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HomeMy WebLinkAboutPN-PROJECT NARRATIVE - 1 - 20291.003 PROJECT NARRATIVE for SUMPTER PRELIMINARY SHORT PLAT Prepared by Barghausen Consulting Engineers, Inc. April 29, 2019 This Project Narrative includes general project information as well as the narratives for several Modifications. PROJECT DESCRIPTION: The subject property is addressed as 14204 156th Avenue S.E. (Parcel No. 142305-9013) and is located to the east of the intersection of S.E. 142nd Place and 156th Avenue S.E. and south of the Enclave at Bridle Ridge Plat (LUA14-000241). The project site area is approximately 118,651 square feet (2.72 acres) and is zoned Residential-4 (R-4). The proposal is to subdivide the project site into eight (8) single-family lots and construct new single-family dwellings on each lot. Access to Lots 1-6 is proposed via a 26-foot-wide shared driveway with a sidewalk on the south side and access to Lots 7 and 8 is proposed via driveway access off of the 158th Avenue S.E. extension. No critical areas are mapped on the project site. An existing single family residence and all outbuildings on the site will be removed. GRADING AND TREE RETENTION: The topography on site is slight to moderate generally sloping downward from east to west. The project proposes retaining walls on Lots 4 – 6 and a rockery on Lot 7 as needed to create flat pads for the lots and to promote tree retention. Several healthy trees would be impacted by required frontage improvements for 156th Avenue S.E.; however, the applicant has coordinated with the city to meander the sidewalk in an effort to retain as many trees as possible along the site frontage. The project proposes more than the minimum tree retention. In addition to retaining 30 percent of existing significant trees, each new lot will provide a minimum tree density of two trees per 5,000 square feet of lot area on site. A landscaping plan will be provided during final engineering to demonstrate compliance with the 2-tree-per-5,000 requirement as shown in the table below. Two trees will be planted in the front yards of Lots 1 – 6, as required for lots not accessing from a public street. LOT # AREA (SF) 2 TREES/5,000 SF REQUIRED TREES/LOT RETAINED TREES PLANTED TREES 1 9151 0.0004 4 0 4 2 9151 0.0004 4 0 4 3 9151 0.0004 4 7 0 4 9151 0.0004 4 7 0 5 9151 0.0004 4 14 0 6 11869 0.0004 5 12 0 7 12522 0.0004 5 2 3 8 9604 0.0004 4 6 0 48 11 ACCESS: Access to the site will be from a new public street extension of 158th Avenue S.E. to connect with Wapato Place. Two lots will access directly from the new extension and the remaining six lots will access via a 26-foot wide shared drive that is proposed near the north property line. An - 2 - 20291.003 eight-foot wide landscape buffer is provided along the north property line to buffer the proposed shared driveway from existing neighboring development. The site also fronts 156th Avenue S.E., a collector arterial. As required, the project will construct frontage improvements along 156th Avenue S.E. including pavement widening, curb, gutter, planter strip with street trees, and a sidewalk. The sidewalk will be designed with a meander to avoid, protect, and retain several existing trees that would otherwise be impacted by standard-design frontage improvements. Existing utility poles that serve the signalized intersection WILL NOT be relocated; however, minor utility poles that do not serve the signals will be undergrounded. STORMWATER: Stormwater runoff generated by the lots, Tract B, and 156th Avenue S.E. improvements will be collected and routed to the onsite infiltration vault in Tract A. An overflow is provided from the vault to connect to the existing drainage system in 156th Avenue S.E. UTILITIES: Water and sewer exist in 156th Avenue S.E. and will be extended in the new street extension of 158th Avenue S.E. A water main will be extended in Tract A to create a loop connection from the existing main in 156th Avenue S.E. to the new main in the street extension. A new sewer main will be installed to collect and discharge sewerage to the existing main in 156th Avenue S.E. REQUIRED NARRATIVE ITEMS PROJECT NAME, SIZE, AND LOCATION OF SITE · Project Name: Sumpter Short Plat · Gross Site Area: 2.72 acres · Location: 14204 – 156th Avenue S.E. LAND USE PERMITS REQUIRED FOR PROPOSED PROJECT · Preliminary Short Plat · Modification for Frontage Improvement Design, Right-of-Way Dedication, and Shared Driveway ZONING DESIGNATION OF THE SITE AND ADJACENT PROPERTIES · Site: R-4 · Adjacent properties: R-4 CURRENT USE OF THE SITE AND ANY EXISTING IMPROVEMENTS The site currently contains one single-family residence. SPECIAL SITE FEATURES (i.e., WETLANDS, WATER BODIES, STEEP SLOPES) The site contains no special site features. STATEMENT ADDRESSING SOIL TYPE AND DRAINAGE CONDITIONS The