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HomeMy WebLinkAboutD_Shum_Short_Plat_LUA22-000017DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Shum Short Plat_LUA22-000017 A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: July 6, 2022 Project File Number: PR22-000056 Project Name: Shum Short Plat Land Use File Number: LUA22-000017, SHPL-A, MOD Project Manager: Angelea Weihs, Associate Planner Owner: Hoi-Fung Shum; 17723 110th Pl SE Renton, WA 98055 Applicant: David Wu; 14632 14th Ave SE Mill Creek, WA 98012 Contact: David Wu, dwudesign, 14632 14th Ave SE Mill Creek, WA 98012 Project Location: 1157 Queen Avenue NE (Parcel number 1065700100) Project Summary: The applicant is requesting approval of a Preliminary Short Plat and one (1) Street Modification for the proposed subdivision of an existing parcel into two (2) lots and one (1) stormwater tract. The subject property is a through-lot located at 1157 Queen Ave NE (Parcel number 1065700100). The parcel has public street frontage on both Pierce Ave NE and Queen Ave NE and is located within the Residential-8 (R-8) Zone and the Residential Medium Density Land Use Designation. The project site totals 17,174 square feet (0.39 acres) in area and is currently vacant. Access to the site is proposed via two (2) residential driveways off of Pierce Ave NE. The proposal includes approximately 2,615 square feet of public right of way dedication along Pierce Ave NE and frontage improvements along both street frontages. A street modification is requested for street frontage improvements to Pierce Ave NE. The proposed lot sizes are 5,843 square feet for proposed Lot A and 6,055 square feet for proposed Lot B. A 2,662 SF stormwater tract (Tract A) is proposed on the east side of the site. No critical areas are mapped on the project site. The applicant submitted an Arborist Report, Preliminary Technical Information Report (TIR), and Geotechnical Engineering Report with the project application. Site Area: 17,174 square feet (0.39 acres) DocuSign Envelope ID: B58AD446-584F-46BF-8420-90761B7E491E City of Renton Department of Community & Economic Development Shum Short Plat Administrative Report & Decision LUA22-000017, SHPL-A, MOD Report of July 6, 2022 Page 2 of 24 D_Shum Short Plat_LUA22-000017 B. EXHIBITS: Exhibit 1: Administrative Decision Exhibit 2: Preliminary Short Plat Map Exhibit 3: Landscape Plan Exhibit 4: Arborist Report Exhibit 5: Tree Retention and Replacement Plan Exhibit 6: Street Modification Justification Exhibit 7: Preliminary Grading and Storm Drainage Plan, prepared by Patrick Harron & Associates LLC, dated May 4, 2022 Exhibit 8: Preliminary Technical Information Report (TIR), prepared by Patrick Harron & Associates LLC, revised on May 4, 2022 Exhibit 9: Geotechnical Report, prepared by Geological & Geotechnical Consulting, dated October 27, 2021 Exhibit 10: Topographic Survey Exhibit 11: Transportation Concurrency Memo Exhibit 12: Advisory Notes Exhibit 13: Brentwood Park Addition C. GENERAL INFORMATION: 1. Owner(s) of Record: Hoi-Fung Shum; 17723 110th Pl SE Renton, WA 98055 2. Zoning Classification: Residential-8 (R-8) 3. Comprehensive Plan Land Use Designation: Residential Medium Density (MD) 4. Existing Site Use: Vacant 5. Critical Areas: Not Applicable 6. Neighborhood Characteristics: a. North: R-8 Zone b. East: Queen Ave NE; R-8 Zone c. South: R-8 Zone d. West: Pierce Ave NE; R-8 Zone 7. Site Area: 17,174 square feet (0.39 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 DocuSign Envelope ID: B58AD446-584F-46BF-8420-90761B7E491E City of Renton Department of Community & Economic Development Shum Short Plat Administrative Report & Decision LUA22-000017, SHPL-A, MOD Report of July 6, 2022 Page 3 of 24 D_Shum Short Plat_LUA22-000017 Annexation N/A 1475 03/25/1954 Lot Line Adjustment LUA97-168 N/A 11/12/1997 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service is provided by City of Renton. There is an existing 8-inch water main located in Pierce Ave NE. There is an existing 8-inch, dead-end water main located in Queen Ave NE. b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch gravity wastewater main located in Pierce Ave NE. There is an existing 8 -inch gravity wastewater main located in Queen Ave NE. There is an existing 6-inch PVC sewer stub located in the northwest corner of the property. c. Surface/Storm Water: There are no stormwater facilities on or abutting the sites frontages. There is an existing 8-inch public stormwater main on the east side of Pierce Ave NE, near the southwest corner of the property. There is an existing 12-inch public stormwater main on Queen Ave NE, approximately 220 feet south of the property. There is no existing on -site stormwater conveyance system. 2. Streets: The existing site has street frontage on Pierce Ave NE to the west and Queen Ave NE to the east. Pierce Ave NE is classified as a residential access street. Per the King County Assessor’s Map, the existing right-of-way (ROW) width for Pierce Ave NE is approximately 30 feet, except for the sou thern 20 feet which has an existing ROW width of approximately 50 feet. The existing frontage along Pierce Ave NE is unimproved. Queen Ave NE is classified as a residential access street. Per the King County Assessor’s Map, the existing ROW width is approximately 50 feet (30 feet from centerline). The existing frontage along Queen Ave NE is unimproved. 3. Fire Protection: Renton Regional Fire Authority (RRFA) F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations c. Section 4-2-110: Residential Development Standards d. Section 4-2-115: Residential Design and Open Space Standards 2. Chapter 4 City-Wide Property Development Standards 3. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 4. Chapter 7 Subdivision Regulations a. Section 4-7-070: Detailed Procedures for Short Subdivision 5. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element DocuSign Envelope ID: B58AD446-584F-46BF-8420-90761B7E491E City of Renton Department of Community & Economic Development Shum Short Plat Administrative Report & Decision LUA22-000017, SHPL-A, MOD Report of July 6, 2022 Page 4 of 24 D_Shum Short Plat_LUA22-000017 H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on January 14, 2022, and determined the application incomplete on February 8, 2022. The Planning Division determined the application complete on February 21, 2021, following payment of required fees. The project was later placed on hold on March 16, 2022, and taken off hold on April 14, 2022. The project complies with the 120-day review period. 2. The project site is located at 1157 Queen Avenue NE (Parcel number 1065700100). 3. The project site is currently vacant. 4. Access to the site is proposed via two (2) residential driveways off of Pierce Ave NE. 5. The property is located within the Residential-8 (R-8) zoning classification and within the Residential Medium Density (MD) Comprehensive Plan land use designation. 6. There are a total of eleven (11) significant trees located on -site prior to right of way dedication, and five (5) significant trees identified off-site. Twelve (12) existing significant trees are located within the existing and proposed public right of way along Pierce Ave NE, of which the applicant is proposing to retain six (6) trees. A total of three (3) trees would be located on-site following public right of way dedication, of which the applicant is proposing to retain one (1) tree. 7. No critical areas are mapped on the project site. 8. Approximately 50 cubic yards of material would be cut on-site and approximately 20 cubic yards of fill, via reuse of native soil, is proposed on-site. 9. The applicant is proposing to begin construction i mmediately following land use and civil construction permit approval. 10. The proposal is categorically exempt from State Environmental Plicy Act (SEPA) review pursuant to categorical exemption WAC 197-11-800(6)(d). 11. Staff received no public or agency comment letters. 12. Representatives from various city departments have reviewed the application m aterials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 13. Comprehensive Plan Compliance: The site is designated Residential Medium Density (MD) on the City’s Comprehensive Plan Map. The purpose of the MD designation is to allow a variety of single-family and multi-family development types, with continuity created through the application of design guidelines, the organization of roadways, sidewalks, public spaces, and the placement of community gathering places and civic amenities. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met: Compliance Comprehensive Plan Analysis ✓ Policy L-3: Encourage infill development of single-family units as a mean 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, DocuSign Envelope ID: B58AD446-584F-46BF-8420-90761B7E491E City of Renton Department of Community & Economic Development Shum Short Plat Administrative Report & Decision LUA22-000017, SHPL-A, MOD Report of July 6, 2022 Page 5 of 24 D_Shum Short Plat_LUA22-000017 • Development of new multi-family and mixed-use in the City Center and in the Residential High Density and Commercial Mixed Use designations, and • Infill development on vacant and underutilized land in established neighborhoods and multi-family areas. ✓ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. ✓ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development. ✓ Policy L-48: Address privacy and quality of life for existing residents by considering scale and context in infill project design. ✓ Policy L-55: Preserve natural landforms, vegetation, distinctive stands of trees, natural slopes, and scenic areas that contribute to the City’s identity, preserve property values, and visually define the community and neighborhoods. 