Loading...
HomeMy WebLinkAbout08-26-2021 - Administrative DecisionDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Varma Short Plat_v2 (002) A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: August 26, 2021 Project File Number: PR21-000140 Project Name: Varma Short Plat Land Use File Number: LUA21-000139, SHPL-A, MOD Project Manager: Angelea Weihs, Associate Planner Owner/Applicant: Kushal S. Varma and Kaja A. Ram, 4159 NW Woodgate Ave, Portland, OR 97229 Contact: Edward Mecum, PE, Encompass Engineering & Surveying, 165 NE Juniper St., Suite 201, Issaquah, WA 98027 Project Location: 13016 156th Ave SE Project Summary: The applicant is requesting Administrative Short Plat approval and a Street Modification to subdivide two (2) existing parcels into nine (9) lots and two stormwater tracts. The subject properties proposed for subdivision are located at 13016 156th Ave SE near the intersection of 156th Ave SE and SE 132nd St (APN 3664500205 and 3664500185). The parcels total 3.22 acres in size. An existing home is located on the west side of the parcel to the south and no structures are located on the adjacent parcel to the north. The existing home is proposed for removed. The parcels were annexed into the City of Renton from King County in November of 2019. The project site is located within the Residential-4 (R-4) zoning classification and the Residential Low Density (LD) Comprehensive Plan land use designation. The size of the proposed lots range from 9,909 SF to 16,242 Sf. A 6,681 SF stormwater tract is proposed on the east side of the site and an additional 4,265 SF stormwater tract is proposed on the west side of the site. Access to the lots are proposed via a new public residential access street connecting 158th Ave SE and 156th Ave SE. According to COR Maps, no critical areas are present on the project site. The applicant has proposed retaining 33 of 198 trees located on the site. The applicant submitted a Drainage Report, Geotechnical Report, Arborist Report, Wetlands/Stream Reconnaissance Survey. Site Area: 140,421 square feet (3.22 acres) DocuSign Envelope ID: 8B11A0FC-D113-40F3-AD61-D290CDEE8793 City of Renton Department of Community & Economic Development Varma Short Plat Administrative Report & Decision LUA21-000139, SHPL-A, MOD Report of August 26, 2021 Page 2 of 23 D_Varma Short Plat_v2 (002) B. EXHIBITS: Exhibit 1: Administrative Decision Exhibit 2: Preliminary Short Plat Map Exhibit 3: Landscape Plan Exhibit 4: Arborist Report Exhibit 5: Tree Retention Plan Exhibit 6: Preliminary Grading and Drainage Plan, prepared by Encompass Engineering and Surveying, dated March 24, 2021 Exhibit 7: Preliminary Sewer and Water Plan, prepared by Encompass Engineering and Surveying, dated March 24, 2021 Exhibit 8: Preliminary Technical Information Report (TIR), prepared by Encompass Engineering and Surveying, dated March 22, 2021 Exhibit 9: Geotechnical Report, prepared by The Riley Group, Inc. (RGI), dated September 16, 2020 Exhibit 10: Wetland and Stream Reconnaissance, prepared by Altmann Oliver Associates, LLC, dated January 29, 2020 Exhibit 11: Public Comment letters and Staff Response Exhibit 12: Duwamish Tribe letter and Staff Response Exhibit 13: Street Modification Request Exhibit 14: Advisory Notes C. GENERAL INFORMATION: 1. Owner(s) of Record: Kushal S. Varma and Kaja A. Ram, 4159 NW Woodgate Ave, Portland, OR 97229 2. Zoning Classification: Residential-4 (R-4) 3. Comprehensive Plan Land Use Designation: Residential Low Density (LD) 4. Existing Site Use: Single-Family Residential 5. Critical Areas: NA 6. Neighborhood Characteristics: a. North: Single Family Homes; R-4 zone b. East: 156th Ave SE; Single Family Homes; R-4 zone c. South: Single Family Homes; King County Jurisdiction d. West: Single Family Homes; King County Jurisdiction 7. Site Area: 140,421 square feet (3.22 acres) D. HISTORICAL/BACKGROUND: DocuSign Envelope ID: 8B11A0FC-D113-40F3-AD61-D290CDEE8793 City of Renton Department of Community & Economic Development Varma Short Plat Administrative Report & Decision LUA21-000139, SHPL-A, MOD Report of August 26, 2021 Page 3 of 23 D_Varma Short Plat_v2 (002) Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Highland Meadows Annexation N/A 5931 11/10/2019 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service is provided by King County Water District 90. b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch PVC gravity wastewater main located in 156th Ave SE. c. Surface/Storm Water: There is an existing storm drainage ditch in 156th Ave SE, fronting the subject site along the east side of the street, that conveys runoff from the north to south. The project site does not contain existing stormwater facilities. Runoff from the site currently sheet flows south and west into the ditch located on 156th Ave SE and continues south through a series of culverts before entering a conveyance system located near the intersection of 156th Ave SE and SE 133rd Street. 2. Streets: The existing site has street frontage on 158th Ave SE to the east and 156th Ave SE to the west. 158th Ave SE, east of the site, is located in unincorporated King County. 156th Ave SE is classified as a Minor Arterial Road. Per the King County Assessor’s Map, the existing right-of-way width for 156th Ave SE is approximately 60 feet. 3. Fire Protection: Renton Regional Fire Authority (RRFA) F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations c. Section 4-2-110: Residential Development Standards d. Section 4-2-115: Residential Design and Open Space Standards 2. Chapter 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: 8B11A0FC-D113-40F3-AD61-D290CDEE8793 City of Renton Department of Community & Economic Development Varma Short Plat Administrative Report & Decision LUA21-000139, SHPL-A, MOD Report of August 26, 2021 Page 4 of 23 D_Varma Short Plat_v2 (002) H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on April 15, 2021, and determined the application complete on April 16, 2021. 2. The project site is located at 13016 156th Ave SE. 3. The project site is currently developed with an existing single-family residence, which is proposed to be removed. 4. Access to proposed Lots 1-9 is proposed via a new interior public residential access street extending from 156th Ave SE to 158th Ave SE. 5. The property is located within the Residential Low Density (LD) Comprehensive Plan land use designation. 6. The site is located within the Residential-4 (R-4) zoning classification. 7. There are approximately 198 trees located on-site, of which the applicant is proposing to retain a total of 33 trees. 8. The applicant submitted a Wetlands/Stream Reconnaissance Survey (Exhibit 10) which verified that no critical areas are located on the project site. 9. The applicant is proposing to begin construction following land use and building permit approval. 