HomeMy WebLinkAboutD_Mountain_View_Gardens_Short_Plat_FinalDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_Mountain_View_Gardens_Short_Plat_Final
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: November 15, 2023
Project File Number: PR23-000138
Project Name: Mountain View Gardens Short Plat
Land Use File Number: LUA23-000299, SHPL-A
Project Manager: Jill Ding, Senior Planner
Owner/Applicant: Lili Lu, 325 118th Ave SE, Suite 100, Bellevue, WA 98055
Contact: Jonathan S. Murray, D.R. Strong Consulting Engineers, 620 7th Avenue, Kirkland,
WA 98033
Project Location: 2103 Talbot Road S, Renton, WA 98055
Project Summary: The applicant is requesting Administrative Short Plat approval for the subdivision of
an existing 60,618 sq. ft. (1.39 acre) parcel into six (6) lots for the future construction
of single-family-residences. An existing residence is proposed to remain on Lot 6, all
other detached accessory structures would be removed. The project site is located
within the Residential-8 (R-8) zone. The proposed lots would range in size from 5,400
sq. ft. to 8,775 sq. ft. Access to the proposed lots would be provided via a new half
street (Road A) off of Shattuck Ave S with a gated emergency access connection to
Talbot Rd S. Moderate coal mine hazards and a high landslide hazard area are
mapped on the project site.
Site Area: 60,618 sq. ft. (1.39 acres)
DocuSign Envelope ID: 3AB65E25-59D2-48AF-A2E4-184C4FA9F94C
City of Renton Department of Community & Economic Development
Mountain View Gardens Short Plat
Administrative Report & Decision
LUA23-000299, SHPL-A
Report of November 15, 2023 Page 2 of 20
D_Mountain_View_Gardens_Short_Plat_Final
B. EXHIBITS:
Exhibit 1: Administrative Decision
Exhibit 2: Conceptual Civil Plan Set
Exhibit 3: Arborist Report, prepared by Washington Forestry Consultants, Inc., dated June 26,
2023
Exhibit 4: Geotechnical Report, prepared by Earth Solutions NW, LLC, dated July 18, 2023
Exhibit 5: Technical Information Report, prepared by D. R. Strong Consulting Engineers, Inc.,
dated July 26, 2023
Exhibit 6: Duwamish Comments and City Response
Exhibit 7: Advisory Notes
Exhibit 8: Transportation Concurrency Memo
C. GENERAL INFORMATION:
1. Owner(s) of Record: Lili Lu
325 118th Ave SE, Suite 100
Bellevue, WA 98055
2. Zoning Classification: Residential-8 (R-8)
3. Comprehensive Plan Land Use Designation: Residential Medium Density (MD)
4. Existing Site Use: An existing single-family residence is proposed to
remain on proposed Lot 6, all other detached
accessory structures would be removed.
5. Critical Areas: Moderate coal mine hazards and a high landslide
hazard area are mapped on the project site.
6. Neighborhood Characteristics:
a. North: Single family residences, R-8 zone
b. East: Single family residences, R-8 zone
c. South: Single family residences, R-8 zone
d. West: Single family residences, R-6 zone
7. Site Area: 60,618 sq. ft. (1.39 acres)
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation N/A 3316 05/23/1979
DocuSign Envelope ID: 3AB65E25-59D2-48AF-A2E4-184C4FA9F94C
City of Renton Department of Community & Economic Development
Mountain View Gardens Short Plat
Administrative Report & Decision
LUA23-000299, SHPL-A
Report of November 15, 2023 Page 3 of 20
D_Mountain_View_Gardens_Short_Plat_Final
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: The proposed project is within the City of Renton’s water service area and in the Talbot Hill
350 Pressure Zone. There is an existing ¾ -inch water meter serving the existing home. There is an
existing 12-inch water main (Talbot Hill 350 Pressure Zone) in Talbot Rd S, which can deliver a
maximum flow rate of 5,400 gallon per minute. The static water pressure is approximately 66 psi at
ground elevation 197 feet. There is an existing 8-inch water main (West Talbot Hill 300 Pressure
Zone) in Shattuck Ave S, which can deliver a maximum flow rate of 2,000 gallon per minute. The static
water pressure is approximately 44 psi at ground elevation 197 feet.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8’’ concrete gravity
wastewater main located within Shattuck Ave S. An existing sewer stub serves the existing house.
c. Surface/Storm Water: There is a City of Renton 12-inch concrete stormwater main along the east
side of Shattuck Ave S and an associated Type 1 catch basin to the southwest of the project site.
2. Streets: The project site has frontage along Talbot Rd S along the east property line and Shattuck Ave S
along the west property line. Talbot Rd S is classified as a Collector Arterial Street. Existing right-of-way
(ROW) width varies and there is a 34-foot pavement width. Shattuck Ave S is classified as a Residential
Access Street. Existing ROW width is approximately 40 feet with a 22-foot paved width. Talbot Rd S
currently contains a meandering paved walkway. There are no existing frontage improvements along
Shattuck Ave S.
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
DocuSign Envelope ID: 3AB65E25-59D2-48AF-A2E4-184C4FA9F94C
City of Renton Department of Community & Economic Development
Mountain View Gardens Short Plat
Administrative Report & Decision
LUA23-000299, SHPL-A
Report of November 15, 2023 Page 4 of 20
D_Mountain_View_Gardens_Short_Plat_Final
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on
September 8, 2023 and determined the application complete on September 13, 2023. The project
complies with the 120-day review period.
2. The project site is located at 2103 Talbot Road S, Renton, WA 98055.
3. The project site is currently developed with an existing single-family-residence, proposed to remain on
proposed Lot 6.
4. Access to the site would be provided via a new half street (Road A) that would have a right-of-way width
of 42 feet off Shattuck Ave S with a gated emergency access connection to Talbot Rd S.
5. The property is located within the Residential Medium Density (MD) Comprehensive Plan land use
designation.
6. The site is located within the Residential-8 (R-8) zoning classification.
7. There are approximately 26 trees located on-site, of which the applicant is proposing to retain a total of
four trees.
