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HomeMy WebLinkAboutD_BonsaiEstates_PSP_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_BonsaiEstates_PSP_FINAL A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: May 22, 2024 Project File Number: PR24-000026 Project Name: Bonsai Estates Subdivision Land Use File Number: LUA24-000092, SPHL-A, MOD Project Manager: Andrew Van Gordon, Associate Planner Owner/Applicant: Juan Carlos, P.O. Box 18211, Seattle, WA 98118 Contact: James Howton, 4621 123rd Ave SE, Bellevue, WA 98006 Project Location: 12816 156th Ave SE, Renton, WA 98059 (APNs 366450-0170 & -0175) Project Summary: The applicant is requesting preliminary short plat and street modification approval to subdivide a property into three (3) residential lots and one (1) tract intended for stormwater and tree retention. The project site is located at 12816 156th Ave SE (APNs 366450-0170 and -0175) and totals approximately 46,483 square feet (1.07 acres) in area. It is zoned Residential-4 (R-4). The proposed residential lots range in size from 9,516 square feet to 9,524 square feet. Tract A is a proposed 9,683 square foot stormwater tract. The applicant is requesting a street modification to incorporate bike lanes on 156th Ave SE to meet standards from the adopted Renton Trails and Bicycle Master Plan. No critical areas were identified on the subject property. Site Area: 1.07 acres DocuSign Envelope ID: 0B4384F5-51DD-4454-AC2C-565190793C8B City of Renton Department of Community & Economic Development Bonsai Estates Subdivision Administrative Report & Decision LUA24-000092, SPHL-A, MOD Report of May 22, 2024 Page 2 of 22 D_BonsaiEstates_PSP_FINAL B. EXHIBITS: Exhibit 1: Administrative Decision Exhibit 2: Site Plan Exhibit 3: Landscape Plan Exhibit 4: Tree Report, prepared by Varley Varley Varley dated August 18, 2023 (revised January 31, 2024 Exhibit 5: Conceptual Tree Retention Plan Exhibit 6: Density Worksheet Exhibit 7: King County Certificate of Water Availability dated September 11, 2023 Exhibit 8: Preliminary Storm and Grading Plan prepared by Encompass Engineering & Surveying, Inc. Exhibit 9: Preliminary Technical Information Report (TIR), prepared by Encompass Engineering & Surveying, Inc. dated January 9, 2024 Exhibit 10: Draft Deed of Dedication Exhibit 11: Modification Justification Exhibit 12: City Arborist Redline Comments Exhibit 13: Pre-Application Meeting Memorandum dated March 24, 2022 Exhibit 14: Project Narrative Exhibit 15: Issaquah School Letter Exhibit 16: Advisory Notes C. GENERAL INFORMATION: 1. Owner(s) of Record: Juan Carlos, P.O. Box 18211, Seattle, WA 98006 2. Zoning Classification: Residential-4 (R-4) 3. Comprehensive Plan Land Use Designation: Residential Low Density (LD) 4. Existing Site Use: Detached Dwelling 5. Critical Areas: None 6. Neighborhood Characteristics: a. North: Unopened public right-of-way, detached dwellings, vacant land / Residential – 4 (R-4) b. East: Detached dwellings / R-4 (King County zoning) c. South: Detached dwelling / R-4 d. West: 156th Ave SE, vacant land / R-4 7. Site Area: 46,483 square feet (1.07 acres) D. HISTORICAL/BACKGROUND: DocuSign Envelope ID: 0B4384F5-51DD-4454-AC2C-565190793C8B City of Renton Department of Community & Economic Development Bonsai Estates Subdivision Administrative Report & Decision LUA24-000092, SPHL-A, MOD Report of May 22, 2024 Page 3 of 22 D_BonsaiEstates_PSP_FINAL Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Annexation (Highland Meadows) A-18-001 5931 11/10/2019 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service will be provided by King County Water District 90. b. Sewer: Sewer service is provided by the City of Renton. There is an existing eight-inch (8”) sewer main located in 156th Ave SE. c. Surface/Storm Water: There are existing public stormwater ditches and culverts on the east side of 156th Ave SE. The site generally slopes northeast to southwest. 2. Streets: The proposed development fronts 156th Ave SE along the western property lines and unopened public right-of-way (ROW) along the northern property line. Existing ROW width, according to the King County Assessor Map, is 60 feet (60’) and 16 feet (16’) for the unopened ROW. 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 4 City-Wide Property Development Standards 3. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 4. Chapter 7 Subdivision Regulations a. Section 4-7-070: Detailed Procedures for Short Subdivision 5. Chapter 9 Permits – Specific a. Section 4-9-250: Variances, Waivers, Modifications, and Alternatives 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element DocuSign Envelope ID: 0B4384F5-51DD-4454-AC2C-565190793C8B City of Renton Department of Community & Economic Development Bonsai Estates Subdivision Administrative Report & Decision LUA24-000092, SPHL-A, MOD Report of May 22, 2024 Page 4 of 22 D_BonsaiEstates_PSP_FINAL H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on March 11, 2024 and determined the application complete on March 13, 2024. The project complies with the 120- day review period. 2. The project site is located on two (2) lots: 12816 156th Ave SE, Renton, WA 98059 (APNs 366450-0170 & - 0175). 3. The project site is currently developed with a detached dwelling. 4. Access to the site would be provided via a public street extension of the unopened ROW along the property’s norther frontage. The unopened ROW would be constructed to half-street improvements. Lot 1 and Lot 2 would be accessed via a joint use driveway extending from a hammerhead turn around constructed as part of the half-street improvements. Lot 3 would directly access from the half-street improvements. 5. The property is located within the Residential Low Density (LD) Comprehensive Plan land use designation. 6. The site is located within the Residential-4 (R-4) zoning classification. 7. There are approximately 19 trees located on-site, of which the applicant is proposing to retain a total of six (6) trees. 8. No critical areas are mapped on the site. 9. Approximately 800 cubic yards of material will be excavated per the project narrative (Exhibit 14). The material will consist of topsoil and sandy loam. The topsoil will be stockpiles on-site and will later be spread back over and used on the lots. Some debris, include the demolished building and some trees will be removed from the site. 10. The applicant is proposing to begin construction in Winter 2023 and end within six (6) months. An updated timeline was not provided with the land use application. 11. Staff received no public comment letters. 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 Low Density (LD) on the City’s Comprehensive Plan Map. The purpose of the LD 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: 0B4384F5-51DD-4454-AC2C-565190793C8B City of Renton Department of Community & Economic Development Bonsai Estates Subdivision Administrative Report & Decision LUA24-000092, SPHL-A, MOD Report of May 22, 2024 Page 5 of 22 D_BonsaiEstates_PSP_FINAL • Infill development on vacant and underutilized land in established neighborhoods and multi-family areas.  Policy L-24: Manage urban forests to maximize ecosystem services such as stormwater management, air quality, aquifer recharge, other ecosystem services, and wildlife habitat.  