14. Zoning Development Standard Compliance: The site is classified Residential-8 (R-8) on the City’s Zoning Map. Development in the R-8 Zone is intended to create opportunities for new single-family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single-family neighborhoods. It is intended to accommodate uses that are compatible with and support a high-quality residential environment and add to a sense of community. The proposal is compliant with the following development standards, as outlined in RMC 4-2-110.A, if all conditions of approval are met: Compliance R-8 Zone Develop Standards and Analysis ✓ Density: The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per net acre. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. Staff Comment: Based on a net area of 14,559 SF (17,174 square-foot gross area – 2,615 SF of public street ROW dedication along Pierce Ave NE), the proposal for two (2) residential lots on the project site would result in a net density of 5.98 dwelling units per acre (2 lots / 0.33 acres = 5.98 du/ac) which meets the minimum and maximum density requirements of the R-8 zone. Therefore, the proposal complies with the requirements for 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 (60 feet for corner lots) and a minimum lot depth of 80 feet is required. The following table identifies the proposed approximate dimensions for L ots 1-2 and Tract A. Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.) Lot A 5,843 65.61 89.13 Lot B 6,055 65.50 89.08 Tract A (Stormwater) 2,662 116.63 26.125 Staff Comment: All proposed lots would comply with the minimum lot size, width and depth requirements for the R-8 zone. DocuSign Envelope ID: B58AD446-584F-46BF-8420-90761B7E491E City of Renton Department of Community & Economic Development Shum Short Plat Administrative Report & Decision LUA22-000017, SHPL-A, MOD Report of July 6, 2022 Page 6 of 24 D_Shum Short Plat_LUA22-000017 Compliance not yet determined Setbacks: The required setbacks in the R-8 zone are as follows: front yard is 20 feet, side yard is 5 feet, secondary front yard (applies to corner lots) is 15 feet, and the rear yard is 25 feet. Staff Comment: The Preliminary Short Plat Map (Exhibit 2) provided with the project application indicates incorrect building setbacks; however, p roposed lots A and B have sufficient lot area to develop a single-family home on each lot, and comply with the setback requirements of the zone. ✓ Building Standards: The R-8 zone has a maximum building coverage of 50% and a maximum impervious surface coverage of 65%. In the R-8 zone, a maximum building height of 2 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height. If the height of wall plates on a building are less than the states maximum the roof may project higher to account for the difference, yet the combined height of both features shall not exceed the combined maximums. Common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12, decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet from each minimum building setback line for each one (1) vertical foot above the maximum wall plate height. Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g., shed roof) may exceed the stated maximum if the average of wall plate heights is equal or less than the maximum wall plate height allowed. Staff Comment: Building height, building coverage, and impervious surface coverage for the new single-family residences would be verified at the time of building permit review. Compliant if condition of approval is met Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot on-site landscape strip along all public street frontages. Additional minimum right of way 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, shall be planted within planting strips pursuant to the following standards, provided there shall be a minimum of one street tree planted per lot. a. Trees shall be selected from th e City’s Approved Street Tree List based on the width of the planting strip and the presence or lack of overhead power lines; provided, the Administrator and City arborist shall each retain the right to reject any proposed cultivar regardless of whether or not the cultivar is on the City’s Approved Street Tree List. b. Street trees shall have a minimum caliper of two inches (2"), and be planted pursuant to the standards promulgated by the City, which may require root barriers, structured soils, or other measures to help prevent tree roots from damaging infrastructure. c. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right -of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, street lights, utility poles, traffic signs, fire hydrants, a nd DocuSign Envelope ID: B58AD446-584F-46BF-8420-90761B7E491E City of Renton Department of Community & Economic Development Shum Short Plat Administrative Report & Decision LUA22-000017, SHPL-A, MOD Report of July 6, 2022 Page 7 of 24 D_Shum Short Plat_LUA22-000017 driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. Staff Comment: The applicant submitted a Landscape Plan prepared by Landscape Architect Glenn Takagi (dated December 24, 2021; Exhibit 3) with the project application materials. The subject property fronts Pierce Ave NE to the west and Queen Ave NE to the east. Three (3) main elements are proposed as part of the landscape plan including an approximate 18 to 22-foot wide off-site planter strip between the new sidewalk and the street along Pierce Ave NE, an 8-foot planter strip between the new sidewalk and the street along Queen Ave NE, and a 10-foot wide on-site landscape strip along Pierce Ave NE. A Plant Schedule was included on the Landscape Plan and included a variety of shrubs and ground cover plants proposed within both elements including but not limited to: Rockrose, Dwarf Fountain Grass, Sword Fern, Dwarf Laurel, Evergreen Huckleberry, Kinnickinnick, and Creeping Mahonia. The project proposal includes 10 feet of onsite landscaping along the street frontage of Pierce Ave NE. The 10 feet of onsite landscaping is required to include a mixture of trees, shrubs, and groundcover; however, the ground cover that is proposed along Pierce Ave NE does not extend the full required dimension of 10 feet as required by code. A proposed stormwater tract (Storm Drain Tract A; See Exhibit 7) occupies 116.63 feet of the property’s 131.11 feet of street frontage along Queen Ave NE. The proposal does not include the required 10 feet of on-site street frontage landscaping along Queen Ave NE, either within or outside of the proposed Storm Drain Tract A. Based on the lot sizes and dimensions of proposed Lot A and B, the site provides enough land area to accommodate a larger storm drain tract, with inclusion of a 10-foot planter strip along Queen Ave NE. In order to comply with the street frontage landscaping requirements per RMC 4-4-070F.1, staff recommends as a condition of approval that the appli cant submit a revised landscape plan at the time of Civil Construction Permit application that demonstrates compliance with the minimum 10-foot on-site landscape strip along all public street frontages. The landscaping shall include a mixture of trees, shr ubs, and groundcover. The street landscaping within the stormwater tract shall include tree species and that are compatible with size, root depth, and space limitations created by the proposed trench. The proposed street tree species within the Queen Ave NE public right of way is Persian Parrotia. Persian Parrotia is listed on the City Approved Tree List. The landscaping plan does not identify potential utility conflicts with the proposed street tree planting and new power poles are proposed within the planter area. The applicant proposes to maintain existing overhead power to the north and south of the project area and underground new service between poles along the street frontage of Queen Ave NE. The proposed trees are spaced approximately 30 feet on center. The mature spread for Persian Parrotia can be between 20 feet. Therefore, staff recommends as a condition of approval the applicant revise the landscaping plan with the Civil Construction Permit to include tree species within the public right of way that are compatible with root size and space limitations created by the underground utilities and new utility poles . The DocuSign Envelope ID: B58AD446-584F-46BF-8420-90761B7E491E City of Renton Department of Community & Economic Development Shum Short Plat Administrative Report & Decision LUA22-000017, SHPL-A, MOD Report of July 6, 2022 Page 8 of 24 D_Shum Short Plat_LUA22-000017 detailed landscaping plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Per RMC 4-4-070H.6.c, perimeter landscaping with a minimum depth of 15 feet is required around storm drainage facilities, within the boundaries of the required storm drainage facility tract, unless otherwise determined through the subdivision review process. The applicant is proposing one dedicated stormwater tract (Tract A) along the eastern edge of the site. A detention trench is proposed within Tract A to manage stormwater and will consist of a storage trench with two 3 -foot