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HomeMy WebLinkAboutD_Madueno_Short_Plat_Report_and_Exhibits_LUA19-000029_190226DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map SR_Madueno_Short_Plat_LUA19-000029_190226 A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: April 23, 2019 Project File Number: PR19-000075 Project Name: Madueno Short Plat Land Use File Number: LUA19-000029,SH-P Project Manager: Matt Herrera, Senior Planner Owner/Applicant: Jaswant Dhaliwal, 2215 Morris Ave S, Renton, WA 98055 Contact: Lou Larsen, Pacific Engineering Design, LLC, PO Box 24060, Federal Way, WA 98093 Project Location: 19805 108th Ave SE, Renton, WA 98055 Project Summary: The applicant is requesting to subdivide an existing 95,832 square foot (2.2 acres) lot into six single-family residential lots, one drainage tract, and one tree retention tract. The subject property is zoned Residential-4 and is within the Residential Low Density land use designation. The existing single-family residential dwelling would be removed. The proposed six single-family residential lots would result in approximately 3.6 dwelling units per net acre. Proposed lots would range in size from 9,020 square feet to 9,214 square feet. Access to the site would be from 106th Ave SE with emergency only access provided at 108th Ave SE. The applicant would provide half-street improvements along the frontage of each new dwelling and tract and frontage improvements along 106th Ave SE and 108th Ave SE. The applicant proposes to retain 22 trees on the subject property or 43-percent of the net significant trees on the site. The applicant proposes a storm drainage vault located on the western portion of the subject property for flow control and treatment. The applicant has submitted an arborist report, geotechnical study, and preliminary technical information report. Site Area: 2.2 acres DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 City of Renton Department of Community & Economic Development Madueno Short Plat Administrative Report & Decision LUA19-000029,SH-P Report of April 23, 2019 Page 2 of 20 SR_Madueno_Short_Plat_LUA19-000029_190226 B. EXHIBITS: Exhibit 1: Administrative Decision Exhibit 2: Neighborhood Detail Map Exhibit 3: Preliminary Plat Plan Exhibit 4: Existing Conditions (Topography Map) Exhibit 5: Preliminary Composite Utility Plan Exhibit 6: Preliminary Frontage Improvement Plan Exhibit 7: Preliminary Road Profile Exhibit 8: Preliminary Tree Retention Plan Exhibit 9: Arborist Report prepared by Earth Dance Design, dated January 11, 2019 Exhibit 10: Preliminary Grading and Drainage Plan Exhibit 11: Public Comment letter(s) with Staff Response Exhibit 12: Preliminary Landscape Plan Exhibit 13: Email Correspondence with City of Kent and Lou Larsen Exhibit 14: Preliminary Technical Information Report prepared by Pacific Engineering Design, dated January 24, 2019 Exhibit 15: Geotechnical Report prepared by Cobalt Geosciences, dated September 18, 2019 Exhibit 16: Advisory Notes C. GENERAL INFORMATION: 1. Owner(s) of Record: Jaswant Dhaliwal, 2215 Morris Ave S, Renton, WA 98055 2. Zoning Classification: Residential-4 (R-4) 3. Comprehensive Plan Land Use Designation: Residential Low Density (LD) 4. Existing Site Use: Single-Family Residential 5. Critical Areas: Wellhead Protection Zone 1 6. Neighborhood Characteristics: a. North: Religious Institution and Single-Family Residential - R-4 zone b. East: Religious Institution, 108th Ave SE, City of Kent SR-1 zone c. South: Single Family Residential R-4 zone d. West: 106th Ave SE, Single-Family Residential – R-4 zone 7. Site Area: 2.2 acres D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 City of Renton Department of Community & Economic Development Madueno Short Plat Administrative Report & Decision LUA19-000029,SH-P Report of April 23, 2019 Page 3 of 20 SR_Madueno_Short_Plat_LUA19-000029_190226 Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Benson Hill Annexation A-06-002 5327 03/01/2008 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service is provided by Soos Creek Water and Sewer District. b. Sewer: Sewer service is provided by Soos Creek Water and Sewer District. c. Surface/Storm Water: An existing stormwater conveyance ditch picks up stormwater on the subject property and flows continue north along 106th Ave SE until intercepted by a storm drain abutting the property to the north. Stormwater along the 108th Avenue SE frontage appear to be intercepted by a City of Kent storm drainage system of which the City of Renton does not have current mapping data. 2. Streets: The subject property abuts two streets, 106th Ave SE along the west property line and 108th Ave SE along the east property line. 106th Avenue SE is classified as a residential access street with an existing right-of-way width of approximately 60 feet, according to the King County Assessors Map. The proposed development also fronts 108th Avenue SE on the east property line. 108th Avenue SE right of way is located in the City of Kent and is a WSDOT maintained road (SR 515) with an existing ROW width of approximately 70 feet according to the King County Assessors Map. 3. Fire Protection: Renton Regional Fire Authority (RRFA) F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations c. Section 4-2-110: Residential Development Standards d. Section 4-2-115: Residential Design and Open Space Standards 2. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-050: Critical Area Regulations 3. Chapter 4 City-Wide Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations a. Section 4-7-070: Detailed Procedures for Short Subdivision 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element 2. Utilities Element DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 City of Renton Department of Community & Economic Development Madueno Short Plat Administrative Report & Decision LUA19-000029,SH-P Report of April 23, 2019 Page 4 of 20 SR_Madueno_Short_Plat_LUA19-000029_190226 H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on February 22, 2019 and determined the application complete on February 28, 2019. The project complies with the 120-day review period. 2. The project site is located 19805 108th Ave SE, Renton, WA 98055 (Exhibits 2 and 3). 3. The project site is currently developed with a single-family residence (Exhibit 4) that would be removed. 4. Access to the site would be provided via a new public residential access street extending east from 106th Ave SE (Exhibits 5, 6, and 7). Emergency only access would be provided at 108th Ave SE. 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 74 trees located on-site, of which 51 trees are identified as significant. The applicant is proposing to retain a total of 22 significant trees (Exhibits 8 and 9). 8. The site is mapped with Wellhead Protection Zone 1. 9. Approximately 2,460 cubic yards of material would be cut on-site and approximately 2,370 cubic yards of fill is proposed to be brought into the site (Exhibit 10). 10. The applicant is proposing to begin construction in Spring/Summer 2019 and end plat construction in Spring 2020 with home construction beginning soon thereafter. 11. Staff received two (2) public comment letters (Exhibit 11). To address public comments, the following report contains analysis related to stormwater and frontage improvements. 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 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-H: Plan for high-quality residential growth that supports transit by providing urban densities, promotes efficient land utilization, promotes good health and physical activity, builds social connections, and creates stable neighborhoods by incorporating both built amenities and natural features.  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: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 City of Renton Department of Community & Economic Development Madueno Short Plat Administrative Report & Decision LUA19-000029,SH-P Report of April 23, 2019 Page 5 of 20 SR_Madueno_Short_Plat_LUA19-000029_190226  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-P: Minimize adverse impacts to natural systems, and address impacts of past practice where feasible, through leadership, policy, regulation, and regional coordination.  Goal L-T: Create a functioning and exemplary urban forest that is managed at optimum levels for canopy, health, and diversity.  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-29: Protect the integrity of natural drainage systems, existing land forms, and maintain wildlife habitat values by preserving and enhancing existing vegetation and tree canopy coverage to the maximum extent possible and by restoring hydrological flows and improving the condition of shorelines.  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-50: Respond to specific site conditions such as topography, natural features, and solar access to encourage energy savings and recognize the unique features of the site through the design of subdivisions and new buildings.  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.  Policy L-57: Provide complete streets arranged as an interconnecting network or grid. Locate planter strips between the curb and the sidewalk in order to provide separation between cars and pedestrians. Discourage dead-end streets and cul-de-sacs.  Goal U-B: Ensure the long-term protection of the quality and quantity of the groundwater resources of the City of Renton in order to maintain a safe and adequate potable water supply for the City.  