Policy L-32: Emphasize the use of open ponding and detention, vegetated swales, rain gardens, clean roof run-off, right-of-way landscape strips, open space, and stormwater management techniques that mimic natural systems, maximize water quality and infiltration where appropriate, and which will not endanger groundwater quality.  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. 14. Zoning Development Standard Compliance: The site is classified Residential-4 (R-4) on the City’s Zoning Map. The R-4 designation serves as a transition between rural designation zones and higher density residential zones. It is intended as an intermediate lower density residential zone. 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-4 Zone Develop Standards and Analysis  Density: There is no minimum density required in the R-4 zone. The maximum density permitted is 4.0 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: The applicant submitted a density worksheet (Exhibit 6) with the application. However, the density worksheet did not include all of the right-of-way needed for dedication nor the access easement needed for the joint use driveway. Based on the draft deed of dedication document (Exhibit 10), prepared by Encompass Engineering & Surveying, Inc., submitted with the application materials, 6,545 square feet will be the amount right-of-way dedication. Per the site plan (Exhibit 2), an additional 120 square feet is proposed to be dedicated as an access easement for the joint use driveway. Based on the 46,480 square feet of gross acreage, minus 6,545 square feet of right-of-way dedication and minus the 120 square feet of private access easements, the project has a net density of 3.64 dwelling units per net acre (0.91 net acres x 4 du/ac = 3.64 du/ac) and is meeting the density requirements of the R-4 zone.  Lot Dimensions: The minimum lot size permitted in the R-4 zone is 9,000 sq. ft. A minimum lot width of 70 feet is required (80 feet for corner lots) and a minimum lot depth of 100 feet is required. The following table identifies the proposed approximate dimensions for Lots 1-3 and Tract A. DocuSign Envelope ID: 0B4384F5-51DD-4454-AC2C-565190793C8B City of Renton Department of Community & Economic Development Bonsai Estates Subdivision Administrative Report & Decision LUA24-000092, SPHL-A, MOD Report of May 22, 2024 Page 6 of 22 D_BonsaiEstates_PSP_FINAL Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.) Lot 1 9,524 70 136 Lot 2 9,520 70 136 Lot 3 9,516 70 136 Tract A 9,683 N/A N/A Staff Comment: As reflected in the table above, all proposed residential lots would comply with the minimum lot size, width and depth requirements of the R-4 zone. Compliant if condition of approval is met Setbacks: The required setbacks in the R-4 zone are as follows: front yard is 30 feet, side yard is combined 20 feet with not less than 7.5 feet on either side, secondary front yard (applies to corner lots) is 30 feet, and the rear yard is 25 feet. Staff Comment: There is one (1) existing structure that would not meet setback requirements with the proposed layout and is proposed for removal. To ensure setback compliance, staff recommends as a condition of approval that the applicant apply for demolition permits, such that all existing structures are removed on the subject property and all required structure removal inspections are completed prior to recording the final short plat.  Building Standards: The R-4 zone has a maximum building coverage of 35% and a maximum impervious surface coverage of 50%. In the R-4 zone, a maximum building height of 3 stories with a wall plate height of 32 feet is permitted. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height. If the height of wall plates on a building are less than the states maximum the roof may project higher to account for the difference, yet the combined height of both features shall not exceed the combined maximums. Common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12, decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet from each minimum building setback line for each one (1) vertical foot above the maximum wall plate height. Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g., shed roof) may exceed the stated maximum if the average of wall plate heights is equal or less than the maximum wall plate height allowed. Staff Comment: Building height, building coverage, and impervious surface coverage for the new single-family residences would be verified at the time of building permit review. Compliant if conditions of approval are met Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of- way areas shall be landscaped unless otherwise determined by the Administrator. Where there is insufficient right-of-way space or no public frontage, street trees are DocuSign Envelope ID: 0B4384F5-51DD-4454-AC2C-565190793C8B City of Renton Department of Community & Economic Development Bonsai Estates Subdivision Administrative Report & Decision LUA24-000092, SPHL-A, MOD Report of May 22, 2024 Page 7 of 22 D_BonsaiEstates_PSP_FINAL 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: A conceptual landscape plan, prepared by Varley Varley Varley (Exhibit 3), was submitted with the short plat application. The conceptual landscape plan includes an eight-foot (8’) wide planting strip between curb and sidewalk that would be planted with Accolade Elm; Accolade Elm is a large specie of tree which is included in the City’s approved street tree list. Irrigation is proposed within the landscaping strip. Comments from the City Arborist include a note to increase the species of street trees (Exhibit 12). This would prevent street tree species monoculture, and, as such, staff recommends as a condition of approval, the applicant submit a revised landscape plan with the civil construction permit application which clearly identifies the utilities and lighting in the planter strips with at least two (2) different street tree species selected from the City approved street tree list. No one (1) specie shall constitute more than 50 percent (50%) of the street trees. The detailed landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. A 10-foot (10’) wide onsite landscape is also proposed along the street frontages of the lots except for breaks for lot access and emergency vehicle turn around; plantings include trees, bushes and groundcover. On Lot 2, two (2) retained trees, both landmark Western Red Cedars, extend into the on-site landscaping space. Per RMC 4-4-070G.3, existing trees shall be retained in the landscaping where possible. A 10-foot (10’) on-site landscaping strip is also proposed abutting the ROW for Tract A; it would include trees, bushes and groundcover. An additional buffer of bushes is proposed abutting the eastern property line with Lot 1. Of note, it appears that the stormwater vault would cross into the 10-foot (10’) wide landscaping strip along the public street frontages. The 10-foot (10’) on-site landscaping takes precedence over any stormwater infrastructure; the proposed stormwater system should not displace any of the required landscaping. As such, staff recommends as a condition of approval that the applicant submit a revised landscaping plan demonstrating that required on-site frontage landscaping does not conflict with stormwater infrastructure. The detailed landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance. Proposed vegetation includes a mix of native and non-native species with most species being