8. Moderate coal mine hazards and a high landslide hazard area are mapped on the project site.
9. Approximately 2,355 cubic yards of material would be cut on-site and approximately 3,279 cubic yards of
fill is proposed to be brought into the site.
10. The applicant is proposing to begin construction in spring of 2024 and end in spring of 2025.
11. Staff received one agency email from the Duwamish Tribe (Exhibit 6). The tribe has concerns excavation
could result in the disturbance of archeological resources and is requesting an inadvertent discover plan
(IDP) and that the tribe be notified if any archeological work or monitoring is performed onsite. Staff
recommends, as a condition of approval, that an inadvertent discover plan (IDP) be prepared and that the
Duwamish tribe be notified if any archeological work or monitoring is performed onsite.
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 Medium Density (MD) on the City’s
Comprehensive Plan Map. The purpose of the MD designation is to allow a variety of single-family and
multi-family development types, with continuity created through the application of design guidelines, the
organization of roadways, sidewalks, public spaces, and the placement of community gathering places
and civic amenities. The proposal is compliant with the following Comprehensive Plan Goals and Policies
if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
✓ Policy L-3: Encourage infill development of single-family units as a 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
DocuSign Envelope ID: 3AB65E25-59D2-48AF-A2E4-184C4FA9F94C
City of Renton Department of Community & Economic Development
Mountain View Gardens Short Plat
Administrative Report & Decision
LUA23-000299, SHPL-A
Report of November 15, 2023 Page 5 of 20
D_Mountain_View_Gardens_Short_Plat_Final
• Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
✓ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
✓ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
✓ Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
14. Zoning Development Standard Compliance: The site is classified Residential-8 (R-8) on the City’s Zoning Map.
Development in the R-8 Zone is intended to create opportunities for new single-family residential
neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single-
family neighborhoods. It is intended to accommodate uses that are compatible with and support a high-quality
residential environment and add to a sense of community. The proposal is compliant with the following
development standards, as outlined in RMC 4-2-110.A, if all conditions of approval are met:
Compliance R-8 Zone Develop Standards and Analysis
✓
Density: The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum
of 8.0 dwelling units per net acre. Net density is calculated after the deduction of
sensitive areas, areas intended for public right-of-way, and private access easements.
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.
Staff Comment: The project site has a gross site area of 60,618 square feet (1.39 acres).
After the deduction of 18,453 square feet for row dedication, the project site would have
a net area of 42,165 square feet or 0.968 acres. The proposal for 6 lots on the 0.968 net
acre site would result in a net density of 6.20 dwelling units per net acre, which is within
the density range permitted in the R-8 zone.
Compliant if
condition of
approval is
met
Lot Dimensions: The minimum lot size permitted in the R-8 zone is 5,000 sq. ft. A
minimum lot width of 50 feet is required (60 feet for corner lots) and a minimum lot
depth of 80 feet is required.
The following table identifies the proposed approximate dimensions for Lots 1-6
Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.)
Lot 1 5,400 50 108
Lot 2 5,400 50 108
Lot 3 5,400 50 108
Lot 4 5,400 50 108
Lot 5 6,196 50 108
DocuSign Envelope ID: 3AB65E25-59D2-48AF-A2E4-184C4FA9F94C
City of Renton Department of Community & Economic Development
Mountain View Gardens Short Plat
Administrative Report & Decision
LUA23-000299, SHPL-A
Report of November 15, 2023 Page 6 of 20
D_Mountain_View_Gardens_Short_Plat_Final
Lot 6 (corner lot) 8,775 81 111
Stormwater Tract A 5,593 N/A N/A
Staff Comment: As demonstrated in the table above, all lots would comply with the
minimum lot size, width, and depth requirements of the R-8 zone. All proposed lots
would have front yard areas oriented to the north towards the proposed Road A.
To ensure maintenance of all common improvements within the proposed short plat,
staff recommends, as a condition of approval that all lots have a common undivided
interest in proposed Tract A and that a maintenance agreement be established. A draft
maintenance agreement for all common improvements shall be submitted at the time
of Construction Permit Review for the review and approval of the Current Planning
Project Manager. The agreement shall be recorded in conjunction with the short plat
document unless otherwise determined by the Current Planning Project Manager.
Compliant if
condition of
approval is
met
Setbacks: The required setbacks in the R-8 zone are as follows: front yard is 20 feet,
side yard is 5 feet, secondary front yard (applies to corner lots) is 15 feet, and the rear
yard is 20 feet.
Staff Comment: As shown on the preliminary short plat plan set (Exhibit 2), the proposed
lots would provide adequate area for compliance with the required setback areas.
Compliance with the setback requirements for the individual homes would be verified
at the time of building permit review. The existing home and detached accessory
structures would not comply with the required setback areas of the new lots. The
applicant is proposing to remove the existing detached accessory structures and to
remove the portion of the home that would not comply with the required setback areas.
Staff recommends, as a condition of approval, that detached accessory structure s be
removed prior to the recording of the short plat and that the existing home be modified
as necessary to comply with the required setback areas also prior to the recording of
the short plat. A demolition permit shall be obtained and all required inspections
completed prior to the recording of the short plat.
Compliance
not yet
demonstrated
Building Standards: The R-8 zone has a maximum building coverage of 50% and a
maximum impervious surface coverage of 65%. In the R-8 zone, a maximum building
height of 2 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch
equal to or greater than 4:12 may project an additional six (6) vertical feet from the
maximum wall plate height. If the height of wall plates on a building are less than the
states maximum the roof may project higher to account for the difference, yet the
combined height of both features shall not exceed the combined maximums. Common
rooftop features, such as chimneys, may project an additional four (4) vertical feet from
the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12,
decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall plate
height if the projection is stepped back one-and-a-half (1.5) horizontal feet from each
minimum building setback line for each one (1) vertical foot above the maximum wall
plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g.,
shed roof) may exceed the stated maximum if the average of wall plate heights is equal
or less than the maximum wall plate height allowed.