10. Staff received two public comment letter(s) (Exhibit 11). The public comments included concerns regarding traffic impacts created by the proposed development. Staff analysis to address these concerns is provided in FOF 17, Compliance with Subdivision Regulations: Streets. The public comments also included concerns regarding seasonal drainage overflows. Staff analysis to address these concerns is provided in FOF 18, Availability and Impact on Public Services: Stormwater. 11. Staff received one public comment letter from the Duwamish Tribe (Exhibit 12) regarding archaeological review prior to construction activities. The project and applicant are required to follow RCW and WAC regulations and comply with work stoppage requirements in the event that archaelogically significant materials are discovered. 12. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 13. Comprehensive Plan Compliance: The site is designated Residential Low Density (LD) on the City’s Comprehensive Plan Map. The purpose of the LD designation is to allow a variety of single-family and multi-family development types, with continuity created through the application of design guidelines, the organization of roadways, sidewalks, public spaces, and the placement of community gathering places and civic amenities. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met: Compliance Comprehensive Plan Analysis ✓ Policy L-3: Encourage infill development of single-family units as a means to meet growth targets and provide new housing. ✓ Goal L-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: 8B11A0FC-D113-40F3-AD61-D290CDEE8793 City of Renton Department of Community & Economic Development Varma Short Plat Administrative Report & Decision LUA21-000139, SHPL-A, MOD Report of August 26, 2021 Page 5 of 23 D_Varma Short Plat_v2 (002) • 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. 14. Zoning Development Standard Compliance: Zoning Development Standard Compliance: The site is classified Residential-4 (R-4) on the City’s Zoning Map. The R-4 designation serves as a transition between rural designation zones and higher density residential zones. It is intended as an intermediate lower density residential zone. 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-4 Zone Develop Standards and Analysis ✓ Density: There is no minimum density required in the R-4 zone. The maximum density permitted is 4.0 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: Following the dedication of public right-of-way, the subject property contains 2.59 net acres. The proposed nine (9) single-family residential lots on the subject property would result in 3.48 dwelling units per net acre (9/2.59 = 3.48), which rounds down to a density of 3.0 dwelling units per net acre. Therefore, the proposal is compliant with the density standards for the R-4 zone. ✓ Lot Dimensions: The minimum lot size permitted in the R-4 zone is 9,000 sq. ft. A minimum lot width of 70 feet is required (80 feet for corner lots) and a minimum lot depth of 100 feet is required. The following table identifies the proposed approximate dimensions for Lots 1-9: Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.) Lot 1 (Corner Lot) 16,242 115.56 144.56 Lot 2 12,284 85.00 144.48 Lot 3 12,550 84.02 144.53 Lot 4 9,909 77.29 124.56 Lot 5 10,185 81.79 124.49 Lot 6 10,179 81.79 124.42 Lot 7 10,174 81.79 124.35 Lot 8 10,168 81.79 124.29 DocuSign Envelope ID: 8B11A0FC-D113-40F3-AD61-D290CDEE8793 City of Renton Department of Community & Economic Development Varma Short Plat Administrative Report & Decision LUA21-000139, SHPL-A, MOD Report of August 26, 2021 Page 6 of 23 D_Varma Short Plat_v2 (002) Lot 9 10,162 81.79 124.22 Tract A (Storm Detention; Corner Tract) 4,265 35.01 124.70 Tract B (Storm Detention; Corner Tract) 6,581 41.69 124.22 Staff Comment: All proposed lots would comply with the minimum lot size, width and depth requirements for the R-4 zone. Compliance not yet demonstrated Setbacks: The required setbacks in the R-4 zone are as follows: front yard is 30 feet, side yard is combined 20 feet with not less than 7.5 feet on either side, secondary front yard (applies to corner lots) is 30 feet, and the rear yard is 25 feet. Staff Comment: The lots as proposed provide adequate area for the construction of new single-family homes in compliance with the setback requirements on proposed Lots 1-9. Lots 2-9 are all interior (rectangular-shaped) lots with the front yards oriented towards a new interior public residential access street extending from 156th Ave SE to 158th Ave SE, connecting the two streets. Lots 4-9 have front yards that face the north and Lots 2- 3 have front yards that face the south. Proposed Lot 1 will have street frontage on the new interior residential access street, as well as 156th Ave SE. In the case of Lot 1, there shall be two front yard setbacks and two interior side yard setbacks. The existing single-family home on site is located in the approximate location of the proposed interior public residential access street and does not comply with the setback requirements for the R-4 zone. The existing single-family home is proposed for removal and will need to be removed prior to short plat recording. The applicant will need to demonstrate compliance with setback requirements for all nine (9) lots at the time of building permit review. Compliance not yet determined Building Standards: The R-4 zone has a maximum building coverage of 35% and a maximum impervious surface coverage of 50%. In the R-4 zone, a maximum building height of 3 stories with a wall plate height of 32 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. DocuSign Envelope ID: 8B11A0FC-D113-40F3-AD61-D290CDEE8793 City of Renton Department of Community & Economic Development Varma Short Plat Administrative Report & Decision LUA21-000139, SHPL-A, MOD Report of August 26, 2021 Page 7 of 23 D_Varma Short Plat_v2 (002) Compliant if condition of approval is met Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per lot. a. Trees shall be selected from the 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, and 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 Encompass Engineering and Surveying (dated November, 27, 2020; Exhibit 3) with the project application materials. The subject property fronts 156th Ave SE to the west and 158th Ave SE to the east. All vehicular access to the project is proposed via a new interior public residential access street extending from 156th Ave SE to 158th Ave SE, connecting the two streets. The project proposal includes 10 feet of onsite landscaping along the street frontage of the new internal residential access street, and partially along 156th Ave SE. The 10 feet of onsite landscaping is required to include a mixture of trees, shrubs, and groundcover; however, the proposed landscape strips do not include trees along all street frontages. In addition, the ground cover that is proposed does not extend the full required dimension of 10 feet as required by code. The proposal does not include the required 10 feet of onsite street frontage landscaping within the proposed Storm Detention Tract A, which abuts 156th Ave SE. In addition, the required street frontage landscaping was not included along 158th Ave SE. In order to comply with RMC 4-4-070, staff recommends as a condition of approval that the applicant 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 abutting the storm detention tracts shall include tree and shrub species that are compatible with size, root depth, and space limitations created by the proposed DocuSign Envelope ID: 8B11A0FC-D113-40F3-AD61-D290CDEE8793 City of Renton Department of Community & Economic Development Varma Short Plat Administrative Report & Decision LUA21-000139, SHPL-A, MOD Report of August 26, 2021 Page 8 of 23 D_Varma Short Plat_v2 (002) vaults. The street frontage landscaping on Lots 1-9 shall be installed prior to finalizing the single-family building permits. The landscaping on proposed Tracts A and B shall be installed prior to short plat recording. 