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HomeMy WebLinkAboutL_Administrative_Decision_171027_v1DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map ENVIRONMENTAL REVIEW COMMITTEE REPORT AND ADMINISTRATIVE SHORT PLAT REPORT & DECISION ERC MEETING DATE: April 27, 2015 (original meeting); June 1, 2015 (additional meeting) Project Name: Vuecrest II Short Plat Project Number: LUA15-000026, ECF, SHPL-A, MOD Project Manager: Clark H. Close, Associate Planner Owner/Applicant: KBS III LLC – Kolin Taylor, 12320 NE 8th St, Suite 100, Bellevue, WA 98005 Contact: Wayne Potter, Novastar Development, Inc., 18215 72nd Ave S, Kent, WA 98032 Project Location: 4909 Main Ave S (APN 322305-9097) Project Summary: The applicant is requesting approval of an 8-lot short plat totaling 106,680 square feet (sf) or 2.45 acres for the future development of 8 single-family houses. The subject property is located in the Residential-8 zoning district. The proposed lots range in size from 7,558 sf to 17,248 sf in area, with an average lot size of 8,948 sf. The site also contains a critical area tract (Tract A) that is 8,404 sf. The residential density is 4.42 dwelling units per net acre. Access to the site is from Main Ave S (102nd Ave SE) from SE 192nd St. The proposed roadway will be extended to the west property line for a future fire access road extension or public road extension by the developer of the proposed plat of Vuecrest Estates (LUA13-000642). The applicant is also requesting a modification from street improvements in order to provide secondary access to the adjacent plat to the west, provide additional on-street parking, and preserve existing trees. The applicant has submitted a Critical Areas Study, Tree Protection Plan, Geotechnical Engineering Study, and a Preliminary Technical Information Report with the application. Exist. Bldg. Area SF: 1,090 SF Proposed New Bldg. Area (footprint): Proposed New Bldg. Area (gross): N/A N/A Site Area: 106,680 SF (2.45 acres) Total Building Area GSF: N/A STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Nonsignificance - Mitigated (DNS-M). City of Renton Department of Community & Economic Development Environmental Review Committee Report VUECREST II SHORT PLAT LUA15-000026, ECF, SHPL-A, MOD Report of April 27, 2015 (original meeting); June 1, 2015 (additional meeting) Page 2 of 21 ERC and Short Plat Report – Vuecrest II Short Plat PART ONE: PROJECT DESCRIPTION / BACKGROUND A. EXHIBITS: Exhibit 1 ERC Report Exhibit 2 Vuecrest II Short Plat Site Plan Exhibit 3 Neighborhood Detail Map Exhibit 4 Boundary and Topographic Survey Map Exhibit 5 Preliminary Grading and Drainage Plan with Road Cross Sections Exhibit 6 Preliminary Road Profiles Exhibit 7 Preliminary Utility Plan Exhibit 8 Preliminary Landscaping Plan Exhibit 9 Preliminary Tree Retention Plan Exhibit 10 Final Tree Protection Plan Report prepared by Washington Forestry Consultants, Inc. (dated December 19, 2014) Exhibit 11 Geotechnical Engineering Study prepared by Earth Solutions NW, LLC (dated December 15, 2014) Exhibit 12 Critical Area Study prepared by Wetland Resources, Inc. (dated January 5, 2015) Exhibit 13 Preliminary Technical Information Report prepared by Barghausen Consulting Engineers, Inc. (dated January 15, 2015) Exhibit 14 Soos Creek Water and Sewer District Certificate of Water Availability (dated October 21, 2014) Exhibit 15 Soos Creek Water and Sewer District Certificate of Sewer Availability (dated October 22, 2014) Exhibit 16 Construction Mitigation Description Exhibit 17 Street Modification Request Exhibit 18 Vuecrest II Preliminary Short Plat, proposed list of special conditions of preliminary short plat approval, prepared by David Halinen (dated March 20, 2015), along with alternate layout Exhibits A and B attached thereto Exhibit 19 Comment Email from the President of the Sundance at Talbot Ridge HOA (includes staff’s response) Exhibit 20 Settlement Agreement for Vuecrest Estates (LUA13-000642) Exhibit 21 Street Modification Memo: Lee Exhibit 22 Advisory Notes to Applicant B. GENERAL INFORMATION: 1. Owner(s) of Record: KBS III LLC – Kolin Taylor, 12320 NE 8th St, Suite 100, Bellevue, WA 98005 2. Zoning Designation: Residential – 8 du/ac (R-8) 3. Comprehensive Plan Land Use Designation: Residential Single Family (RS) 4. Existing Site Use: One single-family home (on the east side of property), as well as several associated outbuildings, utilities, and a private gravel access driveway. City of Renton Department of Community & Economic Development Environmental Review Committee Report VUECREST II SHORT PLAT LUA15-000026, ECF, SHPL-A, MOD Report of April 27, 2015 (original meeting); June 1, 2015 (additional meeting) Page 3 of 21 ERC and Short Plat Report – Vuecrest II Short Plat 5. Neighborhood Characteristics: 6. Access: Access to the short plat is proposed from Main Ave S (102nd Ave SE) to a new on-site public half-street. 7. Site Area: 106,680 SF (2.45 acres) C. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5228 11/27/2006 Zoning A-04-007 5206 05/03/2006 Annexation (Falk II) A-04-007 5205 05/03/2006 D. PROJECT NARRATIVE: The applicant is requesting Short Plat approval and Environmental (SEPA) Review for the subdivision of one parcel of land (King County Assessor’s Parcel No. 3223059097) into one tract (Critical Area Tract A) and eight (8) lots for the future construction of 8 single-family residences (Exhibit 2). A short plat is an administrative review process. The subject property is located at 4909 Main Ave S near the intersection of Main Ave S (102nd Ave SE) and SE 186th St, in a portion of Section 32, Township 23 North, Range 05 East, W.M., within the Residential-8 dwelling units per acre (R-8) zone. There is one single-family home located on-site (on the east side of property), as well as several associated outbuildings, utilities, and a private gravel access driveway. The subject site is narrow and rectangular in shape (167’ wide by 636’ long), totaling 106,680 square feet (2.45 acres). The site is surrounded by a mix of small undeveloped forested areas, as well as by existing single-family subdivisions and homes on large lots. The proposed lots range in size from 7,558 to 17,248 square feet in area, with an average lot size of 8,948 square feet. The residential density would be 4.42 dwelling units per net acre. Access to the site is from Main Ave S from SE 192nd St. The proposed roadway will be extended to the west property line for a future secondary fire access road extension to be constructed by the developer of the proposed Plat of Vuecrest Estates (LUA13-000642). Half-street frontage improvements will be completed along Main Ave S and along the north boundary line of the parcel (proposed Road A). The site includes 8,404 square feet (0.19 acre) of on-site critical area tract (Category 2 wetland), in the northwest corner of the property. A 50-foot buffer is required for that wetland. The applicant is proposing to retain 11 of the 38 healthy significant trees in the buildable area of the site. The existing single-family home and associated buildings will be removed during the final platting process. The project development will utilize and extend existing public utilities through the site along with storm drainage and dry utilities. Sewer will be extended from the Plat of Vuecrest Estates. Stormwater runoff will be conveyed off-site to the drainage facility for Vuecrest Estates. Location Parcel Number(s) Address(es) Land Use Zoning Site 322305-9097 4909 Main Ave S Residential Single Family Residential-8 North 322305-9171 4835 Main Ave S Residential Single Family Residential-8 South 322305-9163 322305-9100 322305-9214 10012 SE 187th St 10104 SE 187th St 18615 102nd Ave SE Residential Single Family Residential-4 West 312305-9048 Vuecrest Estates Residential Single Family Residential-8 East 264140-0640 Main Ave S Residential Single Family Residential-8 City of Renton Department of Community & Economic Development Environmental Review Committee Report VUECREST II SHORT PLAT LUA15-000026, ECF, SHPL-A, MOD Report of April 27, 2015 (original meeting); June 1, 2015 (additional meeting) Page 4 of 21 ERC and Short Plat Report – Vuecrest II Short Plat The primary soil classification found on the site consists of medium dense to dense silty sand and sandy silt (Unified Soil Classification ML), which is a glacial till soil commonly found in the Pacific Northwest and generally suitable for residential development. Approximately 2.05 acres will be cleared, and approximately 7,600 cubic yards of structural soil will be cut for grading the roads and lots. A retaining wall (ranging between 2 feet and 9 feet in height) will be constructed on-site adjacent to the wetland buffer (Tract A). This wall would be a reinforced concrete wall where a beam guardrail would be used. The applicant submitted a Geotechnical Engineering Study prepared by Earth Solutions NW, LLC, dated December 15, 2014 (Exhibit 11). The report identifies four (4) test pits for the purpose of assessing