Policy U-4: Coordinate with adjacent jurisdictions and non-City service providers within Renton to cooperatively plan for regional growth  Policy U-29: Control runoff from new development, redevelopment, and construction sites through the implementation of development design standards and construction DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 City of Renton Department of Community & Economic Development Madueno Short Plat Administrative Report & Decision LUA19-000029,SH-P Report of April 23, 2019 Page 6 of 20 SR_Madueno_Short_Plat_LUA19-000029_190226 techniques that promote the use of best management practices to maintain and improve storm water quality and manage stormwater flow 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: Following the dedication of right-of-way, the subject property contains 1.64 net acres. The proposed six (6) single-family residential lots on the subject property would result in 3.65 dwelling units per net acre (6/1.64 =3.65) and therefore is compliant with the density standards for 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 1-6 Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.) Lot 1 9,214 74 124.5 Lot 2 9,214 74 124.5 Lot 3 9,214 74 124.5 Lot 4* 9,214 74 124.5 Lot 5* 9,214 74 124.5 Lot 6 9,214 74 124.5 Staff Comment: The proposed lots meet dimension and size requirements. Note - the proposed short plat is bookended on each side with tracts (stormwater and tree retention), therefore lots 1-6 are interior lots and comply with the 70-foot minimum lot width. *The hammerhead turnaround between lots 4 and 5 is not required by the Renton Regional Fire Authority as emergency only access would be provided along 108th Ave SE (see discussion in FOF 17: Streets). Compliance 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: The preliminary plat document identifies the required setbacks for the future homes. As shown on the preliminary plat, a building pad up to approximately 3,750 square feet could be accommodated on the lots and meet the required setbacks. DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 City of Renton Department of Community & Economic Development Madueno Short Plat Administrative Report & Decision LUA19-000029,SH-P Report of April 23, 2019 Page 7 of 20 SR_Madueno_Short_Plat_LUA19-000029_190226 The existing home on the subject property would be located within the tree retention tract and future ROW. Therefore staff recommends as a condition of approval, the applicant remove the existing home prior to short plat recording. Compliance not yet determined 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. Storm drainage facilities shall provide a landscaping strip with a minimum fifteen feet (15') of width and be located on the outside of any required fencing, unless otherwise determined through the site plan review or subdivision review process. Staff Comment: The preliminary landscape plan (Exhibit 12) identifies a 10-foot wide landscaping strip along the street frontage of the lots and tracts. Proposed planting includes trees, shrubs, and groundcover. Only groundcover is proposed along the tree retention tract along the new public street frontage however additional trees, shrubs, and groundcover is infilled within the tract along the 108th Ave SE frontage. Therefore staff recommends as a condition of approval, the applicant submit a final detailed landscape plan with the civil construction permit that supplements the proposed groundcover planting within the street frontage landscaping strip in the tree retention tract with trees and shrubs where practical. The revised plan shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance. The landscape plan provides street tree planting spaced generally between 25 to 30 feet on center with the exception of the planter strip adjacent to the tree retention tract. Each lot is shown with at least one (1) street tree adjacent to their respective lot. It is DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 City of Renton Department of Community & Economic Development Madueno Short Plat Administrative Report & Decision LUA19-000029,SH-P Report of April 23, 2019 Page 8 of 20 SR_Madueno_Short_Plat_LUA19-000029_190226 likely that the proposed locations of the street trees may change in the final engineering design due to separation standards from street lighting and/or underground utilities. Therefore staff recommends as a condition of approval that the applicant submit a revised landscape plan with the civil construction permit application that identifies the utilities and lighting in the planter strips, provides a minimum of one (1) street tree per lot from the City’s approved tree list, and provides the planter strip and street trees within the area no longer needed for the hammerhead turnaround (see FOF 17: Streets). Additionally, the revised landscape plan shall provide root barrier systems within the planter strip to impede tree roots from buckling the abutting sidewalks. The revised landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance. The proposed storm drainage vault would be located on the western edge of the subject property abutting 106th Ave SE and the new residential access street. As the storm drainage facility would be an underground vault, the 15-foot landscaping screen and fence would be unnecessary and the tract should instead follow the 10-foot street frontage landscaping strip as provided by the single-family residential lots. It is however unclear from the grading plan and detention vault details whether any portion of the vault is above ground, therefore staff recommends as a condition of approval, the applicant submit a revised grading plan and revised detention vault detail that ensures the stormwater vault in below the finished grade of the drainage tract. Should the Current Planning Project Manager approve any portions of the vault to extend beyond finished grade, the applicant would be required to screen those areas visible with landscaping consistent with the 15-foot stormwater screening requirement, wall veneer treatment, or other acceptable method as determined by the Current Planning Project Manager. The revised grading plan and revised detention vault detail shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance. Compliant if condition of approval is met Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4- 130) require the retention of 30 percent of trees in a residential development. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; 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. DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 City of Renton Department of Community & Economic Development Madueno Short Plat Administrative Report & Decision LUA19-000029,SH-P Report of April 23, 2019 Page 9 of 20 SR_Madueno_Short_Plat_LUA19-000029_190226 Staff Comment: The applicant’s arborist report (Exhibit 8) and corresponding Preliminary Tree Retention Plan (Exhibit 9) has identified the subject property contains 74 total trees, of which 51 trees were identified as significant trees to be used in the calculation of the 30-percent minimum retention. Most of the significant trees are Black Cottonwood and Black Locust with a small grouping of Douglas Fir and several Bitter Cherry. The applicant proposes to retain 22 of the 51 significant trees on the site resulting in 43- percent retention. Most of the retained trees would be located in a tree protection tract located on the eastern portion of the short plat abutting 108th Ave SE. Lot 1 would retain one (1) Bitter Cherry, Lot 3 would retain three (3) Douglas Fir, and Lot 6 would retain one (1) Bitter Cherry. Those trees proposed to be retained on individual lots are located in the rear yard setback and outside of any area that would be within the building footprint of future homes. To ensure the project complies with tree protection tract standards, staff recommends as a condition of approval, the applicant submit a revised landscape plan with the civil construction permit application that provides split rail fencing and tree protection sign details to surround the tree protection tract. The revised landscape plan shall be reviewed and approved prior to permit issuance. Additionally, the applicant shall ensure that future homeowners understand their responsibility for ownership and maintenance of the tree protection tract and new landscaping within the stormwater tract, therefore staff recommends the applicant submit Homeowner’s Association (HOA) documents prior to recording the short plat document that outline the responsibility for ownership and maintenance for maintaining the tracts, protected trees, landscaping, fencing, and signage. The applicant shall also submit permanent and irrevocable deed restrictions on the tracts that prohibits future development. The HOA documents and deed restrictions shall be reviewed and approved by the Current Planning Project Manager prior to recording with the King County Recorder’s Office with the short plat. During construction, trees to be retained (i.e., protected trees), would be required to comply with the tree protection measures during construction (RMC 4-4-130H.9). The eight central components of tree protection include defining and protecting the drip line, erecting and maintaining a temporary six-foot-high chain link construction fence with placards around the tree to be retained, protecting the tree from grade changes, keeping the area clear of impervious surface material, restricting grading within the drip line, providing 3” of bark mulch within the required fencing, retaining a certified arborist to ensure trees are protected from development activities, and alternate protection/safeguards as necessary. Offsite trees along the northern border may be impacted as the new public street for the short plat will be located within their driplines. Additionally, the proposed buildable footprint area of Lot 6 would encroach into the drip lines of three (3) trees located in the tree protection tract. The arborist report has recommended that monitoring occur for construction activities within the Limits of Disturbance (LOD) areas delineated around each retained tree. Therefore staff recommends as a condition of approval the applicant comply with recommendations of the Arborist Report prepared by Earth Dance Design, dated January 11, 2019 as it relates to construction activities near retained trees and onsite monitoring by the applicant’s arborist. The applicant shall submit a revised tree protection plan with the civil construction permit application that includes specifications for tree protection measures, limitations on construction activities near retained trees, and timelines of when the arborist will be onsite. The arborist shall provide a DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 City of Renton Department of Community & Economic Development Madueno Short Plat Administrative Report & Decision LUA19-000029,SH-P Report of April 23, 2019 Page 10 of 20 SR_Madueno_Short_Plat_LUA19-000029_190226 memorandum with the revised tree protection plan stating that he or she has reviewed the revised tree protection plan and it is consistent with the recommendation of the arborist report. The revised tree protection plan and arborist memorandum shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance.  