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HomeMy WebLinkAboutD_Hardy_Short_Plat_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Hardy Short Plat_FINAL A.ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: June 17, 2021 Project File Number: PR21-000178 Project Name: Hardy Short Plat Land Use File Number: LUA21-000169, SHPL-A Project Manager: Jill Ding, Senior Planner Owner: Alexander D Wenzl, 857 Field Ave NE, Renton, WA 98059 Applicant: Robert P Wenzl, Tuscany Construction, LLC, PO Box 6127, Bellevue, WA 98008 Contact: Cliff Williams, PE, Dev. Man. Eng., LLC, 4648 Shantel St, Mount Vernon, WA 98274 Project Location: 857 Field Ave NE, Renton, WA 98059 Project Summary: The applicant is requesting Preliminary Short Plat approval for the subdivision of an existing 15,130 square foot lot zoned R-8 into two lots and one shared driveway tract (Tract A). An existing residence and detached accessory structures are proposed for removal. Proposed Lot 1 would total 7,565 square feet, Lot 2 would total 4,816 square feet, and Tract A would total 2,494 square feet. Both lots would access Field Ave NE via the shared driveway tract. There are 9 significant trees located on the project site, of which 3 are proposed to remain. No critical areas are mapped on the project site. Site Area: 0.35 acres DocuSign Envelope ID: 12C60CAF-B0E5-4C9F-B07F-927519CCDB4B City of Renton Department of Community & Economic Development Hardy Short Plat Administrative Report & Decision LUA21-000169, SHPL-A Report of June 17, 2021 Page 2 of 17 D_Hardy Short Plat_FINAL B.EXHIBITS: Exhibit 1: Administrative Decision Exhibit 2: Preliminary Civil Plan Set Exhibit 3: Technical Information Report (TIR), prepared by Core Design, Inc. dated March 10, 2021 Exhibit 4: Geotechnical Report dated January 6, 2021, prepared by Cobalt Geosciences Exhibit 5: Arborist Report, prepared by Greenforest Incorporated, dated March 24, 2021 Exhibit 6: Public Comment Email and City Response Exhibit 7: Advisory Notes Exhibit 8: Renton Regional Fire Authority Emergency Access Variance Approval C.GENERAL INFORMATION: 1.Owner(s) of Record:Alexander D Wenzl 857 Field Ave NE Renton, WA 98059 2.Zoning Classification:Residential-8 (R-8) 3.Comprehensive Plan Land Use Designation:Residential Medium Density (MD) 4.Existing Site Use:Existing single family residence and detached accessory structures, proposed for removal. 5.Critical Areas:None mapped 6.Neighborhood Characteristics: a.North:Single family residential, R-8 zone b.East:Single family residential, R-8 zone c.South:Single family residential, R-8 zone d.West:Single family residential, R-8 zone 7.Site Area:0.35 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 5161 11/27/2005 E.PUBLIC SERVICES: 1.Existing Utilities DocuSign Envelope ID: 12C60CAF-B0E5-4C9F-B07F-927519CCDB4B City of Renton Department of Community & Economic Development Hardy Short Plat Administrative Report & Decision LUA21-000169, SHPL-A Report of June 17, 2021 Page 3 of 17 D_Hardy Short Plat_FINAL a.Water: Water service will be provided by Water District 90. b.Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch gravity wastewater main Field Ave NE, located south of the proposed site, conveying wastewater south. The existing home is not connected to the City sewer system. c.Surface/Storm Water: There is an existing 12-inch public stormwater main on the west side of Field Ave NE conveying runoff north. There is no existing on site stormwater conveyance system. 2.Streets: Field Ave NE abuts the east side of the project site. Field Ave NE is classified as a Residential Access street. Existing right-of-way (ROW) width, according to the King County Assessor Map, is 60 feet. There is an existing rolled curb with approximate 5-foot sidewalk along the property frontage. 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 May 7, 2021 and determined the application complete on May 10, 2021. The project complies with the 120-day review period. 2.The project site is located at 857 Field Ave NE, Renton, WA 98059. 3.The project site is currently developed with an existing single family residence and detached accessory structures proposed for removal. 4.Access to the site would be provided via a new shared driveway off of Field Ave NE. 5.The property is located within the Residential Medium Density (MD) Comprehensive Plan land use designation. DocuSign Envelope ID: 12C60CAF-B0E5-4C9F-B07F-927519CCDB4B City of Renton Department of Community & Economic Development Hardy Short Plat Administrative Report & Decision LUA21-000169, SHPL-A Report of June 17, 2021 Page 4 of 17 D_Hardy Short Plat_FINAL 6.The site is located within the Residential-8 (R-8) zoning classification. 7.There are approximately 9 trees located on-site, of which the applicant is proposing to retain a total of 3 trees. 8.There are no critical areas mapped on the project site. 9.Approximately 90 cubic yards of material would be cut on-site and approximately 340 cubic yards of fill is proposed to be brought into the site. 10.The applicant is proposing to begin construction in winter/spring of 2022 and end in summer of 2022. 11.Staff received one public comment email (Exhibit 6) during the 14-day public comment period. To address public comments the following report contains analysis related to stormwater control. No other agency or public comments were received. 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 Medium Density (MD) on the City’s Comprehensive Plan Map. The purpose of the MD designation is to allow a variety of single-family and multi-family development types, with continuity created through the application of design guidelines, the organization of roadways, sidewalks, public spaces, and the placement of community gathering places and civic amenities. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met: 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-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. 14.Zoning Development Standard Compliance: The site is classified Residential-8 (R-8) on the City’s Zoning Map. Development in the R-8 Zone is intended to create opportunities for new single-family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single -family neighborhoods. It is intended to accommodate uses that are compatible with and support a high-quality residential environment and add to a sense of community. The proposal is compliant wit h the following development standards, as outlined in RMC 4-2-110.A, if all conditions of approval are met: Compliance R-8 Zone Develop Standards and Analysis ✓ Density: The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 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 255 sq. ft. of right-of-way dedication and 2,494 sq. ft. of shared driveway (Tract A) from the 15,130 sq. ft. gross site area, the proposal DocuSign Envelope ID: 12C60CAF-B0E5-4C9F-B07F-927519CCDB4B City of Renton Department of Community & Economic Development Hardy Short Plat Administrative Report & Decision LUA21-000169, SHPL-A Report of June 17, 2021 Page 5 of 17 D_Hardy Short Plat_FINAL have a total net area of 12,381 sq. ft. or 0.28 net acres. The proposal for 2 lots on the 0.28 net acre project site would result in a net density of 7.04 dwelling units per acre (2 lots / 0.28 net acres = 7.04 du/net acre), which is within the density range permitted in the R-8 zone. Compliant if condition of approval is met Lot Dimensions: The minimum lot size permitted in the R-8 zone is 5,000 sq. ft. For short plats of parcels smaller than one acre, one parcel may be allowed to be a minimum area of 4,500 sq. ft. A minimum lot width of 50 feet is required (60 feet for corner lots) and a minimum lot depth of 80 feet is required. The following table identifies the proposed approximate dimensions for Lots 1 and 2: Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.) Lot 1 (corner lot) 7,565 85 89 Lot 2 (corner lot) 4,816 56 86 Tract A 2,494 N/A N/A Staff Comment: Both lots would be considered corner lots with front yards oriented to the east towards Field Ave NE. As the proposed project site is less than one acre in area, one of the lots may be a minimum area of 4,500 sq. ft., provided the other lot is 5,000 sq. ft. or larger. Both lots would comply with the minimum lot size and depth required in the R-8 zone. Lot 2 would have a lot width of 56 feet, which is 4 feet less than the 60- foot lot width required for corner lots in the R-8 zone. The shared driveway tract (Tract A)is currently proposed with a width of 29 feet, which is wider than the minimum width of 24.5 feet, necessary to accommodate the 16-foot paved driveway width, 6-inch curb, and 8-foot wide landscape strip (see further access discussion below under FOF16). Therefore, it appears that the width of the shared driveway could be reduced to 24 feet, which would allow the width of Lot 2 to increase to 61 feet, which would comply with the minimum lot width requirements of the R-8 zone. Staff recommends, as a condition of approval, that the short plat layout be revised to provide Tract A with a width of 24 feet and to provide Lot 2 with a width of 61 feet. Compliant if condition of approval is met Setbacks: The required setbacks in the R-8 zone are as follows: front yard is 20 feet, side yard is 5 feet, secondary front yard (applies to corner lots) is 15 feet, and the rear yard is 20 feet. Corner lots required to have a front yard and a secondary front yard are relieved of the requirement to have a rear yard; in place of a rear yard setback, the side yard setback of the zone shall apply. Staff Comment: Both lots would be considered as corner lots with front yards facing to the east towards Field Ave NE. Both lots would have secondary front yards facing to the south. As both lots would be considered corner lots with a front and secondary front yard setback, no rear yard setback would be applicable. The north and west property lines of both lots would be considered side yards and subject to the applicable 5 -foot side yard setback. Both lots contain adequate area for compliance with the required setbacks. The existing residential structures would not comply with the required setback areas of the new lots and are proposed for removal. Staff recommends, as a condition of approval, that a demolition permit be obtained and the removal of existing structures and all required inspections be completed prior to the recording of the short plat. DocuSign Envelope ID: 12C60CAF-B0E5-4C9F-B07F-927519CCDB4B City of Renton Department of Community & Economic Development Hardy Short Plat Administrative Report & Decision LUA21-000169, SHPL-A Report of June 17, 2021 Page 6 of 17 D_Hardy Short Plat_FINAL ✓ Building Standards: The R-8 zone has a maximum building coverage of 50% and a maximum impervious surface coverage of 65%. In the R-8 zone, a maximum building height of 2 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height. If the height of wall plates on a building are less than the states maximum the roof may project higher to account for the difference, yet the combined height of both features shall not exceed the combined maximums. Common rooftop features, such as chimneys, may project an additional four (4) vertical feet 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. An eight foot (8') wide landscaped strip shall be provided between the shared driveway and neighboring properties. Staff Comment: The applicant submitted a Conceptual Landscape Plan as part of the preliminary Civil Plan Set (Exhibit 2). The Conceptual Landscape Plan includes an 8-foot wide landscape strip between the curb and sidewalk and a 10-foot onsite landscape strip. Flame Amur Maple Trees are proposed as street trees within the right-of-way and dwarf southern Magnolia trees are proposed within the 10-foot onsite landscape strip of Lot 2. The street frontage landscaping is also proposed to be planted with a mix of shrubs and ground cover. Proposed shrub species include crimson ruby Japanese barberry, heath, hidcote lavender, heavenly bamboo, rosemary, and David viburnum. Proposed ground cover species include kinnikinnick, white spring winter heath, and blue oat grass. The required 8-foot planting strip between the shared driveway and south property line was not provided on the submitted plans. Two trees are required to be planted within the front yard area of Lot 1, one existing tree is proposed to be retained within the front yard area, however an additional tree is required to be planted to comply with this requirement. Staff recommends, as a condition of approval, that a detailed landscape DocuSign Envelope ID: 12C60CAF-B0E5-4C9F-B07F-927519CCDB4B City of Renton Department of Community & Economic Development Hardy Short Plat Administrative Report & Decision LUA21-000169, SHPL-A Report of June 17, 2021 Page 7 of 17 D_Hardy Short Plat_FINAL plan be provided at the time of Construction Permit review. The detailed landscape plan shall include an 8-foot wide landscape strip with trees, shrubs, and groundcover between the shared driveway and south property line along the full length of the shared driveway tract (Tract A). The landscape strip between the shared driveway and south property line shall be separated with a vertical curb. A total of 2 trees shall be provided within the front yard of Lot 1. Street trees shall be selected from the City’s Approved Street List and Spacing Guidelines or otherwise approved by the City Arborist. The detailed landscape plan shall be submitted with the Current Planning Project Manager for review and approval. Compliant if condition of approval is met Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4- 4-130) require the retention of 30 percent of trees in a residential development. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. A minimum tree density shall be maintained on each residentially zoned lot. For detached single-family development, the minimum tree density is two (2) significant trees for every five thousand (5,000) square feet. The tree density may consist of existing trees, replacement trees, trees required pursuant to RMC 4-4-070F1, Street Frontage Landscaping Required, or a combination. Staff Comment: The applicant submitted a Tree Retention plan as part of the preliminary Civil Plan Set (Exhibit 2) and an Arborist Report, prepared by Greenforest Incorporated, dated March 24, 2021 (Exhibit 5) with the project application materials. There are 9 significant trees located on the project site, of those 9 trees 3 are proposed for retention. There is also an offsite Douglas fir tree on the abutting property to the west that would be protected during construction. According to the submitted arborist report, all existing trees are viable for retention, however removal of some trees would be necessary as a result of the construction of improvements for the proposed short plat. The tree retention plan includes the retention of three (3) trees (labeled as Trees 1 (purple leaf plum), 2 (western red cedar), and 4 (English laurel) on the tree retention plan). Tree 3 is a 19” caliper deodar cedar and is proposed for removal due to the location of a substantial portion of the drip line within the building pad for the new single-family residence. Trees 5 and 6 are both 6” English laurel trees and are prop osed for removal due to their proximity to the proposed storm drain line along the west property line. Trees 7 and 8 are 6” and 10” apple trees and are proposed for removal due to their proximity to the building pad for the new single-family residence. Tree 9 is a multi- stemmed vine maple and is proposed for removal due to its proximity to the shared DocuSign Envelope ID: 12C60CAF-B0E5-4C9F-B07F-927519CCDB4B City of Renton Department of Community & Economic Development Hardy Short Plat Administrative Report & Decision LUA21-000169, SHPL-A Report of June 17, 2021 Page 8 of 17 D_Hardy Short Plat_FINAL driveway improvements. The proposal to retain 3 of the 9 existing trees, would result in the retention of 30 percent of existing onsite trees, which would comply with the City’s tree retention requirements. In addition, the project site is required to comply with the minimum tree density requirements. Based on a lot size of 7,565 sq. ft., Lot 1 would require a minimum of 3 trees to comply with tree density. Based on a lot size of 4,816 sq. ft., Lot 2 would require a minimum of 2 trees in order to comply with the minimum tree density requirements. According to the submitted tree retention plan, Lot 1 would include the retention of 3 trees, which complies with the minimum tree density requirements and Lot 2 includes the planting of 3 trees within the 10-foot onsite landscape strip, which would comply with the minimum tree density requirements. To ensure the health of the existing tree proposed for retention during the construction of the short plat improvements and construction of the future home, staff recommends, as a condition of approval that a final tree retention plan be submitted at the time of Construction Permit review. The final tree retention plan shall include tree protection measures to be implemented during construction for trees to be retained on and off site in accordance with RMC 4-4-130H.9. The final tree protection plan shall be submitted to the Current Planning Project Manager for review and approval. Staff further recommends that an arborist shall be present onsite during the installation of the storm line to ensure protection of on and off site trees during construction. Compliant if condition of approval is met 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 lots as proposed would contain adequate area for providing the required onsite parking and driveway access. To reduce the number of driveway curb cuts along Field Ave NE, staff recommends, as a condition of approval that driveway access for Lot 2 be provided off of the shared driveway tract (Tract A). A note to this effect shall be recorded on the face of the final short plat. 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-8 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 DocuSign Envelope ID: 12C60CAF-B0E5-4C9F-B07F-927519CCDB4B City of Renton Department of Community & Economic Development Hardy Short Plat Administrative Report & Decision LUA21-000169, SHPL-A Report of June 17, 2021 Page 9 of 17 D_Hardy Short Plat_FINAL 2.Minimum of four (4) lot sizes (minimum of four hundred (400) gross squa re 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 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. 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: See further drainage 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. Staff recommends, as a condition of approval that the front entry for the new home to be constructed on proposed Lot 2 be required to face to the east towards Field Ave NE. DocuSign Envelope ID: 12C60CAF-B0E5-4C9F-B07F-927519CCDB4B City of Renton Department of Community & Economic Development Hardy Short Plat Administrative Report & Decision LUA21-000169, SHPL-A Report of June 17, 2021 Page 10 of 17 D_Hardy Short Plat_FINAL Compliance not yet demonstrated Facade Modulation: One of the following is required: 1.An offset of at least one story that is at least ten feet (10') wide and two feet (2') in depth on facades visible from the street, or 2.At least two feet (2') offset of second story from first story on one street facing facade. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Windows and Doors: Windows and doors shall constitute twenty-five percent (25%) of all facades facing street frontage or public spaces. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Scale, Bulk, and Character: A variety of elevations and models that demonstrate a variety of floor plans, home sizes, and character shall be used. All of the following are required: 1. A variety of elevations and models that demonstrate a variety of home sizes, character, and a diverse streetscape. 2. Abutting, adjacent, and diagonal houses must have differing architectural elevations. Staff Comment: Compliance for this standard would be verified at the time of building permit review. 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 DocuSign Envelope ID: 12C60CAF-B0E5-4C9F-B07F-927519CCDB4B City of Renton Department of Community & Economic Development Hardy Short Plat Administrative Report & Decision LUA21-000169, SHPL-A Report of June 17, 2021 Page 11 of 17 D_Hardy Short Plat_FINAL 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. 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 condition of approval is 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 the proposed lots is proposed via a shared driveway (Tract A) off of Field Ave NE. As previously discussed above, staff is recommending that both lots access directly off of the shared driveway and that that width of the shared driveway be reduced to 24.5 feet, which would accommodate 16 feet of paving, a 6-inch vertical curb, and an 8-foot wide landscape strip along the full length of the driveway. Staff recommends, as a condition of approval, that a shared maintenance agreement be established for the maintenance of common improvements within the subdivision, including, but not limited to the stormwater facility and shared driveway tract (Tract A). A note to this effect shall be recorded on the face of the short plat. 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. DocuSign Envelope ID: 12C60CAF-B0E5-4C9F-B07F-927519CCDB4B City of Renton Department of Community & Economic Development Hardy Short Plat Administrative Report & Decision LUA21-000169, SHPL-A Report of June 17, 2021 Page 12 of 17 D_Hardy Short Plat_FINAL ✓ 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-8 zone and allow for reasonable infill of developable land. All of the proposed lots shall meet the requirements for minimum lot size, depth, and width. Width between side lot lines at their foremost points (i.e., the points where the side lot lines intersect with the street right-of-way line) shall not be less than eighty percent (80%) of the required lot width except in the cases of (1) pipestem lots (or flag lot), which shall have a minimum width of twenty feet (20') and (2) lots on a street curve or the turning circle of cul-de-sac (radial lots), which shall be a minimum of thirty five feet (35'). No residentially zoned lot shall have a depth-to-width ratio greater than four-to-one (4:1). Pipestem lots may be permitted for new plats to achieve the minimum density within the Zoning Code when there is no other feasible alternative to achieving the minimum density. Staff Comment: As conditioned, all proposed lots comply with the minimum area and dimensional standards of the R-8 zone (see FOF 14) and both lots would be oriented such that their front yard areas face to the east towards Field Ave NE. ✓ 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: Field Ave NE is classified as a Residential Access street. Per the King County Assessors Map, existing right-of-way (ROW) is 60 feet. Per RMC 4-6-060 complete street standards, a Residential Access street requires a minimum ROW width of 53 feet that includes a paved roadway width of 26-feet, a 0.5-foot curb, an 8-foot landscape strip, a 5-foot sidewalk, street trees and storm drainage improvements. To meet the City’s Complete Street Standards and to retain the existing curb line, ROW dedication of approximately 3 feet is required pending final survey. Preliminary Civil Plans (Exhibit 2) were submitted with the short plat application materials and include the required frontage improvements and required dedication. ✓ Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: As previously discussed, as conditioned, the proposed lots would comply with the minimum area and dimensional requirements of the R-8 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.Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis Compliant if condition of 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. Fire impact fees are applicable DocuSign Envelope ID: 12C60CAF-B0E5-4C9F-B07F-927519CCDB4B City of Renton Department of Community & Economic Development Hardy Short Plat Administrative Report & Decision LUA21-000169, SHPL-A Report of June 17, 2021 Page 13 of 17 D_Hardy Short Plat_FINAL approval is met at the rate of $829.77 per single-family unit. This fee is paid at time of building permit issuance. Fire department apparatus access roadways are required to be a minimum of 20 -feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading. Access is required within 150-feet of all points on the buildings. The proposed shared driveway tract includes 16 feet of pavement that does not meet minimum fire code requirements. The applicant has applied for a received approval for a variance from this requirement, subject to the condition that approved fire sprinkler systems are installed in both homes. Staff recommends, as a condition of approval, that both homes be constructed with approved fire sprinkler systems. A note to this effect shall be recorded on the face of the final short plat. ✓ Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Sierra Heights Elementary, Ridson Middle School and Hazen High School. Any new students from the proposed development would be bussed to their elementary and middle schools. The stop is located approximately 0.02 miles from the project site at Field Ave NE and NE 9th St. The proposed project includes the installation of frontage improvements along the Field Ave NE frontage, including sidewalks. Students would walk north to the intersection of Field Ave NE and NE 9th St. Students attending Hazen High School, would walk approximately 0.26 miles to Hazen High School. Students would walk north along Field Ave NE to NE 10th Street and then to the east to the entrance to Hazen High School, there is sufficient shoulder along the side of the road or sidewalks for safe walking routes to the school and/ or school bus stop. A School Impact Fee, based on new single-family lots, will be required in order to mitigate the proposal’s potential impacts to the Renton School District. The fee is payable to the City as specified by the Renton Municipal Code. Currently the fee is assessed at $7,681 (plus a 5% surcharge fee) per single-family residence. ✓ 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 and is payable at the time of building permit issuance. ✓ Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: The applicant submitted a Preliminary Drainage Plan as part of the Preliminary Civil Plan Set (Exhibit 2) and Technical Information Report (TIR), prepared by Core Design, Inc. dated March 10, 2021 (Exhibit 3). A Geotechnical Report dated January 6, 2021, prepared by Cobalt Geosciences (Exhibit 4), was provided with the short plat application materials. The report discusses the soil and groundwater characteristics of the site and provides recommendations for project design and construction. Geotechnical recommendations presented in this report do not support the use of infiltration. The project is subject to the requirements of the 2017 City of Renton Surface Water Design Manual. Based on the City of Renton’s flow control map, the site falls within the Flow Control Duration Standard- Matching Forested and is within the Lower Cedar River Drainage Basin. The project is subject to full drainage review. Core Requirements 1 thru 9 and the six Special Requirements have been discussed in the submitted TIR. The existing site drainage exits the site via sheet flow over the west site boundary and passes through DocuSign Envelope ID: 12C60CAF-B0E5-4C9F-B07F-927519CCDB4B City of Renton Department of Community & Economic Development Hardy Short Plat Administrative Report & Decision LUA21-000169, SHPL-A Report of June 17, 2021 Page 14 of 17 D_Hardy Short Plat_FINAL neighboring properties for 200 ft. before entering the city’s conveyance system along Duvall Pl NE. The project is proposing a stormwater detention vault to be located within an easement on Lot 1 for flow control. All projects that add more than 5,000 square feet of pollution generating impervious surface that is not fully dispersed and less than 0.75 acre of pollution generating pervious surface that is not fully dispersed require water quality. The proposed short plat would include 6,191 sq. ft. of rooftop and 3,201 sq. ft. of shared/private driveways which would trigger basic water quality treatment. In order for rooftops to not be considered pollution generating a Leachable Metals covenant shall be included with the Civil Construction Permit. There is a 2021 system Development Charge of $2,100 per new single-family residence. SDC fees are payable at construction permit issuance. A credit will be applied for the removal of the existing single-family residence. ✓ Water: Water service is provided by King County Water District 90. The applicant shall obtain a water availability certificate from the District and provide it with the civil 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: The proposed project is located within the City of Renton’s sewer service area. There is an existing 8-inch gravity wastewater main Field Ave NE, located south of the proposed site. The existing home is not connected to the City sewer system. A minimum 8-inch sewer main extension will be required to extend from the existing 8- inch main in Field Ave NE to the northernmost property line. Sewer main extensions shall be in accordance with RMC 4-6-040. Individual sewer stubs from the sewer main and an individual side sewer serving lots 1 and 2 shall be provided. The site is served by a private on-site-septic system. The septic system shall be abandoned in accordance with King County Department of Health regulations and the Renton Municipal Code. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 2021 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. The current sewer SDC fee is $3,450.00 per 1-inch water meter. The East Renton Interceptor Special Assessment District (SAD) is applicable on the project. The SAD has reached its maximum assessment and is $316.80 per lot. Fees are due at the time of construction permit issuance. The Honey Creek Special Assessment District (SAD) is applicable on the project. The SAD does not accrue interest and is assessed at $250.00 per lot. Fees are due at the time of construction permit issuance. DocuSign Envelope ID: 12C60CAF-B0E5-4C9F-B07F-927519CCDB4B City of Renton Department of Community & Economic Development Hardy Short Plat Administrative Report & Decision LUA21-000169, SHPL-A Report of June 17, 2021 Page 15 of 17 D_Hardy Short Plat_FINAL I.CONCLUSIONS: 1.The subject site is located in the Residential Medium Density (MD) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 13. 2.The subject site is located in the Residential-8 (R-8) 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.Compliance with the Residential Design and Open Space Standards would be determined at a later date., 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 established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 16. 7.There are safe walking routes to the school bus stop, see FOF 17. 8.There are adequate public services and facilities to accommodate the proposed short plat, see FOF 17. J.DECISION: The Hardy Short Plat, File No. LUA21-000169, SHPL-A, as depicted in Exhibit 2, is approved and is subject to the following conditions: 1.The applicant shall submit a revised short plat layout with the civil construction permit application that provides Tract A with a width of 24.5 feet that would include 16-foot wide paved driveway, a 6-inch vertical curb, and 8-foot wide planter strip and to provide Lot 2 with a width of 61 feet. The revised short plat layout shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 2.A demolition permit shall be obtained and the removal of existing structures and all required inspections be completed prior to the recording of the short plat. 3.A detailed landscape plan shall be provided