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 two dedicated stormwater tracts (Tract A and B). A below-ground stormwater wet vault and three detention tanks are proposed within Tract A. A below-ground combination wetvault/detention vault is proposed within Tract B. The project proposal does not include the required minimum 15 feet of perimeter landscaping around all sides of the proposed stormwater drainage facilities in either Tract A or Tract B. In lieu of the required 15 feet of perimeter landscaping around all sides of the stormwater drainage facilities, staff recommends approval of a landscaping alternative that includes the 15 feet of perimeter landscaping on top of the drainage facilities, rather than around them, provided that the 15 feet of landscaping is provided within all sides of each stormwater tract. In addition, where perimeter landscaping is proposed, a majority of the landscaping is provided by groundcover, with an absence of trees and minimal shrubs. 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 Tracts A and B. The landscaping shall include a mixture of trees, shrubs, and groundcover. In addition, 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. The proposed street trees include the Tilia americana 'Linden' and the Ulmus americana ‘Princeton Elm’. Both Lindens and Elm hybrids are listed on the City Approved Tree List. The conceptual landscaping plan does not identify potential streetlight conflicts with the proposed street tree planting and the trees are spaced approximately 15-feet on center when their mature spread can be between 25-feet for the Linden and 50-feet for the Elm. Therefore, staff recommends as a condition of approval the applicant revise the landscaping plan with the civil construction permit to include all utilities and streetlights with street tree spacing that will accommodate the tree at maturity. The detailed landscaping plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. The applicant is requesting a street modification (see discussion under FOF 17, Street Modification Analysis) for cross section changes to the 156th Ave SE frontage improvements in order to reduce the width of right-of-way dedication from 15.5 to 5.5 feet. As proposed, Tracts A and B would be required to be maintained by the subdivisions’ Homeowners Association. As such, staff recommends, as a condition of approval, that the applicant create a Homeowners’ Association (“HOA”) that maintains all improvements and landscaping in the stormwater drainage tracts. A draft of the HOA documents shall be submitted to, and approved by, the Current Planning Project Manager prior to recording Short Plat. Such documents shall be recorded concurrently with the Short Plat. Compliant if condition of 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. DocuSign Envelope ID: 8B11A0FC-D113-40F3-AD61-D290CDEE8793 City of Renton Department of Community & Economic Development Varma Short Plat Administrative Report & Decision LUA21-000139, SHPL-A, MOD Report of August 26, 2021 Page 9 of 23 D_Varma Short Plat_v2 (002) approval is met Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. Trees required to be retained (i.e., protected trees), and/or Administrator approved replacement trees (excluding required street trees pursuant to RMC 4-4-070F, Areas Required to be Landscaped), that are not necessary to provide the required minimum tree density for residential lots, shall be preserved by establishing a tree protection tract that encompasses the drip line of all protected trees; however, multiple tree protection tracts may be approved if it can be demonstrated, to the Administrator’s satisfaction, that multiple tracts provide a better site design and/or support other adopted goals and purposes of the Development Regulations. 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 Plan (Exhibit 5) and arborist report (Exhibit 4) were submitted with the project application materials. The Arborist Report identifies a total of 198 significant trees onsite. Twenty-three (23) of the trees are identified in the arborist report as non-viable based on poor health/condition and are recommended for removal. Sixty-six (66) trees are located within the proposed public street improvements. A total of one hundred and nine (109) trees remain following the deduction of non-viable trees and trees located within the proposed public street improvements. Seventy-six (76) of the 109 trees are proposed for removal due to proximity to proposed new single- family residences. The proposed tree retention of thirty-three (33) trees complies with the minimum tree retention requirements of the R-4 zone, providing 30 percent (30%) retention. However, two (2) of the trees proposed to be retained, identified as trees numbered 503 and 133 in the arborist report, have proposed street or storm drainage improvements proposed within the protected drip line areas. In addition, the provided Tree Retention Plan indicates that the building footprint of the proposed homes on Lots 4-9 would encroach into the drip lines of protected trees. Furthermore, the arborist report indicates that the building footprint of the proposed home on Lot 3 encroaches into the drip lines of off-site trees to the east. The project proposal does not comply with the minimum tree protection measures required by RMC 4-4-130H.9. In addition to 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. Based on the provided conceptual Landscape Plan, it appears that the applicant is including public right-of-way trees in the minimum tree density calculations DocuSign Envelope ID: 8B11A0FC-D113-40F3-AD61-D290CDEE8793 City of Renton Department of Community & Economic Development Varma Short Plat Administrative Report & Decision LUA21-000139, SHPL-A, MOD Report of August 26, 2021 Page 10 of 23 D_Varma Short Plat_v2 (002) for Lots 1, 2, and 3. The project proposal does not demonstrate compliance with minimum onsite tree density requirements for each lot. Per RMC 4-4-130H.2, trees required to be retained (i.e., protected trees), that are not necessary to provide the required minimum tree density for residential lots, shall be preserved by establishing a tree protection tract that encompasses the drip line of all protected