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HomeMy WebLinkAboutAdministrative Short Plat Report 16-000967_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map Admin Short Plat Report A. ADMINISTRATIVE REPORT & DECISION DECISION: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED REPORT DATE: April 24, 2017 Project Name: Aberdeen Ave Short Plat Owner/Applicant: PMP Investors LLC, 8638 138th Pl. SE, Newcastle, WA 98059 Contact: Carmel Gregory, CG Engineering, 250 4th Ave S., Ste 200, Edmonds, WA 98020 File Number: LUA16-000967, SHPL-A, MOD Project Manager: Alex Morganroth, Associate Planner Project Summary: The applicant is requesting approval of a 2-lot short plat. The site is 16,161 square feet (0.37 acres) and is located at 1824 Aberdeen Ave NE (APN 3343901606). The project site is located within the Residential-8 (R-8) zone and would be for the future development of two single-family homes. The proposed lots include a 5,677 square foot lot (Lot 1) and a 7,903 square foot lot (Lot 2) with a net density of 6.5 du/ac. Tract A is proposed as a 2,581 square foot driveway to be used for access. The property is bordered to the west by Aberdeen Ave NE, and to the east, north, and south by single family residential lots. All existing structures on the site will be removed to accommodate the proposed lot division. Access to both lots will be provided via the 20 foot wide shared driveway tract accessed off of Aberdeen Ave NE. The applicant is proposing to retain the two existing onsite trees. The native soils consist primarily of Indianola Loamy Sand. A Wellhead Protection Area Zone 2 was mapped on the subject property. The applicant has submitted a Geotechnical Engineering Study and a Preliminary Technical Information Report with the application. Project Location: 1824 Aberdeen Avenue NE, Renton, WA 98057 (APN 334390106) Site Area: 16,128 square feet (0.37 acres) City of Renton Department of Community & Economic Development Administrative Report & Decision ABERDEEN AVE SHORT PLAT LUA16-000967, SHPL-A April 24, 2017 Page 2 of 21 Administrative Short Plat Report 16-000967 – Aberdeen Ave Short Plat B. EXHIBITS: Exhibit 1: Staff Report Exhibit 2: Short Plat Plan (Sheets 1, 2, & 3) Exhibit 3: Neighborhood Detail Map Exhibit 4: Erosion Control / Grading and Drainage / Utility Plan (Sheets C.1, C3.1, & C4.1) Exhibit 5: Conceptual Landscape Plan (Sheet L1.0) Exhibit 6: Preliminary Geotechnical Report prepared by Nelson Geotechnical Associates, Inc (dated October 17, 2016) Exhibit 7: Preliminary Technical Information Report prepared by CG Engineering, Inc. (dated February 16, 2017) Exhibit 8: Construction Mitigation Description Exhibit 9: Modification of Street Standards Request Exhibit 10: Exhibit 11: Modification of Shared Driveway Standards Request CI-97 Shared Driveway Landscape Standards Exhibit 12: Exhibit 13: Advisory Notes to Applicant Renton Fire Authority Email in Support of Variance C. GENERAL INFORMATION: 1. Owner(s) of Record: PMP Investors LLC, 8638 138th Pl, Newcastle, WA 98059 2. Zoning Classification: Residential-8 (R-8) 3. Comprehensive Plan Land Use Designation: Residential Medium Density (RMD) 4. Existing Site Use: Single Family Residence 5. Critical Areas: Wellhead Protection Area Zone 2 6. Neighborhood Characteristics: a. North: Single Family Residential, R-8 b. West: Single Family Residential, R-8 c. South: Single Family Residential, R-8 d. East: Single Family Residential, R-8 7. Site Area: 0.37 acres D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 City of Renton Department of Community & Economic Development Administrative Report & Decision ABERDEEN AVE SHORT PLAT LUA16-000967, SHPL-A April 24, 2017 Page 3 of 21 Administrative Short Plat Report 16-000967 – Aberdeen Ave Short Plat Gebenini Annexation A-003-60 1822 03/31/1960 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service is provided by the City of Renton. b. Sewer: Wastewater service is provided by the City of Renton. c. Surface/Storm Water: Runoff from the site sheet flows from east to west at an average of four percent towards Aberdeen Avenue NE, where it flows north along the roadway edge and eventually enters an existing 18-inch storm drainage within Aberdeen Avenue NE. 2. Streets: The proposed development fronts Aberdeen Ave NE to the east, which is classified as a Collector Arterial Street with an existing right of way (ROW) width of 60 feet as measured using the King County Assessor’s Map. There are no existing frontage improvements along the street frontage of Aberdeen Ave NE. 3. Fire Protection: Renton Regional Fire Authority. F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations c. Section 4-2-110: Residential Development Standards d. Section 4-2-115: Residential Design and Open Space Standards 2. Chapter 4 City-Wide Property Development Standards 3. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 4. Chapter 7 Subdivision Regulations a. Section 4-7-070: Detailed Procedures for Short Subdivision 5. Chapter 9 Permits-Specific a. Section 4-9-250: Variances, Waivers, Modifications, and Alternates 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on December 23, 2016 and determined the application complete on January 6, 2017. The project was put on hold February 2, 2017 and taken off hold on February 28, 2017. The project complies with the 120- day review period. 2. The project site is located at 1824 Aberdeen Ave NE, Renton, WA 98059 (APN 3343901606), between NE 20th St and NE 18th Pl (Exhibits 2 and 3). City of Renton Department of Community & Economic Development Administrative Report & Decision ABERDEEN AVE SHORT PLAT LUA16-000967, SHPL-A April 24, 2017 Page 4 of 21 Administrative Short Plat Report 16-000967 – Aberdeen Ave Short Plat 3. The project site contains a 1,140 square foot single family home, a 722 square foot detached garage, and a 739 square foot shop structure (Exhibit 2), which are proposed to be removed. 4. Access to the site would be provided from Aberdeen Ave NE via a shared driveway tract used to access both new lots. No right-of-way dedication would be dedicated along Aberdeen Ave NE (Exhibits 2 and 9). 5. The property is located within the Residential Medium Density (RLD) Comprehensive Plan land use designation. 6. The site is located within the Residential-8 (R-8) zoning classification. 7. There are two (2) significant tree located within the proposed development area that are proposed to be retained as part of the short plat (Exhibit 5). 8. There is a Wellhead Protection Area Zone 2 mapped on the subject property. 9. The project is estimated to require about 135 cubic yards of cut and fill. 10. No public or agency comments were received. 11. 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 (Exhibit 12). 12. Comprehensive Plan Compliance: The site is designated Residential Medium Density (RMD) on the City’s Comprehensive Plan Map. The purpose of the RMD designation is to provide transition to the rural area, and to provide for larger lot housing to allow for a range of lifestyles. The proposal is compliant with the following Comprehensive Plan land use policies if all conditions of approval are met: Compliance Comprehensive Plan Analysis  Policy L-3: Encourage infill development of single-family units as a means to meet growth targets and provide new housing.  