HomeMy WebLinkAboutD_Wolfe_PRADU_CUP_250220_FINALDEPARTMENT OF COMMUNITY
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D_Wolfe_Pradu_Cup_250220_Final
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: February 20, 2025
Project File Number: PR24-000025
Project Name: Wolfe PRADU
Land Use File Number: LUA24-000087, CU-A
Project Manager: Brianna Burroughs, Associate Planner
Owner/Applicant: Eric & Ziba Wolfe, 1801 Jones Ave NE, Renton, WA 98056
Contact: Eric Wolfe, 1801 Jones Ave NE, Renton, WA 98056
Project Location: 1801 Jones Ave NE (APN 3344500101)
Project Summary: The applicant is requesting an Administrative Conditional Use Permit to allow the
construction of an Accessory Dwelling Unit (ADU) within the front yard. The
subject site is located at 1801 Jones Ave NE on the west side of Jones Ave NE,
east of Interstate 405 (I-405), and south of NE 18th Pl. The subject site is 21,840
square feet (0.50 acres) and is located within the Residential-4 (R-4) zoning
designation. The applicant is proposing the construction of a one-story 650
square foot detached ADU selected from the city’s Permit Ready ADU (PRADU)
program. The PRADU model is called Cascade, C1 Model (2 bedroom and 1
bath). The PRADU is proposed to be constructed 30 feet (30’) from the front yard
property line, which is the minimum distance of the front yard setback for a
primary structure within the R-4 zone. The PRADU would be accessible via the
existing driveway access and no widening of the driveway has been proposed.
The existing driveway and garage would be able to accommodate at least three
(3) vehicles. According to City of Renton (COR) Maps, a high landslide hazard
area and regulated slopes are mapped in the rear yard area. According to the
applicant, two (2) trees are proposed for removal and a row of trees along Jones
Ave NE are proposed to remain as a screening element.
Site Area: 0.50 acres
Docusign Envelope ID: 34DFA360-CF88-4CB5-8C42-E010366F0B54
City of Renton Department of Community & Economic Development
Wolfe PRADU
Administrative Report & Decision
LUA24-000087, CU-A
Report of February 20, 2025 Page 2 of 18
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B. EXHIBITS:
Exhibit 1: Administrative Decision
Exhibit 2: Site Plan
Exhibit 3: Level 1 Tree Assessment, prepared by A & M Tree Service NW, Inc., dated
November 29, 2023
Exhibit 4: Tree Retention and Credit Worksheet, revised by staff on December 20, 2024
Exhibit 5: Tree Protection Measures
Exhibit 6: Conditional Use Permit Justification
Exhibit 7: Neighborhood Detail Map, Landslide, Regulated Slope, and Wetland Information
Exhibit 8: Elevation drawing and building plan cover sheet for Cascade Model Style C1
Exhibit 9: Public Comment from Beth Knudtson and John Wolfork, received April 6, 2024
Exhibit 10: Public Comment from John Wolfork, received April 12, 2024
Exhibit 11: Public Comment from Leonard Wolfork, received April 12, 2024
Exhibit 12: Public Comment from Elizabeth Knudtson, received April 12, 2024
Exhibit 13: Advisory Notes
C. GENERAL INFORMATION:
1. Owner(s) of Record: Eric & Ziba Wolfe, 1801 Jones Ave NE, Renton, WA
98056
2. Zoning Classification: Residential-4 (R-4)
3. Comprehensive Plan Land Use
Designation:
Residential Low Density (LD)
4. Existing Site Use: Detached Dwelling (Single Family Residence)
5. Critical Areas: High Landslide Hazard Area and Regulated Slopes
(>15% & <=40%)
6. Neighborhood Characteristics:
a. North: Detached single family dwelling. Residential Low Density (LD) Comprehensive
Plan Designation; and Residential-4 (R-4) Zoning District
b. East: Detached single family dwelling. Residential Low Density (LD) Comprehensive
Plan Designation; and Residential-4 (R-4) Zoning District
c. South: Detached single family dwelling. Residential Low Density (LD) Comprehensive
Plan Designation; and Residential-4 (R-4) Zoning District
d. West: I-405 and limited access right-of-way (ROW)
7. Site Area: 0.50 acres
Docusign Envelope ID: 34DFA360-CF88-4CB5-8C42-E010366F0B54
City of Renton Department of Community & Economic Development
Wolfe PRADU
Administrative Report & Decision
LUA24-000087, CU-A
Report of February 20, 2025 Page 3 of 18
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D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 6153 12/09/2024
Zoning N/A 6154 12/09/2024
Annexation (Zirk) N/A 1818 03/17/1960
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: The project is within the City of Renton’s water service area. There is an 8-inch (8”)
watermain located in the east side of Jones Ave N.
