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HomeMy WebLinkAboutEX_04_D_38th_Short_Plat_Admin_Report_Exhibits_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_38th_Short_Plat_Admin_Report_FINAL A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: June 21, 2019 Project File Number: PR18-000554 Project Name: 38th Street Short Plat Land Use File Number: LUA18-000683, SHPL-A, ERC, MOD Project Manager: Jill Ding, Senior Planner Owner: Sapphire, LLC, 331 NW 78th St, Seattle, WA 98117 Applicant: Emily Buchwalter, Medici Architects, 11661 SE 1st St, Ste 200, Bellevue, WA 98005 Contact: Silvija Jakovlljevic, Medici Architects, 11661 SE 1st St, Ste 200, Bellevue, WA 98005 Project Location: 1825 NE 38th St, Renton, WA 98056 Project Summary: The applicant is requesting Preliminary Short Plat approval and Environmental (SEPA) Review for the subdivision of an existing 62,781 square foot project site zoned R-8, into 8 lots and 2 tracts (shared driveway/alley and native growth protection area). An existing single-family residence is proposed for removal. The proposed lots would range in size from 5,000 square feet to 6,522 square feet. Access to the proposed lots would be provided via a shared driveway/alley off of NE 38th Street. Half street improvements, including paving, curb and gutter, landscaping with street trees, and sidewalk would be provided along the site's Lincoln Ave NE and NE 38th Street frontages. The site is mapped with erosion hazard areas, landslide hazard areas, sensitive slopes, and protected slopes. The applicant is proposing to retain 17 of the existing 102 significant trees located on the project site. A Modification to the City's adopted street standards has been requested for the portion of N 38th Street to the west of the proposed private access driveway. The applicant is requesting to waive the frontage improvements along the steep slopes and to limit the frontage improvements to a sidewalk, parking area, and landscaped courtyard over the proposed stormwater vault. Site Area: 62,781 sq. ft. (1.44 ac) DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 City of Renton Department of Community & Economic Development 38th Street Short Plat Administrative Report & Decision LUA18-000683, SHPL-A, ERC, MOD Report of June 21, 2019 Page 2 of 21 D_38th_Short_Plat_Admin_Report_FINAL B. EXHIBITS: Exhibit 1: ERC Report Exhibit 2: Colored Site Plan Exhibit 3: Colored Landscape Plan Exhibit 4: Preliminary Short Plat Map Exhibit 5: Geotechnical Engineering Report, prepared by ZipperGeo, and dated October 12, 2018 Exhibit 6: Advisory Notes Exhibit 7: Administrative Report and Decision Exhibit 8: Public Comments and City Response Exhibit 9: Preliminary Civil Plans Exhibit 10: Tree Retention Worksheet Exhibit 11: Arborist Report Exhibit 12: Level 1 Drainage Report and Preliminary Storm Report, dated 9/20/2018, prepared by Preferred Engineering, LLC Exhibit 13: Modification Justification C. GENERAL INFORMATION: 1. Owner(s) of Record: Sapphire, LLC 331 NW 78th St Seattle, WA 98117 2. Zoning Classification: Residential-8 (R-8) 3. Comprehensive Plan Land Use Designation: Residential Medium Density (MD) 4. Existing Site Use: There is an existing single family residence proposed for removal. 5. Critical Areas: The site is mapped with erosion hazard areas, landslide hazard areas, sensitive slopes, and protected slopes. 6. Neighborhood Characteristics: a. North: Single family, R-8 zone b. East: Single family, R-8 zone c. South: Single family, R-8 zone d. West: Single family, R-8 zone 7. Site Area: 62,781 sq. ft. (1.44 ac) D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 City of Renton Department of Community & Economic Development 38th Street Short Plat Administrative Report & Decision LUA18-000683, SHPL-A, ERC, MOD Report of June 21, 2019 Page 3 of 21 D_38th_Short_Plat_Admin_Report_FINAL Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Annexation N/A 1835 06/23/1960 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service is provided by the City of Renton. The site is in the Kennydale water service area in the 320’ hydraulic pressure zone. The approximate static water pressure is 71 psi at an elevation of 155’. Static water pressure varies based on topography. There is an existing 12” water main east of the site in Lincoln Avenue NE that can provide 2,500 gallons per minute (gpm). b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8” sewer east of the site along the western frontage of Lincoln Avenue NE that flows from south to north. c. Surface/Stormwater: The site contains an existing single family home surrounded by wooded area. There is no mapped on-site conveyance system. The current site topography appears to drain the runoff from the site to the northwest. There is a 12” public storm drain east of the site along the eastern frontage of Lincoln Avenue NE that flows from south to north. There is also an existing stormwater conveyance swale north of the site in NE 38th Street that flows from east to west. 2. Streets: The proposed development fronts Lincoln Ave NE along the east property line. Lincoln Ave NE is classified as a Residential Access street. Existing right-of-way (ROW) width is approximately 60 feet. The proposed development fronts NE 38th Street along the north property line. NE 38th Street is classified as a Residential Access street. 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: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 City of Renton Department of Community & Economic Development 38th Street Short Plat Administrative Report & Decision LUA18-000683, SHPL-A, ERC, MOD Report of June 21, 2019 Page 4 of 21 D_38th_Short_Plat_Admin_Report_FINAL 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 November 19, 2018 and determined the application complete on November 29, 2018. The project review was placed on hold on December 21, 2018 and was taken off hold o n May 9, 2019. The project complies with the 120-day review period. 2. The project site is located at 1825 NE 38th St, Renton, WA 98056. 3. The project site is currently developed with an existing single family residence proposed for removal. 4. Access to the site would be provided via a combination shared driveway/alley off of NE 38th St. 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 102 significant trees located on-site, of which the applicant is proposing to retain a total of 17 trees. 8. The site is mapped with erosion hazard areas, landslide hazard areas, sensitive slopes, and protected slopes. 9. Grading quantities are estimated at approximately 1,500 cubic yards to create building pads for the new single family residences as well as access for the proposed lots. 10. The applicant is proposing to begin construction in spring of 2020 and end in fall of 2020. 11. Staff received four public comment letters. The comment letters and City responses are incldued in Exhibit 8. No agency 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-H: Plan for high-quality residential growth that supports transit by providing urban densities, promotes efficient land utilization, promotes good health and physical activity, builds social connections, and creates stable neighborhoods by incorporating both built amenities and natural features. DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 City of Renton Department of Community & Economic Development 38th Street Short Plat Administrative Report & Decision LUA18-000683, SHPL-A, ERC, MOD Report of June 21, 2019 Page 5 of 21 D_38th_Short_Plat_Admin_Report_FINAL  Goal L-I: Utilize multiple strategies to accommodate residential growth, including:  Development of new single-family neighborhoods on large tracts of land outside the City Center,  Development of new multi-family and mixed-use in the City Center and in the Residential High Density and Commercial Mixed Use designations, and  Infill development on vacant and underutilized land in established neighborhoods and multi-family areas.  Goal L-T: Create a functioning and exemplary urban forest that is managed at optimum levels for canopy, health, and diversity.  Goal L-U: Preserve, protect, and enhance the quality and functions of the City’s sensitive areas including: lakes, rivers, major and minor creeks, intermittent stream courses and their floodplains, wetlands, ground water resources, wildlife habitats, and areas of seismic and geological hazards.  Policy L-24: Manage urban forests to maximize ecosystem services such as stormwater management, air quality, aquifer recharge, other ecosystem services, and wildlife habitat.  Policy L-28: Minimize erosion and sedimentation in and near sensitive areas by requiring appropriate construction techniques and resource practices, such as low impact development.  Policy L-34: Ensure buildings, roads, and other features are located on less sensitive portions of a site when sensitive areas are present.  Policy L-36: Land uses in areas subject to flooding, seismic, geologic, and coal mine hazards should be designed to prevent property damage and environmental degradation before, during, and after construction.  Policy L-48: Address privacy and quality of life for existing residents by considering scale and context in infill project design.  Policy L-55: Preserve natural landforms, vegetation, distinctive stands of trees, natural slopes, and scenic areas that contribute to the City’s identity, preserve property values, and visually define the community and neighborhoods. 14. Zoning Development Standard Compliance: The site is classified Residential-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. Staff Comment: After the deduction of 1,691 sq. ft. of right-of-way dedication, 7,902 sq. ft. of private access tract, and 898 sq. ft. of critical areas from the 60,403 sq. ft. gross site area, the proposal would have a net area of 49,912 sq. ft. or 1.15 net acres. The DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 City of Renton Department of Community & Economic Development 38th Street Short Plat Administrative Report & Decision LUA18-000683, SHPL-A, ERC, MOD Report of June 21, 2019 Page 6 of 21 D_38th_Short_Plat_Admin_Report_FINAL proposal for 8 lots on the 1.15 net acre site would result in a net density of 6.98 du/ac (8/1.15 = 6.98 du/ac), 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. 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.) Lot 1 (corner) 5,000 62 80 Lot 2 5,005 62 80 Lot 3 5,000 62 80 Lot 4 (corner) 5,000 67 74 Lot 5 5,027 66 73 Lot 6 (corner) 6,153 67 91 Lot 7 5,089 58 82 Lot 8 6,522 61 80 Staff Comment: All proposed lots meet the minimum area and dimension requirements of the R-8 zone, with the exception of Lots 4 and 5, which would not provide the minimum 80-foot lot depth required. The applicant is proposing a 5.34-foot right-of- way dedication along the frontage of these lots. This right-of-way is not proposed to be developed to City standards due to the slopes on and around the project site, see further discussion below under FOF 17 Modification. Therefore, it is not anticipated that the right-of-way dedication would be necessary along the frontage of Lots 4 and 5. The removal of the requirement for right-of-way dedication along the frontage of these lots, along with the shifting of the alley shared driveway tract to the south would provide adequate area for compliance with the minimum area and dimensional requirements for all lots within the proposed short plat. Therefore, staff recommends, as a condition of approval that the short plat layout be revised to provide the minimum 80-foot depth required for Lots 4 and 5. A revised short plat layout shall be provided to the Current Planning Project Manager for review and approval at the time of Construction Permit review. 