diameter pipes in the center, with the remainder filled with washed rock. The proposed trench is located one- foot (1’) below the surface grade (Exhibit 7) and therefore not visible. The project proposal does not include the required minimum 15 feet of perimeter landscaping around all sides of the proposed stormwater drainage facility. In lieu of the required 15 feet of perimeter landscaping around all sides of the stormwater drainage facility, staff recommends approval of a landscaping alternative that includes the 15 feet of perimeter landscaping (combined with the required 10 feet of on -site street frontage landscaping along Queen Ave NE) on top of the drainage facility, rather than around it, provided that the 15 feet of landscaping is provided within all sides of each stormwater tract. Therefore, staff recommends a condition of approval that the applicant revise the project proposal to include the required 15 feet of perimeter landscaping within all sides of the proposed stormwater Tract A. The landscaping shall include a mixture of trees, shrubs, and groundcover, or as otherwise determined by the Current Planning Project Manager. Species shall be compatible with the size, root depth, and space limitations created by the proposed trench. The revised landscape plan demonstrating compli ance with the minimum perimeter landscaping shall be submitted at the time of Civil Construction Permit application, for review and approval by the Current Planning Project Manager, prior to Civil Construction Permit issuance. In addition, the current landscape plan does not show the proposed trench within a tract, as shown in the Preliminary Grading and Storm Drainage Plan (Exhibit 7). The revised landscape plan will need to accurately show the proposed storm drainage facility within a tract. In addition, staff recommends as a condition of approval that the applicant record a note on the face of the plat that executes a shared maintenance agreement for equal ownership and maintenance responsibilities for improvements and landscaping within 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. The street frontage landscaping on Lots A and B shall be installed prior to finalizing the single-family building permits. The landscaping on proposed Tract A shall be installed prior to short plat recording. Twelve (12) existing significant trees are located within the proposed public right of way along Pierce Ave NE. In order to retain as many trees as possible within the public right of way, the applicant is requesting a street modification (see discussion under FOF 1 7, Street Modification Analysis) for cross section changes to the Pierce Ave NE frontage improvements to retain the existing road pavement and provide a larger planter width for the existing trees. Compliant if condition of approval is met Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4 - 4-130) require the retention of 30 percent of trees in a residential development. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent DocuSign Envelope ID: B58AD446-584F-46BF-8420-90761B7E491E City of Renton Department of Community & Economic Development Shum Short Plat Administrative Report & Decision LUA22-000017, SHPL-A, MOD Report of July 6, 2022 Page 9 of 24 D_Shum Short Plat_LUA22-000017 to critical areas and their associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non - native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. A minimum tree density shall be maintained on each residentially zoned lot. For detached single-family development, the minimum tree density is two (2) significant trees for every five thousand (5,000) square feet. The tree density may consist of existing trees, replacement trees, trees required pursuant to RMC 4-4-070F1, Street Frontage Landscaping Required, or a combination. Staff Comment: A conceptual Tree Retention and Replacement Plan (Exhibit 5) and Arborist Report (Exhibit 4) were submitted with the project application materials. The Arborist Report identifies a total of eleven (11) significant trees on-site and five (5) significant trees off-site. All trees identified in the arborist report are in good to fair health/condition. Eight (8) of the eleven (11) on-site significant trees are located within the proposed public right of way dedication along the Pierce Ave NE street frontage. The applicant is requesting a street modification (Exhibit 6) for cross section changes to the Pierce Ave NE frontage improvements to retain the existing road pavement and provide a larger planter width in order to retain as many existing significant trees within the public right of way as feasible. See further discussion and conditions of approval under FOF 17, Street Modification Analysis. A total of three (3) trees remain on-site following the deduction of trees located within the proposed public right of way. Two (2) trees are proposed for removal due to proximity to the proposed new single-family residence located on Lot B and the stormwater facility. The proposed tree retention of one (1) Bigleaf maple (9-caliper inches) complies with the minimum tree retention requirements of the R -8 zone, providing 30 percent (30%) retention. 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. A minimum of two (2) trees are required on both Lots A and Lot B to comply with tree density requirements. The conceptual Tree Retention and Replacement Plan demonstrates compliance for Lot B by showing a total of three (3) proposed trees, including one proposed Flame maple, one proposed Evergreen magnolia, and one proposed Incense cedar. The replacement plan demonstrates compliance for Lot A by showing a total of four (4) trees, including one Bigleaf maple tree to be retained, two (2) proposed Flame maples, and one proposed Incense cedar tree. The proposal includes the removal of a large, 51.5 caliper inch Paci fic madrone tree. Per RMC 4-4-070G.6, vegetation within required setbacks or screening areas shall be retained or planted in this order of preference: (a) native coniferous trees; (b) native deciduous trees; (c) other native vegetation. In order to mitigate for the removal of the large native tree, staff recommends as a condition of approval that the proposed Incense cedar trees, as identified on the conceptual Tree Retention and Replacement DocuSign Envelope ID: B58AD446-584F-46BF-8420-90761B7E491E City of Renton Department of Community & Economic Development Shum Short Plat Administrative Report & Decision LUA22-000017, SHPL-A, MOD Report of July 6, 2022 Page 10 of 24 D_Shum Short Plat_LUA22-000017 Plan, be replaced with native, large-species evergreen trees, such as Douglas fir, Western red cedar, Western hemlock, or similar species tree s as determined by the Current Planning Project Manager. A revised Tree Retention and Replacement Plan demonstrating compliance with the vegetation preference requirements, per RMC 4-4- 070G.6, shall be submitted at the time of Civil Construction Permit application for review and approval by the Current Planning Project Manager, prior to Civil Construction Permit issuance. Compliance with minimum tree density will be verified at the time of building permit application review for the new single -family homes. Onsite landscaping shall be installed prior to final occupancy for the individual homes and landscaping within the ri ght-of-way shall be installed prior to short plat recording. ✓ Parking: Parking regulations require that a minimum of two parking spaces be provided for each detached dwelling. Driveway cuts are required to be a minimum of 5 feet from property lines and new driveways may be a maximum of 16 feet in width at the property line. Maximum driveway slopes shall not exceed fifteen percent (15%); provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or cr ossing any public sidewalk. Staff Comment: Each lot contains adequate area for the provision of two (2) parking spaces per dwelling unit as required by RMC 4 -4-080. Parking requirements and driveway grades for each of the new residences proposed would be verified at the time of building permit review. The applicant is requesting a street modification for cross section changes to the Pierce Ave NE frontage improvements to retain the existing road pavement and provide a larger planter width in order to retain existing significant trees within the public right of way. Staff recommended a condition of approval to require a revised arborist report and a tree root reconnaissance be provided at the time of Civil Construction Permit that provides analysis and recommendation for driveway designs that provide retention of as many trees as feasible within the public right of way. See further discussion and conditions of approval under FOF 17, Street Modification Analysis. Compliance with individual or joint use driveway standards for Lots A and B would be reviewed at the time of Civil Construction Permit and building permit review for each lot. Compliant if conditions of approval are 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, secondary front yard, or rear yard (where the rear yard abuts a public or private street), 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: Based on the submitted Preliminary Grading and Storm Drainage Plan (Exhibit 7) and Landscape Plan (Exhibit 3), no new fences or retaining walls appear to be proposed on the site. An existing five-foot (5’) chain-link fence is located along the south, east, and west property