HomeMy WebLinkAboutD_Administrative_Decision_Day_Homes_Short_Plat_230906_v3_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_Day Short Plat Decision_20230814_DRAFT
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: September 6, 2023
Project File Number: PR21-000435
Project Name: Day Short Plat
Land Use File Number: LUA23-000160, ECF, SHPL-A, VAR, VAR
Project Manager: Alex Morganroth, Senior Planner
Owner: Bob Wenzl, Tuscany Construction / PO Box 2170, Renton, WA 98056
Applicant/Contact: Cliff Williams, DME LLC / Mount Vernon, WA 98274
Project Location: 18600 116th Ave SE, Renton, WA 98058 (APN 6197800080, 6197800263,
6197800265)
Project Summary: The applicant is requesting approval of a preliminary short plat subdivision, a setback
variance and a lot size variance to subdivide three (3) existing parcels into seven (7)
lots for the development of new single-family homes. In addition to the individual
lots, the applicant has also proposed five (5) tracts for trees, critical areas, open
space, and a storm water facility. The properties proposed for subdivision are located
at 18600 116th Ave SE near the intersection of 116th Ave SE and SE 186th St (APN
6197800080, 6197800263 and 6197800265). The site totals 125,903 sq. ft. (2.88
acres) in size. The proposed net density of the subdivision is approximately 3.48
dwelling units per acre (du/ac). An existing manufactured home is located on the
project site and is proposed for removal as a part of the project. The site has a
Comprehensive Plan Land Use of Designation of Residential Lower 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 9,001 sq. ft. to 10,216 sq. ft. Access to the new
lots is proposed via a new half public street off of 116th Ave SE. The width of the
ROW ranges from 35 feet to 53 feet in order to align the new street with an existing
intersection. According to the applicant, a Type Ns stream is located on the project
site. The applicant has proposed retaining 22 trees out of 224 total trees on the site.
Site Area: 2.88 acres
DocuSign Envelope ID: 73C4A647-87C5-422C-A0E2-D650594AF414
City of Renton Department of Community & Economic Development
Day Short Plat
Administrative Report & Decision
LUA23-000160, ECF, SHPL-A, VAR, VAR
Report of September 6, 2023 Page 2 of 26
D_Day Short Plat Decision_20230814_DRAFT
B. EXHIBITS:
Exhibits 1-8: As shown in the Environmental Review Committee Report, dated June 21st, 2023
Exhibit 9: Environmental Review Committee Determination, dated June 26th, 2023
Exhibit 10: Tree Retention Worksheet
Exhibit 11: Water and Sewer Availability Certificates
Exhibit 12: Justification Letter, dated February 24th, 2023
Exhibit 13: Tree Replacement Narrative
C. GENERAL INFORMATION:
1. Owner(s) of Record: Bob Wenzl, Tuscany Construction / PO Box 2170,
Renton, WA 98056
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 to be demolished
5. Critical Areas: Type Ns Stream
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: 2.88 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Benson Hill Annexation A-06-002 5372 07/05/2009
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by Soos Creek Water and Sewer District.
b. Sewer: Sewer service will be provided by Soos Creek Water and Sewer Districts.
c. Surface/Storm Water: The existing site topography slopes moderately from the west to the east.
There is no on-site stormwater conveyance system. Stormwater from the site either infiltrates or
gradually flows off-site. There is stormwater ditch along the 116th Ave SE frontage. There is a 12-inch
DocuSign Envelope ID: 73C4A647-87C5-422C-A0E2-D650594AF414
City of Renton Department of Community & Economic Development
Day Short Plat
Administrative Report & Decision
LUA23-000160, ECF, SHPL-A, VAR, VAR
Report of September 6, 2023 Page 3 of 26
D_Day Short Plat Decision_20230814_DRAFT
surface water main connecting to a surface water ditch located east of the proposed development
in 120th Ave SE.
2. Streets: The proposed development fronts 116th Ave SE along the west property line. 116th Ave SE is
classified as a minor arterial street with an existing right-of-way (ROW) width of approximately sixty feet
(60’).
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 Critical Areas 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 9 Permits Specific
a. Section 4-9-250: Variances, Waivers, Modifications, and Alternates
7. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Utilities Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on May 17,
2023 and determined the application complete on the same day. The project complies with the 120-day
review period.
2. The project site is located at 18600 116th Ave SE near the intersection of 116th Ave SE and SE 186th St (APN
6197800080, 6197800263 and 6197800265).
3. The project site is currently developed with a single-family manufactured home.
4. Access to the site would be provided via a new Residential Access public street with individual driveways
for each lot off of the new street. The street varies in width between 35-feet and 53-feet in order to
provide an aligned intersection at 116th Ave SW and SE 186th St. The majority of the new street would be
DocuSign Envelope ID: 73C4A647-87C5-422C-A0E2-D650594AF414
City of Renton Department of Community & Economic Development
Day Short Plat
Administrative Report & Decision
LUA23-000160, ECF, SHPL-A, VAR, VAR
Report of September 6, 2023 Page 4 of 26
D_Day Short Plat Decision_20230814_DRAFT
constructed as a half street with sidewalk and landscape strip improvements on the north side of the
street adjacent to the new single-family lots.
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 224 trees located on-site, of which the applicant is proposing to retain 22 trees.
8. A Type Ns stream is mapped on the eastern portion of the site on APN 6197800265. The applicant
submitted a Wetlands Reconnaissance survey prepared by Altmann Oliver Associates, LLC, dated
December 10, 2021 (Exhibit 9). the applicant submitted a Wetland Reconnaissance and Stream Study,
prepared by Altmann Oliver Associates, LLC, dated April 9, 2021 (Exhibit 6). No impacts to the stream are
proposed.
9. Approximately 7,437 cubic yards of material would be cut on-site and approximately 2,102 cubic yards of
fill is proposed to be brought into the site.
10. The applicant is proposing to begin construction in fall of 2023.
11. Staff received no public comments.
12. Per RMC 4-9-070.H.3, the short plat was not exempt from Environmental (SEPA) Review due to the
presence of a stream on the site. Streams are classified as a designated critical area pursuant to RMC 4-9-
070H.2 and therefore the SEPA exemption for short plats was not applicable. Therefore, pursuant to the
City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on June 26th, 2023,
the Environmental Review Committee (ERC) issued a Determination of Non-Significance for the Day Short
Plat. A 14-day appeal period commenced on June 26th, 2023 and ended on July 11th, 2023.
13. 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.
14. 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.
DocuSign Envelope ID: 73C4A647-87C5-422C-A0E2-D650594AF414
City of Renton Department of Community & Economic Development
Day Short Plat
Administrative Report & Decision
LUA23-000160, ECF, SHPL-A, VAR, VAR
Report of September 6, 2023 Page 5 of 26
D_Day Short Plat Decision_20230814_DRAFT
✓
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.