trees. The project site is heavily forested; however, a tree protection tract was not provided with the project proposal. The project will need to be redesigned to provide the required tree protection tract in compliance with RMC 4-4-130H.2. Inclusion of the required tree protection tract may potentially necessitate the removal of a lot. The project proposal does not include the required tree protection tract or comply with minimum tree protection measures or minimum tree density requirements. Therefore, staff recommends as a condition of approval that applicant submit a revised short plat design for review and approval by the Current Planning Project Manager, at the time of Civil Construction Permit application. The revised short plat design shall demonstrate compliance with minimum tree density requirements for each lot and minimum tree protection measures for both onsite and offsite projected trees. Furthermore, the revised short plat design shall include all trees proposed to be retained, in excess of tree density requirements, within a tree protection tract, consistent with RMC 4-4-130H.2. The applicant shall submit a revised short plat plan, civil sheets, landscape plan, arborist report, and tree retention/land clearing plan at the time of Civil Construction Permit, consistent with the requirements of RMC 4-8-120, that reflects the revised short plat design. Onsite landscaping shall be installed prior to final occupancy for the individual homes and landscaping within the right-of-way shall be installed prior to short plat recording. Compliant if condition of approval is met Parking: Parking regulations require that a minimum of two parking spaces be provided for each detached dwelling. Driveway cuts are required to be a minimum of 5 feet from property lines and new driveways may be a maximum of 16 feet in width at the property line. Maximum driveway slopes shall not exceed fifteen percent (15%); provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Staff Comment: Each lot contains adequate area for the provision of two (2) parking spaces per dwelling unit, as necessitated by RMC 4-4-080.F.10.d parking spaces required based on land use. The driveway curb cuts are not indicated on the provided Preliminary Grading and Drainage Plan (Exhibit 6); however, based on the provided Tree Retention Plan (Exhibit 5) the proposed residential driveways exceed maximum width requirements. Therefore, staff recommends as a condition of approval that the applicant demonstrate compliance with maximum driveway width requirements for Lot 1-9 at the time of civil construction permit application. Compliance with the parking and driveway requirements for the new single-family residences would be verified at the time of building permit review. 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 and side yard along a street setback where the fence shall not exceed forty-eight inches (48") in height. DocuSign Envelope ID: 8B11A0FC-D113-40F3-AD61-D290CDEE8793 City of Renton Department of Community & Economic Development Varma Short Plat Administrative Report & Decision LUA21-000139, SHPL-A, MOD Report of August 26, 2021 Page 11 of 23 D_Varma Short Plat_v2 (002) 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 Drainage Plan (Exhibit 6), no new fences or retaining walls appear to be proposed on the site. Existing wood and chain-link fences are located along the north and south property lines of the project site, however the plan does not indicate the height of the existing fences. In order to ensure compliance with the maximum fence height regulations, staff recommends as a condition of approval that the applicant demonstrate compliance with the maximum fence height regulations at the time of Civil Construction Permit application. If necessary, revisions to the existing fences 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. 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. 15. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-4 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-4 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 in the R-4 zone and the application is a short plat. ✓ 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. DocuSign Envelope ID: 8B11A0FC-D113-40F3-AD61-D290CDEE8793 City of Renton Department of Community & Economic Development Varma Short Plat Administrative Report & Decision LUA21-000139, SHPL-A, MOD Report of August 26, 2021 Page 12 of 23 D_Varma Short Plat_v2 (002) Compliance not yet demonstrated Garages: If an attached garage is wider than twenty-six feet (26’), at least one (1) garage door shall be recessed a minimum of four feet (4’) from the other garage door. Additionally, one of the following is required: 1. The front porch projects in front of the garage a minimum of five feet (5’), and is a minimum of twelve feet (12’) wide, or 2. The roof extends at least five feet (5') (not including eaves) beyond the front of the garage for at least the width of the garage plus the porch/stoop area, or 3. The garage is alley accessed, or 4. The garage entry does not face a public and/or private street or an access easement, or 5. The garage width represents no greater than fifty percent (50%) of the width of the front facade at ground level, or 6. The garage is detached, or 7. The garage doors contain a minimum of thirty percent (30%) glazing, architectural detailing (e.g. trim and hardware), and are recessed from the front façade a minimum of five feet (5’), and from the front porch a minimum of seven feet (7’). Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Primary Entry: The entry shall include a porch or stoop with a minimum depth of five feet (5') and minimum height of twelve inches (12") above grade. 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: DocuSign Envelope ID: 8B11A0FC-D113-40F3-AD61-D290CDEE8793 City of Renton Department of Community & Economic Development Varma Short Plat Administrative Report & Decision LUA21-000139, SHPL-A, MOD Report of August 26, 2021 Page 13 of 23 D_Varma Short Plat_v2 (002) 1. A variety of elevations and models that demonstrate a variety of home sizes, character, and a diverse streetscape. 2. Abutting, adjacent, and diagonal houses must have differing architectural elevations. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Roofs: A variety of roof forms appropriate to the style of the home shall be used. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Eaves: Both of the following are required: 1. Eaves projecting from the roof of the entire building at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves, and 2. Rakes on gable ends must extend a minimum of two inches (2") from the surface of exterior siding materials. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Architectural Detailing: If one siding material is used on any side of the dwelling that is two stories or greater in height, a horizontal band that measures at least eight inches (8") is required between the first and second story. Additionally, one of the following is required: 1. Three and one half inch (3 1/2") minimum trim surrounds all windows and details all doors, or 2. A combination of shutters and three and one half inches (3 1/2") minimum trim details all windows, and three and one half inches (3 1/2") minimum trim details all doors. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Materials and Color: For subdivisions and short plats, abutting homes shall be of differing color. Color palettes for all new dwellings, coded to the home elevations, shall be submitted for approval. Additionally, one of the following is required: 1. A minimum of two (2) colors is used on the home (body with different color trim is acceptable), or 2. A minimum of two (2) differing siding materials (horizontal siding and shingles, siding and masonry or masonry-like material, etc.) is used on the home. One alternative siding material must comprise a minimum of thirty percent (30%) of the street facing facade. If masonry siding is used, it shall wrap the corners no less than twenty-four inches (24"). DocuSign Envelope ID: 8B11A0FC-D113-40F3-AD61-D290CDEE8793 City of Renton Department of Community & Economic Development Varma Short Plat Administrative Report & Decision LUA21-000139, SHPL-A, MOD Report of August 26, 2021 Page 14 of 23 D_Varma Short Plat_v2 (002) 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: 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: Access to all proposed Lots 1-9 is proposed via a new interior public residential access street extending from 156th Ave SE to 158th Ave SE. 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 condition of approval regarding residential driveways under FOF 14, Zoning Development Standard Compliance: Parking. ✓ Blocks: Blocks shall be deep enough to allow two (2) tiers of lots. Staff Comment: The subject property fronts 156th Ave SE to the west and 158th Ave SE to the east. All vehicular access to the project is proposed via a new interior public residential access street extending from 156th Ave SE to 158th Ave SE, connecting the two streets. A full block front is proposed south of the proposed new interior residential access street and faces the north. Half of a block front is proposed north of the proposed new interior residential access street and fronts the south. The project is abounded by residential parcels to the north and south, which provides future potential for two tiers of lots. A single tier block configuration is not proposed with this development. ✓ 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-4 zone and allow for reasonable infill of developable land. All of the proposed lots shall meet the requirements for minimum lot size, depth, and width. Width between side lot lines at their foremost points (i.e., the points where the side lot lines intersect with the street right-of-way line) shall not be less than eighty percent (80%) of the required lot width except in the cases of (1) pipestem lots (or flag lot), which shall have a minimum width of twenty feet (20') and (2) lots on a street curve or the turning circle of cul-de-sac (radial lots), which shall be a minimum of thirty five feet (35'). No residentially zoned lot shall have a depth-to-width ratio greater than four-to-one (4:1). Pipestem lots may be permitted for new plats to achieve the minimum density within the Zoning Code when there is no other feasible alternative to achieving the minimum density. DocuSign Envelope ID: 8B11A0FC-D113-40F3-AD61-D290CDEE8793 City of Renton Department of Community & Economic Development Varma Short Plat Administrative Report & Decision LUA21-000139, SHPL-A, MOD Report of August 26, 2021 Page 15 of 23 D_Varma Short Plat_v2 (002) Staff Comment: 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-4 zone, and allow for reasonable infill of developable land. Lot size and dimensional requirements of the R-4 zone are shown on the Preliminary Short Plat Map (Exhibit 2). The width between the side lot lines where they meet the new residential access road is greater than 80-percent of the required lot width. ✓ 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 Drainage Plan (Exhibit 6) was submitted with the project application. The existing site has street frontage on 158th Ave SE to the east and 156th Ave SE to the west. 158th Ave SE, east of the site, is located in unincorporated King County. Per the King County Assessor’s Map, the current right-of-way (ROW) width for this portion of 158th Ave SE is 60 feet. Connection of the new public street within King County right-of-way will require permitting by King County and any such permits will need to be provided to the City of Renton prior to issuance of the civil construction permit. In the event that King County defers frontage improvements to the City of Renton, the required half street frontage improvements along the east frontage shall meet the City’s residential street classification requirements or functional equivalent. 156th Ave SE is classified as a Minor Arterial Road. Per the King County Assessor’s Map, the existing right-of-way width for 156th Ave SE is approximately 60 feet. Per RMC 4-6- 060, the minimum ROW width for a Minor Arterial is 91 feet, which would require a dedication of 15.5 feet for this project. The half street section required by code would consist of two 11-foot northbound travel lanes, one 5-foot bike lane, 0.5-foot curb, 8- foot planting strip, 8-foot wide sidewalk, and a 2-foot clear zone from the back of the sidewalk. The applicant is requesting a modification for the frontage improvements (See FOF 17) along 156th Ave SE in order to provide an alternative street section that includes a pavement width of 44 feet (22-foot half-street measured from the centerline of the ROW), two-way left turn lane, 11-foot travel lane, 5-foot bike lane, 8-foot planting strip, 5-foot sidewalk and a 0.5 foot curb. The modification request proposes to reduce the width of ROW dedication from 15.5 to 5.5 feet. The street modification has been reviewed by City staff and is recommended for approval. Please see the Street Modification Criteria and Analysis in FOF 17 for a complete summary of the request, staff analysis, and staff recommendation. The applicant is proposing to construct a new interior public Residential Access Street that spans the property between 156th Ave SE and 158th Ave SE and connects the two streets. The applicant proposes to construct full street improvements spanning the west half of the site where the site is bisected by both parcels (APN 3664500205 and 3664500185). Full street improvements for a Residential Access Street include a minimum ROW width of 53 feet consisting of two 10-foot travel lanes, one 6-foot parking lane, two 0.5-foot curbs, two 8-foot planter strips, and two 5-foot sidewalks. Half-street improvements are proposed spanning the east half of the site where the site contains only one parcel. Required half-street improvements include a ROW width 36.5 feet consisting of two 10-foot travel lanes, two 0.5-foot curbs, one 8-foot planter strip, one 5-foot sidewalk, and a 