HomeMy WebLinkAboutD_Report_Admin_LUA21-000042_FINALDEPARTMENT OF COMMUNITY
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D_Report_Admin_LUA21-000042_FINAL
A.ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: March 8, 2021
Project File Number: PR17-000233
Project Name: Cedar Ridge Short Plat
Land Use File Number: LUA21-000042, SHPL-A, MOD
Project Manager: Jill Ding, Senior Planner
Owner/Applicant: Cedar Ridge LLC, 24419 105th Pl SE, Kent, WA 99030
Contact: Lou Larsen, Pacific Engineering Design, PO Box 24060 Federal Way, WA 98093
Project Location: 13609 156th Ave NE (APNs 146340-0045 and 0049)
Project Summary: The applicant is requesting Preliminary Short Plat and Modification approval for a
proposed six (6)-lot short subdivision. This short plat was previously reviewed and
approved with conditions under the Cedar Ridge Short Plat (LUA17-000263), the
previous approval expired. A request to modify the required frontage improvements
along 156th Ave NE is also included in the application. The project site is 73,417
square feet (1.68 acres) and located at 13609 156th Ave NE (APNs 146340-0045 and
146340-0045). The project site is located in the Residential-4 (R-4) zoning
designation. The proposed single-family residential lots range in size from 10,632
square feet to 12,095 square feet with an overall proposed net density of 3.6
dwellings per acre. Two (2) existing single-family dwellings will be removed.
Additional improvements include one (1) storm drainage tract on the east boundary
of the site and curb, gutter, sidewalk and planter strip along the subject property's
SE 2nd Pl and 156th Ave SE abutting frontage. Proposed lots will be served by existing
sanitary sewer and water mains. The applicant proposes to retain four (4) of the site's
29 significant trees resulting in a required planting of 60 new caliper inches. The
following studies have been submitted with the application: Technical Information
Report; Arborist Report; and Geotechnical Report.
Site Area: 1.69 acres
DocuSign Envelope ID: D243B8D4-9068-400D-8293-2ABB28A2475F
City of Renton Department of Community & Economic Development
Cedar Ridge Short Plat
Administrative Report & Decision
LUA21-000042, SHPL-A, MOD
Report of March 8, 2021 Page 2 of 17
D_Report_Admin_LUA21-000042_FINAL
B.EXHIBITS:
Exhibit 1: Administrative Decision
Exhibit 2: Preliminary Short Plat Plan
Exhibit 3: Approved Civil Construction Plan Set
Exhibit 4: Arborist Report, prepared by Greenforest Incorporated, dated May 5, 2017
Exhibit 5: Modification Justification
Exhibit 6: Approved Technical Information Report (TIR), prepared by Pacific Engineering Design,
LLC, dated July 2, 2018
Exhibit 7: Geotechnical Report - Limited Stormwater and Geologic Hazard Evaluation prepared by
Cobalt Geosciences (dated August 22, 2016 and updated April 24, 2017)
Exhibit 8: Advisory Notes
C.GENERAL INFORMATION:
1.Owner(s) of Record:Cedar Ridge LLC
24419 105th Pl SE
Kent, WA 99030
2.Zoning Classification:Residential-4 (R-4)
3.Comprehensive Plan Land Use Designation:Residential Low Density (LD)
4.Existing Site Use:Under Civil Permit Construction (C17004067)
5.Critical Areas:None
6.Neighborhood Characteristics:
a.North:Single Family Residential and R-4
b.East:Single Family Residential and R-4
c.South:Single Family Residential and R-4
d.West:Single Family Residential and R-4
7.Site Area:1.69 acres
D.HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation N/A 5398 08/11/2008
Cedar Ridge Short Plat LUA17-000263 N/A 06/14/2017
DocuSign Envelope ID: D243B8D4-9068-400D-8293-2ABB28A2475F
City of Renton Department of Community & Economic Development
Cedar Ridge Short Plat
Administrative Report & Decision
LUA21-000042, SHPL-A, MOD
Report of March 8, 2021 Page 3 of 17
D_Report_Admin_LUA21-000042_FINAL
E.PUBLIC SERVICES:
1.Existing Utilities
a.Water: Water service is provided by King County Water District 90.
b.Sewer: Sewer service is provided by the City of Renton. There is an existing 10” PVC sewer main
running east to west in SE 2nd Place north of the site (Record Drawing WWP2703148).
c.Surface/Storm Water: A stormwater detention vault is currently under construction (C17004067).
Drainage either infiltrates or sheet flows southwest.
2.Streets: 156th Avenue SE is classified as a minor arterial street. SE 2nd Place is classified as a residential
access street.
3.Fire Protection: Renton Regional Fire Authority (RRFA)
F.APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1.Chapter 2 Land Use Districts
a.Section 4-2-020: Purpose and Intent of Zoning Districts
b.Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c.Section 4-2-110: Residential Development Standards
d.Section 4-2-115: Residential Design and Open Space Standards
2.Chapter 4 City-Wide Property Development Standards
3.Chapter 6 Streets and Utility Standards
a.Section 4-6-060: Street Standards
4.Chapter 7 Subdivision Regulations
a.Section 4-7-070: Detailed Procedures for Short Subdivision
5.Chapter 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 February
15, 2021 and determined the application complete on February 16, 2021. The project complies with the
120-day review period.
2.The project site is located 13609 156th Ave NE (APNs 146340-0045 and 0049).