lines of the project site. The submitted Topographic Survey (Exhibit 10) indicates that the existing fence is encroaching within the public right of way of both Queen Ave NE and Pierce Ave NE. DocuSign Envelope ID: B58AD446-584F-46BF-8420-90761B7E491E City of Renton Department of Community & Economic Development Shum Short Plat Administrative Report & Decision LUA22-000017, SHPL-A, MOD Report of July 6, 2022 Page 11 of 24 D_Shum Short Plat_LUA22-000017 15. Design Standards: Residential Design and Open Space Standards (RMC 4 -2-115) are applicable in the R-8 zone. The Standards implement policies established in the Land Use Element of the Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to approval of the subdivision. Compliance with Residential Design Standards would be verified prior to issuance of the building permit for the new single-family homes. The proposal is consistent with the following design standards, unless noted otherwise: Compliance Design Standards R-8 and Analysis N/A Lot Configuration: One of the following is required of preliminary plat applications: 1. Lot width variation of 10 feet (10’) minimum of one per four (4) abutting street- fronting lots, or 2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square feet size difference) for street-fronting lots, or 3. A front yard setback variation of at least five feet (5’) minimum for at least every four (4) abutting street fronting lots. Staff Comment: Not applicable for short plats. ✓ Lots shall be configured to achieve both of the following: 1. The location of stormwater infiltration LID facilities is optimized, consistent with the Surface Water Design Manual. Building and property line setbacks are specified in the Surface Water Design Manual for infiltration facilities. 2. Soils with good infiltration potential for stormwater management are preserved to the maximum extent practicable as defined by the Surface Water Design Manual. Staff Comment: See FOF 18 regarding storm water requirements. Compliance not yet demonstrated Garages: If an attached garage is wider than twenty six feet (26’), at least one (1) garage door shall be recessed a minimum of four feet (4’) from the other garage door. Additionally, one of the following is required: Per RMC 4-4-040.D.2, a fence shall not exceed forty -eight inches (48") in height within the front yard or rear yard (where the rear yard abuts a public or private street). The existing fence does not comply with the required height limitations. Furthermore, the fence is not permitted within public right of way. In order to ensure compliance with the maximum fence height and location regulations, staff recommends as a condition of approval that the applicant relocate the existing fencing outside of the public right of way and demonstrate compliance with the maximum fence height regulations at the time of Civil Construction Permit application. Revisions to the existing fence shall be reflected in the Civil Construction Permit submittal for review an d approval by the Current Planning Project Manager, and an inspection shall be completed verifying compliance prior to Short Plat recording. The Landscape Plan (Exhibit 3) submitted with the project application does not identify fences for the new lots. Compliance with maximum heights for future fences on individual lots would be verified at the time of final inspection for the new single -family homes. DocuSign Envelope ID: B58AD446-584F-46BF-8420-90761B7E491E City of Renton Department of Community & Economic Development Shum Short Plat Administrative Report & Decision LUA22-000017, SHPL-A, MOD Report of July 6, 2022 Page 12 of 24 D_Shum Short Plat_LUA22-000017 1. The front porch projects in front of the garage a minimum of five feet (5’), and is a minimum of twelve feet (12’) wide, or 2. The roof extends at least five feet (5') (not including eaves) beyond the front of the garage for at least the width of the garage plus the porch/stoop area, or 3. The garage is alley accessed, or 4. The garage entry does not face a public and/or private street or an access easement, or 5. The garage width represents no greater than fifty percent (50%) of the width of the front facade at ground level, or 6. The garage is detached, or 7. The garage doors contain a minimum of thirty percent (30%) glazing, architectural detailing (e.g. trim and hardware), and are recessed from the front façade a minimum of five feet (5’), and from the front porch a minimum of seven feet (7’). Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Primary Entry: The entry shall include a porch or stoop with a minimum depth of five feet (5') and minimum height of twelve inches (12") above grade. Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Facade Modulation: One of the following is required: 1. An offset of at least one story that is at least ten feet (10') wide and two feet (2') in depth on facades visible from the street, or 2. At least two feet (2') offset of second story from first story on one street facing facade. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Windows and Doors: Windows and doors shall constitute twenty-five percent (25%) of all facades facing street frontage or public spaces. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Scale, Bulk, and Character: A variety of elevations and models that demonstrate a variety of floor plans, home sizes, and character shall be used. All of the following are required: 1. A variety of elevations and models that demonstrate a variety of home sizes, character, and a diverse streetscape. 2. Abutting, adjacent, and diagonal houses must have differing architectural elevations. DocuSign Envelope ID: B58AD446-584F-46BF-8420-90761B7E491E City of Renton Department of Community & Economic Development Shum Short Plat Administrative Report & Decision LUA22-000017, SHPL-A, MOD Report of July 6, 2022 Page 13 of 24 D_Shum Short Plat_LUA22-000017 Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Roofs: A variety of roof forms appropriate to the style of the home shall be used. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Eaves: Both of the following are required: 1. Eaves projecting from the roof of the entire building at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves, and 2. Rakes on gable ends must extend a minimum of two inches (2") from the surface of exterior siding materials. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Architectural Detailing: If one siding material is used on any side of the dwelling that is two stories or greater in height, a horizontal band that measures at least eight inches (8") is required between the first and second story. Additionally, one of the following is required: 1. Three and one half inch (3 1/2") minimum trim surrounds all windows and details all doors, or 2. A combination of shutters and three and one half inches (3 1/2") minimum trim details all windows, and three and one half inches (3 1/2") minimum trim details all doors. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Materials and Color: For subdivisions and short plats, abutting homes shall be of differing color. Color palettes for all new dwellings, coded to the home elevations, shall be submitted for approval. Additionally, one of the following is required: 1. A minimum of two (2) colors is used on the home (body with different color trim is acceptable), or 2. A minimum of two (2) differing siding materials (horizontal siding and shingles, siding and masonry or masonry-like material, etc.) is used on the home. One alternative siding material must comprise a minimum of thirty percent (30%) of the street facing facade. If masonry siding is used, it shall wrap the corners no less than twenty four inches (24"). Staff Comment: Compliance for this standard would be verified at the time of building permit review. 16. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: DocuSign Envelope ID: B58AD446-584F-46BF-8420-90761B7E491E City of Renton Department of Community & Economic Development Shum Short Plat Administrative Report & Decision LUA22-000017, SHPL-A, MOD Report of July 6, 2022 Page 14 of 24 D_Shum Short Plat_LUA22-000017 Compliance Subdivision Regulations and Analysis ✓ Access: Each lot must have access to a public street or road. Access may be by a shared driveway per the requirements of RMC 4-6-060 Street Standards. The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Staff Comment: As shown on the Preliminary Short Plat Map (Exhibit 2) each lot would have direct access to Pierce Ave NE. Compliance with the driveway regulations for the proposed new single-family homes would be verified at the time of building permit review. See additional comments and conditions of approval regarding residential driveways under FOF 17, Street Modification Analysis. The underlying plat, Brentwood Park Addition (Exhibit 13), states that vehicular access to Queen Ave NE from any lot is prohibited. N/A Blocks: Blocks shall be deep enough to allow two (2) tiers of lots. Staff Comment: Not applicable, no blocks are proposed. Projects are exempt from block depth regulation when the location and extent of environmental constraints prevent a standard plat land configuration. ✓ Lots: The size, shape, orientation, and arrangement of the proposed lots comply with the requirements of the Subdivision Regulations and the Development Standards of the R-8 zone and allow for reasonable infill of developable land. All of the proposed