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 Preliminary Composite Utility Plan (Exhibit 5) details driveway cuts 10-feet from side property lines. Driveways are shown 16-feet in width for each lot with slopes less than 8-percent. It is assumed that each residence will contain a garage that will accommodate at least two (2) parking spaces, however the width of each driveway as shown is able to provide parking for at least two (2) vehicles. Compliance not yet demonstrated Fences and Retaining Walls: In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front yard and side yard along a street setback where the fence shall not exceed forty eight inches (48") in height. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: The Preliminary Grading and Drainage Plan (Exhibit 10) does not identify the need for any retaining walls for construction of the short plat. The Preliminary Landscape Plan (Exhibit 12) does not identify fences for the new lots. Compliance with maximum heights for future fences on individual lots would be verified at the time of final inspection for each single-family building permit. 15. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-4, R-6, R-8 zone. The Standards implement policies established in the Land Use Element of the Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to approval of the subdivision. Compliance with Residential Design Standards would be verified prior to issuance of the building permit for the new single-family homes. The proposal is consistent with the following design standards, unless noted otherwise: 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 DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 City of Renton Department of Community & Economic Development Madueno Short Plat Administrative Report & Decision LUA19-000029,SH-P Report of April 23, 2019 Page 11 of 20 SR_Madueno_Short_Plat_LUA19-000029_190226 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 and the application 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: The site is located within a Wellhead Protection Zone 1 and therefore is not eligible to utilize infiltration. However the site may use dispersion for non-polluted runoff. The layout of the short plat provides adequate area for basic dispersion of roof runoff with a minimum of 50-foot long vegetated flow path for each lot. Compliance not yet demonstrated Garages: If an attached garage is wider than twenty six feet (26’), at least one (1) garage door shall be recessed a minimum of four feet (4’) from the other garage door. Additionally, one of the following is required: 1. The front porch projects in front of the garage a minimum of five feet (5’), and is a minimum of twelve feet (12’) wide, or 2. The roof extends at least five feet (5') (not including eaves) beyond the front of the garage for at least the width of the garage plus the porch/stoop area, or 3. The garage is alley accessed, or 4. The garage entry does not face a public and/or private street or an access easement, or 5. The garage width represents no greater than fifty percent (50%) of the width of the front facade at ground level, or 6. The garage is detached, or 7. The garage doors contain a minimum of thirty percent (30%) glazing, architectural detailing (e.g. trim and hardware), and are recessed from the front façade a minimum of five feet (5’), and from the front porch a minimum of seven feet (7’). Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Primary Entry: The entry shall include a porch or stoop with a minimum depth of five feet (5') and minimum height of twelve inches (12") above grade. Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 City of Renton Department of Community & Economic Development Madueno Short Plat Administrative Report & Decision LUA19-000029,SH-P Report of April 23, 2019 Page 12 of 20 SR_Madueno_Short_Plat_LUA19-000029_190226 Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Facade Modulation: One of the following is required: 1. An offset of at least one story that is at least ten feet (10') wide and two feet (2') in depth on facades visible from the street, or 2. At least two feet (2') offset of second story from first story on one street facing facade. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Windows and Doors: Windows and doors shall constitute twenty-five percent (25%) of all facades facing street frontage or public spaces. Staff Comment: Compliance for this standard would be verified at the time of building permit review. N/A Scale, Bulk, and Character: N/A 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. DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 City of Renton Department of Community & Economic Development Madueno Short Plat Administrative Report & Decision LUA19-000029,SH-P Report of April 23, 2019 Page 13 of 20 SR_Madueno_Short_Plat_LUA19-000029_190226 Compliance not yet demonstrated Materials and Color: For subdivisions and short plats, abutting homes shall be of differing color. Color palettes for all new dwellings, coded to the home elevations, shall be submitted for approval. Additionally, one of the following is required: 1. A minimum of two (2) colors is used on the home (body with different color trim is acceptable), or 2. A minimum of two (2) differing siding materials (horizontal siding and shingles, siding and masonry or masonry-like material, etc.) is used on the home. One alternative siding material must comprise a minimum of thirty percent (30%) of the street facing facade. If masonry siding is used, it shall wrap the corners no less than twenty four inches (24"). Staff Comment: Compliance for this standard would be verified at the time of building permit review. 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 met: Compliance Critical Areas Analysis Compliance with fill requirement not yet demonstrated Wellhead Protection Areas: Staff Comment: The City’s COR mapping database identifies the property to be within a Wellhead Protect Area Zone 1. Areas within the Zone 1 designation are lands situated between a well or well field owned or operated by the City and the 365-day groundwater travel time contour. No hazardous material storage, handling, treating, use, or production is anticipated with the proposed short plat or future single-family residential lots. Stormwater infiltration is limited in its allowed use in a Wellhead Protection Zone 1. The applicant has proposed a storm drainage vault for flow control and treatment, basic dispersion for roof drainage, and piped conveyance for connection to the City’s system. The applicant has indicated that approximately 2,460 cubic yards of cut and 2,370 cubic yards of fill would be needed to achieve the grades shown on the Preliminary Grading and Drainage Plan. Should more than 50 cubic yard of offsite fill need to be brought onto the site, RMC 4-4-060N.4.c requires a fill source statement for areas located in Wellhead Protection Zone 1 unless the fill is obtained from a Washington State Department of Transportation approved source. Compliance with this code section would occur with review of the civil construction permit. 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 met: Compliance Subdivision Regulations and Analysis  Access: Each lot must have access to a public street or road. Access may be by a shared driveway per the requirements of RMC 4-6-060 Street Standards. DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 City of Renton Department of Community & Economic Development Madueno Short Plat Administrative Report & Decision LUA19-000029,SH-P Report of April 23, 2019 Page 14 of 20 SR_Madueno_Short_Plat_LUA19-000029_190226 The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Staff Comment: As shown on the Preliminary Plat (Exhibit 3) each lot would have direct access to the new public half street along the northern edge of the site between 106th Ave SE and 108th Ave SE. General access to the new street would be from 106th Ave NE with emergency only access provided at 108th Ave NE. Driveways are shown with 16- foot widths and would be further reviewed for compliance with each single-family building permit application. N/A Blocks: Blocks shall be deep enough to allow two (2) tiers of lots. Staff Comment: Not applicable. The subdivision does not contain the shape or area to provide two tiers of lots.  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: The proposed lots are rectangular in shape and with front yards oriented to the new public street. Lot size and dimensional requirements of the R-4 zone are shown on the Preliminary Plat Plan (Exhibit 3). The width between the side lot lines where they meet the new residential half-street is greater than 80-percent of the required lot width. Compliant if conditions of approval are 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: As shown on the Preliminary Composite Utility Plan (Exhibit 5), the applicant would provide a new public residential access half-street between 106th Ave SE and 108th Ave SE to serve the lots within the short plat. The half-street improvements include a total width of 43-feet and consist of two 10-foot travel lanes, one 6-foot parking lane with pedestrian bulb-outs, two 0.5 curbs, one 8-foot planter, one 5-foot sidewalk, 3-feet of clear space along the north curb. Upon such time the northern properties redevelop, those future applicants would be responsible for completing the remaining street improvements consisting of an 8-foot wide planter strip and 5-foot wide sidewalk. DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 City of Renton Department of Community & Economic Development Madueno Short Plat Administrative Report & Decision LUA19-000029,SH-P Report of April 23, 2019 Page 15 of 20 SR_Madueno_Short_Plat_LUA19-000029_190226 To maximize the available on-street parking for residents and their guests, staff recommends as a condition of approval the applicant submit a revised utility plan with the civil construction permit that locates any needed fire