3.The project site is currently developed under Civil Permit (C17004067) construction.
4.Access to the site would be provided via driveway access off of SE 2nd Pl.
DocuSign Envelope ID: D243B8D4-9068-400D-8293-2ABB28A2475F
City of Renton Department of Community & Economic Development
Cedar Ridge Short Plat
Administrative Report & Decision
LUA21-000042, SHPL-A, MOD
Report of March 8, 2021 Page 4 of 17
D_Report_Admin_LUA21-000042_FINAL
5.The property is located within the Residential Low Density (LD) Comprehensive Plan land use designation.
6.The site is located within the Residential-4 (R-4) zoning classification.
7.The project site originally contained 39 trees, with 4 trees identified for retention.
8.The site is mapped with a slope between 15 and 25 percent on the west central portion of the property.
The applicant’s geotechnical report (Exhibit 7) has concluded that the site contains no evidence of earth
movements, erosion, or indicators of future instability. The report further states that based on the site
geology and their field explorations, the site is underlain by relatively dense soil deposits, which are not
typically prone to landslide activity under the current conditions.
9.Approximately 560 cubic yards of material would be cut on site and approximately 3340 cubic yards of fill
is proposed to be brought into the site.
10.The project site is currently under construction under Civil Construction Permit (C17004067), it is
anticipated that construction would be completed in the fall of 2021.
11.No public comments were received during the 14-day public comment period.
12.Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
13.Comprehensive Plan Compliance: The site is designated Residential Low Density (LD) on the City’s
Comprehensive Plan Map. The purpose of the LD designation is to place lands constrained by sensitive
areas, those intended to provide transition to the rural area, or those appropriate for larger lot housing
to allow for a range of lifestyles. The proposal is compliant with the following Comprehensive Plan Goals
and Policies if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
✓ Policy L-3: Encourage infill development of single-family units as a means to meet
growth targets and provide new housing.
✓
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
•Development of new single-family neighborhoods on large tracts of land outside
the City Center,
•Development of new multi-family and mixed-use in the City Center and in the
Residential High Density and Commercial Mixed Use designations, and
•Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
✓
Goal L-P: Minimize adverse impacts to natural systems, and address impacts of past
practice where feasible, through leadership, policy, regulation, and regional
coordination.
✓
Policy L-33: Emphasize the use of open ponding and detention, vegetated swales, rain
gardens, clean roof run-off, right-of-way landscape strips, open space, and stormwater
management techniques that mimic natural systems, maximize water quality and
infiltration where appropriate, and which will not endanger groundwater quality.
✓ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
DocuSign Envelope ID: D243B8D4-9068-400D-8293-2ABB28A2475F
City of Renton Department of Community & Economic Development
Cedar Ridge Short Plat
Administrative Report & Decision
LUA21-000042, SHPL-A, MOD
Report of March 8, 2021 Page 5 of 17
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✓ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
✓ Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
✓
Policy L-58: Provide complete streets along arterials and arranged as an
interconnecting network or grid. Locate planter strips between the curb and sidewalk
in order to provide separation between cars and pedestrians. Discourage dead-end
streets and cul-de-sacs.
14.Zoning Development Standard Compliance: The site is classified Residential-4 (R-4) on the City’s Zoning
Map. The R-4 designation serves as a transition between rural designation zones and higher density
residential zones. It is intended as an intermediate lower density residential zone. Larger lot subdivisions
are preferred. The proposal is compliant with the following development standards if all conditions of
approval are met:
Compliance R-4 Zone Develop Standards and Analysis
✓
Density: There is no minimum density required in the R-4 zone. The maximum density
permitted is 4.0 dwelling units per net acre. Net density is calculated after the
deduction of sensitive areas, areas intended for public right-of-way, and private access
easements.
Staff Comment: Based on a net density of 72,582 square feet (73,417 sf gross density
–835sf right-of-way dedication), the proposal for six (6) residential lots on the project
site would result in a net density of 3.6 dwelling units per acre (6 lots / 1.66 acres = 3.6
du/ac), thereby meeting the maximum density requirements of the R-4 zone.
✓
Lot Dimensions: The minimum lot size permitted in the R-4 zone is 9,000 sq. ft. A
minimum lot width of 70 feet is required (80 feet for corner lots) and a minimum lot
depth of 100 feet is required.
The following table identifies the proposed approximate dimensions for Lots 1-6
Proposed Lot Lot Size (sq. ft.) Lot Width (feet) Lot Depth (feet)
Lot 1 10,662 70.02 152.26
Lot 2 10,665 70.02 152.16
Lot 3 10,648 70.02 152.07
Lot 4 10,641 70.02 151.97
Lot 5 10,632 70.01 151.87
Lot 6 (Corner Lot) 12,095 80.53 151.87
Staff Comment: The proposed lots comply with the minimum lot size, width, and depth
requirements of the R-4 zone (Exhibit 2).
✓
Setbacks: The required setbacks in the R-4 zone are as follows: front yard is 30 feet,
side yard is combined 20 feet with not less than 7.5 feet on either side, side yard along
the street 30 feet, and the rear yard is 25 feet.
Staff Comment: The lots as proposed would provide adequate area for compliance
DocuSign Envelope ID: D243B8D4-9068-400D-8293-2ABB28A2475F
City of Renton Department of Community & Economic Development
Cedar Ridge Short Plat
Administrative Report & Decision
LUA21-000042, SHPL-A, MOD
Report of March 8, 2021 Page 6 of 17
D_Report_Admin_LUA21-000042_FINAL
with the setback requirements of the R-4 zone.