Goal L-I: Utilize multiple strategies to accommodate residential growth, including:  Development of new single-family neighborhoods on large tracts of land outside the City Center,  Infill development on vacant and underutilized land in established neighborhoods and multi-family areas.  Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive.  Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development.  Policy L-49: Address privacy and quality of life for existing residents by considering scale and context in infill project design. 13. Zoning Development Standard Compliance: The site is classified Residential-8 (R-8) on the City’s Zoning Map. The R-8 designation 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 if all conditions of approval are met: City of Renton Department of Community & Economic Development Administrative Report & Decision ABERDEEN AVE SHORT PLAT LUA16-000967, SHPL-A April 24, 2017 Page 5 of 21 Administrative Short Plat Report 16-000967 – Aberdeen Ave Short Plat Compliance R-8 Zone Development Standards and Analysis  Density: The minimum density required in the R-8 zone is 4.0 dwelling units per acre. The maximum density permitted is 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. Calculations for minimum or maximum density which result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number. Staff Comment: Based on a net density of 13,580 square feet (16,161 sf gross density – 2,581 sf driveway tract), the proposal for 2 residential lots on the project site would result in a net density of 6.42 dwelling units per acre (2 lots / 0.312 acres = du/ac), which meets the minimum and maximum density requirements of the R-8 zone.  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 (80 feet for corner lots) and a minimum lot depth of 80 feet is required. The following table identifies the proposed approximate dimensions for Lots 1-2. Proposed Lot Lot Size (sq. ft.) Lot Width (feet) Lot Depth (feet) Lot 1 5,677 44.01 129.03 Lot 2 7,903 64.14 123.49 Tract A 2,581 20.00 129.03 Staff Comment: According to RMC 4-2-110D.31, in order to meet the variation requirements of RMC 4-2-115, lot dimensions and setbacks are allowed to be decreased and/or increased, provided that when averaged the applicable lot standards of the zone are met. The average width of Lot 1 and Lot 2 is 54.01 feet (44.01 feet/64.01 feet). Therefore, the proposed lots would comply with the minimum lot size, width, and depth requirements of the R-8 zone (Exhibit 2). Tract A is a joint use access and utility tract located along the south property line that measures 20 feet wide, and is required to comply with the shared driveway standards. . 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, side yard along the street 15 feet, and the rear yard is 20 feet. Staff Comment: If retained, the existing residence and garage on proposed Lot 1 and the existing shop on Lot 2 would not comply with Residential-8 (R-8) setback requirements. Therefore, staff recommends as a condition of approval that the applicant obtain a demolition permit and complete a final inspection from the City for the removal of the residence, garage, and shop located on Lots 1 and 2 in order to comply with Residential-8 (R-8) setbacks of the zone prior to final plat approval. The new residential lots appear to contain adequate area to accommodate all the required setback areas and provide a sufficient sized building footprint. Compliance with building setback requirements for the residences proposed to be constructed on Lot 1 and Lot 2 would be verified at the time of building permit review. Compliance not yet demonstrated Building Standards: The R-8 zone has a maximum building coverage of 50% and a maximum impervious surface coverage of 65%. In the R-8 zone, a maximum building height of 2 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the City of Renton Department of Community & Economic Development Administrative Report & Decision ABERDEEN AVE SHORT PLAT LUA16-000967, SHPL-A April 24, 2017 Page 6 of 21 Administrative Short Plat Report 16-000967 – Aberdeen Ave Short Plat maximum wall plate height; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. The topmost surface of roofs pitched less than 4:12, and rooftop decks shall be below the maximum wall plate height unless such surfaces are stepped back one-and-a-half (1.5) horizontal feet from each minimum building setback line for each one vertical foot above the maximum wall plate height, in which case they may extend up to six (6) vertical feet above the maximum wall plate height. Railings located above the maximum wall plate height and not stepped back shall be at least fifty percent (50%) transparent. Wall plates supporting a roof with 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 conditions of approval are met Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two (2) trees are to be located in the front yard prior to final inspection for the new Single Family Residence. In addition, CI-97 requires the installation of an eight (8) foot wide landscaping area between the driveway tract and the adjacent property (Exhibit 11). The landscape plan does not show the required landscape area within the tract and staff has requested the applicant install a reduced, four (4) foot wide landscape area (FOF 20). Staff Comment: A Conceptual Landscape Plan, prepared by Origin Design Group (Exhibit 5), was submitted with the short plat application materials. A partial 10-foot onsite landscape strip is proposed along the street frontage of Aberdeen Ave NE. A Plant Schedule was included on the Landscape Plan, the following trees and plants are proposed within the onsite landscape strip: Flowering Chanticleer Pear, Gulf Stream Heavenly Bamboo, Otto Luyken Laurel, Goldflame Spirea, and Dwarf Japanese Holly. The Landscape Plan does not show the landscaping in the ROW area as required by code. The landscape plan does not show the required landscape area within the tract and staff has requested the applicant install a reduced, four (4) foot wide landscape area (FOF 20). In addition, two (2) trees are required to be located in the front yard of Lot 2 as it does not a public street frontage. Therefore, Staff recommends, as a condition of approval, that the applicant submit a final detailed landscape plan that complies with RMC 4-8-120D.12 at the time of utility construction permit application to the current planning project manager for review and approval. The applicant would be required to record a note on the face of the plat that executes a shared maintenance agreement for equal ownership and maintenance responsibilities for improvements in Tract A. A draft version of a shared maintenance City of Renton Department of Community & Economic Development Administrative Report & Decision ABERDEEN AVE SHORT PLAT LUA16-000967, SHPL-A April 24, 2017 Page 7 of 21 Administrative Short Plat Report 16-000967 – Aberdeen Ave Short Plat agreement shall be submitted for review and approval by the current planning project manager prior to short plat recording. If the applicant creates a home owners association for ownership and maintenance responsibilities for improvements in Tract A, then HOA documents shall be submitted for review and approval by the current planning project manager and the City Attorney prior to short plat recording. The applicant would be required to record a note on the face of the plat that executes a shared maintenance agreement for equal ownership and maintenance responsibilities for improvements in Tract A. A draft version of a shared maintenance agreement shall be submitted for review and approval by the current planning project manager prior to short plat recording.  Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations require the retention of 30 percent of trees in a residential development. Significant trees shall be retained in the following priority order: 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 4-4-070F.1, Street Frontage Landscaping Required, or a combination. Staff Comment: A conceptual Landscape Plan (Exhibit 5) was submitted with the project application materials. According to the Plan, two significant conifer trees are proposed to be retained onsite. No other significant trees were located onsite. As a result, the applicant is proposing to retain 100 percent of the significant trees, thereby, meeting the minimum tree retention requirements of the R-8 zone. In addition, to complying with the minimum tree retention requirements, the applicant is required to retain or plant two (2) significant trees, or gross equivalent caliper inches, per 5,000 square feet of lot area. The conceptual Landscape Plan demonstrates compliance with minimum tree retention requirements by retaining 100 percent of significant trees on-site. However, the conceptual Landscape Plat does not demonstrate compliance with minimum tree density requirements of the zone based on the proposed size of Lot 1. Staff recommends, as a condition of approval, that the applicant submit a final detailed landscape plan showing two (2) additional trees on Lot 1 in order to meet the minimum tree density requirement of four (4) trees. The gross equivalent caliper inches of retained trees on Lot 2 meets the tree density requirement for the lot. Onsite landscaping shall be installed prior to final occupancy for the individual homes and landscaping within the right-of-way shall be installed prior to short plat recording. City of Renton Department of Community & Economic Development Administrative Report & Decision ABERDEEN AVE SHORT PLAT LUA16-000967, SHPL-A April 24, 2017 Page 8 of 21 Administrative Short Plat Report 16-000967 – Aberdeen Ave Short Plat  Parking: Parking regulations require that a minimum of two (2) parking spaces be provided for each detached dwelling. Driveway cuts are required to be a minimum of 5 feet from property lines and new driveways may be a maximum of 16 feet in width at the property line. Maximum driveway slopes shall not exceed fifteen percent (15%); provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Staff Comment: Each lot contains adequate area for the provision of two parking spaces per dwelling unit, as required by RMC 4-4-80 required parking spaces. The slope of the proposed driveway tract that will serve both Lot 1 and Lot 2 was identified as 2%. Parking requirements and driveway grades for each of the new residences proposed would be verified at the time of building permit review. The applicant is proposing to retain the existing driveway approach on the property, which is located along the south property line. The width of the future paved driveway to be located in the tract was not indicated in the application materials, but may not exceed 16 feet at the property line. Compliant if condition of approval is met Fences and Retaining Walls: In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front yard and side yard along a street setback where the fence shall not exceed forty eight inches (48") in height. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: No new fences or retaining walls are proposed on the site. Two existing retaining walls will remain on proposed Lot 1, including one along the south property line and one along the west property line. Both retaining walls are under four (4) feet in height and therefore are in compliance with the code. The chainlink fence located on the north side of the proposed lots is four feet tall and therefore is in compliance with code. The application materials did not indicate the height of the existing wood fence along the southern property line of proposed Lot 2. The fence may not exceed four (4) feet in the front yard setback area of proposed Lot 2. 14. 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: N/A Lot Configuration: N/A Compliance not yet demonstrated Garages: One of the following is required; the garage is: 1. Recessed from the front of the house and/or front porch at least eight feet (8'), or 2. Located so that 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. Alley accessed, or City of Renton Department of Community & Economic Development Administrative Report & Decision ABERDEEN AVE SHORT PLAT LUA16-000967, SHPL-A April 24, 2017 Page 9 of 21 Administrative Short Plat Report 16-000967 – Aberdeen Ave Short Plat 4. Located so that the entry does not face a public and/or private street or an access easement, or 5. Sized so that it represents no greater than fifty percent (50%) of the width of the front facade at ground level, or 6. Detached. The portion of the garage wider than twenty six-feet (26') across the front shall be set back at least two feet (2'). Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Primary Entry: One of the following is required: 1. Stoop: minimum size four feet by six feet (4' x 6') and minimum height twelve inches (12") above grade, or 2. Porch: minimum size five feet (5') deep and minimum height twelve inches (12") above grade. Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. Staff Comment: Compliance for this standard would be verified at the time of building permit review. It should be noted that the Primary Entry of the future new home on Lot 1 is required to be oriented towards Aberdeen Ave NE, with the garage oriented towards the shared driveway tract. Compliance not yet demonstrated Façade Modulation: One of the following is required: 1. An offset of at least one story that is at least ten feet (10') wide and two feet (2') in depth on façades visible from the street, or 2. At least two feet (2') offset of second-story from first-story on one street facing façade. 