HomeMy WebLinkAboutD_Ravi_Short_Plat_Decision_20221212_v2_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_Ravi Short Plat Decision_20221212_v2_FINAL
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: December 22, 2022
Project File Number: PR22-000257
Project Name: Ravi Short Plat
Land Use File Number: LUA22-000315, SHPL-A
Project Manager: Alex Morganroth, Senior Planner
Owner: SAAA Ventures LLC, 6463 167th Ln SE, Bellevue, WA 98006
Applicant/Contact: Hans Korve, Daley-Morrow-Poblete, Inc. / 726 Auburn Way N Auburn, WA 98002 /
hans@dmp-inc.us
Project Location: 6304 SE 2nd Pl (APN 1423059033)
Project Summary: The applicant is requesting preliminary short plat approval to subdivide one (1)
existing parcel into three (3) lots. The subject property proposed for subdivision is
located at 6304 SE 2nd Pl (APN 1423059033) near the intersection of 156th Ave SE
and SE 2nd Pl. The parcel totals approximately 43,267 sq. ft. (0.99 acres) in size. An
existing primary residence and an associated accessory structure are located on the
parcel. The applicant is proposing to retain the residence, remove the accessory
structure, and construct two (2) new single-family homes. The site has a
Comprehensive Plan Land Use of Designation of Residential Low Density (RLD) and a
zoning designation of Residential-4 (R-4) dwelling units per net acre (du/ac). The size
of the proposed lots range from 11,020 to 21,212 sq. ft. Access to the three (3) lots
is proposed via individual driveways off of SE 2nd Pl. According to COR Maps,
regulated slopes are present on the project site. The applicant has proposed the
retention of between seven (7) and 11 trees on the site. The applicant submitted a
drainage report, geotechnical report, and arborist report with the application.
Site Area: 0.99 acres
DocuSign Envelope ID: 121137F3-D672-460F-8802-55F5D3EB78FE
City of Renton Department of Community & Economic Development
Ravi Short Plat
Administrative Report & Decision
LUA22-000315, SHPL-A
Report of December 22, 2022 Page 2 of 19
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B. EXHIBITS:
Exhibit 1: Administrative Decision
Exhibit 2: Site Plan and Utilities Plan
Exhibit 3: Neighborhood Detail Map
Exhibit 4: Landscape Plan
Exhibit 5: Tree Retention Plan
Exhibit 6: Arborist Report, prepared by ABC Consulting Arborists, LLC, dated July 8, 2022
Exhibit 7: Tree Retention Worksheet
Exhibit 8: Technical Information Report (TIR), prepared by DMP, Inc, dated July 11, 2022
Exhibit 9: Geotechnical Report, prepared by Earth Solutions NW, LLC, dated November 2, 2021
Exhibit 10: Advisory Notes
Exhibit 11: Public Comment, Erickson
C. GENERAL INFORMATION:
1. Owner(s) of Record: SAAA Ventures LLC, 6463 167th Ln SE, Bellevue, WA
98006
2. Zoning Classification: Residential-4 (R-4)
3. Comprehensive Plan Land Use Designation: Residential Low Density (LD)
4. Existing Site Use: Existing single-family residence proposed to remain
and associated detached accessory structure to be
demolished
5. Critical Areas: None
6. Neighborhood Characteristics:
a. North: Single family; Residential-4 du/ac (R-4) zone
b. East: Single family; Residential-4 du/ac (R-4) zone
c. South: Single family; Residential-4 du/ac (R-4) zone
d. West: Single family; Residential-4 du/ac (R-4) zone
7. Site Area: 0.99 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
Maplewood East
Annexation
A-04-001 5140 06/01/2005
DocuSign Envelope ID: 121137F3-D672-460F-8802-55F5D3EB78FE
City of Renton Department of Community & Economic Development
Ravi Short Plat
Administrative Report & Decision
LUA22-000315, SHPL-A
Report of December 22, 2022 Page 3 of 19
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E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by King County Water District 90.
b. Sewer: Sewer service will be provided by the City of Renton. There is an existing 10” PVC sewer
running east to west in SE 2nd Place south of the site.
c. Surface/Storm Water: The site topography slopes moderately from the northeast to the southwest.
The site contains regulated slopes between 15% and 25% grade. There is an existing 12-inch
stormwater main located along the property frontage on SE 2nd Pl.
