Loading...
HomeMy WebLinkAboutSR_Report_Conditions_Huynh_Short_Plat_200916_v1.pdfVOcu. lig 7 tfiveiope IU: OLr,0IbbU-yblit-4VJL-CSL3C-tUNtlC[SUIi/bHl. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT A. ADMINISTRATIVE REPORT & DECISION CITY OF Renton (D DECISION: ❑ APPROVED ® APPROVED SUBJECT TO CONDITIONS ❑ DENIED REPORT DATE: April 5, 2018 Project Name: Huynh Short Plat Owner: Kathy Huynh, 2007 Union Ave NE, Renton, WA 98059 Applicant/Contact: Paul Monsef, 2806 NE Sunset Blvd, Ste F, Renton, WA 98056 Project File Number: PR17000664 Land Use File Number: LUA17-000855, SHPL-A, VAR, VAR, MOD, MOD Project Manager: Alex Morganroth, Associate Planner Project Summary: The applicant is requesting preliminary short plat approval for the subdivision of an existing 32,234 square foot (.74 acre) site into 3 residential lots and 1 tract. The project site is located at 2007 Union Ave NE (APN 0423059076) and has a zoning designation of Residential-6 du/ac (R-6). An existing manufactured home on site is proposed for demolition. The proposed lots range in size from 7,747 sq. ft. to 8,817 sq. ft. with a net density of 5.32 du/ac. Tract A is proposed as a 7,082 square foot shared driveway to be used for access by all three lots. The applicant is requesting two variances in association with the short plat application: 1) Reducing the secondary front yard setbacks for lots 1 and 2 from 25 feet, as required by RMC 4-2- 110A, to 10 feet, and 2) Reducing the corner lot width of Lot 1 from 70 feet, as required by RMC 4-2-110A, to 60 feet. The applicant is also requesting a modification in order to allow for a 4400t wide driveway tract landscape strip instead of an 8-foot wide strip as required by RMC 4-6-060.f.2. The applicant is proposing to retain two trees on the site. A Wellhead Protection Area Zone 2 was mapped on the subject property. The applicant has submitted a Geotechnical Engineering Study, a Preliminary Technical Information Report, and an Arborist Report with the application. Project Location: 2007 Union Ave NE, Renton, WA 98059 Site Area: 0.74 acres D Huynh Short Plat Decision_180328 v3 FINAL UVCuz>ign rnvempe IU: tn=Di bU-y�l�t-4U3L-tSL3C-CUH[SCtSVIi/bHl.i City of Renton Department of Community & Economic Development Administrative Report & Decision HUYNH SHORT PLAT LUA17-000855, SHPL-A, VAR, VAR, MOD, MOD April 5, 2018 Page 2 of 23 8. EXH18/ "So Exhibit 1: Staff Report Exhibit 2. Short Plat Plan Exhibit 3: Landscape/Tree Retention Plan Exhibit 4: Arborist Report Exhibit 5: Preliminary Technical Information Report prepared by Encompass Engineering (dated December 12th, 2017) Exhibit 6: Conceptual Drainage/Utilities Plan Exhibit 7: Geotechnical Engineering Report prepared by Migizi Group, Inc (dated July 17th, 2017) Exhibit 8: Construction Mitigation Description Request Exhibit 9: Variance Request — Lot Width Exhibit 10: Variance Request — Building Setbacks Exhibit 11: Modification Request — Landscape Strip Exhibit 12: Modification Request — Street Improvements Exhibit 13: Advisory Notes to Applicant Exhibit 14: Public Comment Exhibit 15: Staff Response to Public Comment(s) 1. Owner(s) of Record: 2. Zoning Classification: 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: 5. Critical Areas: Kathy Huynh 2007 Union Ave NE Renton, WA 98059 Residential -6 dulac (R-6) Residential Medium Density Single-family residential Wellhead Protection Area Zone 2 6. Neighborhood Characteristics: a. North: Single family Residential, R-6 Zone b. East: Single family Residential, R-6 Zone c. South: Single-family Residential, R-6 Zone d. West: Single-family Residential, R-6 Zone 6. Site Area: 0.74 acres D. HISTORICAL/BACKGROUND; Action Comprehensive Plan Land Use File No. N/A Ordinance No. 5758 Date 06/22/2015 D Huynh Short Plat Admin_Decision_wExhibits 180405 dgfl Cf7VBlOp@ IU: 13CC� IDbU-ybl.C-4U3L-CSZ3C-CUHCSCCSUt�/bHli City of Renton Department of Community &Economic Development Administrative Report &Decision HUVNH SHORT PLAT LUA17-000855, SHPL-A, VAR, VAR, MOD, MOD April 5, 2018 ) E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service will be provided by the City of Renton. There is an existing 12-inch water main in Union Ave NE. b. Sewer: Wastewater service is provided by the City of Renton. There is an existing 8-inch concrete gravity wastewater main located in Union Avenue NE. c. Surface/Storm Water: No stormwater infrastructure currently exists on -site. 2. Streets: The proposed development fronts Union Avenue NE to the east, there are no existing frontage improvements along the street frontage of Union Avenue NE. 3. Fire Protection: Renton Regional Fire Authority 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 a. Section 4-3-050: Critical Area Regulations 3. Chapter 4 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 9Perrnits-Specific b. Section 4-9-250: Variances, Waivers, Modifications, and Alternates 7. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on December 20, 2017 and determined the application complete on January 3, 2018. The project was placed D Huynh Short Plat Admin Decision_wExhibits 180405 UOcuJlgn rnvempe IU: t5CCOIObU-VDUr--4UOZ-OZ6t-LUAbLt5UU/OAU City of Renton Department of Community & Economic Development Administrative Report & Decision HUYNH SHORT PLAT LUA17-000855, SHPL-A, VAR, VAR, MOD, MOD April 5, 2018 Page 4 of 23 on -hold on January 22, 2018 and taken off -hold on 120-day review period. February 13, 2018. The project complies with the 2. The project site is located at 2007 Union Ave NE (Parcel #042059076). 3. The project site is currently developed with a single-family home. 4. Access to the site would be provided via a 20-foot wide driveway tract off of Union Ave NE on the north side of the site. 5. The property is located within the Residential Medium Density (MD) Comprehensive Plan land use designation. 6. The site is located within the Residential 6 du/ac (R-ti) zoning classification. 7. There are five trees located on site of which the applicant is proposing to retain a total of two trees. 8. The site is mapped with a Wellhead Protection Area Zone 2. 9. Approximately 450 cubic yards of material would be cut on site and approximately 200 cubic yards of fill is proposed to be brought into the site. 10. The applicant is proposing to begin construction in spring of 2018 and end approximately four months after starting. 11. Staff received one public comment letter (Exhibit 14}. 12. No agency comments were received. 13. 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. 14. Comprehensive Plan Compliance: The site is designated Residential Medium Density (MD) on the City's Comprehensive Plan Map. The purpose of the MD designation is to allow a variety of single-family and multi -family development types, with continuity created through the application of design guidelines, the organization of roadways, sidewalks, public spaces, and the placement of community gathering places and civic amenities. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met: � IPolicy L-3: Encourage infilldevelopment ofsingle-family units as a means to meet growth targets and provide new housing. Goal L-I: Utilize multiple strategies to accommodate residential growth, including: • Development of new single-family neighborhoods on large tracts of land outside the City Center, ,i 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 anA multi -family areas. Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. D Huynh_Short Plat Admin Decision_wExhibits 180405 joign r-nvelope IU: tSCC51/t)Hl. City of Renton Department of Community & Economic Development Administrative Report & Decision HUYNH SHORT PLAT LUA17-000855, SHPL-A, VAR, VAR, MOD, MOD April 5, 2018 Page 5 of 23 ✓ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development. ✓ Policy L-49: Address privacy and quality of life for existing residents by considering scale and context in infill project design. 15. Zoning Development Standard Compliance: The site is classified Residential-6 (R-6) on the City's Zoning Map. Development in the R-6 zone is intended to be single family residential at moderate density.The proposal is compliant with the following development standards, as outlined in RMC 4-2-110A, if all conditions of approval are met: Compliance � R-6 Zone Develop Standards and Analysis Compliant if variance is approved (FOF 19) Density: The density range permitted in the R-6 zone is a minimum of 3.0 up to a maximum of 6.0 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: Based on a net area of 24,575 square feet (32,457 square foot gross area — 7,882 square feet of driveway tract and dedication), the proposal for three residential lots on the project site would result in a net density of 5.32 dwelling units per acre (3 lots 10.564 acre = du/ac) which meets the minimum and maximum density requirements of the R-6 zone. Lot Dimensions: The minimum lot size permitted in the R-6 zone is 7,000 sq. ft. A minimum lot width of 60 feet is required (70 feet for corner lots) and a minimum lot depth of 90 feet is required. The following table identifies the proposed approximate dimensions for Lots 1-3 and Tract A. Proposed Lot Lot Size (sq. ft.) Lot Width (feet) Lot Depth (feet) Lot 1 (corner) *Variance needed 81012 60.00 135.00 Lot 2 71747 60.00 130.50 Lot 3 81817 80.00 110.26 Tract A 71082 20.00 285.50 Staff Comment: The applicant has submitted a variance request to allow a width of 60 feet for Lot 1, a corner lot, instead the required 70 feet. See FOF 18 for the variance analysis. If the variance is approved, all lots will comply with the lot dimension standards of the R-6 zone. TractA is an access and utility tract located along the south property line that measures 20 feet wide, and is required to comply with the shared driveway standards. Setbacks: The required setbacks in the R-6 zone are as follows: front yard is 25 feet, siAe yards are a combined 15 feet with not less than 5 feet on either side, secondary front yard (applies to corner lots) is 25 feet, and the rear yard is 25 feet. retained, the existing residence and garage on future lots 1 and 2 D Huynh_Short Plat Admin_Decision_wExhibits 180405 UOCUJIgn rnvelope IU: tSr-r-3I U-y�l�C-4V3L-GL3C-CUHCfCCSUIi/UHI� City of Renton Department of Community & Economic Development Administrative Report & Decision HUYNH SHORT PLAT LUA17-000855, SHPL-A, VAR, VAR, MOD, MOD April 5, 2018 Page 6 of 23 Compliant if would not comply with Residential-6 (R-6) setback requirements. Therefore, staff conditions of recommends as a condition of approval that the applicant obtain a demolition permit approval are and complete a final inspection from the City for the removal of the residence and met and garage on future Lots 1 and 2 in order to comply with Residential-6 (R-6) setbacks of variance (FOF the zone prior to final plat approval. 20) is The applicant has proposed a variance to allow for a reduction of the secondary front approved yard setback for proposed Lot 1. See FOF 19 for the variance analysis. All other lots have sufficient space to comply with the setbacks of the zone. Setback would be verified at the time of building permit review. Building Standards: The R-6 zone has a maximum building coverage of 40% and a maximum impervious surface coverage of 55%. In the R-6 zone, a maximum building height of 2 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height. If the height of wall plates on a building are less than the states maximum the roof may project higher to account for the difference, yet the combined height of both features shall not exceed the combined maximums. Common rooftop features, such as chimneys, may project an additional four (4) vertical feet Compliance from the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than not yet 4:12, decks, railings, etc.) may extend up to six (6) vertical feet above the maximum demonstrated 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 ifthe 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. 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, Compliant if are to be located in this area when present. Spacing standards shall be as stipulated condition of by the Department of Community and Economic Development, provided there shall approval is be a minimum of one street tree planted per address. Any additional undeveloped met and right-of-way areas shall be landscaped unless otherwise determined by the modification Administrator. Where there is insufficient right-of-way space or no public frontage, (FOF22J is street trees are required in the front yard subject to approval of the Administrator. A approved minimum of two trees are to be located in the front yard prior to final inspection for the new Single Family Residence. Staff Comment: A Conceptual Landscape Plan, prepared by Cramer Consultants, Inc. (Exhibit 3), was submitted with the short plat application materials. A 10 foot onsite landscape strip is proposed along part of the street frontage of Union Ave N. In order to comply with RMC 44-070, staff recommends that the applicant be required to D Huynh Short Plat Admin_Decision_wExhibits 180405 ,UZ)Ign Cflvelope IU: tSttb 1WAU City of Renton Department of Community & Economic Development Administrative Report & Decision HUYNH SHORT PLAT LUMT000855, SHPL-A, VAR, VAR, MOD, MOD April 5, 2018 Page 7 of 23 submit revised landscape plan with a 10 foot landscape strip across the entire frontage of Lot 1. In addition, the applicant has requested a modification of the landscape strip buffer on the north side of the driveway tract to allow for the provision of a four (4) foot wide landscape strip instead of the eight (8) foot wide strip required by code (see FOF 21). A plant schedule was included on the land space plan, and the following trees and plants are proposed within both the landscape strip along the frontage and driveway tract: Orange rocket barberry, Feather read grass, Hidcote blue lavender, Heavenly bamboo, Hamein dwarf fountain grass, and Emerald green thuja. The applicant has proposed the planting of four Aristocrat flowering pear trees, three Western red cedar trees, and one Japanese maple tree. The proposed locations of the trees meets the requirement of two front yard trees for lots without street frontage (Lots 2 and 3) and one front yard tree for lots with street frontage (Lot 1) The applicant would be required to record a note on the face of the plat that executes a shared maintenance agreement for equal ownership and maintenance responsibilities for improvements in Tract A. A draft version of a shared maintenance agreement shall be submitted for review and approval by the current planning project manager prior to