hydrants along the new public half-street on the north side of the street or other location as approved by the Current Planning Project Manager. The revised utility plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. The applicant has provided a hammerhead turnaround between lots 4 and 5 and emergency vehicle only access onto 108th Ave SE. The City limits end at the eastern property line of the subject site and City of Kent continues along the 108th Ave SE frontage. The emergency vehicle access only onto 108th Ave SE is due to the City of Kent notifying the applicant and the City that full access onto 108th Ave SE would not be permitted (Exhibit 13). Alternatively, the applicant would provide emergency only vehicle access and extend the sidewalk, planter, and curb bulb to 108th Ave SE. This alignment would also provide the area needed for potential full vehicle access at such time agreeable by the City of Kent. In order to ensure adequate emergency vehicle access to the subject property, the applicant shall submit a revised utility plan with associated details and specifications for the emergency vehicle access with the civil construction permit application. The revised utility plan and details shall be reviewed and approved by the Renton Regional Fire Authority and Current Planning Project Manager prior to permit issuance. As the project would provide emergency vehicle access onto 108th Ave SE provide and full access onto 106th Ave SE with 20-feet of unobstructed width along the new public half-street, the hammerhead turnaround is not needed. Removing the hammerhead turnaround would provide unobstructed pedestrian connectivity along the southern portion of the site and provide additional on-street parking capacity. Therefore staff recommends as a condition of approval, the applicant submit a revised utility plan and landscape plan with the civil construction permit that removes the hammerhead turnaround and replaces with the matching 5-foot sidewalk, 8-foot planter, 0.5-foot curb, and 6-foot parking lane that is provided along the southern portion of the half- street section. The revised utility plan and landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. The subject property abuts 106th Ave SE, a residential access street, along the western property line. The street contains 60-feet of width however the frontage along the subject property is not currently improved. The applicant has shown on the Preliminary Composite Utility Plan (Exhibit 5) the 0.5-foot curb, 8-foot planter, and 5-foot sidewalk along the property’s frontage however the accessible ramps are not located in the correct position in the intersection and an accessible route and transition is not shown offsite to the north and south as required by American Disability Act (ADA) and RCW 35.38.075. Therefore staff recommends as a condition of approval, the applicant submit a revised utility plan with the civil construction permit application that reflects the ADA accessible route and ramp location comments provided in the Development Engineering section of the Advisory Notes (Exhibit 16). The revised utility plan shall be reviewed and approved by the civil plan reviewer prior to permit issuance. The subject property abuts 108th Ave SE that is within the City of Kent and also a State Route. The applicant will need to contact the City of Kent and WSDOT to determine frontage improvement requirements along 108th Ave SE. DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 City of Renton Department of Community & Economic Development Madueno Short Plat Administrative Report & Decision LUA19-000029,SH-P Report of April 23, 2019 Page 16 of 20 SR_Madueno_Short_Plat_LUA19-000029_190226  Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: The project site is surrounded by single-family residential uses and religious institution uses that are also within the Residential Low Density and R-4 zoning designation. The proposal meets the maximum density regulations and lots range are all approximately 9,200 square feet in size. The proposed stormwater facility within the storm drain tract is an underground vault. The tract’s landscaping over the top of the vault would provide an amenity to the neighborhood and an attractive buffer. A Stormwater detention pond within the tract would not provide the same level of aesthetic benefits as the proposed vault. Therefore, staff recommends as a condition of approval that any proposal to convert the stormwater vault within the tract to a stormwater detention pond be considered a Major Plat Amendment subject to the requirements outlined under RMC 4-7-080M.2. 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 secondary access for emergency vehicles only at the intersection of the short plat’s new public street and 108th Ave SE. The 2019 Fire Impact Fees are $829.77 per new single- family residence. 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.  Schools: It is anticipated that the Kent School District can accommodate any additional students generated by this proposal at the following schools: Springbrook Elementary, Meeker Middle School, and Kentridge High School. Meeker students from the proposed development would be bussed while Springbrook and Kentridge students would walk to school. The proposed project includes the installation of frontage improvements along the 106th Ave SE and 108th Ave NE and a new street internal to the short plat, including sidewalks. Students would walk to Kentridge High School along the existing sidewalk on 108th Ave SE south to South 208th St and then turn east and walk along the sidewalk on South 208th St to the school located at the intersection of 124th Ave SE. A sidewalk is available the entire route. Students would walk to the Meeker Middle School bus stop along the existing sidewalk on 108th Ave SE and turn west on SE 200th St. A paved and marked shoulder is located on the north side of SE 200th St to the bus stop located at the intersection of 104th Ave PL SE. Students would walk to Springbrook Elementary School along the existing sidewalk on 108th Ave SE and turn west on SE 200th St. A paved and marked shoulder is located on the north side of SE 200th St to just west of the intersection of 102nd Pl SE where a sidewalk is located until 100th Ave SE where a marked crosswalk provides access to the school property. DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 City of Renton Department of Community & Economic Development Madueno Short Plat Administrative Report & Decision LUA19-000029,SH-P Report of April 23, 2019 Page 17 of 20 SR_Madueno_Short_Plat_LUA19-000029_190226 A School Impact Fee would be required in order to mitigate the proposal’s potential impacts to the Kent School District. The 2019 School Impact Fee is $5,397.00 per new single-family residence. 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.  Parks: A Park Impact Fee would be required for the future houses. The 2019 Park Impact Fee is $3,945.70 per new single-family residence. 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 Technical Information Report (TIR) (Exhibit 14) and Preliminary Grading and Drainage plan (Exhibit 10) with the land use application. The site is within the Black River Drainage Basin and City’s Flow Control Duration Standard area matching Forested Site Conditions. The applicant has proposed to install a combined storm drainage detention and water quality vault on the western portion of the site to detain and treat flows from pollution generating surfaces. Catch basins and pipe conveyances are shown on the grading and drainage plan picking up stormwater on the new public street and carrying flows to the detention vault. The conveyance system would be designed to convey a 100-year peak flow. The vault would then discharge flows to the City’s system in 106th Ave SE at a rate prescribed in the 2017 Renton Stormwater Design Manual (RSWDM) matching forested site conditions. Roof runoff would be conveyed via splash block basic dispersion over a vegetated flow path in each of the property’s side and front yards. A final TIR and drainage plan meeting the requirements of the 2017 RSWDM would be required to be submitted with the civil construction permit. See Advisory Notes (Exhibit 16) for requirements and additional information related to stormwater improvements and items needed for the final TIR.  Water: Water service is provided by Soos Creek Water and Sewer District. A water availability certificate from the district would be required with the civil construction Permit application.  Sanitary Sewer: Sewer service is provided by Soos Creek Water and Sewer District. A sewer availability certificate from the district would be required with the civil construction Permit application. 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. 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. 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. DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 City of Renton Department of Community & Economic Development Madueno Short Plat Administrative Report & Decision LUA19-000029,SH-P Report of April 23, 2019 Page 18 of 20 SR_Madueno_Short_Plat_LUA19-000029_190226 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 met, 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 schools or the bus stops provided all condition of approval are met, see FOF 18. 