the soil infiltration feasibility. Topsoil was observed in the upper 4 to 18 inches. No groundwater seepage was observed at the test pit locations (in October 2014). However, the presence of minor groundwater seepage should be expected, and rates and elevations fluctuate depending on precipitation, time of year, and soil conditions. According to City of Renton citywide geotechnical critical areas maps, the natural slope in the northwest corner of the site exhibits medium landslide hazard characteristics and moderate to severe susceptibility to erosion. A Temporary Erosion and Sedimentation Control Plan (TESCP) will be prepared and implemented to mitigate the potential for soil erosion. Based on the slope reconnaissance, stability of the sloped areas of the property can be characterized as good. The sloped area within the northwest corner of the property will remain unaltered and vegetated, and the proposed development will not increase the erosion hazard, provided appropriate Best Management Practices (BMPs) are implemented during earthwork and development activities (i.e. straw mulch, silt fences, rock check dams, etc.), according to the Professional Engineer. According to the Geotechnical Engineering study, construction of the proposed single-family residential structures and related stormwater and infrastructure improvements at this site is feasible from a geotechnical standpoint. The proposed structures can be supported on conventional continuous and spread footing foundations bearing on competent native soils, re-compacted native soils, or new structural fill. An NPDES permit will be acquired, and the site will be monitored during the entire build-out phase of the plat. In addition to the Geotechnical Engineering Study, the applicant also submitted a Critical Areas Study, Tree Protection Plan, and a Preliminary Information Report with the application. The applicant has also requested a modification to RMC 4-6-060 of the street frontage requirements in an effort to provide secondary access for the adjacent plat to the west, provide additional on-street parking, and preserve existing trees (Exhibit 17). Staff received a comment email letter from the President of the Sundance at Talbot Ridge HOA (Exhibit 19). The email included questions and concerns regarding the impact Vuecrest II development would have with the proposed Vuecrest Estates Plat, especially with respect to the joining of the road between the two developments. E. PUBLIC SERVICES: 1. Utilities a. Water: Water service will be provided by Soos Creek Water and Sewer District. b. Sewer: Sewer service will be provided by Soos Creek Water and Sewer District. c. Surface/Storm Water: There is an existing storm water ditch in Main Ave S (102nd Ave SE) frontage. The project is subject to basic water quality treatment and Level 3 flow control. 2. Streets: Main Ave S (102nd Ave SE) is a residential street with an existing half-street ROW width of 20 feet. 3. Police and Fire Protection: City of Renton Police and Fire Departments would provide service. 4. Schools: The site is within the Renton School District. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS-M with a 14-day Appeal Period B. Mitigation Measure(s) 1. The applicant shall be required to provide, to the Current Planning Project Manager, a replanting plan identifying any temporary disturbances to the existing native vegetation within Tract A and a re- vegetation planting plan for such disturbed area(s) prior to construction permit approval. 2. Prior to construction permit approval, the applicant shall be required to obtain approval for a Critical Areas Exemption Permit for all permanent public utility activities that will intrude through adjacent wetlands or required wetland buffers, according to the City of Renton Critical Areas Regulations in RMC 4-3-050C, J, L, and N. C. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Water a. Wetland, Streams, Lakes Impacts: The applicant submitted a Critical Area Study prepared by Wetland Resources, Inc., dated January 5, 2015 identifying an existing linear depressional Category II wetland on the subject property. The wetland continues off-site to the north and to the west, and incorporates a portion of an intermittently flowing stream. Vegetation within the wetland consists of a canopy of red alder and western red cedar with an understory of salmonberry, spirea, lady fern, sedge, and creeping buttercup. No other off-site wetlands were found within 300 feet of the subject property (Exhibit 12). Panther Creek, a known fish-bearing stream, lies approximately a quarter mile to the east of the subject property. A wetland classified as Category II requires a standard protective buffer of 50 feet (RMC 4-3-050M.6.c). The applicant is proposing buffer averaging per the provisions in RMC Chapter 4-3-050M.6.f. According to the applicant, the wetland unit contains variations in ecological sensitivity with vegetation in the northern portion having a higher concentration of invasive species and the vegetation in the southern portion being more native in composition. The wetland unit is surrounded by residential development, and the entirety of the buffer shows signs of human disturbance. The areas of reduction are generally natively vegetated with a canopy of large coniferous and deciduous trees, an understory of smaller trees and shrubs, and an intact herbaceous layer. Direct compensation of functions and values will be addressed by providing additional buffer of a similar composition to the reduction area at a 1.13:1 ratio. The buffer reduction area totals 313 square feet, while the buffer addition areas total 356 square feet, achieving the no net loss of buffer requirement. The buffer averaging is proposed adjacent to the northwest side of the proposed roadway, just north of Lot 8. The final buffer area will be slightly larger, approximately 43 square feet larger, after buffer averaging. The applicant will designate all the wetland, stream, and associated buffers as a Native Growth Protection Area (NGPA) Tract. No impacts to existing functions and values of the wetland area are expected through buffer averaging activity. The minimum proposed buffer width as part of the averaging activity is 45 feet. It is the opinion of Wetland Resources, Inc. that the increase in the size of the overall buffer provides for an ERC and Short Plat Report – Vuecrest II Short Plat adequate width to protect the wetland and stream system and due to the relatively undisturbed condition and lack of invasive species, the reduction area would have a limited lift of function from enhancement. Therefore, no buffer enhancement is being proposed. Staff supports the proposed buffer averaging along with encompassing Tract A with a NGPA granted and conveyed to the Homeowners Association (HOA). Temporary impacts to the native vegetation within the wetland buffer (Tract A) are anticipated with the construction of the retaining wall in order to complete the road improvements for Road A. Staff is recommending a mitigation measure that would require the applicant to provide a replanting plan, identifying any temporary disturbances to the existing native vegetation within Tract A, and a re-vegetation planting plan for such disturbed area(s) prior to construction permit approval. Mitigation Measure: The applicant shall be required to provide, to the Current Planning Project Manager, a replanting plan identifying any temporary disturbances to the existing native vegetation within Tract A and a re-vegetation planting plan for such disturbed area(s) prior to construction permit approval. Nexus: SEPA Environmental Review; RMC 4-3-050 Critical Areas Regulations; and RMC 4-4-060 Grading, Excavation, and Mining Regulations. 2. Public Utilities Impacts: The applicant submitted a Preliminary Technical Information Report (TIR) prepared by Barghausen Consulting Engineers, Inc. (dated January 15, 2015; Exhibit 13). Stormwater runoff from the proposed project will be conveyed off-site to the drainage facility for Vuecrest Estates, which will be sized to include both plats. The off-site drainage facility will be required to provide Basic Water Quality Treatment and Level 3 Flow Control for the developed areas from this project, following the 2009 King County Surface Water Design Manual (KCSWDM). Providing Level 3 Flow Control will ensure that no downstream conveyance system nuisance problems are aggravated by the proposed project. If the construction of the proposed Vuecrest II project occurs after the adjacent Vuecrest Estates development, then an on-site stormwater facility would be required to be constructed separately for the Vuecrest II project. The applicant has indicated that the project development will utilize and extend existing public utilities through the project site. Sewer and stormwater will be extended from the neighboring Vuecrest Estates Plat to the west property line of the proposed Vuecrest II Short Plat. The extension of these permanent public utilities will create potential impacts to the adjacent wetland should the sewer and stormwater lines run through the adjacent wetland. Therefore, staff is recommending a mitigation measure requiring the applicant receive a Critical Areas Exemption Permit for all permanent public utilities through adjacent wetlands or required buffers prior to construction permit approval. Mitigation Measure: Prior to construction permit approval, the applicant shall be required to obtain approval for a Critical Areas Exemption Permit for all permanent public utility activities that will intrude through adjacent wetlands or required wetland buffers, according to the City of Renton Critical Areas Regulations in RMC 4-3-050C, J, L, and N. Nexus: SEPA Environmental Regulations; RMC 4-3-050 Critical Areas Regulations; 2009 King County Surface Water Design Manual as amended by the City of Renton. D. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or “Advisory Notes to Applicant” (Exhibit 22). Copies of all Review Comments are contained in the Official File and may be attached to this report. ERC and Short Plat Report – Vuecrest II Short Plat PART THREE: ADMINISTRATIVE SHORT PLAT REVIEW A. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Zoning Districts – Uses and Standards 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 Areas Regulations 3. Chapter 4 City-Wide Property Development Standards a. Section 4-4-030: Development Guidelines and Regulations – General b. Section 4-4-060: Grading, Excavation and Mining Regulations c. Section 4-4-130: Tree Retention and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards a. Section 4-6-030: Drainage (Surface Water) Standards b. Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations a. Section 4-7-070: Detailed Procedures for Short Subdivisions b. Section 4-7-120: Compatibility with Existing Land Use and Plan – General Requirements and Minimum Standards c. Section 4-7-150: Streets – General Requirements and Minimum Standards d. Section 4-7-160: Residential Blocks – General Requirements and Minimum Standards e. Section 4-7-170: Residential Lots – General Requirements and Minimum Standards 6. Chapter 9 Permits – Specific a. Section 4-9-070: Environmental Review Procedures 7. Chapter 11 Definitions B. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Residential Single Family (RS) land use designation 2. Community Design Element: Natural areas; Established Residential areas; and New and Infill Development; 3. Environment Element: Wetland C. DEPARTMENT ANALYSIS: 1. Environmental Review Except when located on lands covered by water or sensitive areas, short plats are exempt from SEPA environmental review pursuant to WAC 197-11-800(6)(a). The proposed project is subject to environmental review due to a critical area on the site (within proposed Tract A) and is subject to City of Renton Environmental Review Procedures (RMC 4-9-070). 2. Compliance with ERC Conditions The City of Renton, on June 1, 2015, issued a Determination of Nonsignificance, Mitigated (DNS-M) with two (2) mitigation measures. The applicant will be required to comply with the mitigation measures as specified in the DNS-M. 3. Staff Review Comments ERC and Short Plat Report – Vuecrest II Short Plat Representatives from various city departments and the Renton School District 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. 4. Comments from the Public Comments received from the public were considered during review of the proposed project. Copies of these comments are included in the project file and in this report (Exhibit 19). 5. Consistency with Short Plat Criteria Approval of a plat is based upon several factors. The following short plat criteria have been established to assist decision-makers in the review of the plat: a) Compliance with the Comprehensive Designation The site is designated Residential Single Family (RS) on the Comprehensive Plan Land Use Map. Land designated RS is intended to be used for quality detached residential development organized into neighborhoods at urban densities. It is intended that infill development be carefully designed to enhance and improve the quality of single-family living environments. The proposal is consistent with the following Comprehensive Plan Land Use and Community Design Element policies, if all conditions of approval are met, unless noted otherwise: Policy LU-158. Net development densities should fall within a range of 4.0 to 8.0 dwelling units per net acre in Residential Single Family neighborhoods. Policy Objective Met Not Met Policy EN-6. When development may impact wetlands, the following hierarchy should be followed in deciding the appropriate course of action: a. avoid impacts to the wetland, b. minimize impacts to the wetland, c. restore the wetland when impacted, d. recreate the wetland at a ratio which will provide for its assured viability & success, e. enhance the functional values of an existing degraded wetland. Policy Objective Met Not Met Policy EN-7. Protect buffers along wetlands to facilitate infiltration and maintain stable water temperatures, provide for biological diversity, reduce amount and velocity of run-off, and provide for wildlife habitat. Policy Objective Met Not Met Objective CD-A. The City's unique natural features, including land form, vegetation, lakeshore, river, creeks and streams, and wetlands should be protected and enhanced as opportunities arise. Policy Objective Met Not Met Objective CD-C. Promote reinvestment in and upgrade of existing residential neighborhoods through redevelopment of small, underutilized parcels with infill development, modification and alteration of older housing stock, and improvements to streets and sidewalks to increase property values. Policy Objective Met Not Met Policy CD-12. Sidewalks or walking paths should be provided along streets in established neighborhoods, where sidewalks have not been previously constructed. Sidewalk width should be ample to safely and comfortably accommodate pedestrian traffic and, where practical, match existing sidewalks. Policy Objective Met Not Met X X X X X X ERC and Short Plat Report – Vuecrest II Short Plat Policy CD-14. Infill development, defined as new short plats of nine or fewer lots, should be encouraged in order to add variety, update housing stock, and increase vitality of neighborhoods. Policy Objective Met Not Met Policy CD-15. Infill development should be reflective of the existing character of established neighborhoods even when designed using different architectural styles, and/or responding to more urban setbacks, height or lot requirements. Infill development should draw on elements of existing development such as placement of structures, vegetation, and location of entries and walkways, to reflect the site planning and scale of existing areas. Policy Objective Met Not Met b) Compliance with the Underlying Zoning Designation The subject site is designated Residential-8 (R-8) Dwelling Units Per Net Acre (du/ac) on the City of Renton Zoning Map. RMC 4-2-110A provides development standards for development within the R- 8 zoning classification. The proposal is consistent with the following development standards if all conditions of approval are complied with: Density: The allowed density range in the R-8 zone is a maximum of 8.0 dwelling units per net acre. There is also a minimum density of 4 dwelling units per net acre. After subtracting 26,696 square feet for proposed right-of-way dedications and 1,126 square feet for critical areas, the net square footage of the site is 78,858 square feet (1.81 net acres). The 8-lot proposal would arrive at a net density of 4.42 dwelling units per net acre (8 lots / 1.81 acres = 4.42 du/ac), which falls within the permitted density range for the R-8 zone. Lot Dimensions: The minimum lot size permitted in the R-8 zoning designation is 7,000 square feet. A minimum lot width of 60 feet is required for interior lots and 70 feet for corner lots. Lot depth is required to be a minimum of 90 feet (Exhibit 2). As demonstrated in the table below, all lots meet the requirements for minimum lot size, depth, and width for the R-8 zone: Proposed Lots Lot Size 7,000 SF minimum Lot Depth 90 feet minimum Lot Width 60 feet required (70 feet corner lots) Lot 1 8,918 SF 126.36 feet 70.00 feet Lot 2 7,580 SF 126.29 feet 60.00 feet Lot 3 7,575 SF 126.22 feet 60.00 feet Lot 4 7,571 SF 126.15 feet 60.00 feet Lot 5 7,567 SF 126.08 feet 60.00 feet Lot 6 7,563 SF 126.01 feet 60.00 feet Lot 7 7,558 SF 125.94 feet 60.00 feet Lot 8 17,248 SF 125.94 feet 203.52 feet All Lots (Average) 8,948 SF 126.12 feet 79.19 feet Tract A – Critical Areas 8,404 SF N/A N/A Setbacks: The minimum front yard and rear yard setbacks in the R-8 zone are 25 feet; the minimum side yard setback is 7.5 feet; and the minimum side yard setback along a street is 17.5 feet. The proposed lots appear to contain adequate area to provide all the required setback areas. Compliance with building setback requirements would be reviewed and verified at