Compliance
not yet
demonstrated
Building Standards: The R-4 zone has a maximum building coverage of 35% and a
maximum impervious surface coverage of 50%. In the R-4 zone, a maximum building
height of 3 stories with a wall plate height of 32 feet is permitted. Roofs with a pitch
equal to or greater than 4:12 may project an additional six (6) vertical feet from the
maximum wall plate height. If the height of wall plates on a building are less than the
states maximum the roof may project higher to account for the difference, yet the
combined height of both features shall not exceed the combined maximums. Common
rooftop features, such as chimneys, may project an additional four (4) vertical feet
from the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than
4:12, decks, railings, etc.) may extend up to six (6) vertical feet above the maximum
wall plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet
from each minimum building setback line for each one (1) vertical foot above the
maximum wall plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g.,
shed roof) may exceed the stated maximum if the average of wall plate heights is equal
or less than the maximum wall plate height allowed.
Staff Comment: Building height, building coverage, and impervious surface coverage
for the new single-family residences would be verified at the time of building permit
review.
Compliant if
condition of
approval is
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
are to be located in this area when present. Spacing standards shall be as stipulated
by the Department of Community and Economic Development, provided there shall
be a minimum of one street tree planted per address. Any additional undeveloped
right-of-way areas shall be landscaped unless otherwise determined by the
Administrator. Where there is insufficient right-of-way space or no public frontage,
street trees are required in the front yard subject to approval of the Administrator. A
minimum of two trees are to be located in the front yard prior to final inspection for
the new Single Family Residence.
Staff Comment: A Detailed Landscape Plan (Exhibit 3) was reviewed and approved as
part of the Civil Construction Permit (C17004067). The Detailed Landscape Plan
includes the required 10-foot wide street frontage landscaping, 8-foot wide planter
strip, and a landscaped area within the storm drainage tract. The approved detailed
landscape plan was reviewed for compliance with adopted landscape regulations as
well as conditions of approval that were applied under the previous Cedar Ridge
Preliminary Short Plat approval (LUA17-000263).
Staff recommends, as a condition of approval, that landscaping within the public right-
of-way and storm drainage tract be installed prior to the recording of the Short Plat.
The 10-foot onsite landscape strip shall be installed prior to Final Building Inspection
for the individual homes to be constructed on the proposed lots.
Compliant if
condition of
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations
require the retention of 30 percent of trees in a residential development.
Significant trees shall be retained in the following priority order:
DocuSign Envelope ID: D243B8D4-9068-400D-8293-2ABB28A2475F
City of Renton Department of Community & Economic Development
Cedar Ridge Short Plat
Administrative Report & Decision
LUA21-000042, SHPL-A, MOD
Report of March 8, 2021 Page 7 of 17
D_Report_Admin_LUA21-000042_FINAL
approval is
met
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); Significant trees
adjacent to critical areas and their associated buffers; and Significant trees over sixty
feet (60') in height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and Other significant non-
native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/
or cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
A minimum tree density shall be maintained on each residentially zoned lot. For
detached single family development, the minimum tree density is two (2) significant
trees for every five thousand (5,000) square feet. The tree density may consist of
existing trees, replacement trees, trees required pursuant to RMC 4-4-070F1, Street
Frontage Landscaping Required, or a combination.
Staff Comment: Staff previously reviewed a Final Grading and Tree Retention Plan
(Exhibit 3) as part of the Civil Construction Permit review (C17004067) and Arborist
Report prepared by Greenforest Incorporated, dated May 5, 2017 (Exhibit 4) under the
previous Cedar Ridge Preliminary Short Plat decision (LUA17-000263). The previous
Cedar Ridge Short Plat decision identified a total of 39 trees on the subject property, of
which 29 trees met tree retention criteria. Most of the significant trees identified were
located within the proposed building pads and alongside the property’s frontage that
would be improved with curb, gutter, planter strip, and sidewalk.
The previous decision identified four (4) significant trees or 13 percent along the
southwestern portion of the subject property that were viable for retention. This was
less than the City’s 30 percent retention requirement for single family residential
zoning designations. To meet the City’s retention standards, the applicant would have
had to retain at least nine (9) significant trees (.30 x 29 = 8.7). As the location of many
of the significant trees were within or near areas that are typically developed with
building footprints and frontage improvements, it was determined that replacement
would be a reasonable alternative. The applicant would be required to plant a total of
60 caliper inches to offset the removal of the five (5) significant trees (12 caliper inches
x 5 trees removed = 60 caliper inches).
A Final Tree Retention and Replacement Plan was reviewed and approved by staff as
part of the Civil Construction Permit review (C17004067). Staff recommends, as a
condition of approval, that all replacement trees identified in the approved Civil Plan
Set be installed prior to Final Building Inspection for the new homes.
Under the previous Cedar Ridge preliminary short plat decision, it was determined that
four (4) significant trees would be required to meet tree density requirements (2
significant trees per 5,000 square feet of lot area). The detailed landscape plan
approved under the Civil Construction Permit (C17004067) include the required four (4)
trees on each lot, which complies with the minimum tree density requirements.