8. There are adequate public services and facilities to accommodate the proposed short plat, see FOF 18. J. DECISION: The Madueno Short Plat, File No. LUA19-000029,SH-P, as depicted in Exhibit 3, is approved and is subject to the following conditions: 1. The applicant shall remove the existing home prior to recording the short plat. 2. The applicant shall submit a final detailed landscape plan with the civil construction permit that supplements the proposed groundcover planting within the street frontage landscaping strip in the tree retention tract with trees and shrubs where practical. The revised plan shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance. 3. The applicant shall submit a revised landscape plan with the civil construction permit application that identifies the utilities and lighting in the planter strips, provides a minimum of one (1) street tree per lot from the City’s approved tree list, and provides the planter strip and street trees within the area no longer needed for the hammerhead turnaround. Additionally, the revised landscape plan shall provide root barrier systems within the planter strip to impede tree roots from buckling the abutting sidewalks. The revised 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 grading plan and revised detention vault detail that ensures the stormwater vault is below the finished grade within the drainage tract. Should the Current Planning Project Manager approve any portions of the vault to extend beyond finished grade, the applicant would be required to screen those areas visible with landscaping consistent with the 15-foot stormwater screening requirement, wall veneer treatment, or other acceptable method as determined by the Current Planning Project Manager. The revised grading plan and revised detention vault detail shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance. 5. The applicant shall submit a revised landscape plan with the civil construction permit application that provides split rail fencing and tree protection sign details to surround the tree protection tract. The revised landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 6. The applicant shall submit Homeowner’s Association (HOA) documents prior to recording the short plat document that outline the responsibility for ownership and maintenance for maintaining the tracts, protected trees, landscaping, fencing, and signage. The applicant shall also submit permanent and irrevocable deed restriction documents on the tracts that prohibits future development. The HOA documents and deed restrictions shall be reviewed and approved by the Current Planning Project Manager prior to recording with the King County Recorder’s Office with the short plat. 7. The applicant shall comply with recommendations of the Arborist Report prepared by Earth Dance Design, dated January 11, 2019 as it relates to construction activities near retained trees and onsite monitoring by the applicant’s arborist. The applicant shall submit a revised tree protection plan with the DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 City of Renton Department of Community & Economic Development Madueno Short Plat Administrative Report & Decision LUA19-000029,SH-P Report of April 23, 2019 Page 19 of 20 SR_Madueno_Short_Plat_LUA19-000029_190226 civil construction permit application that includes specifications for tree protection measures, limitations on construction activities near retained trees, and timelines of when the arborist will be onsite. The arborist shall provide a memorandum with the revised tree protection plans stating that he or she has reviewed the revised tree protection plan and it is consistent with the recommendation of the arborist report. The revised tree protection plan and arborist memorandum shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 8. The applicant shall submit a revised utility plan with the civil construction permit that locates any needed fire hydrants along the new public half-street on the north side of the street or other location as approved by the Current Planning Project Manager. The revised utility plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 9. The applicant shall submit a revised utility plan with associated details and specifications for the emergency vehicle access with the civil construction permit application. The revised utility plan and details shall be reviewed and approved by the Renton Regional Fire Authority and Current Planning Project Manager prior to permit issuance. 10. The applicant shall submit a revised utility plan and landscape plan with the civil construction permit that removes the hammerhead turnaround and replaces with the matching 5-foot sidewalk, 8-foot planter, 0.5-foot curb, and 6-foot parking lane that is provided along the southern portion of the half- street section. The revised utility plan and landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 11. The applicant shall submit a revised utility plan with the civil construction permit application that reflects the ADA accessible route and ramp location comments provided in the Development Engineering section of the Advisory Notes (Exhibit 16). The revised utility plan shall be reviewed and approved by the Civil Plan Reviewer prior to permit issuance. 12. Any proposal to convert the stormwater vault within the tract to a stormwater detention pond be considered a Major Plat Amendment subject to the requirements outlined under RMC 4-7-080M.2. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Jennifer Henning, Planning Director Date TRANSMITTED on April 23, 2019 to the Owner/Applicant/Contact: Owner: Applicant/Contact: Jaswant Dhaliwal 2215 Morris Ave S Renton, WA 98005 Lou Larsen 15445 53rd Ave S, 100 Seattle, WA 98188 TRANSMITTED on April 23, 2019 to the Parties of Record: Mike Giorgetti 19655 108th Ave SE Renton, WA 98055 Keith Morse 10616 SE 199th St Renton, WA 98055 Dale and Joan Smith 10604 SE 199th St Renton, WA 98055 Aaron Tung 10617 SE 199th St Renton, WA 98055 DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 4/23/2019 | 8:41 AM PDT City of Renton Department of Community & Economic Development Madueno Short Plat Administrative Report & Decision LUA19-000029,SH-P Report of April 23, 2019 Page 20 of 20 SR_Madueno_Short_Plat_LUA19-000029_190226 TRANSMITTED on April 23, 2019 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Amanda Askren, Property Services Vanessa Dolbee, Current Planning Manager Rick Marshall, 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 May 7, 2019. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office, (425) 430-6510. EXPIRATION: The administrative short plat decision will expire Five (5) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-7-070.M. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Madueno Short Plat Land Use File Number: LUA19-000029,SH-P Date of Report April 23, 2019 Staff Contact Matt Herrera Senior Planner Project Contact/Applicant Lou Larsen Pacific Engineering Design, LLC PO Box 24060, Federal Way, WA 98093 Project Location 19805 108th Ave SE, Renton, WA 98055 The following exhibits are included with the ERC report: Exhibit 1: Administrative Decision Exhibit 2: Neighborhood Detail Map Exhibit 3: Preliminary Plat Plan Exhibit 4: Existing Conditions (Topography Map) Exhibit 5: Preliminary Composite Utility Plan Exhibit 6: Preliminary Frontage Improvement Plan Exhibit 7: Preliminary Road Profile Exhibit 8: Preliminary Tree Retention Plan Exhibit 9: Arborist Report prepared by Earth Dance Design, dated January 11, 2019 Exhibit 10: Preliminary Grading and Drainage Plan Exhibit 11: Public Comment letter(s) with Staff Response Exhibit 12: Preliminary Landscape Plan Exhibit 13: Email Correspondence with City of Kent and Lou Larsen Exhibit 14: Preliminary Technical Information Report prepared by Pacific Engineering Design, dated January 24, 2019 Exhibit 15: Geotechnical Report prepared by Cobalt Geosciences, dated September 18, 2019 Exhibit 16: Advisory Notes DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 SE 2nd Pl SE 3rd Pl Shadow Pl SESE 2nd Lane SE 3rd PlRosario Pl SESE 3rd St SE 4th StYakima Pl SE156th Ave SE154th Ave SERosario Ave SEKing CountyCity of RentonKing CountyCity of RentonCedar Ridge Short Plat SE 2nd Pl156th Ave SEYakima Ave SEKing County City of Renton King County City of Renton SE 2nd PL 156th AVE SERosario AVE SEYakima AVE SECity of Kent City of Renton Madueno Site N SCALE: 1" = 100' 100 200100500 SE 200th ST 108th AVE SE(Benson HWY)106th AVE SESE 196th ST City of KentCity of RentonCity of Renton City of Kent SE 199th ST NEIGHBORHOOD DETAIL MAP - MADUENO SHORT PLAT EXHIBIT 2 RECEIVED 02/22/2019 mherrera PLANNING DIVISION DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 LOT 3STORM DRAIN TRACT LOT 1 LOT 2 LOT 6 TREE TRACTLOT 4 LOT 5 PUBLIC ROAD IN COMPLIANCE WITH CITY OF RENTON STANDARDS----MADUENO PROPERTYMADUENOPROPERTYSHEET01 LUA----C----MADUENOPROPERTYR-XXXX01 PR----EXHIBIT 3 RECEIVED 02/22/2019 mherrera PLANNING DIVISION DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 IN COMPLIANCE WITH CITY OF RENTON STANDARDS----MADUENO PROPERTYMADUENOPROPERTYSHEET09 LUA----C----MADUENOPROPERTYR-XXXX09 PR----EXHIBIT 4 RECEIVED 02/22/2019 mherrera PLANNING DIVISION DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 LOT 3STORM DRAIN TRACT LOT 1 LOT 2 LOT 6 TREE TRACTLOT 4 LOT 5 PUBLIC ROAD IN COMPLIANCE WITH CITY OF RENTON STANDARDS----MADUENO PROPERTYMADUENOPROPERTYSHEET04 LUA----C----MADUENOPROPERTYR-XXXX04 PR----EXHIBIT 5 RECEIVED 02/22/2019 mherrera PLANNING DIVISION DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 STORM DRAIN TRACT CB #11 (48" DIA - TYPE II) CB #9 (TYPE I)CB #12 (48" DIA - TYPE II) CB #13 (48" DIA - TYPE II) CB #10 (48" DIA - TYPE II) CB #14 (48" DIA - TYPE II) IN COMPLIANCE WITH CITY OF RENTON STANDARDS----MADUENO PROPERTYMADUENOPROPERTYSHEET06 LUA----C----MADUENOPROPERTYR-XXXX06 PR----EXHIBIT 6 RECEIVED 02/22/2019 mherrera PLANNING DIVISION DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 CB #16 (TYPE I) CB #15 (48" DIA - TYPE II) IN COMPLIANCE WITH CITY OF RENTON STANDARDS----MADUENO PROPERTYMADUENOPROPERTYSHEET07 LUA----C----MADUENOPROPERTYR-XXXX07 PR----EXHIBIT 6 RECEIVED 02/22/2019 mherrera PLANNING DIVISION DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 IN COMPLIANCE WITH CITY OF RENTON STANDARDS----MADUENO PROPERTYMADUENOPROPERTYSHEET05 LUA----C----MADUENOPROPERTYR-XXXX05 PR----EXHIBIT 7 RECEIVED 02/22/2019 mherrera PLANNING DIVISION DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 LOT 3STORM DRAIN TRACT LOT 1 LOT 2 LOT 6 TREE TRACTLOT 4 LOT 5 PUBLIC ROAD IN COMPLIANCE WITH CITY OF RENTON STANDARDS----MADUENO PROPERTYMADUENOPROPERTYSHEET02 LUA----C----MADUENOPROPERTYR-XXXX02 PR----EXHIBIT 8 RECEIVED 02/22/2019 mherrera PLANNING DIVISION DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 Corinne R. Hollister ISA CERTIFIED ARBORIST — PN-6981A ISA TREE RISK ASSESSMENT QUALIFIED Commercial and Consultation Services To: Jassu Dhaliwal – Madueno Property Reference: Tree Inventory and Arborist Report Date: July 1, 2018, updated January 11, 2019 Site Address: 19805 108th Ave SE, Renton, WA Parcel: 0522059078 Assignment: I was contacted by Mr. Jassu Dhaliwal and subsequently contracted to develop a tree inventory and arborist report for a proposed development project in Renton at 19805 108th Ave. SE. I received a topographic survey prepared by Centre Pointe, dated March 15, 2018. I visited the site on May 11, 2018. I inspected 95 trees in total, 74 trees located on the parcel, plus 21 right-of-way and off site trees with overhanging branches, which are the subject of this report. This update is based on a new site plan provided by Pacific Engineering Design, LLC. Summary: Regulated trees, retention requirements and replacement tree calculations are defined by Renton Municipal Code, (4-4-130 TREE RETENTION AND LAND CLEARING REGULATIONS). 