the time of building permit review. The proposed lots are oriented so that the front yards of all the lots would face north towards Road A. The proposed lots appear to contain adequate area to provide all the required setback areas. X X ERC and Short Plat Report – Vuecrest II Short Plat Compliance with building setback requirements would be reviewed at the time of building permit review. Building Standards: The R-8 zone permits one dwelling with one accessory dwelling unit per lot. Accessory structures are permitted at a maximum number of two per lot with a maximum size of 720 square feet each, or a maximum of one per lot with a maximum of 1,000 square feet. Accessory structures are permitted only when associated with a primary structure located on the same parcel of land. The site contains one (1) existing single-family home and several outbuildings on-site. All structures will be demolished. Staff recommends as a condition of approval that the single-family home and outbuildings be removed prior to recording of the short plat. Height: The maximum building height in the R-8 zone is 30 feet. Detached accessory structures must remain below a height of 15 feet and one story. Building height is based on the measurement of the vertical distance from the grade plane to the average height of the roof surface. The grade plane is the average of existing ground level adjoining the building at exterior walls. Where the finished ground level slopes away from the exterior walls, the reference plane shall be established by the lowest points within the area between the building and the lot line, or where the lot line is more than 6 feet from the building, between the building and a point 6 feet from the building. One dwelling unit, of typical two-story, wood-frame construction, per lot is planned. Building elevations, which would be used to determine building height, have not been submitted. The building standards for the proposed lots would be reviewed and verified at the time of building permit review. Building Coverage: The maximum building coverage in the R-8 zone is 40 percent. Compliance with building coverage requirements would be reviewed at the time of building permit review. Impervious Coverage: The maximum allowed impervious surface area in the R-8 zone is fifty-five percent (55%). The total on-site impervious surface (roadways) will be approximately 0.55 acres or 22% of the site area (0.55 / 2.45 = 22%). The maximum building coverage is limited to 40% per lot, and the maximum impervious surface is 55% (Ordinance No. 5724). Compliance with impervious lot coverage requirements would be reviewed at the time of building permit review. Parking: Off-street parking for two (2) vehicles per residential unit is required. Sufficient area exists, on each lot, to accommodate off-street parking for a minimum of two vehicles. c) Community Assets Site Landscaping: Landscaping is required for all subdivisions, including short plats. A detailed landscape plan must be approved prior to issuance of street or utility construction permits. Ten feet (10’) of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways per RMC 4-4-070. Such landscaping shall include a mixture of trees, shrubs, and ground cover as approved by the Department of Community and Economic Development. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard. 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, ground cover are to be located in this area when present. The applicant has submitted a conceptual landscape plan (Exhibit 8) including the following trees: 9 Norwegian maple (street trees), 4 weeping Alaskan cedar, 3 dwarf Hinoki cypress, 3 Columnar Sargent Cherry, 3 greenspire linden (street trees), and 2 green giant western red cedar. The shrubs include: 17 mardi gras abelia, 5 arctic fire red-twig dogwood, 7 variegated red-twig dogwood, 11 springwood white heath, 14 yellow daylily, 10 Oregon myrtle, 10 purity lily-of-the-valley, 14 otto luyken laurel, and 6 snowmound spirea. Ground cover includes kinnikinnick, salal, creeping mahonia, lawn, creeping Taiwan bramble, and existing landscaping. Staff recommends that the applicant be required to revise the Landscape Plan to show a minimum of 10 feet of on-site landscaping at the northeast property corner of Lot 1 near the intersection of Main Ave S and Road A. The landscaping within the clear vision area shall consist of shrubs less than three feet in height at maturity and ground cover, consistent with RMC 4-4-070. ERC and Short Plat Report – Vuecrest II Short Plat Tree Retention: Existing trees shall be retained where feasible. RMC 4-4-130 requires 30 percent of trees to be retained. If the required number of trees cannot be retained, they must be replaced according to RMC 4-4-130H. The applicant provided a Final Tree Protection Plan Report prepared by Washington Forestry Consultants, Inc. (dated December 19, 2014; Exhibit 10) and a Tree Retention Worksheet. The report states that the forest was logged many years ago, leaving a sparse stand of residual trees. The site was not replanted, and bigleaf maple resprouts, red alder, and willow grew back and dominate the site. A small number of trees have been planted on-site. Overall, the tree quality on-site is very poor. The trees range between 10 and 70 years old. A total of 117 trees exist on the parcel, ranging in diameter from 3 to 38 inches DBH, of which 68 were classified as sound, healthy, long-term trees in the dominant and co-dominant crown class. The other 49 trees are not long-term trees due to structural defects or poor health (dead, diseased, or hazardous). There are 30 healthy trees in proposed public streets. The summary of trees is provided in Table 1. Table 1. Summary of Trees Species DBH Range (in.) Total No. of Trees No. of Healthy Trees No. of Trees in Poor Health* Bigleaf Maple 4-26 60 31 29 Douglas Fir 7-38 32 27 5 Western Red Cedar 6-18 6 5 1 Western Hemlock 6-22 2 1 1 Western White Pine 13-22 4 3 1 Other** 3-24 13 1 12 Sum 3-38 117 68 49 *Dead, diseased, or hazardous **Less prevalent tree species There are 38 healthy significant trees in the buildable area of the site. As previously mentioned, the applicant is required to retain 30 percent of the trees located on-site that are not located within critical areas, proposed rights-of-way, and access easements. Therefore, the applicant would be required to retain at least 11.4 trees to meet the 30% tree retention requirement. The applicant has proposed to retain 11 of the 38 healthy significant trees in the buildable area of the site, thereby complying with Tree Retention requirements of the code (Exhibit 9). The proposed tree retention plan preserves and enhances the City’s physical and aesthetic character by minimizing indiscriminate removal of the vegetation on-site. The provided Tree Protection Plan report includes specific tree protection measures for retained trees. The protection measures and conclusions are consistent with Renton Municipal Code and seek to retain 11 trees, which meets the minimum tree retention requirement. Critical Areas: The site contains a critical area at the northwest corner of the property. The applicant submitted a Critical Area Study prepared by Wetland Resources, Inc. (dated January 5, 2015; Exhibit 12), which addresses the site’s critical area. The on-site wetland is a linear depressional wetland adjacent to an intermittent flowing stream. This wetland is classified as a Category II under RMC 4-3- 050(M), since it is located at the headwater of the off-site stream and, as such, receives a standard buffer of 50 feet. The wetland continues off-site to the north and to the west. The wetland unit, including the off-site portion, varies from slightly disturbed, with yard waste and detritus from kid- related activities, to less disturbed in the on-site portion. As such, vegetation in the northern portion has higher concentration of invasive species, while the southern portion is more native in composition. The wetland unit is surrounded by residential development, and the entirety of the buffer shows signs of human disturbance. In general, depressional wetlands with direct connection to an intermittent stream have moderate potential to perform hydrologic functions. This wetland collects and temporarily stores precipitation, as well as floodwater entering downstream systems during storm events. The wetland is moderately vegetated, which allows the wetland to serve somewhat as a filter and allow sediment in the water to settle. The wetland provides a low to moderate value for hydrologic function and water quality. This wetland provides a low to moderate ERC and Short Plat Report – Vuecrest II Short Plat level of habitat interspersion given that it is primarily forested. This wetland provides secondary habitat to multiple species of birds. However, the size of this wetland and its proximity to residential development limits its ability to provide a high value for wildlife functions. The wetland provides a moderate value for wildlife