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Home My WebLink AboutEx03_D_Admin_Decision_Skyhorse_Short_Plat_181108DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Admin Decision_Skyhorse Short Plat_181108 A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: November 8, 2018 Project File Number: PR17-000438 Project Name: Skyhorse Short Plat Land Use File Number: LUA17-000550, SHPL-A, MOD Project Manager: Jill Ding, Senior Planner Owner/Applicant: New Fourth, LLC, 19244 39th Ave S, SeaTac, WA 98188 Contact: Chad Allen, Encompass Engineering & Surveying, 165 NE Juniper St, #201, Issaquah, WA 98027 Project Location: 163XX SE 162nd St (parcel nos. 145750-0023 and 132305-9053) Project Summary: The applicant is requesting Administrative Short Plat and Modification approval for the subdivision of a 109,006 square foot (2.50 acre) vacant site into 8 lots and 3 tracts (Tracts A, C, and D) for the future construction of single-family residences. The project site is bisected into two parcels by 164th Ave SE, Lots 1-5 and Tract A (shared driveway) is proposed on the west side of 164th Ave SE and Lots 6-8 and Tracts C and D (stormwater) are proposed on the east side of 164th Ave SE. The project site is located within the Residential-4 (R-4) zone. The proposed lots would range in size from 9,632 square feet to 11,900 square feet. Access to Lot 1 would be provided via a residential driveway off of SE 132nd Street, access to Lots 2-5 would be provided via a shared driveway tract (Tract A) off of 164th Ave SE, access to Lots 6-8 would be provided via individual driveways off of 164th Ave SE. Frontage improvements including paving, curb and gutter, 8-foot wide planter with street trees, and a 5-foot wide sidewalk are proposed along the site's SE 132nd St and 164th Ave SE frontage. A modified 30-foot half street dedication is proposed on the northeast portion of the project site. The applicant is requesting to pay a fee in lieu of constructing the required improvements within this modified half street. No critical areas are mapped on the project site. Site Area: 2.50 acres DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838 Exhibit 3 DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB City of Renton Department of Community & Economic Development Skyhorse Short Plat Administrative Report & Decision LUA17-000550, SHPL-A, MOD Report of November 8, 2018 Page 2 of 19 D_Admin Decision_Skyhorse Short Plat_181108 B. EXHIBITS: Exhibit 1: Administrative Decision Exhibit 2: Preliminary Short Plat Plan Exhibit 3: Tree Mitigation Plan Exhibit 4: Landscape Plan Exhibit 5: Arborist Report, prepared by Arborists NW, LLC Exhibit 6: Preliminary Technical Information Report, prepared by Encompass Engineering & Surveying, dated August 21, 2018 Exhibit 7: Conceptual Drainage/Utilities Plan Exhibit 8: Geotechnical Report, prepared by Earth Solutions NW, LLC, dated July 13, 2016 Exhibit 9: Public Comment letter Exhibit 10: Staff Response to Public Comments Exhibit 11: Advisory Notes Exhibit 12: Modification Justification C. GENERAL INFORMATION: 1. Owner(s) of Record: New Fourth, LLC 19244 39th Ave S SeaTac, WA 98188 2. Zoning Classification: Residential-4 (R-4) 3. Comprehensive Plan Land Use Designation: Residential Low Density (LD) 4. Existing Site Use: A detached accessory structure, proposed for removal, and vacant 5. Critical Areas: None mapped 6. Neighborhood Characteristics: a. North: Single-family residential, unincorporated King County b. East: Single-family residential, R-4 zoning and unincorporated King County c. South: Single-family residential, R-4 zoning and unincorporated King County d. West: Single-family residential, R-4 zoning 7. Site Area: 2.50 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 DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB City of Renton Department of Community & Economic Development Skyhorse Short Plat Administrative Report & Decision LUA17-000550, SHPL-A, MOD Report of November 8, 2018 Page 3 of 19 D_Admin Decision_Skyhorse Short Plat_181108 Annexation N/A 5631 s 11/13/2011 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service would be provided by Water District 90. b. Sewer: Sewer service is provided by the City of Renton. There is an existing sewer manhole to the south of the intersection of 166th Avenue SE and SE 136th Street located at Liberty High School that is intended to provide sewer service to the project site. The City has an existing easement on Parcel 1323059038 for this connection. c. Surface/Storm Water: Runoff along SE 132nd St is conveyed north by a shallow ditch to the City of Renton boundary. There is no on-site drainage system. 2. Streets: The proposed development fronts SE 132nd St along the North property line and unimproved 164th Ave SE right-of-way (ROW) separates the two parcels running north and south. Both streets are classified as Residential Access. Existing ROW width is approximately 60 feet. 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 2. Chapter 4 City-Wide Property Development Standards 3. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 4. Chapter 7 Subdivision Regulations a. Section 4-7-070: Detailed Procedures for Short Subdivision 5. Chapter 9 Permits – Specific a. Section 4-9-250: Variances, Waivers, Modifications, and Alternates 6. 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 August 17, 2017 and determined the application complete on September 7, 2017. The project was placed on hold on October 2, 2017 and was taken off hold on November 2, 2017. The project was placed on hold DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB City of Renton Department of Community & Economic Development Skyhorse Short Plat Administrative Report & Decision LUA17-000550, SHPL-A, MOD Report of November 8, 2018 Page 4 of 19 D_Admin Decision_Skyhorse Short Plat_181108 for the second time on November 30, 2017 and was taken off hold on August 30, 2018. The project complies with the 120-day review period. 2. The project site is located 163XX SE 162nd St (parcel nos. 145750-0023 and 132305-9053). 3. The project site is currently developed with a detached accessory structure and is vacant. 4. Access to the site would be provided via SE 132nd St and 164th Ave SE. 5. The property is located within the Residential Low Density (LD) Comprehensive Plan land use designation. 6. The site is located within the Residential-4 (R-4) zoning classification. 7. There are approximately 73 trees located on-site, of which the applicant is proposing to retain a total of 12 trees. 8. There are no critical areas mapped on the project site. 9. Approximately 1,000 cubic yards of excavation and fill would be required for the development of the project site. 10. The applicant is proposing to begin construction in Spring of 2019 and end in Fall of 2019. 11. Staff received one public comment letter (Exhibit 9) in which concerns regarding safety and traffic were expressed. Staff responded to the public comments (Exhibit 10). 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 Low Density (LD) on the City’s Comprehensive Plan Map. The purpose of the LD designation is to provide transition to the rural area. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met: Compliance Comprehensive Plan Analysis  Policy L-3: Encourage infill development of single-family units as a means to meet growth targets and provide new housing.  Goal L-H: Plan for high-quality residential growth that supports transit by providing urban densities, promotes efficient land utilization, promotes good health and physical activity, builds social connections, and creates stable neighborhoods by incorporating both built amenities and natural features.  Goal L-I: Utilize multiple strategies to accommodate residential growth, including:  Development of new single-family neighborhoods on large tracts of land outside the City Center,  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-T: Create a functioning and exemplary urban forest that is managed at optimum levels for canopy, health, and diversity. DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB City of Renton Department of Community & Economic Development Skyhorse Short Plat Administrative Report & Decision LUA17-000550, SHPL-A, MOD Report of November 8, 2018 Page 5 of 19 D_Admin Decision_Skyhorse Short Plat_181108  Policy L-24: Manage urban forests to maximize ecosystem services such as stormwater management, air quality, aquifer recharge, other ecosystem services, and wildlife habitat.  Policy L-32: Emphasize the use of open ponding and detention, vegetated swales, rain gardens, clean roof run-off, right-of-way landscape strips, open space, and stormwater management techniques that mimic natural systems, maximize water quality and infiltration where appropriate, and which will not endanger groundwater quality.  Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive.  Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development.  Policy L-48: Address privacy and quality of life for existing residents by considering scale and context in infill project design.  Policy L-55: Preserve natural landforms, vegetation, distinctive stands of trees, natural slopes, and scenic areas that contribute to the City’s identity, preserve property values, and visually define the community and neighborhoods. 14. Zoning Development Standard Compliance: The site is classified Residential-4 (R-4) on the City’s Zoning Map. The R-4 designation serves as a transition between rural designation zones and higher density residential zones. It is intended as an intermediate lower density residential zone. The proposal is compliant with the following development standards, as outlined in RMC 4-2-110.A, if all conditions of approval are met: Compliance R-4 Zone Develop Standards and Analysis  Density: There is no minimum density required in the R-4 zone. The maximum density permitted is 4.0 dwelling units per net acre. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. Staff Comment: After the deduction of the 5,262 sq. ft. public right-of-way dedication and the 2,775 sq. ft. shared driveway from the 109,006 sq. ft. gross site are results in a net area of 100,969 sq. ft. (2.32 acres). The proposal for 8 lots on the 2.32 net acre site results in a net density of 3.45 du/ac (8 dwelling units / 2.32 net acres = 3.45 du/ac), which is less than the maximum density permitted in 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 1-8 Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.) Lot 1 10,694 106 100 Lot 2 10,667 107 100 Lot 3 10,139 96 108 Lot 4 (Corner Lot) 9,638 81 119 DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB City of Renton Department of Community & Economic Development Skyhorse Short Plat Administrative Report & Decision LUA17-000550, SHPL-A, MOD Report of November 8, 2018 Page 6 of 19 D_Admin Decision_Skyhorse Short Plat_181108 Lot 5 (Corner Lot) 9,632 81 119 Lot 6 11,900 70 170 Lot 7 11,900 70 170 Lot 8 11,900 70 170 Tract A (shared driveway) 2,775 N/A N/A Tract C (stormwater tract) 8,835 N/A N/A Tract D (stormwater tract) 5,663 N/A N/A Staff Comment: As shown in the table above, all proposed lots would meet the minimum lot size, width and depth requirements of the R-4 zone.  Setbacks: The required setbacks in the R-4 zone are as follows: front yard is 30 feet, side yard is combined 20 feet with not less than 7.5 feet on either side, secondary front yard (applies to corner lots) is 30 feet, and the rear yard is 25 feet. Staff Comment: All lots contain adequate area for compliance with the setback requirements of the R-4 zone. The front yard of Lot 1 would be oriented to the north towards SE 132nd St, the front yard of Lot 2 would be oriented to the south towards the shared driveway, the front yard of Lot 3 would be oriented to the east towards the shared driveway, and the front yards of Lots 4-8 would be oriented towards 164th Ave SE. Lots 4 and 5 would be corner lots and would have secondary front yard setbacks along the proposed shared driveway tract. Rear yard setbacks are not required for corner lots. There is an existing access easement location on a portion of Lots 1 and 2. The setback areas for these lots would be measured from the edge of the access easement, unless the easement is extinguished.  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. DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB City of Renton Department of Community & Economic Development Skyhorse Short Plat Administrative Report & Decision LUA17-000550, SHPL-A, MOD Report of November 8, 2018 Page 7 of 19 D_Admin Decision_Skyhorse Short Plat_181108 Staff Comment: Building height, building coverage, and impervious surface coverage for the new single-family residences would be verified at the time of building permit review. Compliant if conditions of approval are met Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of- way areas shall be landscaped unless otherwise determined by the Administrator. Where there is insufficient right-of-way space or no public frontage, street trees are 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. A 15-foot wide landscape strip is required around the outside perimeter of stormwater tracts, unless modified through the subdivision review process. Staff Comment: A Conceptual Landscape Plan (Exhibit 4) was submitted with the project application materials. The conceptual landscape plan includes a 10-foot on-site landscape strip along all street frontages as well as street trees within the 8-foot wide planter strip required between the curb and sidewalk. Two (2) trees would be required within the front yard areas of Lots 2 and 3 as they do not abut a public street frontage. The undeveloped right-of-way (ROW) on the northeastern corner of the project site would be required to be landscaped appropriately and a 15-foot wide landscape strip would be required around the perimeter of the stormwater tracts. As stormwater vaults are proposed within the stormwater tracts, staff recommends that the 15-foot wide landscape strip be limited to areas of the tract that abut a developed or undeveloped public ROW. However, if the applicant proposed to change the design to include stormwater ponds, staff recommends that this change be considered a major amendment to the short plat and the 15-foot wide landscape strip would be required outside the fence around the full perimeter of the stormwater tracts. The maintenance of all common landscape improvements within the stormwater tracts as well as within the undeveloped ROW should be maintained by the homeowners within the subdivision. Staff recommends, as a condition of approval, that a detailed landscape plan be submitted at the time of Construction Permit review for review and approval by the Current Planning Project Manager. The detailed landscape plan shall include landscaping within the required 10-foot on-site street frontage landscape strip, the 8- foot wide planter strip between the curb and sidewalk (with street trees), two trees within the front yard areas of Lots 2 and 3, landscaping within the undeveloped ROW proposed at the northeastern corner of the project site, and a 15-foot wide landscape strip along the perimeter of the stormwater tracts where they abut a public ROW (developed or undeveloped). Landscaping within the public ROW shall be installed prior to recording of the short plat, the landscaping required on the individual lots would be required to be installed at the time of the construction of the individual homes, prior to Certificate of Occupancy. Staff recommends, as a condition of approval, that a Homeowners Association be established for the maintenance of common improvements within the subdivision, including, but not limited to the landscaping within the stormwater tracts and the DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB City of Renton Department of Community & Economic Development Skyhorse Short Plat Administrative Report & Decision LUA17-000550, SHPL-A, MOD Report of November 8, 2018 Page 8 of 19 D_Admin Decision_Skyhorse Short Plat_181108 landscaping within the undeveloped ROW. Draft Covenants, Conditions, and Restrictions (CC & Rs) shall be submitted to the City for review and approval prior to the recording of the short plat. Staff recommends, as a condition of approval, that any proposal to substitute stormwater ponds, in lieu of the proposed stormwater vaults be considered and reviewed as a major amendment to the preliminary short plat approval and the 15-foot wide landscape strip would be required around the full perimeter of the pond, outside of any required fencing. Compliant if conditions of approval are met Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4- 130) require the retention of 30 percent of trees in a residential development. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. A minimum tree density shall be maintained on each residentially zoned lot. For detached single-family development, the minimum tree density is two (2) significant trees for every five thousand (5,000) square feet. The tree density may consist of existing trees, replacement trees, trees required pursuant to RMC 4-4-070F1, Street Frontage Landscaping Required, or a combination. Staff Comment: A Conceptual Tree Retention Plan and Arborist report (Exhibits 4 and 5) were submitted with the project application materials. A total of 73 trees have been identified on the project site, and of those 38 have been identified as dead or dangerous and 14 are within an area of public ROW, which leaves a total of 24 protected trees. Based on a retention requirement of 30 percent (30%), the applicant would be required to retain a total of 8 trees on the project site. The applicant is proposing to retain 12, which exceeds the minimum retention requirement of 8. Based on the minimum tree density requirement of 2 trees (or gross equivalent of 6 caliper inches per tree) per 5,000 square feet, Lots 1-5 would require a total of 4 trees (or gross equivalent of 24 caliper inches) on each lot and Lots 6-8 would require 5 trees (or gross equivalent of 30 caliper inches) on each lot. It appears that Lots 5 and 6 would exceed the minimum tree density requirements based on gross caliper inches. Staff recommends, as a condition of approval, that a tree retention tract be provided to the east of Lots 5 and 6 for any trees in excess of the minimum density requirements based on the required 24 and 30 gross equivalent of caliper inches required for each lot. Staff recommends, as a condition of approval that a final tree retention plan be provided at the time of Construction Permit review for review and approval by the Current Planning Project Manager. DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB City of Renton Department of Community & Economic Development Skyhorse Short Plat Administrative Report & Decision LUA17-000550, SHPL-A, MOD Report of November 8, 2018 Page 9 of 19 D_Admin Decision_Skyhorse Short Plat_181108  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: Compliance with parking requirements would be reviewed at the time of Building Permit review. Adequate area is available on the proposed lots to provide required parking.  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: There are no fences or retaining walls shown on the preliminary civil plan set. Any fences or retaining wall constructed during the Construction of Building Permit process would be required to comply with these standards. 15. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R- 4, R-6, R-8 zone. The Standards implement policies established in the Land Use Element of the Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to approval of the subdivision. Compliance with Residential Design Standards would be verified prior to issuance of the building permit for the new single-family homes. The proposal is consistent with the following design standards, unless noted otherwise: Compliance Design Standards R-4 and Analysis N/A Lot Configuration: One of the following is required of preliminary plat applications: 1. Lot width variation of 10 feet (10’) minimum of one per four (4) abutting street- fronting lots, or 2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square feet size difference) for street-fronting lots, or 3. A front yard setback variation of at least five feet (5’) minimum for at least every four (4) abutting street fronting lots. Staff Comment: Not applicable in the R-4 zone or for short plats.  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. DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB City of Renton Department of Community & Economic Development Skyhorse Short Plat Administrative Report & Decision LUA17-000550, SHPL-A, MOD Report of November 8, 2018 Page 10 of 19 D_Admin Decision_Skyhorse Short Plat_181108 2. Soils with good infiltration potential for stormwater management are preserved to the maximum extent practicable as defined by the Surface Water Design Manual. Staff Comment: The proposed short plat will be reviewed for compliance with the 2017 City of Renton Surface Water Design Manual, see further discussion below under FOF 17. Compliance not yet demonstrated Garages: If an attached garage is wider than twenty six feet (26’), at least one (1) garage door shall be recessed a minimum of four feet (4’) from the other garage door. Additionally, one of the following is required: 1. The front porch projects in front of the garage a minimum of five feet (5’), and is a minimum of twelve feet (12’) wide, or 2. The roof extends at least five feet (5') (not including eaves) beyond the front of the garage for at least the width of the garage plus the porch/stoop area, or 3. The garage is alley accessed, or 4. The garage entry does not face a public and/or private street or an access easement, or 5. The garage width represents no greater than fifty percent (50%) of the width of the front facade at ground level, or 6. The garage is detached, or 7. The garage doors contain a minimum of thirty percent (30%) glazing, architectural detailing (e.g. trim and hardware), and are recessed from the front façade a minimum of five feet (5’), and from the front porch a minimum of seven feet (7’). Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Primary Entry: The entry shall include a porch or stoop with a minimum depth of five feet (5') and minimum height of twelve inches (12") above grade. Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Facade Modulation: One of the following is required: 1. An offset of at least one story that is at least ten feet (10') wide and two feet (2') in depth on facades visible from the street, or 2. At least two feet (2') offset of second story from first story on one street facing facade. Staff Comment: Compliance for this standard would be verified at the time of building permit review. DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB City of Renton Department of Community & Economic Development Skyhorse Short Plat Administrative Report & Decision LUA17-000550, SHPL-A, MOD Report of November 8, 2018 Page 11 of 19 D_Admin Decision_Skyhorse Short Plat_181108 Compliance not yet demonstrated Windows and Doors: Windows and doors shall constitute twenty-five percent (25%) of all facades facing street frontage or public spaces. Staff Comment: Compliance for this standard would be verified at the time of building permit review. N/A Scale, Bulk, and Character: N/A Compliance not yet demonstrated Roofs: A variety of roof forms appropriate to the style of the home shall be used. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Eaves: Both of the following are required: 1. Eaves projecting from the roof of the entire building at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves, and 2. Rakes on gable ends must extend a minimum of two inches (2") from the surface of exterior siding materials. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Architectural Detailing: If one siding material is used on any side of the dwelling that is two stories or greater in height, a horizontal band that measures at least eight inches (8") is required between the first and second story. Additionally, one of the following is required: 1. Three and one half inch (3 1/2") minimum trim surrounds all windows and details all doors, or 2. A combination of shutters and three and one half inches (3 1/2") minimum trim details all windows, and three and one half inches (3 1/2") minimum trim details all doors. Staff Comment: Compliance for this standard would be verified at the time of building permit review. 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. DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB City of Renton Department of Community & Economic Development Skyhorse Short Plat Administrative Report & Decision LUA17-000550, SHPL-A, MOD Report of November 8, 2018 Page 12 of 19 D_Admin Decision_Skyhorse Short Plat_181108 16. 