King County Soils Conservation Service Soils Map indicates that the on-site soils are considered Alderwood gravelly sandy loam with 8 to 15 percent slopes. - 3 - 20291.003 Stormwater runoff generated by the lots, Tract B, and 156th Avenue S.E. improvements will be collected and routed to the onsite infiltration facility in Tract A. An overflow is provided from the facility to connect to the existing drainage system in 156th Avenue S.E. PROPOSED USE OF THE PROPERTY AND SCOPE OF THE PROPOSED DEVELOPMENT The Sumpter Short Plat is a single-family residential project consisting of the development of a forested area generally located at the intersection of 156th Avenue S.E. and S.E. 146th Place. The proposed project is to construct eight (8) single-family lots with associated roads, utilities, and stormwater facilities. FOR PLATS, INDICATE THE PROPOSED NUMBER, NET DENSITY, AND RANGE OF SIZES (NET LOT AREA) OF THE NEW LOTS The project will contain eight (8) lots for detached single-family residences. The lots range in area from 9,151 square feet to 12,522 square feet, with an average area of approximately 9,969 square feet. The net lot area is 2.72 acres (118,651 square feet). Net density of the project is approximately 3.61 dwelling units per net acre (du/acre). Each lot contains a minimum of 250 square feet of private open space in their rear yards. ACCESS Access to the site will be from a new public street extension of 158th Avenue S.E. to connect with Wapato Place. Two lots will access from the new extension and the remaining six lots will access via a 26-foot wide shared drive that is proposed near the north property line. A five-foot wide landscape buffer is provided along the north property line to buffer the proposed shared driveway from existing neighboring development. The site also fronts 156th Avenue S.E., a collector arterial. As required, the project will construct frontage improvements along 156th Avenue S.E. including pavement widening, curb, gutter, planter strip with street trees, and a sidewalk. The sidewalk will be designed with a meander to avoid, protect, and retain several existing trees that would otherwise be impacted by standard-design frontage improvements. PROPOSED OFF-SITE IMPROVEMENTS (i.e., INSTALLATION OF SIDEWALKS, FIRE HYDRANTS, SEWER MAIN, ETC.) No offsite improvements are anticipated. TOTAL ESTIMATED CONSTRUCTION COST AND ESTIMATED FAIR MARKET VALUE OF THE PROPOSED PROJECT The construction costs and fair market value are to be determined. ESTIMATED QUANTITIES AND TYPE OF MATERIALS INVOLVED IF ANY FILL OR EXCAVATION IS PROPOSED Approximately 7,000 cubic yards of total grading may be necessary for the project. At this time, earthwork is expected to balance on site. At this time, the source of fill material (if needed) is unknown; that information will be provided as required as part of the grading and construction permit process. The amount of and destination for exported material is unknown at this time. NUMBER, TYPE, AND SIZE OF ANY TREES TO BE REMOVED The site contains 213 trees including hemlock, fir, cedar, maple, cherry and cottonwood. The project is currently designed to retain 48 viable evergreen and deciduous trees in the development area (see the Arborist Report and the Preliminary Tree Retention Plan). The project does not trigger replanting of trees - 4 - 20291.003 for tree retention. The project will need to plant trees on the lots to comply with the two-trees per 5,000 square feet of lot area as shown on the Preliminary Landscape Plan. EXPLANATION OF ANY LAND TO BE DEDICATED TO THE CITY The project will dedicate 12 – 15 feet (variable width) of right-of-way at 156th Avenue S.E. per the Collector Arterial street standard and 53 feet of right-of-way for the extension of Chelan Avenue NE/158th Avenue S.E. ANY PROPOSED JOB SHACKS, SALES TRAILERS, AND/OR MODEL HOMES To be determined. - 5 - 20291.003 MODIFICATION REQUEST – SHARED DRIVEWAY SERVING SIX LOTS and LONGER THAN 300 FEET Preapplication Comment: Access to the proposed lots would be required to comply with the standards outlined in RMC 4-6-060, or as otherwise approved through a Modification (RMC 4-9-250D). Shared driveways may be allowed for access to four (4) or fewer residential lots, provided: a. At least one of the four (4) lots abuts a public right-of-way and the street frontage of the lot is equal to or greater than the lot width requirement of the zone; and b. The subject lots are not created by a subdivision often (10) or more lots; and c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic and/or pedestrian circulation through the short subdivision or to serve adjacent property; and d. The shared driveway would not adversely affect future circulation to neighboring properties; and e. The shared driveway is no more than two hundred feet (200') in length; and