Staff Comment: Building height, building coverage, and impervious surface coverage
for the new single-family-residences would be verified at the time of building permit
DocuSign Envelope ID: 3AB65E25-59D2-48AF-A2E4-184C4FA9F94C
City of Renton Department of Community & Economic Development
Mountain View Gardens Short Plat
Administrative Report & Decision
LUA23-000299, SHPL-A
Report of November 15, 2023 Page 7 of 20
D_Mountain_View_Gardens_Short_Plat_Final
review.
Compliant if
condition of
approval is
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. 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, streetlights, 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. Any additional undeveloped
right-of-way areas shall be landscaped unless otherwise determined by the
Administrator. Where there is insufficient right-of-way space or no public frontage,
street trees are required in the front yard subject to approval of the Administrator. A
minimum of two trees are to be located in the front yard prior to final inspection for
the new Single-Family Residence.
Staff Comment: A Conceptual Landscape Plan (Exhibit 2) was included with the
submitted short plat application materials. The Conceptual Landscape Plan includes the
eight-foot (8’) wide street tree planting strip between the curb and sidewalk along
Shattuck Ave S and proposed Road A. Princeton elm street trees and lawn are proposed
within the planting strip. Princeton elm trees are not on the City’s approved Street Tree
list. Staff recommends, as a condition of approval, that a detailed landscape plan be
submitted at the time of Construction Permit Review for review and approval by the
Current Planning Project Manager. The detailed landscape plan shall include street tree
species that are on the City’s Approved Street Tree List.
The Conceptual Landscape Plan also includes a ten-foot (10’) wide onsite landscape
strip along the Shattuck Ave S and proposed Road A frontages. The first five feet (5’) of
the onsite landscape strip along Shattuck Ave S, within the stormwater detention tract
(Tract A), would be vegetated with vine maple trees, fountain grass, and lavender and
DocuSign Envelope ID: 3AB65E25-59D2-48AF-A2E4-184C4FA9F94C
City of Renton Department of Community & Economic Development
Mountain View Gardens Short Plat
Administrative Report & Decision
LUA23-000299, SHPL-A
Report of November 15, 2023 Page 8 of 20
D_Mountain_View_Gardens_Short_Plat_Final
the back five feet (5’) would be vegetated with lawn. The north side of proposed Lots 1-
6 would be vegetated primarily with shrubs (evergreen azalea, maiden grass, nandina,
viburnum Davidii, ‘purple splendor’ rhododendron, euonymus, lavender, maiden grass,
and fountain grass) and ground cover (kinnikinnic, Heather, elephant ear, and dune
strawberry). There are no trees proposed within the ten-foot (10’) wide onsite
landscape strip, however the City’s Landscape Regulations require that this area be
vegetated with a mix of trees, shrubs, and ground cover. No landscaping was proposed
along the east side of proposed Lot 6 along the Talbo Rd S public right -of-way. Staff
recommends, as a condition of approval that the submitted detailed landscape plan
include trees, in addition to the shrubs and groundcover, within the ten-foot (10’) onsite
landscape strip within the north side of the proposed lots and shall either provide a ten-
foot (10’) onsite landscape strip along the east side of Lot 6 or shall demonstrate that
the existing landscaping includes a mix of trees, shrubs, and ground cover thereby
complying with the adopted Landscaping Regulations.
The storm drainage tract (Tract A) would be landscaped with lawn in the center and the
perimeter would be landscaped with trees (vine maple and evergreen magnolia), shrubs
(evergreen azalea, maiden grass, euonymus, ‘purple splendor’ rhododendron, viburnum
‘Davidii’, Pacific wax myrtle, fountain grass, and lavender) and ground cover
(kinnikinnic).
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.
The tree density may consist of existing trees, replacement trees, trees required
pursuant to RMC 4-4-070F1, Street Frontage Landscaping Required, or a combination.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
to critical areas and their associated buffers; and significant trees over sixty feet (60')
in height or greater than eighteen inches (18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non- native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
Staff Comment: An Arborist Report, prepared by Washington Forestry Consultants, Inc.,
dated June 26, 2023 (Exhibit 3) and Tree Retention Plan (Exhibit 2) were submitted with
the project application. According to the submitted report, there are 26 trees located
on the project site. Of these trees, 21 would be located within the public right-of-way,
leaving five (5) onsite significant trees. Of these five (5) trees, the applicant is proposing
to retain four (4), which would result in the retention of 80% of onsite significant trees,
which would comply with the tree retention requirements. All trees required to be
retained within a subdivision shall be preserved in the priority order listed below, with
Tier 1 being the highest priority. Applications that propose compliance with a lower
priority tier must demonstrate in writing to the Administrator’s satisfaction that: (i) all
reasonable efforts have been taken to preserve trees utilizing the highest priority tier
DocuSign Envelope ID: 3AB65E25-59D2-48AF-A2E4-184C4FA9F94C
City of Renton Department of Community & Economic Development
Mountain View Gardens Short Plat
Administrative Report & Decision
LUA23-000299, SHPL-A
Report of November 15, 2023 Page 9 of 20
D_Mountain_View_Gardens_Short_Plat_Final
possible, (ii) that compliance with a higher tier is not feasible or practical for the project
site, and (iii) that the project proposal meets or exceeds the purposes and intent of th e
Tree Retention Regulations. Tree preservation shall be prioritized as follows: Tier 1 –
Tree Protection Tract. Protection of trees or groves by placement within a dedicated
tract; or Tier 2 – Tree Protection Easement or Restrictive Covenant. Protection of trees
or groves by recordation of a permanent tree protection easement (for groves of trees)
or a restrictive covenant (for individual trees). Staff recommends, as a condition of
approval, that the applicant demonstrate compliance with the priority order
requirements for tree retention in subdivisions.