15. 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 87,610 sq. ft. (2.01 acres), the proposal would result in
a net density of 3.48 du/ac (7 dwelling units/2.01 acres). Per RMC 4-11-040 Definitions
D ‘Density’, all fractions which result from net density calculations shall be truncated
at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for
minimum or maximum density which result in a fraction that is one-half (0.50) or
greater shall be rounded up to the nearest whole number. Those density calculations
resulting in a fraction that is less than one-half (0.50) shall be rounded down to the
nearest whole number. The proposal is compliant with the density requirements for the
R-4 zone.
Compliant if lot
width variance
for Lot 7
approved
under FOF 19
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 9,503 79 114
Lot 2 9,001 79 114
Lot 3 9,009 79 113
Lot 4 9,011 79 113
DocuSign Envelope ID: 73C4A647-87C5-422C-A0E2-D650594AF414
City of Renton Department of Community & Economic Development
Day Short Plat
Administrative Report & Decision
LUA23-000160, ECF, SHPL-A, VAR, VAR
Report of September 6, 2023 Page 6 of 26
D_Day Short Plat Decision_20230814_DRAFT
Lot 5 9,085 80 113
Lot 6 9,054 80 113
Lot 7 (corner) 10,216 171 67
Tract A 4,111 N/A N/A
Tract B 9,628 N/A N/A
Tract C 1,071 N/A N/A
Tract D 6,540 N/A N/A
Tract E 525 N/A N/A
Staff Comment: Proposed Lots 1, 2, 3, 4, 5, and 6 are oriented with front yards facing
south towards the proposed new street and have lot areas and dimensions that exceed
the minimum lot size, width, and depth requirements of the R-4 zone.
As part of the application, the applicant submitted a request to allow proposed Lot 7
to orient the front yard towards the stormwater tract (Tract D) east of the lot and utilize
a private access easement across the tract for access to the lot (Exhibit 12). The re -
orientation would result in the lot width being measured north to south and the lot
depth being measured east to west. If the proposed orientation is approved, the
proposed lot would be classified as a corner lot with a front yard facing east, two side
yards facing north and west, and a secondary front yard to the south. Related to the
request, the applicant submitted two variance requests ()see FOFs 19 and 20): one to
allow a reduced lot width of 67 feet instead of 80 feet as required for corner lots in the
R-4 zone, and the other to allow a reduced front yard setback (south) of 12.5 feet. The
applicant contends that after dedication of the 35-foot wide half street, the depth of
the parcel using the standard measurement (distance between ROW and rear property
line) prevents the creation of a lot that would meet the dimensional standards for
interior lots in the R-4 zone. Re-orienting and converting the lot to a corner lot through
the establishment of an access easement on proposed Tract D would provide adequate
buildable area for a new home. Due to the larger size of the lot (10,216 sq. ft.), which
exceeds minimum lot size in the R-4 zone (9,000 sq. ft.), staff determined the lot would
provide adequate buildable area regardless of whether the setback variance (FOF 20)
is approved. Therefore staff recommends approval of the orientation determination
requested, if approved in conjunction with the lot width variance in FOF 19.
If the lot width variance (FOF 19) and orientation determination request for Lot 7 is
approved, all lot would comply with the minimum lot size, width, and depth
requirements for 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. If retained, the existing home on the site would not comply with
Residential-4 (R-4) setback requirements upon recording of the short plat and would
prevent access to the majority of the site due to its location within the future ROW.
Therefore, 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 the
DocuSign Envelope ID: 73C4A647-87C5-422C-A0E2-D650594AF414
City of Renton Department of Community & Economic Development
Day Short Plat
Administrative Report & Decision
LUA23-000160, ECF, SHPL-A, VAR, VAR
Report of September 6, 2023 Page 7 of 26
D_Day Short Plat Decision_20230814_DRAFT
residence in order to comply with the Residential-4 (R-4) setbacks of the zone prior to
final plat approval.
The applicant submitted a setback variance request in order to allow a reduced front
yard (south) setback variance for proposed Lot 7. Specifically, the applicant is
requesting a 12.5-foot front yard setback (south) in lieu of the required 30-foot setback.
See FOF 20 for analysis. Staff has recommended a partial approval of the variance. In
addition, proposed lots 6 and 7 are encumbered by a sixty-foot (60’) wide transmission
line utility easement. The easement is split across both properties (30-feet on each lot).
Regardless of the variance approval and utility easement encumbrance, and upon
completion of the building demolition, the seven (7) proposed lots would provide
adequate area for compliance with the required setback areas for seven (7) new single-
family homes. Setbacks for the new structures would be verified 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.
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,
DocuSign Envelope ID: 73C4A647-87C5-422C-A0E2-D650594AF414
City of Renton Department of Community & Economic Development
Day Short Plat
Administrative Report & Decision
LUA23-000160, ECF, SHPL-A, VAR, VAR
Report of September 6, 2023 Page 8 of 26
D_Day Short Plat Decision_20230814_DRAFT
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.
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.
DocuSign Envelope ID: 73C4A647-87C5-422C-A0E2-D650594AF414
City of Renton Department of Community & Economic Development
Day Short Plat
Administrative Report & Decision
LUA23-000160, ECF, SHPL-A, VAR, VAR
Report of September 6, 2023 Page 9 of 26
D_Day Short Plat Decision_20230814_DRAFT
Staff Comment: A Conceptual Landscape Plan prepared by Lindsey Bennett Solorio, a
Licensed Landscape Architect, dated April 2022, was submitted with the project
application materials (Exhibit 3, pg 14). Three (3) main elements are proposed as part
of the landscape plan including a 10-foot wide on-site landscape strip along the street
frontage of the seven (7) proposed lots, an 8-foot wide off-site planter strip between
the sidewalk and the new internal street (on both north side of street and a small
portion of the south) as well as along 116th Ave SE adjacent to proposed Tract A, and
individual trees proposed across all seven (7) lots and the critical areas tract. The plan
identifies at least one Vine maple tree to be planted in the front yard of each lot. Thirty-
nine (39) Chanticleer callery pear trees are proposed within the planter strip adjacent
to 116th Ave SE and the new internal road. Chanticleer callery pear 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 callery pear. 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.
Individual plants in the 10-foot on-site landscaping are not identified on the conceptual
landscape plan. 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 all proposed lots. Compliance with the on-site landscaping requirements for
the tracts would be reviewed at the time of civil construction permit review.
The proposed vault (Tract D) would be fully underground and therefore would not be
required to provide perimeter landscaping. However, the applicant shall concentrate
replacement trees within the tract if feasible in order provide better protection and
increase the chances of surviving. Shrubs and other ground cover should also be
provided in order to increase the vegetation on the site and provide a level of screening
between the vault area and the new lots to the east and west, as well as the existing
lot to the north. Therefore, staff recommends, as a condition of approval, the applicant
shall install as many replacement trees within Tract D as feasible, and shall plant
shrubs and other ground cover around the perimeter of the tract where feasible. An
updated landscape plan incorporating the additional vegetation shall be submitted
with the civil construction permit application for review and approval by the Current
Planning Project Manager.