b. Sewer: The project is within the City of Renton’s sewer service area. There is an 8-inch (8”)
gravity wastewater main located in the west side of Jones Ave NE.
c. Surface/Storm Water: There is a City of Renton 12-inch (12”) stormwater main located in the
east side of Jones Ave NE.
2. Streets: The proposed project fronts Jones Ave NE to the east and is classified as a Residential
Access Road with an existing right-of-way (ROW) width of 60 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 4-2-116: Accessory Dwelling Unit Residential Design 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 9 Permits – Specific
a. Section 4-9-030: Conditional Use Permits
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
Docusign Envelope ID: 34DFA360-CF88-4CB5-8C42-E010366F0B54
City of Renton Department of Community & Economic Development
Wolfe PRADU
Administrative Report & Decision
LUA24-000087, CU-A
Report of February 20, 2025 Page 4 of 18
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H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on
March 7, 2024 and determined the application complete on April 2, 2024.
2. The project site is located at 1801 Jones Ave NE, Renton, WA 98056 (APN 3344500101).
3. The project site is currently developed with one (1) single-story,1,500 square foot detached dwelling
(single-family residence) built in 1953.
4. Access to the site would be provided via one (1) concrete access driveway from Jones Ave NE (Exhibit
2).
5. The property is located within the Residential Low Density (LD) Comprehensive Plan land use
designation.
6. The site is located within the Residential-4 (R-4) zoning classification.
7. There are approximately 18 trees located on-site or in city right-of-way (ROW), of which the applicant
is proposing to retain a total of 16 trees (Exhibits 3, 4, and 5).
8. The site is mapped with a High Landslide Hazard Area & Regulated Slopes (>15% & <=40%). The High
Landslide Hazard Area covers approximately 9,900 square feet of the property from the west
property line. The steep slope covers approximately 6,800 square feet of the property from the west
property line (Exhibit 7).
9. The area of construction is flat and no fill or excavation is anticipated. The structure’s footprint is 650
square feet.
10. The applicant is proposing to begin construction in by the end of Summer of 2025.
11. Staff received four (4) public comment letters (Exhibits 9-12). The comments addressed concerns
about tree retention, sidewalk requirements, critical areas, and other short plat requirements. To
address public comments, the following report contains analysis and project information related to
tree retention, landscaping, frontage improvements, setbacks, and critical areas.
12. Representatives from city departments have reviewed the application materials to identify and
address issues raised by the proposed development (Exhibit 13). These comments are contained in
the official file, and the essence of the comments has been incorporated into the appropriate
sections of this report and the Departmental Recommendation at the end of this report.
13. Comprehensive Plan Compliance: The site is designated Residential Low Density (LD) on the City’s
Comprehensive Plan Map. The purpose of the LD is to place lands constrained by sensitive areas,
those intended to provide transition to the rural area, or those appropriate for larger lot housing
within the Residential Low Density (LD) land use designation to allow for a range of lifestyles. 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-H: Plan for high-quality residential growth that supports transit by providing
urban densities, promotes efficient land utilization, promotes good health and
physical activity, builds social connections, and creates stable neighborhoods by
incorporating both built amenities and natural features.