During construction, trees to be retained (i.e., protected trees), would be required to
comply with the tree protection measures during construction (RMC 4-4-130H.9). The
eight central components of tree protection include defining and protecting the drip
line, erecting and maintaining a temporary six-foot-high chain link construction fence
DocuSign Envelope ID: D243B8D4-9068-400D-8293-2ABB28A2475F
City of Renton Department of Community & Economic Development
Cedar Ridge Short Plat
Administrative Report & Decision
LUA21-000042, SHPL-A, MOD
Report of March 8, 2021 Page 8 of 17
D_Report_Admin_LUA21-000042_FINAL
with placards around the tree to be retained, protecting the tree from grade changes,
keeping the area clear of impervious surface material, restricting grading within the
drip line, providing 3” of bark mulch within the required fencing, retaining a certified
arborist to ensure trees are protected from development activities, and alternate
protection/safeguards as necessary.
A landmark tree (50”dbh cedar) is located on the abutting western property. As
provided in RMC 4-4-130H.9., offsite trees containing drip lines that encroach into the
site under construction shall be considered protected trees unless it is determined the
abutting property owner is in compliance with RMC 4-4-130C – Allowed Tree Removal
Activities. Therefore staff recommends as a condition of approval, that the drip line of
the 50” dbh cedar tree located on the abutting western property be protected during
project construction; or provide evidence the abutting property owner would be in
compliance with RMC 4-4-130C Allowed Tree Removal Activities.
✓
Parking: Parking regulations require that a minimum of two parking spaces be
provided for each detached dwelling.
Driveway cuts are required to be a minimum of 5 feet from property lines and new
driveways may be a maximum of 16 feet in width at the property line. Maximum
driveway slopes shall not exceed fifteen percent (15%); provided, that driveways
exceeding eight percent (8%) shall provide slotted drains at the lower end with
positive drainage discharge to restrict runoff from entering the garage/residence or
crossing any public sidewalk.
Staff Comment: The Civil Plan Set (Exhibit 3) details driveway cuts at least five (5) feet
from side property lines. Driveways are shown 16-feet in width for each lot with slopes
less than 8-percent. It is assumed that each residence will contain a garage that will
accommodate at least two (2) parking spaces, however the width of each driveway as
shown is able to provide parking for at least two (2) vehicles.
Compliant if
condition of
approval is
met.
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front
yard and side yard along a street setback where the fence shall not exceed forty eight
inches (48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: Under the previous Cedar Ridge Preliminary Short Plat decision, a four
(4) foot retaining wall extending north/south approximately 10 linear feet within the
central portion of the storm drain tract. The final Civil Plan Set reviewed and approved
under C17004067 included detailed regarding the stormwater detention vault. Staff
recommends as a condition of approval, that any exposed portions of the stormwater
detention vault be composed of brick, rock, textured or patterned concrete or other
masonry product that complements the proposed site development.
No other retaining wall or fences are currently proposed with the plat development.
Future single-family building permits will be reviewed for compliance with retaining
wall and fence height limitations.
15.Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-
4, R-6, R-8 zone. The Standards implement policies established in the Land Use Element of the
DocuSign Envelope ID: D243B8D4-9068-400D-8293-2ABB28A2475F
City of Renton Department of Community & Economic Development
Cedar Ridge Short Plat
Administrative Report & Decision
LUA21-000042, SHPL-A, MOD
Report of March 8, 2021 Page 9 of 17
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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:
N/A
Lot Configuration: One of the following is required:
1.Lot width variation of 10 feet (10’) minimum of one per four (4) abutting
street-fronting lots, or
2.Minimum of four (4) lot sizes (minimum of four hundred (400) gross
square feet size difference), or
3.A front yard setback variation of at least five feet (5’) minimum for at least
every four (4) abutting street fronting lots.
Staff Comment: (Not applicable in the R-4 zone)
✓
Lots shall be configured to achieve both of the following:
1.The location of stormwater infiltration LID facilities is optimized,
consistent with the Surface Water Design Manual. Building and property
line setbacks are specified in the Surface Water Design Manual for
infiltration facilities.
2.Soils with good infiltration potential for stormwater management are
preserved to the maximum extent practicable as defined by the Surface
Water Design Manual.
Staff Comment: Lots are configured to allow appropriate space for any infiltration
opportunities. The Drainage Plan (Exhibit 3) identifies areas for dispersal trench and
splash pads.
Compliance
not yet
demonstrated
Garages: If an attached garage is wider than twenty six feet (26’), at least one garage
door shall be recessed a minimum of four feet (4’) from the other garage door.
Additionally, one of the following is required;
1.The front porch projects in front of the garage a minimum of five feet
(5’), and is a minimum of twelve feet (12’) wide, or
2.The roof extends at least five feet (5') (not including eaves) beyond the
front of the garage for at least the width of the garage plus the
porch/stoop area, or
3.The garage is alley accessed, or
4.The garage entry does not face a public and/or private street or an
access easement, or
5.The garage width represents no greater than fifty percent (50%) of the
width of the front facade at ground level, or
6.The garage is detached, or
7.The garage doors contain a minimum of thirty percent (30%) glazing,
architectural detailing (e.g. trim and hardware), and are recessed from
the front façade a minimum of five feet (5’), and from the front porch a
minimum of seven feet (7’).
