpm. The static water pressure is about 54 psi at an elevation of 308 feet. There is an existing ¾-inch domestic water meter serving the subject property (account ref. #530384) located at the northeast corner of NE 27th St and Aberdeen Ave NE that will need to be capped at the main line. In order to provide adequate fire protection and to conform to City of Renton Code and Development Standards, a new 1-inch water service line and meter is required for each new lot. The fire flow requirement for a single-family home is a minimum of 1,000 gpm for DocuSign Envelope ID: 161A4F20-D494-466C-B2E0-C93C3D6DC51E City of Renton Department of Community & Economic Development Aberdeen Ave 2-Lot Short Plat Administrative Report & Decision LUA21-000383 SHPL-A, MOD Report of July 14, 2022 Page 19 of 22 D_Aberdeen Ave 2 Lot Short Plat_v1 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 (1) 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 is an existing fire hydrant (HYD-NE-00981) located at the corner of Aberdeen Ave NE and NE 28th St that appears to meet the minimum requirement. A water system development charge (SDC) of $4,500.00 for each new 1-inch meter would be applicable, and a redevelopment SDC credit would apply to the existing ¾-inch meter that will be abandoned. Water service installation fees are $2,875.00 per new 1 -inch service line. Final determination of applicable fees will be made after the water meter size has been determined and are payable at construction permit issuance. ✓ Sanitary Sewer: The existing home is served by a private septic system. Sewer service is provided by City of Renton. The septic system shall be abandoned in accordance with King County Department of Health regulations and Renton Municipal Code. The applicant is proposing an extension of the 8” sewer main along Aberdeen Ave NE. Individual sewer stubs from the sewer main to individual side sewers on each lot shall be provided. 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 13. 2. The subject site is located in the Residential-8 (R-8) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 14. 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 15. 4. The proposed short plat complies with the Critical Areas Regulations provided the applicant complies with City Code and conditions of approval, see FOF 16. 5. The proposed short plat complies with the subdivision regulations as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 17. 6. The proposed short plat complies with the street standards as established by City Code, provided the applicant is granted approval of a street modification and complies with all advisory notes and conditions of approval contained herein, see FOF 17. 7. The proposed short plat complies with the street modification criteria provided the applicant complies with City Code and conditions of approval, see FOF 18. 8. There are safe walking routes to the school bus stop , see FOF 19. 9. There are adequate public services and facilities to accommodate the proposed short plat, see FOF 19. 10. Key features which are integral to this project include alley access, tree retention along the right-of-way and tree protection along the south parcel boundary. DocuSign Envelope ID: 161A4F20-D494-466C-B2E0-C93C3D6DC51E City of Renton Department of Community & Economic Development Aberdeen Ave 2-Lot Short Plat Administrative Report & Decision LUA21-000383 SHPL-A, MOD Report of July 14, 2022 Page 20 of 22 D_Aberdeen Ave 2 Lot Short Plat_v1 J. DECISION: The Aberdeen Ave 2-Lot Short Plat and Modification, File No. LUA21-000383 SHPL-A, MOD, MOD, as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. The applicant shall update all project materials submitted with the civil construction permit application to reflect a consistent name for each lot (e.g. Lot 1 and Lot 2, or Lot A and Lot B). 2. A demolition permit shall be obtained and all required inspections completed for the removal of the existing accessory structures on the subject property prior to the recording of the short plat. 3. The applicant shall submit an updated landscape plan with the civil construction permit application showing a consistent 10 feet of street frontage landscaping across both lots that do not pose con flict between any plantings and drainage elements for review and approval by the Current Planning Project Manager. If there are drainage elements proposed within the dripline of any trees shown on the civil construction permit submittal, an arborist memo s hall be required to certify that the spacing between the trees and drainage elements will not pose a conflict. 4. The applicant shall retain an ISA certified arborist to carry out mitigation measures listed in the Arborist Report and any future report addenda to ensure trees are sufficiently protected from development activities during construction. The retained arborist must be on site during any construction activities taking place within the drip lines of significant trees. 5. The applicant shall submit an updated geotechnical report and Technical Information Report with the civil construction permit application that provide detail on the grading proposal and to clarify the amount of earth materials that will be cut and filled on the project site, for review and approval by the Current Planning Project Manager. 