lots shall meet the requirements for minimum lot size, depth, and width. Width between side lot lines at their foremost points (i.e., the points where the side lot lines intersect with the street right-of-way line) shall not be less than eighty percent (80%) of the required lot width except in the cases of (1) pipes tem lots (or flag lot), which shall have a minimum width of twenty feet (20') and (2) lots on a street curve or the turning circle of cul-de-sac (radial lots), which shall be a minimum of thirty five feet (35'). No residentially zoned lot shall have a depth-to-width ratio greater than four-to-one (4:1). Pipestem lots may be permitted for new plats to achieve the minimum density within the Zoning Code when there is no other feasible alternative to achieving the minimum density. Staff Comment: The proposed lots meet the minimum lot dimensional requirements of the R-8 zone, with front yards oriented to Pierce Ave NE. For each proposed lot, the width between the side lot lines where they meet Pierce Ave NE is greater than eighty - percent (80%) of the required lot width. See FOF 17 for Modification Analysis 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: A Preliminary Grading and Storm Drainage Plan (Exhibit 7) was submitted with the project application. The existing site has street frontage on Pierce Ave NE to the west and Queen Ave NE to the east. Pierce Ave NE is classified as a Residential Access street. According to the King County Assessor’s Map, Pierce Ave NE along the site’s frontage has an existing right-of-way DocuSign Envelope ID: B58AD446-584F-46BF-8420-90761B7E491E City of Renton Department of Community & Economic Development Shum Short Plat Administrative Report & Decision LUA22-000017, SHPL-A, MOD Report of July 6, 2022 Page 15 of 24 D_Shum Short Plat_LUA22-000017 (ROW) width of approximately 30 feet, except for the southern 20 feet frontage, which has an existing ROW width of approximately 50 feet. Per RMC 4 -6-060F.2, to meet the City’s street design standards for Residential Access streets, a minimum ROW width of 53 feet is required. To comply with Residential Access street standards, half street improvements as taken from the ROW centerline would be required and include the following: a 26-foot paved road (13 feet each side); a 0.5-foot curb; an 8-foot planting strip; and a 5-foot sidewalk. Pending a field survey, dedication of approximately 23 feet will be required, except the southern 20 feet for which a dedica tion of approximately 3 feet is required. The applicant is requesting a street modification for cross section changes to the Pierce Ave NE frontage improvements to retain the existing road pavement and provide a larger planter width in order to retain existing significant trees within the public right of way. The street modification has been reviewed by City staff and is recommended for approval, with conditions. Please see the Street Modification Criteria and Analysis in FOF 17 for a complete summary of th e request, staff analysis, and staff recommendation. Queen Ave NE is classified as a Residential Access street. According to the King County Assessor’s Map, Queen Ave NE has an existing ROW width of approximately 50 feet (30 feet from centerline). To comply with the street standards for Residential Access streets, a minimum ROW width of 53 feet is required. Compliance would include, half street improvements as taken from the ROW centerline would provide a 26-foot paved road (13 feet each side), a 0.5-foot curb, an 8-foot planting strip, and a 5-foot sidewalk. Based on existing conditions, No street frontage dedication is necessary along Queen Ave NE and improvements would be constructed in existing ROW . As shown in the provided Preliminary Grading and Storm Drainage Plan, the applicant is proposing half-street frontage improvements along Queen Ave NE, including 13-feet of pavement, a 0.5-foot curb, an 8-foot planter strip, and a 5-foot sidewalk. Payment of the transportation impact fee is applicable on the construction of the single- family houses and is due with future single family building permit issuance. The 2022 transportation impact fee is $10,861.69 per new single-family house, however the fee in effect at the time of building permit issuance is applicable to this project. ✓ 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 north, south, east, and west of the site. All surrounding properties are also located in the R-8 zone. 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 (MD) Comprehensive Plan land use designation and R-8 zoning designations. Therefore, the proposal for new single- family homes would be compatible with the existing uses in the area. 17. Street Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-250D, the applicant is requesting a Modification from RMC 4-6-060F.2, Minimum Design Standards for Public Streets and Alleys, to modify the required street improvements on the street frontage of Pierce Ave NE (Exhibit 6). The site fronts Pierce Ave NE along the west property line. Pierce Ave NE is classified as a Residential Access street. According to the King County Assessor’s Map, Pierce Ave NE has an existing right of way (ROW) width of approximately 30 feet, except for the project site’s frontage southern 20 feet which has an existing ROW width of approximately 50 feet. To meet the City’s complete street standards for Residential Access streets, a minimum ROW width of 53 feet is required. To comply with Residential Access street standards, DocuSign Envelope ID: B58AD446-584F-46BF-8420-90761B7E491E City of Renton Department of Community & Economic Development Shum Short Plat Administrative Report & Decision LUA22-000017, SHPL-A, MOD Report of July 6, 2022 Page 16 of 24 D_Shum Short Plat_LUA22-000017 the applicant would be required to construct half street improvements as taken from the ROW centerline that would include a 26-foot paved road (13 feet each side), a 0.5-foot curb, an 8-foot planting strip, and a 5-foot sidewalk. Pending a field survey, dedication of approximately 23 f eet will be required, except the southern 20 feet for which a dedication of approximately 3 f eet is required. The applicant is requesting a street modification for cross section changes to t he Pierce Ave NE frontage improvements in order to retain existing significant trees within the public ROW. The applicant proposes to retain the existing road pavement resulting in a larger planter width for the existing trees. Twelve (12) existing significant trees are located within the existing and proposed public right of way along Pierce Ave NE. The proposed alternative street section for Pierce Ave NE includes retaining the existing pavement width ranging from 13 to 16 feet approximately, providing a planting strip ranging in width from approximately 18 to 22 feet, and a 5-foot sidewalk. Whenever there is a practical difficulty involved in carrying out the provisions of this Title IV, the applicant may request a modification of the standards, provided the Criteria for modification identified in RMC 4-9-250.D.2 is satisfied. The proposal is in compliance with the modification criteria, provided the project complies with all advisory notes (See Exhibit 12) and conditions of approval: Compliance Modification Criteria and Analysis Compliant if conditions of approval are met 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 applicant contends that the proposed street modification request satisfies the policy direction of the Comprehensive Plan Land Use Element and the Community Design Element and is the minimum adjustment necessary to implement these policies and objectives. Staff agrees that the Land Use Element of the Comprehensive Plan has applicable policies listed under sections labeled, “Promoting a Safe, Healthy, and Attractive Community” and “Protecting the Natural Environment and Ensuring Natural Resources for the Future.” These policies address walkable neighborhoods, safety, shared uses, and encourage the preservation of large, healthy trees along streets within residential areas. The intent of the policies is to promote new development with walkable places that support grid and flexible grid street and pathway patterns, and are visually attractive, safe, and healthy environments. The requested street modification is consistent with these policy guidelines, provided the project complies with all advisory notes (See Exhibit 12) and conditions of approval. See comments under criterion ‘b’ regarding conditions of approval. Compliant if conditions of approval are met b. Will meet the objectives of safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; Staff Comment: The City’s Public Works Transportation Division and Community and Economic Development’s Development Engineering Division have reviewed Pierce Ave NE and the surrounding area and have determined that the modified Residential Access street section, for the purposes of retaining significant trees in the public ROW, is more suitable for the section of Pierce Ave NE adjacent to the site. The proposed alternative street section can be achieved in a total ROW width of 53 feet, following dedication of approximately 23 feet of public ROW, except the southern 20 feet for which a dedication DocuSign Envelope ID: B58AD446-584F-46BF-8420-90761B7E491E City of Renton Department of Community & Economic Development Shum Short Plat Administrative Report & Decision LUA22-000017, SHPL-A, MOD Report