2. Streets: The proposed development fronts SE 2nd Place along the south property line. The SE 2nd Place
existing street section consists of a pavement width of approximately 38’ with a 15’ travel lane in the
eastbound and westbound direction and a 4’ paved shoulder along each side of the roadway. There is no
existing curb or sidewalk along either side of the roadway. The existing right of way width for SE 2nd Place
is approximately 60-feet per the King County Assessor’s Map.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
a. Section 4-7-070: Detailed Procedures for Short Subdivision
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Utilities Element
DocuSign Envelope ID: 121137F3-D672-460F-8802-55F5D3EB78FE
City of Renton Department of Community & Economic Development
Ravi Short Plat
Administrative Report & Decision
LUA22-000315, SHPL-A
Report of December 22, 2022 Page 4 of 19
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H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on
September 15, 2022 and determined the application complete on the same day. The project complies
with the 120-day review period.
2. The project site is located 6304 SE 2nd Pl (APN 1423059033).
3. The project site is currently developed with a single-family home and detached garage with ADU.
4. Access to the site would be provided via three (3) new driveways, one for each lot, off of SE 2nd Pl.
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 20 trees located on-site, of which the applicant is proposing to retain a total of
between seven (7) and eleven (11) trees.
8. The site is mapped with regulated slopes (15-25%).
9. Approximately 125 cubic yards of material would be cut on-site and approximately 25 cubic yards of fill is
proposed to be brought into the site.
10. The applicant is proposing to begin construction in spring of 2023.
11. Staff received one public comment letter related to landscaping.
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 MD designation is to allow a variety of single-family and
multi-family development types, with continuity created through the application of design guidelines, the
organization of roadways, sidewalks, public spaces, and the placement of community gathering places
and civic amenities. The proposal is compliant with the following Comprehensive Plan Goals and Policies
if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
✓ Policy L-3: Encourage infill development of single-family units as a means to meet
growth targets and provide new housing.
✓
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
• Development of new single-family neighborhoods on large tracts of land outside
the City Center,
• Development of new multi-family and mixed-use in the City Center and in the
Residential High Density and Commercial Mixed Use designations, and
• Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
✓ Goal L-T: Create a functioning and exemplary urban forest that is managed at
optimum levels for canopy, health, and diversity.
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City of Renton Department of Community & Economic Development
Ravi Short Plat
Administrative Report & Decision
LUA22-000315, SHPL-A
Report of December 22, 2022 Page 5 of 19
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✓
Policy L-24: Manage urban forests to maximize ecosystem services such as stormwater
management, air quality, aquifer recharge, other ecosystem services, and wildlife
habitat.
✓ 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: 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: The applicant submitted a Density Worksheet with the application.
Based on the site’s net area of 43,238 sq. ft. (0.99 acres), the proposal would result in a
net density of 3.02 du/ac (3 dwelling units/0.99 acres). Therefore, the proposal is
compliant with the density requirements 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 1-3:
Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.)
Lot 1 21,212 134.71 157.41
Lot 2 11,020 70.02 157.41
Lot 3 11,021 70.02 157.43
Staff Comment: Proposed Lots 1, 2, and 3 are oriented with front yards facing south
towards SE 2nd Pl and have lot areas and dimensions that exceed the minimum lot size,
width, and depth requirements of the R-4 zone.
Compliant if
Condition of
Approval is
met
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: Upon completion of the subdivision, the existing house on proposed Lot
1 would have a 22.8-foot front yard setback (south), a 95-foot rear yard setback (north),
DocuSign Envelope ID: 121137F3-D672-460F-8802-55F5D3EB78FE
City of Renton Department of Community & Economic Development
Ravi Short Plat
Administrative Report & Decision
LUA22-000315, SHPL-A
Report of December 22, 2022 Page 6 of 19
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a 68.5-foot side yard setback (west) and a 3.3-foot side yard setback (east). Therefore,
the existing home will not comply with the R-4 side yard setback requirement or the front
yard setback requirement. The structure is currently non-conforming with respect to the
front yard setback and the non-conformity will not be increased as a result of the short
plat application. In order for the existing structure to comply with the side yard setback
upon the recording of the plat, the applicant has proposed the removal of a portion of
the attached garage closest to the future shared property line between lots 1 and 2. The
proposed building alternation would create a new side yard setback of 7.5 feet for the
primary structure, or the minimum required side-yard setback in the R-4 zone. Upon
completion of the proposed building alteration, the three (3) proposed lots would
provide adequate area for compliance with the required setback area s for both the
existing home and two new single-family homes. Staff recommends, as a condition of
approval, the applicant shall obtain a single-family alteration building permit from the
City for the alteration of the existing single-family home on future Lot 1 in a manner that
ensures the structure will meet the required R-4 side-yard setback after recording of the
final plat. The City shall complete a final inspection for the alteration of the home prior
to recording the final short plat. Setbacks for the new structures on proposed lots 2 and
3 would be verified at the time of building permit review.