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: The lots as proposed would provide adequate area for compliance with the required setbacks. The front yards of Lots 1-3 would be oriented towards Lincoln Ave NE, the front yards of Lots 4 and 5 would be oriented towards NE 38th St, and the front yards of Lots 6-8 would be oriented towards the shared driveway/alley tract (Tract A). There is an existing driveway and garage encroachment onto the site from the property to the south. To remove the encroachment, the applicant has indicated that a Lot Line DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 City of Renton Department of Community & Economic Development 38th Street Short Plat Administrative Report & Decision LUA18-000683, SHPL-A, ERC, MOD Report of June 21, 2019 Page 7 of 21 D_38th_Short_Plat_Admin_Report_FINAL Adjustment would be recorded. Staff recommends, as a condition of approval that a Lot Line Adjustment, or other similarly approved method, be completed to remove the encroachments from the neighboring property to the south prior to the recording of the final short plat. There is an existing single family residence, proposed for removal, that if retained would not comply with setbacks. Therefore, staff recommends, as a condition of approval, that a demolition permit be obtained and all required inspections completed for the removal of the house, prior to the recording of the short plat.  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 (Exhibit 3) was submitted with the project application materials. The proposed landscaping includes a 10-foot landscape strip along all street frontages and would be comprised of a mix of trees, shrubs, and ground cover. There is also landscaping proposed along the frontage of Lots 4 and 5 within the NE 38th St public right-of-way, in lieu of the required frontage improvements (see further discussion below under FOF 17 Modification). DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 City of Renton Department of Community & Economic Development 38th Street Short Plat Administrative Report & Decision LUA18-000683, SHPL-A, ERC, MOD Report of June 21, 2019 Page 8 of 21 D_38th_Short_Plat_Admin_Report_FINAL Staff recommends, as a condition of approval, that a detailed landscape plan be submitted at the time of Construction Permit review for review and approval by the Current Planning Project Manager. All common landscaping would be required to be installed prior to Short Plat recording, landscaping on individual lots would be required to be installed with the building permit for the homes. 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 conceptual landscape plan, including tree retention/replacement (Exhibit 3), an Arborist Report (Exhibit 11), and a Tree Retention Worksheet (Exhibit 10) with the project application materials. There 128 total trees identified on the project site, of those 6 have been classified as dangerous and 20 are located within a critical area of buffer, which leaves a total of 102 protected trees. Of those, the applicant is required to retain and/or replace 31 trees. To meet the tree retention requirements, the applicant is proposing the retention of 17 trees and the planting of 68 trees around the project site. Trees planted within the public right-of- way would not satisfy the onsite tree retention requirements. Staff counted 61 onsite replacement trees, which is less than the 68 trees that are required. Each lot would have at least two trees onsite, which would comply with the minimum tree density requirements. Staff recommends, as a condition of approval, that a final tree retention/replacement plan be submitted at the time of construction review, for review and approval by the Current Planning Project Manager. The final tree retention plan shall include an additional 7 replacement trees on the project site or the retention of additional heathy trees. Some of the retained trees are proposed on individual lots located in the rear yard setback and others are located within the designated open space tract. During construction, trees to be retained (i.e., protected trees), would be required to comply with the tree protection measures during construction (RMC 4-4-130H.9). The eight central components of tree protection include defining and protecting the drip line, erecting and maintaining a temporary six-foot-high chain link construction fence with DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 City of Renton Department of Community & Economic Development 38th Street Short Plat Administrative Report & Decision LUA18-000683, SHPL-A, ERC, MOD Report of June 21, 2019 Page 9 of 21 D_38th_Short_Plat_Admin_Report_FINAL placards around the tree to be retained, protecting the tree from grade changes, keeping the area clear of impervious surface material, restricting grading within the drip line, providing 3” of bark mulch within the required fencing, retaining a certified arborist to ensure trees are protected from development activities, and alternate protection/safeguards as necessary. Furthermore, it appears some construction activities may be occurring in the drip line of retained trees. Due to the potential for impacts to retained trees during construction staff recommends as a condition of approval that an arborist review the construction impacts to retained trees and provides an arborist report identifying specific protection measure to be implemented during construction to ensure the retention of any trees impacted by construction. In addition a tree protection plan shall be submitted with the civil construction permit application that includes specifications for tree protection measures identified in the arborist report, limitation on construction activities near retained trees, and timelines of when an arborist would be onsite.  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: Adequate area is proposed onsite to provide the required 2 spaces per lot. Compliance with this requirement would be verified at the time of Building Permit review. 15. 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: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 City of Renton Department of Community & Economic Development 38th Street Short Plat Administrative Report & Decision LUA18-000683, SHPL-A, ERC, MOD Report of June 21, 2019 Page 10 of 21 D_38th_Short_Plat_Admin_Report_FINAL 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 FOF 18 Drainage. 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. Compliant if condition of approval is met 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. The primary entries of the homes on Lots 1-3 would be oriented towards Lincoln Ave NE and the primary entries of the homes on Lots 4 and 5 would be oriented towards NE 38th St. Staff recommends, as a condition of approval, that a note to this effect be recorded on the face of the final short plat. 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. DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 City of Renton Department of Community & Economic Development 38th Street Short Plat Administrative Report & Decision LUA18-000683, SHPL-A, ERC, MOD Report of June 21, 2019 Page 11 of 21 D_38th_Short_Plat_Admin_Report_FINAL Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Windows and Doors: Windows and doors shall constitute twenty-five percent (25%) of all facades facing street frontage or public spaces. Staff Comment: Compliance for this standard would be verified at the time of building permit review. N/A Scale, Bulk, and Character: N/A Compliance not yet demonstrated Roofs: A variety of roof forms appropriate to the style of the home shall be used. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Eaves: Both of the following are required: 1. Eaves projecting from the roof of the entire building at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves, and 2. Rakes on gable ends must extend a minimum of two inches (2") from the surface of exterior siding materials. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Architectural Detailing: If one siding material is used on any side of the dwelling that is two stories or greater in height, a horizontal band that measures at least eight inches (8") is required between the first and second story. Additionally, one of the following is required: 1. Three and one half inch (3 1/2") minimum trim surrounds all windows and details all doors, or 2. A combination of shutters and three and one half inches (3 1/2") minimum trim details all windows, and three and one half inches (3 1/2") minimum trim details all doors. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Materials and Color: For subdivisions and short plats, abutting homes shall be of differing color. Color palettes for all new dwellings, coded to the home elevations, shall be submitted for approval. Additionally, one of the following is required: 1. A minimum of two (2) colors is used on the home (body with different color trim is acceptable), or 2. A minimum of two (2) differing siding materials (horizontal siding and shingles, siding and masonry or masonry-like material, etc.) is used on the home. One alternative siding material must comprise a minimum of thirty percent (30%) of the street facing facade. If masonry siding is used, it shall wrap the corners no less than twenty four inches (24"). DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 City of Renton Department of Community & Economic Development 38th Street Short Plat Administrative Report & Decision LUA18-000683, SHPL-A, ERC, MOD Report of June 21, 2019 Page 12 of 21 D_38th_Short_Plat_Admin_Report_FINAL Staff Comment: Compliance for this standard would be verified at the time of building permit review. 16. 