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 façades 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: One of the following is required for all development: 1. Hip or gabled with at least a six to twelve (6:12) pitch for the prominent form of the roof (dormers, etc., may have lesser pitch), or 2. Shed roof. Additionally, for subdivisions greater than nine (9) lots: 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: City of Renton Department of Community & Economic Development Administrative Report & Decision ABERDEEN AVE SHORT PLAT LUA16-000967, SHPL-A April 24, 2017 Page 10 of 21 Administrative Short Plat Report 16-000967 – Aberdeen Ave Short Plat 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 ½") minimum trim surrounds all windows and details all doors, or 2. A combination of shutters and three and one half inches (3 ½") minimum trim details all windows, and three and one half inches (3 ½") minimum trim details all doors. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Materials and Color: For subdivisions and short plats, abutting homes shall be of differing color. Color palettes for all new dwellings, coded to the home elevations, shall be submitted for approval. Additionally, one of the following is required: 1. A minimum of two (2) colors is used on the home (body with different color trim is acceptable), or 2. A minimum of two (2) differing siding materials (horizontal siding and shingles, siding and masonry or masonry-like material, etc.) is used on the home. One alternative siding material must comprise a minimum of thirty percent (30%) of the street facing facade. If masonry siding is used, it shall wrap the corners no less than twenty four inches (24"). Staff Comment: Compliance for this standard would be verified at the time of building permit review. 15. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). Based on City of Renton Critical Areas Maps, the site is located within the Wellhead Protection Area (Zone 2). According to the submitted geotechnical report, geological hazardous areas are not present on the subject site. The proposal is consistent with the Critical Areas Regulations.  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: City Records do not indicate the presence of any geological hazardous areas on the project site. A geotechnical report prepared by Nelson Geotechnical Associates, Inc (dated October 17, 2016) was submitted with the project application. The site topography descends relatively gently from the east to the west with an City of Renton Department of Community & Economic Development Administrative Report & Decision ABERDEEN AVE SHORT PLAT LUA16-000967, SHPL-A April 24, 2017 Page 11 of 21 Administrative Short Plat Report 16-000967 – Aberdeen Ave Short Plat estimated total elevation change of approximately ten (10) feet across the site. The steepest slope identified by the applicant was approximately 15 percent. The applicant indicates that the estimated quantities for structural fill onsite would be approximately 5 cubic yards of cut and 130 cubic yards of fill. This grading would be required for the construction of the required plat improvements and new single family residences. Temporary erosion and sedimentation control measures would be implemented during construction including, but not limited to, Best Management Practices (BMPs) such as site preparation and grading during the drier summer and early fall months, installing siltation control fencing around the work areas, and establishing a quarry spall construction entrance in accordance with City of Renton requirements. On October 4, 2016, a total of four test pits and two infiltration test pits were excavated to depths ranging from 3 to 10 feet across the project site with a mini trackhoe. Grass and surficial topsoil was encountered within the upper 1.5 feet, on top of medium dense sand and fine to medium sand with gravel to a depth of approximately 8 to 9.5 feet below the existing ground surface. Groundwater seepage was not encountered in any of the test pits. Staff recommends as a condition of approval that the applicant comply with the recommendations included in the Geotechnical Engineering Study. Wellhead Protection Area: City Records indicate that the project site is located entirely within a Wellhead Protection Area Zone (Zone 2). All proposals for new facilities within any zone of an aquifer protection area must be reviewed for compliance with this RMC 4-3-050 prior to issuance of any development permits for uses in which hazardous materials are stored, handled, treated, used or produced or which increase the quantity of hazardous materials stored, handled, treated, used, or produced. All fill material regarding quality of fill and fill material source statement requirements, within aquifer protection areas, are required per RMC 4-3-050G.8.i. 16. Compliance with Subdivision Regulations: RMC 4-7 provides review criteria for subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: Compliance Subdivision Regulations and Analysis Compliant if conditions of approval are met Access: Each lot must have access to a public street or road. Access may be by a shared driveway per the requirements of the street standards. The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Staff Comment: Along the south property line, the applicant is proposing a 20-ft wide by 120.036 ft long (2,187 sf) shared driveway tract with a 20-foot wide paved driveway to served Lots 1 and 2 from Aberdeen Ave NE. RMC 4-6-060J.1 expressly provides as follows: When Permitted: 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 with at least fifty (50) linear feet of property. As proposed, Lot 1 has ROW frontage of 44.01 feet along Aberdeen Ave NE and therefore does not meet the first condition in the Shared Driveway Standards as outlined in RMC 4-6-060J. In addition, the proposed driveway tract does not include an 8-foot landscaped area along the property line with City of Renton Department of Community & Economic Development Administrative Report & Decision ABERDEEN AVE SHORT PLAT LUA16-000967, SHPL-A April 24, 2017 Page 12 of 21 Administrative Short Plat Report 16-000967 – Aberdeen Ave Short Plat the adjacent neighbor, as required by CI-97 Shared Driveway Landscape Requirements. The applicant submitted a Modification request in order to allow for a reduction in the required ROW frontage of Lot 1 and the removal of the landscaped area. The modification is supported by staff, if certain conditions are met (FOF 19). Furthermore, under RMC 4- 6-060J.1.d When Permitted: The shared driveway would not adversely affect future circulation to neighboring properties. The proposed shared driveway would be located in the same location as the existing driveway. Therefore, Staff has determined that the new shared driveway will not change the impact on circulation in the neighborhood. The project includes 64.01 feet of frontage along Aberdeen Ave NE. Half-street frontage improvements required along the Aberdeen Ave NE includes, but is not limited maintenance of the existing roadway and installation of 0.5 foot curb and gutter, 8-foot planting strip, 5-foot sidewalk. The applicant has proposed paying a fee-in-lieu of completing half-street frontage improvements along Aberdeen Ave NE. Driveways shall be designed in accordance with Modified City Standard Plans 104.3 (RMC 4-4-080). In order to meet the definition of a shared driveway and to ensure that additional curb cuts are not need, staff recommends as a condition of the approval that Lot 1 take access from the shared driveway tract and record the condition on the face of plat. N/A Blocks: Blocks shall be deep enough to allow two tiers of lots. Staff Comment: No blocks are proposed.  