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
DocuSign Envelope ID: D243B8D4-9068-400D-8293-2ABB28A2475F
City of Renton Department of Community & Economic Development
Cedar Ridge Short Plat
Administrative Report & Decision
LUA21-000042, SHPL-A, MOD
Report of March 8, 2021 Page 10 of 17
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Compliance
not yet
demonstrated
Primary Entry: The following is required:
•Porch or stoop: minimum size five feet (5') deep and minimum height
twelve inches (12") above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route may be
taken from a front driveway.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Façade Modulation: One of the following is required:
1.An offset of at least one story that is at least ten feet (10') wide and two
feet (2') in depth on facades visible from the street, or
2.At least two feet (2') offset of second story from first story on one street
facing facade.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Windows and Doors: Windows and doors shall constitute twenty-five percent (25%)
of all facades facing street frontage or public spaces.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
N/A Scale, Bulk, and Character: N/A
Compliance
not yet
demonstrated
Roofs: A variety of roof forms appropriate to the style of the homes shall be used.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Eaves: Both of the following are required:
1.Eaves projecting from the roof of the entire building at least
twelve inches (12") with horizontal fascia or fascia gutter at least
five inches (5") deep on the face of all eaves, and
2.Rakes on gable ends must extend a minimum of two inches (2")
from the surface of exterior siding materials.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Architectural Detailing: If one siding material is used on any side of the dwelling that
is two stories or greater in height, a horizontal band that measures at least eight
inches (8") is required between the first and second story.
Additionally, one of the following is required:
1.Three and one half inch (3 1/2") minimum trim surrounds all windows
and details all doors, or
2.A combination of shutters and three and one half inches (3 1/2")
minimum trim details all windows, and three and one half inches (3 1/2")
minimum trim details all doors.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
DocuSign Envelope ID: D243B8D4-9068-400D-8293-2ABB28A2475F
City of Renton Department of Community & Economic Development
Cedar Ridge Short Plat
Administrative Report & Decision
LUA21-000042, SHPL-A, MOD
Report of March 8, 2021 Page 11 of 17
D_Report_Admin_LUA21-000042_FINAL
Compliance
not yet
demonstrated
Materials and Color: For subdivisions and short plats, abutting homes shall be of
differing color. Color palettes for all new dwellings, coded to the home elevations,
shall be submitted for approval.
Additionally, one of the following is required:
1.A minimum of two (2) colors is used on the home (body with different
color trim is acceptable), or
2.A minimum of two (2) differing siding materials (horizontal siding and
shingles, siding and masonry or masonry-like material, etc.) is used on
the home. One alternative siding material must comprise a minimum of
thirty percent (30%) of the street facing facade. If masonry siding is used,
it shall wrap the corners no less than twenty four inches (24").
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
16.Subdivision Analysis: 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: Each lot is provided access to an existing abutting public residential
access street, SE 2nd Pl. The applicant will be required to provide frontage
improvements abutting the subject property consisting of curb, gutter, planter strip
with street trees, and sidewalk. Driveways are shown on submitted plans at 16-feet in
width.
N/A
Blocks: Blocks shall be deep enough to allow two tiers of lots.
Staff Comment: Not applicable. The subdivision does not contain the shape or area to
provide two tiers of lots.
✓
Lots: The size, shape, orientation, and arrangement of the proposed lots comply with
the requirements of the Subdivision Regulations and the Development Standards of
the R-4 zone and allow for reasonable infill of developable land. All of the proposed
lots 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 feet (20') and (2) lots on a street curve or the turning circle
of cul-de-sac (radial lots), which shall be a minimum of thirty five feet (35').
Staff Comment: The proposed lots are rectangular in shape and with front yards
oriented to SE 2nd Pl. Lot size and dimensional requirements of the R-4 zone are shown
on the Preliminary Plat Plan (Exhibit 2). The width between the side lot lines where
they meet SE 2nd Pl is greater than 80-percent of the required lot width.
DocuSign Envelope ID: D243B8D4-9068-400D-8293-2ABB28A2475F
City of Renton Department of Community & Economic Development
Cedar Ridge Short Plat
Administrative Report & Decision
LUA21-000042, SHPL-A, MOD
Report of March 8, 2021 Page 12 of 17
D_Report_Admin_LUA21-000042_FINAL
✓
Streets: The proposed street system shall extend and create connections between
existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards.
Staff Comment: The proposal would utilize the existing abutting SE 2nd Pl., which is
classified as a Residential Access Street. No new connections are needed or required to
serve the proposed short plat. The applicant would construct frontage improvements
abutting the property along SE 2nd Pl and 156th Ave SE.
For SE 2nd Pl., the minimum paved roadway width is 26’ which includes 2 – 10’ travel
lanes and 1 – 6’ parking lane. A 0.5’ curb, 8’ planter, and 5’ sidewalk are required
along each side of the roadway. A pedestrian bulb-out would be required at the
intersection of 156th Ave SE. The King County Assessor’s Map shows a current right of
way width of approximately 60’ for SE 2nd Place. No right of way dedication would be
required along the SE 2nd Place frontage. The applicant is proposing to construct
these improvements along the subject property’s frontage.
The classification 156th Ave SE is minor arterial. However, the City’s Transportation
Department has established a corridor plan for this section of 156th Avenue SE that
differs from the minor arterial street standards. The corridor consists of a right of way
width of 71’. The paved roadway section is 44’ consisting of 2 – 11’ travel lanes, 1 –
12’ center turn lane, and 2 – 5’ bike lanes. A 0.5’ curb, 8’ planter, and 5’ sidewalk are
required along each side of the roadway. The applicant is proposing to construct
these improvements along the subject property’s frontage per the modification
request in FOF 17.