Compliant if
conditions of
approval are
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:
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/
DocuSign Envelope ID: 73C4A647-87C5-422C-A0E2-D650594AF414
City of Renton Department of Community & Economic Development
Day Short Plat
Administrative Report & Decision
LUA23-000160, ECF, SHPL-A, VAR, VAR
Report of September 6, 2023 Page 10 of 26
D_Day Short Plat Decision_20230814_DRAFT
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 Greenforest Incorporated, dated
December 10, 2021, (Exhibit 7) was submitted with the land use application materials
The applicant also submitted a Tree Retention Worksheet (Exhibit 10) and Tree
Retention Plan (Exhibit 3, pg 13). The City’s adopted Tree Retention Regulations require
a retention rate of thirty percent (30%) of viable 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 224 significant
trees on the project site, which consist of 64 trees identified as ‘high risk’ (noted as
‘dangerous’ in report), 32 trees in the proposed ROW, and eleven (11) trees within a
critical areas or associated buffer. During review of the submitted documents, staff
discovered that the arborist report contains discrepancies regarding the specific
number of trees to be retained. For example, while the arborist report (Exhibit 7)
identifies a total of fourteen (14) trees retained on the site, the tree retention plan and
worksheet (Exhibits 3 and 10) identify a total of twenty-two (22) trees for retention.
Based on previous conversations between staff and the applicant prior to formal
submittal, staff assumes the applicant intends to save the twenty-two (22) trees
identified in the tree retention plan and therefore based the analysis below off said
assumption. A condition requiring the provision of an updated arborist report is
recommended below.
The twenty-two (22) trees identified for retention in the tree retention plan and
worksheet (Exhibits 3 and 10) range between six (6) caliper inches and 42 caliper
inches. Based on a total of 107 excluded trees, which include those in the proposed
public ROW, critical areas and buffers, and those deemed ‘high risk’, the applicant is
proposing a retention rate of approximately 18.8% (22 retained trees / 117 viable trees
= 18.8). Full compliance with the 30% retention standard required under RMC 4-4-
130.H.1.a. would require the retention of at least 35 significant trees. The applicant
has proposed two tree tracts, Tracts A and E, which are located the west side of the
site (Tier 1 retention priority per RMC 4-4-130.H.2.a). Tract A contains six (6) retained
trees including five (5) Blue spruce with a continuous canopy along the south property
line of the tract and a multistem Big leaf maple. Tract E contains five (5) retained trees,
all of which are significant Big leaf maples. One tree, a nine caliper-inch (9”) Douglas
fir, is proposed for retention in Tract C, an open space tract south of the proposed half
street. In order to ensure the half-street can be completed when the property to the
south redevelops, Tract C will be dedicated as right-of-way, see FOF 17: Subdivision
Regulations, Streets for additional analysis. Therefore, the tree identified for retention
will classified as an excluded tree and cannot be used in the retention calculation. The
remaining ten (10) trees proposed for retention are located on the north sides of
proposed lots 1 through 6 and would be protected by the establishment of tree
protection easements (Tier 2 retention priority RMC 4-4-130.H.2.a).
When the minimum number of protected trees cannot be retained, the administrator
may authorize the planting of replacement trees in-lieu of retention in one of the
following situations:
a) There are special circumstances related to the size, shape, topography, location, or
surroundings of the subject property; or
DocuSign Envelope ID: 73C4A647-87C5-422C-A0E2-D650594AF414
City of Renton Department of Community & Economic Development
Day Short Plat
Administrative Report & Decision
LUA23-000160, ECF, SHPL-A, VAR, VAR
Report of September 6, 2023 Page 11 of 26
D_Day Short Plat Decision_20230814_DRAFT
(b) The strict application of the code would prevent reasonable use of property; or
(c) The strict application of the code would prevent compliance with minimum density
requirements of the zone; or
(d) The project is a short plat with four (4) or fewer lots.
The applicant contends that the property contains special circumstances related to
shape and topography that make tree replacement necessary, Specifically, the
applicant contends that the required half-street improvements require significant
grading due to the moderate slopes on the site, which makes it difficult to retain trees
within close proximity to the roadway. While staff concurs that the establishment of
the internal street on the sloped site requires more tree removal than is typical for a
flat site, the majority of the trees proposed for removal are located on the individual
proposed lots and are not within or near the half street. A large number of native Big
leaf maples are concentrated near the northwest corner of proposed Lot 1 adjacent to
the tree tract. Proposed Lot 1 exceeds the minimum lot size by approximately 1,100 sq.
ft. and therefore staff determined the Tract E can likely be expanded to include
additional trees while ensuring Lot 1 continues to meet the dimensional requirements
for the R-4 zone. See additional analysis related to tree replacement as well as a
recommended condition of approval below related to the retention of additional trees.
The replacement trees must be at least two-inch (2") caliper, or evergreen trees at least
six feet (6') tall, and shall be based on the tree credit value of each protected tree
removed pursuant to the table shown in RMC 4-4-130.H.1.b. The protected trees used
for calculating required credit replacement shall be determined based on the priority
order of the significant trees proposed for removal on site. The applicant has proposed
the retention of thirteen (13) fewer trees than required by code. Therefore, staff
calculated the total number of credits the thirteen (13) highest priority trees are equal
to. The thirteen (13) largest landmark trees (priority 1), which included trees ranging
in size from 31 caliper-inches to 50 caliper-inches, are equal to 164 tree credits. The
City’s Tree Retention Regulations also require that a minimum tree density of 30 credits
per net acre. Based on a total net acreage of 1.83 acres, the applicant is required to
provide a total of 55 tree credits. Therefore, the applicant is required to provide a
minimum of 219 tree credits which include both the replacement credits (55) and the
retention credits (164) Per RMC r4-130H, replacement trees are not counted towards
the minimum tree credit requirement. According to the applicant’s Tree Retention and
Credit Worksheet, the applicant is proposing a total eighty (80) new trees, including 51
small species trees and 29 large species trees. The total number of credits proposed is
equal to 208.75 or approximately ten (10) fewer than required. Species proposed for
the replacement trees, all of which are located on the seven (7) proposed lots, include
Incense cedar, Vine maple, White Wonder dogwood, and Pink spires crabapple. In
order to provide a comparable replacement for the significant number of large stature
native trees proposed for removal, staff recommends as a condition of approval, the
applicant shall utilize Western red cedars or Douglas firs for all large species trees
proposed as replacement trees under RMC 4-4-130H.1.e. The large species
replacement trees shall be concentrated within the proposed tree tracts (Tract A and
E), storm tract (Tract D), and critical areas tract (Tract D) the maximum extend feasible.
DocuSign Envelope ID: 73C4A647-87C5-422C-A0E2-D650594AF414
City of Renton Department of Community & Economic Development
Day Short Plat
Administrative Report & Decision
LUA23-000160, ECF, SHPL-A, VAR, VAR
Report of September 6, 2023 Page 12 of 26
D_Day Short Plat Decision_20230814_DRAFT
The location and spacing of the tree shall be reviewed and approved by the Current
Planning Project Manager prior to issuance of the civil construction permit.