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 Compliant if conditions of approval are met Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include buffers and/or setbacks from buffers. A standard 15-foot building setback is required for all structures from Protected Slope areas. A 50-foot buffer and 15-foot building setback are required from Very High Landslide Hazard Areas. Staff Comment: As discussed in the ERC Report (Exhibit 1) the project site is mapped with erosion hazard areas, landslide hazard areas, sensitive slopes, and protected slopes. Two SEPA mitigation measures were adopted for the development of the proposal, one required compliance with the geotechnical report during project construction and the other required a 25-foot buffer and 15-foot building setback from the edge of the protected slope area. The protected slope and required buffer would be required to be protected within a Native Growth Protection Tract. The tract is required to include signage and a split rail fence. Staff recommends, as a condition of approval, that the protected slope and required buffer be protected within a Native Growth Protection Tract and that the boundary of the tract be delineated with a split rail fence and signage. A fencing and signage detail shall be submitted at the time of construction permit review for review and approval by the Current Planning Project Manager. Fencing and signage shall be installed prior to the recording of the short plat. Additionally, the applicant shall ensure that future homeowners understand their responsibility for ownership and maintenance of the tree protection tract and new landscaping within the stormwater tract, therefore staff recommends the applicant submit Homeowner’s Association (HOA) documents prior to recording the short plat document that outline the responsibility for ownership and maintenance for maintaining the tracts, protected trees, landscaping, fencing, and signage. The applicant shall also submit permanent and irrevocable deed restrictions on the tracts that prohibits future development. The HOA documents and deed restrictions shall be reviewed and approved by the Current Planning Project Manager prior to recording with the King County Recorder’s Office with the short plat. 17. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060 in order to modify the frontage improvement requirements abutting the N 38th Street frontage. The applicant is proposing the following modifications: Install half street improvements which include two 10 -foot drive lanes, curb/gutter, 8-foot wide landscape strip, and a 5-foot wide sidewalk from the intersection of Lincoln Avenue NE to the mid-point of Lot 4 or just west of the existing private access drive on the north side of the street; between the end of the above noted half street improvements and the front pedestrian access to the Lot 5, install 5-foot wide sidewalk, 8-foot landscape strip, and additional natural landscaping area; and west of the front pedestrian access to Lot 5, maintain DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 City of Renton Department of Community & Economic Development 38th Street Short Plat Administrative Report & Decision LUA18-000683, SHPL-A, ERC, MOD Report of June 21, 2019 Page 13 of 21 D_38th_Short_Plat_Admin_Report_FINAL the existing steep slopes, trees, drainage swale, and due use maintenance and soft surface walkway. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9- 250.D.2, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification, subject to conditions as noted below: Compliance Street Modification Criteria and Analysis  a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: The Community Design Element has applicable policies listed under a separate section labeled Promoting a Safe, Healthy, and Attractive Community. These policies address walkable neighborhoods, safety, and shared uses. The intent of the policies are to promote new development with walkable places that support grid and flexible grid street and pathway patterns, and are visually attractive, safe, and healthy environments. The requested street modification is consistent with these policy guidelines.  b. Will meet the objectives and safety, function, appearance, environmental protection, and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The City’s Public Works Transportation section and Economic Development section have reviewed N 38th Street and the surrounding area and have determined that the modified Residential Access street section is more suitable for the portion of N 38th Street adjacent to the site given that the City does not intent to extend this roadway west due to the existing steep slopes west of proposed Lot 5. The modified residential access street section will conform to the design criteria outlined by the Transportation section.  c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: The modified street section will maintain existing access for the adjacent properties and does appear to affect other adjacent properties.  d. Conforms to the intent and purpose of the Code. Staff Comment: This modification provides a safe pedestrian and vehicle route for the proposed project and the surrounding area.  e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: See comments under criterion ‘b’.  f. Will not create adverse impacts to other property(ies) in the vicinity. Staff Comment: See comments under criterion ‘c’. DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 City of Renton Department of Community & Economic Development 38th Street Short Plat Administrative Report & Decision LUA18-000683, SHPL-A, ERC, MOD Report of June 21, 2019 Page 14 of 21 D_38th_Short_Plat_Admin_Report_FINAL 18. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: Compliance Subdivision Regulations and Analysis 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. Shared driveways may be allowed for access to four (4) or fewer residential lots, provided: a. At least one of the four (4) lots abuts a public right-of-way and the street frontage of the lot is equal to or greater than the lot width requirement of the zone; b. The subject lots are not created by a subdivision of ten (10) or more lots; c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic and/or pedestrian circulation through the short subdivision or to serve adjacent property; d. The shared driveway would not adversely affect future circulation to neighboring properties; e. The shared driveway is no more than three hundred feet (300') in length; and f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and personnel. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet (16'); the Fire Department may require the tract and paved surface to be up to twenty feet (20') wide. 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: Vehicular access to all lots would be provided via Tract A. Tract A would function as an alley for Lots 1-3 and Lots 4 and 5, and would function as a shared driveway for Lots 6-8, which would have front yards oriented towards the private access. To accommodate emergency access, Tract A is required to have a minimum width of 20 feet. The applicant has proposed to widen Tract A to 26 feet in width along the east side of Lot 4 to accommodate visitor parking. In addition, Tract A is proposed to have a width of 24 feet along the eastern boundary of Lot 6. Shared driveways/alley tracts are not required to provide a curb, however to protect the side yard area along the eastern side of Lot 4 from vehicular parking, staff recommends, as a condition of approval that a curb be provided within Tract A along the east property line of Lot 4. Furthermore, there appears to be areas where the alley or shared driveway could be reduced in width as the 20 feet is not necessary for fire access. As such, staff recommends as a condition of approval that a minimum width necessary be provided for the Shared driveway/alley to accommodate parking, emergency access, and vehicular access. The shared driveway/alley design shall be reviewed and approved as a part of the construction permit application. Maintenance of Tract A and all other common improvements within the proposed short plat shall be the responsibility of the individual home owners. Staff recommends, as a condition of approval, that a Home Owners Association be DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 City of Renton Department of Community & Economic Development 38th Street Short Plat Administrative Report & Decision LUA18-000683, SHPL-A, ERC, MOD Report of June 21, 2019 Page 15 of 21 D_38th_Short_Plat_Admin_Report_FINAL established prior to the recording of the short plat for the maintenance of all common improvements within the subdivision. 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.  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 as conditioned would comply with the minimum area and dimensional requirements of the R-8 zone and would be rectangular in shape. As previously discussed above, Lots 1-3 would be oriented to provide front yards and primary entries for the single family residences along Lincoln Ave NE and Lots 4 and 5 would have front yards and primary building entries fronting on NE 38th St.  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: Lincoln Avenue NE is classified as a residential access street. Per RMC 4-6-060, the minimum right of way width for a residential access street is 53’. The minimum paved roadway width is 26’ consisting of 2 – 10’ travel lanes and 1 – 6’ bike lane. A 0.5’ curb, 8’ planter strip, and 5’ sidewalk are required along both sides of the pavement. Per the King County Assessor’s Map, the existing right of way width for Lincoln Avenue NE adjacent to the site is approximately 60’. The existing Lincoln Avenue NE paved roadway width adjacent to the site is approximately 24’ to 32’. There is no curb and gutter, planter strip, or sidewalk along the project frontage. The majority of the existing roadway lies in the western half of the right of way. Installation of a 0.5’ curb, 8’ planter strip, and 5’ sidewalk will be required along the frontage. The new curb adjacent to the project site shall be set 18.4’ west of the right of way centerline. The 8’ planter and 5’ sidewalk should be installed directly behind the curb. A right of way dedication of approximately 2’ will be required along the project frontage to accommodate the frontage improvements. DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 City of Renton Department of Community & Economic Development 38th Street Short Plat Administrative Report & Decision LUA18-000683, SHPL-A, ERC, MOD Report of June 21, 2019 Page 16 of 21 D_38th_Short_Plat_Admin_Report_FINAL The offset of the frontage improvements and right of way dedication is required to straighten out the roadway. The required roadway section for Lincoln Avenue NE is consistent with the required roadway section for Carpenter Short Plat (LUA14-001200) located to the south of this site. NE 38th Street is classified as a residential access street. The existing right of way for NE 38th Street is only partially improved along the project frontage. The existing roadway width is approximately 24’ near the intersection with Lincoln Avenue NE. The road curves within the right of way and serves as an access to the driveways of 1820 and 1825 NE 38th Street. Per the King County Assessor’s Map, the existing right off way width for NE 38th Street adjacent to the site is approximately 60’. A half residential access street will be required along the project’s NE 38th Street frontage. Per RMC 4-6-060, the minimum right of way width for a half residential access street is 35’. The minimum paved roadway width 20’ consisting of 2 – 10’ travel lanes. A 0.5’ curb, 8’ planter strip, and 5’ sidewalk are required along the project frontage. A modification was requested for the NE 38th St frontage along Lots 4 and 5 as well as along the western boundary of the project site, see FOF 17  Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: The proposed lots are rectangular in shape and would be compatible with the existing surrounding R-8 development. 19. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis  Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. The current fire impact fees are applicable at the rate of $829.77 per single-family unit. This fee is paid at time of building permit issuance.  Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Hazelwood Elementary, Risdon Middle School and Hazen High School. Any new students from the proposed development would be bussed to their schools. Students attending all schools would be bussed to school from the existing stop located approximately 0.2 miles to the north at the intersection of Lincoln Avenue NE and Monterey Place NE. To walk to this bus stop, students would walk to the north along the existing shoulder along Lincoln Avenue NE. 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 $6,877.00 per single-family residence.  Parks: A Park Impact Fee would be required for the future houses. The current Park Impact Fee is $3,945.70. The fee in effect at the time of building permit application is applicable to this project and is payable at the time of building permit issuance. DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 City of Renton Department of Community & Economic Development 38th Street Short Plat Administrative Report & Decision LUA18-000683, SHPL-A, ERC, MOD Report of June 21, 2019 Page 17 of 21 D_38th_Short_Plat_Admin_Report_FINAL  Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: The applicant submitted preliminary civil plans (Exhibit 9) and a Level 1 Drainage Report and Preliminary Storm Report, dated 9/20/2018, prepared by Preferred Engineering, LLC (Exhibit 12) with the project application materials. The site falls within the City’s Flow Control Duration Standard (Forested Conditions). The site falls within the May Creek drainage basin. There are regulated slope, erosion hazard, and landslide areas found along the western side of the property. Due to the steep slopes downstream of the project, the project must comply with the Flood Problem Flow Control standard. If stormwater is proposed to be discharged to the steep slope area then the project must match the Flow Duration of pre-developed rates for Forested Conditions from 50% of the 2-year up to the full 50-year flow, match Forested Site Conditions for the 2- and 10- Year Peaks, and match Existing Site Conditions for the 100-Year Peaks. On-site BMPs satisfying Core Requirement #9 will be required for the site and each individual lots to the extent feasible. On-site BMPs shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the 2017 RSWDM. Final review and approval of the lot BMPs will be evaluated during the review of the Building Permit Application. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide basic water quality treatment. All proposed stormwater facilities shall be designed in accordance with the current Renton Surface Water Design Manual at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for all proposed detention and/or water quality vaults. A storm water vault is proposed to treat and detain surface water runoff generated by the proposed development. To ensure that the proposed vault is located completely below grade, staff recommends, as a condition of approval that the proposed stormwater vault be constructed completely below grade. The proposed flow control and/or water quality stormwater facility may be constructed in the public right-of-way, provided it is privately maintained by the individual home owners. The development is subject to stormwater system development charges (SDCs) for the new lots. The 2019 Surface water system development fee is $1,800.00 for each new lot. The SDC that is current is due at the time of construction permit issuance.  Water: Water service is provided by the City of Renton. The site is in the Kennydale water service area in the 320’ hydraulic pressure zone. The approximate static water pressure is 71 psi at an elevation of 155’. Static water pressure varies based on topography. There is an existing 12” water main east of the site in Lincoln Avenue NE that can provide 2,500 gallons per minute (gpm). A minimum of 8” diameter water main extension will be required in NE 38th Street and all private alleys in the development. The new 8” water mains should connect to the existing 12” water main in Lincoln Avenue NE. The new water main(s) shall extend to the southern boundary of the proposed subdivision. The new lots shall be served by a new 1” water service with a 3/4" or 1” water meter. A 1” meter is required if the new home contains a fire sprinkler system. The sizing of the DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 City of Renton Department of Community & Economic Development 38th Street Short Plat Administrative Report & Decision LUA18-000683, SHPL-A, ERC, MOD Report of June 21, 2019 Page 18 of 21 D_38th_Short_Plat_Admin_Report_FINAL meter) shall be in accordance with the most recent edition of the Uniform Plumbing Code. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found on the City’s website. Current fees will be charged at the time of construction permit issuance. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee for a single 1-inch meter is $4,050.00 per meter. Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at construction permit issuance.  Sanitary Sewer: Sewer service is provided by the City of Renton. There is an existing 8” sewer east of the site along the western frontage of Lincoln Avenue NE that flows from south to north. The existing on-site septic system serving the existing home shall be decommissioned in accordance with King County Department of Health and City of Renton standards. New 6” side sewers with a minimum slope of 2% connecting to the existing sewer main in Lincoln Avenue NE will be required for all lots fronting Lincoln Avenue NE and lots where a gravity connection is possible. Private utility easements will be needed for any side sewer that passes through an adjacent lot prior to connecting to the existing sewer main. For lots where a gravity connection to the existing sewer main in Lincoln Avenue NE is not possible, individual grinder pumps and force mains will be required for each lot. The private force main should connect to a 6” sewer stub that is a minimum of 2% in slope. Private utility easements will be needed for any force main or gravity side sewer that passes through an adjacent lot prior to connecting to the existing sewer main. 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. The current sewer fee for a 1-inch meter install is $3,100.00 per meter. Each lot shall have a separate meter. 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. The proposed short plat complies with the Residential Design and Open Space Standards provided the applicant complies with City Code and conditions of approval, see FOF 15. 4. The proposed short plat complies with the Critical Areas Regulations provided the applicant complies with City Code and conditions of approval, see FOF 16. DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 City of Renton Department of Community & Economic Development 38th Street Short Plat Administrative Report & Decision LUA18-000683, SHPL-A, ERC, MOD Report of June 21, 2019 Page 19 of 21 D_38th_Short_Plat_Admin_Report_FINAL 5. The proposed short plat complies with the modification criteria as established by City Code provided all advisory notes and conditions are complied with, see FOF 17 6. 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. 7. The proposed short plat complies with the street standards, as modified in FOF 17, and as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 18. 8. There are safe walking routes to the school bus stop, see FOF 19. 9. There are adequate public services and facilities to accommodate the proposed short plat, see FOF 19. J. DECISION: The 38th Street Short Plat and Modification, File No. LUA18-000683, SHPL-A, ERC, MOD, as depicted in Exhibit 4, is approved and is subject to the following conditions: 1. The short plat layout shall be revised to provide the minimum 80-foot depth required for Lots 4 and 5. A revised short plat layout shall be provided to the Current Planning Project Manager for review and approval at the time of Construction Permit review. 2. A Lot Line Adjustment, or other similarly approved method, shall be completed to remove the encroachments from the neighboring property to the south prior to the recording of the final short plat. 3. A demolition permit shall be obtained and all required inspections completed for the removal of the house, prior to the recording of the short plat. 4. A detailed landscape plan shall be submitted at the time of Construction Permit review for review and approval by the Current Planning Project Manager. 5. A final tree retention/replacement plan shall be submitted at the time of construction review, for review and approval by the Current Planning Project Manager. The final tree retention plan shall include an additional 7 replacement trees on the project site. 6. The primary entries of the homes on Lots 1-3 shall be oriented towards Lincoln Ave NE and the primary entries of the homes on Lots 4 and 5 shall be oriented towards NE 38th St. A note to this effect shall be recorded on the face of the final short plat. 7. The protected slope and required buffer shall be protected within a Native Growth Protection Tract and that the boundary of the tract be delineated with a split rail fence and signage. A fencing and signage detail shall be submitted at the time of construction permit review for review and approval by the Current Planning Project Manager. Fencing and signage shall be installed prior to the recording of the short plat. 8. A curb bulb shall be provided within Tract A along the west property line of Lot 4. 9. A Home Owners Association shall be established prior to the recording of the short plat for the maintenance of all common improvements within the subdivision. The HOA documents shall be provided to the City for review and approval by the City Attorney and Current Planning Project Manager prior to recording of the short plat. DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 City of Renton Department of Community & Economic Development 38th Street Short Plat Administrative Report & Decision LUA18-000683, SHPL-A, ERC, MOD Report of June 21, 2019 Page 20 of 21 D_38th_Short_Plat_Admin_Report_FINAL DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Jennifer Henning, Planning Director Date TRANSMITTED on June 21, 2019 to the Owner/Applicant/Contact: Owner: Applicant: Contact: Sapphire, LLC 331 NW 78th St Seattle, WA 98117 Emily Buchwalter Medici Architects 11661 SE 1st St, Ste 200 Bellevue, WA 98005 Silvija Jakovlljevic Medici Architects 11661 SE 1st St, Ste 200 Bellevue, WA 98005 TRANSMITTED on June 21, 2019 to the Parties of Record: Alison Crompton 3623 Lincoln Ave NE Renton, WA 98056 Doran and Tien Akutagawa 1820 NE 38th St Renton, WA 98056 Gordon Donnell 7421 152nd Ct NE Redmond, WA 98052 Greg and Anne Paskett 1826 NE 38th St Renton, WA 98056 Ryan Davis rwccorps@gmail.com TRANSMITTED on June 21, 2019 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Amanda Askren, Property Services Vanessa Dolbee, Current Planning Manager Rick Marshall, Fire Marshal K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on July 5, 2019. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office, (425) 430-6510. EXPIRATION: The administrative short plat decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-7-070.M. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C 6/21/2019 | 11:08 AM PDT DocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 City of Renton Department of Community & Economic Development 38th Street Short Plat Administrative Report & Decision LUA18-000683, SHPL-A, ERC, MOD Report of June 21, 2019 Page 21 of 21 D_38th_Short_Plat_Admin_Report_FINAL 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: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: 38th Street Short Plat Land Use File Number: LUA18-000683, SHPL-A, ERC, MOD Date of Report June 21, 2019 Staff Contact Jill Ding Senior Planner Project Contact/Applicant Silvija Jakovlljevic Medici Architects 11661 SE 1st St, Ste 200, Bellevue, WA 98005 Project Location 1825 NE 38th St, Renton, WA 98056 The following exhibits are included with the ERC report: Exhibit 1: ERC Report Exhibit 2: Colored Site Plan Exhibit 3: Colored Landscape Plan Exhibit 4: Preliminary Short Plat Map Exhibit 5: Geotechnical Engineering Report, prepared by ZipperGeo, and dated October 12, 2018 Exhibit 6: Advisory Notes Exhibit 7: Administrative Report and Decision Exhibit 8: Public Comments and City Response Exhibit 9: Preliminary Civil Plans Exhibit 10: Tree Retention Worksheet Exhibit 11: Arborist Report Exhibit 12: Level 1 Drainage Report and Preliminary Storm Report, dated 9/20/2018, prepared by Preferred Engineering, LLC Exhibit 13: Modification Justification DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 From: Jill Ding Sent: Monday, April 01, 2019 12:14 PM To: 'DORAN AKUTAGAWA' Cc: Greg Paskett Subject: RE: 38th Street Short Plat Project Hi Doran, Thank you for your comments, your comments have been added to the official file for consideration by the decision maker and you have been added as a party of record for this project. We have been meeting internally with regards to this project and recently met with the developer last week. Our internal discussions regarding this project were delayed due to the snow in February, so I have given the developer an additional 90 days to respond to the on hold notice. We have asked them to redesign the project to ensure that the stormwater vault is located completely below grade. We have also asked them to request a modification to our street standards so that the code required frontage improvements to the west of their access off of N 38th Street are not required. This is due to the large retaining walls that would be required for a “dead end street to nowhere”. In lieu of the required frontage improvements at this location, we have requested that they provide parking within the project to mitigate for on street parking that would have been provided as well as a public sidewalk along the full frontage of the new homes along 38th Street. Once they have resubmitted those plans, a second notice of application will be issued by the City with a second 14-day public comment period (you may wish to provide additional comments during this second public comment period). No other revisions to the layout of the project would be required at this time. You had a number of comments and questions that I will attempt to address below: 1. Regarding the number/density of the new homes. This project site is located within the R-8 zone, which allows 8 dwelling units per acre on a minimum lot size of 5,000 square feet. The project proposal would be reviewed for compliance with these standards that have been adopted by the City Council. 2. All access to the proposed lots would be provided via the private access off of N 38th Street, as the City would like to reduce the number of driveway access points off of Lincoln in this area. 3. The existing secondary fire dept. access would remain in its current configuration, it is not required for this project and as such no changes or improvements are required per the Renton Regional Fire Authority. 4. Street lighting is require as part of this project based on the City’s lighting standards outlined in RMC 4-6-060I. Street lighting is based on illumination standards, which are typically review during the Civil Construction Permit phase of the project by our Engineering Plan Reviewers, however it is my understanding that a least one street light would be provided along 38th Street. 5. Regarding your sewer question, it is my understanding from meeting with the applicant that every effort would be made to reduce the number of sewer pumps to the proposed lots. Any noise impacts would be similar or less than a heat pump or residential air conditioning unit. There would be no odor. If you have additional questions as this project moves forward, please feel free to contact me. Thanks, EXHIBIT 8 DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 Jill Ding Senior Planner City of Renton Community and Economic Development 6th floor 1055 S Grady Way Renton, WA 98057 425-430-6598 jding@rentonwa.gov From: DORAN AKUTAGAWA [mailto:takutaga@msn.com] Sent: Monday, December 24, 2018 2:09 PM To: Jill Ding <JDing@Rentonwa.gov> Cc: Greg Paskett <greg.paskett@avanade.com> Subject: Re: 38th Street Short Plat Project Hellow Again Jill, I forgot to enclose the site plan annotated with my comments. Here it is attached. Thanks Again, Doran Akutagawa From: DORAN AKUTAGAWA Sent: Monday, December 24, 2018 9:05 AM To: jding@rentonwa.gov Cc: Greg Paskett Subject: 38th Street Short Plat Project Hello Jill, My name is Doran Akutagawa, and my wife Tien and I live at 1820 NE 38th St, Renton, WA 98056, and are directly adjacent to 38th Street Short Plat project under review by the City of Renton. Thank You so much for considering our input regarding this new project under review. I have looked over the 38th Street Short Plat project submittal documents. First let me say, that I like the general idea of the new homes being built adjacent to our home, but there are some details I have concerns about. Most of these concerns have already been expressed to William “Ford” Harris, who previously initiated conversations with the Paskett’s and I regarding their plans, and Lead Developer Cameron Damskov. DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 1. We share Alison Crompton’s concern regarding the number and density of homes that are planned for the development. Eight homes on lots from 5,000 square feet to 6,522 square feet is much higher density than the rest of the surrounding neighborhood. And the impact to amount of traffic on NE 38th St. and parking on NE 38th St. is a big concern. 2. The P_Site_Plan_181119_v1.pdf document shows that the only entry/exit point to the development is via NE 38th St. which will more than triple the existing of traffic and parking on this one street. I would like a second entry/exit point to the development be strongly considered via Lincoln Ave NE. At a minimum, during construction a second entry/exit point should be considered for construction work vehicles and heavy equipment, possibly by phasing the construction of homes. 3. The construction of the new homes directly adjacent to the south side our home negatively impacts the privacy and the availability of parking areas available for our guests. We would feel better about this if the City of Renton would consider removing the east-most (first) tree along the south side of our house freeing up some parking space. This is a city tree that has not been properly maintained and its braches overhang our house, and drops debris on our roof that clogs our gutters continuously. The third tree starting from the east is also a city tree that is growing very large and the large roots are ruining our fence and lawn. Removal of these two trees would make us feel much better about the other negative impacts to the south side of the house. 4. We are very concerned about access to our residences during the time the site is under construction, particularly when NE 38th street is torn up to improve it. We want to ensure there will always be passenger and emergency vehicle access to our homes during this construction. Will the city consider opening up and improving the lower portion of NE 38th St. leading to Jones Ave NE during this time period? We like the fact that the road is closed off now, but it might be a better option during the time when NE 38th St. is torn up. The “CM_Construction_Mitigation_Description_181119_v1.pdf document does not appear to address this. 5. I‘m very concerned about the huge size of the vault area for the storm water storage shown in the plan. If this is above ground as the vault as in the Monterey Meadows development along Monterey Place , or the one in the Carpenter Short Plat on the opposite side of the development in front of Alison Crompton’s house, that would be a very unsightly view from our home. We would like this vault to be completely below ground. We are also concerned about the impact to our property during the time the earth is being excavated for the storm water vault and where the water from the vault will exit so as not to create erosion and destabilize the hillside. 6. I have a concern that there may be a sewage pump located in the same area as the vault that could result in pump noise in the area adjacent to our house. Where is the sewage pump going to be located and will it create audible noise? If so, we would like to have that minimized. 