Compliant if
condition of
approval is
met
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: The existing two-story home has a building footprint size of
approximately 1,995 sq. ft., or 9.4% of the total future lot area for proposed Lot 1. Based
on the proposed size of future Lot 1, staff calculated an expected impervious surface
coverage of approximately 58% (13,808 sq. ft./21,212 sq. ft.) using aerial photography.
Therefore, proposed Lot 1 would comply with the building height, building coverage, and
impervious surface coverage requirements in the R-4. Building height, building coverage,
and impervious surface coverage for the new single-family residences on proposed Lots
2 and 3 would be verified at the time of building permit review.
According to the applicant, the existing detached garage with ADU on proposed Lot 2
will be removed. In order to ensure compliance with the development standards for
residential detached accessory buildings, which requires an associated primary use on
the same lot, staff recommends as a condition of approval, the applicant shall obtain a
demolition permit and complete a final inspection from the City for the removal of
garage located on proposed Lot 2 prior to recording the final short plat.
DocuSign Envelope ID: 121137F3-D672-460F-8802-55F5D3EB78FE
City of Renton Department of Community & Economic Development
Ravi Short Plat
Administrative Report & Decision
LUA22-000315, SHPL-A
Report of December 22, 2022 Page 7 of 19
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Compliance
not yet
demonstrated
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. 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 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 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.
Such landscaping shall be at least ten feet (10') in width as measured from the street
right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses at an average minimum rate of one
tree per thirty (30) lineal feet of street frontage.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped
area. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation
All of the landscaped area that is not planted with trees and shrubs or covered with a
tree grate must be planted in ground cover plants, which may include grasses. Mulch
must be confined to areas underneath plants and is not a substitute for ground cover
plants.
Ground cover plants, other than grasses, must be at least the four-inch (4") pot size,
provided such plants have well-developed roots and are not root bound or J-rooted;
alternative standards may be applied pursuant to RMC 4-4-070C. Area planted in
ground cover plants, other than grass seed or sod, must be planted in triangular spacing.
Ground cover plants must be planted at a density that will cover the entire area within
three (3) years.
DocuSign Envelope ID: 121137F3-D672-460F-8802-55F5D3EB78FE
City of Renton Department of Community & Economic Development
Ravi Short Plat
Administrative Report & Decision
LUA22-000315, SHPL-A
Report of December 22, 2022 Page 8 of 19
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All shrubs must be of sufficient size and number to meet the required standards within
three (3) years of planting. Shrubs must be at least a two (2) gallon container size at
planting. Shrubs shall be in beds that include a layer of mulch at least two inches (2") in
depth.
Broadleaf trees must be a minimum of two-inch (2") caliper. Conifer trees at the time
of planting must be fully branched and a minimum of six feet (6') in height.
Except for trees with a tree grate, trees shall include a mulch ring that has a depth of at
least three inches (3") and is at least three feet (3') in radius around the tree.
For stormwater ponds, a landscaping strip with a minimum fifteen feet (15') of width
shall be located on the outside of the perimeter fence, unless otherwise determined
through the site plan review or subdivision review process.