Due to the discrepancies found by staff in the tree-related documents, staff
recommends as a condition of approval, the applicant shall submit an updated tree
retention plan, arborist report, and tree retention worksheet that correctly identify the
number of existing trees on the site and demonstrate compliance with the Tree
Retention and Land Clearing Regulations in RMC 4-4-130. The applicant shall utilize
the tree preservation priority tiers outlined in RMC 4-4-130.H.2.a to identify the specific
trees to be retained. The applicant shall submit a narrative describing how all
reasonable efforts have been taken to preserve trees utilizing the highest priority tier
possible, and specifically, the applicant shall include additional retained trees in
proposed tree Tract E to the maximum extent feasible. The updated documents and
narrative shall be reviewed and approved by the Current Planning Project Manager
prior to issuance of the civil construction permit.
All lots appear to comply with the minimum tree density requirement for residentially
zoned lots. Compliance for tree density on individual lots shall be verified at the time
of individual building permit application review.
✓
Parking: Parking regulations require that a minimum of two (2) parking spaces be
provided for each detached dwelling.
Driveway cuts are required to be a minimum of 5 feet from property lines and new
driveways may be a maximum of 16 feet in width at the property line. Maximum
driveway slopes shall not exceed fifteen percent (15%); provided, that driveways
exceeding eight percent (8%) shall provide slotted drains at the lower end with
positive drainage discharge to restrict runoff from entering the garage/residence o r
crossing any public sidewalk.
Staff Comment: The proposed lots would provide adequate area to accommodate the
two (2) required parking spaces. The applicant proposes to access six (6) new lots via
individual driveways off the new internal Residential Access street to be constructed
off of 116th Ave SE. Lot 7 would be accessed via a private access easement located on
the stormwater tract (Tract D). Compliance with the driveway standards for the new
lots would be verified at the time of formal building permit application review.
Compliance
not yet
demonstrated
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front
yard and side yard along a street setback where the fence shall not exceed forty eight
inches (48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: No existing retaining walls or fences were identified on the submitted
plans (Exhibit 2) included with the short plat application materials. A continuous
retaining wall is proposed along the south side of the new internal street proposed.
The wall would be located in the public ROW and would be less than six feet (6’) in
height. It is anticipated the wall would be removed upon completion of the half street
improvements when the properties to the south are developed. New or existing fences
would be evaluated for compliance with the code at the time of formal building permit
review.
DocuSign Envelope ID: 73C4A647-87C5-422C-A0E2-D650594AF414
City of Renton Department of Community & Economic Development
Day Short Plat
Administrative Report & Decision
LUA23-000160, ECF, SHPL-A, VAR, VAR
Report of September 6, 2023 Page 13 of 26
D_Day Short Plat Decision_20230814_DRAFT
16. 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 21.
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.
DocuSign Envelope ID: 73C4A647-87C5-422C-A0E2-D650594AF414
City of Renton Department of Community & Economic Development
Day Short Plat
Administrative Report & Decision
LUA23-000160, ECF, SHPL-A, VAR, VAR
Report of September 6, 2023 Page 14 of 26
D_Day Short Plat Decision_20230814_DRAFT
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. As noted in the recommended condition under FOF 17: Subdivision
Regulations, Access, the future home on proposed Lot 7 would be required to orient the
front door towards the public street and implement a pedestrian connection between
the sidewalk and public street.
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.
DocuSign Envelope ID: 73C4A647-87C5-422C-A0E2-D650594AF414
City of Renton Department of Community & Economic Development
Day Short Plat
Administrative Report & Decision
LUA23-000160, ECF, SHPL-A, VAR, VAR
Report of September 6, 2023 Page 15 of 26
D_Day Short Plat Decision_20230814_DRAFT
Compliance
not yet
demonstrated
Architectural Detailing: If one siding material is used on any side of the dwelling that is
two stories or greater in height, a horizontal band that measures at least eight inches
(8") is required between the first and second story.
Additionally, one of the following is required:
1. Three and one half inch (3 1/2") minimum trim surrounds all windows and
details all doors, or
2. A combination of shutters and three and one half inches (3 1/2") minimum trim
details all windows, and three and one half inches (3 1/2") minimum trim
details all doors.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Materials and Color: For subdivisions and short plats, abutting homes shall be of
differing color. Color palettes for all new dwellings, coded to the home elevations, shall
be submitted for approval.
Additionally, one of the following is required:
1. A minimum of two (2) colors is used on the home (body with different color
trim is acceptable), or
2. A minimum of two (2) differing siding materials (horizontal siding and shingles,
siding and masonry or masonry-like material, etc.) is used on the home. One
alternative siding material must comprise a minimum of thirty percent (30%)
of the street facing facade. If masonry siding is used, it shall wrap the corners
no less than twenty four inches (24").
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
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 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 lots 1 through 6 with individual
driveways off of the new internal Residential Access half-street. In relation to the lot
width variance request (see FOF 19 for analysis), the applicant proposes to utilize a
private access easement on Tract D to access proposed Lot 7. Access Lot 7 via a private
access easement on Tract D adjacent to the east property line would create a corner lot.
Driveways shall be designed in accordance with RMC 4-4-080. In order to ensure the
future home on proposed Lot 7 contributes towards the goal of providing a consistent
streetscape along the new internal road, staff recommends, as a condition of approval,
DocuSign Envelope ID: 73C4A647-87C5-422C-A0E2-D650594AF414
City of Renton Department of Community & Economic Development
Day Short Plat
Administrative Report & Decision
LUA23-000160, ECF, SHPL-A, VAR, VAR
Report of September 6, 2023 Page 16 of 26
D_Day Short Plat Decision_20230814_DRAFT
the applicant shall orient the front entry of future house on Lot 7 towards the public
street (south), and the garage towards the proposed private access easement on Tract
D. A pedestrian connection between the front door facing south and the public sidewalk
shall be required. A note shall be recorded on the face of the Final Short Plat
documenting the orientation and pedestrian connection requirements. The design of
the house shall be reviewed and approved by the Current Planning Project Manager
prior to building permit issuance. In addition, in order to reduce the number of curb
cuts along the street and to ensure access for proposed Lot 7, staff recommends as a
condition of approval, the applicant shall establish a single curb cut for a joint driveway
to be used for storm drainage maintenance access and vehicular access to Lot 7. The
portion of the joint driveway utilized for access to Lot 7 shall be improved to meet the
shared driveway standards per 4-6-060.J and utilize a sixteen (16’) foot private access
easement. The design of the joint driveway shall reviewed and approved by the Current
Planning Project Manager prior to the issuance of a civil construction permit. A note
shall be recorded on the face of the Final Short Plat documenting the access
requirements for proposed Lot 7 and the stormwater tract (Tract D).
N/A
Blocks: Blocks shall be deep enough to allow two (2) tiers of lots.