habitat function. The applicant is proposing buffer averaging per RMC 4-3-050M.6.f in order to construct a roadway to the west property line. The minimum proposed buffer width as part of this averaging activity is 45 feet, which is 90 percent of the standard 50-foot buffer requirement. The areas of reduction identified as part of this averaging proposal are generally natively vegetated with a canopy of large coniferous and deciduous trees, an understory of smaller trees and shrubs, and an intact herbaceous layer. Due to this relatively undisturbed condition and lack of invasive species, the reduction area would have a limited lift of function from enhancement. The applicant is proposing to reduce the buffer by 313 square feet adjacent to the northwest side of the proposed roadway bordering Lot 8. In order to meet the no net loss of buffer requirement, 356 square feet of additional buffer will be added on either side of the buffer, north of the roadway (for a net gain of 43 SF). The applicant is proposing to designate all the wetland, stream, and associated buffers as a Native Growth Protection Area (NGPA) Tract. Staff recommends approval of the buffer averaging width and any associated improvements necessary to complete the construction of the retaining wall for the road, provided that (a) the development applications comply with the erosion control requirements of RMC 4-3-050 and (b) a replanting plan identifying any temporary disturbances to the existing native vegetation within Tract A and a re-vegetation planting plan are provided, to the Current Planning Project Manager, prior to construction permit approval. The Critical Areas Tract is proposed to be an 8,404-square-foot wetland tract. In order for the Category II wetland and its proposed buffer averaging to remain protected, staff recommends, as a condition of approval, that the applicant place Tract A in a Native Growth Protection Easement (NGPE), which shall be noted on the face of the plat. Staff recommends as a condition of approval that a homeowners association be established for the development, to ensure that responsibility is taken for maintenance of common improvements and tracts within the short plat. Finally, adequate provisions are being made for drainage and utility connections. Each owner of Lots 1 through 8 shall have a fractional interest in the Critical Areas Tract in order to protect the site in perpetuity. If portions of the wetland are not protected with the required road safety elements, such as a four foot (4’) black vinyl coated chain link fence or a beam guardrail, staff is recommending, as a condition of approval, that the applicant install a wood, split-rail fence with wetland signage along the edge of the Category 2 wetland buffer. The split-rail fence shall be constructed prior to recording of the short plat. Staff also recommends a condition of approval requiring the Homeowners Association to ensure maintenance of the split-rail fence. d) Compliance with Subdivision Regulations Streets: The development is located on the west side of the south end of Main Ave S near the intersection of Main Ave S (102nd Ave SE) and SE 186th St. Each lot must have access to a public street or road. The new lots would be accessed from Road A (extended west across the subject parcel from Main Ave S), a two-lane, paved residential access street. The City code requirement for paved width for a public half-street is 20 feet of paved road surface within a 35-foot ROW width. The remainder of the ROW width would include a 0.5-foot-wide curb, an 8-foot-wide landscaped planter, and a 5-foot-wide sidewalk on the development side (the south side). Storm water improvements are also required to be provided. The right-of-way width along Main Ave S is 50 feet fronting the site, with an existing half-street ROW width of 20 feet. In order to match the existing paved width (further north on Main Ave S), a half-street paved width of 11 feet (instead of the proposed 9.5 feet) from the centerline of the ROW is required along the frontage. The required frontage improvements along Main Ave S include storm water improvements, a 0.5-foot-wide curb, an 8-foot-wide landscaped planter, and a 5-foot-wide sidewalk. This will require a ROW dedication of 4.5 feet (subject to final survey) along the frontage of Main Ave S. City standards include a maximum slope of 4H:1V at the back of sidewalks. ERC and Short Plat Report – Vuecrest II Short Plat A street modification request was submitted for the proposed short plat. The street modifications for Road A include several requests: i. The internal site street (Road A) half-street improvements from STA 2+50 to STA 7+50 (Exhibit 5): Provide a 26-foot-wide paved surface, a 0.5-foot wide curb, an 8-foot-wide landscaped planter, and a 5-foot-wide sidewalk all within a 41.5-foot ROW width with on- street parking on the south side of the street. This increases the half-street ROW width from the minimum 35 to 41.5 feet of dedication. This modification is recommended for approval by staff (Exhibit 22). A 2-foot offset of the paved edge from the property line is also proposed within the ROW with a 4-foot-tall black vinyl coated chain link fence along the property line. Staff would also be supportive of a cedar fence along the north property line of this section of Road A. The maximum slope at the back of sidewalk, or back of the traveled edge, is shown in the road cross-section at 4H:1V. A construction easement and permanent slope easement from the north property neighbor may also be required, based on plans that will be reviewed during utility construction permit review. The street section has a 2% down slope towards the south, with curb and gutter at the south side for the straight portion of the road. The design includes a 5-foot centerline offset of the roadway centerline of proposed Road A in relation to a westerly extension of the centerline of existing SE 186th Street to the east. Adequate sight distance will be provided at the proposed intersection of the new half-street (Road A) with Main Ave S. The paving and trench restoration will comply with the City’s Trench Restoration and Overlay Requirements. ii. Road A from STA 1+78 to STA 2+50 (Exhibit 5): Includes a 22-foot-wide paved road surface with 0.5-foot-wide curb on both sides, a 5-foot-wide sidewalk on the south side immediately adjacent to the curb, and an 8-foot-wide landscape easement behind the sidewalk. The ROW width is 34.5 feet. The applicant is proposing a 4-foot-wide clear zone between the curb and the edge of the vertical drop-off into Tract A. The design includes a guardrail type 31 per WSDOT Standard Plan C-20.10-02 (but only if and where the exposed height of the proposed cast-in-place concrete wall will be greater than 6 feet), a 4-foot-tall black vinyl coated chain link fence, and a proposed cast-in-place concrete wall with a maximum height of 8 feet. The additional 2 feet of pavement is required due to the guardrail minimum separation requirement. Where no guardrail is required, a minimum 20-foot-wide roadway may be provided. A pedestrian barrier/fence should be located a minimum of 2 feet away from the curb, between the curb and the vertical drop-off. “No Parking” signs are required to be provided by the developer along this portion of the street. The street section includes a 2% down slope towards the south with curb and gutter at the south side. Considering both (1) the impacts to wetlands and wetland buffer that would occur if the roadway was built to standard code requirements and (2) the settlement agreement for Vuecrest Estates (Exhibit 20), staff is supportive of the requested street modification of Road A from STA 1+78 to STA 2+50. iii. Road A from STA 0+65 to STA 1+78 (Exhibit 5): Similar in design as Road A from STA 1+78 to STA 2+50. The applicant is proposing to stop/start the sidewalk near the west side of the driveway approach for Lot 8 and is considering installing a hammerhead turnaround near the west end of Road A as generally contemplated by the modified alternate layout (as shown in Exhibit B of Exhibit 18). Considering both (a) the impacts to wetlands and wetland buffer that would occur if the roadway was built to standard code requirements and (b) the settlement agreement for Vuecrest Estates, staff is supportive of the requested street modification of Road A from STA 0+65 to STA 1+78 with two (2) conditions (Exhibit 21). Staff recommends, as a condition of approval, that the developer install a 5-foot-wide sidewalk on the south side immediately adjacent to the curb, and an 8-foot-wide landscape easement behind the sidewalk. If the applicant installs a hammerhead turnaround near the west portion of Lot 8, staff is recommending that the applicant extend to the west the 5-foot sidewalk (from the Road A frontage of Lots 1 through 7) along the property frontage of Lot 8 ERC and Short Plat Report – Vuecrest II Short Plat to the west property line. A final landscaping plan and grading and drainage plan shall be