Lots: The size, shape, orientation, and arrangement of the proposed lots comply with the requirements of the Subdivision Regulations and the Development Standards of the R-8 zone and allow for reasonable infill of developable land. All of the proposed lots meet the requirements for minimum lot size, depth, and width. Staff Comment: As discussed above under FOF 13 all lots meet the minimum lot dimensional requirements in the R-8 zone after applying lot dimension averaging as allowed by RMC 4-2-110D.31. The proposed lots are rectangular in shape. The orientations of the lots have their front yards facing east towards Aberdeen Ave NE. The proposed single-family residences would access to Aberdeen Ave NE via the paved shared driveway. The building design of the new residence would be reviewed and approved at the time of building permit application. Compliant if condition of approval is met Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards. Staff Comment: The proposed project provides access to Aberdeen Ave NE (a Collector Arterial Street) and Tract A (shared driveway). Existing right-of-way (ROW) width is approximately 60 feet. To meet the City’s complete street standards for Collector Arterial Streets, a minimum right of way width of 83 feet is required. Dedication of 11.5 feet of right of way would be required along the project frontage. A street modification request dated February 23, 2017 was received by the applicant. The modification requests to maintain the existing paved roadway width and install a 0.5’ curb, 8’ planter, 5’ sidewalk, and 0.5’ clear at the back of sidewalk along the project’s Aberdeen Avenue NE frontage. Right of way width along the frontage would remain the same. The street modification has been reviewed by City staff and is recommended for approval. Please see the Street Modification Criteria and Analysis in FOF 18 for a complete summary of the request, staff analysis, and staff recommendation. As part of a modification request submitted by the applicant, City Development Engineering staff is in support of a fee-in-lieu of construction of the frontage City of Renton Department of Community & Economic Development Administrative Report & Decision ABERDEEN AVE SHORT PLAT LUA16-000967, SHPL-A April 24, 2017 Page 13 of 21 Administrative Short Plat Report 16-000967 – Aberdeen Ave Short Plat improvements as there are no existing frontage improvements in the project vicinity. The fee-in-lieu would be assessed at $101.00 per linear foot of frontage and would be collected at the time of construction permit application. Payment of the transportation impact fee is applicable on the construction of the single family houses at the time of application for the building permit. The current rate of transportation impact fee is $5,430.00 per new single family house. Fees are subject to change. The transportation impact fee that is current at the time of building permit application would be levied.  Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: The proposed short plat is surrounded by existing detached single family residences to the east, west, north and south of the site. In addition, R-8 zoning is also located on Aberdeen Ave NE between SR 900 and NE 28th St (a distance of approximately one (1) mile). The proposal would be compatible with the existing uses. The proposed lots are similar in size and shape to the existing surrounding development pattern in the area and would be consistent with the Comprehensive Plan and Zoning Code, which encourages residential infill development in the Residential Medium Density and R-8 Zoning designations. 17. 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. Current fire impact fees are applicable at the rate of $718.56 per single family unit. This fee is paid at time of building permit issuance. Fees are subject to change. The fire impact fee that is current at the time of building permit application would be levied.  Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Kennydale Elementary School (0.8 miles from the subject site, school bus transportation provided), McKnight Middle School (0.5 miles from the subject site and within walk distance of school; no school bus transportation provided), and Hazen High School (2.7 miles from the subject site; school bus transportation provided). RCW 58.17.110(2) provides that no subdivision be approved without making a written finding of adequate provision made for safe walking conditions for students who walk to and from school. While the middle school is designated to be located within a close enough proximity of the subject site, future students to the elementary school and high school would be transported to school via bus. According to the online Renton School District bus routes WebQuery, the bus stop is located at the intersection of NE 18th St and Aberdeen Ave NE. A wide shoulder exists along both sides of Aberdeen Ave NE to the elementary and high school bus stop (no sidewalks along Aberdeen Ave NE). Wide shoulders and a patchwork of 5-foot wide sidewalks are located between the site and McKnight Middle School at 1200 Edmonds Ave NE. The safest route to the middle school is south along Aberdeen Ave NE to NE 16th St, east on NE 16th St to Edmonds Ave NE, south on Edmonds Ave NE to McKnight Middle School. The identified routes provide a City of Renton Department of Community & Economic Development Administrative Report & Decision ABERDEEN AVE SHORT PLAT LUA16-000967, SHPL-A April 24, 2017 Page 14 of 21 Administrative Short Plat Report 16-000967 – Aberdeen Ave Short Plat safe walking route from the proposed subdivision to the bus stop or the respective schools. A School Impact Fee would be collected on behalf of the Renton School District for the new residence at the time of building permit issuance. The current Renton School District fee for new single family dwelling is $6,432.00 per unit.  