Staff Comment: Not applicable, no blocks are proposed.
Compliant if
variance
under FOF 19
is approved
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 through 6 meet the minimum lot dimensional
requirements in the R-4 zone. Lot 7 does not meet the dimensional requirements, but
would comply if the requested variance is approved (FOF 19). All seven (7) 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 (interior) = 56 feet, 80% of 80 feet (corner) = 64) for all seven
(7) lots, which range from 67 feet to 80 feet wide at the ROW.
Compliant if
condition of
approval is
met
Streets: The proposed street system shall extend and create connections between
existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards.
Staff Comment: Primary access to the site is proposed via a 53-foot wide Residential
Access street off of 116th Ave SE. Due to the need to align the new roadway with the
DocuSign Envelope ID: 73C4A647-87C5-422C-A0E2-D650594AF414
City of Renton Department of Community & Economic Development
Day Short Plat
Administrative Report & Decision
LUA23-000160, ECF, SHPL-A, VAR, VAR
Report of September 6, 2023 Page 17 of 26
D_Day Short Plat Decision_20230814_DRAFT
18. 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:
Compliance Critical Areas Analysis
Compliant if
condition of
Streams: The following buffer requirements are applicable to streams in accordance
with RMC 4-3-050.G.2: Type F streams require a 115-foot buffer, Type Np streams
existing intersection of 116th Ave SE and SE 186th St, the proposed internal street tapers
to a 35-foot wide half street approximately 150 feet east of the intersection and
continues until then end of the project site in front of the critical areas tract (Tract B).
As a result of the alignment, the sidewalk along the south side of the full width street
portion ends approximately 150 east of the 116th Ave SW intersection. Until either the
other portion of the half-street is improved, or the property to the northwest of the site
is redeveloped, pedestrians will need to cross the road and continue along the north
side of the road where sidewalk extends to the project’s western terminus. Tract C,
identified as open space, is identified on the south side of the proposed internal road
adjacent to proposed lot 7. Upon future development of the property to the south and
subsequent completion of the street, the tract would need to be dedicated as public
ROW to install the necessary improvements. If ownership of proposed Tract C is retained
by the future Home Owners Association established by the Day Short Plat, it may make
it difficult for the City or future developer of the property to the south to obtain the
necessary right-of-way (ROW) to complete the improvements. Therefore, because Tract
C is located within an area necessary to complete the other half of the Residential Access
street, staff recommends, as a condition of approval, the applicant shall dedicate all of
Tract C as public right-of-way (ROW). The draft dedication documents shall be reviewed
and approved by the Public Works Plan Reviewer prior to issuance of the civil
construction permit. Upon completion of the full and half street improvements, and
compliance with the condition of approval, the street meets the City’s complete street
standards for a residential access street.
The Transportation section is planning to upgrade 116th Avenue SE under the
Transportation Improvement Plan (TIP), TIP No. 28. The planned half-street section
includes a paved width of 22 feet (including 5-foot bike lane) from center line of the
ROW, 0.5-foot wide curbs, 8-foot wide planters, 8-foot wide sidewalks and 1-foot clear
space back of sidewalk. In order to build this street section, approximately 9.5 feet of
ROW would be required to be dedicated to the City along the project side of 116th
Avenue SE.
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 generally 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: 73C4A647-87C5-422C-A0E2-D650594AF414
City of Renton Department of Community & Economic Development
Day Short Plat
Administrative Report & Decision
LUA23-000160, ECF, SHPL-A, VAR, VAR
Report of September 6, 2023 Page 18 of 26
D_Day Short Plat Decision_20230814_DRAFT
approval is
met
require a 75-foot buffer, and Type Ns streams require a 50-foot buffer. An additional
15-foot building setback is required from the edge of all stream buffer areas.
Staff Comment: According to COR Maps, a stream is mapped on the eastern portion of
the site on APN 6197800265. The stream enters the property from a culvert installed
on an undeveloped parcel to the north (APN 6197800242) and flows east off of the site
and onto another adjacent parcel to the east (APN 6197800264). The stream then flows
east under 120th Ave SE within a culvert. Due to the presence of the stream on the site
and potential for wetlands, the applicant submitted a Wetland Reconnaissance and
Stream Study, prepared by Altmann Oliver Associates, LLC, dated April 9, 2021 (Exhibit
6). Per the report, the stream was likely historically ditched and is no longer maintained.
During a site visit to delineate the stream, no water was found and the stream bed was
dry. According to the report, lack of maintenance has created capacity issues for the
culvert, which was found completely submerged during a secondary site visit on March
9, 2021. No hydrophytic plants, or those typically found near streams or wetlands, were
found on the property. Based on the results of the site visit, the stream was found to
meet the criteria of a Type Ns, non-fish bearing stream. The consultant did not find any
wetlands on or immediately adjacent to the project site.
As a result of the Type Ns stream rating, the development would be subject to a 50-foot
stream buffer and 15-foot structure setback from the edge of the buffer per the critical
area development standards in RMC 4-3-050.G. The applicant has proposed locating
the stream and required stream buffer within a separate critical areas tract (Tract B),
as required by RMC 4-3-050G.3 with a total area of 9,628 sq. ft. All construction related
to the short plat would occur outside of the required stream buffer and structure
setback area. The proposed stormwater vault in the adjacent storm tract (Tract D) to
the west would be the closest structure to the buffer, but would still maintain the
required 15-foot structure setback. In addition, all existing improvements on the site
are located outside of the buffer and structure setback area. Pursuant to RMC 4-3-
050G.3, the location of the outer extent of the stream buffer will be required to be
marked and fenced prior to the start of construction of the short plat.
In order to ensure the area within the tract is protected in perpetuity, staff recommends
as a condition of approval, the applicant shall create and record a Native Growth
Protection Easement (NGPE) for the area contained within Critical Areas Tract (Tract D)
prior to or concurrent with the final short plat recording. Each owner of lots 1 through
7 shall have a fractional interest in the Critical Areas Tract (Tract D). The condition shall
be recorded on the face of the short plat and shall subject to review and approval by
the Current Planning Project Manager at the time of Civil Construction Permit
application review.
19. Variance Analysis (Lot Width): The applicant is requesting approval of an administrative Variance to allow
a lot width for proposed lot 7 of less than the minimum that applies to lots in the R-4 zone as per RMC 4-
2-110A. Due to the depth of the lot when measured per the method in RMC 4 -11-120 ‘Lot Depth’, the
applicant requested an administrative determination of lot orientation in order allow the lot to be
oriented east to west instead of north to south (see FOF 15: Zoning Development Standards, Setbacks for
additional discussion). In addition, the applicant has proposed accessing Lot 7 from a private access
easement on Tract D. The private access easement would run north/south along the west property line of
the tract, and would result in lot 7 being designated a corner lot. As shown in the justification narrative
submitted (Exhibit 12), the applicant proposes a lot width of 67 feet on the subject site, or three (3’) feet
less than the required 80-foot width for corner lots in the R-4 zone. If the orientation requested
DocuSign Envelope ID: 73C4A647-87C5-422C-A0E2-D650594AF414
City of Renton Department of Community & Economic Development
Day Short Plat
Administrative Report & Decision
LUA23-000160, ECF, SHPL-A, VAR, VAR
Report of September 6, 2023 Page 19 of 26
D_Day Short Plat Decision_20230814_DRAFT
(east/west) is approved, the lot width measured by taking the distance between the north and south
property lines, instead from east to west. The proposal is compliant with the following variance criteria,
pursuant to RMC 4-9-250.B.6. Therefore, staff recommends approval of the requested variance, with one
conditions. The applicant shall record a description of the lot width variance on the face of the final short
plat. The language shall be reviewed and approved by the Current Planning Project Manager prior to
issuance of the civil construction permit.