f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and personnel. MODIFICATION REQUEST: The project requests modifications to RMC 4-6-060 and RMC 4-9-250-D to propose that six lots access from a shared driveway that will be longer than 300 feet. The project is designed to maximize tree retention at the perimeter of the site, including a buffer of trees along 156th Avenue S.E. In the effort to retain trees, reduce connections to a collector arterial, and to balance the impact of the new public roadway that will bisect the long narrow site, a shared driveway with a sidewalk and hammerhead turnaround serving six lots is appropriate for this short plat. Shared driveways may be allowed for access to four (4) or fewer residential lots, provided: Response: Please consider the site location and characteristics as well as the proposed benefits the project provided to allow six lots on a shared driveway. We have coordinated with Renton Fire a. At least one of the four (4) lots abuts a public right-of-way and the street frontage of the lot is equal to or greater than the lot width requirement of the zone; and Response: Lot 6 abuts and has adequate frontage on the new extension of Wapato Place/158th Avenue S.E. This criterion is met. b. The subject lots are not created by a subdivision often (10) or more lots; and Response: The subject lots are part of an eight (8) lot short plat. This criterion is met. c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic and/or pedestrian circulation through the short subdivision or to serve adjacent property; and Response: The shared driveway is not needed or desired by the city as a public street as the project will be constructing a new public connection at Wapato Place and 158th Avenue S.E. that will promote neighborhood connectivity. This criterion is met. d. The shared driveway would not adversely affect future circulation to neighboring properties; and Response: Future circulation will not be impacted by the shared driveway as the project will be - 6 - 20291.003 constructing a new public connection at Wapato Place and 158th Avenue S.E. that will promote neighborhood connectivity. The shared driveway will have a sidewalk that will provide safe pedestrian access from the project to 156th Avenue S.E. This criterion is met. e. The shared driveway is no more than two hundred feet (200') in length; and Response: The proposed driveway will be approximately 505 feet long from the centerline of the new 158th Avenue S.E. to the west terminus of the proposed hammerhead turnaround. A modification is needed for this criterion. We have discussed the long driveway and turnaround with Renton Fire staff. Mitigation in the form of automatic fire sprinklers is likely to be a condition of the length (more than 200 feet) and type of turnaround (hammerhead in lieu of a cul-de-sac). f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and personnel. Response: Emergency vehicle access is adequately provided by the 20-foot wide fire lane and the hammerhead turnaround. We have discussed the hammerhead proposal with Renton Fire Marshal staff and received general concurrence that the hammerhead would be acceptable if the future homes are equipped with automatic fire sprinkler systems. The applicant accepts a condition to automatic fire sprinkler systems as mitigation for the long shared driveway and hammerhead turnaround. This criterion is met with the mitigation condition to install automatic fire sprinkler systems for the homes accessed from Tract B. RMC 4-4-040C.2.g. Modifications: Pursuant to RMC 4-9-250D, Modification Procedures, the Administrator may grant modifications to this Section’s retaining wall standards. Approval of a modifications permit may include conditions such as, but not limited to, increased setbacks, additional landscaping, and a requirement to terrace, or specific materials to be used. RMC 4-9-250D.2 Decision Criteria: Whenever there are practical difficulties involved in carrying out the provisions of this Title, the Department Administrator may grant modifications for individual cases provided he/she shall first find that a specific reason makes the strict letter of this Code impractical, that the intent and purpose of the governing land use designation of the Comprehensive Plan is met and that the modification is in conformity with the intent and purpose of this Code, and that such modification: a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives; Response: The modified road section will provide safe and adequate access to the project and the surrounding community. Any development of the site would require some level of modification or the loss of a viable building lot solely for the reason that the site is so long and narrow (720 feet by 165 feet) and because of the requirement to construct the connection of Wapato Place to 158th Avenue S.E.. The following policies and goals support the project as designed. Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. Policy L-58: Provide complete streets along arterials and arranges as an interconnecting network or grid. The public street improvements will locate planter strips between the curb and the sidewalk in order to provide separation between cars and pedestrians. - 7 - 20291.003 b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; Response: The proposed modified shared driveway will be commonly owned and maintained by the lot owners of all eight of the lots in the short plat (not just Lots 1 – 6) because there are common amenities and utilities in Tract B that will serve all of the lots. A sidewalk is provided to convey pedestrians to 156th Avenue S.E. A landscape buffer is provided along the north property line to shield the new driveway from adjacent development. c. Will not be injurious to other property(ies) in the vicinity; Response: The proposed modified shared driveway will have no impact to other properties. d. Conforms to the intent and purpose of the Code; Response: The intent of the code is to provide safe, maintainable, and adequate access for new residential development. In this case, there is no viable access scenario for the six lots that would not trigger a modification. Access to all reaches of the site is extremely difficult because the site dimensions are 720 feet by 165 feet, it is bisected by a required new public roadway that has no tolerance for relocation or configuration alternatives, and because of the non-typical intersection configuration of 156th Avenue S.E. and S.E. 146th Place. A single shared driveway and hammerhead originating at the new 158th Avenue S.E. extension and serving six lots with no vehicular connection to 158th Avenue S.E. is the best and safest way to serve the project. e. Can be shown to be justified and required for the use and situation intended; and Response: Access to all extremities of the site is difficult because the site dimensions are 720 feet by 165 feet, it is bisected by a required new public roadway that has no tolerance for relocation or configuration alternatives, and because of the non-typical intersection configuration of 156th Avenue S.E. and S.E. 146th Place. A single shared driveway and hammerhead originating at the new 158th Avenue S.E. extension and serving six lots with no vehicular connection to 158th Avenue S.E. is the best and safest way to serve the project. f. Will not create adverse impacts to other property(ies) in the vicinity. Response: The proposed modified road section will have no impact to other properties. - 8 - 20291.003 MODIFICATION REQUEST – MEANDERING SIDEWALK AT 156TH AVENUE S.E. MODIFICATION REQUEST: The applicant requests a modification to allow a meandering sidewalk in lieu of a straight sidewalk along 156th Avenue S.E. The meander will enable the project the opportunity to preserve trees between the development site and the public road. A typical straight sidewalk behind an 8- foot planter strip would cut through all of the trees on the site frontage. It is likely that this modification would also include a modification for street tree spacing to compliment but not impact the retained trees. RMC 4-4-040C.2.g. Modifications: Pursuant to RMC 4-9-250D, Modification Procedures, the Administrator may grant modifications to this Section’s retaining wall standards. Approval of a modifications permit may include conditions such as, but not limited to, increased setbacks, additional landscaping, a requirement to terrace or specific materials to be used. RMC 4-9-250D.2 Decision Criteria: Whenever there are practical difficulties involved in carrying out the provisions of this Title, the Department Administrator may grant modifications for individual cases provided he/she shall first find that a specific reason makes the strict letter of this Code impractical, that the intent and purpose of the governing land use designation of the Comprehensive Plan is met and that the modification is in conformity with the intent and purpose of this Code, and that such modification: a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives; Response: The project proposes to meander the sidewalk along 156th Avenue S.E. to avoid impacting existing trees. The following policies and goals support the project as designed. Goal L-BB: Maintains a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. Policy L-58: Provides complete streets along arterials and arranges as an interconnecting network or grid. The public street improvements will locate planter strips between the curb and the sidewalk in order to provide separation between cars and pedestrians. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; Response: The proposed modified sidewalk meander has no effect on safety or function. The appearance of the sidewalk will be aesthetic and result in larger separation from vehicular traffic than the typical location and alignment of the walk. Environmentally, the meander allows the project to retain existing evergreen trees that will provide a visual and physical buffer between the new development and 156th Avenue S.E. c. Will not be injurious to other property(ies) in the vicinity; Response: The proposed meandering sidewalk will have no impact on other properties. d. Conforms to the intent and purpose of the Code; Response: The intent of the code is to provide safe and adequate access for new development and physical separation of pedestrians and cars. The proposed meandering sidewalk will increase the width of the landscape strip where the meander occurs to protect existing trees. e. Can be shown to be justified and required for the use and situation intended; and - 9 - 20291.003 Response: The proposed meander is justified to protect and preserve existing trees and to improve separation of pedestrians from vehicular traffic on a collector arterial. f. Will not create adverse impacts to other property(ies) in the vicinity. Response: The proposed meandering sidewalk will have no impact to other properties. - 10 - 20291.003 MODIFICATION REQUEST – RIGHT-OF-WAY DEDICATION and SIDEWALK WIDTH FOR 156TH AVENUE S.E. Preapplication Meeting Comment from City of Renton: Transportation Department has classified 156th Avenue S.E. south of S.E. 142nd Place, as a Collector Arterial. The existing right of way width is approximately 60'. Per RMC 4-6-060, the minimum right of way width for a three lane Collector Arterial is 94 feet that includes a minimum paved travel roadway width is 41 feet, 8 feet wide parking width on both sides of the street, 0.5 feet wide curbs, 8 feet wide planters, and 8 feet wide sidewalks. The developer may submit a modification request to reduce the sidewalk width to 5 feet (to be consistent with the existing sidewalk along 156th Ave S.E.). City will provide clarification regarding the on-street parking after clarification is obtained. The ROW dedication should be provided to include all street elements including sidewalk, and 2 feet width back of sidewalk within the ROW. The half street ROW dedication width for a street section with 8 feet wide sidewalk width (as per RMC 4-6-060) is approximately 17 feet. The half street ROW dedication width for a street section with 5 feet wide sidewalk width (to be consistent with the 156th corridor) will be approximately 12 feet. Half street ROW dedication and construction of half street improvements are required to be provided by the developer. MODIFICATION REQUEST: The project requests a Modification to RMC 4-6-060F to reduce the project's obligations for right-of-way dedication from 17 feet to minimum 12 feet and for sidewalk width reduction from 8 feet to 5 feet to match up to recently constructed sidewalks north of the site at the Plat of Enclave at Bridle Ridge. The project's construction obligation would include 8 feet of pavement widening for travelway, as well as curb, gutter, planter and a five-foot sidewalk on the project side as shown below and in the preliminary plan set (Sheet 3). It is anticipated that on-street parking is not desirable or necessary in this location. RMC 4-4-040C.2.g. Modifications: Pursuant to RMC 4-9-250D, Modification Procedures, the Administrator may grant modifications to this Section’s retaining wall standards. Approval of a modifications permit may include conditions such as, but not limited to, increased setbacks, additional landscaping, a requirement to terrace or specific materials to be used. RMC 4-9-250D.2 Decision Criteria: Whenever there are practical difficulties involved in carrying out the provisions of this Title, the Department Administrator may grant modifications for individual cases provided he/she shall first find that a specific reason makes the strict letter of this Code impractical, that the intent and purpose of the governing land use designation of the Comprehensive Plan is met and that the modification is in conformity with the intent and purpose of this Code, and that such modification: a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives; Response: The modified road section will provide safe and adequate access to the project and the surrounding community. The site is located at the fringe of the city limits and the need for an on-street parking and an 8-foot sidewalk is unnecessary as determined by the City of Renton's Transportation Department. - 11 - 20291.003 Goal L-BB: Maintains a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. Policy L-58: Provides complete streets along arterials and arranges as an interconnecting network or grid. Locates planter strips between the curb and the sidewalk in order to provide separation between cars and pedestrians. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; Response: The proposed modified road section is appropriate based on the amount of traffic and levels of service on 156th Avenue S.E. with the project and potential future development. The modified Collector Arterial standard is consistent with the improvements that were recently constructed to the north. All other urban street standards will be provided (curb, gutter, planter, street trees, streetlights, and sidewalk). c. Will not be injurious to other property(ies) in the vicinity; Response: The proposed modified road section will have no impact to other properties. d. Conforms to the intent and purpose of the Code; Response: The frontage improvements as proposed are consistent in appearance with typical urban streets, with travel lanes, vertical curbs, planter strips, and separated sidewalks. The intent of urban streets is to facilitate safe travel ways for cars, bicycles, and pedestrians. The modified Collector Arterial standard is consistent with surrounding development. The intent and purpose of the Code are met with the proposal. e. Can be shown to be justified and required for the use and situation intended; and Response: The modified Collector Arterial is appropriate in a residential area and it matches surrounding improvements. All other urban street standards will be provided (curb, gutter, planter, street trees, streetlights, and sidewalk). f. Will not create adverse impacts to other property(ies) in the vicinity. Response: The proposed modified road section will have no impact to other properties. - 12 - 20291.003 MODIFICATION REQUEST – 8-FOOT WIDE LANDSCAPE BUFFER TRACT TO INCLUDE ROCKERY (REDUCED LANDSCAPE WIDTH) Per RMC4-6-060J.2 an eight-foot wide landscape buffer is required between the private access and the north property line. An eight-foot tract is provided, but in a portion of the tract, a maximum four-foot high rockery wall is necessary; which reduces the landscape width to approximately four to six feet. The rockery is proposed along a public drainage facility, not any private properties or residential lots. The impact of the reduced landscape buffer for the approximately 110 feet of length will have no impact to any offsite properties. RMC 4-4-040C.2.g. Modifications: Pursuant to RMC 4-9-250D, Modification Procedures, the Administrator may grant modifications to this Section’s retaining wall standards. Approval of a modifications permit may include conditions such as, but not limited to, increased setbacks, additional landscaping, and a requirement to terrace, or specific materials to be used. RMC 4-9-250D.2 Decision Criteria: Whenever there are practical difficulties involved in carrying out the provisions of this Title, the Department Administrator may grant modifications for individual cases provided he/she shall first find that a specific reason makes the strict letter of this Code impractical, that the intent and purpose of the governing land use designation of the Comprehensive Plan is met and that the modification is in conformity with the intent and purpose of this Code, and that such modification: a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives; Response: The following policies and goals support the project as designed. This criterion is met. Policy L-3: Encourage infill development of single family units as a means to meet growth targets and provide new housing. Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. Policy L-51: Include human-scale features such as pedestrian pathways, quality landscaping, and public spaces that have discernible edges, entries, and borders to create a distinctive sense of place in neighborhoods, commercial areas, and centers. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; Response: The rockery will not impact safety, function, appearance, environmental protection or maintainability of the development. All of the future homeowners will be responsible equally for rockery and landscape maintenance. This criterion is met. c. Will not be injurious to other property(ies) in the vicinity; Response: The rockery is proposed along a public drainage facility that has a 10-foot landscaped area between facility and the property line. There are no private properties or residential lots that will see the proposed rockery. The impact of the reduced landscape buffer for the approximately 110 feet of length will have no impact to any offsite properties. This criterion is met. d. Conforms to the intent and purpose of the Code; - 13 - 20291.003 Response: An eight-foot tract is provided, but for a limited section, a reduced width of landscaping will be provided. The physical separation from the subject property to the adjacent property is the same because of the tract width. This criterion is met. e. Can be shown to