7. It seems like there should be a street light on at least the corner as shown in the attached commented site plan because the area is very dark at night. We would really appreciate it if that were considered. Jill, Thank You for considering our input on the 38th Street Short Plat project. We really appreciate it. Thanks and Best Regards, Doran and Tien Akutagawa 1820 NE 38th St. Renton, WA 98056 Home: 425-227-4179 Cell: 206-595-3250 Email: takutaga@msn.com DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 From: Jill Ding Sent: Wednesday, December 05, 2018 6:57 AM To: 'Alison Crompton' Subject: RE: 38th street short plat Alison, Thank you for your comments, you have been added as a party of record for this project and your comments have been added to the official land use file for consideration by the decision maker. You expressed concerns regarding the number of trees to be removed as well as the number of new lots proposed, these are both items that the City will consider during its review of the project. Please find a link to the project file below, you will find in the Submittal Documents folder access to all the information the applicant has submitted to the City regarding this proposal: https://edocs.rentonwa.gov/documents/1/fol/1325130/Row1.aspx Thanks, Jill Ding Senior Planner City of Renton Community and Economic Development 6th floor 1055 S Grady Way Renton, WA 98057 425-430-6598 jding@rentonwa.gov From: Alison Crompton [mailto:acrompton44@gmail.com] Sent: Tuesday, December 04, 2018 3:11 PM To: Jill Ding <JDing@Rentonwa.gov> Subject: 38th street short plat Hi Jill, Can you send me the latest plan submitted for the 38th street short plat? I have gone out to the City of Renton Document Website but I only seem to be able to get to the Project Description that was included in the Hot Pink notice attached the sign by the property. Please also add me to the distribution list regarding updates for this development. DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 Can you also share whether the various reports requested - Arborist, environmental, Drainage, environmental, etc. have just been requested or have those been completed? Is it possible to see the reports? The Project Description states that only 17/102 trees on the lot will be preserved. I just lived through this with the Carpenter Short Plat where they scraped the entire lot which was full of mature trees and only preserved 3 sets of trees adjacent to Lincoln Ave. They then planted a handful of barely 2" diameter trees directly under the power line parallel to Lincoln Ave. 38th Street Short Plat is also full of beautiful mature trees, especially on the east side as the property slopes to the drop off as well on the south side where the private drive for carpenter short plat and my property traverses. All of those trees create a natural border as well as natural fence between the properties. It would be tragedy to allow the developer to take all of those down and not replace them or replace them with trees that will take 30-40 years to reach the maturity of what is there today. I spoke with someone at City of Renton recently that told me that the City was taking a firmer stand with developers to NOT allow them to scrape the land for their convenience but rather require them to find a way to preserve as many large, mature trees as possible as those trees are essentially irreplaceable. I am hoping that is true but 17 out of 102 trees doesn't sound like that. Currently, the view from my property is a beautiful line of mature trees all lining the south border of the 38th Street Short plat. When I bought my property, I did not expect that all of those beautiful trees would be leveled and replaced with a higher density, 2 story, 8 unit development which will absolutely devalue and destroy the privacy and pristine nature of my property. - How can I find out what trees exactly are identified to be kept? - Is there any way to require the developer to not remove the mature trees at least around the outer boundary/perimeter of the short plat? This would at least preserve the view and privacy for the surrounding neighbors and certainly would be the best thing for my property and the new proposed homes that are currently identified to be literally 20' from my driveway. Lastly, I am concerned about the proposal for 8 units. This neighborhood actually is populated with larger homes on nice size lots. The Newcastle Ridge development just west of the 38th street short plat is the ONLY higher density development in the area. Even the new homes that are nearing completion just further west and north of Newcastle Ridge are on larger lots. And the homes all along Lincoln Ave NE and south of 38th street are also on larger lots. 8 units on lots that are 5000-6500 sq ft is inconsistent with the overall look and feel of the entire neighborhood. It will only be similar to Newcastle Ridge which already was inconsistent with the neighborhood. While all of the surrounding neighbors recognize these large lots owned by older homeowners are being bought by developers, we all hoped that any development would be consistent with the adjacent homes instead of just an opportunity for developers to maximize their profits by cramming as many houses as possible on the land. It will also increase the impact to the adjacent neighbors from a parking and traffic perspective. Lincoln ave NE as well as what is proposed for the neighborhood are not overly wide streets. With a density of 8 units assuming at least 2-3 occupants per home, we will go from 1 car to 16-24 cars regarding traffic and DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 additional street parking. The 3 homes approved for the Carpenter Short Plat seems like an consistent number and lot size for the area. It maintains the look and does not dramatically impact the traffic in any way. The proposal for the 38th Street Plat is not that way. Regardless of whether they can "fit" 8 homes on that plat, please consider the surrounding neighborhood. The rest of us who live adjacent to the property bought our homes relatively recently. We plan on living in our homes for a long time. We care tremendously what happens to this short plat as it directly affects each one of us. None of us expected to now have 8 units across the street from us completing changing the value and dynamic of our property and the area. We are excited about new, lovely homes that have the potential to maintain the aesthetic of the area while preserving what we have. I strongly encourage you to reduce the number of homes that are approved for this short plat so that it is consistent with carpenter short plat, the homes directly across the street on 38th street and myself. I hope that you can support the homeowners over the developer as you consider plans for the short plat. Thank you so much for your support, Alison Crompton 3623 Lincoln Ave NE Renton, WA 98056 DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 From: Jill Ding Sent: Monday, April 01, 2019 12:00 PM To: 'g.paskett@comcast.net' Cc: anne.paskett@comcast.net; takutaga@msn.com Subject: RE: Project Number_LUA18-000683 - Paskett Input and Feedback Hi Greg, I typically move comments into the project file once I have provided a response, again typically towards the end of my review process, however since you have asked I will provide my response to your comments at this time. We have been meeting internally with regards to this project and recently met with the developer last week. Our internal discussions regarding this project were delayed due to the snow in February, so I have given the developer an additional 90 days to respond to the on hold notice. We have asked them to redesign the project to ensure that the stormwater vault is located completely below grade. We have also asked them to request a modification to our street standards so that the code required frontage improvements to the west of their access off of N 38th Street are not required. This is due to the large retaining walls that would be required for a “dead end street to nowhere”. In lieu of the required frontage improvements at this location, we have requested that they provide parking within the project to mitigate for on street parking that would have been provided as well as a public sidewalk along the full frontage of the new homes along 38th Street. Once they have resubmitted those plans, a second notice of application will be issued by the City with a second 14-day public comment period (you may wish to provide additional comments during this second public comment period). No other revisions to the layout of the project would be required. All access to the proposed lots would be provided via the private access off of N 38th Street, as the City would like to reduce the number of driveway access points off of Lincoln in this area. The existing secondary fire dept. access would remain in its current configuration, it is not required for this project and as such no changes or improvements are required per the Renton Regional Fire Authority. Street lighting is require as part of this project based on the City’s lighting standards outlined in RMC 4-6-060I. Street lighting is based on illumination standards, which are typically review during the Civil Construction Permit phase of the project by our Engineering Plan Reviewers, however it is my understanding that a least one street light would be provided along 38th Street. Regarding your sewer question, it is my understanding from meeting with the applicant that every effort would be made to reduce the number of sewer pumps to the proposed lots. Any noise impacts would be similar or less than a heat pump or residential air conditioning unit. There would be no odor. Regarding your questions regarding the retaining walls, many of these questions would be addressed as part of the Civil Construction Permit review, which occurs after preliminary short plat approval is granted. The retaining walls would be designed in accordance with adopted City standards and regulations. I would encourage you to work directly with the developer with regards to landscaping and/or the design of the wall. Please let me know if you have additional questions. Thanks, DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 Jill Ding Senior Planner City of Renton Community and Economic Development 6th floor 1055 S Grady Way Renton, WA 98057 425-430-6598 jding@rentonwa.gov From: g.paskett@comcast.net [mailto:g.paskett@comcast.net] Sent: Thursday, March 28, 2019 5:24 PM To: Jill Ding <JDing@Rentonwa.gov> Cc: anne.paskett@comcast.net; takutaga@msn.com; g.paskett@comcast.net Subject: FW: Project Number_LUA18-000683 - Paskett Input and Feedback Hi Jill, It’s been a few months since the project has been put on hold while the developers made adjustments to their plans requested by the City of Renton. I was looking through documentation for the project available online and noticed that the comments from Doran/Tien Akutagawa and myself (Greg/Anne Paskett) have not been posted to the project folder. Is there a reason that they haven’t been posted there? I also read the “On Hold” Notice and it states that the required changes to the plan must be submitted by March 21, 2019. Have they submitted their revised plans or did the date get moved out? Thanks, Greg Paskett From: Jill Ding <JDing@Rentonwa.gov> Date: January 22, 2019 at 6:57:44 AM PST To: "'g.paskett@comcast.net'" <g.paskett@comcast.net> Cc: 'Anne Paskett' <anne.paskett@comcast.net>, 'DORAN AKUTAGAWA' <takutaga@msn.com> Subject: RE: Project Number_LUA18-000683 - Paskett Input and Feedback Greg, Yes, your comments have been received, you will receive a response once the City has completed its review of this project. Right now the project in on hold waiting for revisions from the developer. DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 Thanks, Jill From: g.paskett@comcast.net [mailto:g.paskett@comcast.net] Sent: Sunday, January 20, 2019 10:10 PM To: Jill Ding <JDing@Rentonwa.gov> Cc: 'Anne Paskett' <anne.paskett@comcast.net>; 'DORAN AKUTAGAWA' <takutaga@msn.com>; 'Greg Paskett' <g.paskett@comcast.net> Subject: RE: Project Number_LUA18-000683 - Paskett Input and Feedback Importance: High Hi Jill, I would like to confirm that you received the couple emails below from me regarding Project Number_LUA18-000683? Looking through the project documentation folder, I don’t see the emails posted. I just want to be sure my questions and concerns are part of the project record. 