Compliance Variance Criteria and Analysis
✓
a. That the applicant suffers practical difficulties and unnecessary hardship
Staff Comment: The applicant contends that construction of the new half-street, as
required per RMC 4-6-060, creates a non-conforming lot by reducing the lot dimensions
to less than the required minimum. The applicant was not able to acquire additional land
to provide more buildable area. Therefore, the applicant has requested an
administrative determination to allow the future lot to orient the front yard to the east
and instead of the south in addition to the lot width variance. Staff concurs with the
applicant’s justification and finds the applicant suffers practical difficulties in
implementing the minimum required lot width due to the installation of the required
right-of-way improvements.
✓
b. That the granting of the variance will not be materially detrimental to the public
welfare or injurious to the property or improvements in the vicinity and zone in which
subject property is situated.
Staff Comment: The property to the north contains one single-family home located
approximately 120 feet from the subject parcel, while the property to the south would
be separated from the subject property by the new half street improvements. In addition,
while the lot would technically qualify as a corner lot due to the utilization of an access
easement on Tract D for vehicular access, once completed, the lot would share
characteristics similar to an interior lot due to not having two public street frontages. In
addition, the size of the lot would still exceed the minimum square footage required in
the R-4 zone. Lastly, a width of 67 feet is only be three (3’) feet less than the required
width for an interior lot and therefore would not represent a large deviation from the
typical development pattern in the R-4 zone, especially considering proposed Lot 7 would
not be a typical corner lot with two obvious street frontages. Therefore, the reduction of
the lot width to 67 feet, or thirteen (13’) feet less than the minimum for corner lots in the
R-4 zone, would be not be materially detrimental to the public welfare or injurious to the
property or improvements in the vicinity.
✓
c. That approval shall not constitute a grant of special privilege inconsistent with the
limitation upon uses of other properties in the vicinity and zone in which the subject
property is situated.
Staff Comment: A large number of properties, specifically those to the east developed in
unincorporated King County prior to annexation into the City of Renton, have lot widths
of less than those required per the current R-4 zone development standards. Approval of
the variance would not be inconsistent with the general development pattern created by
recent subdivisions of properties in the vicinity and would not constitute a grant of
special privilege inconsistent with the limitation upon uses of other properties in the
vicinity and zone.
✓ d. That the approval is a minimum variance that will accomplish the desired purpose.
DocuSign Envelope ID: 73C4A647-87C5-422C-A0E2-D650594AF414
City of Renton Department of Community & Economic Development
Day Short Plat
Administrative Report & Decision
LUA23-000160, ECF, SHPL-A, VAR, VAR
Report of September 6, 2023 Page 20 of 26
D_Day Short Plat Decision_20230814_DRAFT
Staff Comment: In order to provide the required residential access half-street
improvements in front of the site, which allows for a future mid-block connection
between 120th Ave SE and 116th Ave SE, a 67-foot lot width is the minimum variance
required to allow for proposed lot 7, see additional comments above in criterion a.
20. Variance Analysis (Setback): The applicant is requesting approval of an administrative Variance to allow
a reduced front yard (south) setback for proposed Lot 7. Specifically, the applicant is requesting to utilize
a 12.5-foot secondary front yard setback instead of 30 feet as applies to lots in the R-4 zone as per RMC4-
2-110A. The proposal is partially compliant with the following variance criteria, pursuant to RMC 4-9-
250.B.6. Therefore, staff recommends partial approval of the requested variance: a reduction of the
required front yard (south) setback of twenty-feet (20’), with one condition. The applicant shall record a
description of the setback variance on the face of the final short plat. The language shall be reviewed and
approved by the Current Planning Project Manager prior to issuance of the civil construction permit.
Compliance Variance Criteria and Analysis
✓
a. That the applicant suffers practical difficulties and unnecessary hardship
Staff Comment: The applicant contends that if the lot width variance (FOF 19: Variance
Analysis) and lot orientation determination (FOF 15: Zoning Development Standards,
Setbacks) are approved, the corner lot setbacks applicable to proposed Lot 7 would not
allow construction of a single-family home on the property consistent with size and
design of other single-family homes developed in the R-4 zone.
The proposed width of Lot 7 is 67 feet (measured north to south). Per RMC 4-2-110A,
corner lots in the R-4 zone are required to utilize a 30-foot setback in both the front and
secondary front yard. If applied to the subject lot, the code-required 30-foot setback
would reduce the width of the buildable area to 29.5 feet. (67 foot lot width – 30-foot
secondary front yard setback – 7.5-foot side yard setback = 29.5 feet). Typically, corner
lots in the R-4 zoning district would be guaranteed a minimum building pad width of 42.5
feet, and interior lots would be guaranteed a width of 50 feet. An analysis of neighboring
R-4 zoned properties recently redeveloped found that the width of homes ranged from
between approximately 40 and 60 feet depending on the age of the home and type of
construction. The granting of the variance would allow the applicant to construct homes
on Lots 1 and 2 of similar dimensions to those typically found in the R-6 zone, including
nearby homes. A reduced setback to 12.5 feet would allow a width of approximately 47
feet, which is greater than the minimum building pad for interior lots, and in the middle
of the width range for nearby homes in the R-4 zone. Therefore a reduction would allow
a building area more consistent with the standard buildable area in for corner lots in the
R-4 zone. Therefore staff concurs that the applicant suffers practical difficulties and the
variance is necessary because of special circumstances applicable to the subject
property.
✓
b. That the granting of the variance will not be materially detrimental to the public
welfare or injurious to the property or improvements in the vicinity and zone in which
subject property is situated.
Staff Comment: The reduction in secondary front yard setback would not be materially
detrimental to the public welfare or injurious to neighboring properties to the north or
south. The existing properties to the north and south of the project site would be
minimally impacted by the setback reduction due their distance from the future single-
family home and existing intervening vegetation. The future home on proposed Lot 6
would be minimally impacted as well due to large depth (measured east to west) of
DocuSign Envelope ID: 73C4A647-87C5-422C-A0E2-D650594AF414
City of Renton Department of Community & Economic Development
Day Short Plat
Administrative Report & Decision
LUA23-000160, ECF, SHPL-A, VAR, VAR
Report of September 6, 2023 Page 21 of 26
D_Day Short Plat Decision_20230814_DRAFT
proposed 7 and intervening utility easement split across both proposed lots that prevent
any building on the western-most 30 feet of Lot 7 and the eastern-most 30 feet of Lot 6.