0522059078 – 19805 108th Ave SE TOTAL SUBJECT TREES: 74 DANGEROUS TREES: 9 VIABLE TREES: 65 VIABLE TREES IN NEW ROW: 14 NET TOTAL TREES: 51 LANDMARK TREES: 4 SIGNIFICANT TREES: 47 RETAINED TREES: 22 RETENTION PERCENTAGE: 43% REPLACEMENT TREES: NA ROW AND OFF-SITE TREES: 21 OFF-SITE TREES TO BE REMOVED: 3 Entire Document Available in Laserfiche Submittals Folder EXHIBIT 9 RECEIVED 02/22/2019 mherrera PLANNING DIVISION DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 LOT 3STORM DRAIN TRACT LOT 1 LOT 2 LOT 6 TREE TRACTLOT 4 LOT 5 PUBLIC ROAD IN COMPLIANCE WITH CITY OF RENTON STANDARDS----MADUENO PROPERTYMADUENOPROPERTYSHEET03 LUA----C----MADUENOPROPERTYR-XXXX03 PR----EXHIBIT 10 RECEIVED 02/22/2019 mherrera PLANNING DIVISION DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 IN COMPLIANCE WITH CITY OF RENTON STANDARDS----MADUENO PROPERTYMADUENOPROPERTYSHEET08 LUA----C----MADUENOPROPERTYR-397408 PR----EXHIBIT 10 RECEIVED 02/22/2019 mherrera PLANNING DIVISION DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 March5,2019CityofRentonCEDPlanningDivision1055S.GradyWayRenton,WA98057RE:PR19-000075MaduenoShortPIat/LUA19-000029Greetings,ThisletterisinresponsetotheNoticeofApplicationfortheShortPlatreferencedabove.Itcontainsourrequesttobecomeapartyofinterestandpreliminarycommentsandrequests.RequestformeandmywifetobecomePartiesofInterestAsownersandresidentsoftheparcelatwestendofthesouthborderofthisproject,mywife,Joan,andIareinterestedparties.Pleaseaddustoyourlist:DaleandJoanSmith10604SE199thRenton,WA98055DiSmith79@comcastnet253-852-3624Concernswewouldliketoseeaddressedinwritingandapublicmeeting:1.Southpropertylinea)Whentheprojectpropertywassurveyedafewmonthsago,apropertycornermakerwasplacedforthefourcornersoftheprojectparcel.Thesouthwestcornermarkerisplacedacoupleoffeetinsideourexistingyardfence.Thesoutheastcornermarkerissimilarlyplacedinsidethefenceoftheeastadjacentpropertyonthesouthpropertyline.Thus,itappearsthatthenorthfencesofallsevenexistingparcelsonthesouthpropertylinearenorthofthesurveyedline.Howwillthissituationaffecttheprojectandourexistingyardsandfences?b)Willthenewhomelotsandstormwaterretentionpondareahavefencesontheirsouthboundaries?Ifso,whattypeoffencesandwhatimpactwilltheyhaveonexistingfences?2.Westpropertylinea)Thereiscurrentlyanopenstormwaterconveyanceditchatthewestsideoftheprojectrunningalongtheeastsideof106thAveSE.Thisdrainageditchisopentothesouthalongourparcel,thencoveredfromSE199thsandthenexttwoparcelssouth.Tothenorth,thedrainageiscoveredatthechurchparcel,thenopenforthenexttwoparcelsbeforegoingunderground.Willthisditchbecoveredalongtheprojectparcel?b)Iftheditchiscoveredalongtheprojectparcel,howwillitinterfacewiththeditchalongourparcel?c)Iftheditchiscoveredalongtheprojectparcel,woulditbeappropriatetocoveradditionalsectionsoftheditchatthistime?EXHIBIT 11DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 U)Willtheprojectincludeparking,curbs,orsidewalksalongthewestside?Aswemeetwithneighborsandreviewtheapplicationinmoredetail,weexpectotherquestionstoarise.Thankyouforyoureffortsregardingourquestionsandconcerns.Sincerely,DaleK.SmithEXHIBIT 11DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 April 5, 2019 Dale and Joan Smith 10604 SE 199th St Renton, WA 98055 SUBJECT: Madueno Short Plat LUA19-000029; Response to Public Comment Letter Dear Dale and Joan Smith: The City has received your comment letter regarding the proposed Madueno Short Plat application. The applicant has proposed to subdivide the existing property located at 19805 108th Ave SE into six (6) single-family residential lots with a drainage tract and tree protection tract. The numbered responses below correspond to the numbered items from your letter dated March 5, 2019. 1. South Property Line a. The fence line discrepancies with the property survey markers are a civil issue between the property owners and not a matter the City will take action on. b. The new home lots are not required to have fences. Fence details are not included with the short plat application and their proposed location is not shown. The drainage tract is proposed to be an underground vault and not a surface pond. The City is reviewing whether a fence would be required for the drainage tract as part of the application. Typically underground stormwater facilities are covered with landscaping instead of a fence. 2. West Property Line a. The ditch will be piped and along the subject property’s frontage on 106th Ave SE and connect to the existing piped stormwater facility along the west side of 106th Ave SE. b. Yes, the ditch will become a curb and gutter with catch basins to capture stormwater and convey to the piped facility. A catch basin will be installed on the southern edge of the subject property’s frontage to convey flows from the ditch. c. The City cannot require the applicant to install stormwater improvements upstream from the property. EXHIBIT 11 DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 Dale and Joan Smith Page 2 of 2 April 5, 2019 d. No, the applicant would not install frontage improvements along the west side of 106th Ave SE. They will be required to install curb, gutter, sidewalk, and planter strip along the east side of 106th Ave SE abutting their property. I hope these responses provide clarification on the proposed short plat application. Please feel free to contact me should you have questions at 425.430.6593 or mherrera@rentonwa.gov. Sincerely, Matt Herrera, AICP Senior Planner EXHIBIT 11 DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 March 6, 2019 TO: CITY OF RENTON FROM: KEITH H. MORSE CED – Planning Division Property Owner Attention: Matthew F. Herrera 10616 SE 199th Street 1055 South Grady Way Renton, WA 98055 Renton, WA 98057 Parcel: 0522059188 RE: PR19-000075 Madueno Short Plat/LUA19-000029 Dear Mr. Herrera: This letter is in response to the Notice of Application for the Short Plat referenced above. It contains my request to become a party of interest and preliminary comments and requests. Request for me to become Party of Interest As owner of the parcel shown above with my name, let it be known I am an interested party. Please add me to your list. Keith H. Morse 10616 SE 199th Street Renton, WA 98055-7331 Keithmorse@cableone.net 208-522-4896 or 208-521-9211 Concerns I would like to see addressed in writing and at public meeting(s): I. South property line A. When the project property was surveyed a few months ago, a property corner marker was placed for the four corners of the project parcel. The southwest corner marker is placed a couple of feet inside our existing yard fence. The southeast corner marker is similarly placed inside the fence of the east adjacent property on the south property line. Thus, it appears that the north fences of all seven existing parcels on the south property line are north of the surveyed line. How will this situation affect the project and our existing yards and fences? B. Will the new home lots and storm water retention pond area have fences on their south boundaries? If so, what type of fences and what impact will they have on existing fences? EXHIBIT 11 RECEIVED 03/07/2019 mherrera PLANNING DIVISION DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 II. West property line A. There is currently an open storm water conveyance ditch at the west side of the project running along the east side of 106th Ave SE. This drainage ditch is open to the south along the west-most parcel, then covered from SE 199th St and the next two parcels south. To the north, the drainage is covered at the church parcel, then open for the next two parcels before going underground. Will this ditch be covered along the project parcel? B. If the ditch is covered along the project parcel, how will it interface with the ditch along other parcels? 1. If the ditch is covered along the project parcel, would it be appropriate to cover additional sections of the ditch at this time? 2. Will the project include parking, curbs, or sidewalks along the west side? III. Reduction in Privacy If the single-family homes are created at more than one level, the privacy of all properties on the north side of 199th Street will be violated. IV. Rental vs. Owner-Occupied If properties developed are owner-occupied the crime level can be minimized. V. Reduction in rats, racoons, coyotes, etc. The area to be developed with six single-family homes will bring about a reduction in the number of animals and associated diseases, etc. As other neighbors review the application discuss it amongst themselves, it should be expected that additional questions and concerns will arise. Thank you for your efforts regarding our questions and concerns. Sincerely, Keith H. Morse cc: Dale & Joan Smith, next-door neighbors EXHIBIT 11 DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 April 5, 2019 Keith Morse 10616 SE 199th St Renton, WA 98055 SUBJECT: Madueno Short Plat LUA19-000029; Response to Public Comment Letter Dear Mr. Morse: The City has received your comment letter regarding the proposed Madueno Short Plat application. The applicant has proposed to subdivide the existing property located at 19805 108th Ave SE into six (6) single-family residential lots with a drainage tract and tree protection tract. The numbered responses below correspond to the numbered items from your letter dated March 6, 2019. I. South Property Line A. The fence line discrepancies with the property survey markers are a civil issue between the property owners and not a matter the City will take action on. B. The new home lots are not required to have fences. Fence details are not included with the short plat application and their proposed location is not shown. The drainage tract is proposed to be an underground vault and not a surface pond. The City is reviewing whether a fence would be required for the drainage tract as part of the application. Typically underground stormwater facilities are covered with landscaping instead of a fence. II. West Property Line A. The ditch will be piped and along the subject property’s frontage on 106th Ave SE and connect to the existing piped stormwater facility along the west side of 106th Ave SE. B. Yes, the ditch will become a curb and gutter with catch basins to capture stormwater and convey to the piped facility. A catch basin will be installed on the southern edge of the subject property’s frontage to convey flows from the ditch. 