2.5-foot clear space between the curb and neighboring property to the north. DocuSign Envelope ID: 8B11A0FC-D113-40F3-AD61-D290CDEE8793 City of Renton Department of Community & Economic Development Varma Short Plat Administrative Report & Decision LUA21-000139, SHPL-A, MOD Report of August 26, 2021 Page 16 of 23 D_Varma Short Plat_v2 (002) The City has received comments from neighbors (Exhibit 11) regarding additional trips that would be generated by the proposed subdivision onto 158th Ave SE. A traffic impact analysis is required when estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 - 9:00) or PM (3:00 – 6:00) peak periods. A project proposal of nine lots is not anticipated to exceed 20 vehicles per hour in either the AM or PM peak periods. It is anticipated that payment of transportation impact fees will adequately mitigate any potential impacts to traffic produced by the project proposal. Payment of the transportation impact fee is applicable on the construction of the single- family houses at the time of application for the building permit. The 2021 transportation impact fee is $10,861.69 per new single-family house. The fee in effect at the time of building permit application is applicable to this project and is payable at the time of building permit issuance. ✓ 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. Surrounding properties to the north and west are also located in the R-4 zone. Properties to the south and east are located within King County jurisdiction. 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 Low Density (LD) Comprehensive Plan land use designation and R-4 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 156th Ave SE (Exhibit 13). 156th Ave SE is classified as a Minor Arterial Road. Per the King County Assessor’s Map, the existing right-of-way width for 156th Ave SE is approximately 60 feet. The existing street centerline is currently off-set approximately 5-feet to the west of the right-of-way centerline. Per RMC 4-6-060, the minimum ROW width for a Minor Arterial is 91 feet, which would require a dedication of 15.5 feet for this project. The code-required half street section would consist of two 11-foot northbound travel lanes, one 5-foot bike lane, a 0.5-foot curb, 8-foot planting strip, 8-foot wide sidewalk, and a 2-foot clear zone from the back of the sidewalk. The applicant is requesting a modification for the frontage improvements (See FOF 16) along 156th Ave SE in order to provide an alternative street section that includes a pavement width of 44 feet (22-foot half-street measured from the centerline of the ROW), one (two-way) left turn lane, one 11-foot travel lane, one 5-foot bike lane, a 0.5 foot curb, 8-foot planting strip, and a 5-foot sidewalk. The modification request proposes to reduce the width of ROW dedication from 15.5 to 5.5 feet. 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; therefore, staff is recommending approval of the requested modification, per the following: Compliance Modification Criteria and Analysis ✓ a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and DocuSign Envelope ID: 8B11A0FC-D113-40F3-AD61-D290CDEE8793 City of Renton Department of Community & Economic Development Varma Short Plat Administrative Report & Decision LUA21-000139, SHPL-A, MOD Report of August 26, 2021 Page 17 of 23 D_Varma Short Plat_v2 (002) 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 Community Design Element of the Comprehensive Plan has applicable policies listed under a separate section labeled, Promoting a Safe, Healthy, and Attractive Community. These policies address walkable neighborhoods, safety, and shared uses. The intent of the policies are to promote new development with walkable places that support grid and flexible grid street and pathway patterns, and are visually attractive, safe, and healthy environments. The requested street modification is consistent with these policy guidelines. ✓ b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; Staff Comment: The City’s Public Works Transportation Section and Community and Economic Development Engineering section have reviewed 156th Ave SE and the surrounding area and have determined that the modified minor arterial street section is more suitable for the section of 156th Ave SE adjacent to the site. The Public Works Transportation Section has a corridor plan for 156th Ave SE that consists of a cross section with 44-foot paved width, 0.5-foot wide curbs, 8-foot wide planters, and 5-foot wide sidewalks. This can be achieved in a total right of way width of 71 feet, rather than 91 feet. In order to build this street section, approximately 5.5 feet of right-of-way would be required to be dedicated to the City along the project side of 156th Ave SE, in lieu of 15.5 feet. City staff agrees that the modified frontage improvements along 156th Ave SE will meet the transportation needs of the surrounding area and maintain the objectives of function, safety and appearance, as required by code. ✓ c. Will not create substantial adverse impacts to other property(ies) in the vicinity; Staff Comment: The proposed modified half-street improvements along 156th Ave SE 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. Fire impact fees are applicable DocuSign Envelope ID: 8B11A0FC-D113-40F3-AD61-D290CDEE8793 City of Renton Department of Community & Economic Development Varma Short Plat Administrative Report & Decision LUA21-000139, SHPL-A, MOD Report of August 26, 2021 Page 18 of 23 D_Varma Short Plat_v2 (002) at the rate of $829.77 per new single-family unit. The fee is payable at the time of building permit issuance. ✓ Schools: It is anticipated that the Issaquah School District can accommodate any additional students generated by this proposal at the following schools: Briarwood Elementary, Maywood Middle School, and Liberty High School. Any new students from the proposed development would be bussed to their schools. The bus stop for Briarwood Elementary is located approximately 0.1 miles from the project site at 15514 SE 132nd St. Students would cross 156th Ave SE and walk south along the west shoulder of the street. Students would then turn west at SE 132nd ST and walk on the north shoulder before arriving to the bus stop. The existing shoulders would provide a safe walking route for students to walk to the bus stop. The nearest bus stop for both Maywood Middle School and Liberty High School is located approximately 0.14 miles from the project site at 15418 SE 132nd St, on the same street as the bus stop for Briarwood Elementary students. Students would also cross 156th Ave SE and walk south along the west shoulder of the street. Students would then turn west at SE 132nd ST and walk on the north shoulder before arriving to the bus stop. 