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 Compliant if conditions of approval are met Access: Each lot must have access to a public street or road. Access may be by a shared driveway per the requirements of RMC 4-6-060 Street Standards. The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Staff Comment: Access to Lot 1 would be provided via a residential driveway off of SE 132nd Street, access to Lots 2-5 would be provided via a shared driveway tract (Tract A) off of 164th Ave SE, access to Lots 6-8 would be provided via individual driveways off of 164th Ave SE. To reduce the number of curb cuts along 164th Ave SE, staff recommends, as a condition of approval, that the access for Lots 4 and 5 be taken off of the shared driveway tract (Tract A). A note to this effect shall be recorded on the face of the final short plat map. Staff further recommends, that the ownership and maintenance of the shared driveway tract be provided by the future homeowners of Lots 2-5. Shared driveways shall be designed in accordance with the residential access street standards found in RMC 4-6-060. The minimum paved section width is 16 feet, unless 20 feet is required for emergency access. The Renton Fire Authority is requiring that the shared driveway provide a minimum 20-foot paved access or that the home on proposed Lot 2 be provided with an approved fire sprinkler system. In addition, an approved fire truck turnaround is required for dead end streets exceeding 150 feet in length. To ensure compliance with the emergency access requirements, staff recommends, as a condition of approval that the shared driveway (Tract A) be widened to 20 feet in accordance with the requirements of the Renton Fire Authority or that Lot 2 be sprinkled with an approved fire sprinkler system. If the applicant elects to sprinkler Lot 2, a note to this effect shall be recorded on the face of the Short Plat map. Staff further recommends that the short plat layout be revised to provide an approved emergency access turn around be provided for any dead end access street in excess of 150 feet in length. N/A Blocks: Blocks shall be deep enough to allow two (2) tiers of lots. Staff Comment: Not applicable, no blocks are proposed. Projects are exempt from block depth regulation when the location and extent of environmental constraints prevent a standard plat land configuration. Compliant if condition of approval is met Lots: The size, shape, orientation, and arrangement of the proposed lots comply with the requirements of the Subdivision Regulations and the Development Standards of the R-4 zone and allow for reasonable infill of developable land. All of the proposed lots shall meet the requirements for minimum lot size, depth, and width. Width between side lot lines at their foremost points (i.e., the points where the side lot lines intersect with the street right-of-way line) shall not be less than eighty percent (80%) of the required lot width except in the cases of (1) pipestem lots (or flag lot), which shall have a minimum width of twenty feet (20') and (2) lots on a street curve or DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB City of Renton Department of Community & Economic Development Skyhorse Short Plat Administrative Report & Decision LUA17-000550, SHPL-A, MOD Report of November 8, 2018 Page 13 of 19 D_Admin Decision_Skyhorse Short Plat_181108 the turning circle of cul-de-sac (radial lots), which shall be a minimum of thirty five feet (35'). No residentially zoned lot shall have a depth-to-width ratio greater than four-to-one (4:1). Pipestem lots may be permitted for new plats to achieve the minimum density within the Zoning Code when there is no other feasible alternative to achieving the minimum density. Staff Comment: All proposed lots comply with the minimum area and dimensional standards of the R-4 zone (see FOF 14) and all lots would be oriented such that their front yard areas face a public street or shared driveway. Proposed Lots 4 and 5 abut a shared driveway and 164th Ave SE. To clarify the orientation of these lots, staff recommends, as a condition of approval, that the front yard of Lots 4 and 5 be required to face to the east towards 164th Ave SE. A note to this effect shall recorded on the face of the final short plat map.  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: 164th Ave SE and SE 132nd St are classified as a residential access streets. Per RMC 4-6-060, the minimum ROW width required for a residential access street is 53 feet. The minimum paved roadway width is 26 feet with a 0.5-foot curb, 8-foot planter, and 5-foot sidewalk along both sides of the roadway. The required intersection turning radius is 25 feet when intersecting with another residential access street. 164th Ave SE has a current ROW width of 60 feet, therefore no dedication shall be required. A half street ROW dedication for the future extension of SE 132nd Street is required. The applicant has submitted a modification request for a 30-foot half street dedication on the northeast portion of the project site. The applicant is requesting to pay a fee in lieu of constructing the required improvements within this modified half street (see further discussion below under FOF 16). The project site does not include 16327 SE 132nd St, which fronts on the southwest corner of SE 132nd St and 164th Ave SE. Although this parcel is not part of the proposed short plat, the applicant is proposing to extend the frontage improvements and provide the required radius dedication at the corner. The 2018 transportation impact fee is $5,430.85 per single-family home. 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.  Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: As previously discuss, the proposed lots would comply with the minimum area and dimensional requirements of the R-4 zone, all lots would front on a public street or shared driveway and would be compatible with other single-family development in the surrounding area. 17. Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-250D, the applicant is requesting an Administrative Modification from RMC 4-6-060F.2, Minimum Design Standards for Public Streets and Alleys, for SE 132nd Street, a residential street. The applicant is proposing a modification to reduce the pavement width required within SE 132nd St east of 164th Ave SE along the property frontage for a half street roadway from 20 feet to 13 feet. In addition, the applicant is request to pay a fee-in-lieu of DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB City of Renton Department of Community & Economic Development Skyhorse Short Plat Administrative Report & Decision LUA17-000550, SHPL-A, MOD Report of November 8, 2018 Page 14 of 19 D_Admin Decision_Skyhorse Short Plat_181108 constructing the improvements for this portion of roadway. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250.D.2, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification: Compliance Modification Criteria and Analysis  a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: See FOF 13, Comprehensive Plan Analysis.  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: SE 132nd St adjacent to the project site is classified as a residential street. Per RMC 4-6-060, a residential street shall have a ROW width of 53 feet with a paved roadway width of 26 feet consisting of two 10-foot travel lanes and one 6-foot parking lane. A residential street shall also have a 0.5-foot curb, an 8-foot planter strip, and 5-foot sidewalk on both sides of the roadway. SE 132nd St adjacent to the project site has a ROW width of 60 feet per the King County Assessor’s Map but terminates at 164th Ave SE. As part of the development, the City has recommended the extension of the SE 132nd St east of 164th Ave SE to allow for a roadway extension east in the future. No proposed lots are anticipated to access from the proposed extension of SE 132nd St. The location of the future SE 132nd St extension is undeveloped and therefore requires the developer to construct half street roadway improvements consisting of 20 feet of pavement (two 10-foot travel lanes), 0.5-foot curb, an 8-foot-’ planter, and a 5-foot sidewalk. If these improvements are constructed it would result in this portion of the roadway being misaligned with the existing ROW to the east of 164th Ave SE. The City’s Public Works Transportation section and Economic Development section have reviewed SE 132nd St and the surrounding area and have determined that the alignment of the future extension of SE 132nd St with the existing SE 132nd St ROW west of 164th Ave is critical for safety and functionality; and, given that the extension would not serve any of the future lots or any of the surrounding properties at this time, the modified half street is more suitable for this portion of SE 132nd St along with the fee in lieu of constructing the required improvements.  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. See comments under criterion ‘b’.  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’. DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB City of Renton Department of Community & Economic Development Skyhorse Short Plat Administrative Report & Decision LUA17-000550, SHPL-A, MOD Report of November 8, 2018 Page 15 of 19 D_Admin Decision_Skyhorse Short Plat_181108  f. Will not create adverse impacts to other property(ies) in the vicinity. Staff Comment: See comments under criterion ‘c’. 18. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis  Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. The 2018 fire impact fee is $829.77 per single-family home. 