of July 6, 2022 Page 17 of 24 D_Shum Short Plat_LUA22-000017 of approximately 3 feet is required. However, of the twelve (12) existing significant trees located within the existing and proposed public right of way along Pierce Ave NE , the applicant is only proposing to retain six (6) trees. Furthermore, none of the three (3) existing landmark trees located within the proposed ROW are proposed for retention. The applicant proposes two (2) separate nine-foot (9’) wide driveways for access to the two (2) lots. Tree removal is proposed based on the location o f the two (2) driveways and utilities. In order to retain as many trees a possible, staff recommends as a condition of approval that the applicant provide a revised arborist report at the time of Civil Construction Permit application that includes a tree root reconnaissance for the existing trees within the existing and proposed public right of way of Pierce Ave NE. The tree root reconnaissance shall evaluate potential driveway , utility, and storm drain tract locations, and their impacts to tree health, and provide recommendation for a driveway proposal that retains the highest quantity and quality of trees as feasible, based on the priority order provided in RMC 4-4-130H.1.b. In addition, the tree root reconnaissance shall compare the impacts of individual driveways versus a joint-use driveway on tree health and retention. In addition, staff recommends as a condition of approval that the applicant provide a driveway plan for the proposed lots that includes either individual driveways for each lot with a maximum width of 9 feet within the tree drip lines, or a single joint -use driveway for both lots with a maximum width of 16 feet within the tree drip lines. The driveway plan shall be designed to ensure the preservation of the maximum number of trees feasible within the public right of way of Pierce Ave NE, consistent with the updated arborist report and tree root reconnaissance, and shall be submitted for review and approval by the Current Planning Project Manager at the time of Civil Construction Permit application. In order to ensure that vehicle parking does not cause damage to tree roots within the unpaved area of the ROW, staff recommends as a condition of approval that the applicant install an extruded curb along the edge of the existing pavement along the property’s Pierce Ave NE frontage. The applicant shall identify the location of the extruded curb in the Civil Construction Permit application, for review and approval by the Current Planning Project Manager, prior to permit issuance. Additionally, to ensure construction activity does not unduly harm the trees within the Pierce Ave NE frontage, Staff also recommends as a condition of approval that all construction for the proposed lots, with the exception of driveways and required utility work, access from Queen Ave NE unless otherwise approved by the Current Planning Project Manager. The proposed alternative street section for Pierce Ave NE includes retaining the existing pavement width ranging from 13 to 16 feet approximately. The alternative street section will be reviewed for compliance with fire codes at the time of Civil Construction Permit application. Advisory comments from the Renton Regional Fire Authority indicate that the existing fire hydrant to the north of the property along Pierce Ave NE is currently blocked by a substandard street. Fire comments state that a new fire hydrant south of this obstruction, near the intersection of NE 11th Pl and Pierce Ave NE, will be required to meet fire codes. See Exhibit 12 for additional advisory comments. City staff agrees that the modified frontage improvements along Pierce Ave NE will meet the transportation needs of the surrounding area and maintain the objectives of function, safety and appearance, as required by code, provided the project complies with all advisory notes (See Exhibit 1 2) and conditions of approval. However, the purpose of this modification request is to ensure the preservation of mature trees within the public ROW. If tree damage due to construction activities necessitates removal of DocuSign Envelope ID: B58AD446-584F-46BF-8420-90761B7E491E City of Renton Department of Community & Economic Development Shum Short Plat Administrative Report & Decision LUA22-000017, SHPL-A, MOD Report of July 6, 2022 Page 18 of 24 D_Shum Short Plat_LUA22-000017 the trees identified to be retained, the justif ication for approval of the requested modification is no longer applicable; therefore, staff recommends a condition of approval that all twelve (12) existing significant trees identified within the existing and proposed public right of way along Pierce Ave NE shall be protected, unless otherwise permitted for removal by the Current Planning Project Manager prior to Civil Construction Permit issuance. If any street trees identified to be retained for compliance with Civil Construction Permit approval are damaged, removed, destroyed, cut, or broken by construction activities without prior written approval from the City , the applicant shall construct full code-required street improvements along the section of Pierce Ave NE adjacent to the site. If street trees are injured or declining in health in a manner that necessitates removal within the 2 year maintenance period following Short Plat recording, and the quantities of street tree removal is found to defeat the intended purpose of the modification approval as determined by the Current Planning Project Manager, the applicant shall construct full street improvements along the section of Pierce Ave NE adjacent to the site. The applicant shall submit a surety devise for construction of the frontage improvements along Pierce Ave NE, prior to Short Plat recording. ✓ c. Will not create substantial adverse impacts to other property(ies) in the vicinity ; Staff Comment: The proposed modified street improvements along Pierce Ave NE provide for safe vehicular and pedestrian travel. There are no identified adverse impacts to other properties from the requested modification. ✓ d. Conforms to the intent and purpose of the Code; and Staff Comment: See comments under criterion ‘b’. ✓ e. Can be shown to be justified and required for the use and situation intended. Staff Comment: See comments under criterion ‘b’. 18. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis ✓ Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. The applicant is requesting a street modi fication for cross section changes to the Pierce Ave NE frontage improvements in order to retain existing significant trees within the public right of way. The proposed alternative street section for Pierce Ave NE includes retaining the existing pavement width ranging from 13 to 16 feet approximately. Advisory comments from the Renton Regional Fire Authority indicate that the existing fire hydrant to the north of the property along Pierce Ave NE is currently blocked by a substandard street. Fire comments state that a new fire hydrant south of this obstruction, near the intersection of NE 11th Pl and Pierce Ave NE, will be required to meet fire codes. The alternative street section will be reviewed for compliance with fire codes at the time of Civil Construction Permit application. See FOF 18 regarding street modification analysis and Exhibit 12 for additional advisory comments. DocuSign Envelope ID: B58AD446-584F-46BF-8420-90761B7E491E City of Renton Department of Community & Economic Development Shum Short Plat Administrative Report & Decision LUA22-000017, SHPL-A, MOD Report of July 6, 2022 Page 19 of 24 D_Shum Short Plat_LUA22-000017 Fire impact fees are applicable and the 2022 fee is assessed at the rate of $829.77 per single-family unit. This fee may change and the fee in effect at time of single-family building permit issuance would be required. ✓ Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Highlands Elementary, McKnight Middle School, and Renton High School. Any new elementary students from the proposed development would walk to their school. Any new middle school and high school students from the proposed development would be bussed to their schools. Highlands Elementary is located approximately 0.85 miles from the project site at 2727 NE 9th ST. Students would walk north along the west shoulder of Pierce Ave NE before turning west on NE 12th ST. Students would then walk west along the south shoulder of NE 12th ST, which transitions to sidewalk after 0.14 miles. Students would cross NE Sunset Blvd to walk southwest approximately 0.35 miles along the north side of NE Sunset Blvd, which is improved with sidewalks. Students would then cross NE Sunset Blvd and walk south approximately 0.15 miles along the west side of Harrington Ave NE, which is improved with sidewalks, before arriving at Highlands Elementary School. Approximately 80 percent of the walking route is improved with sidewalks. The remaining 20 percent of the trip that is not improved with sidewalks has adequate shoulder width to provide a safe walking route. Therefore, the existing shoulders and sidewalks would provide a safe walking route for students to walk to school. The bus stop for McKnight Middle School is located approximately 0.1 miles from the project site at NE 11th Pl & Olympia Ave NE. Students would cross Pierce Ave NE and walk west along the north shoulder of the street before arriving to the bus stop at Olympia Ave NE. The existing shoulders