Parks: Although there would be no significant impacts to the City of Renton Park System anticipated from the proposed project, a Park Impact Fee is required of all new residential development. The current Park Impact Fee is $2,740.07 per new residence and is payable at the time of building permit issuance. Fees are subject to change. The park impact fee that is current at the time of building permit application would be levied. Compliant if condition of approval is met Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: A Preliminary Technical Information Report (TIR), dated February 16, 2017, was prepared and submitted with the short plat application by CG Engineering. (Exhibit 7). Based on the City of Renton’s flow control map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is within the May Creek Drainage Basin. No downstream flooding or erosion issues were identified in the TIR. The development is subject to Direct Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). All nine (9) core requirements and the six special requirements are addressed in the TIR. a. Per the TIR, the project is exempt from Core Requirement #3: Flow Control Facilities, because there is less than a 0.15 cfs increase in the difference of the developed 100-year peak flows and the sum of the historical (forested) 100-year peak flows. b. The project is proposing an infiltration trench under the shared driveway tract to comply with Core Requirement #9: On-Site BMPs. The trench has been sized to fully infiltrate all roof runoff from Lots 1 and 2 and all runoff from the shared driveway tract. This meets the requirements for Core Requirement #9. The trench has an overflow that connects to the public storm drainage system in Aberdeen Avenue NE. c. The project is exempt from Core Requirement #8: Water Quality Facilities, because less than 5,000 square feet of new plus replaced pollution generating impervious surface (PGIS) is proposed. However, the project is proposing a Contech Stormfilter system to treat the PGIS that will be infiltrated from the shared driveway tract before infiltration into the soil. This meets the requirements found in Section 5.2.1 – General Requirements for Infiltration Facilities, Groundwater Protection. A geotechnical report, dated October 17, 2016, completed by Nelson Geotechnical Associates, Inc. for the site has been provided. The submitted report describes the site is a Low Erosion Hazard area. Erosion control measures will need to be in place prior to starting grading activities on the site. In-situ infiltration testing was completed at two test pits, which returned an infiltration rate of 61 inches per hour and a design infiltration rate of 7.35 inches per hour. Geotechnical recommendations presented need to be addressed within the project construction plans. Section 5.2.1 of the RSWDM requires that infiltration tests be performed at the elevation of the bottom of the proposed infiltration facility. The original report stated that the infiltration tests were performed at approximately two feet below the existing grade (approximately 296 feet) which is several feet above the bottom of the proposed facility. A supplemental geotechnical memorandum dated February 10, 2017 City of Renton Department of Community & Economic Development Administrative Report & Decision ABERDEEN AVE SHORT PLAT LUA16-000967, SHPL-A April 24, 2017 Page 15 of 21 Administrative Short Plat Report 16-000967 – Aberdeen Ave Short Plat completed by Nelson Geotechnical Associates, Inc. was provided. The memorandum states that several deeper test pit explorations up to 10’ below the ground surface were completed throughout the property. All test pits performed within the site encountered and were terminated within native glacial recessional outwash soils consisting of fine to medium sand with gravel and silt. Test Pit 1 and Infiltration Pit 1 were located immediately north of the proposed infiltration facility. Test Pit 1 terminated at an elevation of approximately 288 feet which is approximately 5 feet below the bottom of the proposed facility and Infiltration Pit 1 terminated at approximately 290 feet which is approximately 3 feet below the bottom of the proposed facility. Though infiltration testing was completed at an approximate elevation of 296 feet, the soils encountered did not change at deeper depths and the memo concludes that the recommended long- term design infiltration rate provided is valid at the bottom of the trench (elevation of 293 feet). A surface water development fee (SDC) of $1,608.00 per new single family residence would apply. The project proposes two new residences, with credit provided for existing residence proposed for removal. Therefore, the estimated total fee is $1,608.00. Fees are subject to change. This is subject to final design and payable at construction permit issuance.  Water: Water service is provided by the City of Renton. The site is in the Highlands service area in the 435 hydraulic pressure zone. There is an existing 16-inch City water main located in Aberdeen Ave NE (Water plan no. WTR2702825) that can deliver a maximum total flow capacity of 4,200 gallons per minute (gpm). The approximate static water pressure is 59 psi at the elevation of 298 feet. The site is located within Zone 2 of an Aquifer Protection Area. There is an existing ¾ inch water service serving the existing home on Lot 1 that may be reused. The water service line shall be capped at the meter as part of the demolition of the existing home. The project proposes one 1-inch water service line and meter to Lot 2, while maintaining the existing ¾ inch meter to Lot 1 (Exhibit 7). A private utilities easement shall be provided where the service line is located in the shared driveway tract. The development is subject to applicable water system development charges and meter installation fees based on the size of the water meters. The 2017 water system development charge (SDC) for each proposed ¾ inch or 1-inch domestic water service is $3,486.00 per meter. The total SDC fee due is $3,486.00 and is due at construction permit issuance. Water service installation charges for each proposed 1-inch water service is $2,850.00 per meter. This is payable at construction permit issuance. The 2017 drop-in meter fee is $400.00 for a ¾ inch meter or $460.00 for a 1-inch meter. This fee is payable at building permit issuance. The fire flow requirement is 1,000 gallons per minute (gpm) for a home up to 3,600 square feet, or 1,500 gpm for a home exceeding 3,600 square feet. A minimum of one fire hydrant is required within 300 feet of the proposed homes and two fire hydrants are required if required fire flow goes up to 1,500 gpm. Adequate fire flow is provided by the main in Aberdeen Avenue NE. The existing fire hydrant located at 1816 Aberdeen Avenue NE can be counted towards the requirement for one primary hydrant.  Sanitary Sewer: Wastewater service is provided by the City of Renton. There is an existing 8-inch concrete gravity wastewater main located in Aberdeen Ave NE (see City plan no. WWP2702825). There is an existing PVC side sewer serving the existing home on Lot 1. City of Renton Department of Community & Economic Development Administrative Report & Decision ABERDEEN AVE SHORT PLAT LUA16-000967, SHPL-A April 24, 2017 Page 16 of 21 Administrative Short Plat Report 16-000967 – Aberdeen Ave Short Plat The project proposes one new 6-inch PVC sewer service line connection to serve Lot 2 while maintaining the existing PVC sewer line to serve Lot 1. The sewer service line shall be capped at the property line as part of the demolition of the existing home and may be reused to serve Lot 1 when future development occurs on the lot. The development is subject to applicable wastewater SDC based on the size of the new domestic water to serve the project. The 2017 SDC fee for a ¾ inch or 1-inch meter is $2,540.00 per meter. These charges are payable at the time of construction permit issuance. The development is located in the West Kennydale and Aberdeen Ave NE Special Assessment Districts (SADs). The SAD fee for the West Kennydale SAD is $1,050.00 for each additional lot. The Aberdeen Avenue NE SAD does not require any additional connection fees. The total SAD fees due are $1,050.00. SAD fees are due at construction permit issuance. 