6. The applicant shall submit updated plans that reflect dedication of a public alley along the south end of the project at the time of civil construction permit application for review and approval by the Current Planning Project Manager. 7. The applicant shall submit updated plans showing pedestrian curb bulb -outs on Aberdeen Ave NE and NE 28th St at the time of civil construction permit application for review and approval by the Current Planning Project Manager. 8. The applicant shall retain and protect the four (4) significant street trees identified within the public right- of-way along Aberdeen Ave NE, unless otherwise permitted for removal by the Current Planning Project Manager prior to Civil Construction Permit issuance. If any street trees identified to be retained for compliance with Civil Construction Permit approval are damaged, removed, d estroyed, cut, or broken by construction activities without prior written approval from the City, the applicant shall construct full code - required street improvements along the section of Aberdeen Ave NE abutting the site. If street trees are injured or declining in health in a manner that necessitates removal within the 2 -year maintenance period following Short Plat recording, and the quantities of street tree removal is found to defeat the intended purpose of the modification approval as determined by the Current Planning Project Manager, the applicant shall construct full street improvements along the section of Aberdeen Ave NE abutting the site. The applicant shall submit a surety device for construction of the frontage improvements along Aberdeen Ave NE prior to Short Plat recording. 9. The applicant shall submit an updated geotechnical report or memo that addresses the specific short plat proposal and analyzes the feasibility of the proposed infiltration methods for the project, for review and approval by the Current Planning Project Manager at the time of civil construction permit application. DocuSign Envelope ID: 161A4F20-D494-466C-B2E0-C93C3D6DC51E City of Renton Department of Community & Economic Development Aberdeen Ave 2-Lot Short Plat Administrative Report & Decision LUA21-000383 SHPL-A, MOD Report of July 14, 2022 Page 21 of 22 D_Aberdeen Ave 2 Lot Short Plat_v1 10. The applicant shall submit updated plans that follow all recommendations as set forth by the submitted geotechnical report, and all future addenda and memos related to the proposal, for review and approval by the Current Planning Project Manager at the time of civil construction permit application. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Vanessa Dolbee Planning Director Date TRANSMITTED on July 14, 2022 to the Owner/Applicant/Contact: Owner: Applicant: Contact: Balraj Mangat 2732 Aberdeen Ave NE Renton, WA 98056 Inderjit Mangat, Quality Homes P.O. Box 6058 Kent, WA 98064 Dean Furr, Furr Engineering 4715 142dn Pl. SW #B Edmonds, WA 98026 TRANSMITTED on July 14, 2022 to the Parties of Record: Janice Bee, Furr Engineering 4715 142dn Pl. SW #B Edmonds, WA 98026 Brad Nicholson 2823 Dayton Ave NE Renton, WA 98056 Justin Hoover robinandjustin@hotmail.com Mr. Tyler Rentonvia206@outlook.com TRANSMITTED on July 14, 2022 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Director Amanda Askren, Property Services and Acting Economic Development Director 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 July 28, 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. DocuSign Envelope ID: 161A4F20-D494-466C-B2E0-C93C3D6DC51E 7/14/2022 | 1:01 PM PDT City of Renton Department of Community & Economic Development Aberdeen Ave 2-Lot Short Plat Administrative Report & Decision LUA21-000383 SHPL-A, MOD Report of July 14, 2022 Page 22 of 22 D_Aberdeen Ave 2 Lot Short Plat_v1 EXPIRATION: The Administrative Short Plat decision will expire five (5) years from the date of decision. A single one (1)-year extension may be requested pursuant to RMC 4-7-070.M. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. DocuSign Envelope ID: 161A4F20-D494-466C-B2E0-C93C3D6DC51E CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Aberdeen Ave 2-Lot Short Plat Land Use File Number: LUA21-000383 SHPL-A, MOD Date of Report July 14, 2022 Staff Contact Brittany Gillia Associate Planner Project Contact/Applicant Dean Furr Furr Engineering 4715 142nd Pl SW # B, Edmonds WA 98026 Project Location 2732 Aberdeen Ave NE, Renton WA 98056 The following exhibits are included with the Administrative report: Exhibit 1: Administrative Decision Exhibit 2: Preliminary Short Plat Map Exhibit 3: Public Comment Letters and Staff Response Exhibit 4: Conceptual Landscape Plan prepared by Furr Engineering Services, dated April 15, 2021 Exhibit 5: Arborist Report prepared by Layton Tree Consulting LLC, dated October 1, 2021 Exhibit 6: Conceptual Grading and Drainage plan prepared by Furr Engineering Services , dated April 21, 2021 Exhibit 7: Geotechnical Report prepared by Phil Haberman of Cobalt Geosciences, LLC dated January 8, 2019 Exhibit 8: Transportation Concurrency Memo Exhibit 9: Modification Request Exhibit 10: Drainage Technical Information Report (TIR) prepared by Furr Engineering Services dated July 7, 2021 Exhibit 11: Advisory Notes DocuSign Envelope ID: 161A4F20-D494-466C-B2E0-C93C3D6DC51E