Therefore, staff finds the granting of the variance would be not materially determinantal
to the public welfare or injurious to the property or improvements in the vicinity.
✓
c. That approval shall not constitute a grant of special privilege inconsistent with the
limitation upon uses of other properties in the vicinity and zone in which the subject
property is situated.
Staff Comment: See criterion ‘a’ above.
Partially
compliant
d. That the approval is a minimum variance that will accomplish the desired purpose.
Staff Comment: In order for the applicant to provide a reasonably sized building pad of
a size typical in the R-4 zone, the reduction to a 12.5-foot secondary front yard setback
is not necessary, especially considering the larger size of the lot (10,216 sq. ft.) compared
to the R-4 minimum lot size (9,000 sq. ft.). A reduced front yard setback of 20 feet would
provide a building pad approximately 39.5 wide, which is similar to other homes in the
area with R-4 zoning and provides adequate area for a standard 26-foot wide garage
and porch or front door feature. A reduced setback of 20 feet would allow the applicant
to construct a reasonably sized single-family home with a footprint of approximately
4,000 sq. ft. especially considering the large size of the lot which is approximately 15%
larger than the minimum R-4 lot size. Therefore, while the requested setback reduction
is not the minimum needed to accomplish the goal of providing a reasonably sized
building pad, a 20-foot setback would accomplish said goal. Therefore staff recommends
the approval of a 20-foot front yard (south) setback instead of the 12.5 foot setback
requested by the applicant.
21. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
✓
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist
to furnish services to the proposed development; subject to the condition that the
applicant provides Code required improvements and fees. The 2023 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.
Compliant if
condition of
approval is
met
Schools: It is anticipated that the Renton School District can accommodate any
additional students generated by this proposal at the following schools: Benson Hill
Elementary, Nelsen Middle School and Lindbergh High School. Any new students from
the proposed development would be bussed to the middle and high schools. All
elementary school students are within walking distance of the elementary school, which
is located on the west side of 116th Ave SE approximately 0.2 miles south of the project
site. Elementary school students would cross 116th Ave SE in front of the project site
and continue south along the shoulder until reaching a sidewalk that continues all the
way to the school property. The bus stop for middle school students is located directly
in front of Benson Hill Elementary near the intersection of SE 188th St and 116th Ave SE.
The middle school students would follow the same route as the elementary students.
The bus stop for high school students is located across the street from the project site
at the intersection of SE 186th St and 116th Ave SE. A potential conflict point exists for all
students at the intersection of SE 186th St and 116th Ave SE, where traffic does not stop
and no crossing infrastructure currently exists. All students will need to cross 116th Ave
DocuSign Envelope ID: 73C4A647-87C5-422C-A0E2-D650594AF414
City of Renton Department of Community & Economic Development
Day Short Plat
Administrative Report & Decision
LUA23-000160, ECF, SHPL-A, VAR, VAR
Report of September 6, 2023 Page 22 of 26
D_Day Short Plat Decision_20230814_DRAFT
SE to access either the elementary school or the bus stops. In addition, no sidewalk
exists on the west side of 116th Ave SE for a small portion of the walking route to the
elementary school. In order to ensure a safe route to school for students, staff
recommends as a condition of approval, the applicant shall submit a plan identifying a
safe walking route from the proposed subdivision to Honey Dew Elementary and the
bus stops on the other side of 116th Ave SE. The submitted plan, as well as any
infrastructure proposed to support the safe route included in the plan, shall be reviewed
and approved by the Public Works plan reviewer prior to issuance of the civil
construction permit.
A School Impact Fee, based on new single-family lots, will be required in order to
mitigate the proposal’s potential impacts to the Issaquah School District. The fee is
payable to the City as specified by the Renton Municipal Code. The 2023 School Impact
fee is assessed at $11,377.00 (+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: The applicant submitted a Geotechnical Evaluation prepared by Cobalt
Geosciences and dated February 4, 2022. The site slopes gently to moderately
downward from west to east at magnitudes of 5 to 40 percent and relief of about 75
feet. Most of the site is level to slightly sloping and is underlain by Vashon Glacier Till
consisting of silt, sand, gravel, and clay. The results of the evaluation found that full
infiltration was not feasible on the majority of the site due to the presence of a dense,
restrictive layer of weathered and unweather glacial till approximately four (4’) below
grade in various areas of the site.
A preliminary technical information report (TIR) prepared by CORE Design Inc, dated
February 14, 2023, was submitted by the applicant. Based on the City of Renton’s flow
control map, the site falls within the Flow Control Duration Standard- Matching Forested
and is within the Soos Creek Drainage Basin. The report is based on a Directed drainage
review and Core Requirements 1 thru 9 and the six (6) Special Requirements have been
discussed in the Technical Information Report. Non-infiltrating stormwater runoff from
the seven (7) lots and roadway improvements will be collected and conveyed to an 50-
foot by 86-foot by 8.5-foot stormwater vault to be located within a stormwater tract on
the east side of the site adjacent to proposed lot 7. Water collected in the vault will be
discharged via a control structure to a proposed manhole located in 120th Ave SE.
Maintenance access to the vault would be provided via a access driveway off of the new
internal road (Road A). The applicant has proposed utilizing the maintenance access
driveway for the vault cleanout to access the driveway for the future home on proposed
Lot 7.
Compliance with the 2022 Renton Surface Water Design Manual would be verified at
the time of civil construction permit application review. A Construction Stormwater
General Permit from the Washington Department of Ecology is required as site clearing
will disturb more than one acre. There is a 2023 system Development Charge of $2,300
per new single family residence. SDC fees are payable at construction permit issuance.
DocuSign Envelope ID: 73C4A647-87C5-422C-A0E2-D650594AF414
City of Renton Department of Community & Economic Development
Day Short Plat
Administrative Report & Decision
LUA23-000160, ECF, SHPL-A, VAR, VAR
Report of September 6, 2023 Page 23 of 26
D_Day Short Plat Decision_20230814_DRAFT
✓
Water: Water service is provided by the Soos Creek Water and Sewer District. A water
availability certificate was provided by the applicant.
✓ Sanitary Sewer: Sewer service is provided by the Soos Creek Water and Sewer District.
A sewer availability certificate was provided by the applicant.
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 14.
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 15.
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 16.
4. 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.
5. 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 17 and 21.
6. There are safe walking routes to the school bus stop, provided the project complies with all advisory notes
and conditions of approval contained herein, see FOF 21.
7. There are adequate public services and facilities to accommodate the proposed single-family homes, see
FOF 21.
8. Key features which are integral to this project include the retention of native, large stature trees in
dedicated tree tracts, the consolidation of the curbs cuts necessary for the storm water tract and Lot 7,
and limiting impacts to the on-site stream.