short plat recording. Onsite landscaping shall be installed prior to final occupancy for the individual homes and landscaping within the right-of-way and shared driveway tract shall be installed prior to short plat recording. Tree Retention: The City's adopted Tree Retention and Land Clearing Regulations (4- 4430) require the retention of thirty percent (30%)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 Compliant if trees. condition of Priority Three: Alders and cottonwoods shall be retained when all other trees have approval is been evaluated for retention and are not able to be retained, unless the alders and/ met 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 44-070F1, Street Frontage Landscaping Required, or a combination. Staff Comment: A tree retention worksheet was submitted as part of the Conceptual Landscape (Exhibit 3) in addition to an Arborist Report prepared by ArboristNW (Exhibit 4). A total of five existing trees were identified on the site. According to the plan, two 12" DBH deciduous trees are proposed for retention: one tree located across from Lot 1 in the driveway tract landscape strip and other in the front yard of Lot 1. As a result, D Huynh Short Plat Admin_Decision_wExhibits 180405 uacuNgn tnveivpe iu: Or.=ioou ao�c 4uez es�ac cvHoc�sv�ieHl City of Renton Department of Community & Economic Development Administrative Report & Decision HUYNH SHORT PLAT LUA17-000855, SHPL-A, VAR, VAR, MOD, MOD April 5, 2018 Page 8 of 23 the applicant is proposing to retain forty percent (40%) of the significant trees, thereby meeting the minimum tree retention requirements of the R-6 zone. However, based on the provided tree retention plan shared driveway improvements and street frontage improvements (sidewalk) would intrude into the protection zone for the retained trees both on site and off site to the north. Based on these identified impacts related to construction, staff recommends as a condition of approval that an arborist is present on side during construction of both the shared driveway associated utilities and the public street frontage. The onsite arborist shall ensure that the construction techniques used are appropriate to preserve and protect the off -site and on -site protected trees. Following completion of construction the on -site arborist shall provide the City of Renton Current Planning project manager a report identifying that all trees were protected successfully during construction. The arborist report specifically identifies the row of coniferous trees on the properties to the north of the site as vulnerable to damage due the proposed construction of the new driveway tract over the root system. As such, the report recommends adding fill in low spots during driveway tract construction instead of digging down in order to avoid damaging the root systems. In addition, the report recommends adding no more than six (6") inches of overlay when leveling the driveway in order to minimize impacts on the root system. Fire department apparatus roadway requirements (30-ton vehicle and 75-psi point loading) must still be met. Therefore, as a condition of approval, staff recommends that the applicant comply with the recommendations of the arborist report while ensuring fire department apparatus roadway requirements are still met. The landscape plan submitted by the applicant indicates the presence of three significant trees on Lots 1 and 2, and four significant trees on Lot 3. Therefore, the proposed landscape plan is in compliance with the tree density requirements in the R- 6 zone. 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: Each lot contains adequate area for the provision of two parking spaces per dwelling unit, as required by RMC4-4-80 required parking spaces. The slope of the proposed driveway tract that will serve both Lot 1 and Lot 2 was identified as 1%. The width of the paved area within the driveway tract is 16 feet. Parking requirements and driveway grades for each of the new residences proposed would be verified at the time of building permit review. 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. D Huynh_Short Plat Admin_Decision_wExhibits_180405 UOCUJign Crlvelope IU: [SCCD IDbU-yDl�C-4U3Z-t523C-CUH[SCtfUI�/bHli City of Renton Department of Community & Economic Development Administrative Report & Decision HUVNH SHORT PLAT LUA17-000855, SHPL-A, VAR, VAR, MOD, MOD April 5, 2018 Page 9 of 23 There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights -of -way. Staff Comment: Based on the submitted landscape plan, no new fences or retaining walls appear to be proposed on the site. An existing four foot tall chainlink fence is located on the north side of the site within the proposed driveway tract and is proposed to remain. The existing fence complies with the maximum height standard for fences and walls. An existing 5' cedar fence runs along the north property line and is located an adjacent neighbors' properties. In order to protect the trees on the adjacent properties to the north, staff recommends as a condition of approval that any new fencing is installed along the north property line be installed in a manner that would not damage the offsite trees. 16. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R- 41 13-6, 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: 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 Compliance 5. The garage width represents no greater than fifty percent (50%) of the not yet width of the front facade at ground level, or demonstrated 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 facade 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 Primary Entry: The entry shall include a porch or stoop with a minimum depth of not yet five feet (5') and minimum height of twelve inches (12") above grade. demonstrated Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. D Huynh_Short Plat Admin Decision_wExhibits 180405 UOCUOIgn Cnvelope IU: t t== I OU-yDt�C-4U3L-CSG3C-CUHCSCtfUIJ(bNt� City of Renton Department of Community & Economic Development Administrative Report & Decision HUYNH SHORT PLAT LUM M00855, SHPL-A, VAR, VAR, MOD, MOD April 5, 2018 Page 10 of 23 Staff Comment: Compliance for this standard would be verified at the time of building permit review. The primary entry for Lot 1 would be required to face Union Ave. NE, this design would be required to include such features as a pedestrian connection from the front door to the public sidewalk. 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 Compliance feet (2') in depth on facades visible from the street, or not yet 2. At least two feet (2') offset of second story from first story on one street demonstrated facing facade. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Windows and Doors: Windows and doors shall constitute twenty-five percent (25%) Compliance of all facades facing street frontage or public spaces. not yet Staff Comment: Compliance for this standard would be verified at the time of demonstrated building permit review. It should be noted that the facades facing the driveway tract (private street), on both Lots 1 and 2 are required to meet the twenty percent (25%) requirement for windows and doors requirement. Compliance Roofs: A variety of roof forms appropriate to the style of the home shall be used. not yet Staff Comment: Compliance for this standard would be verified at the time of demonstrated building permit review. Eaves: Both of the following are required: 1. Eaves projecting from the roof of the entire building at least Compliance twelve inches (1'2") with horizontal fascia or fascia gutter at least not yet five inches (5") deep on the face of all eaves, and demonstrated 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. 