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HomeMy WebLinkAboutD_Sohpie_Jo_Short_Plat_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Sohpie Jo_Short_Plat_FINAL A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: April 4, 2024 Project File Number: PR24-000024 Project Name: Sophie Jo Short Plat Land Use File Number: LUA24-000081, SHPL-A Project Manager: Jill Ding, Senior Planner Owner: Gerald and Marcia Schneider, 6510 Southcenter Blvd, Suite #1, Tukwila, WA 98188 Applicant: Zach Schneider, Schneider Homes, Inc., 6510 Southcenter Blvd, Suite #1, Tukwila, WA 98188 Contact: Carol Orr, ESM Consulting Engineers, LLC, 33400 8th Ave S, Suite 205, Federal Way, WA 98003 Project Location: 6XX S 21st St, Renton, WA 98055 (APN 7222000110) Project Summary: The applicant is requesting Preliminary Short Plat approval for the subdivision of an existing 22,085 square foot (0.51 acres) lot located within the Residential-8 (R-8) zone into three (3) lots and one (1) utility and access tract (Tract A). The proposed lots would have the following areas: Lot 1 would be 5,850 square feet, Lot 2 would be 6,040 square feet, and Lot 3 would be 5,939 square feet. Access to Lot 1 is proposed via a residential driveway off of Smithers Ave S and access to Lots 2 and 3 is proposed via a shared driveway (Tract A) off of S 21st St. A moderate coal mine hazard area is mapped on the project site. Site Area: 22,085 sq. ft. (0.51 acres) DocuSign Envelope ID: 00F8BDDF-49DF-427C-8CA2-D3053195ADB7 City of Renton Department of Community & Economic Development Sophie Jo Short Plat Administrative Report & Decision LUA24-000081, SHPL-A Report of April 4, 2024 Page 2 of 20 D_Sohpie Jo_Short_Plat_FINAL B. EXHIBITS: Exhibit 1: Administrative Decision Exhibit 2: Preliminary Short Plat Map Exhibit 3: Conceptual Civil Plan Set Exhibit 4: Geologic Assessment Report, prepared by Development Engineering, PLLC dated September 7, 2017 Exhibit 5: Mine Hazard Geologic Assessment, prepared by Development Engineering, PLLC (DE- Civil, PLLC dated December 28, 2023 Exhibit 6: Preliminary Technical Information Report (TIR), prepared by ESM Consulting Engineers dated February 28, 2024 Exhibit 7: Arborist Report, prepared by ABC Consulting Arborists, LLC dated December 12, 2023 Exhibit 8: Transportation Concurrency Exhibit 9: Advisory Notes C. GENERAL INFORMATION: 1. Owner(s) of Record: Gerald and Marcia Schneider 6510 Southcenter Blvd, Suite #1 Tukwila, WA 98188 2. Zoning Classification: Residential-8 (R-8) 3. Comprehensive Plan Land Use Designation: Residential Medium Density (MD) 4. Existing Site Use: Vacant 5. Critical Areas: A moderate coal mine hazard area is mapped on the project site. 6. Neighborhood Characteristics: a. North: Vacant/Puget Sound Energy Substation, R-8 zone and Residential Medium Density land use designation b. East: Single family residences, R-8 zone and Residential Medium Density land use designation c. South: Single family residences, R-8 zone and Residential Medium Density land use designation d. West: Single family residences, R-8 zone and Residential Medium Density land use designation 7. Site Area: 22,085 sq. ft. (0.51 acres) D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date DocuSign Envelope ID: 00F8BDDF-49DF-427C-8CA2-D3053195ADB7 City of Renton Department of Community & Economic Development Sophie Jo Short Plat Administrative Report & Decision LUA24-000081, SHPL-A Report of April 4, 2024 Page 3 of 20 D_Sohpie Jo_Short_Plat_FINAL Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Annexation (Talbot Hill) N/A 3316 05/23/1979 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: The project is within the City of Renton’s water service area in the West Talbot Hill 350 Pressure Zone. There is an existing dead-end 8-inch water main located on the north side of S 21st St that can deliver a maximum flow capacity of 1,250 GPM. There is an existing water main located on the east side of Smithers Ave S that transitions from 6-inch to 8-inch when abutting the site and can deliver a maximum flow capacity of 1,000 GPM. There are 2 existing hydrants within 300 feet of the property that are connected to dead-end 8-inch water mains with a total maximum flow rate of 1,250 GPM. b. Sewer: The project is within the City of Renton’s sanitary sewer service area. There is an 8-inch gravity wastewater main located in S 21st St. There is an 8-inch gravity wastewater main located in Smithers Ave S. There is one existing 6” PVC sewer stub serving the western portion of the site. This stub connects to the main in Smithers Ave S. c. Surface/Storm Water: There is an existing stormwater ditch that occupies a majority of the property frontage. 2. Streets: The proposed development fronts S 21st St along the northern property line. S 21st St is classified as a neighborhood collector arterial street with an existing right of way width of 80 feet. The proposed development fronts Smithers Ave S along the western property line. Smithers Ave S is classified as a residential access street with an existing right of way width of 30-feet. There are no existing frontage improvements. 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 DocuSign Envelope ID: 00F8BDDF-49DF-427C-8CA2-D3053195ADB7 City of Renton Department of Community & Economic Development Sophie Jo Short Plat Administrative Report & Decision LUA24-000081, SHPL-A Report of April 4, 2024 Page 4 of 20 D_Sohpie Jo_Short_Plat_FINAL 6. 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 6, 2024 and determined the application complete on March 7, 2024. The project complies with the 120-day review period. 2. The project site is located at 6XX S 21st St, Renton, WA 98055 (APN 7222000110). 3. The project site is currently vacant. 