J. DECISION:
The Day Short Plat, File No. LUA23-000160, ECF, SHPL-A, VAR, VAR as depicted in Exhibit 2, is approved and is
subject to the following conditions:
1. The applicant shall obtain a demolition permit and complete a final inspection from the City for the
removal of the residence in order to comply with the Residential-4 (R-4) setbacks of the zone prior to final
plat approval.
2. 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.
3. The applicant shall install as many replacement trees within Tract D as feasible, and shall plant shrubs and
other ground cover around the perimeter of the tract where feasible. An updated landscape plan
incorporating the additional vegetation shall be submitted with the civil construction permit application
for review and approval by the Current Planning Project Manager.
DocuSign Envelope ID: 73C4A647-87C5-422C-A0E2-D650594AF414
City of Renton Department of Community & Economic Development
Day Short Plat
Administrative Report & Decision
LUA23-000160, ECF, SHPL-A, VAR, VAR
Report of September 6, 2023 Page 24 of 26
D_Day Short Plat Decision_20230814_DRAFT
4. The applicant shall utilize Western red cedars or Douglas firs for all large species trees proposed as
replacement trees under RMC 4-4-130H.1.e. The large species replacement trees shall be concentrated
within the proposed tree tracts (Tract A and E), storm tract (Tract D), and critical areas tract (Tract D) the
maximum extend feasible. The location and spacing of the tree shall be reviewed and approved by the
Current Planning Project Manager prior to issuance of the civil construction permit.
5. The applicant shall submit an updated tree retention plan, arborist report, and tree retention worksheet
that correctly identify the number of existing trees on the site and demonstrate compliance with the Tree
Retention and Land Clearing Regulations in RMC 4-4-130. The applicant shall utilize the tree preservation
priority tiers outlined in RMC 4-4-130.H.2.a to identify the specific trees to be retained. The applicant shall
submit a narrative describing how all reasonable efforts have been taken to preserve trees utilizing the
highest priority tier possible, and specifically, the applicant shall include additional retained trees in
proposed tree Tract E to the maximum extent feasible. The updated documents and narrative shall be
reviewed and approved by the Current Planning Project Manager prior to issuance of the civil construction
permit.
6. The front entry of future house on Lot 7 shall be oriented towards the public street (south), and the garage
oriented towards the proposed private access easement on Tract D. A pedestrian connection between
the home’s front entry and public sidewalk shall be implemented. A note shall be recorded on the face of
the Final Short Plat documenting the orientation requirement. The design of the house shall be reviewed
and approved by the Current Planning Project Manager prior to building permit issuance.
7. The applicant shall create and record a Native Growth Protection Easement (NGPE) for the area contained
within Critical Areas Tract (Tract D) prior to or concurrent with the final short plat recording. Each owner
of lots 1 through 7 shall have a fractional interest in the Critical Areas Tract (Tract D). The condition shall
be recorded on the face of the short plat and shall subject to review and approval by the Current Planning
Project Manager at the time of Civil Construction Permit application review.
8. The applicant shall record a description of the lot width variance on the face of the Final Short Plat. The
language shall be reviewed and approved by the Current Planning Project Manager prior to issuance of
the civil construction permit.
9. The applicant shall record a description of the setback variance on the face of the Final Short Plat. The
language shall be reviewed and approved by the Current Planning Project Manager prior to issuance of
the civil construction permit.
10. The applicant shall dedicate all of Tract C as public right-of-way (ROW). The draft dedication documents
shall be reviewed and approved by the Public Works Plan Reviewer prior to issuance of the civil
construction permit.
11. The applicant shall establish a single curb cut for a joint driveway to be used for storm drainage
maintenance access and vehicular access to Lot 7. The portion of the joint driveway utilized for access to
Lot 7 shall be improved to meet the shared driveway standards per 4-6-060.J and utilize a sixteen (16’)
foot private access easement. The design of the joint driveway shall be reviewed and approved by the
Current Planning Project Manager prior to the issuance of a civil construction permit. A note shall be
recorded on the face of the Final Short Plat documenting the access requirements for proposed Lot 7 and
the stormwater tract (Tract D).
12. The applicant shall submit a plan identifying a safe walking route from the proposed subdivision to Honey
Dew Elementary and the bus stops on the other side of 116th Ave SE. The submitted plan, as well as any
infrastructure proposed to support the safe route included in the plan, shall be reviewed and approved
by the Public Works plan reviewer prior to issuance of the civil construction permit.
DocuSign Envelope ID: 73C4A647-87C5-422C-A0E2-D650594AF414
City of Renton Department of Community & Economic Development
Day Short Plat
Administrative Report & Decision
LUA23-000160, ECF, SHPL-A, VAR, VAR
Report of September 6, 2023 Page 25 of 26
D_Day Short Plat Decision_20230814_DRAFT
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Matt Herrera, Acting Planning Director Date
TRANSMITTED on September 6, 2023 to the Owner/Applicant/Contact:
TRANSMITTED on September 6, 2023 to the Parties of Record:
None
TRANSMITTED on September 6, 2023 to the following:
Vanessa Dolbee, Interim CED Administrator
Brianne Bannwarth, Development Engineering Director
Gina Estep, Economic Development Director
Nate Janders, Development Engineering 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 20, 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
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.
Owner: Applicant/Contact:
Bob Wenzl, Tuscany Construction
/ PO Box 2170, Renton, WA
98056
Cliff Williams, DME LLC / Mount Vernon, WA
98274
DocuSign Envelope ID: 73C4A647-87C5-422C-A0E2-D650594AF414
9/6/2023 | 2:51 PM PDT
City of Renton Department of Community & Economic Development
Day Short Plat
Administrative Report & Decision
LUA23-000160, ECF, SHPL-A, VAR, VAR
Report of September 6, 2023 Page 26 of 26
D_Day Short Plat Decision_20230814_DRAFT
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: 73C4A647-87C5-422C-A0E2-D650594AF414
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Day Short Plat
Land Use File Number:
LUA23-000160, SHPL-A, ECF, VAR, VAR
Date of Report
September 6,
2023Error!
Reference source not
found.
Staff Contact
Alex Morganroth
Senior Planner
Project Contact/Applicant
Cliff Williams, DME LLC /
Mount Vernon, WA 98274
Project Location
18600 116th Ave SE,
Renton, WA 98058 (APN
6197800080,
6197800263,
6197800265)
The following exhibits are included with the Administrative report:
Exhibits 1-8: As shown in the Environmental Review Committee Report, dated June 21st, 2023
Exhibit 9: Environmental Review Committee Determination, dated June 26th, 2023
Exhibit 10: Tree Retention Worksheet
Exhibit 11: Water and Sewer Availability Certificates
Exhibit 12: Justification Letter, dated February 24th, 2023
Exhibit 13: Tree Replacement Narrative
DocuSign Envelope ID: 73C4A647-87C5-422C-A0E2-D650594AF414