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. Compliant if condition of approval is met Schools: It is anticipated that the Issaquah School District can accommodate any additional students generated by this proposal at the following schools: Briarwood Elementary, Maywood Middle School and Liberty High School. Any new students from the proposed development would be bussed to their schools. The stop is located approximately 0.18 miles from the project site at the intersection of SE 131st St and 162nd Ave SE. The proposed project includes the installation of frontage improvements along the 164th Ave SE and SE 132nd St frontages, including sidewalks. Students would walk to the north along 164th Ave SE, west along SE 132nd St and north along 162nd Ave SE to the bus stop. To ensure that safe walking conditions to the school bus stop would be provided along 16327 SE 132nd St, which is not included in the project proposal, staff recommends, as a condition of approval that full frontage improvements, including dedication of the radius, paving, curb and gutter, an 8-foot landscape strip with street trees, and 5-foot wide sidewalk be constructed along the frontage of 16327 SE 132nd St. A School Impact Fee, based on new single-family lots, will be required in order to mitigate the proposal’s potential impacts to the Issaquah School District. The fee is payable to the City as specified by the Renton Municipal Code. The 2018 Issaquah School District impact fee is $8,762.00 per single-family home. The fee in effect at the time of building permit application is applicable to this project and is payable at the time of building permit issuance.  Parks: A Park Impact Fee would be required for the future houses. The 2018 park impact fee is $2,740.07 per single-family home. 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: A preliminary Drainage Plan (Exhibit 7) and Technical Information Report (TIR), dated August 21, 2018, prepared by Encompass Engineering (Exhibit 6) was submitted with the project application materials. Based on the City of Renton’s flow control map, the site falls under Flow Control Duration Standards (Forested Conditions). The south portion of the site is located within the Lower Cedar River and the north portion of the site is located in the May Creek drainage basin. The development is subject to a Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). All nine core requirements and the six special requirements DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB City of Renton Department of Community & Economic Development Skyhorse Short Plat Administrative Report & Decision LUA17-000550, SHPL-A, MOD Report of November 8, 2018 Page 16 of 19 D_Admin Decision_Skyhorse Short Plat_181108 have been discussed in the Technical Information Report. The detention, water quality and conveyance shall be designed in accordance with the RSWDM that is current at the time of the civil construction permit application. The project proposal includes two stormwater tracts (Tracts C and D) intended for stormwater detention vaults. Tract C would be located on the southeast corner of the project site and Tract D would be located on the northeast corner of the project site. A Geotechnical Report, dated August 24th, 2017, prepared by Earth Solutions NW (Exhibit 8) was submitted with the project application materials. The submitted report describes two different sections of soil characteristics. Based on the report the site contains an underlayment of predominately glacial till deposits. It was observed to have multiple locations of fill. Groundwater seepage was not observed at any of the test pit locations. The Geotechnical report mentions that limited infiltration is feasible due the types of soils that are located on-site. The development is subject to stormwater system development charges (SDCs). The 2018 stormwater SDC is $1,718.00 per lot. The SDC will be collected for each new lot. SDCs are due at the time of construction permit issuance.  Water: The proposed development is within the Water District 90’s water service area. Water availability certificate from the Water District 90 must be provided to the City during the civil construction permit review. Approved water plans from the Water District 90 must be provided during the utility construction plan review. The project must meet all Fire Department requirements including hydrants and fire flow.  Sanitary Sewer: The project site is located within the City of Renton sewer service area. The project proposal would be required to install a 10 inch sewer main extension from the northwest property limits to connect to the city manhole located at Liberty High School. Each lot will require an individual sewer service line. The service lines shall be designed and installed in accordance with the City standards. The service line shall flow by gravity to the main where possible. The minimum service line size is 6” constructed at a minimum of 2% slope. The development is subject to system development charges (SDCs) for sewer service. The SDC for sewer service is based on the size of the domestic water service. The 2018 sewer SDC for a lot with a 3/4" or 1” water meter is $2,837.00 per lot. SDCs are due at the time of construction permit issuance. The development is located in the Central Plateau Interceptor Special Assessment District (SAD). The development is subject to fees related to this SAD. As of 9-11-2018 a SAD fee of $521.52 will be collected for each lot. The SAD Fee will reach its maximum fee on 8-9-2019 at a rate of $538.48. SAD fees are due at the time of construction permit issuance. DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB City of Renton Department of Community & Economic Development Skyhorse Short Plat Administrative Report & Decision LUA17-000550, SHPL-A, MOD Report of November 8, 2018 Page 17 of 19 D_Admin Decision_Skyhorse Short Plat_181108 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. There are no critical areas mapped on the project site. 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 16. 6. The proposed short plat complies with the street standards as modified and as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 16. 7. The requested street modification complies with the modification criterial established by City Code, provided the project complies with all advisory notes and conditions of approval, see FOF 17. 8. There are safe walking routes to the school bus stop, see FOF 18. 9. There are adequate public services and facilities to accommodate the proposed short plat, see FOF 19. J. DECISION: The Skyhorse Short Plat and Street Modification, File No. LUA17-000550, as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. A detailed landscape plan shall be submitted at the time of Construction Permit review for review and approval by the Current Planning Project Manager. The detailed landscape plan shall include landscaping within the required 10-foot on-site street frontage landscape strip, the 8-foot wide planter strip between the curb and sidewalk (with street trees), two trees within the front yard areas of Lots 2 and 3, landscaping within the undeveloped right-of-way proposed at the northeastern corner of the project site, and a 15-foot wide landscape strip along the perimeter of the stormwater tracts where they abut a public right-of-way (developed or undeveloped). Landscaping within the public right-of-way shall be installed prior to recording of the short plat, the landscaping required on the individual lots would be required to be installed at the time of the construction of the individual homes, prior to Certificate of Occupancy. 2. A Homeowners Association shall be established for the maintenance of common improvements within the subdivision, including, but not limited to the landscaping within the stormwater tracts and the landscaping within the undeveloped right-of-way. Draft Covenants, Conditions, and Restrictions (CC & Rs) shall be submitted to the City for review and approval prior to the recording of the short plat. 3. Any proposal to substitute stormwater ponds, in lieu of the proposed stormwater vaults shall be considered and reviewed as a major amendment to the preliminary short plat approval and the 15-foot wide landscape strip would be required around the full perimeter of the pond, outside of any required fencing. DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB City of Renton Department of Community & Economic Development Skyhorse Short Plat Administrative Report & Decision LUA17-000550, SHPL-A, MOD Report of November 8, 2018 Page 18 of 19 D_Admin Decision_Skyhorse Short Plat_181108 4. A tree retention tract shall be provided to the east of Lots 5 and 6 for any trees in excess of the minimum density requirements based on the required 24 and 30 gross equivalent of caliper inches required for each lot. 5. A final tree retention plan shall be provided at the time of Construction Permit review for review and approval by the Current Planning Project Manager. 