Each new lot is subject to a transportation impact fee. The 2021 transportation
impact fee is $10,861.69 per single family home. A credit for two lots will be issued for
the existing homes. Assessed fees are based on the City of Renton Fee Schedule. The
fee is paid at the time of building permit issuance.
✓
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: The project site is surrounded by single-family residential uses that are
also within the Residential Low Density and R-4 zoning designation. The proposal
meets the maximum density regulations and lots range from 10,632 square feet to
12,095 square feet. The proposed stormwater facility within the storm drain tract is an
underground vault. The required perimeter landscaping and eco-grass over the top of
the vault would provide an amenity to the neighborhood and an attractive buffer. A
Stormwater detention pond within the tract would not provide the same level of
aesthetic benefits as the proposed vault. Therefore, staff recommends as a condition
of approval that any proposal to convert the stormwater vault within the tract to a
stormwater detention pond be considered a Major Plat Amendment subject to the
requirements outlined under RMC 4-7-080M.2.
17.Modification Analysis: The applicant is requesting a modification from RMC 4-6-060F.2 in order to modify
the minor arterial street standard for 154th Ave SE to contain a right of way width of 71’ instead of the
code required 91-feet. The modified standard would be comprised of a paved roadway width of 44’
consisting of 2 – 11’ travel lanes, 1 – 12’ center right turn lane, and 2 – 5’ bike lanes. Also included are a
0.5’ curb, 8’ planter, and 5’ sidewalk along both sides of the paved roadway. The request also proposed
to leave the existing power lines above ground. 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:
DocuSign Envelope ID: D243B8D4-9068-400D-8293-2ABB28A2475F
City of Renton Department of Community & Economic Development
Cedar Ridge Short Plat
Administrative Report & Decision
LUA21-000042, SHPL-A, MOD
Report of March 8, 2021 Page 13 of 17
D_Report_Admin_LUA21-000042_FINAL
Compliance Modification Criteria and Analysis
✓
a.Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these
policies and objectives.
Staff Comment: The Land Use Element has applicable policies listed under a separate
section labeled Promoting a Safe, Healthy, and Attractive Community. These policies
address walkable neighborhoods, safety, and shared uses. The intent of the policies 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 these policy guidelines.
Compliant
if
condition
of
approval
is met
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 the modified 154th Ave SE street section is
consistent with the City’s corridor plan for the area.
Staff concurs the proposed modification would meet the objectives of function and
maintainability intended by the code requirements. The City’s Public Works
Transportation Division have reviewed 156th Avenue SE and the surrounding area and
have determined that a modified minor arterial street section is more suitable for the
portion of 156th Avenue SE adjacent to the site. The determination was based on the fact
that the roadway is directly adjacent to single family residences and there is insufficient
space between the existing right of way and existing homes to expand the roadway
section to meet the minor arterial standards. The proposed modification would meet the
Transportation Division’s established corridor plan for this section of 156th Avenue SE and
could conform to the intended purpose of the code by providing a complete street cross
section. However, regarding the proposal to leave the existing power lines above ground
staff has concluded that the lines may remain above ground, provided that conduit is
installed to allow the power lines to be undergrounded at a later date. Staff recommends,
as a condition of approval that the applicant install a joint utility trench that is reviewed,
approved, and inspected by Puget Sound Energy to allow for the undergrounding of the
overhead utility lines at a later date. The joint utility trench shall be installed prior to the
recording of the short plat.
✓
c.Will not create substantial adverse impacts to other property(ies) in the vicinity.
Staff Comment: There are no identified adverse impacts to other properties from the
requested modification. New frontage improvements would be installed along the subject
property’s abutting unimproved ROW
✓
d.Conforms to the intent and purpose of the Code.
Staff Comment: See comments under criterion ‘b’.
✓
e.Can be shown to be justified and required for the use and situation intended; and
Staff Comment: See comments under criterion ‘b’.
18.Availability and Impact on Public Services:
DocuSign Envelope ID: D243B8D4-9068-400D-8293-2ABB28A2475F
City of Renton Department of Community & Economic Development
Cedar Ridge Short Plat
Administrative Report & Decision
LUA21-000042, SHPL-A, MOD
Report of March 8, 2021 Page 14 of 17
D_Report_Admin_LUA21-000042_FINAL
Compliance Availability and Impact on Public Services Analysis
✓
Police and Fire: Police and Fire Prevention staff have indicated that sufficient resources
exist to furnish services to the proposed development; subject to the applicant providing
Code required improvements and fees.
The fire flow requirement for a single-family home is 1,000 gpm minimum for dwellings
up to 3,600 square feet (including garage and basements). A minimum of 1,500 gpm fire
flow would be required for dwellings that exceed 3,600 square feet.
A minimum of one fire hydrant is required within 300-feet of the proposed buildings and
two hydrants if the fire flow increases to 1,500 gpm. Existing hydrants appear adequate;
however, the existing hydrants shall be retrofitted with a 5-inch storz fitting. A water
availability certificate shall be obtained from King County Water District 90.
The current (2021) fire impact fees are $829.77 per single family unit payable at time of
building permit issuance. Assessed fees are based on the City of Renton Fee Schedule. The
fee is paid at the time of building permit issuance.