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: Compliance 1. Three and one half inch (31/2") minimum trim surrounds all windows not yet and details all doors, or demonstrated 2. A combination of shutters and three and one half inches (3 1/211) minimum trim details all windows, and three and one half inches (3 1/2") minimum trim details all doors. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance Materials and Color: For subdivisions and short plats, abutting homes shall be of not yet differing color. Color palettes for all new dwellings, coded to the home elevations, demonstrated shall be submitted for approval. D Huynh Short Plat Admin_Decision_wExhibits 180405 UOOUZ)Ign Cr1Ve[Ope IU: [SCCO IObU-`JSIi C-4USC-CSL3C-CUHtlCCSUI./UHI� City of Renton Department of Community & Economic Development Administrative Report & Decision HUVNH SHORT PLAT LUA17-000855, SHPL-A, VAR, VAR, MOD, MOD April 5, 2018 Page 11 of 23 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 sng materials (horizontal sng 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. 17. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions of approval are complied with: Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include buffers and/or setbacks from buffers. A standard 15-foot building setback is required for all structures from Protected Slope areas. A 50-foot buffer and 15-foot building setback are required from Very High Landslide Hazard Areas. Staff Comment: City Records do not indicate the presence of any geological hazardous areas on the project site. A geotechnical report prepared by Migizi Group, Inc (dated July 17, 2017) was submitted with the project application. The site topography is generally level with a very slight slope towards the southwest corner of the site. A mini -excavator was utilized to dig three test pits in various locations across the site at depths ranging from 5-10 feet. Soil conditions revealed by the test pits primarily Compliant if consisted of 14feet of sod/topsoil underlain by native glacial till soils at depths ranges condition of from 1 to 10 feet. According the report, the topsoil was likely a result of fill import before approval is original development of the lot. The unweather glacial till was generally comprised of met dense, gravelly, silty sand, with slight variations found across test pits. Slow water seepage was found at depth of 9.5 feet, likely indicative of the seasonally high groundwater and higher -than -normal precipitation levels the past winter. Infiltration conditions on the site are poor and shallow depth perched ground level will likely be found during excavation. Due to the extremely poor infiltration, the report recommends the applicant intercept and divert any potential sources of surface or near - surface water on the site once construction begins. Staff recommends as a condition of approval that the applicant comply with all recommendations in the Geotechnical Engineering Study. Wellhead Protection Areas: ✓ Staff Comment: City Records indicate that the project site is located entirely within a Wellhead Protection Area Zone (Zone 2). All proposals for new facilities within anyzone of an aquifer protection area must be reviewed for compliance with this RMC 4-3-050 D Huynh_Short Plat Admin Decision_wExhibits 180405 uocuoign r-Meiope iu: tsttoi�eu ao�c vua� es�ac cuHncesu�,ieH� City of Renton Department of Community & Economic Development Administrative Report & Decision HUYNH SHORT PLAT LUA17-000855, SHPL-A, VAR, VAR, MOD, MOD April 5, 2018 Page 12 of 23 prior to issuance of any development permits for uses in which hazardous materials are stored, handled, treated, used or produced or which increase the quantity of hazardous materials stored, handled, treated, used, or produced. All fill material regarding quality of fill and fill material source statement requirements, within aquifer protection areas, are required per RMC 4-3-050G.8.it 18. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: Compliance � Subdivision Regulations and Analysis Access: Each lot must have access to a public street or road. Access may be by a shared driveway per the requirements of the street standards. The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Staff Comment: The applicant is proposing a 20 foot wide by 285 foot long (7,082 sq. ft.) shared drive tract with a 16 foot wide paved driveway to serve Lots 1, 2, and 3 from Union Ave NE. RMC4-6-060J.1 expressly provides as follows: When Permitted: 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; b. The subject lots are not created by a subdivision of ten (10) or more lots; 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, D. The shared Compliant driveway would not adversely affect future circulation to neighboring properties; The if shared driveway is no more than 300' in length; and f. The shared driveway poses no conditions safety risk and provides sufficient access for emergency vehicles and personnel. of approval As proposed, Lot 1 has right -of --way (ROW) frontage of 60 feet along Union Ave NE. are met Therefore the lot does not meet the 70 foot width requirement for corner lots in the R-6 zone without an approved lot width variance (FOF 19). If the variance is approved then all the shared driveway tract criteria has been complied with. The project includes 80 feet of frontage along Union Ave NE. Half -street frontage improvements required along Union Ave NE includes maintenance of the existing roadway and installation of 0.5 foot curb and gutter, 8-foot planting strip, and 5 foot sidewalk. The applicant has proposed a 10 foot wide ROW dedication in order allow for the completion of the frontage improvements. Driveways shall be designed in accordance with RMC 4-4-080. A public access/utility easement shall be placed over the proposed private access tract. In order to ensure that additional curb cuts are not needed, staff recommends as a condition of approval that Lot 1 take access from the shared driveway tract and record this restriction on the face of the plat. N/A Blocks: Blocks shall be deep enough to allow two tiers of lots. Staff Comment: No blocks are proposed. D Huynir_Short Plat Admin_Decision_wExhibits_180405 VOcuz)tg l rnnveiope IU: OrroI�bU-`JSIiC-4U3L-CSGSC-CUNtfC[SUIi/bKl. City of Renton Department of Community & Economic Development Administrative Report & Decision HUYNH SHORT PLAT LUA17-000855, SHPL-A, VAR, VAR, MOD, MOD April 5, 2018 Page 13 of 23 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-6 zone and allow for reasonable infill of developable land. All of the proposed lots 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, which shall have a minimum width of twenty Compliant if feet (20') and (2) lots on a street curve or the turning circle of cukde-sac (radial lots), variance which shall be a minimum of thirty five feet (35'). request Staff Comment: As discussed above in under FOF 14, both Lots 2 and 3 would meet the approved minimum lot dimensional requirements in the R-6 zone. Lot 1 does not meet the corner lot width requirement for the R-6 zone, but would be acceptable if the variance (FOF 18) is approved. The proposed lots are generally rectangular in shape. Lots 2 and 3 would have their front yards facing east towards Union Ave NE. Lot 1, a corner lot, would have a secondary front yard facing north towards the driveway tract. The proposed single- family residences would access to Union Ave NE via the paved shared driveway tract. The building design of the new residence would be reviewed and approved at the time of building permit application. Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RIVIC 4-&060 Street Standards. Staff Comment: The proposed project provides access to Union Ave NE (a Minor Arterial Street) via Tract A (shared driveway). The existing ROW width of Union Ave NE is approximately 60 feet. To meet the City's complete street standards for Minor Arterial Streets, a minimum right -of --way width of 91 feet is required. A street modification request dated February 7, 2018 was submitted by the applicant. The modification requests to maintain the existing paved roadway width and install a 0.5' curb, 8' planter, 5' sidewalk, and 0.5' clear at the back of sidewalk along the project's Union Ave NE frontage. Dedication of 10 feet of right of way would be required along the project frontage. Please see the Street Modification Criteria and Analysis in FOF20 for a complete summary of the request, staff analysis, and staff recommendation. Payment of the transportation impact fee is applicable on the construction of the single family houses at the time of application for the building permit. The current rate of transportation impact fee is $5,430.00 per new single family house. Fees are subject to change. The transportation impact fee that is current at the time of building permit application would be levied. Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: The proposed short plat is surrounded by existing detached single family residences to the east, west, north and south of the site. All parcels within 1,000 feet of ,i the proposed project are located in the R-6 zone. The proposed lots are similar in size and shape to the existing surrounding development pattern in the area and would be consistent with the Comprehensive Plan and Zoning Code, which encourages residential infill development in the Residential Medium Density and R-6 zoning designations. Therefore, the proposal for new single family homes would be compatible with the existing uses in the area. D Huynh Short Plat Admin Decision_wExhibits 180405 uocuNgn rnveiape w: t3CCOI�bU-yDl�C-4U3Z-CSL3C-CUHCSCtSVIi/bHl� City of Renton Department of Community & Economic Development Administrative Report & Decision HUVNH SHORT PLAT LUA17-000855, SHPL-A, VAR, VAR, MOD, MOD April 5, 2018 Page 14 of 23 19. Variance Analysis: The applicant contends that the narrow width of the large property does not allow for a subdivision if standard lot dimension requirements are applied. Per RMC 4-2-110A, the minimum width of a corner lot in the R-6 zone is 70 feet. The applicant is requesting a variance to allow for a reduction in the required corner lot width to 60 feet. The proposal is compliant with the following variance criteria, pursuant to RMC 4-9-250. Staff concurs with the applicant that the narrow width of the site would prevent the subdivision of the site if lot dimensions are strictly applied and therefore, staff recommends approval of the requested Variance. a. That the applicant suffers practical difficulties and unnecessary hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification. Staff Comment: In order to meet the code requirements for lot and driveway tract width, the site would need to have a total width of 98 feet (70 foot wide corner lot and 28 foot wide shared driveway tract). The width of the subject property is 80 feet and would therefore, not support a subdivision if utilizing a strict application of the zoning code. The subject lot is narrow but has a total depth of over 400 feet and almost three- quarters of an acre. In order to subdivide the large property into lots sized similarly as lot in recent subdivisions directly adjacent to both the north and south of the subject site, a reduced corner lot width to 60 feet is necessary. Based on the size of the parcel 0.74 acres, it would be fair to assume one could subdivide the lot into 3 lots. However, the combination of the code requirements for shared driveway tracts, landscape buffers, and corner lot standards if applied strictly would render the site unable to be subdivided. The shared driveway width has been reduced from 20 feet to 16 feet by the Renton Fire Authority which is the maximum extent possible to continue to provide sufficient emergency services to the lots. Staff is also recommending a reduction in the landscape strip from 8 feet to 4 feet. A minimum of 4 feet is needed to protect the off - site trees to the north and provide reasonable separation for vehicles to the adjacent property. As such, the applicant suffers practical difficulties unique to the shape and size of the subject property where the strict application of the zoning code would deprive the owner of rights enjoyed by other property owners in the R-6 zone with an 0.74 acre lot. b. That the granting of the variance will not be materially detrimental to the public welfare ar injurious to the property or improvements in the vicinity and zone in which subject property is situated. Staff Comment: The size of the proposed new lots are approximately 25-50°a larger than � the adjacent residential lots and significantly exceed the minimum lot size requirement for the R-6 zone. Although narrow in width than is required by code, the lot dimensions would not be significantly different than most other lots in the surrounding residential neighborhood. The impacts of allowing a 60 foot wide lot (the interior minimum lot width in the R-6) primarily effect the lot's yard size for the future property owner and would not be injurious to nearby property or improvements. D Huynh Short Plat Admin Decision_wExhibits 180405 uocuzogn nnvempe IU: t5r:no DbU-yDl�t-4U3C-tSZ3t-CUHtSCtfUI�lbHli City of Renton Department of Community & Economic Development Administrative Report & Decision HUVNH SHORT PLAT LUA17-000855, SHPL-A, VAR, VAR, MOD, MOD April 5, 2018 Page 15 of 23 c. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated. Staff Comment: A large number of properties in the immediate vicinity have lot widths of less than 60 feet and are non -conforming with respect to the R-6 zone development standards. Approval of the variance would not be inconsistent with the general development pattern created by recent subdivisions of neighboring properties and would not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone. d. That the approval is a minimum variance that will accomplish the desired purpose. Staff Comment: In order to provide an adequate width for the driveway tract, including ✓ both fire access (16 feet of pavement) and an effective landscape buffer (4 foot landscape strip), a ten (10) foot reduction in lot width is the minimum variance required to allow for the subdivision of the property, see additional comments above in criterion a. 20. Variance Analysis: The applicant contends that secondary front yard setback reduction for proposed Lots 1 and 2 is necessary in order to allow for an adequately sized building pad consistent with other lots in the R-6 zone. The applicant is requesting a variance to reduce the secondary front yard setbacks for Lots 1 and 2 from 25 feet, as required by RMC 4-2-110A, to 10 feet. The proposal is compliant with the following variance criteria, pursuant to RMC 4-9-250. Staff concurs with the applicant that a reduced setback is necessary to allow for adequately -sized building pads. Therefore, staff recommends approval of the requested Variance, subject to three conditions. a. That the applicant suffers practical difficulties and unnecessary hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification. Staff Comment: The proposed width of Lots 1 and 2 is 60 feet. Per RMC 4-2-110A, corner lots in the R-6 zone are required to utilize a 25 foot setback in the secondary front yard. Compliant if If applied to the subject lot, the code -required 25 foot setback would reduce the width condition of of the buildable area to 27.5 feet. (60 foot lot width — 25 foot secondary front yard approval is setback — 7.5 foot side yard setback = 27.5 feet). Typically, corner lots in the R-6 zoning met district would be guaranteed a minimum building pad width of 37.5 feet, and interior lots would be guaranteed a width of 40 feet. An analysis of neighboring R-6 zoned properties recently redeveloped found that the width of homes ranged from between 42 to 55 feet. The granting of the variance would allow the applicant to construct homes on Lots 1 and 2 of similar dimensions to those typically found in the R-6 zone, including nearby homes. The reduced setback allow a building area more consistent with the standard buildable area in for corner lots in the R-6 zone. However, by granting the variance and increasing the size of the building pad, the amount of private yard space for the future owners of Lots 1 and 2 would be decreased. In order to ensure that D Huynh Short Plat Admin Decision_wExhibits 180405 UOCUJIgn rnvelope IU: C5CCoIDbU-yDliC-4V3Y-CSL3C-CUNCSCtSUIi/bHl� City of Renton Department of Community & Economic Development Administrative Report & Decision HUYNH SHORT PLAT LUAIT000855, SHPL-A, VAR, VAR, MOD, MOD April 5, 2018 Page 16 of 23 adequate yard space is provided on the lots after the setback reduction, staff recommends as a condition of approval that when combined, the building setbacks for the north and south yards of Lot 1 and Lot 2 should be no less than 20 feet. Based on the size and constrains of the site, as identified above under FOF 19 for the lot width variance the applicant suffers practical difficulties and the variance is necessary because of special circumstances applicable to the subject property. b. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated. Staff Comment: The reduction in secondary front yard setback would not be materially detrimental to the public welfare or injurious to neighboring properties to the north or south. Per the recommended condition, the new homes would be setback at least 10 feet from the lots to the south and would not have any significant impacts on the properties to the north or south. In addition, properties to the north of site would be minimally impacted by the setback reduction due to the existing mature trees on the Compliant if conditions north property that provide a natural screen and the proposed landscape strip that will provide a separation between the driveway tract and adjacent properties. of approval are met Although not injurious to adjacent neighbors, the potential to have homes on both Lots 1 and 2 constructed only 10 feet from driveway tract may result in a visually unappealing development when viewed from Union Ave NE, especially if the homes are oriented in way where the facades facing the tract provide little or no visual interest. Therefore, staff recommends as conditions of approval that 1) The garages for the homes on lots 1 and 2 be located on the west fagade of the homes and the garage doors not be visible from the Union Ave NE, and 2) The north fagade of the homes (secondary front yard) on Lots 1 and 2 shall be designed in a way that provides significant visual interest including but not limited to: extra glazing, building modulation, and material variation. c. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated. Staff Comment: See criterion V above. d. That the approval is a minimum variance that will accomplish the desired purpose. Staff Comment: In order for the applicant to provide a reasonably sized building pad of a size typical in the R-6 zone, the reduction to a 10 foot secondary front yard setback is necessary. By allowing the reduced setback, the building pad would be the same width as a building pad on a standard 70 foot wide corner lot in the R-6 zone. Therefore, the requested setback reduction is minimum needed to accomplish the goal of providing a building pad of similar size and dimensions as others in the R-6 zone. 21. Street Modification Analysis: The applicant is requesting an Administrative Modification from RMC 4-6- 060F.2, Minimum Design Standards Co Public Streets and Alleys, to maintain the existing street section and ROW width along Union Ave. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250D, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification as noted below. D Huynh Short Plat Admin Decision wExhibits 180405 uocuJlgn rnvempe lu:nt:rolo*u-v*um-4uJZ-t5zor-Cu/Atjt 7ukiiomu City of Renton Department of Community & Economic Development Administrative Report & Decision HUYNHSHORT PLAT LUA17-000855, SHPL-A, VAR, VAR, MOD, MOD April 5, 2018 Page 17 of 23 compliance ` Street ModiificationCr, iteria and Analysis a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: The Community Design Element has applicable policies listed under a section labeled Promoting a Safe, Healthy, and Attractive Community. These policies address walkable neighborhoods, safety, and shared uses. The intent of the policies are to promote new development with walkable places that support grid and flexible grid street and pathway patterns, and are visually attractive, safe, and healthy environments. The requested street modification is consistent with both the Land Use Element and the Community Design Element policies. b. Will meet the objectives and safety, function, appearance, environmental protection, and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The City's Public Works Transportation section and Development Engineering section have reviewed Union Ave NE and the surrounding area and have 'Z determined that a modified minor arterial street section is more suitable for the portion of Union Ave NE adjacent to the site. The determination was based on the fact that the 44 foot curb -to -curb width of the roadway is sufficient for the traffic speed and volume on Union Ave NE. In addition, there is insufficient space between the existing right-of- way and existing nearby homes to expand the roadway section to meet the minor arterial standards. c. Will not be injurious to other property(ies) in the vicinity. ✓ Staff Comment: There are no identified adverse impacts to other properties from the requested modification. d. Conforms to the intent and purpose of the Code. Staff Comment: See comments under criterion *Y. e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: See comments under criterion V. f. Will not create adverse impacts to other property(ies) in the vicinity. Staff Comment: See comments under criterion 'c'. 