6. Access for Lots 4 and 5 shall be taken off of the shared driveway tract (Tract A). A note to this effect shall be recorded on the face of the final short plat map. 7. The ownership and maintenance of the shared driveway tract shall be provided by the future homeowners of Lots 2-5. 8. The shared driveway (Tract A) shall be widened to 20 feet in accordance with the requirements of the Renton Fire Authority or Lot 2 shall be sprinkled with an approved fire sprinkler system. If the applicant elects to sprinkler Lot 2, a note to this effect shall be recorded on the face of the Short Plat map. 9. The short plat layout shall be revised to provide an approved emergency access turnaround for any dead end access street in excess of 150 feet in length. 10. The front yards of Lots 4 and 5 shall be required to face to the east towards 164th Ave SE. A note to this effect shall recorded on the face of the final short plat map. 11. Full frontage improvements, including but not limited to dedication of the radius at the corner, paving, curb and gutter, an 8-foot landscape strip with street trees, and 5-foot wide sidewalk shall be constructed along the frontage of 16327 SE 132nd St and connect to the frontage improvements required for the proposed short plat. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Jennifer Henning, Planning Director Date TRANSMITTED this 8th of November, 2018 to the Owner/Applicant/Contact: Owner: Applicant/Contact: New Fourth, LLC 19244 39th Ave S SeaTac, WA 98188 Chad Allen Encompass Engineering & Surveying 165 NE Juniper St, #201 Issaquah, WA 98027 TRANSMITTED this 8th of November, 2018 to the Parties of Record: Linda, Tabil, Judy & Schwab Cook 13323 166th Ave SE Renton, WA 98059 Robert Warren 13235 166th Ave SE Renton, WA 98059 Larry and Caren Smith 16217 SE 132nd St Renton, WA 98059 Ron and Don Lindsey 16307 SE 132nd St Renton, WA 98059 Paul and Corey Robertson 13206 162nd Ave SE Renton, WA 98059 TRANSMITTED this 8th of November, 2018 to the following: DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838 11/8/2018 | 1:12 PM PST DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB City of Renton Department of Community & Economic Development Skyhorse Short Plat Administrative Report & Decision LUA17-000550, SHPL-A, MOD Report of November 8, 2018 Page 19 of 19 D_Admin Decision_Skyhorse Short Plat_181108 Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Amanda Askren, Property Services Vanessa Dolbee, Current Planning Manager Rick Marshall, Fire Marshal K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on November 26, 2018. An appeal of the decision must be filed within the 14- day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office, (425) 430-6510. EXPIRATION: The administrative short plat decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-7-070.M. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Skyhorse Short Plat Land Use File Number: LUA17-000550, SHPL-A, MOD Date of Report November 8, 2018 Staff Contact Jill Ding Senior Planner Project Contact/Applicant Chad Allen, Encompass Engineering & Surveying 165 NE Juniper St, #201, Issaquah, WA 98027 Project Location 163XX SE 162nd St (parcel nos. 145750-0023 and 132305-9053) The following exhibits are included with the ERC report: Exhibit 1: Administrative Decision Exhibit 2: Preliminary Short Plat Plan Exhibit 3: Tree Mitigation Plan Exhibit 4: Landscape Plan Exhibit 5: Arborist Report, prepared by Arborists NW, LLC Exhibit 6: Preliminary Technical Information Report, prepared by Encompass Engineering & Surveying, dated August 21, 2018 Exhibit 7: Conceptual Drainage/Utilities Plan Exhibit 8: Geotechnical Report, prepared by Earth Solutions NW, LLC, dated July 13, 2016 Exhibit 9: Public Comment letter Exhibit 10: Staff Response to Public Comment Exhibit 11: Advisory Notes Exhibit 12: Modification Justification DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB EXHIBIT 2 RECEIVED 08/30/2018 jding PLANNING DIVISION DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB EXHIBIT 3RECEIVED08/30/2018 jdingPLANNING DIVISIONDocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB EXHIBIT 4DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB EXHIBIT 5 RECEIVED 08/17/2017 jding PLANNING DIVISION DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB Entire DocumentAvailable in Laserfiche Submittals FolderEXHIBIT 6RECEIVED08/30/2018 jdingPLANNING DIVISIONDocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB EXHIBIT 7RECEIVED08/30/2018 jdingPLANNING DIVISIONDocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB EarthSolutionsNWLLC EarthSolutions NW LLC Geotechnical Engineering Geology Environmental Scientists Construction Monitoring 1805 -136th Place N.E.,Suite 201 Bellevue,WA 98005 (425)449-4704 Fax (425)449-4711 www.earthsolutionsnw.com GEOTECHNICAL ENGINEERING STUDY SKYHORSE RESIDENTIAL PLAT 16327 SOUTHEAST 132ND STREET RENTON,WASHINGTON ES-4491 Entire Document Available in Laserfiche Submittals Folder Entire Document Available Upon RequestEXHIBIT 8 RECEIVED 08/17/2017 jding PLANNING DIVISION DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB JillDingSeniorPlannerDepartmentofCommunity&EconomicDevelopment1055S.GradyWayRenton,WA98057Re:SkyhorseshortPlat/LUA17-000550,SHPL-A,MOSeptember19,2017Ourneighborhoodhasconcernsregardingtheninehousesbeingbuiltclosetous.SE132ndStreetisconsideredanalleywithhomesonbothsidesofit.Withtheadditionofapproximately18morecarsusingthisalleyasanaccesstoSE128thSt.weareveryconcernedasthereaaround13smallchildrenlivingonthisalleyway.Althoughchildrenshouldn’tbeplayinginthestreettheolderoneswalktoandfromthebusstopalongit.Alsothetoddlershavebeenknowntowanderintothestreetevenwhilebeingcloselywatched.Wedon’thavesidewalksorparksclosesochildrendoridetheirbikesandadultswalktheirdogsonthisstreet.TheownerofthepropertytolduswhenweannexedintoRentonthathewouldbeputtingasmallparkinthedevelopment.Thiswouldallowsomeplaceforthechildrentoplaybuttheproposedlandusedoesnothaveone.Wehavenoproblemwiththedevelopmentbeingdonebutareveryconcernedaboutsafetyandtheadditionaltraffic.Sincerely,LarryandCarenSmithPaulandCoreyRobertson16217SE132ndStreet13206162ndAve.SERenton,WA98059Renton,WA98059smith5124@aol.comEeyore00981@aol.comt(o3o1SEj32P’2sr.Rrntn1.&j9o59-ErucWerrcp\.cowEXHIBIT 9DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB September 17, 2018 Ron and Don Lindsey 16307 SE 132nd St Renton, WA 98059 SUBJECT: Skyhorse Short Plat, LUA17-000550, SHPL-A, MOD Dear Ron and Don: Thank you for your comments, I have added you as a party of record for this project, this means that you will received copies of written correspondence from the City to the Applicant regarding the proposal. I have also included your comments in the official file for consideration by the decision maker. In your letter, you cited concerns regarding increased traffic and safety. Part of the City's review will include a review of the existing and proposed access for the development to ensure adequate emergency access is available as well as a safe routes to school review. If there are any additional requirements needed for emergency access or safe walking routes to school, they will be included as project conditions in the administrative decision issued for this project. Please contact me at (425) 430-6598 or jding@rentonwa.gov if you have any further questions on this project. Sincerely, Jill Ding Senior Planner EXHIBIT 10 DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB September 17, 2018 Paul and Corey Robertson 13206 162nd Ave SE Renton, WA 98059 SUBJECT: Skyhorse Short Plat, LUA17-000550, SHPL-A, MOD Dear Mr. and Ms. Robertson: Thank you for your comments, I have added you as a party of record for this project, this means that you will received copies of written correspondence from the City to the Applicant regarding the proposal. I have also included your comments in the official file for consideration by the decision maker. In your letter, you cited concerns regarding increased traffic and safety. Part of the City's review will include a review of the existing and proposed access for the development to ensure adequate emergency access is available as well as a safe routes to school review. If there are any additional requirements needed for emergency access or safe walking routes to school, they will be included as project conditions in the administrative decision issued for this project. Please contact me at (425) 430-6598 or jding@rentonwa.gov if you have any further questions on this project. Sincerely, Jill Ding Senior Planner DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB September 17, 2018 Larry and Caren Smith 16217 SE 132nd St Renton, WA 