18. Street Modification Analysis: The applicant is requesting an Administrative Modification from RMC 4-6-060F.2, Minimum Design Standards for Public Streets and Alleys, to maintain the existing street section and ROW width along the site’s Aberdeen Ave. The requested modification would remove the requirements for approximately 11.5 feet of dedication along the street frontage, 0.5 foot curb, 8 foot planter strip,8 foot sidewalk, and 5 foot bike lanes. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250D, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification as noted below: RMC 4-9-060B.9, permits a fee-in-lieu of required street improvements for a short plat development can be considered if the standards of this section are met. City staff is in support of a fee-in-lieu for the Aberdeen Avenue NE frontage. The current fee-in-lieu is $101.00 per linear foot of frontage. Per the King County Assessor’s Map, the site’s Aberdeen Avenue NE frontage is 64 linear feet. Thus the fee-in-lieu amount would be $6,464.00 ($101.00 / LF x 64 LF). 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 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 both the Land Use Element and the Community Design Element policies.  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: City of Renton Department of Community & Economic Development Administrative Report & Decision ABERDEEN AVE SHORT PLAT LUA16-000967, SHPL-A April 24, 2017 Page 17 of 21 Administrative Short Plat Report 16-000967 – Aberdeen Ave Short Plat 19. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060.J.1(a) Shared Driveway Standards in order to allow the width of the lot abutting the public right of way (Lot 1) to be less than 50 linear feet. Due to site constraints and the required 20 foot wide driveway tract, the applicant is proposing a frontage width of 44 linear feet. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification, subject to conditions as noted below: Compliance Modification Criteria and Analysis  a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: See FOF 16, Comprehensive Plan Analysis.  b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The applicant contends the modification will not negatively impact the safety, function, appearance, environmental protection and maintainability of the project. The reduced width of the frontage would still allow for the efficient siting of a single-family home, and the driveway tract will accommodate required traffic on the site, including emergency vehicle access. Staff concurs the proposed modification would meet the objectives of function and safety intended by the code requirements, as the reduction in the frontage width of Lot 1 will still allow for enough room to construct a single-family home. In addition, the driveway tract will be located in the same location as the existing driveway and will not require a The City’s Public Works Transportation section and Economic Development section have reviewed Aberdeen Avenue NE and the surrounding area and have determined that a modified collector arterial street section is more suitable for the portion of Aberdeen Avenue NE adjacent to the site. The determination was based on the fact that the roadway is directly adjacent to single family residences and there is insufficient space between the existing right of way and existing homes to expand the roadway section to meet the neighborhood collector arterial standards.  c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: There are no identified adverse impacts to other properties from the requested modification.  d. Conforms to the intent and purpose of the Code. Staff Comment: See comments under criterion ‘b’.  e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: See comments under criterion ‘b’.  f. Will not create adverse impacts to other property(ies) in the vicinity. Staff Comment: See comments under criterion ‘c’. City of Renton Department of Community & Economic Development Administrative Report & Decision ABERDEEN AVE SHORT PLAT LUA16-000967, SHPL-A April 24, 2017 Page 18 of 21 Administrative Short Plat Report 16-000967 – Aberdeen Ave Short Plat new curb cut. The safety of pedestrian and vehicular traffic will not be negatively impacted by the reduction of frontage width, as the ingress and egress location will not change from the current condition.  c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: The six (6) foot reduction in the minimum frontage will not negatively impact surrounding properties. The frontage width reduction will be nearly imperceptible to neighboring property owners, as the new driveway tract will be located in the same area as the existing driveway and will not significantly decrease the buildable area of proposed Lot 1.  d. Conforms to the intent and purpose of the Code. Staff Comment: See comments under criterion ‘b’.  e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: See comments under criterion ‘b’.  f. Will not create adverse impacts to other property(ies) in the vicinity. Staff Comment: See comments under criterion ‘c’. 20. Modification Analysis: The applicant is requesting a modification from Shared Driveway Standards in RMC 4-6-060.J.1(a) and Shared Driveway Landscape Standards in CI-97 in order to allow the width of the lot abutting the public right of way (Lot 1) to be less than 50 linear feet and to allow the removal of the required landscaped area within the tract. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification, subject to conditions as noted below: Compliance Shared Driveway Standards Modification Criteria and Analysis  a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: See FOF 16, Comprehensive Plan Analysis.  