submitted to the Current Plan Reviewer prior to construction permit approval. iv. Half-street improvements including curb, gutter, and sidewalk shall be installed on the site frontage on Main Ave S (existing half-street ROW width of 20 feet) with the required ROW dedication of 4.5 feet (subject to final survey). A street modification request was submitted to allow the sidewalk to be located at the back of curb, for approximately 40 feet, on the south end or west side of Main Ave S (102nd Ave SE) frontage. This street modification would allow the sidewalk to transition to the existing sidewalk along Main Ave S. This request would also preserve some trees on Main Ave S, which is acceptable to staff. If replacement trees are necessary due to a loss of trees due to the installation of the half- street improvements along the site frontage on Main Ave S, replacements for the lost trees may be planted in Lot 8. It is not anticipated that the proposed project would significantly or adversely impact the City of Renton’s street system subject to the payment of code-required impact fees and the construction of code-required frontage improvements (Exhibit 22). The fee, as determined by the Renton Municipal Code at the time of building permit issuance, shall be payable to the City. The applicant is proposing a public half-street (Road A) with improvements to serve the short plat’s internal site access needs. The internal access is proposed to connect with the proposed road of the adjacent Vuecrest Estates development (parcel ID 3123059048) situated to the west of the site, approved under LUA13-000642. If the road extension by the developer of the adjacent property to the west is not constructed either prior to or concurrently with the Vuecrest II project, then: (1) Either (a) an approved 90-foot-diameter cul-de-sac turnaround will be required as a condition of approval of the final short plat (as generally represented in the Exhibit A – 7-lot alternative layout included as part of Exhibit 18) or (b) (subject to Fire Department approval) a hammerhead turnaround may be provided (as generally represented in the Exhibit B – 8-lot alternative layout included as part of Exhibit 18) and (2) All homes located more than 500 feet from Main Avenue South (102nd Avenue SE) will require an approved fire sprinkler system as required by the Renton Fire Department. Storm water improvements are also required to be provided either on-site or via a joint stormwater detention and water quality facility within Vuecrest Estates (Harbour Homes). If the aforementioned cul-de-sac option is utilized, a stormwater vault must be constructed beneath a portion of the road/cul-de-sac and a second development tract (Tract B—see Exhibit A – 7-lot alternative layout included as part of Exhibit 18) would be required of the short plat. The purpose of the stormwater detention vault is to meet the water quality requirements of the development. If the project is developed with a cul-de-sac, a new Technical Information Report would be required. Additionally, staff also recommends that the project construction be required to comply with the mitigation recommendations identified in the submitted Geotechnical Engineering Study prepared by Earth Solutions NW, LLC, dated December 15, 2014 (Exhibit 11). The maximum width of any single loaded garage driveway shall not exceed nine feet (9'), and the maximum width of any double-loaded garage driveway shall not exceed sixteen feet (16'). The locations of proposed curb cuts for the new homes will be verified during the final platting process. The proposed short plat is anticipated to generate additional traffic on the City’s street system. Based on the number of new dwelling units and the average trip generation rates published by ITE in the “Trip Generation Manual” (9th Edition, 2012), the completed project would generate approximately 76 vehicular trips per day. Peak traffic volumes would occur during the weekday PM peak hour (a one-hour period between 4:00 pm and 6:00 pm). In order to mitigate transportation impacts, payment of transportation impact fees is applicable on all new single-family homes. The current transportation impact fee rate is $2,214.44 per new lot. The transportation impact fee that ERC and Short Plat Report – Vuecrest II Short Plat is current at the time of building permit will be levied. Payment of the transportation impact fee is due at the time of issuance of the single-family building permits. Street lighting is required for this short plat along the frontage of 102nd Ave SE (Main Ave S) and along the public street internal access road (Road A). LED lighting plans will be included with the civil plan submittal. Blocks: No blocks are being created as part of this short plat. Lots: The proposed eight (8) lots would meet the principles of acceptability for a short plat as stated in RMC 4-7-070B. Each lot would be a legal building site compliant with shape, orientation, and arrangement of the subdivision regulations and the development standards of the R-8 zone. All lots are rectangular in shape, except for the west lot (Lot 8), a lot that has a design layout which allows for tree preservation, vehicular turnaround, and public road access to the west property line. All eight lots meet the requirements for minimum lot size, depth, and width as demonstrated above in the lot dimension table on page 9 of this report. (Minor modifications to the lot geometry identified in the table are anticipated in order to provide for the approximately 4.5-foot additional width of street right-of-way to be dedicated along the subject parcel’s frontage of Main Avenue.) All eight proposed lots appear to have sufficient building area for the development of detached single-family residences, provided the applicant complies with the conditions of approval. Access to a public road would be created to each legal building lot. No direct driveway access from any lot to Main Ave S will be allowed. In addition to the proposed eight new lots, the subdivision would create a new roadway and one new tract (Tract A). e) Compliance with Residential Design Standards for Site Design Lot Configuration RMC 4-2-115E.1 Residential Design and Open Space Standards for Site Design Lot Configuration provides residential and open space standards for development within the R-8 zoning classification. The proposal is consistent with the following design standard: Lot width variation of 10 feet (10') minimum of one per four (4) abutting street-fronting lots. If a modification of the lot layout is later proposed [e.g., a modification that may generally conform to Exhibit A (the 7-lot alternative layout) or Exhibit B (the 8-lot alternative layout) included as part of Exhibit 18] the layout must comply with any one of the three alternative Residential Design and Open Space Standards for Site Design Lot Configuration for the R-8 zone set forth in the table in RMC 4-2-115E.1. f) Reasonableness of Proposed Boundaries Access: Each lot must have access to a public street or road. There will be approximately 690 linear feet of public roadways designed as “residential access roads” and constructed to serve the proposed eight (8) lots and 170 feet linear feet of half-street improvements on Main Ave S. Topography: The topography of the majority of the site appears to be relatively level (average slope is between 1% and 2%) with a moderate northwest descending slope in the northwest corner of the site (slopes ranging between 25% and 35%). Per the project surveyor, there are no slopes on-site that exceed 40%. Relationship to Existing Uses: Surrounding development is detached single-family residential. The proposal would be in harmony with the existing uses. The properties surrounding the subject site are residential single family and are designated R-4 or R-8 on the City’s zoning map. The proposal is similar to existing development patterns in the area and is consistent with the Comprehensive Plan and Zoning Code, which encourages residential infill development. g) Availability and Impact on Public Services (Timeliness) Police and Fire: Police service would be provided by the Renton Police Department. The Renton Police Department has commented that the proposed project would have minimal impact on police services with an estimated eight (8) calls for service annually. Sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provides Code- required improvements and fees. ERC and Short Plat Report – Vuecrest II Short Plat Fire Department apparatus access roadways are required to be a minimum of 20 feet wide fully paved, and they appear to be adequate. The fire flow requirement for a single-family residence is a minimum 1,000 gallons per minute (gpm) for structures up to 3,600 sf (including any attached garage and basement). If dwelling(s) exceed 3,600 sf, a minimum of 1,500 gpm would be required. If the adjacent project to the west does not get constructed either before or concurrent with the proposed project, either (a) an approved 