Staff Comment: A Conceptual Landscape Plan prepared by DMP, Inc was submitted with
the project application materials (Exhibit 4). Two (2) main elements are proposed as part
of the landscape plan including a 10-foot wide on-site landscape strip along the existing
street frontage of NE 2nd Pl and an 8-foot wide off-site planter strip between the new
sidewalk and the street. A Plant Schedule included on the Landscape Plan identifies a
variety of trees, shrubs, and ground cover within the 10-foot onsite landscape strip
including Kinnikinic grass, Mount Vernon English laurel, Magenta rockrose, Crème de
Mint dogwood, Oregon myrtle, and Snowcloud serviceberry. The plan identifies at least
two (2) Snowcloud serviceberry trees to be planted in the front yard of each lot. Six (6)
Symatree maple street trees are proposed within the planter strip adjacent the public
ROW. The ‘Symatree maple’ is not on the is not suitable as a street tree and is not on
the City’s Approved Tree List. Therefore, staff recommends, as a condition of approval
the applicant shall select a new ‘large ’species from the City’s Approved Tree list in lieu
of the proposed Sycamore maple. The proposed species should be identified on a Final
Landscape Plan submitted at the time of Civil Construction Permit application and for
review and approval by the Current Planning Project Manager. Compliance with the on-
site landscaping requirements would be reviewed at the time of building permit
application review for the new single-family home on proposed lots 2 and 3. Compliance
with the on-site landscaping requirements on proposed lot 1 would be reviewed at the
time of building permit application review for the garage alteration required as a
condition of approval under FOF 14: Zoning Compliance, Building Standards.
A public comment was submitted (Exhibit 11) by the neighbor directly north of the
proposed project. The comment notes the potential for privacy and noise issues created
by the new development and requests a landscape privacy screen along the north
property line of all three (3) lots. Staff is not recommending any specific landscaping
requirements for the north side of the property as the proposed development will not
create any more noise or privacy issues than is typically found in a standard single-family
neighborhood. In addition, the applicant has proposed to retain an existing six (6’) foot
wood fence along the north property line, which already provides noise attenuation and
privacy between the properties.
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. Tree
credit requirements shall apply at a minimum rate of thirty (30) credits per net acre.
Significant trees shall be retained in the following priority order:
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Ravi Short Plat
Administrative Report & Decision
LUA22-000315, SHPL-A
Report of December 22, 2022 Page 9 of 19
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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.
Staff Comment: An Arborist Report, prepared by ABC Consulting, LLC., dated July 8,
2022, (Exhibit 6) was submitted with the land use application materials. The City’s
adopted Tree Retention Regulations require a retention percentage of thirty percent
(30%) of onsite significant trees (after the deduction of trees within areas of public right-
of-way dedication and critical areas and buffers). According to the submitted arborist
report, there are a total of 20 significant trees on the project site, of which two (2) would
qualify as high-risk trees, resulting in 18 viable significant trees on the project site. Six
(6) out of the 18 significant trees are classified as landmark trees (greater than 30 DBH).
During review, staff discovered that the arborist report contains discrepancies regarding
the specific number of trees proposed for retention. For example, the included tree
retention worksheet (Exhibit 7) and the body of the report identify a total of 11 trees for
retention. However, the Tree Retention Plan (Exhibit 5) identifies a total of seven (7)
trees for retention. Assuming the seven (7) trees identified in Tree Retention Plan is
accurate, the proposal would include the removal of 11 trees, including four (4)
landmark trees, the largest of which is a 43-inch DBH Western red cedar in “good”
health. A proposal to retain seven (7) significant trees would result in a retention
percentage of thirty-nine percent (39%), which exceeds the City’s minimum tree
retention requirements. If 11 trees are proposed for retention, the proposal would result
in a tree retention rate of sixty-one (61%), which also exceeds the City’s minimum tree
retention requirements. While the applicant’s proposal appears to meet the tree
retention percentage standard regardless, the removal almost all large-stature native
trees as well as two-thirds of the landmarks trees does meet the priority requirements
for tree retention. As such, staff recommends, as a condition of approval, the applicant
shall submit an updated tree retention plan that identifies the retention of additional
large-stature native trees, prioritizing the retention of native landmark trees or as
otherwise determined by the Current Planning Project Manager. The updated tree
retention plan shall be reviewed and approved by the Current Planning Project Manager
prior to issuance of the civil construction permit.
The City’s Tree Retention Regulations also require that a minimum tree density of 30
credits per net acre. Due to the discrepancies in the arborist report identified above, staff
could not confirm compliance with the minimum tree density requirement. Therefore,
staff recommends, as a condition of approval, the applicant shall submit an updated
arborist report and tree retention plan that clearly identifies the trees proposed for
retention and demonstrates compliance with the minimum tree density requirement for
residentially zoned lots. The updated arborist report and tree retention plan shall be
reviewed and approved by the Current Planning Project Manager prior to issuance of
the civil construction permit.