98059 SUBJECT: Skyhorse Short Plat, LUA17-000550, SHPL-A, MOD Dear Mr. and Ms. Smith: Thank you for your comments, I have added you as a party of record for this project, this means that you will received copies of written correspondence from the City to the Applicant regarding the proposal. I have also included your comments in the official file for consideration by the decision maker. In your letter, you cited concerns regarding increased traffic and safety. Part of the City's review will include a review of the existing and proposed access for the development to ensure adequate emergency access is available as well as a safe routes to school review. If there are any additional requirements needed for emergency access or safe walking routes to school, they will be included as project conditions in the administrative decision issued for this project. Please contact me at (425) 430-6598 or jding@rentonwa.gov if you have any further questions on this project. Sincerely, Jill Ding Senior Planner DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 2 LUA17-000550 ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use action. Planning: (Contact: Name, 425-430-6598, jding@rentonwa.gov) 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division’s approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. 7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit. Development Engineering: (Contact: Justin Johnson, 425-430-7291, jtjohnson@rentonwa.gov) 1. See Attached Development Engineering Memo dated September 21, 2018 Fire Authority: (Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov) 1. Fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. There are no existing fire EXHIBIT 11 DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB ADVISORY NOTES TO APPLICANT Page 2 of 2 LUA17-000550 hydrants in this area. The existing water mains appear undersized and will probably need to be replaced/upsized. A water availability certificate is required from King County Water District 90. 2. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading. Approved apparatus turnarounds are required for dead end roads exceeding 150-feet. An approved hammerhead type turnaround is allowed for dead end streets up to 300-feet long. Applicant has not shown any compliance of the apparatus turnaround requirement in this application. Access to Lot 2 shall be 20-feet wide or the home shall be provided with an approved fire sprinkler system. Technical Services: (Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov) 1. None at this time. Community Services: (Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov) 1. Parks Impact fee applies. Police: (Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov) 1. None at this time. DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 21, 2018 TO: Jill Ding, Senior Planner FROM: Justin Johnson, Civil Engineer III, Plan Reviewer SUBJECT: Skyhorse Short Plat 16327 SE 132nd St LUA17-000550 I have completed a preliminary review of the application of the above-referenced proposal located at parcel 1323059053 and 1457500023, and have the following comments: The applicant is proposing to subdivide the lots into 8 single family lots with two tracts for drainage and open space. All existing structures on the parcels will be removed. Permits must be obtained from King County Water District 90 for the installation of the new water main within the right of way. Additional Right of way permits are required from King County for the storm and sewer main extensions. EXISTING CONDITIONS The Site is approximately 2.50 acres in size and is rectangular in shape with a 60 foot right of way separating the two parcels. The existing site is developed with an existing single family residence and a large amount of trees located throughout the parcel. Water The proposed development is within the Water District 90’s water service area. Water availability certificate from the Water District 90 must be provided to the City during the land use application. Sewer Sewer service is provided by the City of Renton. There is an existing sewer manhole (Facility ID MH5625) just south of the intersection of 166th Avenue SE and SE 136th Street located within parcel 1323059038 (Liberty High School) that is intended to provide sewer service to the properties to the north. The City has an existing easement on Parcel 1323059038 for this future connection. Reference Project File WWP27003621 in COR Maps for record drawings. Wastewater in this main continues to flow approximately 400 feet to the south before connecting to the Liberty Lift Station. Storm Runoff along SE 132nd St is conveyed north by a shallow ditch to the City of Renton boundary. There is no on-site drainage system. Drainage from the site either infiltrates DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB Skyhorse Short Plat – LUA17-000550 Page 2 of 6 September 18, 2018 or sheet flows north and south of the property. The northern half of the property slopes to the north while the southern half of the property slopes to the south. Streets The proposed development fronts SE 132nd St along the North property line and unimproved 164th Ave SE right of way separates the two parcels running north and south. Both streets are classified as Residential Access. Existing right-of-way (ROW) width is approximately 60 feet. CODE REQUIREMENTS WATER 1. The proposed development is within the Water District 90’s water service area. Water availability certificate from the Water District 90 must be provided to the City during the land use application. Approved water plans from the Water District 90 must be provided during the utility construction plan review. The project must meet all Fire Department requirements including hydrants and fire flow. SEWER COMMENTS 1. The development is subject to system development charges (SDCs) for sewer service. The SDC for sewer service is based on the size of the domestic water service. The 2018 sewer SDC for a lot with a 3/4" or 1” water meter is $2,837.00 per lot. SDCs are due at the time of construction permit issuance. 2. The development is located in the Central Plateau Interceptor Special Assessment District (SAD). The development is subject to fees related to this SAD. As of 9-11-2018 a SAD fee of $521.52 will be collected for each lot. The SAD Fee will reach its maximum fee on 8-9-2019 at a rate of $538.48. SAD fees are due at the time of construction permit issuance. 3. The development is proposing to install an 8 inch sewer main extension from the northwest property limits to connect to the city manhole (SSMH5625) located at Liberty High School. The route will begin on the nothwest end of the property and will continue to the south along 164th Ave SE. Once sewer reaches SE 135th St the will need to run the sewer line from the west side of the road to the east side meeting at the intersection at 166th Ave SE. Sewer main the need to extend from the intersection to the SSMH located (SSMH 5625). a. The extension of this main is located within King County Right of Way. The applicant will need to get permission from king county to work with their right of way. b. The sewer main shall be a minimum diameter of 10 inch. Sewer mains and manholes shall be designed and installed in accordance with City and Department of Ecology standards. c. Applicant will need to reference the recorded easement for the sewer extension connecting to SSMH5625. 4. Each lot will require an individual sewer service line. The service lines shall be designed and installed in accordance with the City standards. The service line shall flow by gravity to the main where possible. The minimum service line size is 6” constructed at a minimum of 2% slope. DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB Skyhorse Short Plat – LUA17-000550 Page 3 of 6 September 18, 2018 5. The downstream lift station is appropriately sized for this development. No capacity analysis or modification to the lift station is required. STORM DRAINAGE COMMENTS 1. The development is subject to stormwater system development charges (SDCs). The 2018 stormwater SDC is $1,718.00 per lot. The SDC will be collected for each new lot. SDCs are due at the time of construction permit issuance. 2. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual will be required. 