90-foot-diameter cul-de-sac type turnaround is required for dead end streets over 300 feet long (see Exhibit A – 7-lot alternative layout included as part of Exhibit 18) or (b) (subject to Fire Department approval) a hammerhead turnaround may be provided (as generally represented in the Exhibit B – 8-lot alternative layout included as part of Exhibit 18). Additionally, if Road A becomes a dead end road by virtue of installation of a cul-de-sac turnaround (as generally represented in the Exhibit A – 7-lot alternative layout included as part of Exhibit 18), all homes beyond 500 feet from Main Ave S will be required to install an approved fire sprinkler system. A minimum one fire hydrant is required within 300 feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. There is one existing fire hydrant in the area that meets current code. The fire impact fees are currently applicable at the rate of $495.10 per single-family unit. The fee shall be payable to the City as specified by the Renton Municipal Code prior to building permit issuance. The Renton Fire Department is in favor of the proposed street improvements that would allow for a wider roadway, on-street parking, and secondary access to the adjacent plat of Vuecrest Estates. Schools: The Renton School District has indicated that they have capacity to accommodate students anticipated from this development. Students would attend Benson Hill Elementary School, Nelsen Middle School, and Lindbergh High School (each school is eligible for school bus transportation). According to the online Renton School District bus routes WebQuery, the bus stop for elementary students is located at the intersection of 102nd Ave SE and SE 186th St, and the bus stop for middle school and high school students is located at the intersection of 102nd Ave SE & SE 190th St. In 2014, a school bus stop shelter for the Snake Hill Neighborhood was constructed across Main Ave S as part of an Eagle Scout project by Alexander Martz. As part of the proposed project, sidewalks would be constructed along on-site roadways and the street frontage on Main Ave S. The proposed frontage improvements include a 5-foot-wide sidewalk. With the addition of the bus shelter, it is anticipated that adequate provisions have been made for safe walking conditions for students who walk to and from school and/or the bus shelter. A School Impact Fee would be collected on behalf of the Renton School District for each new residence at the time of building permit issuance. The current Renton School District fee for each new single-family dwelling is $5,541.00 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 $1,441.29 per new residence and is paid at the time of building permit issuance. Storm Water: A drainage plan and drainage report was submitted by Barghausen Consulting Engineers, Inc. (dated January 15, 2015; Exhibit 13). The proposed 8-lot subdivision is subject to Full Drainage review in accordance with the City of Renton Amendments to the 2009 King County Surface Water Manual. Based on the City’s flow control map, this site falls within the Flow Control Duration Standard, Forested Condition. The project is subject to basic water quality treatment and Level 3 flow control. The storm water storage for the project will be located in the adjacent Vuecrest Estates development (parcel ID 3123059048). The TIR prepared by DR Strong Consulting Engineers, Inc. for the Vuecrest Estates project, dated July 15, 2014, will need to be updated during final engineering design to include developed areas from the Vuecrest II project. A Level Two Downstream Analysis was also prepared by DR Strong Consulting Engineers, Inc. for the Vuecrest Estates project, dated July 15, 2014, and must also be updated during final engineering design to include the Vuecrest II project. If the construction of the proposed Vuecrest II project occurs after ERC and Short Plat Report – Vuecrest II Short Plat the adjacent Vuecrest Estates development, then the applicant would be required to construct an on-site stormwater facility for the Vuecrest II project. Appropriate individual lot flow control BMPs will be required to be provided by the project. Final plans and a drainage report based on the required City of Renton Amendments to the 2009 King County Surface Water Manual are required to be submitted with the utility construction permit. The current surface water system development charge (SDC) fee is $1,350.00 per new lot. Fees are payable prior to issuance of the construction permit, and the fee rate that is current at the time of issuance of the utility construction permit will be applicable. A Construction Stormwater General Permit from Department of Ecology is required since grading and clearing of the site exceeds one acre. Water: The applicant provided a water availability certificate from Soos Creek Water and Sewer District (Exhibit 14). The applicant is proposing a water connection by extending the water lines of the Vuecrest Estates development (parcel ID 3123059048). Because the Vuecrest Estates development is not yet constructed, the proposed water service connection is approved on the condition that the needed portion of the Vuecrest Estates development’s water system gets constructed either before or concurrently with the proposed Vuecrest II development. Otherwise, alternate water service provisions will be applicable. Approved water plans from Soos Creek Water and Sewer District should be provided to the City at the utility construction permit stage. New hydrants must be installed per Renton’s Fire Department standards in order to provide the required coverage for all lots. a. Sanitary Sewer: The applicant provided a sewer availability certificate from Soos Creek Water and Sewer District (Exhibit 15). The sewer connection is proposed as an extension of the sewer lines of the Vuecrest Estates development (parcel ID 3123059048) situated to the west of the site. Because the Vuecrest Estates development is not yet constructed, the proposed sewer service connection is through the Vuecrest Estates development. Prior to construction permit approval, the applicant will be required to obtain approval for a Critical Areas Exemption Permit for all permanent public utility activities that will intrude through adjacent wetlands or required wetland buffers, according to the City of Renton Critical Areas Regulations in RMC 4-3-050C, J, L, and N. Alternate sewer service provisions will be applicable should the sewer service be constructed before the needed portion of the Vuecrest Estates development’s sewer system is available. Approved sewer plans from Soos Creek Water and Sewer District should be provided to the City at the utility construction permit stage. D. FINDINGS OF FACT: Having reviewed the written record in the matter, the City now enters the following: 1. Request: The project proponent has requested approval of a short plat of 106,680 square feet (2.45 acres) and a net area of 78,858 square feet (1.81 net acres), located in the Talbot District, into eight (8) lots, suitable for development with single-family residential structures, and one Critical Areas Tract. The project would have a density of 4.42 dwelling units per net acre. 2. Application: The property, located at 4909 Main Ave S, is owned by KBS III LLC. 3. Comprehensive Plan: The property has a Comprehensive Plan land use designation of Residential Single Family (RS). The proposed project furthers the objectives and policies of the RS section of the Land Use Element of the Comprehensive Plan. 4. Zoning: Objectives and policies of the RS designation are implemented by standards and regulations of the Residential 8 zone. The project, as proposed, meets or exceeds the R-8 standards and regulations if all conditions are met. 5. Subdivision Regulations: The short plat, as proposed, would meet the requirements of Chapter 4-7 RMC, Subdivision Regulations if all conditions are met. ERC and Short Plat Report – Vuecrest II Short Plat 6. Existing Land Uses: One single-family home is located on the east side of the property, as well as several associated outbuildings, utilities, and a private gravel access driveway. 7. Exception through Modification: The applicant has submitted a street modification request to construct a second means of access from Main Ave S to the proposed adjacent plat (Vuecrest Estates) to the west by providing for functional secondary access for fire trucks and emergency vehicles, providing for additional on-street parking, and preserving existing trees. 8. Setbacks: Minimum building setback requirements would be met. 9. System Development Charges: The current surface water system development charge (SDC) fee is $1,350.00 per new lot. Fees are payable prior to issuance of the construction permit, and the fee rate that is current at the time of issuance of the utility construction permit will be applicable. 