4. Access to Lot 1 is proposed via a residential driveway off of Smithers Ave S and access to Lots 2 and 3 is proposed via a shared driveway (Tract A) off of S 21st St. 5. The property is located within the Residential Medium Density (MD) Comprehensive Plan land use designation. 6. The site is located within the Residential-8 (R-8) zoning classification. 7. There are approximately twenty two (22) black cottonwood trees located on-site, none of the existing trees are proposed for retention. 8. The site is mapped with a moderate coal mine hazard area. 9. Approximately 850 cubic yards of material would be removed from the project site and 3,700 cubic yards of fill is proposed to be brought onto the project site. 10. The applicant is proposing to begin construction in summer of 2024. 11. No public or agency comments were received during the 14-day public comment period. 12. 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. 13. 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, DocuSign Envelope ID: 00F8BDDF-49DF-427C-8CA2-D3053195ADB7 City of Renton Department of Community & Economic Development Sophie Jo Short Plat Administrative Report & Decision LUA24-000081, SHPL-A Report of April 4, 2024 Page 5 of 20 D_Sohpie Jo_Short_Plat_FINAL • Development of new multi-family and mixed-use in the City Center and in the Residential High Density and Commercial Mixed-Use designations, and • Infill development on vacant and underutilized land in established neighborhoods and multi-family areas. ✓ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. ✓ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development. ✓ Policy L-48: Address privacy and quality of life for existing residents by considering scale and context in infill project design. 14. Zoning Development Standard Compliance: The site is classified Residential-8 (R-8) on the City’s Zoning Map. Development in the R-8 Zone is intended to create opportunities for new single-family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single-family neighborhoods. It is intended to accommodate uses that are compatible with and support a high-quality residential environment and add to a sense of community. The proposal is compliant with the following development standards, as outlined in RMC 4-2-110A, 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. All fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density which result in a fraction that is one-half (0.50) or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than one-half (0.50) shall be rounded down to the nearest whole number. Staff Comment: The project site has a gross site area of 22,085 square feet (0.51 acres). After the deduction of 1,281 square feet for right-of-way (ROW) dedication and 2,861 square feet of private access tract (Tract A), the project site would have a net area of 18,006 square feet or 0.41 acres. The proposal for three (3) lots on the 0.41 net acre site would result in a net density of 7.26 dwelling units per net acre, which is within the density range permitted in the R-8 zone. Compliant if condition of approval is met Lot Dimensions: The minimum lot size permitted in the R-8 zone is 5,000 sq. ft. A minimum lot width of 50 feet is required (60 feet for corner lots) and a minimum lot depth of 80 feet is required. The following table identifies the proposed dimensions for Lots 1-3 and parcel size for Tract A: Proposed Lot Parcel Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.) Lot 1 (corner lot) 5,850 75.92 80.00 Lot 2 (corner lot) 6,040 75.08 80.00 Lot 3 (corner lot) 5,939 73.82 80.00 DocuSign Envelope ID: 00F8BDDF-49DF-427C-8CA2-D3053195ADB7 City of Renton Department of Community & Economic Development Sophie Jo Short Plat Administrative Report & Decision LUA24-000081, SHPL-A Report of April 4, 2024 Page 6 of 20 D_Sohpie Jo_Short_Plat_FINAL Access /Stormwater Tract A 2,861 N/A N/A Staff Comment: The front yard of Lot 1 would be oriented to the west, facing Smithers Ave S; the front yard of Lot 2 would be oriented to the east, facing the shared driveway tract (Tract A); and the front yard of Lot 3 would be oriented to the west, facing the shared driveway tract (Tract A). As per the yard orientations described above, all lots would be corner lots and would comply with the minimum lot size, width, and depth requirements of the R-8 zone. All proposed lots would have front yard areas oriented towards a public street or shared driveway. To ensure maintenance of all common improvements within the proposed short plat, staff recommends, as a condition of approval that all lots have a common undivided interest in proposed Tract A and that a maintenance agreement be established. A draft maintenance agreement for all common improvements shall be submitted at the time of Civil Construction Permit Review for the review and approval of the Development Engineering Plan Reviewer and Current Planning Project Manager. ✓ 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 25 feet. Corner lots required to have a front yard and a secondary front yard are relieved of the requirement to have a rear yard; in place of a rear yard setback, the side yard setback of the zone shall apply. Staff Comment: As shown on the preliminary short plat plan set (Exhibit 2), the proposed lots would provide adequate area for compliance with the required setback areas. Compliance with the setback requirements for the individual homes 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 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. DocuSign Envelope ID: 00F8BDDF-49DF-427C-8CA2-D3053195ADB7 City of Renton Department of Community & Economic Development Sophie Jo Short Plat Administrative Report & Decision LUA24-000081, SHPL-A Report of April 4, 2024 Page 7 of 20 D_Sohpie Jo_Short_Plat_FINAL 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. 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 shall be planted within planting strips pursuant to the following standards, provided there shall be a minimum of one street tree planted per lot. a. Trees shall be selected from the City’s Approved Street Tree List based on the width of the planting strip and the presence or lack of overhead 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. b. 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. c. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, streetlights, 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: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. 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 minimum of two trees are to be located in the front yard prior to final inspection for the new Single-Family Residence. Staff Comment: The Conceptual Civil Plan Set (Exhibit 3) included a Conceptual Landscape Plan. The Conceptual Landscape Plan includes the eight-foot (8’) wide street tree planting strip between the curb and sidewalk along Smithers Ave S and S 21st St. Littleleaf Linden and swamp white oak street trees are proposed within the planting strip. Both proposed street tree species are on the City’s approved Street Tree list. Ground cover within the street tree planting strip would include lilyturf, red creeping thyme, and blue fescue. The Conceptual Landscape Plan did not include a ten-foot (10’) wide onsite landscape strip along the Smithers Ave S and S 21st St frontages. Staff recommends, as a condition of approval, that a detailed landscape plan be submitted at the time of Construction Permit review. The detailed landscape plan shall include, but not be limited to, a ten- foot (10’) wide onsite landscape strip along the Smithers Ave S and S 21st St frontages. The onsite landscape strip shall be comprised of a mix of trees, shrubs, and ground cover. The plant species proposed shall be in the following order of preference: native DocuSign Envelope ID: 00F8BDDF-49DF-427C-8CA2-D3053195ADB7 City of Renton Department of Community & Economic Development Sophie Jo Short Plat Administrative Report & Decision LUA24-000081, SHPL-A Report of April 4, 2024 Page 8 of 20 D_Sohpie Jo_Short_Plat_FINAL coniferous trees; native deciduous trees; other native vegetation. The detailed landscape plan shall be submitted to the Current Planning Project Manager for review and approval prior to the issuance of a Construction Permit. The submitted landscape plan did not include landscape details for the proposed storm drainage facility. There is not sufficient room within Tract A for the required fifteen-foot (15’) wide landscape buffer around the stormwater facility. However, there appears to be room for plantings along the north side of the facility (facing S 21st St) and the south side of the facility. Staff recommends, as a condition of approval, that the detailed landscape plan, include a detailed planting plan for the stormwater facility. The landscape buffer along the south side of the facility shall be vegetated with native evergreen trees and the landscape buffer along the north side of the facility shall be vegetated with plantings that are consistent with the plantings approved for the ten- foot (10’) onsite landscape strip, unless otherwise approved by the Current Planning Project Manager. 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. Tree credit requirements shall apply at a minimum rate of 30 credits per net acre. 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. 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. Staff Comment: An Arborist Report, prepared by ABC Consulting Arborists LLC, dated December 12, 2023 (Exhibit 7) and a Conceptual Landscape Plan (Exhibit 3) were submitted with the project application. According to the submitted report, 24 trees were inventoried for the proposed project, two (2) of these trees were located within the public right-of-way, and eight (8) trees were identified as high-risk trees leaving 14 viable significant trees on the project site. Based on the City’s thirty percent (30%) tree retention requirements, a total of four (4) trees would be required to be retained or replaced. All of the trees onsite are black cottonwood trees, and all trees are proposed for removal. Replacement planting in lieu of minimum tree retention may be granted for situations where: (a) There are special circumstances related to the size, shape, topography, location, or surroundings of the subject property; or (b) The strict application of the code would prevent reasonable use of property; or DocuSign Envelope ID: 00F8BDDF-49DF-427C-8CA2-D3053195ADB7 City of Renton Department of Community & Economic Development Sophie Jo Short Plat Administrative Report & Decision LUA24-000081, SHPL-A Report of April 4, 2024 Page 9 of 20 D_Sohpie Jo_Short_Plat_FINAL (c) The strict application of the code would prevent compliance with minimum density requirements of the zone; or (d) The project is a short plat with four (4) or fewer lots. As all the existing onsite trees are priority three - black cottonwood trees, which are not trees that are likely to remain viable as a result of construction activities and the proposal is a short plat with four (4) or fewer lots; the proposal to remove all onsite trees and to mitigate for the removal with the replanting of trees according to rates established in the City’s adopted Tree Retention and Land Clearing Regulations is acceptable. In accordance with RMC 4-4-130H.1.b.v, trees 6 & 12 both measure 19 inches in diameter at breast height (dbh) and would be assigned a credit value of 8 credits for each tree. Trees 15 & 16 both measure 23 inches dbh and would be assigned a credit value of 9 credits for each tree. A total of 34 replacement credits would be required for the removal of the existing trees. The project site has a gross site area of 22,085 square feet (0.51 acres). After the deduction of 1,218 square feet for row dedication, the project site would have a net area of 20,867 square feet or 0.48 acres. Based on a net developable area of 0.48 acres, a total of 14 tree credits would be required on the project site (0.48 acres * 30 tree credits/ac = 14.4 tree credits). To comply with the tree replacement and tree credit requirements, a total of 48 tree credits are required to be planted on the project site. The planting of all replacement trees or supplemental trees shall be prioritized within tree protection tract(s) or tree protection easement(s), when applicable, to the maximum extent feasible to provide for adequate tree growth and heath. As shown on the submitted conceptual landscape plan (Exhibit 3), to meet the tree credit requirements, the applicant is proposing to plant the following trees on the project site: three (3) swamp white oak trees which are large species of tree with a credit value of 2 credits per tree; three (3) littleaf linden trees which are a large species of tree with a credit value of 2 credits per tree; two (2) western red cedar trees which are a large species of tree with a credit value of 2 credits per tree; and three (3) shore pine trees which are a medium species of tree with a credit value of 1 credit per tree. A total of 17 tree credits are proposed to be planted on the project site, which is less than the 48 tree credits that are required. In addition, none of t he trees proposed to be planted would be planted within a tree protection tract or easement. The preferred location for a tree protection easement would be along the south property line to provide a buffer between the new residences and the existing neighboring residences. Therefore, staff recommends, as a condition of approval, that a final tree retention and replacement plan be submitted at the time of Civil Construction Permit review. The final tree retention and replacement plan shall include the planting of an additional 31 tree credits to satisfy the 48 required tree credits on the project site. The short plat layout shall be revised to include a tree protection easement. The preferred location of the tree protection easement would be along the south property line unless otherwise approved by the Current Planning Project Manager. All trees proposed to satisfy the tree credits requirements shall be planted within the tree protection easement. The final tree retention and replacement plan shall be reviewed and approved by the Current Planning Project Manager. Alternatively, if it is determined by the Current Planning Project Manager that it is infeasible to replace or supplement trees on the site, payment into the City’s Urban Forestry Program fund may be approved in accordance with RMC 4-4-130H.1.f. DocuSign Envelope ID: 00F8BDDF-49DF-427C-8CA2-D3053195ADB7 City of Renton Department of Community & Economic Development Sophie Jo Short Plat Administrative Report & Decision LUA24-000081, SHPL-A Report of April 4, 2024 Page 10 of 20 D_Sohpie Jo_Short_Plat_FINAL The City shall require permanent fencing of any tree protection tract or easement. This shall be accomplished by installing a wood, split-rail fence with applicable signage. Staff recommends, as a condition of approval, that a fencing and signage detail be provided at the time of Civil Construction Permit review for review and approval by the Current Planning Project Manager. Fencing and signage shall be installed prior to the recording of the short plat. ✓ 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: The proposed lots include adequate area to provide the required two (2) parking spaces per dwelling unit. 15. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-8 zone. The Standards implement policies established in the Land Use Element of the Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to approval of the subdivision. Compliance with Residential Design Standards would be verified prior to issuance of the building permit for the new single-family homes. The proposal is consistent with the following design standards, unless noted otherwise: Compliance Design Standards R-8 and Analysis N/A Lot Configuration: One of the following is required of preliminary plat applications: 1. Lot width variation of 10 feet (10’) minimum of one per four (4) abutting street- fronting lots, or 2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square feet size difference) for street-fronting lots, or 3. A front yard setback variation of at least five feet (5’) minimum for at least every four (4) abutting street fronting lots. Staff Comment: Not applicable, as the proposal is a short plat. ✓ Lots shall be configured to achieve both of the following: 1. The location of stormwater infiltration LID facilities is optimized, consistent with the Surface Water Design Manual. Building and property line setbacks are specified in the Surface Water Design Manual for infiltration facilities. 2. Soils with good infiltration potential for stormwater management are preserved to the maximum extent practicable as defined by the Surface Water Design Manual. Staff Comment: See additional drainage discussion below under FOF 18. DocuSign Envelope ID: 00F8BDDF-49DF-427C-8CA2-D3053195ADB7 City of Renton Department of Community & Economic Development Sophie Jo Short Plat Administrative Report & Decision LUA24-000081, SHPL-A Report of April 4, 2024 Page 11 of 20 D_Sohpie Jo_Short_Plat_FINAL 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. Compliant if condition of approval is met Primary Entry: The entry shall include a porch or stoop with a minimum depth of five feet (5') and minimum height of twelve inches (12") above grade. Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. Staff Comment: The front of the new homes on Lots 2 and 3 should be oriented to the public right-of-way (S 21st St). Staff recommends, as a condition of approval, that a note be recorded on the face of the short plat stating that the primary entrances for the homes to be constructed on Lots 2 and 3 shall be required to be oriented to the north towards S 21st St. Compliant if condition of approval is met 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: The new homes on proposed Lots 2 and 3 would have two “front” facing facades, on along S 21st St and the other along the shared driveway tract (Tract A). Staff recommends, as a condition of approval that the façades of the new homes on Lots 2 and 3 facing S 21st St and the shared driveway tract (Tract A) include an offset of at least one story that is at least ten feet (10') wide and two feet (2') in depth on the facade, or at least a two feet (2') offset of second story from first story. Building elevations showing the façade treatment shall be submitted at the time of Building Permit review for review and approval by the Current Planning Project Manager. DocuSign Envelope ID: 00F8BDDF-49DF-427C-8CA2-D3053195ADB7 City of Renton Department of Community & Economic Development Sophie Jo Short Plat Administrative Report & Decision LUA24-000081, SHPL-A Report of April 4, 2024 Page 12 of 20 D_Sohpie Jo_Short_Plat_FINAL 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. 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: DocuSign Envelope ID: 00F8BDDF-49DF-427C-8CA2-D3053195ADB7 City of Renton Department of Community & Economic Development Sophie Jo Short Plat Administrative Report & Decision LUA24-000081, SHPL-A Report of April 4, 2024 Page 13 of 20 D_Sohpie Jo_Short_Plat_FINAL 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. 16. 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: 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. Staff Comment: A moderate coal mine hazard area is mapped on the western portion of the project site. The applicant submitted a Mine Hazard Geotechnical Letter, prepared by DE-Civil, PLLC, dated December 28, 2023 (Exhibit 5) with the application materials. According to the submitted report, the nearest mapped mine is the “Old Patton Mine” which shows in two (2) different locations on the three (3) available maps. Exhibit 5 included map attachments, showing the mine locations, two (2) of the maps included K-32A & B show the mine north of the Patton Syncline while the third map K- 33A shows the mine south of the Patton Syncline and very near the project site limits. No information was available for the Old Patton Mine in terms of depth or other activity. The submitted report (Exhibit 5) states that these mines were likely active prior to the early 1900’s and were likely several hundred feet below the surface. The report (Exhibit 5) concludes that the mine hazard area risk does not exist on or within 300 feet of the site. The report notes that while historical maps indicate that there is evidence of historical mining activity near the property, no surface evidence of subsidence or other failures related to the mining activities were observed onsite during the field reconnaissance. 17. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: Compliance Subdivision Regulations and Analysis Compliant if condition of approval is met Access: Each lot must have access to a public street or road. Access may be by a shared driveway per the requirements of RMC 4-6-060 Street Standards. Alley access is the preferred street pattern in the R-8 zone. 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'). DocuSign Envelope ID: 00F8BDDF-49DF-427C-8CA2-D3053195ADB7 City of Renton Department of Community & Economic Development Sophie Jo Short Plat Administrative Report & Decision LUA24-000081, SHPL-A Report of April 4, 2024 Page 14 of 20 D_Sohpie Jo_Short_Plat_FINAL Staff Comment: Access to proposed Lot 1 is proposed via a residential driveway off of Smithers Ave S, and access to Lots 2 and 3 is proposed off of the shared driveway tract (Tract A). Staff recommends, as a condition of approval that a note be recorded on the face of the short plat that states that access to Lots 2 and 3 shall be provided via the shared driveway tract (Tract A). Alley access is the preferred street pattern in the R-8 zone, except when there are environmental constraints, which would prevent alley access. Due to the dimensions of the lot, it is determined that alley access to the proposed lots would not be feasible. N/A Blocks: Blocks shall be deep enough to allow two (2) tiers of lots. Staff Comment: Not applicable, no blocks are proposed. Projects are exempt from block depth regulation when the location and extent of environmental constraints prevent a standard plat land configuration. ✓ Lots: The size, shape, orientation, and arrangement of the proposed lots comply with the requirements of the Subdivision Regulations and the Development Standards of the R-8 zone and allow for reasonable infill of developable land. All of the proposed lots shall meet the requirements for minimum lot size, depth, and width. Width between side lot lines at their foremost points (i.e., the points where the side lot lines intersect with the street right-of-way line) shall not be less than eighty percent (80%) of the required lot width except in the cases of (1) pipestem lots (or flag lot), which shall have a minimum width of twenty feet (20') and (2) lots on a street curve or the turning circle of cul-de-sac (radial lots), which shall be a minimum of thirty five feet (35'). No residentially zoned lot shall have a depth-to-width ratio greater than four-to-one (4:1). Pipestem lots may be permitted for new plats to achieve the minimum density within the Zoning Code when there is no other feasible alternative to achieving the minimum density. Staff Comment: All proposed lots would comply with the minimum area and dimensional standards of the R-8 zone (see FOF 14). The lots are rectangular in shape and the front yard area of Lot 1 would be oriented to the west towards Smithers Ave S, the front yard area of Lot 2 would be oriented to the east towards Tract A and the front yard area of Lot 2 would be oriented to the west towards Tract A. As previously conditioned above (see FOF 15), the primary entrances of the new residences to be constructed on Lots 2 and 3 would be oriented to the north towards S 21st St. ✓ 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 development fronts Smithers Ave S along the western property line. Smithers Ave S is classified as a residential access street with an existing right-of-way (ROW) width of 30 feet. Existing improvements include a paved roadway of approximately 18 feet (9 feet from centerline) with the remainder unimproved. To meet the City’s complete street standards for Residential Access streets, a minimum ROW of 53 feet is required. Per city street standard code 4-6-060, minimum half street improvements shall include a pavement width of 26 feet (13 feet from centerline), a 0.5 foot wide curb, an 8 foot wide planting strip, a 5 foot wide sidewalk, street trees and DocuSign Envelope ID: 00F8BDDF-49DF-427C-8CA2-D3053195ADB7 City of Renton Department of Community & Economic Development Sophie Jo Short Plat Administrative Report & Decision LUA24-000081, SHPL-A Report of April 4, 2024 Page 15 of 20 D_Sohpie Jo_Short_Plat_FINAL storm drainage improvements. Dedication of approximately 11.5 feet is required pending final survey. As required by RMC 4-6-060C, the applicant would construct half- street improvements along Smither Ave S. S 21st St is classified as a Neighborhood Collector Arterial street. Existing ROW width is 80 feet per the King County Assessors Map. Existing improvements include a paved roadway ranging from approximately 39 to 44 feet in width, with the remainder unimproved. To meet the City’s complete street standards for Neighborhood Collector Arterial streets, a minimum ROW of 83 feet is required. Per city street standard code 4- 6-060, minimum half street improvements shall include a paved roadway width of 30 feet (15 feet from centerline), with a paved 8-foot-wide parking lane, a 0.5-foot-wide curb, an 8-foot-wide planting strip, an 8-foot-wide sidewalk, street trees and storm drainage improvements. Dedication of approximately 1.5 feet is required pending final survey. The proposal was evaluated for compliance with Transportation Concurrency and it was determined that the proposed short plat passed the Transportation Concurrency Test (Exhibit 8). Each new lot is subject to a transportation impact fee. The 2024 transportation impact fee is $12,208.54 per single- family home. Assessed fees for the future home would be based on the City of Renton Fee Schedule at the time of building permit issuance. This fee is paid at the time of building permit issuance. ✓ Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: As previously discuss, the proposed lots would comply with the minimum area and dimensional requirements of the R-8 zone, all lots would front on a public street and would be compatible with other single-family development in the surrounding area. 18. 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 $829.77 per single-family unit. The fee in effect at the time of building permit issuance will be required. ✓ Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Talbot Hill Elementary, Dimmitt Middle School and Renton High School. Any new elementary school students from the development would walk to school along the following route: students would south along the existing sidewalk or shoulder along Smithers Ave S to S 23rd St where they would cross the street utilizing the sidewalk and walk to the west along the existing sidewalk to the elementary school. The elementary school is approximately 0.15 miles from the project site. Any new middle and high school students from the proposed development would be bussed to their school. The bus stop is located at the intersection of Talbot Rd S and S 19th St, approximately 0.2 miles from the project site. Students would walk north along DocuSign Envelope ID: 00F8BDDF-49DF-427C-8CA2-D3053195ADB7 City of Renton Department of Community & Economic Development Sophie Jo Short Plat Administrative Report & Decision LUA24-000081, SHPL-A Report of April 4, 2024 Page 16 of 20 D_Sohpie Jo_Short_Plat_FINAL the existing shoulder of Smithers Ave S, west along the existing shoulder along S 20 th Pl, and then north along the existing shoulder and sidewalk along Talbot Rd S to the bus stop at the intersection of Talbot Rd S and S St. The proposed project includes the installation of frontage improvements along the Smithers Ave S and S 21st St frontages, including sidewalks. There would be a safe walking route to school or to the bus stop for any new students via sidewalks and or paved shoulders along the roadways. A School Impact Fee, based on new single-family lots, will be required in order to mitigate the proposal’s potential impacts to the Renton School District. The fee is payable to the City as specified by the Renton Municipal Code. Currently the fee is assessed at $2,911.00 (plus a 5% surcharge fee) per single-family residence however the fee in effect at the time of building