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City of Renton Department of Community & Economic Development
Ravi Short Plat
Administrative Report & Decision
LUA22-000315, SHPL-A
Report of December 22, 2022 Page 10 of 19
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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: The proposed lots would provide adequate area to accommodate the
two (2) required parking spaces. The existing single-family home is access via a 26-foot
wide driveway that provides vehicular access to the 2-car garage attached to the house.
The applicant proposes to continue to utilize the driveway for access to proposed Lot 1.
The other two (2) proposed lots would be accessed via two (2) new driveways off of SE
2nd Pl. Compliance with the driveway standards for the two (2) new lots would be verified
at the time of formal building permit application review. However, in order to ensure
compliance with the driveway width standards for the existing driveway on proposed
Lot 1, staff recommends, as a condition of approval, the applicant shall reduce the width
of the individual driveways on proposed Lot 1 to 16 feet or less at the property line
abutting SE 2nd Pl. In addition, the existing driveway shall be set back a minimum of 5-
feet from the east property line. The applicant shall schedule an inspection with the
Current Planning Project Manager prior to recording the final short plat to verify
compliance with the driveway standards.
✓
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front yard
and side yard along a street setback where the fence shall not exceed forty eight inches
(48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: One new retaining wall was identified on the submitted plans (Exhibit
2) included with the short plat application materials. The four-foot (4’) tall rockery wall
appears to be located directly adjacent to the proposed sidewalk. Per RMC 4 -4-
040.C.2.d, a three-foot (3’) setback is required between the retaining wall and ROW.
Therefore, staff recommends, as a condition of approval, the applicant shall submit an
updated drainage and utilities plan that complies with the retaining wall setback
requirements. The updated plan shall be reviewed and approved by the Current Planning
Project Manager prior to issuance of the civil construction permit.
An existing six-foot tall wood fence is located along the north (rear) property boundary.
An existing four-foot tall chain-link fence is along the east (side) property boundary. As
indicated on the site plan (Exhibit 2), both existing fences comply with the fence
standards for residential zones. If new fences or retaining walls are proposed, they
would be evaluated for compliance with the code at the time of formal building permit
review.
DocuSign Envelope ID: 121137F3-D672-460F-8802-55F5D3EB78FE
City of Renton Department of Community & Economic Development
Ravi Short Plat
Administrative Report & Decision
LUA22-000315, SHPL-A
Report of December 22, 2022 Page 11 of 19
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15. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-4,
R-6, 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-4 and Analysis
N/A
Lot Configuration: Staff Comment: Lot configuration standards are not applicable in
the R-4 zone.
✓
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 drainage discussion below under FOF 19.
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.
DocuSign Envelope ID: 121137F3-D672-460F-8802-55F5D3EB78FE
City of Renton Department of Community & Economic Development
Ravi Short Plat
Administrative Report & Decision
LUA22-000315, SHPL-A
Report of December 22, 2022 Page 12 of 19
D_Ravi Short Plat Decision_20221212_v2_FINAL
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.
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
DocuSign Envelope ID: 121137F3-D672-460F-8802-55F5D3EB78FE
City of Renton Department of Community & Economic Development
Ravi Short Plat
Administrative Report & Decision
LUA22-000315, SHPL-A
Report of December 22, 2022 Page 13 of 19
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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 a t 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. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are complied with (delete those critical areas that are not located on or near the site):
Compliance Critical Areas Analysis
Compliant if
condition of
approval is
met
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers. A standard 15-foot building setback is required for all
structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High Landslide
Hazard Areas.
