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Home My WebLink AboutEx.04_D_HEX_Decision_Canopy_PrePudPlat_201120EXHIBIT 4 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 October 1, 2020 Mr. Phil Olbrechts Hearing Examiner City of Renton 1055 S Grady Way Renton, WA SUBJECT: Request for Reconsideration File LUA19-000223, PUD, PP, VA-H; Canopy PUD/Preliminary Plat 4196 Lincoln Ave NE, Renton, WA 98033 Dear Mr. Examiner: As the City’s Project Manager for the Canopy Planned Urban Development (PUD) and Preliminary Plat land use application, please accept the following request for reconsideration to the September 18, 2020 decision. The reconsideration request is limited to Condition #3 which states, in part, “The applicant shall submit a revised site plan with home floor plans and exterior elevations with the civil construction permit application that incorporates 12-foot front yard setbacks (emphasis added) for alley loaded Lots 48-55.” The City respectively requests the condition be reconsidered to apply the staff recommended front yard setback of 15-feet thereby removing the 12-foot front yard setback from the PUD modification table on page 7 of the Hearing Examiner’s Decision. Renton Municipal Code (RMC) 4-2-110A ‘Development Standards for Residential Zoning Designation (Primary Structures)’ requires 15-foot front yard setbacks for alley loaded Residential-8 (R-8) zoned lots. Additionally, the development standards limit primary structure height to a 24-foot wall plate and two (2) stories. As shown on Exhibit 3 Site Plan, Exhibit 23 Architectural Streetscape Plan, Exhibit 24 Color Architectural Elevations, Exhibit 33 Floor Plans, the proposed homes are setback less than 15-feet (except Lot 53) and the homes exceed the height limitations of the zone. The PUD regulations allow the City to modify noted development regulations set forth in RMC 4-9-150D in exchange for public benefit(s) and superior design outcomes that would not occur without a Planned Urban Development, however the City is not obligated to approve every applicant modification request, but instead staff considers the impact of the modifications related to abutting and adjacent properties, whether the modifications are aligned and consistent with similar types of development in similar zoning districts, and if the combined impact of the changes to the regulations would result in a project of superior design. The applicant’s front yard setback reduction coupled with the increased height of the homes is not consistent with the scale of single-family residential development within the City’s R-8 zoning district nor does the combined modification request result in a superior design outcome. DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 Mr. Phil Olbrechts Page 2 of 3 October 1, 2020 The setback reduction and height of the structures is not consistent with other R-8 zoned neighborhoods in the City. The scale and setback is also not consistent with the other homes and lots within the Canopy subdivision itself. As shown on Exhibits 3 and 23, all of the homes along Road A are setback at least 15-feet, except Lot 48- 55, which were recommended to be conditioned to meet the 15-foot setback. Review of the PUD by City staff is not simply an evaluation of each modification absent the remainder of the project. Each modification requested is reviewed holistically to determine what creates a superior project design. In this case, staff’s recommended condition of approval to require a 15-foot setback for all lots from Road A is intended to ensure the outcome of the project as a whole meets the intent of the PUD regulations, results in a consistent neighborhood design, and is within the scale intended by the R-8 zone. Homes across Road A are limited visually to single story. Staff is supportive of the increased heights for Lots 48- 55 however this is in conjunction with an R-8 compliant front yard setback. Staff finds the impacts of a three story home less than 15-feet from the sidewalk along a residential access street exceed what is typical within the City and does not result in a superior design then what could be developed under the standards of the R-8 zone. If the Hearing Examiner rules in favor of retaining the 12-foot front yard setback, the City requests a condition that the homes on Lot 48-55 comply with the R-8 height limitations of 24-foot wall plate and two (2) stories to better align with the scale of single-family residential development within the City’s R-8 zoning district. It should also be noted the footprint of the proposed home on Lot 53 meets the 15-foot front yard setback, as shown on Exhibit 3. During the hearing, the applicant disputed this statement by staff however as shown to the left, the footprint clearly meets the front yard setback requirement. If this is not the case as presented by the applicant during testimony, then the site plan that was reviewed by staff is not an accurate representation of what the applicant proposes to build. As stated by staff during the hearing, if Lot 53 is able to meet the front yard setback requirements of the R-8 zone, then the remaining lots within this block should be able to meet the front yard setback requirement. The applicant would need to revise floor plans and model of the homes to meet the setback, but this is what should occur during a preliminary plat application. The layout of the lots and streets are designed first and the homes are designed second to fit the constraints of the lot. The applicant has reversed this norm by designing the future home first