The project site has a gross site area of 60,548 square feet (1.39 acres). After the
deduction of 18,453 square feet for row dedication, the project site would have a net
area of 42,095 square feet or 0.97 acres. Based on a net developable area of 0.97 acres,
a total of 29 tree credits would be required on the project site (0.97 acres * 30 tree
credits/ac = 29 tree credits). To meet the tree credit requirements, the applicant is
proposing to retain Tree 1, a 20” Cypress tree valued at 8 credits; Tree 2, a 19” Cypress
tree valued at 8 credits; Tree 3, a 25” holly tree valued at 10 credits; and Tree 4, a 15”
holly tree valued at 6 credits. The proposed project would retain a total of 32 tree credits
on site, which would exceed the minimum 29 required tree credits. Compliance with the
Tree credit requirements for each new lot would be verified at the time of Building
Permit Review.
There are some off-site trees located to the north of Road A, some of which appear
proposed for removal. Staff recommends, as a condition of approval that prior to the
removal of any off-site trees on abutting properties, the applicant provide a notarized
letter from the abutting property owners stating that the applicant has permission to
remove these trees. In addition, the applicant would also be required to demonstrate
that after any tree removal, the abutting lots would comply with the tree retention and
tree credit requirements outlined in RMC 4-4-130. The notarized letter would need to
be provided to the Current Planning project manager at the time of Construction Permit
review for review and approval.
✓
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 include adequate area to provide the required two
(2) parking spaces per dwelling unit.
Compliant if
condition of
approval is
met
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be seventy-two inches (72"). Except in the front
yard and side yard along a street setback where the fence shall not exceed forty eight
inches (48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
DocuSign Envelope ID: 3AB65E25-59D2-48AF-A2E4-184C4FA9F94C
City of Renton Department of Community & Economic Development
Mountain View Gardens Short Plat
Administrative Report & Decision
LUA23-000299, SHPL-A
Report of November 15, 2023 Page 10 of 20
D_Mountain_View_Gardens_Short_Plat_Final
Staff Comment: A Conceptual Civil Plan Set (Exhibit 2) was included with the project
application materials. The Conceptual Civil Plans i dentified a retaining wall along the
north property lines. The maximum height identified for the wall is 6.8’, which would
exceed the maximum height of seventy-two inches (72") permitted for retaining walls
for residential developments, in addition, portions of the retaining wall are located
within the front yard setback abutting Talbot Road S and would exceed the maximum
forty eight inch (48”) height requirement. Staff recommends, as a condition of approval,
that a revised grading plan be submitted at the time of Construction Permit review, the
revised grading plan shall include retaining walls that do not exceed the overall
maximum permitted height of seventy-two inches (72”) and do not exceed forty-eight
inches (48”) when located within 20 feet of a public right-of-way. A cross section with
top and toe measurements and material composition of the proposed retaining wall
shall be provided to the Current Planning Project Manager for review and approval.
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-8 and Analysis
N/A
Lot Configuration: One of the following is required of preliminary plat applications:
1. Lot width variation of 10 feet (10’) minimum of one per four (4) abutting street-
fronting lots, or
2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square
feet size difference) for street-fronting lots, or
3. A front yard setback variation of at least five feet (5’) minimum for at least
every four (4) abutting street fronting lots.
Staff Comment: Not applicable, as the proposal is a short plat.
✓
Lots shall be configured to achieve both of the following:
1. The location of stormwater infiltration LID facilities is optimized, consistent
with the Surface Water Design Manual. Building and property line setbacks are
specified in the Surface Water Design Manual for infiltration facilities.
2. Soils with good infiltration potential for stormwater management are
preserved to the maximum extent practicable as defined by the Surface Water
Design Manual.
Staff Comment: See additional drainage discussion below under FOF 18.
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
DocuSign Envelope ID: 3AB65E25-59D2-48AF-A2E4-184C4FA9F94C
City of Renton Department of Community & Economic Development
Mountain View Gardens Short Plat
Administrative Report & Decision
LUA23-000299, SHPL-A
Report of November 15, 2023 Page 11 of 20
D_Mountain_View_Gardens_Short_Plat_Final
2. The roof extends at least five feet (5') (not including eaves) beyond the front of
the garage for at least the width of the garage plus the porch/stoop area, or
3. The garage is alley accessed, or
4. The garage entry does not face a public and/or private street or an access
easement, or
5. The garage width represents no greater than fifty percent (50%) of the width
of the front facade at ground level, or
6. The garage is detached, or
7. The garage doors contain a minimum of thirty percent (30%) glazing,
architectural detailing (e.g. trim and hardware), and are recessed from the
front façade a minimum of five feet (5’), and from the front porch a minimum
of seven feet (7’).
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Primary Entry: The entry shall include a porch or stoop with a minimum depth of five
feet (5') and minimum height of twelve inches (12") above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route may be
taken from a front driveway.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Facade Modulation: One of the following is required:
1. An offset of at least one story that is at least ten feet (10') wide and two feet
(2') in depth on facades visible from the street, or
2. At least two feet (2') offset of second story from first story on one street facing
facade.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Windows and Doors: Windows and doors shall constitute twenty-five percent (25%) of
all facades facing street frontage or public spaces.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Scale, Bulk, and Character: A variety of elevations and models that demonstrate a
variety of floor plans, home sizes, and character shall be used. All of the following are
required:
1. A variety of elevations and models that demonstrate a variety of home sizes,
character, and a diverse streetscape.
2. Abutting, adjacent, and diagonal houses must have differing architectural
elevations.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
DocuSign Envelope ID: 3AB65E25-59D2-48AF-A2E4-184C4FA9F94C
City of Renton Department of Community & Economic Development
Mountain View Gardens Short Plat
Administrative Report & Decision
LUA23-000299, SHPL-A
Report of November 15, 2023 Page 12 of 20
D_Mountain_View_Gardens_Short_Plat_Final
Compliance
not yet
demonstrated
Roofs: A variety of roof forms appropriate to the style of the home shall be used.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Eaves: Both of the following are required:
1. Eaves projecting from the roof of the entire building at least twelve inches (12")
with horizontal fascia or fascia gutter at least five inches (5") deep on the face
of all eaves, and
2. Rakes on gable ends must extend a minimum of two inches (2") from the
surface of exterior siding materials.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Architectural Detailing: If one siding material is used on any side of the dwelling that is
two stories or greater in height, a horizontal band that measures at least eight inches
(8") is required between the first and second story.