Staff Comment: The subject site is located in an area with Sensitive Slopes (15-40
percent). According to COR Maps, all slopes are less than 25-percent As such, the
applicant submitted a Geotechnical Report prepared by Earth Solutions NW, dated
November 2, 2021, with the Land Use Application. Two (2) small-scale pilot infiltration
tests were performed within the property to evaluate infiltration potential of the site in
September 2021. The results indicate that permeable pavement is feasible for the
proposed project and infiltration facilities are considered infeasible from a geotechnical
standpoint given the very low measured field rate, appreciable fine contents, and dense
to very dense in-situ condition. The report notes that construction of the proposed
residential short plat is feasible from a geotechnical standpoint. The report makes
specific recommendations related to excavation, grading, erosion and sediment
control, foundation design, stormwater management, and utility installation. As the
geotechnical report does not identify any geologically hazardous areas on the site and
DocuSign Envelope ID: 121137F3-D672-460F-8802-55F5D3EB78FE
City of Renton Department of Community & Economic Development
Ravi Short Plat
Administrative Report & Decision
LUA22-000315, SHPL-A
Report of December 22, 2022 Page 14 of 19
D_Ravi Short Plat Decision_20221212_v2_FINAL
all slopes are less than 25%, staff does not recommend any specific recommendations
related to the geotechnical report.
17. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The
proposal is consistent with the following subdivision regulations if all conditions of approval are complied
with:
Compliance Subdivision Regulations and Analysis
Compliant if
condition of
approval
under FOF 14:
Zoning
Compliance,
Parking is met
Access: Each lot must have access to a public street or road. Access may be by a shared
driveway per the requirements of RMC 4-6-060 Street Standards.
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: The applicant is proposing to access each lot with individual driveways
off of SE 2nd Pl. Driveways shall be designed in accordance with RMC 4-4-080. See FOF
14 ‘Parking’ for additional driveway analysis and one (1) recommended condition.
N/A
Blocks: Blocks shall be deep enough to allow two (2) tiers of lots.
Staff Comment: Not applicable, no blocks are proposed.
✓
Lots: The size, shape, orientation, and arrangement of the proposed lots comply with
the requirements of the Subdivision Regulations and the Development Standards of the
R-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).
Flag 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: Proposed Lots 1, 2, and 3 meet the minimum lot dimensional
requirements in the R-4 zone. All three (3) lots have a depth-to-width ratio of less than
four-to-one and no flag lots are proposed. Lastly, the distance between the side lot lines
at their foremost points exceed 80% of the required lot width (80% of 70 feet = 64 feet)
for all three (3) lots, which range from 70 feet to 134 feet wide at the ROW.
✓
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: Primary access to the site is proposed via SE 2nd Pl, an existing public
street with an existing ROW width of 60 feet. To meet the City’s complete street
DocuSign Envelope ID: 121137F3-D672-460F-8802-55F5D3EB78FE
City of Renton Department of Community & Economic Development
Ravi Short Plat
Administrative Report & Decision
LUA22-000315, SHPL-A
Report of December 22, 2022 Page 15 of 19
D_Ravi Short Plat Decision_20221212_v2_FINAL
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, and complies with the
condition in FOF 17 ‘Streets’ section. The 202 3 Fire impact fees are applicable at the
rate of $829.77 per single-family unit and is calculated and paid at time of building
permit issuance.
✓
Schools: It is anticipated that the Renton School District can accommodate any
additional students generated by this proposal at the following schools: Maplewood
Heights Elementary, McKnight Middle School and Hazen High School. Any new students
from the proposed development would be bussed to their schools. The stop is located
approximately 150 feet away from the project site at the intersection of SE 156th Ave SE
and SE 2nd Pl. Students would walk east along SE 2nd Pl on the existing paved shoulder
until reaching the intersection of SE 2nd Pl and 156th Ave SE. Students needing to cross
the street would use the existing curb ramps present on the SE, SW, and NW corners.
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 2023 School Impact
fee is assessed at $2,911.00 (+5% administrative fee) per single-family residence and is
calculated and paid at time of building permit issuance.
✓
Parks: A Park Impact Fee would be required for the future houses. The 2023 Park Impact
Fee is assessed at $3,276.44 per single-family residence and is calculated and paid at
time of building permit issuance.
Compliance
not yet
demonstrated
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 Daley-
Morrow-Poblete, Inc., dated July 11, 2022, was submitted by the applicant. A Level 1
downstream analysis was performed and shown in Section III of the TIR. The
standards for a residential access street, a minimum right of way width of 53 feet is
required. Half street improvements are proposed and include a pavement width of 26
feet (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, a 5-foot sidewalk,
street trees and storm drainage improvements.
Payment of a transportation impact fee would be required for the construction of each
new single-family home prior to building permit issuance.