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. Currently the fee is assessed at $18,213 per single-family residence. ✓ Parks: A Park Impact Fee would be required for the future houses. The current Park Impact Fee is $ 2,914.99. The fee in effect at the time of building permit application is applicable to this project and is payable at the time of building permit issuance. ✓ 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 Encompass Engineering and Surveying, dated March 22, 2021 (Exhibit 8) and a Preliminary Grading and Drainage Plan (Exhibit 6) were submitted with the land use application materials. Based on the City of Renton’s flow control map, the site falls within the Duration Flow Control Standards (Forested Conditions) and is located within the Lower Cedar River drainage basin and Orting Hills sub 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 south and southeast, with slopes ranging between 0 and 2 percent. The site has two separate discharge areas. Runoff from the eastern portion of the site sheet flows south and east into a roadside ditch on the west side of 158th Ave SE and flows south through a series of ditches and culverts. Runoff from the western portion of the site sheet flows south and west into a roadside ditch on the east side of 156th Ave SE and also flows south through a series of ditches and culverts. The applicant is proposing two dedicated stormwater tracts (Tract A and B). The report states that water quality facilities on Tract A & B have been designed in accordance with Section 1.2.8 of the RSWDM. A below-ground stormwater wet vault and three detention tanks are proposed within Tract A on the western end of the site. Stormwater from impervious areas on Lots 1 and 4 will be conveyed to Tract A and into a wet vault, followed DocuSign Envelope ID: 8B11A0FC-D113-40F3-AD61-D290CDEE8793 City of Renton Department of Community & Economic Development Varma Short Plat Administrative Report & Decision LUA21-000139, SHPL-A, MOD Report of August 26, 2021 Page 19 of 23 D_Varma Short Plat_v2 (002) by three detention tanks, before it is conveyed south and eventually released into the roadside ditch along the east side of 156th Ave SE. A below-ground combination wetvault/detention vault is proposed within Tract B on the eastern end of the site. Stormwater from impervious areas on Lots 2, 3, and 5-9 will be conveyed to Tract B and into a combination wetvault/detention vault before entering a new storm conveyance system on 158th Ave SE, and eventually released into the ditch on the west side of 158th Ave SE. To ensure the stormwater facilities are covered and obscured from view as shown on the preliminary plans, staff recommend as a condition of approval that the applicant submit cross sections of the stormwater facilities with the civil construction permit application confirming they are 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. Any exposed vault concrete walls shall contain an aesthetic veneer such as brick or comparable material. The cross section and any need visual mitigation shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. In addition, any proposal to convert the subterranean stormwater facilities within the tracts to a stormwater detention pond shall be considered a Major Plat Amendment, subject to a new application. The report states that the proposed stormwater design was developed to mitigate changes in stormwater runoff from the proposed short plat. Per the 2017 Renton Surface Water Design Manual, the project is required to match developed discharge durations to predeveloped durations for the range of predeveloped discharge rates from 50% of the 2- year peak flow up to the full 50-year peak flow and match peak rates for the 2-year and 10-year return periods. Concerns were obtained from a neighbor to the northeast regarding an existing storm water retention pond on the neighboring lot located at 13009 158th Ave SE which overflows seasonally onto the project site. The final Technical Information Report submitted at the time of Civil Construction Permit application will need to analyze the potential upstream flows from the neighboring lot, which may be required to be bypassed through the site to an acceptable downstream receiving location in accordance with the 2017 Renton Surface Water Design Manual requirements for upstream bypass. A Geotechnical Report, prepared by The Riley Group, Inc. (RGI), dated September 16, 2020, was provided with the project application and provided information concerning the soils, geology, drainage patterns, vegetation present, water table and soil permeability, with recommendations of appropriate on-site BMP options. On August 24, 2020, RGI observed the excavation of four test pits and 2 hand augers. Based on the provided report, the site is underlain by very dense glacial till, commonly referred to as “hardpan,” which is a material that does not allow for infiltration. A final Technical Information Report complying with the current Renton Surface Water Design Manual (RSWDM) will be required at the time of Civil Construction Permit application. See Exhibit 14 for additional advisory comments. Stormwater system development charges (SDCs) for each new lot would apply. The 2021 stormwater SDC is $2,000.00 per lot. SDCs are due at the time of civil construction permit issuance. ✓ Water: Water service is provided by King County Water District 90. 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 DocuSign Envelope ID: 8B11A0FC-D113-40F3-AD61-D290CDEE8793 City of Renton Department of Community & Economic Development Varma Short Plat Administrative Report & Decision LUA21-000139, SHPL-A, MOD Report of August 26, 2021 Page 20 of 23 D_Varma Short Plat_v2 (002) square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed building and two hydrants if the fire flow goes up to 1,500 gpm. Existing fire hydrants can be counted toward the requirements as long as they meet current code. A water availability certificate from King County Water District 90 will be required. See Exhibit 14 for additional advisory comments. ✓ Sanitary Sewer: Sewer service is provided by the City of Renton. There is an existing 8- inch PVC gravity wastewater main located in 156th Ave SE. The applicant is required to extend the sewer main from the main in 156th Ave SE, through the a new interior public Residential Access Street within the project site, and into 158th Ave SE to provide channelization and a stub to the north for future connection for upstream properties. New side sewers shall be installed to serve each individual property. 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 2021 sewer fee for a lot with a 1-inch water meter is $3,450.00 per lot. SDC fees are due at the time of civil construction permit issuance. A Central Plateau Interceptor Area Special Assessment District fee (SAD) fee will be applicable to the project. The SAD Fee for the project will be $538.48 per lot. I. CONCLUSIONS: 1. The subject site is located in the Residential Low Density (LD) 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-4 (R-4) 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, 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, see FOF 16. 7. There are safe walking routes to the school bus stops, see FOF 18. 