1. The City cannot require the applicant to install stormwater improvements upstream from the property. 2. No, the applicant would not install frontage improvements along the west side of 106th Ave SE. They will be required to install curb, gutter, sidewalk, and planter strip along the east side of 106th Ave SE abutting their property. III. Single family residential houses in the R-4 zone are allowed to be constructed up to a height of three (3) stories and 32-feet. Front yard and rear yard setbacks of 30-feet and 25-feet, respectively, are intended, in part, to mitigate privacy concerns. EXHIBIT 11 DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 Keith Moore Page 2 of 2 April 5, 2019 IV. No City response. V. No City response. I hope these responses provide clarification on the proposed short plat application. Please feel free to contact me should you have questions at 425.430.6593 or mherrera@rentonwa.gov. Sincerely, Matt Herrera, AICP Senior Planner EXHIBIT 11 DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 EXHIBIT 12RECEIVED02/22/2019 mherreraPLANNING DIVISION10DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 EXHIBIT 12RECEIVED02/22/2019 mherreraPLANNING DIVISION11DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 From: Warning, Jamie <JWarning@kentwa.gov> Sent: Tuesday, December 04, 2018 2:20 PM To: Matthew Herrera Cc: Carrasquilla, Ozzie; Taylor, Brennan Subject: RE: Madueno Hi Matt, Emergency access only to 108th AVE SE is something we can consider. The access will need a concrete driveway approach per Kent standard detail 6-43. The access will also need gated with a locking system approved by the fire department, such as Click-to-Enter. Thanks, Jamie Warning, Engineer I Development Engineering | Economic & Community Development 400 West Gowe, Kent, WA 98032 Direct 253-856-6411 | Main 253-856-5490 jwarning@kentwa.gov CITY OF KENT, WASHINGTON KentWA.gov Facebook Twitter YouTube PLEASE CONSIDER THE ENVIRONMENT BEFORE PRINTING THIS E-MAIL From: Matthew Herrera [mailto:MHerrera@Rentonwa.gov] Sent: Tuesday, December 04, 2018 1:34 PM To: Warning, Jamie <JWarning@kentwa.gov> Cc: Carrasquilla, Ozzie <OCarrasquilla@kentwa.gov> Subject: RE: Madueno EXTERNAL EMAIL Hello Jamie, I have been working with the applicants in the email string below on a short plat application here in Renton. I see that their proposed design does not meet the City of Kent’s access standards. Would Kent be amenable to limit the access to 108th Ave SE to emergency vehicle only? The access would mimic a driveway standard, similar to what is existing, instead of an intersection and would be gated off with the entry locked. Thanks in advance for your consideration. Matt Herrera, AICP - Senior Planner City of Renton Community & Economic Development 1055 S. Grady Way Renton, WA 98057-3232 425.430.6593 EXHIBIT 13 DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 From: Lou Larsen [mailto:llarsen@paceng.com] Sent: Tuesday, October 02, 2018 9:30 AM To: Matthew Herrera <MHerrera@Rentonwa.gov> Cc: Ann Fowler <AFowler@Rentonwa.gov>; Greg Diener <gdiener2014@paceng.com>; Simrit Dhillon <simritdhillon77@yahoo.com>; Jassu Dhaliwal <Elitehome2015@outlook.com> Subject: FW: Madueno Matt, Please see response from City of Kent regarding connection to and improvements along 108th Avenue SE. In light of this, I will need to provide a turnaround near the east end of the project. Per City of Kent’s Arterial Design Detail 6-3(see attached), the right-of-way along 108th will need an additional 3-foot dedication on our part along with the planter strip and sidewalk relocated per the detail. One question – Since the road will not be allowed to connect to 108th Avenue, can we make our road private and leave it sloped to one side as currently proposed? This will help save cost in additional catch- basins and pipe. Thanks, Lou Larsen Project Manager Pacific Engineering Design, LLC 15445 53rd Avenue South, Suite 100 Seattle, WA 98188 Office: 206-431-7970 Cell: 206-396-9039 www.paceng.com From: Warning, Jamie <JWarning@kentwa.gov> Sent: Tuesday, October 2, 2018 8:54 AM To: Lou Larsen <llarsen@paceng.com>; Carrasquilla, Ozzie <OCarrasquilla@kentwa.gov> Subject: RE: Madueno Hi Lou, The proposed access to 108th Ave SE does not meet the required intersection spacing of 2,600 feet separation for a principal arterial. Additionally, the site has adequate access via 106th. Therefore the vehicular access to 108th will be denied. 108th Ave SE is classified as Principal Arterial with 5 lanes and shall conform to Kent Standard Detail 6- 3. Required frontage improvements include 5’ planter strip, 7’ sidewalk, and right of way dedication to meet the required ROW width. Thanks, EXHIBIT 13 DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 Jamie Warning, Engineer I Development Engineering | Economic & Community Development 400 West Gowe, Kent, WA 98032 Direct 253-856-6411 | Main 253-856-5490 jwarning@kentwa.gov CITY OF KENT, WASHINGTON KentWA.gov Facebook Twitter YouTube PLEASE CONSIDER THE ENVIRONMENT BEFORE PRINTING THIS E-MAIL From: Lou Larsen [mailto:llarsen@paceng.com] Sent: Monday, October 01, 2018 3:28 PM To: Carrasquilla, Ozzie <OCarrasquilla@kentwa.gov>; Warning, Jamie <JWarning@kentwa.gov> Subject: Madueno EXTERNAL EMAIL Ozzie, Jamie, We are working on a preliminary Plat in Renton that butts up against Kent jurisdiction at 108th Avenue SE (Benson Hwy) just north of SE 200th Street (see attached PDF.) The city of Renton has directed us throughout this early design process to provide a public road connection between 106th and 108th which we are showing on the attached plat map. The city of Renton has requested verification of any roadway / right-of-way improvements or dedications that might be required by the City of Kent along our frontage to 108th. I don’t imagine that there are any as Benson was built-out to its current ultimate design some years ago, but I could be wrong. Give me a call if you have any questions. If not, an email back would work best for the city of Renton documenting the City of Kent’s response. Thanks. Lou Larsen Project Manager Pacific Engineering Design, LLC 15445 53rd Avenue South, Suite 100 Seattle, WA 98188 Office: 206-431-7970 Cell: 206-396-9039 www.paceng.com EXHIBIT 13 DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 Entire DocumentAvailable in Laserfiche Submittals FolderEXHIBIT 14RECEIVED02/22/2019 mherreraPLANNING DIVISIONDocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 Cobalt Geosciences Geotechnical Investigation Proposed 7-Lot Plat 19805 – 108th Avenue SE Renton, Washington September 18, 2018 Entire DocumentAvailable in Laserfiche Submittals Folder EXHIBIT 15 RECEIVED 02/22/2019 mherrera PLANNING DIVISION DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT LUA19-000029 ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use action. Planning: (Contact: Matt Herrera, 425-430-6593, mherrera@rentonwa.gov) 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division’s approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. 7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit. Development Engineering: (Contact: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov) 1. See Attached Development Engineering Memo dated March 7, 2019 Fire Authority: (Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov) 1. The fire impact fees are currently applicable at the rate of $829.77 per single family unit. Credit will granted for the removal of the existing home. Fee paid at time of building permit issuance. 2. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum EXHIBIT 16 DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 ADVISORY NOTES TO APPLICANT LUA19-000029 of 1,500 gpm fire flow would be required. A minimum of one new fire hydrant is required within 300- feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. A water availability certificate is required from Soos Creek Water District. 3. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading. Access is required within 150-feet of all points on the buildings. Proposed hammerhead turnaround is acceptable. Proposed automatic emergency access gateway is acceptable as long as it meets the fire department standard. Technical Services: (Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov) 1. Project will need to be tied to City of Renton Control Monuments for horizontal and vertical datums. Based on Preliminary Plat notes, no City of Renton monuments were referenced for datums. Community Services: (Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov) 1. Parks Impact fee per ordinance applies. 