b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The reduced width of the lot (Lot 1) will not negatively impact the safety, function, appearance, environmental protection and maintainability of the project. The width reduction would still allow for the efficient siting of a single-family home, and will allow the driveway tract to accommodate required traffic on the site, including emergency vehicle access. In addition, the safety of pedestrian and vehicular traffic will not be negatively impacted by the reduction of frontage width, as the ingress and egress location will not change from the current condition. The proposed removal of the landscaped area in the driveway tract would not meet the objectives or appearance intended by CI-97. However, a reduction in the width of the required landscaped area instead of a complete removal would be able to provide an effective buffer between the driveway and the adjacent property, and thereby meeting City of Renton Department of Community & Economic Development Administrative Report & Decision ABERDEEN AVE SHORT PLAT LUA16-000967, SHPL-A April 24, 2017 Page 19 of 21 Administrative Short Plat Report 16-000967 – Aberdeen Ave Short Plat the intent of the code, while allowing the applicant to retain the originally proposed 20 foot wide driveway tract. The reduced landscape buffer would enhance pedestrian safety, improve vision clearance, and provide screening and buffering from the neighboring properties. The Renton Fire Authority (RFA) may grant a variance to allow for fire access to be reduced to 16 feet in the driveway tract instead of 20 feet. The RFA has indicated their support of a variance for the paved driveway width reduction if the future single-family home on Lot 2 is sprinkled (Exhibit 13). Therefore, staff recommends as a conditional of approval that the applicant obtain a variance from the Renton Fire Authority to allow for a reduction in the driveway tract pavement width from 20 feet to 16 feet and provide documentation of the approved variance to the current planning project manager prior to construction permit issuance.  c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: The six (6) foot reduction in the minimum frontage will not negatively impact surrounding properties. The frontage width reduction will be nearly imperceptible to neighboring property owners, as the new driveway tract will be located in the same area as the existing driveway and will not significantly decrease the buildable area of proposed Lot 1. The four (4) foot landscaped area width will not negatively impact surrounding properties and will be an improvement compared to the existing site characteristics. The landscaped area along the edge of the driveway will provide a natural buffer between the project site and the adjacent property to the south which does not exist today.  d. Conforms to the intent and purpose of the Code. Staff Comment: See comments under criterion ‘b’.  e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: See comments under criterion ‘b’.  f. Will not create adverse impacts to other property(ies) in the vicinity. Staff Comment: See comments under criterion ‘c’. I. CONCLUSIONS: 1. The subject site is located in the Residential Medium Density (RLD) Comprehensive Plan designation and complies with the goals and policies established with this designation if all conditions of approval are met, see FOF 12. 2. The subject site is located in the Residential-8 (R-8) zoning designation and complies with the zoning and development standards established within this designation provided the applicant complies with City Code and conditions of approval, see FOF 13. 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 14. 4. The subject site is located within the wellhead protection area zone (Zone 2). No other Critical Areas are located on the project site, see FOF 15. 5. The proposed short plat complies with the subdivision regulations as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 16. City of Renton Department of Community & Economic Development Administrative Report & Decision ABERDEEN AVE SHORT PLAT LUA16-000967, SHPL-A April 24, 2017 Page 20 of 21 Administrative Short Plat Report 16-000967 – Aberdeen Ave Short Plat 6. The proposed short plat complies with the street standards as established by City Code and the modification request supported by staff, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 16 and 19. 7. The proposed short plat complies with the Shared Driveway Standards modification criteria for the frontage width reduction and landscaped area reduction in the driveway tract if all conditions of approval are met, see FOF 19. 8. There are safe walking routes to the schools and school bus stops, see FOF 17. 9. There are adequate public services and facilities to accommodate the proposed short plat, see FOF 17. J. DECISION: The Aberdeen Ave Short Plat, File No. LUA16-000967, SHPL-A, as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. The applicant shall obtain a demolition permit and complete a final inspection from the City for the removal of the residence, garage, and shop located on the City for demolition of the existing residence on Lots 1 and 2 in order to comply with Residential-8 (R-8) setbacks of the zone prior to short plat recording. 2. The applicant shall submit a detailed landscape plan that complies with RMC 4-8-120D.12 at the time of utility construction permit application to the Current Planning Project Manager for review and approval. Landscaping shall be installed prior to final occupancy for each single family building permit. 3. The applicant shall submit a detailed landscape plan that complies with the minimum tree density requirements of both lots at the time of utility construction permit application to the Current Planning Project Manager for review and approval pursuant to RMC 4-4-1309.d prior to construction permit issuance. 4. The applicant shall record a note on the face of the plat that executes a shared maintenance agreement for equal ownership and maintenance responsibilities for improvements in Tract A. A draft version of a shared maintenance agreement shall be submitted for review to the Current Planning Project Manager prior to final short plat approval. 5. The applicant shall comply with the recommendations included in the Geotechnical Engineering Study prepared by Nelson Geological Associates (dated October 17, 2016), or an updated report at a later date. 6. The applicant shall provide access to Lot 1 from the shared driveway tract and shall record this condition on the face of the short plat. 7. The applicant shall obtain a variance from the Renton Fire Authority to allow for a reduction in the driveway tract pavement width from 20 feet to 16 feet and provide documentation of the approved variance to the Current Planning Project Manager prior to construction permit issuance. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Jennifer Henning, Planning Director Date City of Renton Department of Community & Economic Development Administrative Report & Decision ABERDEEN AVE SHORT PLAT LUA16-000967, SHPL-A April 24, 2017 Page 21 of 21 Administrative Short Plat Report 16-000967 – Aberdeen Ave Short Plat TRANSMITTED this 24th day of April, 2017 to the Owner/Applicant/Contact: Owner/Applicant: PMP Investors LLC 8638 138th Pl, Newcastle, WA 98059 Contact: Carmel Gregory, CG Engineering 250 4th Ave S., Ste 200 Edmonds, WA 98020 TRANSMITTED this 24th day of April, 2017 to the Parties of Record: N/A TRANSMITTED this 24th day of April, 2017 to the following: C.E. "Chip" Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Lillian Watson, Property and Technical Services Vanessa Dolbee, Current Planning Manager Ann Fowler, Plan Review 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 May 8, 2017. 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 4-7-070M. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court.