would provide a safe walking route for students to walk to the bus stop. The bus stop for Renton High School is located approximately 0.1 miles from the project site at NE 12th St & Olympia Ave NE. Students would cross Pierce Ave NE and walk west along the north shoulder of the street. Students would then turn north on Olympia Ave NE and walk on the east shoulder before arriving to the bus stop at NE 12th ST. The existing shoulders would provide a safe walking route for students to walk to the bus stop. A School Impact Fee, based on new single-family lots, will be required in order to mitigate the proposal’s potential impacts to the Renton School District. The fee is payable to the City as specified by the Renton Municipal Code. The 2022 fee is assessed at $2,659 per single-family residence, plus a five percent (5%) administration fee, however the fee in effect at the time of single-family building permit issuance would be required along with the city’s five percent (5%) school impact administration fee. ✓ Parks: A Park Impact Fee would be required for the future houses. The 2022 Park Impact Fee is $2,914.99 however these fees change and the fee in effect at the time of single- family building permit issuance is applicable to this project. ✓ 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) prepared by Patrick Harron & Associates LLC, dated October 27, 2021, and later revised on May 4, 2022 (Exhibit 8), and a Preliminary Grading and Storm Drainage Plan (Exhibit 7) were been submitted with the land use application materials. Based on the City of Renton’s flow DocuSign Envelope ID: B58AD446-584F-46BF-8420-90761B7E491E City of Renton Department of Community & Economic Development Shum Short Plat Administrative Report & Decision LUA22-000017, SHPL-A, MOD Report of July 6, 2022 Page 20 of 24 D_Shum Short Plat_LUA22-000017 control map, the site falls within the Flow Control Duration Standard - Matching Existing Peak, and is located within the East Lake Washington drainage basin. The development is subject to Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). As stated in the report, general site topography of the property slopes gently towards the west, with slopes averaging two percent (2%). In the current condition, site surface runoff generally gathers at a low point on the southeast corner of the property, and potentially leaves the property to the southeast, entering the Queen Ave NE storm system. Runoff travels south for approximately 330 feet before turning east at a cul-de-sac and traveling approximately 160 feet within a residential property. It then travels another 830 feet south before reaching the quarter-mile downstream point, crossing NE 10th Court and NE 10th Lane. The applicant is proposing one (1) dedicated stormwater tract (Tract A) along the eastern edge of the site. The report states that the project is exempt from water quality as it does not add more than 5,000 square feet of pollution generating impervious su rface (PGIS), in accordance with the RSWDM. A detention system is proposed to manage flow rates and will consist of a storage trench with two 3 -foot diameter pipes in the center, with the remainder filled with washed rock (detention trench). Stormwater will be collected and directed to the detention trench within Tract A, with outflow into the Queen Ave NE storm system via a new piped conveyance system along the west side of Queen Ave NE. This system will connect to an existing storm system at the south end of Queen Ave NE. The proposed trench is located one-foot (1’) below grade (Exhibit 7). To ensure the stormwater facilities are covered and obscured from view as shown on the preliminary plans, staff recommend s as a condition of approval that the applicant submit cross sections of the stormwater facility with the Civil Construction Permit application confirming it is subterranean and covered with groundcover and other landscaping. Any portions of the stormwater facility that must extend out of the ground sh all be minimal as approved by the Current Planning Project Manager and screened by landscaping. The cross section and any needed visual mitigation shall be reviewed and approved by the Current Planning Project Manager prior to Civil Construction Permit iss uance. In the case that the applicant proposes to utilize an open pond instead of a vault at the time construction permit submittal, the change in stormwater facility type shall be considered a major amendment to the short plat and the applicant would be r equired to submit a new short plat application. A Geotechnical Report, prepared by Geological & Geotechnical Consulting, dated October 27, 2021, was provided with the project application and provided information concerning the soil and groundwater characteristics, with recommendations regarding project design and construction. On October 13, 2021, Geological & Geotechnical Consulting observed the excavation of three exploration pits. Based on the provided report, the site is underlain by medium dense to very dense silty sand with gravel, interpreted to be Vashon age lodgement till. Geotechnical recommendations presented in the report do not support the use of infiltration. A final Technical Information Report complying with the current Renton Surface Wate r Design Manual (RSWDM) will be required at the time of Civil Construction Permit application. See Exhibit 12 for additional advisory comments. Stormwater system development charges (SDCs) for each new lot would apply. The 2021 stormwater SDC is $2,100.00 per lot. SDCs are due at the time of civil construction permit issuance. DocuSign Envelope ID: B58AD446-584F-46BF-8420-90761B7E491E City of Renton Department of Community & Economic Development Shum Short Plat Administrative Report & Decision LUA22-000017, SHPL-A, MOD Report of July 6, 2022 Page 21 of 24 D_Shum Short Plat_LUA22-000017 ✓ Water: Water service is provided by City of Renton. The project site is within the City of Renton’s Highlands service area in the 565 hydraulic pressure zone. There is an existing 8-inch water main located in Pierce Ave Ne that can deliver a maximum flow rate of 2,400 gpm. There is an existing 8-inch dead end water main located in Queen Ave NE that can deliver a maximum flow rate of 1,250 gpm. The fire flow requirement for a single-family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one (1) 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 are two (2) existing fire hydrants within 300 feet of the property. The development is subject to a water system development charge (SDC) fee. The SDC fee for water is based on the size of the new domestic water to serve the project. The 20 22 water fee for a lot with a ¾-inch or 1-inch water meter is $4,500.00 per meter. Each lot shall have a separate meter. ✓ Sanitary Sewer: Sewer service is provided by the City of Renton. There is an existing 8- inch gravity wastewater main located in Pierce Ave NE. There is an existing 8-inch gravity wastewater main located in Queen Ave NE. There is an existing 6 -inch PVC sewer stub located in the northwest corner of the property. Individual sewer stubs from the sewer main and individual side sewers are required for each lot. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. The 2022 sewer fee for a lot with a 1-inch water meter is $3,500.00 per lot. SDC fees are due at the time of civil construction permit issuance. I. CONCLUSIONS: 1. The subject site is located in the Residential Medium Density (MD) Comprehensive Plan designation and complies with the goals and policies established with this designation , see FOF 13. 2. The subject site is located in the Residential-8 (R-8) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 14. 3. The proposed short plat complies with the Residential Design and Open Space Standards provided the applicant complies with City Code and conditions of approval, see FOF 15. 4. The proposed short plat complies with the subdivision regulations as established by City Code and state law provided all advisory notes and conditions are complied with , see FOF 16. 5. The street modification complies with the four (4) modification criteria as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 17. 6. The proposed short plat complies with the street standards as established by City Code and the modification request, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 16. 7. There are safe walking routes to the schools and bus stops, see FOF 18. 8. There are adequate public services and facilities to accommodate the proposed short plat, see FOF 18. DocuSign Envelope ID: B58AD446-584F-46BF-8420-90761B7E491E City of Renton Department of Community & Economic Development Shum Short Plat Administrative Report & Decision LUA22-000017, SHPL-A, MOD Report of July 6, 2022 Page 22 of 24 D_Shum Short Plat_LUA22-000017 J. DECISION: The Shum Short Plat, File No. LUA22-000017, SHPL-A, MOD, as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. The applicant shall submit a revised landscape plan at the time of Civil Construction Permit application that demonstrates compliance with the minimum 10-foot on-site landscape strip along all public street frontages. The landscaping shall include a mixture of trees, shrubs, and groundcover. The street landscaping within the stormwater tract shall include tree species that are compatible with size, root depth, and space limitations created by the proposed trench. In addition, the revised the landscaping plan shall include tree species within the public right of way that are compatible with root size and space limitations created by the underground utilities and new utility poles. The detailed landscaping plan shall be reviewed and approved by the Current Planning Project Manager prior to Civil Construction Permit issuance. 