3. A preliminary Drainage Plan and Technical Information Report (TIR), dated August 21, 2018, was submitted by Encompass Engineering with the Land Use Application. Based on the City of Renton’s flow control map, the site falls under Flow Control Duration Standards (Forested Conditions). The south portion of the site is located within the Lower Cedar River and the north portion of the site is located in the May Creek drainage basin. The development is subject to a Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). All nine core requirements and the six special requirements have been discussed in the Technical Information Report. The detention, water quality and conveyance shall be designed in accordance with the RSWDM that is current at the time of the civil construction permit application. a. The development is proposes to install a stormwater detention vault located on the Northeast corner of the proposed development with an 8-inch discharge to the north May Creek Drainage Basin. The Storm water vault has been sized assuming that no BMP credits will be used for the individual build lots. i. The proposed calculations are assuming an impervious surface area of 4,000 square feet. The applicant will need to supply a covenant on each of the property describing the maximum effective impervious surface to all lots shall be no more than 4,000 square feet. If the applicant would like to have more coverage than 4,000 square feet of effective impervious surface, they will need to adjust the vault calculations accordingly. ii. The discharge pipe from the vault shall be revised to have a minimum size of 12 inches. Overall conveyance sizing will be determined based on Conveyance Analysis in accordance with Core Requirement #5 of the RSWDM. The size of the conveyance system may be larger than 12-inches. b. The development is also proposing to install a stormwater detention vault located on the Southeast corner of the proposed development with a 12-inch discharge to the north Cedar River Drainage Basin. The Storm water vault has been sized assuming that no BMP credits will be used for the individual build lots. i. Pipe should be located within the curb line of the future roadway. ii. Overall conveyance sizing will be determined based on Conveyance Analysis in accordance with Core Requirement #5 of the RSWDM. The size of the conveyance system may be larger than 12-inches. DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB Skyhorse Short Plat – LUA17-000550 Page 4 of 6 September 18, 2018 iii. The conveyance system shall be sized and located in order to convey and contain a minimum of 25-year peak flow assuming developed conditions for onsite tributary areas and existing conditions of any offsite tributary area. iv. Applicant will need to place a catch basin at each property line limit between the City of Renton and King County Jurisdictions. v. Catch basins shall be spaced in accordance with City of Renton standards and shall be placed to the furthest extremes of the property limits. c. On-site BMPs satisfying Core Requirement #9 will be required for the site. On-site BMPs shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the 2017 RSWDM. Applicant need to provide what type of BMPs they propose for the project. Per the Geotechnical report submitted by Earth Solutions NW, Limited infiltration may be possible. 4. A Geotechnical Report, dated August 24th, 2017, completed by Earth Solutions NW for the site has been provided. The submitted report describes two different sections of soil characteristics. Based on the report the site contains an underlayment of predominately glacial till deposits. It was observed to have multiple locations of fill. Groundwater seepage was not observed at any of the test pit locations. The Geotechnical report mentions that limited infiltration is feasible due the types of soils that are located onsite. The Geotechnical engineer suggests that the soils should be used to accommodate construction of rain gardens, bio retention and other limited infiltration or Low impact development facilities with a recommended infiltration rate of 0.8 inches per hour. 5. Storm drainage improvements along all public street frontages (new internal site streets and Union Avenue NE) are required to conform to the City’s street standards. New storm drain shall be designed and sized in accordance with the standards found in Chapter 4 of the 2017 Renton Surface Water Design Manual. 6. A Construction Stormwater General Permit from the Washington Department of Ecology is required as site clearing will exceed one acre. TRANSPORTATION/STREET COMMENTS 1. The 2017 transportation impact fee is $5,430.85 per single family home. Fees are payable at the time of building permit issuance for each individual home. 2. Shared Driveways shall be designed in accordance with the residential access street standards found in RMC 4-6-060. The minimum right of way width for a shared driveway is 16 feet. The minimum paved section width is 16-feet. a. A fire turnaround meeting City Code is required to be provided on 164th Avenue SE near the south project boundary line or a through street is required to provide fire connection SE 132nd St to SE 135th St. 3. 164th Ave SE is classified as a residential access road. Per RMC 4-6-060, the minimum right of way width for a residential access street is 53 feet. The minimum paved roadway width is 26 feet which includes 2 – 10-foot travel lanes and 1 – 6-foot parking lane. A 0.5-foot curb, 8-foot DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB Skyhorse Short Plat – LUA17-000550 Page 5 of 6 September 18, 2018 planter, and 5-foot sidewalk are required along both sides of the roadway. The required intersection turning radius is 25 feet when intersecting with another residential access street and 35 feet when intersecting with an arterial street. Street grades shall not exceed 15%. 164th Ave SE has a current right of way width of 60 feet, therefore no dedication shall be required. 4. SE 132nd St is classified as a residential access road. Per RMC 4-6-060, the minimum right of way width for a residential access street is 53 feet. The minimum paved roadway width is 26 feet which includes 2 – 10-foot travel lanes and 1 – 6-foot parking lane. A 0.5-foot curb, 8-foot planter, and 5-foot sidewalk are required along both sides of the roadway. The required intersection turning radius is 25 feet when intersecting with another residential access street and 35 feet when intersecting with an arterial street. Street grades shall not exceed 15%. a. Right of Way dedication of 30 feet is required for a future extension of SE 132nd St east of 164th Avenue SE to the eastern property boundary. b. Applicant is required to construct frontage improvements throughout SE 132nd St. However the city staff has recommended a fee in lieu option for the portions of SE 132nd St that are located east of 164th St since the full extension of the roadway to the east is not anticipated in the near future and there are no lots fronting on the proposed right of way. c. Add Curb Ramp at the southeast corner of SE 132nd and 164th Ave SE intersection facing north. 5. Street lighting is required along all new internal site streets and along the Union Avenue NE frontage. Required streetlights shall be per City standards. a. A street lighting analysis and plan shall be submitted with the construction permit. 6. Per RMC 4-4-080, the maximum width of a single loaded garage driveway is 9 feet and the maximum width of a double loaded garage driveway is 16 feet. If a garage is not present, the maximum driveway width is 16 feet. Driveways shall not be closer than 5 feet to any property line. 7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. GENERAL COMMENTS 1. The fees listed are for 2018. The fees that are current at the time of the respective permit issuance will be levied. Please see the City of Renton website for the current development fee schedule. 2. All Utilities along the property frontages are required to be underground. 3. Retaining walls that are 4 feet or taller from bottom of footing and stormwater detention vaults will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required as part of the building permit review. 4. All civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards can be found on the City of Renton website. DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB Skyhorse Short Plat – LUA17-000550 Page 6 of 6 September 18, 2018 5. A separate plan submittal will be required for a construction permit for utility work and street improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington. 6. Please see the City of Renton Development Engineering website for the Construction Permit Application and Construction Permit Process and Submittal Requirements. Please contact the City to schedule a construction permit intake meeting. 7. All plan review for the City is now paperless. Please see http://rentonwa.gov/paperless/ for more information. DocuSign Envelope ID: E3742771-7A92-4139-AD2F-5362BA644838DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB