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HomeMy WebLinkAboutD_Vaughn_Short_Plat_v3DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Vaughn Short Plat_v3 A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: September 1, 2021 Project File Number: PR21-000135 Project Name: Vaughn Short Plat Land Use File Number: LUA21-000136 SHPL-A Project Manager: Brittany Gillia, Assistant Planner Owner: Alvina Vaughn (Vaughn Family Trust), 1400 Aberdeen Ave NE, Renton WA 98056 Applicant: Lisa Cavell, MainVue WA LLC, 1110 12th Ave NE Suite 202, Bellevue WA 98004 Contact: Ivana Halvorsen, Barghausen Engineers, 18215 72nd Ave S, Kent WA 98032 Project Location: 1400 Aberdeen Ave NE Project Summary: The applicant is requesting administrative short plat approval to subdivide an existing parcel into eight (8) lots and five (5) tracts. The subject property is located at 1400 Aberdeen Ave NE (APN 3343901680). The project site totals 73,181 sq. ft. (1.68 acres) in area and is currently developed with a single-family home and three accessory structures. The site has a Comprehensive Plan Land Use of Designation of Residential Medium Density and a zoning classification of Residential-8 (R-8) dwelling units per net acre (du/ac). The applicant is proposing to demolish the existing home and accessory structures and construct new detached single-family homes on each of the new lots. One proposed tract (Tract A) would be classified as a landscape/open space tract and four proposed tracts (Tracts B, C, D, E) are classified as "encroachment" tracts. The encroachment tracts constitute areas of the property where adjacent properties to the east have established fencing and historically used the property. The proposed lots sizes range from 7,012 sq. ft. to 7,148 sq. ft. Access to the lots is proposed via a new 53-foot wide public street off of Aberdeen Ave NE. According to COR Maps, a Wellhead Protection Area Zone 2 is located on the project site. No other critical areas are mapped on the site. The applicant has proposed to remove all fourteen (14) trees on the site. Trees within the proposed tracts would not be removed. Site Area: 1.68 acres DocuSign Envelope ID: 112E161D-80DF-4685-9512-FD7A57D17E56 City of Renton Department of Community & Economic Development Vaughn Short Plat Administrative Report & Decision LUA21-000136 SHPL-A Report of September 1, 2021 Page 2 of 22 D_Vaughn Short Plat_v3 B. EXHIBITS: Exhibit 1: Administrative Decision Exhibit 2: Preliminary Short Plat Map Exhibit 3: Neighborhood Detail Map Exhibit 4: Advisory Notes Exhibit 5: Preliminary Landscape Plan Exhibit 6: Preliminary Tree Inventory Plan Exhibit 7: Arborist Report, prepared by Washington Forestry Consultants Inc., dated March 19, 2021 Exhibit 8: Preliminary Grading and Drainage Plan, prepared by Barghausen Consulting Engineers Inc., dated March 31, 2021 Exhibit 9: Transportation Concurrency Memo Exhibit 10: Fire Authority Sprinkler Correspondence Exhibit 11: Technical Information Report (TIR), prepared by Barghausen Consulting Engineers Inc., dated March 24, 2021 Exhibit 12: Geotechnical Report, prepared by Earth Solutions NW, LLC, dated March 16, 2021 Exhibit 13: Preliminary Road Profile and Section Exhibit 14: Public Comment letters Exhibit 15: Agency Comment Letter C. GENERAL INFORMATION: 1. Owner(s) of Record: Alvina Vaughn (Vaughn Family Trust) 1400 Aberdeen Ave NE, Renton WA 98056 2. Zoning Classification: Residential-8 (R-8) 3. Comprehensive Plan Land Use Designation: Residential Medium Density (MD) 4. Existing Site Use: Single-family Home and Detached Accessory Structures, proposed for removal 5. Critical Areas: Wellhead Protection Area Zone 2 (Wellfield: Well 5A) 6. Neighborhood Characteristics: a. North: Single-Family Residential, R-8 b. East: Single-Family Residential, R-8 c. South: Single-Family Residential, R-8 d. West: Aberdeen Ave NE, Single Family Residential, R-8 7. Site Area: 1.68 acres D. HISTORICAL/BACKGROUND: DocuSign Envelope ID: 112E161D-80DF-4685-9512-FD7A57D17E56 City of Renton Department of Community & Economic Development Vaughn Short Plat Administrative Report & Decision LUA21-000136 SHPL-A Report of September 1, 2021 Page 3 of 22 D_Vaughn Short Plat_v3 Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Gebenini Annexation N/A 1822 03/31/1960 Lot Line Adjustment LUA01-014 N/A 04/18/2001 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service will be provided by the City of Renton. There is an existing 16-inch City water main located in Aberdeen Ave NE that can deliver a maximum capacity of 4,550 gallons per minute (gpm) - (see Water plan no. W-2825). b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch wastewater main located in Aberdeen Ave NE (see City plan no. S-28250E). c. Surface/Storm Water: The site topography slopes moderately from the northwest to the southeast. There is an existing 12-inch stormwater main located along the eastern frontage of Aberdeen Ave NE (see City plan no. D-28250A). 2. Streets: The proposed development fronts Aberdeen Ave NE along the west property line(s). Aberdeen Ave NE is classified as a Collector Arterial Road. Existing right-of-way (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 d. Section 4-2-115: Residential Design and Open Space Standards 2. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-050: Critical Area Regulations 3. Chapter 4 City-Wide Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations a. Section 4-7-070: Detailed Procedures for Short Subdivision 6. Chapter 11 Definitions DocuSign Envelope ID: 112E161D-80DF-4685-9512-FD7A57D17E56 City of Renton Department of Community & Economic Development Vaughn Short Plat Administrative Report & Decision LUA21-000136 SHPL-A Report of September 1, 2021 Page 4 of 22 D_Vaughn Short Plat_v3 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 April 15, 2021 and determined the application complete on April 15, 2021. The project complies with the 120-day review period. 2. The project site is located at 1400 Aberdeen Ave NE. 3. The project site is currently developed with a single-family home and detached accessory structures that are proposed for removal. 4. Access to the site would be provided via a residential access public street that extends from Aberdeen Ave NE. 5. The property is located within the Residential Medium Density (MD) Comprehensive Plan land use designation. 6. The site is located within the Residential-8 (R-8) zoning classification. 7. There are approximately 29 trees located on the subject parcel. 14 of these trees are present within the proposed short plat site and the applicant is proposing to retain a total of 0 of these trees. 15 of these trees are located in neighboring yard encroachments and the applicant is proposing to retain a total of 15 of these trees. 8. The site is mapped with Wellhead Protection Area Zone 2 (Wellfield: Well 5A). 9. Approximately 4,000 cubic yards of material would be cut on-site and approximately 2,000 cubic yards of fill is proposed to be brought into the site. 10. The applicant is proposing to begin construction in Fall 2021 and end in Fall 2022. 11. Staff received one (3) public comments (Exhibit 14). To address public comments the following report contains analysis in FOF 15 related to tree retention and pivacy screening. 12. Staff received one (1) agency comment (Exhibit 15) from the Duwamish Tribe related to cultural and archaeological relevance. 13. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 14. Comprehensive Plan Compliance: The site is designated Residential Medium Density (MD) on the City’s Comprehensive Plan Map. The purpose of the MD designation is to allow a variety of single-family and multi-family development types, with continuity created through the application of design guidelines, the organization of roadways, sidewalks, public spaces, and the placement of community gathering places and civic amenities. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met: 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. DocuSign Envelope ID: 112E161D-80DF-4685-9512-FD7A57D17E56 City of Renton Department of Community & Economic Development Vaughn Short Plat Administrative Report & Decision LUA21-000136 SHPL-A Report of September 1, 2021 Page 5 of 22 D_Vaughn Short Plat_v3 ✓ 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-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-50: Respond to specific site conditions such as topography, natural features, and solar access to encourage energy savings and recognize the unique features of the site through the design of subdivisions and new buildings. 15. 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 with 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. For parcels in the R-8 zone, the maximum density shall be six (6) dwelling units per net acre when alleys are not part of the proposed or existing street configuration, and alleys are considered practical, as specified in RMC 4-7-150E5, Alley Access. Staff Comment: Based on the characteristics of the site, staff has found alley access to be feasible for the project. The applicant has elected to utilize a public street for access in lieu of an alley and therefore the Residential-6 (R-6) density standards are applicable per RMC 4-2-110E. With a net area of 57,239 square feet (73,114 square-foot gross area – 14,400 square feet of public street ROW dedication and 1,542 square feet of encroachments to be excluded from the project), the proposal for eight (8) residential lots on the project site would result in a net density of 6.09 dwelling units per acre (8 lots / 1.31 acres = 6.09 du/ac) which meets the density requirements of the R-6 zone. Compliant if conditions of approval are met Lot Dimensions: The minimum lot size permitted in the R-8 zone is 5,000 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 1-8 Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.) DocuSign Envelope ID: 112E161D-80DF-4685-9512-FD7A57D17E56 City of Renton Department of Community & Economic Development Vaughn Short Plat Administrative Report & Decision LUA21-000136 SHPL-A Report of September 1, 2021 Page 6 of 22 D_Vaughn Short Plat_v3 Lot 1 7,103 60 120.7 Lot 2 7,148 60 119 Lot 3 7,057 60 117.5 Lot 4 7,102 60 115.3 Lot 5 7,060 60 117.5 Lot 6 7,077 60 118 Lot 7 7,103 60 118.5 Lot 8 7,081 60.7 118.6 Tract A 632 12 53 Tract B 329 6 55.5 Tract C 416 5.5 81 Tract D 412 5 89.7 Tract E 385 5.5 78 Staff Comment: The Preliminary Short Plat Map (Exhibit 2) submitted with the application includes a note stating, “Tracts B-E are representative of future BLAs to be negotiated with neighboring properties”. The use of tracts to resolve the encroachment issues on the eastern edge of the subject property is not appropriate and they should instead be dedicated to the adjacent property owners prior to final short plat recording (Exhibit 4). Therefore, staff recommends as a condition of approval that the applicant revises the short plat map and resolves the encroachment issues with the adjacent property owners prior to final short plat application. If a transfer of land occurs between the subject parcel and any adjacent property owners, the applicant shall submit a new title report to confirm the legal descriptions of the involved parcels. The Final Short Plat Map and Title Report shall be reviewed and approved by the Current Planning Project Manager prior to short plat recording. Compliant if conditions of approval are 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. Staff Comment: Proposed Lots 1, 2, 4, 5, 7 and 8 are currently occupied by the existing single-family home and the detached accessory structures that are proposed for removal. The existing structures would not comply with the setbacks for the proposed short plat. Once the structures have been removed, all lots will have sufficient building area to each develop a single-family home and comply with the setbacks of the zone. Therefore, staff recommends, as a condition of approval, that a demolition permit be obtained and all required inspections completed for the removal of the existing structures on the subject property prior to the recording of the short plat. Setbacks for the new homes would be verified at the time of building permit review. Proposed Lot 1 and Lot 8 would meet the corner lot definition resulting in a front yard and secondary front yard. Therefore, staff recommends as a condition of approval, the DocuSign Envelope ID: 112E161D-80DF-4685-9512-FD7A57D17E56 City of Renton Department of Community & Economic Development Vaughn Short Plat Administrative Report & Decision LUA21-000136 SHPL-A Report of September 1, 2021 Page 7 of 22 D_Vaughn Short Plat_v3 applicant shall provide a note on the final plat map indicating the front yard for Lot 1 and Lot 8 shall abut the proposed new street and the secondary front yard for Lot 1 and Lot 8 shall abut Aberdeen Ave NE. The front yard note designation shall be reviewed and approved by the Current Planning Project Manager prior to short plat recording. The homes developed on Lots 1 and 8 shall be oriented with their front façade facing the side yard along Aberdeen Ave NE and obtain access via the front yard along the proposed new street. See FOF 16 and FOF18 respectively for further analysis. Compliance not yet demonstrated 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. Staff Comment: A conceptual landscape plan prepared by Barghausen Engineering (Exhibit 5) was submitted with the short plat application. The plan includes 8-foot wide landscaping strips between the new sidewalk and the street, a 10’ landscaping easement along the public street frontage of each lot, a 10’ fully sight obscuring landscaped visual barrier around the perimeter of the project, as well as a landscape tract (Tract A) at the east end of the new public road. A plant schedule was included with the landscape plan and includes a variety of trees, shrubs and ground cover plants proposed within the landscaping strips, landscape buffers, and Tract A, including but not limited to: Incense Cedar, Oregon Green Pine, Western Red Cedar, Golden DocuSign Envelope ID: 112E161D-80DF-4685-9512-FD7A57D17E56 City of Renton Department of Community & Economic Development Vaughn Short Plat Administrative Report & Decision LUA21-000136 SHPL-A Report of September 1, 2021 Page 8 of 22 D_Vaughn Short Plat_v3 Euonymus, Salal, Oregon Grape, Pacific Wax Myrtle, Dwarf Heavenly Bamboo, Mugo Pine, Anah Kruschke Rhododendron, Evergreen Huckleberry, David Viburmum, Feather Reed Grass, Massachusetts Manzanita, Beach Strawberry, and sod. Two (2) Scarlet Fire Kousa Dogwood trees are proposed in Tract A as replacement trees, and fourteen (14) Pacific Sunset Maple street trees are proposed within the right of way. All tree, shrub, and groundcover species proposed in the Right of Way shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance. All tree, shrub, and groundcover species proposed on the new lots shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance. It appears that there are drywells proposed near the required ten feet (10’) of street frontage landscaping. The drywells may comingle with the required landscaping, as approved by the Current Planning Project Manager, as long as the storm water management systems do not displace any required plantings. As noted and conditioned in FOF 19, storm water management systems must not interfere with the Critical Root Zone (CRZ) of adjacent trees or landscaping. Adequate trees, shrub, and groundcover shall take priority over stormwater functions in the landscape strip and if adequate landscaping, as determined by the Current Planning Project Manager, cannot comingle with the proposed stormwater improvements abutting the landscape strip, then the applicant shall modify and/or relocate the stormwater improvement to ensure adequate street frontage landscaping is provided. See FOF 19 for more details. The applicant would be required to record a note on the face of the plat that executes a shared maintenance agreement for equal ownership and maintenance responsibilities for improvements and landscaping in Tract A. Therefore, staff recommends as a condition of approval that the applicant submits a draft version of a shared maintenance agreement or Homeowners Association (HOA) Covenants, Conditions, and Restrictions (CC&Rs) for review and approval by the Current Planning Project Manager prior to short plat recording. 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. DocuSign Envelope ID: 112E161D-80DF-4685-9512-FD7A57D17E56 City of Renton Department of Community & Economic Development Vaughn Short Plat Administrative Report & Decision LUA21-000136 SHPL-A Report of September 1, 2021 Page 9 of 22 D_Vaughn Short Plat_v3 Staff Comment: A total of twenty-six (26) trees are identified on the Preliminary Tree Inventory Plan (Exhibit 6), of which fourteen (14) trees are identified to be within the bounds of the project scope. These 14 trees correlate to the Arborist Report (Exhibit 7) prepared by Certified Master Arborist Galen Wright of Washington Forestry Consultants Inc. According to the report, existing on-site tree species include Douglas-fir, shore pine, apple, Austrian pine, Kousa dogwood, flowering cherry, and flowering dogwood that range from 6 to 30 inches diameter at breast height (DBH). The trees on site have suffered from lack of protection and tree topping therefore the arborist concludes that all of the trees except for one (1) flowering dogwood are in ‘Poor’ to ‘Very Poor’ condition. There are two landmark Douglas-fir trees on site that measure 30.5” DBH (tree 8) and 30” DBH (tree 9). The arborist notes that all of the Douglas-firs on site have been topped and have grown new, multiple tops and some of these trees have recently failed. Tree 8 is noted as a high failure risk and has been topped previously and has resulting multiple tops with decay at the old cuts. Tree 9 is noted as an extreme failure risk, is in very poor condition, has been topped previously and has resulting multiple tops and severe decay at old cuts. Both trees have been determined to be dangerous trees and therefore meet the criteria for landmark tree removal per RMC 4-4-130 F2. The applicant has excluded the twelve (12) “off-site” trees from the tree retention calculations, however, the arborist recommends root protection for the trees to be retained along the east parcel boundary. Staff agrees with Wright’s conclusion that out of the fourteen (14) trees on site, thirteen (13) are considered dangerous trees and one (1) is considered significant. Due to the proximity of the retained trees to the proposed improvements, staff recommends as a condition of approval that the applicant retains a certified arborist to ensure trees are sufficiently protected from development activities and submits an updated arborist report with the civil construction permit application that includes analysis regarding the impact of development to the off-site trees. If the arborist deems the Critical Root Zone (CRZ) of the trees to be impacted by the proposed retaining walls, staff recommends as a condition of approval that the applicant update the grading and drainage plan to demonstrate that the retaining walls have been moved out of the dripline of all adjacent trees. The Final Grading and Drainage plan shall be reviewed and approved by the Current Planning Project Manager at time of civil construction permit application. A surety device will be required if retaining walls are within driplines. The applicant has proposed six (6) street trees along Aberdeen Ave NE to be located behind the sidewalk rather than within the landscape strip in the Right of Way (ROW) due to conflicting overhead powerlines. Staff contends that the powerlines are required to be undergrounded as part of the civil construction permit approval, therefore staff recommends as a condition of approval that the applicant update the Final Landscape Plan to relocate the street trees along Aberdeen Ave NE from lots 1 and 8 into the landscape strip in the ROW. The Final Landscape Plan shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit approval. Based on a significant tree retention requirement of 30 percent, the applicant would be required to retain 0.3 trees, or 1 tree. The only healthy tree, the 8” DBH flowering dogwood, is situated in a proposed utility strip next to a sidewalk and proposed Lot 1 and cannot be retained, therefore there are no trees recommended to be retained as part of this project. When the required number of protected trees cannot be retained, DocuSign Envelope ID: 112E161D-80DF-4685-9512-FD7A57D17E56 City of Renton Department of Community & Economic Development Vaughn Short Plat Administrative Report & Decision LUA21-000136 SHPL-A Report of September 1, 2021 Page 10 of 22 D_Vaughn Short Plat_v3 replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to replace each protected tree removed. Up to fifty percent (50%) of trees required pursuant to RMC 4-4-070, Landscaping, may contribute to replacement trees. The applicant has proposed to plant two 2” caliper replacement trees as shown on the detailed landscape plan (Exhibit 5) for a total of 4 caliper inches of replacement trees. Therefore, staff recommends as a condition of approval, a detailed landscape plan is submitted with the civil construction permit application that identifies the replacement trees meeting the replacement requirements of RMC 4-4-130 including clear indication of the 50- percent credit limitation for those trees that are required landscaping as indicated in the replacement ratio of RMC 4-4-130H.1e.i. The Final Landscape Plan shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit approval. All retained trees (i.e., protected trees) would be required to be protected during construction pursuant to itemized standards set forth in RMC 4-4-130H.9. Based on the proposed lot sizes ranging from 7,060 to 7,148 square feet, each new residential lot would need to maintain a minimum tree density of three (3) trees. 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. Compliance with the on-site landscaping requirements would be reviewed at the time of building permit application review for the new single-family home. ✓ Parking: Parking regulations require that a minimum of two parking spaces be provided for each detached dwelling. Driveway cuts are required to be a minimum of 5 feet from property lines and new driveways may be a maximum of 16 feet in width at the property line. Maximum driveway slopes shall not exceed fifteen percent (15%); provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Staff Comment: Each lot contains adequate area for the provision of two parking spaces per dwelling unit as required by RMC 4-4-080. Parking requirements and driveway grades for each of the new residences proposed would be verified at the time of building permit review. Compliant if condition of approval is met Fences and Retaining Walls: In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front yard and side yard along a street setback where the fence shall not exceed forty eight inches (48") in height. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. No portion of a retaining wall shall be measured as part of the terrace width. The width of a terrace shall be equal to the height of the tallest abutting retaining wall; however, the minimum terrace width shall be two feet (2'). Terrace width shall be measured from the back edge of a lower retaining wall to the foremost edge of the immediately succeeding and higher retaining wall. Terraces created between retaining walls shall be permanently landscaped with a mixture of shrubs and groundcover (trees are optional) in conformance with the standards of RMC 4-4-070F, Landscaping. Landscaping DocuSign Envelope ID: 112E161D-80DF-4685-9512-FD7A57D17E56 City of Renton Department of Community & Economic Development Vaughn Short Plat Administrative Report & Decision LUA21-000136 SHPL-A Report of September 1, 2021 Page 11 of 22 D_Vaughn Short Plat_v3 provided in front of retaining walls and within terraces shall contribute to any landscaping required by RMC 4-4-070F. Fence height shall be measured from the top elevation of the top board rail or wire to the ground. In cases where a wall is used instead of a fence, height shall be measured from the top surface of the wall to the ground on the high side of the wall. Where the finished grade is a different elevation on either side of a fence the height may be measured from the side having the highest elevation. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence with the exception of guardrails or fifty percent (50%) transparent fences as required in RMC4-4-040C Staff Comment: The applicant has proposed two (2) terraced keystone retaining walls along the east and south edges of the property and one (1) rockery retaining wall along the north edge of the property (Exhibit 8). The terraces of the retaining wall structures are landscaped with a sight obscuring landscape buffer (See FOF 15: Landscaping) around the perimeter of the project site. All of the retaining walls are proposed at heights varying up to four-feet (4’) tall, however, the middle terrace shelf between the keystone retaining walls is proposed to be three feet (3’) wide as opposed to the four feet (4’) that is required by code. Therefore, staff recommends as a condition of approval that the applicant submit a revised drainage and grading plan with the civil construction permit application that identifies retaining walls compliant with the requirements in RMC 4-4-040 C.3 or obtain modification approval to reduce the minimum requirements. The revised Final Drainage and Grading Plan or modification shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit approval. 16. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the 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 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 for short plats. ✓ Lots shall be configured to achieve both of the following: DocuSign Envelope ID: 112E161D-80DF-4685-9512-FD7A57D17E56 City of Renton Department of Community & Economic Development Vaughn Short Plat Administrative Report & Decision LUA21-000136 SHPL-A Report of September 1, 2021 Page 12 of 22 D_Vaughn Short Plat_v3 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: A 5’ wide x 9’ long x 9’ deep drywell is proposed within the respective front yard setback on each proposed residential lot as shown on the submitted conceptual drainage/utilities plan (Exhibit 8) prepared by Barghausen Consulting Engineers Inc. The proposed short plat will be required to comply with the requirements of the 2017 City of Renton Surface Water Design Manual. See FOF 19 for details on drainage and soils. 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. Front doors shall face the street and be on the facade closest to the street. When a home is located on a corner lot (i.e., at the intersection of two roads or the intersection of a road and a common space) a feature like a wrapped porch shall be used to reduce the perceived scale of the house and engage the street or open space on both sides. Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. Staff Comment: As noted in FOF15: Setbacks and FOF 18: Access, Lot 1 and Lot 8 shall have their primary entry facing Aberdeen Ave NE toward the secondary front yard. Because of this, vehicular access and the front yard for the homes will not be on the same side as the front façade. Therefore, staff recommends as a condition of approval DocuSign Envelope ID: 112E161D-80DF-4685-9512-FD7A57D17E56 City of Renton Department of Community & Economic Development Vaughn Short Plat Administrative Report & Decision LUA21-000136 SHPL-A Report of September 1, 2021 Page 13 of 22 D_Vaughn Short Plat_v3 that the applicant shall provide a note on the final plat map indicating the primary entry of the homes on Lot 1 and Lot 8 shall be oriented toward the secondary front yard along Aberdeen Ave NE. Access to the lots shall remain via the front yard along the new street. The revised final plat map shall be reviewed and approved by the Current Planning Project Manager prior to short plat recording. Lot 1 and Lot 8 are considered corner lots therefore additional architectural elements are required to wrap around the structure on the sides facing Aberdeen Ave NE and the newly proposed street. 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. 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. DocuSign Envelope ID: 112E161D-80DF-4685-9512-FD7A57D17E56 City of Renton Department of Community & Economic Development Vaughn Short Plat Administrative Report & Decision LUA21-000136 SHPL-A Report of September 1, 2021 Page 14 of 22 D_Vaughn Short Plat_v3 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. 17. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions of approval are complied with: Compliance Critical Areas Analysis Compliance not yet demonstrated Wellhead Protection Areas: Staff Comment: A fill material source statement is required for projects located in Zone 2 of the Aquifer Protection Area if more than one hundred (100) cubic yards of imported fill will be used; the documentation shall be certified by a professional engineer or geologist licensed in the State of Washington. The fill material source statement shall be reviewed and accepted by the Department prior to stockpiling or grading imported fill at the project site. The fill material source statement, as defined in RMC 4-8-120D19, shall be required for each source location from which imported fill will be obtained. 18. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: DocuSign Envelope ID: 112E161D-80DF-4685-9512-FD7A57D17E56 City of Renton Department of Community & Economic Development Vaughn Short Plat Administrative Report & Decision LUA21-000136 SHPL-A Report of September 1, 2021 Page 15 of 22 D_Vaughn Short Plat_v3 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: The applicant is proposing a new residential access street stemming from Aberdeen Ave NE to serve lots 1-8. The proposed public street will meet residential access street standards per RMC 4-6-060F after the condition in FOF 18: Streets is met therefore the proposal will comply with access requirements for all lots at time of civil construction permit approval. Lots 1 and 8 are corner lots that have been designed to access off of the new public street. See FOF 15: Setbacks and FOF 16: Primary Entry for further analysis on lot orientation. To reduce curb cuts along Aberdeen Ave NE, a Collector Arterial, staff recommends as a condition of approval that a note shall be placed on the face of the Short Plat restricting vehicular access for Lots 1 and 8 to be from the new Road. The revised short plat map shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit approval. N/A Blocks: Blocks shall be deep enough to allow two (2) tiers of lots. Staff Comment: Not applicable, no blocks are proposed. ✓ 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: All proposed lots comply with the minimum area and dimensional standards of the R-8 zone (see FOF 14). Compliant if conditions of approval are met Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards. Staff Comment: The project includes 293.7 feet of frontage along Aberdeen Ave NE. Aberdeen Ave NE is classified as a Collector Arterial Street and the existing right-of-way (ROW) width is approximately 60 feet. To meet the City’s complete street standards for Collector Arterial streets, a minimum ROW width of 83 feet is required. This would require a dedication of 11.5 feet of ROW along the frontage of the project site. Half- DocuSign Envelope ID: 112E161D-80DF-4685-9512-FD7A57D17E56 City of Renton Department of Community & Economic Development Vaughn Short Plat Administrative Report & Decision LUA21-000136 SHPL-A Report of September 1, 2021 Page 16 of 22 D_Vaughn Short Plat_v3 street frontage improvements required along Aberdeen Ave NE include a pavement width of 46 feet (23 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8- foot sidewalk, 2 feet of clear space between the walkway and abutting property, street trees and storm drainage improvements. The applicant will be required to dedicate 11.5 feet of ROW to meet the City’s complete street standard width of 83 feet for Collector Arterial streets, however, the applicant notes a dedication of 6.5 feet on the preliminary Short Plat Map. Therefore, staff recommends as a condition of approval that the applicant either obtain modification approval to reduce the minimum street requirements or submit a revised short plat map with the civil construction permit application that shows a dedication of 11.5 feet of street frontage. The modification or revised short plat map shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit approval. The section of Aberdeen Ave NE along the site is designated as a Neighborhood Greenway (Bicycle Boulevard) in the current update to the Renton Trails and Bicycle Master Plan. A Greenway would not include bike lanes but could include traffic calming, signage, pavement marking improvements to encourage bicycle travel. An ultimate 36- foot width roadway is recommended to provide two travel lanes with parking on each side. Therefore, staff recommends as a condition of approval that the applicant revise the short plat map to include pedestrian bulb-outs along Aberdeen Ave NE and along the south side of the proposed street. Parking will be prohibited on the north side of the proposed street, see FOF 19: Police and Fire, therefore a pedestrian bulb-out will not be needed on the north side of the proposed street. The revised short plat map shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit approval. Alley access is the preferred street pattern within the R-8 zone. As previously stated in this report, staff has determined that alley access is a feasible means of access for this site, however, the applicant has elected to develop the property at R-6 density, and more importantly R-6 lot widths, eliminating the requirement to construct alley access. The use of 60 ft. wide lots instead of the R-8 minimum width of 50 ft. provides for sufficient spacing between driveway curb cuts to allow for on-street parking, street lighting, and street trees that are difficult to obtain with front loaded lots in the R-8 zone. The 2021 Transportation Impact Fee is $10,861.69 per single family dwelling. A credit for the existing home will be applied. Fees are subject to change. A Transportation Concurrency review has been completed, see Exhibit 9. ✓ Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: The proposed short plat is surrounded by existing detached single- family residences to the east, north and south of the site. The proposed lots are similar in size and shape to the existing surrounding development pattern in the area and would be consistent with the Comprehensive Plan and Zoning Code, which encourages large lot housing and suburban, estate-style dwellings compatible with the scale and density of the surrounding area. Therefore, the proposal for new single-family homes would be compatible with the existing uses in the area. 19. Availability and Impact on Public Services: DocuSign Envelope ID: 112E161D-80DF-4685-9512-FD7A57D17E56 City of Renton Department of Community & Economic Development Vaughn Short Plat Administrative Report & Decision LUA21-000136 SHPL-A Report of September 1, 2021 Page 17 of 22 D_Vaughn Short Plat_v3 Compliance Availability and Impact on Public Services Analysis Compliant if condition of approval is met 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 at the rate of $495.10 per single-family unit. This fee is paid at time of building permit issuance. The fire flow requirement for a single-family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). 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. 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. Dead end streets that exceed 150-feet in length require an approved turnaround. Staff comment: Renton Regional Fire Authority has approved the applicant’s request to provide automated fire sprinklers in all new homes in lieu of the fire apparatus turnaround required by RMC 4-6-060 H (Exhibit 10). Staff recommends as a condition of approval that the final short plat map be updated to show “No Parking – Any Time” signage on the north side of the dead-end street to ensure adequate fire apparatus access is provided to the homes. The Final Short Plat Map shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance. Current fire impact fees are $829.77 per single family dwelling. An impact fee credit will be granted for the removal of the existing single family home. Assessed fees are based on the current City of Renton Fee Schedule. The fee is paid at the time of building permit issuance. Compliant if condition of approval is met Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Kennydale Elementary, McKnight Middle School and Hazen High School. Any new students from the proposed development would be bussed to their elementary and high schools. The Elementary School bus stop is located approximately 553 feet (0.10 miles) from the project site at Aberdeen Ave NE and NE 12th St. The High School bus stop is located approximately 294 feet (0.06 miles) from the project site at the intersection of Aberdeen Ave NE and NE 16th St. The proposed project includes the installation of frontage improvements along the Aberdeen Ave NE frontage, including sidewalks. Students would walk either north or south along Aberdeen Ave NE on portions of striped, but unimproved, ROW to reach their respective bus stops. Students attending McKnight Middle School would walk approximately 0.32 miles to reach their school campus. Students would walk north along Aberdeen Ave NE, then east along NE 16th St to reach the front entrance of the school. A shoulder is present along the side of the road and several sections of ROW are improved with sidewalks, however, insufficient information has been provided to determine if the sections of ROW are appropriate for safe walking routes to the school bus stops and/or middle school campus. Staff recommends as a condition of approval that the applicant shall submit a safe route to school analysis with the civil construction permit application that confirms there is a safe walking route to the DocuSign Envelope ID: 112E161D-80DF-4685-9512-FD7A57D17E56 City of Renton Department of Community & Economic Development Vaughn Short Plat Administrative Report & Decision LUA21-000136 SHPL-A Report of September 1, 2021 Page 18 of 22 D_Vaughn Short Plat_v3 nearby schools and bus stops. If a safe route to school cannot be identified, the study shall offer recommended improvements that would facilitate a safe route. The safe route to school analysis shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance. 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. Assessed fees are based on the current City of Renton Fee Schedule at the time of building permit issuance. Currently the fee is assessed at $7,681.00 (plus a 5% surcharge fee) per single-family residence. The fee is paid at the time of building permit issuance. ✓ Parks: A Park Impact Fee would be required for the future houses. Assessed fees are based on the current City of Renton Fee Schedule at the time of building permit issuance. The current Park Impact Fee is $2,914.99 per single family home. The fee is paid at the time of building permit issuance. Compliant if conditions of approval are met Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: The applicant submitted a Technical Information Report dated March 24, 2021 (Exhibit 11), and a Preliminary Grading and Drainage Plan dated March 31, 2021 (Exhibit 8) both prepared by Barghausen Consulting Engineers Inc. According to the materials, the surface water runoff from the impervious surfaces within each lot are proposed to be routed to 5 foot wide by 9 foot long by 9 foot deep (5’x9’x9’) drywells located in the front yard of each new lot. Stormwater runoff generated by the on-site road, sidewalks, and lot driveways will be infiltrated through permeable pavement located within the on-site roadway section (Exhibit 13). Runoff from the frontage improvements along Aberdeen Ave NE will be collected and routed south by a tightlined conveyance system that will connect to the existing catch basin along Aberdeen Ave NE identified on page 13 of the TIR (Exhibit 11). The TIR provides analysis clearly demonstrating how 9 core requirements and 5 out of 6 special requirements are being met in accordance with the 2017 City of Renton Surface Water Design Manual. Therefore, staff recommends as a condition of approval that the applicant shall revise the Technical Information Report to show compliance with Special Requirement #6 of the Surface Water Design Manual. Treatment Liners may be required for ALL infiltration facilities (drywells and permeable roadway) located in the Aquifer Protection Area, Zone 2. The revised Technical Information Report shall be reviewed and approved prior to civil construction permit issuance. The drywells proposed on each lot appear to abut the required ten feet (10’) of required street frontage landscaping. As noted in FOF 15, storm water management systems must not interfere with the Critical Root Zone (CRZ) of adjacent trees or landscaping. Adequate trees, shrub, and groundcover in the landscape strip shall take priority over the location of stormwater functions, therefore, staff recommends as a condition of approval that the applicant shall submit a final landscape plan that clearly demonstrates that the proposed storm water improvements will not displace the required street frontage landscaping or interfere with the Critical Root Zone (CRZ) of any existing or prospective trees needed to comply with landscaping requirements. If adequate landscaping, as determined by the Current Planning Project Manager, cannot comingle with the proposed stormwater improvements abutting the landscape strip, then the applicant shall modify and/or relocate the stormwater improvement to ensure adequate street frontage landscaping is provided. The Final Landscape Plan shall be reviewed and approved by the Current DocuSign Envelope ID: 112E161D-80DF-4685-9512-FD7A57D17E56 City of Renton Department of Community & Economic Development Vaughn Short Plat Administrative Report & Decision LUA21-000136 SHPL-A Report of September 1, 2021 Page 19 of 22 D_Vaughn Short Plat_v3 Planning Project Manager prior to civil construction permit approval. See FOF 15: Landscaping for more details. A Geotechnical Report prepared by Earth Solutions NW, LLC dated March 16, 2021 (Exhibit 12) was submitted with the short plat application materials and includes a discussion on the soils, geology, groundwater, soil permeability and a critical areas review of the site. The report includes recommendations of appropriate Temporary Erosion and Sediment Control (TESC), grading, imported soil conditions with respect to critical areas and drywells, and engineered designs for foundations, retaining walls, and permeable pavement. The project site is subject to the 2017 City of Renton Surface Water Design Manual. The project site is located within the East Lake Washington - Renton Drainage Basin and falls within the Peak Rate Flow Control Standard- Matching Existing Site Conditions. Final review for compliance with the City’s stormwater requirements would occur during the civil construction permit phase. The 2021 stormwater Surface Water System Development Charge (SDC) fee is 2,000.00 per lot. A credit for one lot will be issued for the existing home to be removed. Stormwater SDC fees are due at construction permit issuance. ✓ Water: The project is within the City of Renton’s water service area in the 435-hydraulic zone. The site is located in the Aquifer Protection Area, Zone 2. There is an existing 16- inch City water main located in Aberdeen Ave NE that can deliver a maximum capacity of 4,550 gallons per minute (gpm) - (see Water plan no. W-2825). The static water pressure is approximately 56 psi at ground elevation of 305 feet. There is existing ¾-inch water service(s) to the subject property. ✓ Sanitary Sewer: Sewer service is provided by City of Renton. There is an existing 8-inch wastewater main located in Aberdeen Ave NE (see City plan no. S-28250E). 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 14. 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 15. 3. The proposed short plat complies with the Residential Design and Open Space Standards provided the applicant complies with City Code and conditions of approval, see FOF 16. 4. The proposed short plat complies with the Critical Areas Regulations provided the applicant complies with City Code and conditions of approval, see FOF 17. 5. The proposed short plat complies with the subdivision regulations as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 18. 6. The proposed short plat complies with the street standards as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 18. 7. There are safe walking routes to the school bus stop, see FOF 19. 8. There are adequate public services and facilities to accommodate the proposed short plat, see FOF 19. DocuSign Envelope ID: 112E161D-80DF-4685-9512-FD7A57D17E56 City of Renton Department of Community & Economic Development Vaughn Short Plat Administrative Report & Decision LUA21-000136 SHPL-A Report of September 1, 2021 Page 20 of 22 D_Vaughn Short Plat_v3 J. DECISION: The Vaughn Short Plat, File No. LUA21-000136 SHPL-A, as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. The applicant shall revise the short plat map and resolve the encroachment issues with the adjacent property owners prior to final short plat application. If a transfer of land occurs between the subject parcel and any adjacent property owners, the applicant shall submit a new title report to confirm the legal descriptions of the involved parcels. The Final Short Plat Map and Title Report shall be reviewed and approved by the Current Planning Project Manager prior to short plat recording. 2. The applicant shall obtain a demolition permit and complete all required inspections for the removal of the existing structures on the subject property prior to the recording of the short plat. 3. The applicant shall provide a note on the final plat map indicating the front yard for Lot 1 and Lot 8 shall abut the proposed new street and the secondary front yard for Lot 1 and Lot 8 shall abut Aberdeen Ave NE. The front yard note designation shall be reviewed and approved by the Current Planning Project Manager prior to short plat recording. 4. The applicant shall record a note on the face of the short plat that executes a shared maintenance agreement for equal ownership and maintenance responsibilities for improvements and landscaping in Tract A. A draft version of a shared maintenance agreement or Homeowners Association (HOA) Covenants, Conditions, and Restrictions (CC&Rs) must be submitted for review and approval by the Current Planning Project Manager prior to short plat recording. 5. The applicant shall retain a certified arborist to ensure trees are sufficiently protected from development activities. An updated arborist report shall be submitted with the civil construction permit application that includes analysis regarding the impact of development to the off-site trees. If the arborist deems the Critical Root Zone (CRZ) of the trees to be impacted by the proposed retaining walls, the applicant shall update the grading and drainage plan to demonstrate that the retaining walls have been moved out of the dripline of all adjacent trees. The updated grading and drainage plan shall be reviewed and approved by the Current Planning Project Manager at time of civil construction permit application. If retaining walls are constructed within tree driplines, a surety device shall be required to ensure satisfactory tree health for a minimum of five (5) years after the retaining walls have been installed. 6. The applicant shall update the final landscape plan to relocate the street trees along Aberdeen Ave NE from lots 1 and 8 into the landscape strip in the ROW. The Final Landscape Plan shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit approval. 7. The applicant shall submit a final landscape plan with the civil construction permit application that identifies the replacement trees meeting the replacement requirements of RMC 4-4-130 including clear indication of the 50-percent credit limitation for those trees that are required landscaping as indicated in the replacement ratio of RMC 4-4-130H.1e.i. The Final Landscape Plan shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit approval. 8. The applicant shall submit a revised drainage and grading plan with the civil construction permit application that identifies retaining walls compliant with the size requirements in RMC 4-4-040C.3 or obtain modification approval to reduce the minimum requirements. The revised Final Drainage and Grading Plan or Modification shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit approval. 9. The applicant shall provide a note on the final plat map indicating the primary entry of the homes on Lot 1 and Lot 8 shall be oriented toward the secondary front yard along Aberdeen Ave NE. Access to the lots shall remain via the front yard along the new street. The revised final plat map shall be reviewed and approved by the Current Planning Project Manager prior to short plat recording. DocuSign Envelope ID: 112E161D-80DF-4685-9512-FD7A57D17E56 City of Renton Department of Community & Economic Development Vaughn Short Plat Administrative Report & Decision LUA21-000136 SHPL-A Report of September 1, 2021 Page 21 of 22 D_Vaughn Short Plat_v3 10. The applicant shall record a note on the face of the short plat restricting vehicular access for Lots 1 and 8 to be from the new road. Final Short Plat Map shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance. 11. The applicant shall obtain modification approval to reduce the minimum street width requirements or submit a revised short plat map with the civil construction permit application that shows a dedication of 11.5 feet of street frontage. The Modification or Final Short Plat Map shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit approval. 12. The applicant shall revise the short plat map to include pedestrian bulb-outs along Aberdeen Ave NE and along the south side of the proposed street. Parking will be prohibited on the north side of the proposed street, see FOF 19: Police and Fire, therefore a pedestrian bulb-out will not be needed on the north side of the proposed street. The revised short plat map shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit approval. 13. The applicant shall update the short plat map to show “No Parking – Any Time” signage on the north side of the dead-end street to ensure adequate fire apparatus access is provided to the homes. The Final Short Plat Map shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance. 14. The applicant shall submit a safe route to school analysis with the civil construction permit application that confirms there is a safe walking route to the nearby schools and bus stops. If a safe route to school cannot be identified, the study shall offer recommended improvements that would facilitate a safe route. The safe route to school analysis shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance. 15. The applicant shall revise the Technical Information Report to show compliance with Special Requirement #6 of the Surface Water Design Manual. Treatment Liners may be required for ALL infiltration facilities (drywells and permeable roadway) located in the Aquifer Protection Area, Zone 2. The revised Technical Information Report shall be reviewed and approved prior to civil construction permit issuance. 16. The applicant shall submit a final landscape plan that clearly demonstrates that the proposed storm water improvements will not displace the required street frontage landscaping or interfere with the Critical Root Zone (CRZ) of any existing or prospective trees needed to comply with landscaping requirements. If adequate landscaping, as determined by the Current Planning Project Manager, cannot comingle with the proposed stormwater improvements abutting the landscape strip, then the applicant shall modify and/or relocate the stormwater improvement to ensure adequate street frontage landscaping is provided. The Final Landscape Plan shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit approval. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Vanessa Dolbee Planning Director Date TRANSMITTED on September 1, 2021 to the Owner/Applicant/Contact: Owner: Applicant: Contact: Alvina Vaughn (Vaughn Family Trust) 1400 Aberdeen Ave NE Lisa Cavell, MainVue WA LLC 1110 12th Ave NE Suite 202 Ivana Halvorsen, Barghausen Engineers 18215 72nd Ave S DocuSign Envelope ID: 112E161D-80DF-4685-9512-FD7A57D17E56 9/1/2021 | 3:45 PM PDT City of Renton Department of Community & Economic Development Vaughn Short Plat Administrative Report & Decision LUA21-000136 SHPL-A Report of September 1, 2021 Page 22 of 22 D_Vaughn Short Plat_v3 Renton WA 98056 Bellevue WA 98004 Kent WA 98032 TRANSMITTED on September 1, 2021 to the Parties of Record: Michelle and Robert Stewart 1490 Aberdeen Ave NE Renton WA 98056 Brenda Wirick 1337 Blane Ave NE Renton WA 98056 Mary Vega Stapleton 1324 Aberdeen Ave NE Renton WA 98056 Steven Meeker Stevendmeeker57@gmail.com Andrew Grueter ecotours@duwamishtribe.org TRANSMITTED on September 1, 2021 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Amanda Askren, Property Services Matt 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 September 15, 2021. An appeal of the decision must be filed within the 14- day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Due to the ongoing state of emergency enacted by Governor’s Proclamation 20-05, the City Clerk’s Office is working remotely. For that reason, appeals must be submitted electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub only on Tuesdays and/or Wednesdays. The appeal fee, normally due at the time an appeal is submitted, will be collected at a future date if your appeal is submitted electronically. 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. 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: 112E161D-80DF-4685-9512-FD7A57D17E56 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Vaughn Short Plat Land Use File Number: LUA21-000136 SHPL-A Date of Report September 1, 2021 Staff Contact Brittany Gillia Assistant Planner Project Contact/Applicant Ivana Halvorsen Barghausen Engineers 18215 72nd Ave S, Kent WA 98032 Project Location 1400 Aberdeen Ave NE The following exhibits are included with the Administrative report: Exhibit 1: Administrative Decision Exhibit 2: Preliminary Short Plat Map Exhibit 3: Neighborhood Detail Map Exhibit 4: Advisory Notes Exhibit 5: Preliminary Landscape Plan Exhibit 6: Preliminary Tree Inventory Plan Exhibit 7: Arborist Report, prepared by Washington Forestry Consultants Inc., dated March 19, 2021 Exhibit 8: Preliminary Grading and Drainage Plan, prepared by Barghausen Consulting Engineers Inc., dated March 31, 2021 Exhibit 9: Transportation Concurrency Memo Exhibit 10: Fire Authority Sprinkler Correspondence Exhibit 11: Technical Information Report (TIR), prepared by Barghausen Consulting Engineers Inc., dated March 24, 2021 Exhibit 12: Geotechnical Report, prepared by Earth Solutions NW, LLC, dated March 16, 2021 Exhibit 13: Preliminary Road Profile and Section Exhibit 14: Public Comment letters Exhibit 15: Agency Comment Letter DocuSign Envelope ID: 112E161D-80DF-4685-9512-FD7A57D17E56