at the time of Construction Permit review. The detailed landscape plan shall include an 8-foot wide landscape strip with trees, shrubs, and groundcover between the shared driveway and south property line along the full length of the shared driveway tract (Tract A). The landscape strip between the shared driveway and south property line shall be separated with a vertical curb. A total of 2 trees shall be provided within the front yard of Lot 1. Street trees shall be selected from the City’s Approved Street List and Spacing Guidelines or otherwise approved by the City Arborist. The detailed landscape plan shall be submitted with the Current Planning Project Manager for review and approval. 4.A final tree retention plan shall be submitted at the time of Construction Permit review. The final tree retention plan shall include tree protection measures, for trees to be retained on and off site, to be implemented during construction of the short plat and the future home in accordance with RMC 4-4- 130H.9. The final tree protection plan shall be submitted to the Current Planning Project Manager for review and approval prior to permit issuance. DocuSign Envelope ID: 12C60CAF-B0E5-4C9F-B07F-927519CCDB4B City of Renton Department of Community & Economic Development Hardy Short Plat Administrative Report & Decision LUA21-000169, SHPL-A Report of June 17, 2021 Page 16 of 17 5.An arborist shall be present onsite during the installation of the storm line to ensure protection of on and off site trees during construction. 6.Driveway access for Lot 2 shall be provided off of the shared driveway tract (Tract A). A note to this effect shall be shown on the final short plat submittal to be reviewed and approved by the Current Planning Project Manager and recorded on the face of the final short plat. 7.A shared maintenance agreement shall be established for the maintenance of common improvements within the subdivision, including, but not limited to the stormwater facility and shared driveway tract (Tract A).A note to this effect shall be recorded on the face of the short plat. 8.Both homes shall be constructed with approved fire sprinkler systems. A note to this effect shall be shown on the final short plat submittal to be reviewed and approved by the Current Planning Project Manager and recorded on the face of the final short plat. 9.The front entry for the new home to be constructed on proposed Lot 2 shall be required to face to the east towards Field Ave NE. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Date Vanessa Dolbee, Planning Director TRANSMITTED on June 17, 2021 to the Owner/Applicant/Contact: Owner: Applicant: Contact: Alexander D Wenzl 857 Field Ave NE Renton, WA 98059 Robert P Wenzl Tuscany Construction, LLC PO Box 6127 Bellevue, WA 98008 Cliff Williams, PE, Dev. Man. Eng. LLC 4648 Shantel St Mount Vernon, WA 98274 TRANSMITTED on June 17, 2021 to the Parties of Record: Thomas Carlson athomascarlson@gmail.com TRANSMITTED on June 17, 2021 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Amanda Askren, Property Services Matthew Herrera, 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 July 1, 2021. An appeal of the decision must be filed within the 14-day D_Hardy Short Plat_FINAL DocuSign Envelope ID: 12C60CAF-B0E5-4C9F-B07F-927519CCDB4B 6/17/2021 | 12:42 PM PDT City of Renton Department of Community & Economic Development Hardy Short Plat Administrative Report & Decision LUA21-000169, SHPL-A Report of June 17, 2021 Page 17 of 17 D_Hardy Short Plat_FINAL 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. DocuSign Envelope ID: 12C60CAF-B0E5-4C9F-B07F-927519CCDB4B CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Hardy Short Plat Land Use File Number: LUA21-000169, SHPL-A Date of Report June 17, 2021 Staff Contact Jill Ding Senior Planner Project Contact/Applicant Cliff Williams, PE, Dev. Man. Eng., LLC 4648 Shantel St, Mount Vernon, WA 98274 Project Location 857 Field Ave NE, Renton, WA 98059 The following exhibits are included with the ERC report: Exhibit 1: Administrative Decision Exhibit 2: Preliminary Civil Plan Set Exhibit 3: Technical Information Report (TIR), prepared by Core Design, Inc. dated March 10, 2021 Exhibit 4: Geotechnical Report dated January 6, 2021, prepared by Cobalt Geosciences Exhibit 5: Arborist Report, prepared by Greenforest Incorporated, dated March 24, 2021 Exhibit 6: Public Comment Email and City Response Exhibit 7: Advisory Notes Exhibit 8: Renton Regional Fire Authority Emergency Access Variance Approval DocuSign Envelope ID: 12C60CAF-B0E5-4C9F-B07F-927519CCDB4B