non-native. Irrigation is provided in Tract A, but not shown within the on-site landscaping. Additionally, per comments from the City Arborist the number of Acer species should be deceased. As proposed two (2) out of the six (6) proposed tree species are acer with four (4) out of the proposed 19 trees, or approximately 21 percent (21%) of the total trees. Therefore, to ensure a range of native species and needed irrigation to ensure survival of the vegetation, staff recommends as a condition of approval that the applicant submit a revised landscape plan which demonstrates compliance with onsite street frontage landscaping requirements which includes a mixture of native trees, shrubs, groundcover, and irrigation. No more than one (1) acer tree species shall be chosen with the total number of individual Acer trees accounting for no more than 20 percent (20%) of the total number of trees. The detailed landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance. Compliant if conditions of 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. DocuSign Envelope ID: 0B4384F5-51DD-4454-AC2C-565190793C8B City of Renton Department of Community & Economic Development Bonsai Estates Subdivision Administrative Report & Decision LUA24-000092, SPHL-A, MOD Report of May 22, 2024 Page 8 of 22 D_BonsaiEstates_PSP_FINAL approval is met Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; and significant trees over sixty feet (60’) in height or greater than eighteen inches (18”) caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. A minimum tree density shall be maintained on each residentially zoned lot. For detached single-family development, the minimum tree density is two (2) significant trees for every five thousand (5,000) square feet. The tree density may consist of existing trees, replacement trees, trees required pursuant to RMC 4-4-070F1, Street Frontage Landscaping Required, or a combination. Staff Comment: A Tree Report, authored by Jeff Varley (Landscape Architect) dated August 18, 2023, revised January 31, 2024, (Exhibit 4) and a conceptual tree retention plan (Exhibit 5), also drafted by Jeff Varley, were included with the submitted project materials. Per the Tree Report, there are 19 significant trees on-site with all being in good health. Two (2) additional trees are off-site but have driplines which extend onto the site. In addition, two (2) of the 19 on-site trees identified are located within required dedication for ROW and frontage improvements (Tree A and Tree #5). Of the remaining, 17 trees, 15 are landmark trees. The applicant proposes to retain six (6) of the 17 trees of which five (5) are landmark trees. This is a retention rate of approximately 35 percent (35%) of the on-site significant trees, exceeding the minimum required. Thirty (30) tree credits per net developable acre are required. Per the tree retention and credit worksheet on the conceptual tree retention plan, 28 tree credits are required (Exhibit 5). The retained trees equal 71 tree credits. Further, per RMC 4-4-130H.2, tree preservation within a tract (Tier 1) is the highest priority. Tree preservation within a tree protective easement or restrictive covenant is the next highest priority (Tier 2). The applicant proposes to retain one (1) tree (Tree #1) within Tract A, transplant one (1) tree (tree #19) from Lot 1 to Tract A, and the remaining four (4) within tree protection easements on Lot 2. The trees within Tract A are proposed to have an additional protective easement around them as Tract A is also for the purpose of stormwater improvements. The trees to be retained within Lot 2 are all landmark trees with the smallest being a 36-inch (36”) diameter at breast height (DBH) Western Red Cedar. It would be impractical to create a tract for these four (4) trees, or any of the other trees proposed for removal, as it would reduce the number of lots and make the subdivision impractical. With an easement, the area located within the easement is counted toward the gross lot area, can be delineated on the ground and can provided similar tree protection to a tract through the easement language. However, draft easement language was not provided. As such, to ensure the easements meet standards, staff recommends as a condition of approval that the applicant provide a plat note with corresponding recorded easement for all tree retention areas meeting the standards of RMC 4-4-130H.2.b. Prior to recording of the protective tree easement, the applicant DocuSign Envelope ID: 0B4384F5-51DD-4454-AC2C-565190793C8B City of Renton Department of Community & Economic Development Bonsai Estates Subdivision Administrative Report & Decision LUA24-000092, SPHL-A, MOD Report of May 22, 2024 Page 9 of 22 D_BonsaiEstates_PSP_FINAL shall submit draft easement language with the civil construction permit for review and approval by the Current Planning Project Manager. The plat language shall be reviewed and approved by the Current Planning Project Manager prior to final short plat recording. The easements shall be recorded prior to plat recording. Ground delineation, such as fencing, was not shown on the drawings. To ensure the easements are delineated on the ground to avoid intrusion, staff recommends as a condition of approval that the applicant install permanent fencing at the boundary of the easements. Fencing shall be a wooden two (2) rail split fence with permanent attached wood or metal signs identifying the purpose of the fencing. The applicant shall provide fence and signage details with the civil construction permit. The drawings shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. The signage and fencing shall be installed prior to final short plat recording. Of note, two (2) of the significant trees proposed for retention are located within Tract A. The first is Tree #1, a 60-inch (60”) DBH Western Red Cedar. The tree retention plan shows stormwater improvements extend to within the tree’s dripline. The tree report does not provide mitigation measures or an in-depth discussion of how the proposed improvements would impact the tree beyond identifying that five percent (5%) of the tree’s feeder roots on the north side of the tree will need to be removed to place the improvements. It is unclear if this includes construction or simply the final stormwater product as ground disturbance to install the improvements would realistically extend further into the dripline than the improvements themselves. As such, to ensure the long- term health and viability of Tree #1, staff recommends as a condition of approval that the applicant submit an arborist report prepared by an arborist with an ISA Tree Risk Assessment Qualification (TRAQ) at the time of civil construction permit application which contains a TRAQ form to determine the respective risk and recommended measures to ensure Tree #1’s health and safety. If it is determined that Tree #1 cannot be retained, then on-site native evergreen replacement trees shall be installed. Tree credits for replacement trees shall be equivalent to the credit value of Tree #1; a revised landscaping plan shall be submitted by the applicant identifying how this will be met. Replacement trees shall be in addition to all other required landscaping and shall not be used to meet any other standards. The final report, and landscaping plan, if needed, shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance. The second tree proposed for retention within Tract A is Tree #19, a double stemmed Western Catalpa with each stem having an eight-inch (8”) DBH. Tree #19 is currently located approximately 11.75 feet (11.75’) from the eastern property line of Lot 1. The applicant proposes to transplant it to the southwestern corner of Tract A. This proposed location would also have stormwater improvements running through the dripline specifically an underground piped connection to the in-right-of-way stormwater system within 156th Ave SE. The rear yard setback within the R-4 zone is 25 feet. Within Lot 1 no improvements are proposed within the rear yard setback. This is a more suitable location for transplanting. As such, to ensure the long-term health and viability of Tree #19, staff recommends as a condition of approval that the applicant submit an arborist report prepared by an arborist with an ISA Tree Risk Assessment Qualification (TRAQ) at the time of the civil construction permit. The report shall include a narrative identifying the most suitable location within the rear yard setback to place Tree #19 on Lot 1. Tree #19 shall only be transplanted to Tract A if it can be shown that there are no better places on Lot 1, Lot 2 or Lot 3 for its long-term health and survivability. The narrative shall identify mitigation measures to ensure Tree #19’s health and safety regardless of the DocuSign Envelope ID: 0B4384F5-51DD-4454-AC2C-565190793C8B City of Renton Department of Community & Economic Development Bonsai Estates Subdivision Administrative Report & Decision LUA24-000092, SPHL-A, MOD Report of May 22, 2024 Page 10 of 22 D_BonsaiEstates_PSP_FINAL proposed transplant location. The final report shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Compliant if condition of approval is met 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: Adequate area would be provided on the proposed lots for the provision of adequate onsite parking. The site plan shows access to Lot 1 and Lot 2 through a 10- foot long by 12-foot wide (10’x12’) joint-use driveway straddling the common boundary line between Lot 1 and Lot 2 and extending from a hammerhead turnaround. The joint use driveway does not appear to be long enough or wide enough to facilitate reasonable access to Lot 1 or Lot 2. To ensure reasonable access, staff recommends as a condition of approval the applicant submit a revised site plan showing a 35-foot long by 16-foot wide (35’x16’), or as determined by the Current Planning Project Manager, joint use driveway for the benefit of Lot 1 and Lot 2 with the civil construction permit. The plan shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval. Additionally, no proposed easement language was provided. As such, to ensure access to the joint use driveway for both lots, staff recommends as a condition of approval that the applicant provide a note on the face of the plat, along with corresponding recorded easement, assuring joint use access to Lot 1 and Lot 2. Prior to recording of the easement, the applicant shall submit draft easement language with the civil construction permit for review and approval by the Current Planning Project Manager. The plat note shall include language stating that Lot 1 and Lot 2 shall only gain access from the joint use driveway. The plat language shall be reviewed and approved by the Current Planning Project Manager prior to plat recording. The easement shall be recorded prior to final short plat recording. Dwelling designs were not provided, so at this time it is unclear what the proposed individual lot layouts are. To ensure that the future dwellings on Lot 1 and Lot 2 are oriented to the street, staff recommends as a condition of approval that the future dwellings on Lot 1 and Lot 2 be oriented towards the new 41-foot (41’) wide residential half street with garages located on the side or rear of the homes. The plans shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance. The proposed driveway for Lot 3 is shown as being at least five feet (5’) from the property lines and no wider than 16- feet. Further confirmation of the parking and driveway regulations will be completed as part of the building permit applications.  Fences and Retaining Walls: In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy-two inches (72”). Except in the front yard and side yard along a street setback where the fence shall not exceed forty-eight inches (48”) in height. DocuSign Envelope ID: 0B4384F5-51DD-4454-AC2C-565190793C8B City of Renton Department of Community & Economic Development Bonsai Estates Subdivision Administrative Report & Decision LUA24-000092, SPHL-A, MOD Report of May 22, 2024 Page 11 of 22 D_BonsaiEstates_PSP_FINAL There shall be a minimum three-foot (3’) landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: Currently no fences or retaining walls are proposed. Further confirmation of fence and retaining wall regulations will be completed as part of the civil construction and building permit applications. 15. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-4 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-4 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 in the R-4 zone or for short plat applications.  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 drainage discussion below under FOF 18, Availability and Impact of Public Services: Storm Water. Compliance not yet demonstrated Garages: If an attached garage is wider than twenty six feet (26’), at least one (1) garage door shall be recessed a minimum of four feet (4’) from the other garage door. Additionally, one of the following is required: 1. The front porch projects in front of the garage a minimum of five feet (5’), and is a minimum of twelve feet (12’) wide, or 2. The roof extends at least five feet (5’) (not including eaves) beyond the front of the garage for at least the width of the garage plus the porch/stoop area, or 3. The garage is alley accessed, or 4. The garage entry does not face a public and/or private street or an access easement, or DocuSign Envelope ID: 0B4384F5-51DD-4454-AC2C-565190793C8B City of Renton Department of Community & Economic Development Bonsai Estates Subdivision Administrative Report & Decision LUA24-000092, SPHL-A, MOD Report of May 22, 2024 Page 12 of 22 D_BonsaiEstates_PSP_FINAL 5. The garage width represents no greater than fifty percent (50%) of the width of the front facade at ground level, or 6. The garage is detached, or 7. The garage doors contain a minimum of thirty percent (30%) glazing, architectural detailing (e.g. trim and hardware), and are recessed from the front 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 demonstratedFacade 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. Of note, dwelling designs were not provided. However, in addition to the facades facing the new residential half-street, the western façade of the dwelling constructed on Lot 1 will also be required to meet this standard as it will be seen from 156th Ave SE. 