22. Landscape Strip Modification Analysis: The applicant is requesting a modification from RMC 4-6-060 in order to allow for the provision of a 4-foot shared driveway landscape buffer instead of eight (8) as required by code. The proposal is compliant with the following modification criteria, pursuant to RMC 4- 9-250, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification, subject to conditions as noted below: D Huynh Short Plat Admin_Decision_wExhibits 180405 UocuJign rnmope IU: CSCCOI10AU City of Renton Department of Community & Economic Development Administrative Report & Decision HUYNH SHORT PLAT LUMM00855, SHPL-A, VAR, VAR, MOD, MOD April 5, 2018 Page 18 of 23 Compliance Modification Criteria and Analysis a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the ,i proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: See FOF 16, Comprehensive Plan Analysis. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The applicant contends that the reduction of the landscape strip to four (4) feet allows for the greatest level of code compliance due to the combination of the Compliant if minimum lot width requirements of the zone and fire access requirements for the tract. condition of /n addition, they indicate that much of the property already is screened to the north by approval is a row of mature trees that create a natural visual barrier. met Staffconcurs the proposed modification would meet the objectives o p p� f function and maintainability intended by the code requirement and that the reduced landscaping buffer combined with the existing trees would meet the objectives intended by the code requirements. However, to ensure that vehicle traffic does not disturbed the reduced landscape strip staff recommends, as a condition of approval, that a curb is constructed between the driveway edge and the landscape buffer. c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: The existing driveway used to access the site directly abuts the property line and does not provide any landscape buffer. The existing trees along the property line to the north provide a sufficient level of screening for one single family house. Combined with the proposed new landscaping, the total level of screening will be a significant improvement over existing conditions and will not negatively impact surrounding properties and will be an improvement compared to the existing site characteristics. The proposed four (4) foot buffer, although a reduction from the eight feet as is required by code, will still provide a greater level of privacy and a more robust natural buffer between the project site and the adjacent property than what is currently in place. d. Conforms to the intent and purpose of the Code. Staff Comment: See comments under criterion V. e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: See comments under criterion V. f. Will not create adverse impacts to other property(ies) in the vicinity. ✓ Staff Comment: See comments under criterion 'c'. D Huynh_Short Plat Admin_Decision_wExhibits 180405 UOCUJIgn Cnvelope IU: t5CC0 IotgU-VOUr.-4U6Z-t5Z6C-C:UFit5t:t5UUftMkl City of Renton Department of Community & Economic Development Administrative Report & Decision HUYNH SHORT PLAT LUA17-000855, SHPL-A, VAR, VAR, MOD, MOD April 5, 2018 Page 19 of 23 23. Availability and Impact on Public Services: compliance% and Impact ofi P%u%blic Services Analysis ' %� 11 %Availability Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. Current fire impact fees are applicable at the rate of $829.77 per single family unit. This fee is paid at time of building permit issuance. If applicant desires to install only a 164eet wide roadway, they must apply for a variance from the Renton Fire Authority, and approval would be conditioned that the new homes on Lots 2 and 3 would be equipped with an approved residential fire sprinkler system. Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Sierra Heights Elementary, Risdon Middle School and Hazen High School. Any new students from the proposed development would be bussed to the middle school and high school. Transportation would not be provided to the elementary school due to the close proximity. Elementary school students would walk approximately % mile on the existing five foot wide sidewalk located along the west side of Union Ave NE to Sierra Heights Elementary. The bus stop for middle and high school students is located approximately 0.05 miles from the project site at the corner of NE 2111 St and Union Ave NE. In the morning, students would walk up to the intersection and cross Union Ave NE using the existing crosswalk. Upon their return from school, students would be dropped off on west side of the Union Ave NE and NE 2151 St intersection and walk home via the existing sidewalk. The identified routes provide a safe walking route from the proposed subdivision to the bus stop or the respective schools. A School Impact Fee, based on new single-family lots, will be required in order to mitigate the proposal's potential impacts to the Renton School District. The fee is payable to the City as specified by the Renton Municipal Code. Currently the fee is assessed at $7,921.00 per single family residence. Parks: A Park Impact Fee would be required for the future houses. The current Park Impact Fee is $2,740,07. 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: Runoff from the eastern portion of the site generally flows southeast onto the neighboring property to the south and into Union Avenue NE where a stormwater conveyance system begins with a catch basin located on the west side of Union Avenue NE. Runoff from the western portion of the site sheet flows west onto neighboring .i properties where stormwater is collected and routed into the existing storm water facility located on the east side of the neighboring property. The overflow for the existing facility discharges to NE 21st Street, A Preliminary Drainage Plan and Technical Information Report (TIR), dated December 17, 2017, was submitted by Encompass Engineering and Surveying with the Land Use Application. Based on the City of Renton's flow control map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is within the Honey Creek Drainage Basin. The development is subject to Full Drainage Review in D Huynh Short Plat Admin Decision_wExhibits 180405 UOCUJign rnveiope IU: t5t=IObU-ybli C-4U3Z-t5L3t-tVH[SCI3Ul,lbHt� City of Renton Department of Community & Economic Development Administrative Report & Decision HUYNH SHORT PLAT LUA17-000855, SHPL-A, VAR, VAR, MOD, MOD April 5, 2018 Page 20 of 23 accordance with the 2017 Renton Surface Water Design Manual (RSWDM). All core requirements and five of the six special requirements have been discussed in the TIR. A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. Water: Water service is provided by the City of Renton. The site is in the Highlands service area in the 565 hydraulic pressure zone. There is an existing 12-inch City water main