10. Public Utilities: Impacts to public services are assessed on a single-family dwelling unit basis. The fee for transportation impacts is $2,214.44 per single-family dwelling; the fee for parks is $1,441.29 per single- family dwelling; the fee for schools is $5,541.00 per single-family dwelling; and the fee for fire is $495.10 per single-family dwelling. The identified 2015 fee rates are effective from January 1, 2015 through December 31, 2015. City of Renton 2016 development fees become effective January 1, 2016. 11. Schools: The project site is located within the Renton School District (RSD), which encompasses approximately 35 square miles. Students would attend Benson Hill Elementary School, Nelsen Middle School, and Lindbergh High School. RSD has indicated it would be able to handle the impact of the additional students estimated to come from the proposed development. 12. Safe Routes to Schools: The Renton School District will bus all students to and from their respective schools, and there is an identified safe walking route to the neighborhood’s sheltered school bus stop. E. CONCLUSIONS: 1. The subject site is designated Residential Single Family (RS) in the Comprehensive Land Use Plan and complies with the goals, objectives, and policies established with this designation. 2. The subject site is zoned Residential 8 (R-8) and complies with the zoning and development standards established with this designation, provided the applicant complies with the Renton Municipal Code, mitigation measures, and conditions of approval. 3. The proposed 8-lot short plat complies with the subdivision regulations as established by Renton Municipal Code and state law, provided all advisory notes and conditions are complied with. 4. The proposed short plat complies with the street standards as established by Renton Municipal Code, provided the project complies with all advisory notes and conditions of approval contained herein. 5. The Street Modification request to RMC 4-6-060 allows for secondary access for street connectivity to the proposed adjacent plat to the west, provides for additional on-street parking, and preserves some existing on-site trees. F. DECISION: The Vuecrest II Short Plat and Street Modification, File No. LUA15-000026; ECF, SHPL-A, MOD is approved subject to the following conditions: 1. The applicant shall comply with the two SEPA mitigation measures. They are as follows: a. The applicant shall be required to provide to the Current Planning Project Manager for review and approval a replanting plan identifying any temporary disturbances to the existing native vegetation within Tract A and a re-vegetation planting plan for such disturbed area(s) prior to construction permit approval. b. Prior to construction permit approval, the applicant shall be required to obtain approval for a Critical Areas Exemption Permit for all permanent public utility activities that will intrude through adjacent ERC and Short Plat Report – Vuecrest II Short Plat wetlands or required wetland buffers, according to the City of Renton Critical Areas Regulations in RMC 4-3-050C, J, L, and N. 2. The applicant shall obtain a demolition permit and demolish all structures located on-site prior to recording of the short plat. 3. The applicant shall create and record a Native Growth Protection Easement (NGPE) for the area contained within the wetland and associated buffers over Critical Area Tract A prior to or concurrent with short plat recording. Each owner of Lots 1 through 8 shall have a fractional interest in the Critical Areas Tract in order to protect the Tract in perpetuity. 4. The applicant shall be required to create a Homeowners Association (HOA) with shared responsibility for tree and vegetation maintenance of the Native Growth Protection Easement over Critical Area Tract A. A draft of the document(s) shall be submitted to the Current Planning Project Manager for review and approval prior to the recording of the short plat. 5. The applicant shall be required to revise and resubmit the Landscape Plan to show a minimum of 10 feet of landscaping on Lot 1 at the northeast property corner at the intersection of Main Ave S and Road A. The landscaping within the clear vision area shall consist of shrubs less than three feet in height at maturity and groundcover, consistent with RMC 4-4-070. The plan shall be submitted for review and approval by the Current Planning Project Manager prior to the granting of a construction permit for on- site utilities. 6. Prior to final short plat, either: (a) A joint stormwater detention and water quality facility utility easement must be obtained with the Vuecrest Estates site to provide stormwater detention and meet water quality requirements for development of both the subject short plat development and the Vuecrest Estates subdivision development; or (b) A stormwater facility must be constructed on-site to provide stormwater detention and meet water quality requirements for the short plat development. 7. The applicant shall be required to submit, to the Plan Reviewer for review and approval, a revised final drainage report and associated plans, based on the 2009 King County Surface Water Design Manual as amended by the City of Renton prior to construction permit approval. 8. Prior to final short plat, a sewer main must be extended through and beneath off-site propert(ies) into the short plat site and along and beneath a portion of Road A as far to the east as is necessary to serve the development, with the segment(s) of off-site sewer to be located in public street right-of-way and/or in sewer easement(s) granted and approved by Soos Creek Water & Sewer District. 9. If and to the extent that the wetland is not already protected with road safety elements, such as a four- foot-tall black vinyl coated chain link fence or a beam guardrail, the applicant shall install a wood split- rail fence with wetland signage along the edge of the Category 2 wetland buffer. Such a split-rail fence shall be constructed prior to recording of the short plat. A requirement to maintain the fence by a Homeowners Association shall be placed on the face of the short plat. 10. The applicant shall comply with the recommendations contained in the Geotechnical Engineering Study, prepared by Earth Solutions NW, LLC dated December 15, 2014 (or an updated report submitted at a later date) during site and building construction. 11. The applicant shall provide a minimum 5-foot-wide concrete sidewalk along the south side of the public street frontage (Road A - STA 0+65 to STA 1+78) of Lot 8, immediately adjacent to the curb, followed by an 8-foot-wide landscape easement behind the sidewalk. A revised landscaping plan shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. 12. If Road A becomes a dead end road by virtue of installation of a cul-de-sac turnaround (as generally represented in the Exhibit A – 7-lot alternative layout included as part of Exhibit 18), all homes beyond ERC and Short Plat Report – Vuecrest II Short Plat 500 feet from Main Ave S will be required to install an approved fire sprinkler system as determined by the City of Renton Fire Department in accordance with applicable fire code standards. DECISION ON LAND USE ACTION: SIGNATURE: Jennifer Henning, Planning Director Department of Community & Economic Development Date TRANSMITTED this 1st day of June 2015 to the Contact/Applicant/Owner(s): Applicant/Owner(s): Contact: KBS III LLC Attn: Kolin Taylor 12320 NE 8th St, #100 Bellevue, WA 98005 Wayne Potter Novastar Development, Inc. 18215 72nd Ave S Kent, WA 98032 TRANSMITTED this 1st day of June 2015 to the Parties of Record: Joe Mackenzie 4835 Main Ave S Renton, WA 98055 David Rasmussen Sundance at Talbot Ridge – HOA 723 S 47th St Renton, WA 98055 Lynn Briere 10339 SE 187th Pl Renton, WA 98055 TRANSMITTED this 1st day of June 2015 to the following: Jan Conklin, Development Services C.E. “Chip” Vincent, CED Administrator Vanessa Dolbee, Current Planning Manager Plan Review Fire Marshal G. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION The Environmental Determination and the Administrative Short Plat Review decisions will become final if the decisions are not appealed within the 14-day appeal period [RCW 43.21.C.075(3); WAC 197-11-680)]. Environmental Determination Appeal: Appeals of the environmental determination must be filed in writing to the Hearing Examiner on or before 5:00 p.m. June 19, 2015. Administrative Short Plat Approval Appeal: Appeals of the administrative site development plan review decision must be filed in writing to the Hearing Examiner on or before 5:00 p.m. on June 19, 2015. APPEALS: The above land use decisions will become final if not appealed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8- 110 governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office, Renton City Hall - 7th Floor, (425) 430-6510. 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. ERC and Short Plat Report – Vuecrest II Short Plat EXPIRATION: The Administrative Short Plat approval 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. 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.