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. DocuSign Envelope ID: 0B4384F5-51DD-4454-AC2C-565190793C8B City of Renton Department of Community & Economic Development Bonsai Estates Subdivision Administrative Report & Decision LUA24-000092, SPHL-A, MOD Report of May 22, 2024 Page 13 of 22 D_BonsaiEstates_PSP_FINAL 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. Where masonry siding is proposed at the edge of a facade, it shall also extend along the adjoining facade no less than twenty four inches (24"), measured horizontally from the corner of the structure. Additionally, one of the following is required: 1. A minimum of two (2) colors is used on the home (body with different color trim is acceptable), or 2. A minimum of two (2) differing siding materials (horizontal siding and shingles, siding and masonry or masonry-like material, etc.) is used on the home. One alternative siding material must comprise a minimum of thirty percent (30%) of the street facing facade. Staff Comment: Compliance for this standard would be verified at the time of building permit review. 16. 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 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. 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: 0B4384F5-51DD-4454-AC2C-565190793C8B City of Renton Department of Community & Economic Development Bonsai Estates Subdivision Administrative Report & Decision LUA24-000092, SPHL-A, MOD Report of May 22, 2024 Page 14 of 22 D_BonsaiEstates_PSP_FINAL Staff Comment: Access to all three (3) lots is proposed from the new residential half- street. As the half-street is a dead end between 150 and 300 feet (150’ – 300’) in length a hammerhead or cul-de-sac is required; the applicant has elected to place a hammerhead. Access to Lot 3 is proposed via direct driveway access from the new residential half-street. Lot 1 and Lot 2 would gain access through a joint use driveway extending from the required hammerhead. The site plan shows the joint use driveway on the common property line of Lot 1 and Lot 2; no other lots are proposed to use the joint use driveway. While the site plan identifies the joint use driveway as an easement, draft easement language was not provided. See FOF 14, Zoning Development Standard Compliance: Parking for additional information and recommended conditions.  Blocks: Blocks shall be deep enough to allow two (2) tiers of lots. Staff Comment: The project would result in two (2) tiers of lots. While two (2) tiers of lots are not proposed as part of this specific subdivision it does not preclude future two- tier layouts when adjoining lots to the north and abutting lots to the south are redeveloped. To the north, the distance between NE 4th St right-of-way and the northern edge of the new half street is approximately 290 feet (290’). When the abutting properties to the north redevelop, the new half street will need to be completed through a dedication of an additional 13 feet (13’) decreasing the distance from NE 4th St right- of-way from 290 feet (290’) to 277 feet (277’). The minimum depth for lots within the R-4 zone is 100 feet (100’). Even with potential future dedication of right-of-way for NE 4th St there is still ample room for two (2) lots to be placed between the new street and NE 4th St. To the south, it is expected that SE 130th St will connect 156th Ave SE and 160th Ave SE in the future. One (1) existing lot separates the project site from the expected roadway connection. The distance is currently approximately 163 feet (163’). With a minimum lot depth of 100 feet (100’) in the R-4 zone, there is room for future right-of- way dedication for the benefit of 160th Ave SE and still be able to meet minimum lot depths.  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-4 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 comply with the minimum area and dimensional standards of the R-4 zone (see FOF 14, Zoning Development Standard Compliance) and DocuSign Envelope ID: 0B4384F5-51DD-4454-AC2C-565190793C8B City of Renton Department of Community & Economic Development Bonsai Estates Subdivision Administrative Report & Decision LUA24-000092, SPHL-A, MOD Report of May 22, 2024 Page 15 of 22 D_BonsaiEstates_PSP_FINAL all lots would be oriented such that their front yard areas face a public street. All lots are oriented towards the new residential access half-street. Compliant if condition of approval is met 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 site fronts upon 156th Ave SE to the west and unopened alley right-of-way to the north. 156th Ave SE is classified as a minor arterial street. Existing right-of-way (ROW) width is approximately 60 feet according to the King County Assessors Map with an existing paved width of approximately 30 feet. To meet the City’s complete street standards for Minor Arterial streets, minimum ROW is 91 feet. Per City code 4-6-060, half street improvements shall include a pavement width of 54 feet (27 feet from centerline), a one half-foot (0.5’) wide curb, an eight-foot (8’) wide planting strip, an eight-foot (8’) wide sidewalk, a two-foot (2’) wide clear space at the back of walk, street trees and storm drainage improvements. However, the adopted Renton Trails and Bicycle Master Plan designates 156th Ave SE for use with a designated bike lane. Therefore, a modified street frontage along 156th Ave SE would be required and would consist of a 44-foot paved roadway (consisting of two 11-foot travel lanes, a 12-foot turn lane, and two 5-foot bike lanes), a one half-foot (0.5’) wide curb, an eight-foot (8’) wide planting strip, a five-foot (5’) wide sidewalk, street trees and storm drain improvements. Dedication of approximately five feet six inches (5’-6”) would be required. See FOF 17, Modification Analysis for additional information. Additionally, the proposal includes a new public street extending east from 156th Ave SE to be constructed to Residential Access Street half street standards. Forty-one feet (41’) of right-of-way is proposed to include 20-foot (20’) paved roadway, six-foot (6’) paved parking lane, one half-foot (6”) wide curb, an eight-foot (8’) wide planting strip, a five- foot (5’) wide sidewalk and a one-and-a-half foot (1.5’) wide back of sidewalk clear space. Street trees and storm drainage improvements are included. The sidewalk, planting strip and street trees would be placed on the south side of the street. However, signage indicating where the parking lane is located were not shown. Therefore, staff recommends as a condition of approval that the applicant provide revised drawings with specifications with the civil construction permit application for no parking signs on the north side of the new public street. The revised drawings shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Roadway signage would be installed prior to final short plat recording. Each new residence is subject to a transportation impact fee. The 2024 transportation impact fee is $11,485.67 per detached dwelling. Assessed fees for the future residences would be based on the City of Renton Fee Schedule in effect at the time of building permit issuance.  Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: As previously discussed, the proposed lots would comply with the minimum area and dimensional requirements of the R-4 zone, all lots would front on a public street and would be compatible with other single-family development in the surrounding area. DocuSign Envelope ID: 0B4384F5-51DD-4454-AC2C-565190793C8B City of Renton Department of Community & Economic Development Bonsai Estates Subdivision Administrative Report & Decision LUA24-000092, SPHL-A, MOD Report of May 22, 2024 Page 16 of 22 D_BonsaiEstates_PSP_FINAL N/A Phasing: The applicant may request shall be a phased subdivision with the preliminary plat application provided the following is met: a. The preliminary plat approval must be granted for the entire subdivision and must delineate the separate divisions which are to be developed in increments. b. The phasing plan shall include all land contained within the preliminary plat, including areas where off-site improvements are being made. c. The sequence and timing of development is identified on a phasing map. d. Each phase shall consist of a contiguous group of lots that meets all pertinent development standards on its own. The phase cannot rely on future phases for compliance with any section of Title IV. e. Each phase provides adequate circulation and utilities f. The preliminary plat approval shall be conditioned upon completion of the proposed phases in a particular sequence and may specify a completion date for each phase. g. All phases shall be recorded within the original life of the preliminary plat, unless an extension is granted pursuant to RMC 4-7-080L. Staff Comment: Not applicable. Phasing is not proposed. 17. Modification Analysis: Required frontage improvements along 156th Ave SE includes a minimum right-of- way width of 91 feet (91’). Half-street improvements would include a pavement width of 54 feet (54’) (27 feet (27’) from centerline), a one-half foot (0.5’) wide vertical curb, an eight-foot (8’) wide planting strip, an eight-foot (8’) wide sidewalk, a two-foot (2’) clear space at the back of walk, street trees and storm drainage improvements. The applicant is requesting a modification from RMC 4-6-060F.2 to modify the Minor Arterial Street section classification of 156th Ave SE to align with the Renton Trails and Bicycle Master Plan (Adopted January 28, 2019). As proposed, a modified Minor Arterial Street containing a 44-foot (44’) wide paved roadway (consisting of two (2) 11-foot (11’) wide travel lanes, a 12-foot (12’) wide turn lane and two (2) five-foot (5’) wide bike lanes), a one half-foot (0.5’) wide curb, an eight-foot (8’) wide planting strip, a five- foot (5’) wide sidewalk, street trees and storm drainage improvements. Dedication of approximately five and one-half feet (5.5’) would be required. City staff have reviewed the portion of 156th Ave SE adjacent to the site and support the modified Minor Arterial Street section. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250D.2, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification: 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: See FOF 13, Comprehensive Plan Analysis. The Land Use Element has applicable policies listed under a separate section labeled “Promoting a Safe, Healthy, and Attractive Community.” These policies address walkable neighborhoods, safety and shared uses. The intent of the policies is to promote new development with walkable places that support grid and flexible grid street and pathway patterns, and are visually DocuSign Envelope ID: 0B4384F5-51DD-4454-AC2C-565190793C8B City of Renton Department of Community & Economic Development Bonsai Estates Subdivision Administrative Report & Decision LUA24-000092, SPHL-A, MOD Report of May 22, 2024 Page 17 of 22 D_BonsaiEstates_PSP_FINAL attractive, safe and healthy environments. The proposed modification would continue to provide safe and walkable streets in accordance with the adopted Renton Trails and Bicycle Master Plan and therefore would meet the intent of these policies. Constructing the improvements to the master plan is the minimum necessary to implement the applicable policies and objectives.  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 applicant contends that the project would meet the objectives and safety function, appearance, environmental protection and maintainability intended by the Code requirements as conveyed to them by the City during the March 24, 2022 pre- application meeting (Exhibit 11). Pre-application meetings notes indicate that the City would like to see improvements made in line with the adopted Renton Trails and Bicycle Master Plan. Staff concurs the proposed modification would meet the objectives of function and maintainability intended by the code requirements. The pre-application meeting does indicate the City would like to have 156th Ave SE improved to the stated standards in the adopted Renton Trails and Bicycle Master Plan (Exhibit 13). The City made this comment based on sound engineering judgement knowing that it would meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements.  c. Will not create adverse impacts to other property(ies) in the vicinity. Staff Comment: There are no identifiable adverse impacts to other properties from the requested modification.  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’. 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 including but not limited to an emergency vehicle access turnaround and no parking signs along the new street. The 2024 Fire impact fees are applicable at the rate of $421.98 per single-family unit. This fee is paid at time of building permit issuance.  Schools: It is anticipated that the Issaquah School District can accommodate any additional students generated by this proposal at the following schools: Briarwood Elementary, Maywood Middle School and Liberty High School (Exhibit 15). According to district staff, any new students from the proposed development would be bussed to their schools. The stop is located approximately 1,000 feet from the project site near the intersection of SE 132nd St and 156th Ave SE. The proposed project includes the DocuSign Envelope ID: 0B4384F5-51DD-4454-AC2C-565190793C8B City of Renton Department of Community & Economic Development Bonsai Estates Subdivision Administrative Report & Decision LUA24-000092, SPHL-A, MOD Report of May 22, 2024 Page 18 of 22 D_BonsaiEstates_PSP_FINAL installation of frontage improvements, to include sidewalks, abutting the frontage along all proposed lots and tracts. The walking route would be from the intersection of 156th Ave SE and the new residential half street, south along 156th Ave SE for approximately 1,000 feet. Paved shoulders with fog lines run along the length of the walking route. Students may need to cross the road in order to safely get to the bus stop. To ensure a safe route to all schools, staff recommends as a condition of approval, that the applicant provide a plan showing existing and proposed improvements to create a safe route from the project site to the bus stop determined by Issaquah School District or documentation from the Issaquah School District that an additional stop will be added on the project site. The proposal for a safe route to all three (3) school would be subject to review and approval by the Current Planning Project Manager during construction permit application review. A School Impact Fee, based on new single-family lots, will be required in order to mitigate the proposal’s potential impacts to the Issaquah School District. The fee is payable to the City as specified by the Renton Municipal Code. Currently the fee is assessed at $15,510.00 plus a five percent (5%) school impact fee administration charge per single- family residence.  Parks: A Park Impact Fee would be required for the future houses. The 2024 Park Impact Fee is $3,276.44. The fee in effect at the time of building permit application is applicable to this project and is payable at the time of building permit issuance.  Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: The applicant submitted a Preliminary Storm and Grading Plan (Exhibit 8), prepared by Sam Salo of Encompass Engineering & Surveying, Inc., and a Preliminary Technical Information Report (TIR) (Exhibit 9) prepared by Gabe Garner of Encompass Engineering & Surveying, Inc., dated January 9, 2024. Based on the City of Renton’s flow control map, the site falls within the Flow Control Duration Standard – Matching Forested Site Conditions and is within the Lower Cedar River drainage basin. The development is subject to Full Drainage Review in accordance with the 2022 Renton Surface Water Design Manual (RSWDM). The site gently slopes generally from northeast to southwest. The applicant has proposed to connect to the City of Renton’s storm drainage system within 156th Ave SE via a private detention facility proposed in Tract A. A Level 1 downstream analysis was performed as part of the Preliminary TIR. The downstream drainage paths were field inspected by Encompass Engineering & Surveying, Inc., on June 22, 2023; the analysis concluded there were no existing drainage problems. As proposed, Tract A would be required to be maintained by the subdivisions’ Homeowners’ Association. As such, staff recommends as a condition of approval, the applicant create a Homeowners’ Association (“HOA”) that maintains all improvements and landscaping in the Storm Tract and any and all other common improvements. A draft of the HOA documents shall be submitted to, and approved by, the City of Renton Project Manager and the City Attorney prior to Final Short Plat recording. Such documents shall be recorded concurrently with the Final Short Plat. A 12-inch (12”) storm main connection is proposed. It would connect into the existing stormwater conveyance system in 156th Ave SE.  Water: Water service would be provided by King County Water District 90. The applicant shall obtain a water availability certificate from the District and provide with the civil DocuSign Envelope ID: 0B4384F5-51DD-4454-AC2C-565190793C8B City of Renton Department of Community & Economic Development Bonsai Estates Subdivision Administrative Report & Decision LUA24-000092, SPHL-A, MOD Report of May 22, 2024 Page 19 of 22 D_BonsaiEstates_PSP_FINAL construction permit submittal. Plans approved by King County Water District 90 shall be routed to the City for final review prior to permit issuance. Staff Comment: A certificate of water availability from King County Water District 90 (Exhibit 7) was provided with the land use permit submittal.  Sanitary Sewer: Staff Comment: Sanitary sewer services are provided by the City of Renton. The applicant proposes to extend the existing eight-inch (8”) gravity main in 156th Ave SE to the northern and northeastern most extents of the property. Individual sewer stubs from the new sewer main and individual side sewers are required for each lot. Any new sewer stubs shall conform to the standards in RMC 4-6-060 and City of Renton Standard Details. The existing septic system shall be decommissioned in accordance with King County Department of Health and City of Renton standards. I. CONCLUSIONS: 1. The subject site is located in the Residential Low Density (LD) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 13, Comprehensive Plan Compliance. 2. The subject site is located in the Residential-4 (R-4) 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, Zoning Development Standard Compliance. 3. The proposed short plat and modification complies with the Residential Design and Open Space Standards provided the applicant complies with City Code and conditions of approval, see FOF 15, Design Standards. 4. The proposed short plat and modification complies with the subdivision regulations as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 16, Compliance with Subdivision Regulations. 5. The proposed short plat and modification 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 16, Compliance with Subdivision Regulations: Streets. 6. The proposed short plat and modification complies with the street standard modification criteria, specifically the street modification request for 156th Ave SE, provided the applicant complies with City Code and conditions of approval, see FOF 17 Modification Analysis. 7. There are safe walking routes to the school bus stop, provided the applicant complies with the conditions of approval, see FOF 18, Availability and Impact on Public Services: Schools. 8. There are adequate public services and facilities to accommodate the proposed short plat, see FOF 18, Availability and Impact on Public Services. 9. Key features which are integral to this project include expanding the grid street pattern for future street connections with the new half-street improvements to include a parking lane on the new residential half street and bike lanes on 156th Ave SE, tree relocation of one (1) significant tree, tree protection easements to protect significant and landmark trees, stormwater improvements to include a stormwater tract and frontage improvements, a joint use driveway to reduce driveway access points, and an emergency hammerhead turnaround for emergency vehicle access. DocuSign Envelope ID: 0B4384F5-51DD-4454-AC2C-565190793C8B City of Renton Department of Community & Economic Development Bonsai Estates Subdivision Administrative Report & Decision LUA24-000092, SPHL-A, MOD Report of May 22, 2024 Page 20 of 22 D_BonsaiEstates_PSP_FINAL J. DECISION: The Bonsai Estates Subdivision short plat, File No. LUA24-000092, SPHL-A, MOD, as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. Demolition permits shall be obtained, existing structures shall be removed on the subject property, and all required structure removal inspections shall be completed prior to recording the final short plat. 2. The applicant shall submit a revised landscape plan with the civil construction permit application which clearly identifies the utilities and lighting in the planter strips with at least two (2) street tree species selected from the City approved street tree list. No one (1) specie shall constitute more than 50 percent (50%) of the street trees. The detailed landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 3. The applicant shall submit a revised landscaping plan demonstrating that required on-site frontage landscaping does not conflict with stormwater infrastructure. The detailed landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance. 4. The applicant shall submit a revised landscape plan which demonstrates compliance with onsite street frontage landscaping requirements which includes a mixture of native trees, shrubs, groundcover, and irrigation. No more than one (1) acer tree species shall be chosen with the total number of individual Acer trees accounting for no more than 20 percent (20%) of the total number of trees. The detailed landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance. 5. The applicant shall provide a plat note with corresponding recorded easement for all tree retention areas meeting the standards of RMC 4-4-130H.2.b. Prior to recording of the protective tree easement, the applicant shall submit draft easement language with the civil construction permit for review and approval by the Current Planning Project Manager. The plat language shall be reviewed and approved by the Current Planning Project Manager prior to final short plat recording. The easements shall be recorded prior to plat recording. 