8. There are adequate public services and facilities to accommodate the proposed Short Plat, see FOF 18. J. DECISION: The Varma Short Plat, File No. LUA21-000139, 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 abutting the storm detention tracts shall include tree and shrub species that are compatible DocuSign Envelope ID: 8B11A0FC-D113-40F3-AD61-D290CDEE8793 City of Renton Department of Community & Economic Development Varma Short Plat Administrative Report & Decision LUA21-000139, SHPL-A, MOD Report of August 26, 2021 Page 21 of 23 D_Varma Short Plat_v2 (002) with size, root depth, and space limitations created by the proposed vaults. The street frontage landscaping on Lots 1-9 shall be installed prior to finalizing the single-family building permits. The landscaping on proposed Tracts A and B shall be installed prior to short plat recording. 2. The applicant shall revise the project proposal to include the required 15 feet of perimeter landscaping within all sides of the proposed stormwater Tracts A and B. The landscaping shall include a mixture of trees, shrubs, and groundcover. 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 applicant shall revise the landscaping plan with the Civil Construction Permit to include all utilities and streetlights with street tree spacing that will accommodate the tree at maturity. The detailed landscaping plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 4. The applicant shall create a Homeowners’ Association (“HOA”) that maintains all improvements and landscaping in the stormwater drainage tracts. A draft of the HOA documents shall be submitted to, and approved by, the Current Planning Project Manager prior to recording Short Plat. Such documents shall be recorded concurrently with the Short Plat. 5. The applicant shall submit a revised short plat design for review and approval by the Current Planning Project Manager, at the time of Civil Construction Permit application. The revised short plat design shall demonstrate compliance with minimum tree density requirements for each lot and minimum tree protection measures for both onsite and offsite projected trees. Furthermore, the revised short plat design shall include all trees proposed to be retained, in excess of tree density requirements, within a tree protection tract, consistent with RMC 4-4-130H.2. The applicant shall submit a revised short plat plan, civil sheets, landscape plan, arborist report, and tree retention/land clearing plan at the time of Civil Construction Permit, consistent with the requirements of RMC 4-8-120, that reflects the revised short plat design. 6. The applicant shall demonstrate compliance with maximum driveway width requirements for Lot 1-9 at the time of civil construction permit application. 7. The applicant shall demonstrate compliance with the maximum fence height regulations at the time of Civil Construction Permit application. If necessary, revisions to the existing fences 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. 8. The applicant shall submit cross sections of the stormwater facilities with the Civil Construction Permit application confirming they are 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. Any exposed vault concrete walls shall contain an aesthetic veneer such as brick or comparable material. The cross section and any need visual mitigation shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 9. Any proposal to convert the subterranean stormwater facilities within the tracts to a stormwater detention pond shall be considered a Major Plat Amendment, subject to a new application. DocuSign Envelope ID: 8B11A0FC-D113-40F3-AD61-D290CDEE8793 City of Renton Department of Community & Economic Development Varma Short Plat Administrative Report & Decision LUA21-000139, SHPL-A, MOD Report of August 26, 2021 Page 22 of 23 D_Varma Short Plat_v2 (002) DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Vanessa Dolbee Planning Director Date TRANSMITTED on August 26, 2021 to the Owner/Applicant/Contact: Owner/Applicant: Contact: Kushal S. Varma and Kaja A. Ram, 4159 NW Woodgate Ave, Portland, OR 97229 Edward Mecum, PE, Encompass Engineering & Surveying, 165 NE Juniper St., Suite 201, Issaquah, WA 98027 TRANSMITTED on August 26, 2021 to the Parties of Record: James Craig 13009 158th Ave SE Renton, WA 98050 Claudia Donnelly 10415 147th Ave SE Renton, WA 98059 Patti Harsch PO Box 2344 Renton, WA 98059 Duwamish Tribe 4705 W. Marginal Way SW, Seattle, WA 98106 TRANSMITTED on August 26, 2021 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Amanda Askren, Property Services Matt Herrera, Current Planning Manager Anjela Barton, Fire Marshal K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on September 9, 2021. An appeal of the decision must be filed within the 14- day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Due to the ongoing state of emergency enacted by Governor’s Proclamation 20-05, the City Clerk’s Office is working remotely. For that reason, appeals must be submitted electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub only on Tuesdays and/or Wednesdays. The appeal fee, normally due at the time an appeal is submitted, will be collected at a future date if your appeal is submitted electronically. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and additional information regarding the appeal process may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov. DocuSign Envelope ID: 8B11A0FC-D113-40F3-AD61-D290CDEE8793 8/26/2021 | 9:34 AM PDT City of Renton Department of Community & Economic Development Varma Short Plat Administrative Report & Decision LUA21-000139, SHPL-A, MOD Report of August 26, 2021 Page 23 of 23 D_Varma Short Plat_v2 (002) 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 action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. DocuSign Envelope ID: 8B11A0FC-D113-40F3-AD61-D290CDEE8793 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Varma Short Plat Land Use File Number: LUA21-000139, SHPL-A, MOD Date of Report August 26, 2021 Staff Contact Angelea Weihs Associate Planner Project Contact/Applicant Edward Mecum, PE Encompass Engineering & Surveying 165 NE Juniper St., Suite 201, Issaquah, WA 98027 Project Location 13016 156th Ave SE 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 Plan Exhibit 6: Preliminary Grading and Drainage Plan, prepared by Encompass Engineering and Surveying, dated March 24, 2021 Exhibit 7: Preliminary Sewer and Water Plan, prepared by Encompass Engineering and Surveying, dated March 24, 2021 Exhibit 8: Preliminary Technical Information Report (TIR), prepared by Encompass Engineering and Surveying, dated March 22, 2021 Exhibit 9: Geotechnical Report, prepared by The Riley Group, Inc. (RGI), dated September 16, 2020 Exhibit 10: Wetland and Stream Reconnaissance, prepared by Altmann Oliver Associates, LLC, dated January 29, 2020 Exhibit 11: Public Comment letters and Staff Response Exhibit 12: Duwamish Tribe letter and Staff Response Exhibit 13: Street Modification Request Exhibit 14: Advisory Notes DocuSign Envelope ID: 8B11A0FC-D113-40F3-AD61-D290CDEE8793