Compliant if
condition of
approval is
met
Schools: It is anticipated that the Renton School District can accommodate additional
students generated by this proposal at the following schools: Maplewood Heights
Elementary School, McKnight Middle School and Hazen High School. Any new students
from the proposed development would be bussed to their schools. The stop is located
at 156th Ave SE and SE 2nd Pl. (except Maplewood Heights pickup see below) or at the
intersection of the proposed development. The proposed project includes the
installation of frontage improvements along the SE 2nd Pl and 156th Ave SE frontage,
including sidewalks. Students would walk east along this new sidewalk on SE 2nd Pl to the
corner of the intersection.
Student pickup only for Maplewood Heights Elementary School is located at SE 3rd Pl and
156th Ave SE. Students would walk east along SE 2nd Pl and cross 156th Ave SE. An
approximately five-foot wide shoulder with c-curb is located along the east side of 156th
Ave SE where students would walk south approximately 475-feet to the pickup bus stop.
The intersection of 156th Ave SE and SE 2nd Pl does not contain a signal or marked
crosswalk. Further, 156th Ave SE is a designated minor arterial. Therefore, staff
recommends as a condition of approval, the applicant provide safe route to school
measures for students crossing the 156th Ave SE and SE 2nd Pl intersection as warranted.
Improvements may include, but are not limited to, a marked crosswalk and/or signage.
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. Currently the fee is
assessed at $7,681.00 plus a 5% surcharge fee per single family residence. Assessed fees
are based on the City of Renton Fee Schedule. The fee is paid at the time of building permit
issuance.
✓
Parks: A Park Impact Fee would be required for the future houses. The current Park
Impact Fee is $2,914.99. Assessed fees are based on the City of Renton Fee Schedule.
The fee is paid at the time of building permit issuance.
✓
Storm Water: An adequate drainage system shall be provided for the proper drainage of
all surface water.
The final approved TIR and civil plan set (Exhibits 6 and 3) prepared by Pacific Engineering
Design dated July 2, 2018 were submitted to the City as part of the short plat submittal.
The site is located in the City’s Flow Control Duration Standard (Forested Site Conditions).
DocuSign Envelope ID: D243B8D4-9068-400D-8293-2ABB28A2475F
City of Renton Department of Community & Economic Development
Cedar Ridge Short Plat
Administrative Report & Decision
LUA21-000042, SHPL-A, MOD
Report of March 8, 2021 Page 15 of 17
D_Report_Admin_LUA21-000042_FINAL
The site is also located in the Lower Cedar River drainage basin. The TIR was completed
in accordance with the standards found in the 2017 Renton Surface Water Design Manual
(RSWDM). All nine core and six special requirements were addressed.
A detention vault is proposed to meet the flow control requirements to satisfy Core
Requirement #3, Flow Control Facilities.
Each new lot is subject to a stormwater system development charge. The 2021 SDC for
stormwater is $2.000.00 per lot. A credit for two lots will be issued for the existing homes.
Stormwater SDC fees are due at construction permit issuance.
✓
Water: Water service is provided by King County Water District 90. A water availability
certificate from the District shall be provided to the City for review with the construction
permit submittal. Review of the water plans will be conducted by King County Water
District 90 and the Renton Regional Fire Authority. Plans approved by King County Water
District 90 shall be routed to the City for final review prior to permit issuance.
✓
Sanitary Sewer: All new side sewers shall be 6”. All new side sewers shall flow by gravity
to the main at a minimum slope of 2%. A grinder pump system internal to each home
may be needed for a daylight basement. Each lot shall have its own side sewer. Sewer
cleanouts should not be located in the new driveways.
The final approved utility plans submitted to the City by Pacific Engineering Design shows
an individual side sewer for each lot connecting to the existing sewer main in SE 2nd
Place.
The site is served by a private on-site septic system. The septic system(s) shall be
abandoned at the time of demolition of the existing homes in accordance with King
County Department of Health regulations and Renton Municipal Code.
Each lot is subject to a system development charge (SDC) for sewer service. The SDC for
sewer service is based on the size of the domestic water service. The 2021 SDC for sewer
service with a 3/4" or 1” water meter is $3,450.00. Sewer SDC fees are due at
construction permit issuance. Each lot is subject to a Special Assessment District (SAD)
fee. The site is located in the Central Plateau Interceptor SAD. The fee associated with
this SAD is $351.95 plus interest per lot. SAD fees are due at construction permit
issuance.
I.CONCLUSIONS:
1.The subject site is located in the Residential Low Density (LD) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 13.
2.The subject site is located in the Residential-4 (R-4) zoning designation and complies with the zoning and
development standards established with this designation provided the applicant complies with City Code
and conditions of approval, see FOF 14.
3.The proposed short plat complies with the Residential Design and Open Space Standards provided the
applicant complies with City Code and conditions of approval, see FOF 15.
4.The proposed short plat complies with the subdivision regulations as established by City Code and state
law provided all advisory notes and conditions are complied with, see FOF 16.
5.The proposed short plat complies with the street modification criteria for the reduced cross section for
156th Ave SE provided the applicant complies with City Code and condition of approval, see FOF 17.