permit issuance wwould be required. ✓ Parks: A Park Impact Fee would be required for the future houses. The current Park Impact Fee is $3,276.44 however the fee in effect at the time of building permit issuance will be required. ✓ Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: A Preliminary Drainage Plan included in the conceptual civil plan set (Exhibit 3), Preliminary Technical Information Report (TIR) (Exhibit 6), prepared by ESM Consulting Engineers, dated February 28, 2024, and a geotechnical report (Exhibit 4) dated September 7, 2017, prepared by Development Engineering, PLLC were included with the project application materials. According to the geotechnical report the soils onsite would not support the use of infiltration facilities for surface water management. Based on the submitted report, the applicant is proposing an underground storm drainage vault to mitigate for surface water runoff generated by the proposed development. The proposed project would be subject to the 2022 City of Renton Surface Water Design Manual (RSWDM). The site falls within the Flow Control Duration Standard Matching Forested Site Conditions. The site falls within the Black River drainage basin and Rolling Hills Creek sub basin. All projects that add more than 5,000 square feet of pollution generating impervious surface (PGIS) that is not fully dispersed and less than 0.75 acre of pollution generating pervious surface that is not fully dispersed require water quality treatment. There is a 2024 system Development Charge of $2,300 per new single-family residence. SDC fees are payable at construction permit issuance (Exhibit 9). ✓ Water: The project site is within the City of Renton’s water service area in the West Talbot Hill 350 Pressure Zone. There is an existing dead-end 8-inch water main located on the north side of S 21st St that can deliver a maximum flow capacity of 1,250 GPM. There is an existing water main located on the east side of Smithers Ave S that transitions from 6-inch to 8-inch when abutting the site and can deliver a maximum flow capacity of 1,000 GPM. There are 2 existing hydrants within 300 feet of the property that are connected to dead-end 8-inch water mains with a total maximum flow rate of 1,250 GPM. There is inadequate separation between the proposed surface water main and the existing 6-inch water main in Smithers Ave S. The existing 6-inch water main will need to DocuSign Envelope ID: 00F8BDDF-49DF-427C-8CA2-D3053195ADB7 City of Renton Department of Community & Economic Development Sophie Jo Short Plat Administrative Report & Decision LUA24-000081, SHPL-A Report of April 4, 2024 Page 17 of 20 D_Sohpie Jo_Short_Plat_FINAL be relocated to meet separation requirements and upsized to an 8-inch pipe where replaced, approximately 110-feet. Installation of a separate water service (minimum 1-inch) and meter for each new single- family residence is required. The development is subject to applicable water system development charges (SDC). Fees will be charged based on the rate at the time of construction permit issuance. The current water SDC fee is $4,850.00 per 1-inch meter. ✓ Sanitary Sewer: The project is within the City of Renton’s sanitary sewer service area. There is an 8-inch gravity wastewater main located in S 21st St. There is an 8-inch gravity wastewater main located in Smithers Ave S. There is one existing 6” PVC sewer stub serving the western portion of the site. This stub connects to the main in Smithers Ave S. A separate sewer stub will be required for each new lot off the existing sewer main. All new stubs shall be a minimum of six-inches (6”). All stubs shall flow by gravity to the main at a minimum slope of 2%. The development is subject to applicable wastewater system development charges (SDC) based on the size of the new domestic water to serve the project. Fees will be charged based on the rate at the time of construction permit issuance. SDC fee for a 1-inch meter is $3,650.00 per meter. 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 project complies with all advisory notes and conditions of approval contained herein, see FOF 17. 7. There are safe walking routes to the school bus stop, see FOF 18. 8. There are adequate public services and facilities to accommodate the proposed short plat, see FOF 18. 9. Key features which are integral to this project include an underground stormwater detention vault and a shared driveway tract for Lots 2 and 3. DocuSign Envelope ID: 00F8BDDF-49DF-427C-8CA2-D3053195ADB7 City of Renton Department of Community & Economic Development Sophie Jo Short Plat Administrative Report & Decision LUA24-000081, SHPL-A Report of April 4, 2024 Page 18 of 20 D_Sohpie Jo_Short_Plat_FINAL J. DECISION: The Sophie Jo Short Plat, File No. LUA24-000081, SHPL-A, as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. All lots shall have a common undivided interest in proposed Tract A and a maintenance agreement shall be established. A draft maintenance agreement for all common improvements shall be submitted at the time of Construction Permit Review for the review and approval of the Development Engineering Plan Reviewer and Current Planning Project Manager. 2. A detailed landscape plan shall be submitted at the time of Construction Permit review. The detailed landscape plan shall include, but not be limited to a ten-foot (10’) wide onsite landscape strip along the Smithers Ave S and S 21st St frontages. The onsite landscape strip shall be comprised of a mix of trees, shrubs, and ground cover. The plant species proposed shall be in the following order of preference: native coniferous trees; native deciduous trees; other native vegetation. The detailed landscape plan shall be submitted to the Current Planning Project Manager for review and approval prior to the issuance of a Construction Permit. 