Additionally, one of the following is required:
1. Three and one half inch (3 1/2") minimum trim surrounds all windows and
details all doors, or
2. A combination of shutters and three and one half inches (3 1/2") minimum trim
details all windows, and three and one half inches (3 1/2") minimum trim
details all doors.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Materials and Color: For subdivisions and short plats, abutting homes shall be of
differing color. Color palettes for all new dwellings, coded to the home elevations, shall
be submitted for approval.
Additionally, one of the following is required:
1. A minimum of two (2) colors is used on the home (body with different color
trim is acceptable), or
2. A minimum of two (2) differing siding materials (horizontal siding and shingles,
siding and masonry or masonry-like material, etc.) is used on the home. One
alternative siding material must comprise a minimum of thirty percent (30%)
of the street facing facade. If masonry siding is used, it shall wrap the corners
no less than twenty four inches (24").
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
16. 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
DocuSign Envelope ID: 3AB65E25-59D2-48AF-A2E4-184C4FA9F94C
City of Renton Department of Community & Economic Development
Mountain View Gardens Short Plat
Administrative Report & Decision
LUA23-000299, SHPL-A
Report of November 15, 2023 Page 13 of 20
D_Mountain_View_Gardens_Short_Plat_Final
✓
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.
Staff Comment: Moderate coal mine hazards and a high landslide hazard area are
mapped on the project site. A Geotechnical Report prepared by Earth Solutions NW,
LLC, dated July 18, 2023 (Exhibit 4) was included with the submitted project application
materials. This report summarized existing surface and subsurface conditions and
provides general recommendations for the site development as proposed. Conclusions
in their report are based on a subsurface investigation, using analysis of material
excavated from five (5) borings ranging from 25 to 58 feet in depth and documentation
related to geology of the vicinity.
According to this report, there was no evidence found of previous coal mining activities,
which were known to occur in the vicinity of the property, however undocumented
mining may have occurred. This, with research of records available at the Washington
State Department of Natural Resources, resulted in the conclusion that the site could
be classified as a low coal mine hazard.
The soil conditions on the site are summarized as follows, the top 0.5 to 1.5 feet of the
site consists of loose topsoil. This is underlain by native glacial till deposits, which was
found to depths ranging from eight feet (8’) to thirty feet (30’). Renton Formation
bedrock was encountered at all five (5) boring locations to the termination of the
borings. Groundwater was not encountered.
The geotechnical report concludes that the site is compatible with the proposed
development and that structures may be founded on the native medium dense or better
soil that would be encountered at approximately 2 to 3 feet below the existing ground
surface. Use of conventional spread and continuous foundations can be supported.
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
✓
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.
Alley access is the preferred street pattern in the R-8 zone.
The maximum width of single loaded garage driveways shall not exceed nine feet (9')
and double loaded garage driveways shall not exceed sixteen feet (16').
Staff Comment: Access to the lots is proposed via individual driveway access off new
Road A. Alley access is the preferred street pattern in the R-8 zone, except when it has
been determined to be impractical. The requirement for an alley would result in a larger
stormwater detention facility, which would result in the loss of one lot; therefore, staff
has determined that alley access would be impractical. See further discussion below
under Streets.
The proposed driveway would comply with the maximum sixteen -foot (16’) width
permitted for double loaded garages.
N/A Blocks: Blocks shall be deep enough to allow two (2) tiers of lots.
DocuSign Envelope ID: 3AB65E25-59D2-48AF-A2E4-184C4FA9F94C
City of Renton Department of Community & Economic Development
Mountain View Gardens Short Plat
Administrative Report & Decision
LUA23-000299, SHPL-A
Report of November 15, 2023 Page 14 of 20
D_Mountain_View_Gardens_Short_Plat_Final
Staff Comment: Not applicable, no blocks are proposed. Projects are exempt from block
depth regulation when the location and extent of environmental constraints prevent a
standard plat land configuration.
✓
Lots: The size, shape, orientation, and arrangement of the proposed lots comply with
the requirements of the Subdivision Regulations and the Development Standards of the
R-8 zone and allow for reasonable infill of developable land.
All of the proposed lots shall meet the requirements for minimum lot size, depth, and
width.
Width between side lot lines at their foremost points (i.e., the points where the side lot
lines intersect with the street right-of-way line) shall not be less than eighty percent
(80%) of the required lot width except in the cases of (1) pipestem lots (or flag lot),
which shall have a minimum width of twenty feet (20') and (2) lots on a street curve or
the turning circle of cul-de-sac (radial lots), which shall be a minimum of thirty five feet
(35').
No residentially zoned lot shall have a depth-to-width ratio greater than four-to-one
(4:1).
Pipestem lots may be permitted for new plats to achieve the minimum density within
the Zoning Code when there is no other feasible alternative to achieving the minimum
density.
Staff Comment: As discussed above, all proposed lots would comply with the minimum
area and dimensional standards of the R-8 zone (see FOF 14). The lots are rectangular
in shape and the front yard areas of the proposed lots would be oriented towards the
north, facing new Road A.
Compliant if
conditions of
approval are
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: The project site fronts Shattuck Ave S along the west property line.
Shattuck Ave S is classified as a residential access street, with an existing right -of-way
(ROW) width of approximately 40 feet with an existing paved width of approximately
22 feet. To meet the City’s complete street standards for Residential Access streets, a
minimum ROW width of 53 feet is required. Per RMC 4-6-060, half street improvements
as taken from the ROW centerline will be required and include a minimum 13-foot
paved road, 0.5 feet of cub, an 8-foot planting strip, and 5-foot sidewalk, street trees
and storm drainage improvements, 6.5’ dedication would be required for this project
on Shattuck Ave S. The applicant will construct half-street improvements along Shattuck
Ave S as required by RMC 4-6-060C.