DocuSign Envelope ID: D243B8D4-9068-400D-8293-2ABB28A2475F
City of Renton Department of Community & Economic Development
Cedar Ridge Short Plat
Administrative Report & Decision
LUA21-000042, SHPL-A, MOD
Report of March 8, 2021 Page 16 of 17
D_Report_Admin_LUA21-000042_FINAL
6.The proposed short plat complies with the street standards as established by City Code and satisfies the
five (5) modification critieria, provided the project complies with all advisory notes and conditions of
approval contained herein, see FOF 16 and 17.
7.There are safe walking routes to the school bus stop provided all conditions of approval are met, see FOF
18.
8.There are adequate public services and facilities to accommodate the proposed short plat , see FOF 18.
J.DECISION:
The Cedar Ridge Short Plat, File No. LUA21-000042, SHPL-A, MOD, as depicted in Exhibit 2, is approved and is
subject to the following conditions:
1.Landscaping within the public right-of-way and storm drainage tract shall be installed according to the
approved detailed landscape plans prior to the recording of the Short Plat. The 10-foot onsite landscape
strip shall be installed prior to Final Building Inspection for the individual homes to be constructed on
the proposed lots.
2.All replacement trees identified in the approved Civil Plan Set shall be installed prior to Final Building
Inspection for the new homes.
3.The drip line of the 50” dbh cedar tree located on the abutting western property shall be protected
during project construction; or provide evidence the abutting property owner would be in compliance
with RMC 4-4-130C Allowed Tree Removal Activities.
4.Any exposed portions of the stormwater detention vault shall be composed of brick, rock, textured or
patterned concrete or other masonry product that complements the proposed site development.
5.The applicant shall provide safe route to school measures for students crossing the 156th Ave SE and SE
2nd Pl intersection as warranted. Improvements may include, but are not limited to, a marked crosswalk
and/or signage.
6.Any proposal to convert the proposed stormwater vault within the storm drainage tract to a stormwater
detention pond shall be considered a Major Plat Amendment subject to the requirements outlined
under RMC 4-7-080M.2.
7.The applicant shall install a joint utility trench that is reviewed, approved, and inspected by Puget Sound
Energy to allow for the undergrounding of the overhead utility lines at a later date. The joint utility
trench shall be installed prior to the recording of the short plat.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
for Vanessa Dolbee, Planning Director Date
TRANSMITTED on March 8, 2021 to the Owner/Applicant/Contact:
Owner/Applicant: Contact:
Cedar Ridge LLC
24419 105th Pl SE
Lou Larsen
Pacific Engineering Design
DocuSign Envelope ID: D243B8D4-9068-400D-8293-2ABB28A2475F
3/8/2021 | 12:28 PM PST
City of Renton Department of Community & Economic Development
Cedar Ridge Short Plat
Administrative Report & Decision
LUA21-000042, SHPL-A, MOD
Report of March 8, 2021 Page 17 of 17
Kent, WA 99030 PO Box 24060
Federal Way, WA 98093
TRANSMITTED on March 8, 2021 to the Parties of Record:
Jerry and Karen Kierig
6301 SE 2nd Pl
Renton, WA 98059
TRANSMITTED on March 8, 2021 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
Vanessa Dolbee, Current Planning Manager
Anjela Barton, Fire Marshal
K.LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on March 22, 2021. An appeal of the decision must be filed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Due to Governor Jay Inslee’s Proclamation 20-25 (“Stay
Home, Stay Healthy”), the City Clerk’s Office is working remotely. For that reason, appeals must be submitted
electronically to the City Clerk at cityclerk@rentonwa.gov. The appeal fee, normally due at the time an appeal is
submitted, will be collected at a future date. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and
additional information regarding the appeal process may be obtained from the City Clerk’s Office,
cityclerk@rentonwa.gov. If the situation changes such that the City Clerk’s Office is open when you file your
appeal, you have the option of filing the appeal in person.
EXPIRATION: The administrative short plat decision will expire five (5) years from the date of decision. A single
one (1) year extension may be requested pursuant to RMC 4-7-070.M.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened
by the approval body. The approval body may modify his decision if material evidence not readily discoverable
prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal
within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing
through the Hearing Examiner. All communications are public record and this permits all interested parties to
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.
D_Report_Admin_LUA21-000042_FINAL
DocuSign Envelope ID: D243B8D4-9068-400D-8293-2ABB28A2475F
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Cedar Ridge Short Plat
Land Use File Number:
LUA21-000042, SHPL-A, MOD
Date of Report
March 8, 2021
Staff Contact
Jill Ding
Senior Planner
Project Contact/Applicant
Lou Larsen
Pacific Engineering Design
PO Box 24060 Federal Way,
WA 98093
Project Location
13609 156th Ave NE
(APNs 146340-0045 and
0049)
The following exhibits are included with the ERC report:
Exhibit 1: Administrative Decision
Exhibit 2: Preliminary Short Plat Plan
Exhibit 3: Approved Civil Construction Plan Set
Exhibit 4: Arborist Report, prepared by Greenforest Incorporated, dated May 5, 2017
Exhibit 5: Modification Justification
Exhibit 6: Approved Technical Information Report (TIR), prepared by Pacific Engineering Design,
LLC, dated July 2, 2018
Exhibit 7: Geotechnical Report - Limited Stormwater and Geologic Hazard Evaluation prepared by
Cobalt Geosciences (dated August 22, 2016 and updated April 24, 2017)
Exhibit 8: Advisory Notes
DocuSign Envelope ID: D243B8D4-9068-400D-8293-2ABB28A2475F