1. Assume that you received them, when would I expect answers to my questions and concerns? 2. Could you please provide status on the project? Thanks, Greg From: g.paskett@comcast.net <g.paskett@comcast.net> Sent: Tuesday, December 25, 2018 11:36 AM To: jding@rentonwa.gov Cc: 'Anne Paskett'; 'DORAN AKUTAGAWA'; 'Greg Paskett' Subject: RE: Project Number_LUA18-000683 - Paskett Input and Feedback Hi Jill, The project site folder did come back online and I was able to access the documents. Here’s a couple of additional questions highlighted in yellow related to my points down below. 2. Although NE 38th St. is blocked off at both ends by locking gate, it has been required as a secondary access point for Jones Rd. by the fire department. Has that changed and is no longer needed? a. I may not be reading the diagrams correctly, but it does look like the fire road will continue down to Jones. Will the developer be responsible for cleaning up the fire road of downed trees and make the road passable for fire equipment? DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 3. The huge size of the vault area for storm water storage shown in the plan is very concerning. We had been told by William “Ford” Harris that this vault would be completely below ground. I cannot tell from the plan if this is true? Will the vault be re-enforced so that fire trucks and equipment to travel over if NE 38th St. continues as a secondary access point for the fire department? a. I cannot tell from the diagrams if the vault is completely below ground. Looking at file P_Colored_Landscape_Plan_181119_v1, it seems the top/North edge and left/West edge of the vault may be exposed. If the vault is exposed at those locations, I would like to request that soil and landscaping plants be used to cover the exposed concrete, I’ve also include a .PDF with a few of my proposals added to a couple of diagrams submitted by the developer for a visual aid. Please let me know if you have any questions or concerns regarding our feedback. Thanks, Greg From: g.paskett@comcast.net <g.paskett@comcast.net> Sent: Monday, December 24, 2018 1:44 PM To: jding@rentonwa.gov Cc: 'Anne Paskett' <anne.paskett@comcast.net>; 'DORAN AKUTAGAWA' <takutaga@msn.com>; 'Greg Paskett' <g.paskett@comcast.net> Subject: Project Number_LUA18-000683 - Paskett Input and Feedback Hello Jill, My name is Greg Paskett, and my wife Anne, daughter Emma and son Levi live at 1826 NE 38th St, Renton, WA 98056 and are directly adjacent to 38th Street Short Plat project under review by the City of Renton. Thank you so much for considering our input regarding this new project under review. I have looked over some the 38th Street Short Plat project submittal documents. I’m waiting for the Project Documentation Folder to come back online to complete the documentation review. We welcome the development and believe it will benefit our area. I do have concerns regarding different aspects of the development. Most, if not all of these concerns, questions and requests have been communicated to William “Ford” Harris, developer who previously initiated conversations with the Akutagawa’s and I over the summer regarding their plans. Communication by William “Ford” Harris has been consistent, mostly around the submittal process. We’ve had very few concrete answers from him regarding our questions and concerns of the project. 1. The P_Site_Plan_181119_v1.pdf document shows that the only entry/exit point to the development is via NE 38th St. which will more than triple the existing of traffic and parking on this one street. I would like a second entry/exit point to the DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 development be strongly considered via Lincoln Ave NE. At a minimum, during construction a second entry/exit point should be considered for construction work vehicles and heavy equipment, possibly by phasing the construction of homes. 2. Although NE 38th St. is blocked off at both ends by locking gate, it has been required as a secondary access point for Jones Rd. by the fire department. Has that changed and is no longer needed? 3. The huge size of the vault area for storm water storage shown in the plan is very concerning. We had been told by William “Ford” Harris that this vault would be completely below ground. I cannot tell from the plan if this is true? Will the vault be re-enforced so that fire trucks and equipment to travel over if NE 38th St. continues as a secondary access point for the fire department? 4. We have a concern that there may be a sewage pump located in the same area as the vault that could result in pump noise in the area adjacent to our house. Where is the sewage pump going to be located and how often will the pump be run? I assume the pump will it create audible noise, will that noise be minimized in some way? Will the pump produce a sewer odor, if so, will that odor be minimized in some way? 5. We would like to see the sidewalk in front of our property along Lincoln be extended to the new 38th Street, is that the plan? In doing so, it would provide a continuous sidewalk between new properties along Lincoln. 6. We would like the street lamp that is on the corner of Lincoln and 38th St. to continue to be there and/or moved from its current spot if necessary due to the construction of the sidewalk or retaining wall. 7. Regarding the retaining wall that will be constructed next to our property line along 38th St. · Could you provide additional details regarding the wall, including height, width and planting area of each step on the retaining wall? · What will the wall be constructed of and will we have input in the construction material and/or possible design of face of the wall to lessen the visual impact of the wall from our house? · We would like to see the retaining wall wrapped around the corner of 38th St and Lincoln to the current retaining wall that supports the fire hydrant. This addition to the current retaining wall will support the sidewalk along Lincoln. · Will there be any type of railing used above the retaining wall either on 38th St. or Lincoln? · Will we be able work with developer to choose the landscape plants that will be planted for the staircase wall? · How will the plants in the staircase wall be watered and who will be responsible for their maintenance? Since the plants will have a visual and financial impact to our home and property, I would like to take responsibility for their maintenance. I would like to request that the developer install an irrigation/watering system that can be connected to our water service at 1826 NE 38th St. · Will the planter strips with trees and plants that surround the proposed 38th Street Short Plat project be maintained by the developer and/or DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 development association? Will these planter strips have irrigation/water system? · We have seen that plants and trees put in by the developer die during or shortly after construction is complete. We’re worried about the long-term maintenance of these areas. · We would like to remove some of the current landscape plants and trees before wall construction then replant in other areas. I would like it notes so that we can work with developer to coordinate when the plant/tree removal should be done. · We would like all 5 of the large fir trees that are on Renton City (RW) property, between our property line and the staircase retaining wall removed as part of the wall build. A couple of the trees are not healthy, and I suspect that the tree roots would be damaged during wall construction. Those trees are a hazard to life and property. The attached photo is one of the trees that broke in half during the wind storm on Dec 20, 2018. 8. We would like to see at least 1 if not 2 or 3 streetlamps added to the shared driveway plan. I would suggest at a minimum that a street lamp be put in at the west side of the new shared driveway road into the development off 38th Street. We’re concerned about street safety and consistency of street lighting in the area. 9. We’re concerned about the 38th Street access to our driveway during construction along with the timing/schedule of permanent paving of the new 38th Street. How can you help mitigate or reduce impact? 10. Do we continue to work with you as the development starts construction? I’m assuming various other issue or construction issues/problems will arise and I want to be sure who we contact at the city to help solve and/or mitigate? Thank you for considering our input on the 38th Street Short Plat project. We really appreciate it. Thanks and Best Regards, Greg and Anne Paskett 1826 NE 38th St. Renton, WA 98056 Cell: 206-661-1804 Email: g.paskett@comcast.net DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 From: Jill Ding Sent: Thursday, December 20, 2018 10:26 AM To: 'Ryan Crompton' Subject: RE: 38th Street Short Plat Ryan, Thank you for your comments, you have been added as a party of record for this project and your comments have been included in the official file for consideration by the decision maker. During our review, we will look at the sizes and dimensions of the proposed lots to ensure that compliance with the R-8 standards have been met. For your information, within the R-8 zoning designation a minimum lot size of 5,000 sq. ft. is required. Corner lots are required to have a minimum width of 60 feet and interior (non-corner) lots are required to have a minimum width of 50 feet. All lots are required to have a minimum depth of 80 feet. Regarding tree retention, our tree retention regulations require the retention of 30 percent of significant trees (trees with a minimum diameter if 6 inches). If it is impractical for the applicant to retain 30 percent of onsite significant trees, then our regulations require that these trees be replaced with 6 trees per tree that is removed. The entire land use file is available for your review at the following link: https://edocs.rentonwa.gov/documents/1/fol/1325130/Row1.aspx Thanks, Jill Ding Senior Planner City of Renton Community and Economic Development 6th floor 1055 S Grady Way Renton, WA 98057 425-430-6598 jding@rentonwa.gov From: Ryan Crompton [mailto:rwccorps@gmail.com] Sent: Monday, December 17, 2018 10:31 PM To: Jill Ding <JDing@Rentonwa.gov> Subject: 38th Street Short Plat Hello, I saw the sign posted that this single house plot was going to be redeveloped into a 8 units. I have some concerns about this as that seems like too many houses for how big the lot is. I'm also DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 worried that many of the large, old growth trees that are on the lot will be cut down for this project. Climate change is constantly in the news and is a real concern for a lot of us up here in the Pacific Northwest. I would hope that the city would be giving some consideration to ensuring that as many of these large trees are kept to keep both the air clean and the natural beauty of the area. My last concern is about construction impacts. I live just to