3. The detailed landscape plan shall include a detailed planting plan for the stormwater facility. The landscape buffer along the south side of the facility shall be vegetated with native evergreen trees and the landscape buffer along the north side of the facility shall be vegetated with plantings that are consistent with the plantings approved for the ten-foot (10’) onsite landscape strip, unless otherwise approved by the Current Planning Project Manager. 4. A final tree retention and replacement plan be submitted at the time of Civil Construction Permit review. The final tree retention and replacement plan shall include the planting of an additional 31 tree credits to satisfy the 48 required tree credits on the project site. The short plat layout shall be revised to include a tree protection easement. The preferred location of the tree protection easement would be along the south property line unless otherwise approved by the Current Planning Project Manager. All trees proposed to satisfy the tree credits requirements shall be planted within the tree protection easement. The final tree retention and replacement plan shall be reviewed and approved by the Current Planning Project Manager. Alternatively, if it is determined by the Current Planning Project Manager that it is infeasible to replace or supplement trees on the site, payment into the City’s Urban Forestry Program fund may be approved in accordance with RMC 4-4-130H.1.f. 5. A fencing and signage detail shall be provided at the time of Construction Permit review for review and approval by the Current Planning Project Manager. Fencing and signage shall be installed prior to the recording of the short plat. 6. A note shall be recorded on the face of the short plat stating that the primary entrances for the homes to be constructed on Lots 2 and 3 shall be required to be oriented to the north towards S 21st St. 7. The façades of the new homes on Lots 2 and 3 facing S 21st St and the shared driveway tract (Tract A) shall include an offset of at least one story that is at least ten feet (10') wide and two feet (2') in depth on the facade, or at least a two feet (2') offset of second story from first story. Building elevations showing the façade treatment shall be submitted at the time of Building Permit review for review and approval by the Current Planning Project Manager. 8. A note shall be recorded on the face of the short plat that states that access to Lots 2 and 3 shall be provided via the shared driveway tract (Tract A). DocuSign Envelope ID: 00F8BDDF-49DF-427C-8CA2-D3053195ADB7 City of Renton Department of Community & Economic Development Sophie Jo Short Plat Administrative Report & Decision LUA24-000081, SHPL-A Report of April 4, 2024 Page 19 of 20 D_Sohpie Jo_Short_Plat_FINAL DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Matthew Herrera, Planning Director Date TRANSMITTED on April 4, 2024 to the Owner/Applicant/Contact: Owner: Applicant: Contact: Gerald and Marcia Schneider 6510 Southcenter Blvd, Suite #1 Tukwila, WA 98188 Zach Schneider Schneider Homes, Inc. 6510 Southcenter Blvd, Suite #1 Tukwila, WA 98188 Carol Orr ESM Consulting Engineers, LLC 33400 8th Ave S, Suite 205 Federal Way, WA 98003 TRANSMITTED on April 4, 2024 to the Parties of Record: No Parties of Record. TRANSMITTED on April 4, 2024 to the following: Brianne Bannwarth, Interim CED Administrator Justin Johnson, Acting Development Engineering Director Gina Estep, Economic Development Director Clark Close, Current Planning Manager Nate Janders, Development Engineering 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 April 18, 2024. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). 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. The appeal submitted in person may be paid on the first floor in our Finance Department. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and additional information regarding the appeal process may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov. EXPIRATION: The Administrative Short Plat decision will expire five (5) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-7-070.M. 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. DocuSign Envelope ID: 00F8BDDF-49DF-427C-8CA2-D3053195ADB7 4/4/2024 | 4:39 PM PDT City of Renton Department of Community & Economic Development Sophie Jo Short Plat Administrative Report & Decision LUA24-000081, SHPL-A Report of April 4, 2024 Page 20 of 20 D_Sohpie Jo_Short_Plat_FINAL 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: 00F8BDDF-49DF-427C-8CA2-D3053195ADB7 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Sophie Jo Short Plat Land Use File Number: LUA24-000081, SHPL-A Date of Report April 4, 2024 Staff Contact Jill Ding Senior Planner Project Contact/Applicant Carol Orr ESM Consulting Engineers, LLC 33400 8th Ave S, Suite 205, Federal Way, WA 98003 Project Location 6XX S 21st St, Renton, WA 98055 (APN 7222000110) The following exhibits are included with the Administrative report: Exhibit 1: Administrative Decision Exhibit 2: Preliminary Short Plat Map Exhibit 3: Conceptual Civil Plan Set Exhibit 4: Geologic Assessment Report, prepared by Development Engineering, PLLC dated September 7, 2017 Exhibit 5: Mine Hazard Geologic Assessment, prepared by Development Engineering, PLLC (DE-Civil, PLLC) dated December 28, 2023 Exhibit 6: Preliminary Technical Information Report (TIR), prepared by ESM Consulting Engineers dated February 28, 2024 Exhibit 7: Arborist Report, prepared by ABC Consulting Arborists, LLC dated December 12, 2023 Exhibit 8: Transportation Concurrency Exhibit 9: Advisory Notes DocuSign Envelope ID: 00F8BDDF-49DF-427C-8CA2-D3053195ADB7