The project site fronts Talbot Rd S along the east property line. Talbot Rd S is classified
as collector arterial, with an existing ROW width that varies from approximately 75 feet
to 145 feet. To meet the City’s complete street standards for Collector Arterial, a
minimum ROW width of 83 feet is required. Per City code 4-6-060, half street
improvements shall include a pavement width of 15 feet from center line, an 8-foot
parking lane, a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees
and storm drainage improvements. The applicant will construct half-street
improvements along Talbot Rd S as required by RMC 4-6-060C, unless otherwise
modified.
DocuSign Envelope ID: 3AB65E25-59D2-48AF-A2E4-184C4FA9F94C
City of Renton Department of Community & Economic Development
Mountain View Gardens Short Plat
Administrative Report & Decision
LUA23-000299, SHPL-A
Report of November 15, 2023 Page 15 of 20
D_Mountain_View_Gardens_Short_Plat_Final
A new half residential access street (Road A) is proposed to provi de access to the new
lots. Road A would take access off Shattuck Ave S and provide a gated emergency access
onto Talbot Rd S. To meet the City’s complete street standards for a half Residential
Access street, a minimum ROW width of 42 feet is required. Per RMC 4-6-060, half street
improvements as taken from the ROW centerline will be required and include a
minimum 20-foot paved road, 6-foot parking lane, 0.5 feet of cub, an 8-foot planting
strip, and 5-foot sidewalk, street trees and storm drainage improvements. A detailed
design of the electrical fire access gate needs to be provided and will be reviewed as a
portion of the Civil Construction Permit Application. The submitted conceptual civil plan
set (Exhibit 2) shows the ROW of Road A tapering from 42 fee t to 38 feet and the
pavement tapering from 25 feet to 22 feet along the frontage of Lot 6. Staff
recommends, as a condition of approval, that the civil plan set be revised to provide a
minimum ROW width of 42 feet and a minimum pavement width of 25 feet along the
full extent of Road A. The revised civil plan set shall be submitted to the Current Planning
project manager Development Engineering Plan Reviewer for review and approval at
the time of Construction Permit review.
To facilitate and delineate on street parking along the north side of Road A, staff
recommends, as a condition of approval that the civil plans be revised to provide a curb
bulb-out at the intersection of Road A and Shattuck Ave S. The revised civil plans shall
be submitted at the time of Construction Permit review for review and approval by the
Current Planning Project Manager and Development Engineering Plan Reviewer.
The proposal evaluated for compliance with Transportation Concurrency and it was
determined that the proposed short plat would pass the Transportation Concurrency
Test (Exhibit 8).
Each new lot is subject to a transportation impact fee, with credit given for the existing
single-family residence. The 2023 transportation impact fee is $12,208.54 per single-
family home. Assessed fees for the future homes will be based on the City of Renton
Fee Schedule at the time of building permit issuance. The fee is paid at the time of
building permit issuance.
✓
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: As previously discussed, the proposed lots would comply with the
minimum area and dimensional requirements of the R-8 zone, all lots would front on a
public street and would be compatible with other single-family development in the
surrounding area.
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. Current Fire impact fees are
$829.77 per single-family unit. The fee in effect at the time of building permit issuance
will be required.
✓ Schools: It is anticipated that the Renton School District can accommodate any additional
students generated by this proposal at the following schools: Talbot Hill Elementary,
DocuSign Envelope ID: 3AB65E25-59D2-48AF-A2E4-184C4FA9F94C
City of Renton Department of Community & Economic Development
Mountain View Gardens Short Plat
Administrative Report & Decision
LUA23-000299, SHPL-A
Report of November 15, 2023 Page 16 of 20
D_Mountain_View_Gardens_Short_Plat_Final
Dimmitt Middle School and Renton High School. Any new students from the
development attending the elementary school would walk to school. Elementary
students would walk approximately 0.15 miles to the south along the existing paved
shoulder/sidewalk along Talbot Rd S to Talbot Hill Elementary.
Any new middle or high school students from the proposed development would be
bussed to the middle or high school. The bus stop is located at the intersection of Talbot
Rd S and S 19th St, approximately 0.13 miles from the project site. Students would walk
to the north along the existing paved shoulder to the bus stop.
The proposed project includes the installation of frontage improvements along the
Shattuck Ave S, Talbot Rd S and proposed Road A frontages, including sidewalks. There
would be a safe walking route to school or to the bus stop for any new students via
sidewalks and or paved shoulders along the roadways.
A School Impact Fee, based on new single-family lots, will be required in order to mitigate
the proposal’s potential impacts to the Renton School District. The fee is payable to the
City as specified by the Renton Municipal Code. Currently the fee is assessed at $2,911.00
(plus a 5% surcharge fee) per single-family residence however the fee in effect at the
time of building permit issuance will be required.
✓
Parks: A Park Impact Fee would be required for the future houses. The current Park
Impact Fee is $3,276.44 however the fee in effect at the time of building permit issuance
will be required.
✓
Storm Water: An adequate drainage system shall be provided for the proper drainage of
all surface water.
Staff Comment: A Preliminary Drainage Plan included in the conceptual civil plan set
(Exhibit 2) and Technical Information Report (TIR) (Exhibit 5), prepared by D.R. Strong
Consulting Engineers, Inc., dated July 26, 2023 were included with the project application
materials. 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 Black River Drainage
Basin and Rolling Hills Creek subbasin. A Level 1 downstream analysis was included in the
submitted TIR (Exhibit 5). The upstream and downstream drainage paths were field
inspected for existing drainage problems and the analysis concluded there are no existing
drainage problems within 0.25 miles of site discharge to the City conveyance system.
A Geotechnical Report (Exhibit 4) dated July 18, 2023, prepared by Earth Solutions NW,
LLC, was also provided with the Land Use Application materials. The report discusses the
soil and groundwater characteristics of the site and provides recommendations for
project design and construction. Geotechnical recommendations presented in this report
concluded that infiltration facilities are not feasible since the native glacial till and
bedrock deposits exhibit very poor infiltration characteristics.