the south in the LaCrosse neighborhood and have had to deal with the construction impacts on the lot just south of this one for the last year and a half. It was an unpleasant experience and no one seemed to be regulating them. Hopefully the city can take my concerns into consideration and find a solution that works for all parties. Sincerely, Ryan Davis DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 VICINITY MAPSITE ADDRESS:1825 NE 38th StRENTON, WA 98056SITESHEET INDEX123456789* * * * *COVER SHEET & EXISTING FEATURES* * * * *GRADING PLANDEVELOPER/CLIENT:ENGINEER:ARCHITECT:GEOTECHNICAL:SURVEY NOTES:LEGAL DESCRIPTIONNOTESSURVEY LEGEND* * * * *DRAINAGE PLAN* * * * *ROADWAY PLAN* * * * *LINCOLN PLAN & PROFILE* * * * *38TH PLAN & PROFILE* * * * *SITE SECTIONS* * * * *JOINT USE DWY - N/S PLAN & PROFILE* * * * *JOINT USE DWY - E/W PLAN & PROFILE* * * * *PLAT GEOMETRICS10* * * * *SEWER & WATER PLAN11EXHIBIT 9RECEIVED05/06/2019 jdingPLANNING DIVISIONDocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 LINCOLN AVE NE PROFILELINCOLN AVE NE IMPROVEMENTSLINCOLN AVE NE FRONTAGE IMPROVEMENTDocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 NE 38TH ST PROFILENE 38TH ST IMPROVEMENTSNE 38TH ST FRONTAGE IMPROVEMENTDocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 JOINT USE DWY - SOUTH TO NORTH - PLANJOINT USE DWY - SOUTH TO NORTH - SECTIONJOINT USE DWY - SOUTH TO NORTH - PROFILEDocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 JOINT USE DWY - WEST TO EAST - PROFILEJOINT USE DWY - WEST TO EAST - PLANJOINT USE DWY - WEST TO EAST - IMPROVEMENTDocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 SITE SECTION BSITE SECTION ADocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT TREE RETENTION WORKSHEET Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 | www.rentonwa.gov 1.Total number of trees over 6” diameter 1, or alder or cottonwood trees at least 8” in diameter on project site trees 2.Deductions: Certain trees are excluded from the retention calculation: Trees that are dangerous 2 trees Trees in proposed public streets trees Trees in proposed private access easements/tracts trees Trees in critical areas3 and buffers trees Total number of excluded trees: trees 3.Subtract line 2 from line 1:trees 4.Next, to determine the number of trees that must be retained 4, multiply line 3 by: 0.3 in zones RC, R-1, R-4, R-6 or R-8 0.2 in all other residential zones 0.1 in all commercial and industrial zones trees 5.List the number of 6” in diameter, or alder or cottonwood trees over 8” in diameter that you are proposing5 to retain4:trees 6.Subtract line 5 from line 4 for trees to be replaced: (if line 6 is zero or less, stop here. No replacement trees are required) trees 7.Multiply line 6 by 12” for number of required replacement inches:inches 8.Proposed size of trees to meet additional planting requirement: (Minimum 2” caliper trees required for replacement, otherwise enter 0)inches per tree 9.Divide line 7 by line 8 for number of replacement trees 6: (If remainder is .5 or greater, round up to the next whole number) trees 1 Measured at 4.5’ above grade. 2 A tree certified, in a written report, as dead, terminally diseased, damaged, or otherwise dangerous to persons or property by a licensed landscape architect, or certified arborist, and approved by the City. 3 Critical areas, such as wetlands, streams, floodplains and protected slopes, are defined in RMC 4-3-050. 4 Count only those trees to be retained outside of critical areas and buffers. 5 The City may require modification of the tree retention plan to ensure retention of the maximum number of trees per RMC 4-4-130H7a. 6 When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted. See RMC 4-4-130.H.1.e.(ii) for prohibited types of replacement trees. 1 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Tree Retention Worksheet.docx 08/2015 EXHIBIT 10 RECEIVED 11/19/2018 jding PLANNING DIVISION 128 6 20 26 102 31 17 14 168 3 68 Print Form Reset Form Save FormDocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 Minimum Tree Density A minimum tree density shall be maintained on each residentially zoned lot (exempting single-family dwellings in R-10 and R-14). The tree density may consist of existing trees, replacement trees, or a combination. Detached single-family development 7: Two (2) significant trees 8 for every five thousand (5,000) sq. ft. of lot area. For example, a lot with 9,600 square feet and a detached single-family house is required to have four (4) significant trees or their equivalent in caliper inches (one or more trees with a combined diameter of 24”). This is determined with the following formula: Multi-family development (attached dwellings): Four (4) significant trees8 for every five thousand (5,000) sq. ft. of lot area. Example Tree Density Table: Lot Lot size Min significant trees required New Trees Retained Trees Compliant 1 5,000 2 2 @ 2” caliper 0 Yes 2 10,000 4 0 1 tree (24 caliper inches) Yes 3 15,000 6 2 @ 2” caliper 1 Maple – 15 caliper inches 1 Fir – 9 caliper inches. Yes 7 Lots developed with detached dwellings in the R-10 and R-14 zoned are exempt from maintaining a minimum number of significant trees onsite, however they are not exempt from the annual tree removal limits. 8 Or the gross equivalent of caliper inches provided by one (1) or more trees. 2 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Tree Retention Worksheet.docx 08/2015 DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 11415 NE 128th St., Suite 110, Kirkland, WA 98034 | Phone: 425.820.3420 | Fax: 425.820.3437 americanforestmanagement.com 1825 NE 38th St Renton, WA Arborist Report February 28th, 2018 Updated 10/8/2018 EXHIBIT 11 RECEIVED 11/19/2018 jding PLANNING DIVISION DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 - 1 - KP Development Short Plat 1825 NE 38th Street Level 1 Drainage Report & Preliminary Storm Report 9/20/2018 For: Mr. Cameron Damskov Damskov Construction, LLC 1940 124th Ave NE, Suite A107 Bellevue, WA 98005 By: Preferred Engineering, LLC 11627 SE 58th Street Bellevue, WA 98006 (206) 501-5708 Entire Document Available Upon Request EXHIBIT 12 RECEIVED 05/06/2019 jding PLANNING DIVISIONDocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 To City of Renton Community and Economic Department Administrator; Date: April 29, 2019 RE: Request for Modification of NE 38th Street frontage improvements PROJECT NARRATIVE: KP Development Short Plat is an 8 lot short plat located in the City of Renton NE area near Lincoln Avenue NE and NE 38th Street. The short plat is proposing to ultimately build single family homes with plat access via the existing NE 38th Street location. NE 38th Street is currently at a ‘slant’ and is proposed to be improved safer with a 2 lane residential collector including a proposed south side sidewalk and landscape strip. The fixed slope will be reduced to 12% to 13% (max slope) for the entire road instead of the existing 16+% slope. The short plat shall have a joint use N-S access road from NE 38th Street providing access to Lots 1 to 3’s back of house and a short E-W access road providing a back of house driveway alley type access for Lots 4 and 5 and front of yard access for Lots 6 to 9. MODIFICATION REQUEST JUSTIFICATION: This project is attempting to substantially implement the policy direction of RMC 4-6-060.F.2.Mininum Design Standards for Public Streets or Alleys with design of NE 38th half street drive lanes (2 lanes), curb/gutter, sidewalk and landscape strip up to the proposed frontage of Lot 4. West of Lot 4 the project is proposing to install sidewalk, landscaping strip and additional natural landscaping area located where asphalt normally would be placed. Normally asphalt would be placed to the west boundary line of lot 5, but the following modification is requested to improve safety, justify the modification and provide some compensatory natural replacement. The normal asphalt extension is typically to the northwest corner of Lot 5, but the proposed placement is difficult to meet since the existing slope down is steeper than allowable for hillside subdivisions and therefore full road extension would result in a tall wall structure at the end of the road along with a safety barrier. The end of this road currently possess steep slope, trees, a drainage ditch and a dual use maintenance and soft surface walk way used by local residents to reach the lower Jones Road. If the asphalt is require to be built than the use of the trail and increased safety issues may result due to placement of a wall at the end of the road. This project is requesting Administrator approval for full asphalt construction exemption per RMC 4-6- 060.H.1 with not fronting asphalt access for a portion of Lot 4 and all of Lot 5. Allowance of the exemption permits the project to plant vegetation along this asphalt area, keeps a retaining wall from being constructed in order to construct the 15% slope, retains a small grove of trees and provides a more natural transition to the steep slope buffer area that currently possesses more mature vegetation along the steep slope. Allowance of not requiring asphalt for a portion of Lot 4’s frontage and Lot 5 also continues to provide a soft trail and maintenance pathway width of approximately 8 feet that currently starts at the end of NE 38th. The project will also provide 2 parking spaces with a rolled curb at the end of NE 38th Street that will allow for maintenance vehicles to access manholes, provide parking spaces and provides a distinct terminus for NE 38th Street without approaching an unsafe steep slope area. The project is requesting favorable exemption approval since the end result will be a safer road terminus, provides additional natural environmental functions with additional landscaping area, be aesthetically more pleasing than blacktop, increase width of the N-S access road fronting lot 4 to 26-feet, and since NE 38th is already a dead end street that will not physically detract from other neighboring properties. This project is also requesting leniency on the requirement of constructing roadway improvements west of lots 5 and 8. Currently, the west side of lots 5 and 8 are steep slope over 40% and construction of roadway improvements along that frontage would require massive walls along that steep slope as well as EXHIBIT 13 RECEIVED 05/06/2019 jding PLANNING DIVISION DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11 eliminate numerous trees along the slope in order to construct a substandard steep road. We are requesting exemption of frontage improvements along the west face of the short plat per RMC 4-6- 060.H.1 since construction of the road would cause environmental issues, increase runoff potential and does not degrade any adjoining neighboring parcels value or access. KP Development appreciates your consideration for the NE 38th Street modification exemptions. If you have any further questions, please feel free to contact Silvija Jakovljevic at (425) 453-9298. Sincerely, KP Development DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06CDocuSign Envelope ID: 13FB31B7-5A77-4DF8-9AA5-1ABE6F99CC11