located on the east side of Union Avenue NE (see Water plan no. W-1944) that can deliver a maximum total flow capacity of 4,800 gallons per minute (gpm). The approximate static water pressure is 52 psi at the elevation of 442 feet. There is an existing 36-inch Seattle Public Utility water main on the west side of Union Avenue NE, The Honey Creek Sewer Interceptor Unit (Residential) Special Assessment District fee (SAD) fee will be applicable on the project. The SAD fee rate is $250.00 per lot. This is payable at construction permit issuance. Sanitary Sewer: Wastewater service is provided by the City of Renton. There is an existing 8-inch concrete gravity wastewater main located in Union Avenue NE (see City plan no. S-0134). The proposed sewer main improvements as shown on the composite utility civil plan submitted with the Land Use Application provides the required extension of the new 8- inch sewer main within the proposed private access tract. The development is located in the Honey Creek Sewer Interceptor Union (Residential) Special Assessment Districts (SADs). The SAD fee for the Honey Creek Sewer Interceptor Union SAD is $250.00 for each additional lot. SAD fees are due at construction permit issuance. D Huynir Short Plat Admin Decision_wExhibits 180405 VOcuz1ig 1 rnnvelope IV: tSCCoI�bV-ySl�C-4U3L-[SL3C-CUNtSCtlUI�/bHl� City of Renton Department of Community & Economic Development Administrative Report & Decision HUYNH SHORT PLAT LUA17-000855, SHPL-A, VAR, VAR, MOD, MOD April 5, 2018 Page 21 of 23 ►. CONCLUSIONS: 1. The subject site is located in the Residential Medium Density (MD) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 14. 2. The subject site is located in the Residential 6 du/ac (R-6) 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 15. 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 16. 4. The proposed short plat complies with the Critical Areas Regulations provided the applicant complies with City Code, see FOF 17. 5. The proposed short plat complies with the subdivision regulations as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 18. 6. The proposed short plat complies with the street standards as established by City Code, provided the project complies with all advisory notes, see FOF 18. 7. The lot width and setback variances comply with variance criteria as established by City Code provided the applicant complies with City Code and conditions of approval, see FOF 19 and FOF 20. 8. The street and landscape strip modifications comply with the modification criteria as established by City Code provided the applicant complies with City Code and conditions of approval, see FOF 21 and FOF 22. 9. There are safe walking routes to the school bus stop, see FOF 23. 10. There are adequate public services and facilities to accommodate the proposed short plat see FOF 23 '�, J. DECISION: The Huynh Short Plat, File No. LUA17-000855, SHPL-A, VAR, VAR, MOD, MOD as depicted in Exhibit 2, is approved and is subject to the following conons: 1. The applicant shall comply with all recommendations in the Geotechnical Engineering Study prepared by Migizi Group, Inc (dated July 14, 2017) 2. The applicant shall obtain a demolition permit and complete a final inspection from the City for the removal of the residence and garage located on future Lots 1 and 2 in order to comply with the Residential-6 (11-6) setbacks prior to final plat approval. 3. The applicant shall record a note on the face of the plat that executes a shared maintenance agreement for equal ownership and maintenance responsibilities for improvements in Tract A. A draft version of a D Huynh Short Plat Admin Decision wExhibits 180405 uacuaign nnveiope iu: occoioov ao�c 4us� rszsc cvHrscrsu�ioHi, City of Renton Department of Community & Economic Development Administrative Report & Decision HUYNH SHORT PLAT LUA17-000855, SHPL-A, VAR, VAR, MOD, MOD April 5, 2018 Page 22 of 23 shared maintenance agreement shall be submitted for review and approval by the current planning project manager prior to short plat recording. 4. The applicant shall submit revised landscape plan with a 10-foot landscape strip across the entire frontage of Lot 1 in order to demonstrate compliance with the landscape requirements in RMC 4-4-070. 5. New fencing installed along the north property line shall be installed in a manner that will not damage the offsite trees on the adjacent properties. '6 ? A curb shall be constructed between the driveway edge and the landscape buffer in order to protect the � landscape strip from impacts created by vehicles. 7. The applicant shall comply with the recommendations of the Arborist Report prepared by ArboristNW (dated November 101h, 2017) while ensuring fire department apparatus roadway requirements are still being met. 8. Lot 1 shall be required to take access from the shared driveway tract, specifically off the hammerhead turn around. This restriction shall be record on the face of the short plat. 9. The combined building setback area for the north and south yards on Lot 1 shall be 20 feet, with a minimum of 10 feet on the north property line. 10. The garages associated with the homes on Lot 1 and Lot 2 shall be located on the west fagades of the homes and the garage doors shall not be visible from the public street. 11. The north facade of the homes (secondary front yard) on Lot 1 and Lot 2 shall be designed in a way that provides significant visual interest including but not limited to: extra glazing, building modulation, and material variation. The design shall be submitted with the building permit application for each lot and shall be approved by the Current Planning Project Manager prior to building permit issuance. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: fgned by: Jennifer T. Henning Jennifer Henning, Planning Director TRANSMITTED this 5t�' day of April, 2018 to the Owner/Applicant/Contact: Owner: Applicant: Kathy Huynh Paul Monsef 2007 Union Ave NE 2806 NE Sunset Blvd, Ste F Renton, WA 98059 Renton, WA 98057 TRANSMITTED this 5th day of April, 2018 to the Parties of Record: Stephen Styskal 3921 NE 21st St Renton, WA 95056 4/5/2018 � 11:07 AM PDT Date Contact: Same as applicant D Huynh Short Plat Admin_Decision_wExhibits 180405 UOcuz:)ig 1 twnvempe IU: [3CCD IObU-yDl�C-4U3Z-CSL3C-CUHCSCtfUli/bHli City of Renton Department of Community & Economic Development Administrative Report & Decision HUYNH SHORT PLAT LUA17-000855, SHPL-A, VAR, VAR, MOD, MOD April 5, 2018 Page 23 of 23 TRANSMITTED this 5 day of April, 2018 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Amanda Askren, Property Services Vanessa Dolbee, Current Planning Manager Fire Marshal K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, &EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on April 191h, 2018. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 19741-680), together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.6 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 two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-7-070.M. EXPIRATION: The Variance decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-9-250. EXPIRATION: The Modification decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-9-250. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. D Huynh_Short Plat Admin Decision_wExhibits 180405