Storm drainage improvements along all public street frontages are required to conform
to the City’s street and stormwater conveyance standards. Any new storm drain installed
on or off-site shall be designed and sized in accordance with standards found in the 2022
City of Renton Surface Water Design Manual (RSWDM).
All projects that add more than 5,000 square feet of pollution generating impervious
surface (PGIS) that is not fully dispersed and less than 0.75 acre of pollution generating
pervious surface that is not fully dispersed require water quality treatment. Based on the
submitted TIR (Exhibit 5), the applicant is proposing an underground combined
DocuSign Envelope ID: 3AB65E25-59D2-48AF-A2E4-184C4FA9F94C
City of Renton Department of Community & Economic Development
Mountain View Gardens Short Plat
Administrative Report & Decision
LUA23-000299, SHPL-A
Report of November 15, 2023 Page 17 of 20
D_Mountain_View_Gardens_Short_Plat_Final
detention/wet vault within Tract A to mitigate for surface water runoff generated by the
proposed development.
A Construction Storm Water General Permit from the Department of Ecology will be
required as clearing and grading of the site is shown to exceed one acre.
The 2023 Surface water system development charge (SDC) is $0.92 per square foot of new
impervious surface, but no less than $2,300.00. This is payable at construction permit
issuance.
✓
Water: The proposed project is within the City of Renton’s water service area and in the
Talbot Hill 350 Pressure Zone. There is an existing ¾ -inch water meter serving the
existing home. There is an existing 12-inch water main (Talbot Hill 350 Pressure Zone) in
Talbot Rd S, which can deliver a maximum flow rate of 5,400 gallon per minute. The static
water pressure is approximately 66 psi at ground elevation 197 feet (existing water
meter). There is an existing 8-inch water main (West Talbot Hill 300 Pressure Zone) in
Shattuck Ave S, which can deliver a maximum flow rate of 2,000 gallon per minute. The
static water pressure is approximately 44 psi at ground elevation 197 feet. There are
existing fire hydrants in the project vicinity.
The proposed preliminary civil construction plan (Exhibit 2) depicts the installation of an
8-inch diameter (dead-end) water main within new Road A from the existing 12-inch
water main (350 Pressure Zone) in Talbot Rd S to the westerly property line of Tract A of
the proposed subdivision. Staff has reviewed the conceptual layout and determined it is
acceptable.
The location and number of fire hydrants will be further reviewed and determined by the
RRFA based on the final fire flow demand and final site plan.
The development is subject to applicable water system development charges (SDC)
based on the size of the new domestic water to serve the project. SDC fee for a 1-inch
meter is $2,875.00 per meter. This is payable at construction permit issuance. Credit will
be granted for the existing ¾ inch water service being abandoned.
Compliant if
condition of
approval is
met
Sanitary Sewer: Wastewater service is provided by the City of Renton. There is an
existing 8’’ concrete gravity wastewater main located within Shattuck Ave S. The existing
house is connected to sewer. A minimum of 8-inch extension from Shattuck Ave S to the
project site conforming to the standards in RMC 4-6-040 will be required. The proposed
short plat needs to provide a sewer main extension to the extreme south property line
limits for future development of the lots to the south. A 15-foot-wide public sewer
easement, executed by all parties of interest, will be required with the civil construction
permit. A separate side sewer stub will be required for each new lot off the sewer main
extension. All stubs shall flow by gravity to the main at a minimum slope of 2%.
The submitted utility plan depicts an 8-inch sewer main extension form Shattuck Ave S
within a 15-ft wide public utility easement along the south property line. There is no
access shown for the proposed sewer main or manhole. Staff recommends, as a
condition of approval, that the civil plans be revised to provide a 12’ wide paved access
with turnaround for the proposed sewer main or manhole. Alternatively, adding a sewer
main within the north access road, and extend to the extreme south property line
between lots 5 and 6 with paved access is also acceptable. The revised civil plans shall be
DocuSign Envelope ID: 3AB65E25-59D2-48AF-A2E4-184C4FA9F94C
City of Renton Department of Community & Economic Development
Mountain View Gardens Short Plat
Administrative Report & Decision
LUA23-000299, SHPL-A
Report of November 15, 2023 Page 18 of 20
D_Mountain_View_Gardens_Short_Plat_Final
provided to the Development Engineering Plan Reviewer for review and approval at the
time of Civil Construction Permit review.
The development is subject to applicable wastewater system development charges
based on the size of the new domestic water to serve the project. SDC fee for a 1-inch
meter is $3,650.00 per meter. The total fee is $14,600 for (4) 1-inch meters. This is
payable at construction permit issuance.
I. CONCLUSIONS:
1. The subject site is located in the Residential Medium Density (MD) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 13.
2. The subject site is located in the Residential-8 (R-8) zoning designation and complies with the zoning and
development standards established with this designation provided the applicant complies with City Code
and conditions of approval, see FOF 14.
3. The proposed short plat complies with the Residential Design and Open Space Standards provided the
applicant complies with City Code and conditions of approval, see FOF 15.
4. The proposed short plat complies with the Critical Areas Regulations provided the applicant complies
with City Code and conditions of approval, see FOF 16.
5. The proposed short plat complies with the subdivision regulations as established by City Code and state
law provided all advisory notes and conditions are complied with, see FOF 17.
6. The proposed short plat complies 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.
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 an underground stormwater detention vault.
J. DECISION:
The Mountain View Gardens Short Plat, File No. LUA23-000299, SHPL-A, as depicted in Exhibit 2, is approved
and is subject to the following conditions:
1. All lots shall have a common undivided interest in proposed Tract A and a maintenance agreement be
established. A draft maintenance agreement for all common improvements shall be submitted at the time
of Construction Permit Review for the review and approval of the Current Planning Project Manager and
City Attorney.
2. The detached accessory structures shall be removed prior to the recording of the short plat and the
existing home shall be modified as necessary to comply with the required setback areas. A demolition
permit shall be obtained and all required inspections completed prior to the recording of the short plat.