regardless of the constraints of the lot resulting in the need for modifications. When evaluating a PUD and the associated modifications to the City’s regulations, staff balances the relaxation of development standards against the public benefit of the design. All parts work together to inform the design and recommendation of the project. One piece should not be removed or modified as it will change the balance that has been developed to create a project that is superior in design and provides a balanced public benefit. Therefore, staff requests that the Hearing Examiner look at the staff recommendation as a holistic evaluation of the project and not remove one part of the whole, as done with the revised Condition of Approval #3. Scaled 15' measurement from Exhibit 3 Site Plan DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 Mr. Phil Olbrechts Page 3 of 3 October 1, 2020 In closing, City staff requests reconsideration of Condition #3 for revised plans that provide the required R-8 zone 15-foot front yard setback for Lots 48-55 as indicated in the September 1, 2020 Staff Report to the Hearing Examiner. The setback provides consistency and continuity with other proposed homes in the subdivision and the R-8 zoning district as a whole. The front yard setbacks at 15-feet are one part of the whole project and should not be removed. Sincerely, Matt Herrera, AICP Senior Planner DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 October 13, 2020 Mr. Phil Olbrechts Hearing Examiner City of Renton 1055 S Grady Way Renton, WA SUBJECT: Reply to Reconsideration File LUA19-000223, PUD, PP, VA-H; Canopy PUD/Preliminary Plat 4196 Lincoln Ave NE, Renton, WA 98033 Dear Mr. Examiner: Please accept this reply to the Canopy applicant response related to the City’s October 1, 2020 reconsideration of the Planned Urban Development (PUD) and Preliminary Plat land use decision. As provided in the applicant’s response, the City and applicant have come to an agreement on a compromise for setbacks on Lots 48-55. The City respectively requests the Hearing Examiner revise Condition #3 (pg. 46) to read: “The applicant shall submit a revised site plan with home floor plans and exterior elevations with the civil construction permit application that incorporates 12-foot front yard setbacks for alley loaded Lots 49, 51, and 52 and 15-foot front yard setbacks for alley loaded Lots 48, 50, 53, 54, and 55. A reduction in rear yard setbacks and/or other modification to assist in meeting this condition may also be considered by the Current Planning Project Manager. The revised plans shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance.” Additionally, the City requests a revised Findings of Fact #3 in the PUD Modification Chart for RMC 4-2-110A (pg. 7) related to minimum front yard setbacks to read, in part: “Lots 49, 51, and 52: 12-feet” Sincerely, Matt Herrera, AICP Senior Planner DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 PRELIMINARY PLAT, PUD, VAR - 1 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE: Canopy PUD and Preliminary Plat Preliminary Plat, Preliminary Planned Unit Development and Critical Areas Variances LUA19-000223, PUD, PP, VA-H FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION UPON RECONSIDERATION Whereas, on October 1, 2020 the City of Renton requested reconsideration of the Final Decision issued for the above-captioned matter on September 18, 2020; and Whereas, the reconsideration request was limited to Condition 3; and Whereas, as a result of the reconsideration request the Applicant and City have come to agreement on revisions to Condition No. 3 along with a revision to Finding of Fact No. 3 to the Final Decision; and Whereas, the agreed upon revisions are found to be consistent with City development standards, Now, Therefore, Pursuant to agreement of the parties, Condition No. 3 of the Final Decision is replaced with the following: The applicant shall submit a revised site plan with home floor plans and exterior elevations with the civil construction permit application that incorporates 12-foot front yard setbacks for alley loaded Lots 49, 51, and 52 and 15-foot front yard setbacks for alley loaded Lots 48, 50, 53, 54, and 55. A reduction in rear yard setbacks and/or other modification to assist in meeting this condition may also be considered by the DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 PRELIMINARY PLAT, PUD, VAR - 2 Current Planning Project Manager. The revised plans shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance Pursuant to agreement of the parties, the PUD Modification Chart for RMC 4-2-110A related to minimum front yard setbacks is revised to read, in part to remove the language authorizing a 12 foot setback for Lots 48-55 and replacing it with the following: Lots 49, 51, and 52: 12-feet All remaining portions of the Final Decision are to remain unmodified. DATED this 2nd day of November 2020. City of Renton Hearing Examiner Appeal Right and Valuation Notices RMC 4-8-080(G) classifies the application(s) subject to this decision as Type III applications subject to closed record appeal to the City of Renton City Council. Appeals of the hearing examiner’s decision must be filed within fourteen (14) calendar days from the date of the decision. A request for reconsideration to the hearing examiner may also be filed within this 14 -day appeal period. Affected property owners may request a change in valuation for property tax purposes notwithstanding any program of revaluation. DocuSign Envelope ID: 0028C16D-8801-4F41-A71B-78B5181E27C9