6. The applicant shall install permanent fencing at the boundary of the tree retention easements. Fencing shall be a wooden two (2) rail split fence with permanent attached wood or metal signs identifying the purpose of the fencing. The applicant shall provide fence and signage details with the civil construction permit. The drawings shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. The signage and fencing shall be installed prior to final short plat recording. 7. The applicant shall submit an arborist report prepared by an arborist with an ISA Tree Risk Assessment Qualification (TRAQ) at the time of civil construction permit application which contains a TRAQ form to determine the respective risk and recommended measures to ensure Tree #1’s health and safety. If it is determined that Tree #1 cannot be retained, then on-site native evergreen replacement trees shall be installed. Tree credits for replacement trees shall be equivalent to the credit value of Tree #1; a revised landscaping plan shall be submitted by the applicant identifying how this will be met. Replacement trees shall be in addition to all other required landscaping and shall not be used to meet any other standards. The final report, and landscaping plan, if needed, shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance. 8. The applicant shall submit an arborist report prepared by an arborist with an ISA Tree Risk Assessment Qualification (TRAQ) at the time of the civil construction permit. The report shall include a narrative identifying the most suitable location within the rear yard setback to place Tree #19 on Lot 1. Tree #19 shall only be transplanted to Tract A if it can be shown that there are no better places on Lot 1, Lot 2 or Lot 3 for its long-term health and survivability. The narrative shall identify mitigation measures to ensure DocuSign Envelope ID: 0B4384F5-51DD-4454-AC2C-565190793C8B City of Renton Department of Community & Economic Development Bonsai Estates Subdivision Administrative Report & Decision LUA24-000092, SPHL-A, MOD Report of May 22, 2024 Page 21 of 22 D_BonsaiEstates_PSP_FINAL Tree #19’s health and safety regardless of the proposed transplant location. The final report shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 9. The applicant shall submit a revised site plan showing a 35-foot long by 16-foot wide (35’x16’), or as determined by the Current Planning Project Manager, joint use driveway for the benefit of Lot 1 and Lot 2 with the civil construction permit. The plan shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval. 10. The applicant shall provide a note on the face of the plat, along with corresponding recorded easement, assuring joint use access to Lot 1 and Lot 2. Prior to recording of the easement, the applicant shall submit draft easement language with the civil construction permit for review and approval by the Current Planning Project Manager. The plat note shall include language stating that Lot 1 and Lot 2 shall only gain access from the joint use driveway. The plat language shall be reviewed and approved by the Current Planning Project Manager prior to plat recording. The easement shall be recorded prior to final short plat recording. 11. Future dwellings on Lot 1 and Lot 2 shall be oriented towards the new 41-foot (41’) wide residential half street with garages located on the side or rear of the homes. The plans shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance. 12. The applicant shall provide revised drawings with specifications with the civil construction permit application for no parking signs on the north side of the new public street. The revised drawings shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. The signage shall be installed prior to plat recording. 13. The applicant shall provide a plan showing existing and proposed improvements to create a safe route from the project site to the bus stop determined by Issaquah School District or documentation from the Issaquah School District that an additional stop will be added on the project site. The proposal for a safe route to all three (3) school would be subject to review and approval by the Current Planning Project Manager during construction permit application review. 14. The applicant shall create a Homeowners’ Association (“HOA”) that maintains all improvements and landscaping in the Storm Tract and any and all other common improvements. A draft of the HOA documents shall be submitted to, and approved by, the City of Renton Project Manager and the City Attorney prior to Final Short Plat recording. Such documents shall be recorded concurrently with the Final Short Plat. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Matthew Herrera Planning Director Date TRANSMITTED on May 22, 2024 to the Owner/Applicant/Contact: Owner/Applicant: Contact: Juan Carlos P.O. Box 18211, Seattle WA, 98118 James Howton 4621 – 123rd Ave SE, Bellevue, WA 98006 DocuSign Envelope ID: 0B4384F5-51DD-4454-AC2C-565190793C8B 5/22/2024 | 7:06 PM PDT City of Renton Department of Community & Economic Development Bonsai Estates Subdivision Administrative Report & Decision LUA24-000092, SPHL-A, MOD Report of May 22, 2024 Page 22 of 22 D_BonsaiEstates_PSP_FINAL TRANSMITTED on May 22, 2024 to the Parties of Record: Dale Fisher 13115 - 158th Ave SE ddmbfisher@aol.com TRANSMITTED on May 22, 2024 to the following: Brianne Bannwarth, Interim CED Administrator Justin Johnson, Interim Development Engineering Director Nathan Janders, Development Engineering Manager Stephanie Rary, Property Services Specialist Clark Close, Current Planning Manager Anjela Barton, Fire Marshal K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on June 5, 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. EXPIRATION: The Modification decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-9-250. 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: 0B4384F5-51DD-4454-AC2C-565190793C8B CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Bonsai Estates Subdivision Land Use File Number: LUA24-000092, SPHL-A, MOD Date of Report May 22, 2024 Staff Contact Andrew Van Gordon Associate Planner Project Contact/Applicant James Howton 4621 - 123rd Ave SE, Bellevue, WA 98006 Project Location 12816 156th Ave SE, Renton, WA 98059 (APNs 366450-0170 & -0175) The following exhibits are included with the Administrative report: Exhibit 1: Administrative Decision Exhibit 2: Site Plan Exhibit 3: Landscape Plan Exhibit 4: Tree Report, prepared by Varley Varley Varley dated August 18, 2023 (revised January 31, 2024 Exhibit 5: Conceptual Tree Retention Plan Exhibit 6: Density Worksheet Exhibit 7: King County Certificate of Water Availability dated September 11, 2023 Exhibit 8: Preliminary Storm and Grading Plan, prepared by Encompass Engineering & Surveying, Inc. Exhibit 9: Preliminary Technical Information Report (TIR), prepared by Encompass Engineering & Surveying, Inc. dated January 9, 2024 Exhibit 10: Draft Deed of Dedication Exhibit 11: Modification Justification Exhibit 12: City Arborist Redline Comments Exhibit 13: Pre-Application Meeting Memorandum dated March 24, 2022 Exhibit 14: Project Narrative Exhibit 15: Issaquah School Letter Exhibit 16: Advisory Notes DocuSign Envelope ID: 0B4384F5-51DD-4454-AC2C-565190793C8B