3. A detailed landscape plan shall be submitted at the time of Construction Permit review. The detailed
landscape plan shall include but not be limited to the following: street tree species that are on the City’s
Approved Street Tree List; trees, in addition to the shrubs and groundcover, within the ten-foot (10’)
onsite landscape strip within the north side of the proposed lots; and shall either provide a ten-foot (10’)
onsite landscape strip along the east side of Lot 6 or shall demonstrate that the existing landscaping
includes a mix of trees, shrubs, and ground cover thereby complying with the adopted Landscaping
DocuSign Envelope ID: 3AB65E25-59D2-48AF-A2E4-184C4FA9F94C
City of Renton Department of Community & Economic Development
Mountain View Gardens Short Plat
Administrative Report & Decision
LUA23-000299, SHPL-A
Report of November 15, 2023 Page 19 of 20
D_Mountain_View_Gardens_Short_Plat_Final
Regulations. The detailed landscape plan shall be submitted to the Current Planning Project Manager for
review and approval prior to the issuance of a Construction Permit.
4. The applicant shall demonstrate compliance with the following priority order requirements for tree
retention within subdivisions. Trees required to be retained within a subdivision shall be preserved in the
priority order listed below, with Tier 1 being the highest priority. Applications that propose compliance
with a lower priority tier must demonstrate in writing to the Administrator’s satisfaction that: (i) all
reasonable efforts have been taken to preserve trees utilizing the highest priority tier possible, (ii) that
compliance with a higher tier is not feasible or practical for the project site, and (iii) that the project
proposal meets or exceeds the purposes and intent of the Tree Retention Regulations. Tree preservation
shall be prioritized as follows: Tier 1 – Tree Protection Tract. Protection of trees or groves by placement
within a dedicated tract; or Tier 2 – Tree Protection Easement or Restrictive Covenant. Protection of trees
or groves by recordation of a permanent tree protection easement (for groves of trees) or a restrictive
covenant (for individual trees).
5. Prior to the removal of any off-site trees on abutting properties, the applicant shall provide a notarized
letter from the abutting property owners stating that the applicant has permission to remove these trees.
In addition, the applicant would also be required to demonstrate that after any tree removal, the abutting
lots would comply with the tree retention and tree credit requirements outlined in RMC 4 -4-130. The
notarized letter would need to be provided to the Current Planning project manager at the time of
Construction Permit review for review and approval.
6. A revised grading plan shall be submitted at the time of Construction Permit review, the revised grading
plan shall include retaining walls that do not exceed the overall maximum permitted height of seventy-
two inches (72”) and do not exceed forty eight inches (48”) when located within 20 feet of a public right-
of-way. A cross section with top and toe measurements and material composition of the proposed
retaining wall shall be provided to the Current Planning Project Manager for review and approval.
7. The civil plan set shall be revised to provide a minimum ROW width of 42 feet and a minimum pavement
width of 25 feet along the full extent of Road A. The revised civil plan set shall be submitted to the Current
Planning project manager Development Engineering Plan Reviewer for review and approval at the time of
Construction Permit review.
8. To delineate on street parking along the north side of Road A, the civil plans shall be revised to provide a
curb bulb-out at the intersection of Road A and Shattuck Ave S. The revised civil plans shall be submitted
at the time of Construction Permit review for review and approval by the Current Planning Project
Manager and Development Engineering Plan Reviewer.
9. The civil plans shall be revised to provide a 12’ wide paved access with turnaround for the proposed sewer
main or manhole. Alternatively, adding a sewer main within the north access road, and extend to the
extreme south property line between lots 5 and 6 with paved access is also acceptable. The revised civil
plans shall be provided to the Development Engineering Plan Reviewer for review and approval at the
time of Civil Construction Permit review.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Matthew Herrera, Acting Planning Director Date
DocuSign Envelope ID: 3AB65E25-59D2-48AF-A2E4-184C4FA9F94C
11/15/2023 | 2:09 PM PST
City of Renton Department of Community & Economic Development
Mountain View Gardens Short Plat
Administrative Report & Decision
LUA23-000299, SHPL-A
Report of November 15, 2023 Page 20 of 20
D_Mountain_View_Gardens_Short_Plat_Final
TRANSMITTED on November 15, 2023 to the Owner/Applicant/Contact:
Owner/Applicant: Contact:
Lili Lu
325 118th Ave SE, Suite 100
Bellevue, WA 98055
Jonathan S. Murray
D.R. Strong Consulting Engineers
620 7th Avenue
Kirkland, WA 98033
TRANSMITTED on November 15, 2023 to the Parties of Record:
Duwamish Tribe
Preservationdept@duwamishtribe.org
TRANSMITTED on November 15, 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 November 29, 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.
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: 3AB65E25-59D2-48AF-A2E4-184C4FA9F94C
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Mountain View Gardens Short Plat
Land Use File Number:
LUA23-000299, SHPL-A
Date of Report
November 15, 2023
Staff Contact
Jill Ding
Senior Planner
Project Contact/Applicant
Jonathan S. Murray
D.R. Strong Consulting
Engineers
620 7th Avenue, Kirkland, WA
98033
Project Location
2103 Talbot Road S,
Renton, WA 98055
The following exhibits are included with the Administrative report:
Exhibit 1: Administrative Decision
Exhibit 2: Conceptual Civil Plan Set
Exhibit 3: Arborist Report, prepared by Washington Forestry Consultants, Inc., dated June 26, 2023
Exhibit 4: Geotechnical Report, prepared by Earth Solutions NW, LLC, dated July 18, 2023
Exhibit 5: Technical Information Report, prepared by D. R. Strong Consulting Engineers, Inc., dated
July 26, 2023
Exhibit 6: Duwamish Comments and City Response
Exhibit 7: Advisory Notes
Exhibit 8: Transportation Concurrency Memo
DocuSign Envelope ID: 3AB65E25-59D2-48AF-A2E4-184C4FA9F94C