2. Please coordinate street tree species selection with the Urban Forestry and Natural Resources Manager, Ian Gray. EXHIBIT 16 DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:March 7, 2019 TO:Matt Herrera , Senior Planner FROM:Jonathan Chavez, Civil Plan Reviewer SUBJECT:Madueno Short Plat 19805 108th Avenue SE LUA19-000029 I have reviewed the Land Use Application submittal for the Madueno Short Plat at 19805 108th Avenue SE (KC Parcel ID: 0522059078). The applicant is proposing to subdivide the existing lot into eight lots and a storm drainage tract. EXISTING CONDITIONS The Site is approximately 2.2 acres in size and is rectangular in shape. The existing site is developed with an existing single family residence and a large amount of vegetation throughout the parcel. Water Water service is provided by Soos Creek Water and Sewer District. Sewer Sewer service is provided by Soos Creek Water and Sewer District. Storm The site contains an existing single family home and a large amount of vegetation. The existing home sits along the 108th Avenue SE frontage. There is an existing stormwater conveyance ditch along the 106th Avenue SE frontage that flows north. Flows from this conveyance ditch are intercepted by a 12” City of Renton storm drain (COR Facility ID 118219) that continues north along the frontage of 19714 106th Avenue SE. Flows along the 108th Avenue SE frontage appear to be intercepted by a storm drainage system. The City of Renton does not have mapping information for this storm system as it is not located within the City of Renton limits. The applicant is encouraged to contact the City of Kent for record drawings of the storm drainage system in 108th Avenue SE. There is no existing stormwater conveyance system on the project site. The existing topography generally slopes gently from south to north except at the eastern EXHIBIT 16 DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 Madueno Short Plat – LUA19-000029 March 7, 2019 and western portions of the site, where it slopes towards the 108th Avenue SE and 106th Avenue SE respectively. Streets The proposed development fronts 106th Avenue SE along the west property line. 106th Avenue SE is classified as a residential access street with an existing right-of-way (ROW) width of approximately 60 feet, according to the King County Assessors Map. The proposed development also fronts 108th Avenue SE on the east property line. 108th Avenue SE right of way is located in the City of Kent and is a WSDOT maintained road (SR 515) with an existing ROW width of approximately 70 feet, according to the King County Assessors Map. CODE REQUIREMENTS WATER 1. Please obtain a water availability certificate from Soos Creek Water and Sewer District and provide it with the construction permit submittal. 2. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton Regional Fire Authority. 3. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to permit issuance. SEWER 1. Please obtain a sewer availability certificate from Soos Creek Water and Sewer District and provide it with the construction permit submittal. 2. Review of the sewer plans will be conducted by Soos Creek Water and Sewer District. 3. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to permit issuance. SURFACE WATER 1. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual (RSWDM) will be required. Refer to Figure 1.1.2.A – Flow Chart in the 2017 RSWDM to determine what type of drainage review is required for this site. The site falls within the City’s Flow Control Duration Standard area matching Forested Site Conditions. The site falls within the Black River Drainage Basin. a.A preliminary Technical Information Report (TIR) dated January 24, 2019 was submitted and reviewed with the Land Use Application. 2. The site is located in Zone 1 Modified of the City’s Aquifer Protection Area (APA). In Zone 1 Modified of the City’s APA stormwater conveyance and water quality facilities are required to be lined to allow treatment to occur prior to infiltration. Water quality treatment prior to the facility in accordance with the standards in the 2017 RSWDM may be allowed in lieu of lining of the system. a.Update TIR (Special Requirement #6) to reflect this. 3. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. EXHIBIT 16 DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 Madueno Short Plat – LUA19-000029 March 7, 2019 4. Appropriate on-site BMPs will be required to help mitigate the new runoff created by this development. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. a.For proposed basic dispersion flow paths, please show grading to ensure the flow paths are directed to the yard drains. 5. Storm drainage improvements along the 106 Avenue SE frontage and any new public street frontage are required to conform to the City’s street standards. New storm drain shall be designed and sized in accordance with the standards found in Chapter 4 of the 2017 RSWDM. New storm drains shall be designed to account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 6. Access for City maintenance vehicles shall be provided to the stormwater detention tract per the requirements in the 2017 RSWDM if the facility will be publicly maintained. 7. A Construction Stormwater General Permit from the Washington Department of Ecology is required as site clearing will exceed one acre. 8. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. a.A preliminary geotechnical report was dated September 18, 2018 was submitted and reviewed with the Land Use Application. 9. As of September 28, 2018, the City of Renton has developed a new set of Surface Water Standard Plans to replace the existing set. These new Surface Water Standard Plans shall be used in all future drainage plan submittals. 10. The development is subject to stormwater system development charges (SDCs) for the new lots. The 2019 Surface water system development fee is $1,800.00 for each new lot. The SDC that is current is due at the time of construction permit issuance. TRANSPORTATION/STREET COMMENTS 1. 108 th Avenue SE is located in the City of Kent. The applicant should contact the City of Kent and WSDOT to determine frontage improvement requirements along the 108th Avenue SE frontage and whether or not a site access from 108th Avenue SE will be permitted. 2. 106 th Avenue SE is located in the City of Renton and is classified as a residential access street with a ROW width of 60’. Per RMC 4-6-060, the minimum right of way width for a residential access street is 53’; no ROW dedication will be required. Half street improvements shall include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, a 5-foot sidewalk, street trees and storm drainage improvements. a.New ADA ramps at the northwest corner of the storm drain tract shall be designed closer to the new intersection. b.Per RCW 35.38.075, an ADA accessible route shall be provided from the proposed curb ramp parallel to 106th Avenue SE, to the sidewalk on the north side of the church driveway. The ADA accessible route between the new project roadway and the church driveway may be an at grade concrete sidewalk with raised concrete curbing. The EXHIBIT 16 DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 Madueno Short Plat – LUA19-000029 March 7, 2019 existing church sidewalk will need a new ADA ramp to complete the accessible route. Alternatively, but less preferred, a full raised curb return on the north side of the proposed roadway with two new ADA ramps shall be provided. All work shall occur within the City ROW. c.Applicant shall provide a smooth asphalt transition from end of sidewalk at the southwest corner of the lot, to existing street grade. Asphalt transition must be ADA compliant. 3. A new residential access street is required to serve this development. Residential access streets shall conform to the standards found in RMC 4-6-060. Residential access streets shall have a right of way width of 53’. The minimum paved roadway width is 26’ which includes 2 – 10’ travel lanes and 1 – 6’ parking lane. A 0.5’ curb, planter, and 5’ sidewalk are required along both sides of the roadway. a.Applicant is proposing half street improvements with a paved roadway width of 26’ which includes 2 – 10’ travel lanes, 1 – 6’ parking lane, 2 – 0.5’ curbs, 1 – 8’ planter, 1 – 5’ sidewalk, and 3’ of clear space behind the north curb. The total ROW dedication for the new residential access street is 43’. 4. Shared driveways are allowed for access to up to 4 lots provided at least one of the four (4) lots abuts a public right-of-way, with at least sufficient frontage to comply with the zoning width dimensions, and the subject lots are not created by a subdivision of ten (10) or more lots. Refer to the shared driveway requirements as outlined in RMC 4-6-060J. 5. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5 feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. c. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and double-loaded garage driveway shall not exceed sixteen feet (16'). 6. Street lighting is required along all public street frontages for projects with more than four lots. For this project street lighting would be required along the 106th Avenue SE frontage and the frontage of any new public street. Street lighting may be required by the City of Kent and/or WSDOT along the 108th Avenue SE frontage. Required street lights along City of Renton streets shall be per City standards. A street lighting analysis and plan shall be submitted with the construction permit. 7. A traffic impact analysis is required when estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 - 9:00) or PM (3:00 –6:00) peak periods. If the number of proposed trips estimated by the applicant engineer using the current ITE Trip Generation book is more than 20 trips in either morning peak or evening peak, then level of service study is required. The applicant engineer can contact the City to determine the extent of the traffic study that will be required for the project. If the peak trips exceeds 20, a traffic impact study will be required to be included with the land use application. 8. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. 9. The transportation impact fee is based on the type of land use. For a single family dwelling, the 2019 transportation impact fee is $7,820.42. Transportation impact fees are subject to change based on the calendar year the building permit is issued. GENERAL COMMENTS EXHIBIT 16 DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28 Madueno Short Plat – LUA19-000029 March 7, 2019 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. i.Lot 3 sewer stub and storm drain line lack the required horizontal separation. Please update utility plans to ensure adequate separation between all utilities. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 4. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014. 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2019 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. 7. A demo permit is required for the demolition of the existing building(s). The demo permit shall be acquired through the building department. EXHIBIT 16 DocuSign Envelope ID: 8C9D14F9-3BCB-40E0-ACD3-AF3EA0B94A28