be justified and required for the use and situation intended; and Response: The rockery is necessary because the project is providing a complete street with a sidewalk on one side to facilitate pedestrian activity as well as access to Lots 1 – 6. The physical separation from the subject property to the adjacent property is the same because of the tract width. This criterion is met. f. Will not create adverse impacts to other property(ies) in the vicinity. Response: The rockery is proposed along a public drainage facility that has a 10-foot landscaped area between facility and the property line. There are no private properties or residential lots that will see the proposed rockery. The impact of the reduced landscape buffer for the approximately 110 feet of length will have no impact to any offsite properties. This criterion is met. - 14 - 20291.003 MODIFICATION REQUEST – TREE RETENTION NGPE PROPOSED INSTEAD OF A TRACT Per RMC 4-4-130H.2 a separate tract is required for retained trees; however, because of the site's long narrow shape it is not possible to set aside a tract or tracts for tree retention as well as maintain the lot yield that comply with lot area requirements of the R-4 zone. The applicant proposes to identify a native growth protection easement (NGPE) on Lot 3 – 8 for retained trees. The final short plat map will identify these areas as protected. All of the retained trees are entirely contained in the rear yard setback for the lots, so no building impacts to the retained trees are anticipated. The lots are all large enough that residents will still have adequate yard space in addition to the tree retention easements. RMC 4-4-040C.2.g. Modifications: Pursuant to RMC 4-9-250D, Modification Procedures, the Administrator may grant modifications to this Section’s retaining wall standards. Approval of a modifications permit may include conditions such as, but not limited to, increased setbacks, additional landscaping, and a requirement to terrace, or specific materials to be used. RMC 4-9-250D.2 Decision Criteria: Whenever there are practical difficulties involved in carrying out the provisions of this Title, the Department Administrator may grant modifications for individual cases provided he/she shall first find that a specific reason makes the strict letter of this Code impractical, that the intent and purpose of the governing land use designation of the Comprehensive Plan is met and that the modification is in conformity with the intent and purpose of this Code, and that such modification: a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives; Response: The following policies and goals support the project as designed. This criterion is met. Policy L-3: Encourage infill development of single family units as a means to meet growth targets and provide new housing. Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. Policy L-51: Include human-scale features such as pedestrian pathways, quality landscaping, and public spaces that have discernible edges, entries, and borders to create a distinctive sense of place in neighborhoods, commercial areas, and centers. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; Response: The proposed retained trees will be protected by an NGPE as well as separated from the lots by retaining walls on Lots 3 – 6. The retained trees on Lots 7 and 8 are near the back of the lots. All of the retained trees are entirely in the rear yard setbacks. c. Will not be injurious to other property(ies) in the vicinity; Response: The retained trees will act as a buffer for adjacent properties to the south and east. No impact to adjacent properties results from the use of an NGPE rather than a tract. d. Conforms to the intent and purpose of the Code; Response: The intent and purpose of the code is to (1) retain trees and (2) protect the retained trees from damage or individual lot impacts. The NGPE will result in a similar protection for the - 15 - 20291.003 trees. The location of the retained trees in the rear yard setback further allows for the protection of the trees because there is still adequate yard space on these large lots for typical yard use and landscaping. e. Can be shown to be justified and required for the use and situation intended; and Response: The shape of the property as well as the bisecting public street reduces the site's opportunities for tree retention. The location of the retained trees in the rear yard setback further allows for the protection of the trees because there is still adequate yard space on these large lots for typical yard use and landscaping. f. Will not create adverse impacts to other property(ies) in the vicinity. Response: The retained trees will act as a buffer for adjacent properties to the south and east. No impact to adjacent properties results from the use of an NGPE rather than a tract.