✓
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: The proposed lots are rectangular in shape and would provide adequate
area to allow for the construction of single-family residences consistent with other
existing residences within the surrounding R-4 zone. The proposal is similar to existing
development patterns in the area and is consistent with the Comprehensive Plan and
Zoning Code, which encourage residential infill development.
DocuSign Envelope ID: 121137F3-D672-460F-8802-55F5D3EB78FE
City of Renton Department of Community & Economic Development
Ravi Short Plat
Administrative Report & Decision
LUA22-000315, SHPL-A
Report of December 22, 2022 Page 16 of 19
D_Ravi Short Plat Decision_20221212_v2_FINAL
downstream drainage path was field inspected for existing drainage problems and the
analysis concluded there were no existing drainage problems within 1320 ft of the site
discharge into the city conveyance system at 148th Pl SE. The final engineering plans
and Level 1 downstream analysis will be reviewed as a portion of the Civil Constructi on
Permit Application. An underground R-Tank detention facility is proposed to meet the
flow control requirements, which was sized using calculations for forested conditions.
The applicant has proposed the R-Tank to be located within an easement at the
southwest corner of proposed Lot 1. No credits were taken in the modeling for the on-
site BMPs. Runoff from the improvements along SE 2nd Place will bypass the proposed
detention facility and trade basin with the existing impervious area from Lot 1. Per RMC
4-7-200B, utilities such as stormwater vaults, ponds, or other structures, shall be located
within dedicated tracts. Therefore, staff recommends, as a condition of approval, the
applicant utilize a separate tract for the proposed R -Tank or any alternative facilities
proposed.
Compliance with the 2022 Renton Surface Water Design Manual would be verified at
the time of formal building permit review for the new single-family homes.
✓ Water: Water service is provided by the King County Water District 90. A water
availability certificate was provided by the applicant.
✓
Sanitary Sewer: Wastewater service is provided by the City of Renton. Two new sewer
stubs connecting to the existing 10’’ sewer main on SE 2nd Place are proposed to serve
Lots 2 and 3. A new sewer stub serving the existing house on proposed Lot 1 is required.
The existing septic system shall be abandoned in accordance with King County
Department of Health regulations and Renton Municipal Code.
The 2023 fee for a 1-inch meter install is $3,500.00 per meter. In addition, the project
will be subject to the Central Plateau Interceptor Special Assessment District fee. The
fee is assessed at $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.Compliance of the proposed Short Plat with the Residential Design and Open Space Standards could not
be demonstrated at this time, but would be verified during review of the single-family building permit
application, see FOF 15.
4.The proposed Short Plat complied with the Critical Areas Regulations provided the applicant complies with
City Code and conditions of approval, see FOF 16.
5.The proposed Short Plat complied with the subdivision regulations as established by City Code and state
law provided the project complies with all advisory notes and conditions contained herein, see FOF 17.
6.The proposed Short Plat complied with the street standards as established by City Code, provided the
project complies with all advisory notes and conditions of approval contained herein, see FOF 18.
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City of Renton Department of Community & Economic Development
Ravi Short Plat
Administrative Report & Decision
LUA22-000315, SHPL-A
Report of December 22, 2022 Page 17 of 19
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7.There are safe walking routes to the school bus stop, see FOF 18
8.There are adequate public services and facilities to accommodate the proposed short plat , see FOF 18.
9.Key features which are integral to this project include the retention of native, large-stature trees,
compliance with the driveway standards, and compliance with the setback requirements for the existing
home.
J.DECISION:
The Ravi Short Plat, File No. LUA22-000315, SHPL-A, as depicted in Exhibit 2, is approved and is subject to the
following conditions:
1.The applicant shall obtain a single-family alteration building permit from the City for the alteration of the
existing single-family home on future Lot 1 in a manner that ensures the structure will meet the required
R-4 side-yard setback after recording of the final plat. The City shall complete a final inspection for the
alteration of the home prior to recording the final short plat.
2.The applicant shall obtain a demolition permit and complete a final inspection from the City for the
removal of garage located on proposed Lot 2 prior to recording the final short plat.
3.The applicant shall submit an updated tree retention plan that identifies the retention of additional large
stature native trees, prioritizing the retention of native landmark trees. The updated tree retention plan
shall be reviewed and approved by the Current Planning Project Manager prior to issuance of the civil
construction permit.