2. The applicant shall revise the project proposal to include the required 15 feet of perimeter landscaping within all sides of the proposed stormwater Tract A. The landscaping shall include a mixture of trees, shrubs, and groundcover, or as otherwise determined by the Current Planning Project Manager. S pecies shall be compatible with the size, root depth, and space limitations created by the proposed trench. The revised landscape plan demonstrating compliance with the minimum perimeter landscaping shall be submitted at the time of Civil Construction Permit application, for review and approval by the Current Planning Project Manager, prior to Civil Construction Permit issuance. 3. The proposed Incense cedar trees, as identified on the conceptual Tree Retention and Replacement Plan, shall be replaced with native, large-species evergreen trees, such as Douglas fir, Western red cedar, Western hemlock, or similar species trees as determined by the Current Planning Project Manager. A revised Tree Retention and Replacement Plan demonstrating compliance with the vegetation preference requirements, per RMC 4-4-070G.6, shall be submitted at the time of Civil Construction Permit application for review and approval by the Current Planning Project Manager, prior to Civil 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 and landscaping within 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. 5. The applicant shall relocate the existing fencing outside of the public right of way and demonstrate compliance with the maximum fence height regulations at the time of Civil Construction Permit application. Revisions to the existing fence shall be reflected in the Civil Construction Permit submittal for review and approval by the Current Planning Project Manager, and an inspection shall be completed verifying compliance prior to Short Plat recording. 6. The applicant shall provide a revised arborist report at the time of Civil Construction Permit application that includes a tree root reconnaissance for the existing trees within the existing and proposed public right of way of Pierce Ave NE. The tree root reconnaissance shall evaluate potential driveway, utility, and storm drain tract locations, and their impacts to tree health, and provide recommendation for a driveway proposal that retains the highest quantity and quality of trees as feasible, based on the priority order provided in RMC 4-4-130H.1.b. In addition, the tree root reconnaissance shall compare the impacts of individual driveways versus a joint-use driveway on tree health and retention. 7. The applicant shall provide a driveway plan for the proposed lots that includes either individual driveways for each lot with a maximum width of 9 feet within the tree drip lines, or a single joint-use driveway for both lots with a maximum width of 16 feet within the tree drip lines. The driveway plan shall be designed to ensure the preservation of the maximum number of trees feasible within the public right of way of DocuSign Envelope ID: B58AD446-584F-46BF-8420-90761B7E491E City of Renton Department of Community & Economic Development Shum Short Plat Administrative Report & Decision LUA22-000017, SHPL-A, MOD Report of July 6, 2022 Page 23 of 24 D_Shum Short Plat_LUA22-000017 Pierce Ave NE, consistent with the updated arborist report and tree root reconnaissance, and shall be submitted for review and approval by the Current Planning Project Manager at the time of Civil Construction Permit application. 8. The applicant shall install an extruded curb along the edge of the existing pavement along the property’s Pierce Ave NE frontage. The applicant shall identify the location of the extruded curb in the Civil Construction Permit application, for review and approval by the Current Plan ning Project Manager, prior to permit issuance. 9. All construction for the proposed lots, with the exception of driveways and required utility work, shall access from Queen Ave NE unless otherwise approved by the Current Planning Project Manager. 10. All twelve (12) existing significant trees identified within the existing and proposed public right of way along Pierce Ave NE shall be protected, unless otherwise permitted for removal by the Current Planning Project Manager prior to Civil Construction Permit issuance. If any street trees identified to be retained for compliance with Civil Construction Permit approval are damaged, removed, destroyed, cut, or broken by construction activities without prior written approval from the City, the applicant shall construct full code-required street improvements along the section of Pierce Ave NE adjacent to the site. If street trees are injured or declining in health in a manner that necessitates removal within the 2 year maintenance period following Short Plat recording, and the quantities of street tree removal is found to defeat the intended purpose of the modification approval as determined by the Current Planning Project Manager, the applicant shall construct full street improvements along the section of Pierce Ave NE adjacent to the site. The applicant shall submit a surety devise for construction of the frontage improvements along Pierce Ave NE, prior to Short Plat recording. 11. The applicant shall submit cross sections of the stormwater facility with the Civil Construction Permit application confirming it is subterranean and covered with groundcover and other landscaping. Any portions of the stormwater facility that must extend out of the ground shall be minimal as approved by the Current Planning Project Manager and screened by landscaping. The cross section and any needed visual mitigation shall be reviewed and approved by the Current Planning Project Manager prior to Civil Construction Permit issuance. 12. Any proposal to convert the subterranean stormwater facility within the tract to a stormwater detention pond shall be considered a Major Plat Amendment, subject to a new application. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Vanessa Dolbee Planning Director Date TRANSMITTED on July 6, 2022 to the Owner/Applicant/Contact: Owner: Applicant/Contact: Hoi-Fung Shum 17723 110th Pl SE Renton, WA 98055 David Wu, dwudesign 14632 14th Ave SE Mill Creek, WA 98012 TRANSMITTED on July 6, 2022 to the following: Chip Vincent, CED Administrator DocuSign Envelope ID: B58AD446-584F-46BF-8420-90761B7E491E 7/6/2022 | 3:26 PM PDT City of Renton Department of Community & Economic Development Shum Short Plat Administrative Report & Decision LUA22-000017, SHPL-A, MOD Report of July 6, 2022 Page 24 of 24 D_Shum Short Plat_LUA22-000017 Brianne Bannwarth, Development Engineering Manager Amanda Askren, Property Services Matt Herrera, Current Planning Manager Anjela Barton, Fire Marshal K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on July 20, 2022. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Due to the ongoing state of emergency enacted by Governor’s Proclamation 20-28.14 (and as amended), the City Clerk’s Office is working remotely. For that reason, appeals must be submitted electroni cally to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub Monday through Friday. The appeal fee, normally due at the time an appeal is submitted, will be collected at a future date if your appeal is submitted electronically. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and additional information regarding the appeal process may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov. EXPIRATION: The Administrative Short Plat decision will expire five (5) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-7-070.M. EXPIRATION: The Modification decision will expire two (2) years from the date of decision. A single one (1)-year extension may be requested pursuant to RMC 4-9-250. 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 acti on must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. DocuSign Envelope ID: B58AD446-584F-46BF-8420-90761B7E491E CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Shum Short Plat Land Use File Number: LUA22-000017, SHPL-A, MOD Date of Report July 6, 2022 Staff Contact Angelea Weihs Associate Planner Project Contact/Applicant David Wu dwudesign 14632 14th Ave SE Mill Creek, WA 98012 Project Location 1157 Queen Avenue NE (Parcel number 1065700100) The following exhibits are included with the Administrative report: Exhibit 1: Administrative Decision Exhibit 2: Preliminary Short Plat Map Exhibit 3: Landscape Plan Exhibit 4: Arborist Report Exhibit 5: Tree Retention and Replacement Plan Exhibit 6: Street Modification Justification Exhibit 7: Preliminary Grading and Storm Drainage Plan, prepared by Patrick Harron & Associates LLC, dated May 4, 2022 Exhibit 8: Preliminary Technical Information Report (TIR), prepared by Patrick Harron & Associates LLC, revised on May 4, 2022 Exhibit 9: Geotechnical Report, prepared by Geological & Geotechnical Consulting, dated October 27, 2021 Exhibit 10: Topographic Survey Exhibit 11: Transportation Concurrency Memo Exhibit 12: Advisory Notes Exhibit 13: Brentwood Park Addition DocuSign Envelope ID: B58AD446-584F-46BF-8420-90761B7E491E