4.The applicant shall submit an updated arborist report and tree retention plan that clearly identifies the
trees proposed for retention and demonstrates compliance with the minimum tree density requirement
for residentially zoned lots. The updated arborist report and tree retention plan shall be reviewed and
approved by the Current Planning Project Manager prior to issuance of the civil construction permit.
5.The applicant shall select a new ‘large ’species from the City’s Approved Tree list in lieu of the proposed
Sycamore maple. The proposed species should be identified on a Final Landscape Plan submitted at the
time of Civil Construction Permit application for review and approval by the Current Planning Project
Manager.
6.The applicant shall reduce the width of the individual driveways on proposed Lot 1 to 16 feet or less at
the property line abutting SE 2nd Pl. In addition, the existing driveway shall be set back a minimum of 5-
feet from the east property line. The applicant shall schedule an inspection with the Current Planning
Project Manager prior to recording the final short plat to verify compliance with the driveway standards.
7.The applicant shall submit an updated drainage and utilities plan that complies with the retaining wall
setback requirements. The updated plan shall be reviewed and approved by the Current Planning Project
Manager prior to issuance of the civil construction permit.
8.The applicant utilize a separate tract for the proposed R-Tank or any alternative drainage facilities
proposed.
DocuSign Envelope ID: 121137F3-D672-460F-8802-55F5D3EB78FE
City of Renton Department of Community & Economic Development
Ravi Short Plat
Administrative Report & Decision
LUA22-000315, SHPL-A
Report of December 22, 2022 Page 18 of 19
D_Ravi Short Plat Decision_20221212_v2_FINAL
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Vanessa Dolbee Planning Director Date
TRANSMITTED on December 22, 2022 to the Owner/Applicant/Contact:
TRANSMITTED on December 22, 2022 to the Parties of Record:
Ronda Bryant
wababe1204@hotmail.com
6220 SE 2nd Place
Eric Helmreich
eah705@gmail.com
6311 SE 2nd St
TRANSMITTED on December 22, 2022 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Director
Amanda Askren, Acting Economic Development Director
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 January 5, 2023. An appeal of the decision must be filed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Appeals must be submitted electronically 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. The appeal submitted in person may be paid on the first floor in our Finance Department. 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.
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
Owner: Applicant/Contact:
SAAA Ventures LLC, 6463 167th Ln
SE, Bellevue, WA 98006
Hans Korve, Daley-Morrow-
Poblete, Inc.
726 Auburn Way N, Auburn, WA
98002/hans@dmp-inc.us
DocuSign Envelope ID: 121137F3-D672-460F-8802-55F5D3EB78FE
12/22/2022 | 4:51 PM PST
Christine Erickson
christine.c.m.erickson@gmail.com
6323 SE 2nd St
City of Renton Department of Community & Economic Development
Ravi Short Plat
Administrative Report & Decision
LUA22-000315, SHPL-A
Report of December 22, 2022 Page 19 of 19
D_Ravi Short Plat Decision_20221212_v2_FINAL
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.
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CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
PR22-000257 Ravi Short Plat
Land Use File Number:
LUA22-000315 SHPL-A
Date of Report
December 22, 2022
Staff Contact
Alex Morganroth
Senior Planner
Project Contact/Applicant
Hans Korve, Daley-Morrow-
Poblete, Inc.
726 Auburn Way N Auburn,
WA 98002
Project Location
6304 SE 2nd Pk (PID
1423059033)
The following exhibits are included with the Administrative report:
Exhibit 1: Administrative Decision
Exhibit 2: Site Plan and Utilities Plan
Exhibit 3: Neighborhood Detail Map
Exhibit 4: Landscape Plan
Exhibit 5: Tree Retention Plan
Exhibit 6: Arborist Report, prepared by ABC Consulting Arborists, LLC, dated July 8, 2022
Exhibit 7: Tree Retention Worksheet
Exhibit 8: Technical Information Report (TIR), prepared by DMP, Inc, dated July 11, 2022
Exhibit 9: Geotechnical Report, prepared by Earth Solutions NW, LLC, dated November 2, 2021
Exhibit 10: Advisory Notes
Exhibit 11: Public Comment, Erickson
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