Docusign Envelope ID: 34DFA360-CF88-4CB5-8C42-E010366F0B54
City of Renton Department of Community & Economic Development
Wolfe PRADU
Administrative Report & Decision
LUA24-000087, CU-A
Report of February 20, 2025 Page 5 of 18
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Goal L-P: Minimize adverse impacts to natural systems, and address impacts of
past practice where feasible, through leadership, policy, regulation, and regional
coordination.
Goal L-U: Preserve, protect, and enhance the quality and functions of the City’s
sensitive areas including: lakes, rivers, major and minor creeks, intermittent
stream courses and their floodplains, wetlands, ground water resources, wildlife
habitats, and areas of seismic and geological hazards.
Policy L-28: Minimize erosion and sedimentation in and near sensitive areas by
requiring appropriate construction techniques and resource practices, such as
low impact development.
Policy L-34: Ensure buildings, roads, and other features are located on less
sensitive portions of a site when sensitive areas are present.
Policy L-36: Land uses in areas subject to flooding, seismic, geologic, and coal
mine hazards should be designed to prevent property damage and environmental
degradation before, during, and after construction.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning
Areas and neighborhoods through quality design and development.
Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
Policy L-50: Respond to specific site conditions such as topography, natural
features, and solar access to encourage energy savings and recognize the unique
features of the site through the design of subdivisions and new buildings.
Policy L-55: Preserve natural landforms, vegetation, distinctive stands of trees,
natural slopes, and scenic areas that contribute to the City’s identity, preserve
property values, and visually define the community and neighborhoods.
14. Zoning Development Standard Compliance: The site is designated 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. Renton
Municipal Code (RMC) 4-2-110A provides the R-4 development standards and RMC 4-2-110C
provides development standards for ADUs within the R-4 zoning classification. The proposal is
compliant with the following development standards, if all conditions of approval are met:
Compliance R-4 Zone Develop Standards and Analysis
Accessory Dwelling Unit: 1 ADU is permitted per legal lot as an accessory use.
Accessory dwelling units (ADUs) may be allowed as an accessory use to a
detached single-family dwelling or a principal building actively operated with a
non-residential use by a religious institution or social service organization. ADUs
shall be consistent with the architectural character of the primary residential
structure.
Unless owner occupancy is not required as a result of the Conditional Use Permit
process (see RMC 4-9-030H), prior to the issuance of building permits the property
owner shall (a) file an affidavit with the City affirming that the owner will live on site,
Docusign Envelope ID: 34DFA360-CF88-4CB5-8C42-E010366F0B54
City of Renton Department of Community & Economic Development
Wolfe PRADU
Administrative Report & Decision
LUA24-000087, CU-A
Report of February 20, 2025 Page 6 of 18
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occupying the primary dwelling or ADU; and (b) record a notice on the property title
that the owner will occupy the site, and bearing the notarized signature of all
property owners listed on the property title and which includes at a minimum: the
legal description of the property, a copy of the approved site/floor plan, and the
applicability of the restrictions and limitations regarding ADUs in RMC Title IV.
Unit size shall be determined by lot size and the size of the primary structure; the
total gross floor area of the ADU shall not exceed the size stated in the Maximum
Unit Size section of this table or 75% of the total gross floor area of the primary
structure, whichever is smaller.
Staff Comment: One (1) ADU is proposed on the subject site. The proposed ADU is
650 square feet in living space with a 24 square foot deck. The single-family
residence is 1,500 square feet. The maximum ADU size, based on the single-family
residence percentage, is 1,125 square feet (1,500 square feet x 0.75 = 1,125 square
feet).
RMC 4-2-110A and RMC 4-2-080A.7 require that the property owner file an affidavit
affirming that the owner will live on site and occupy the principal dwelling or the
ADU. Prior to the issuance of any building permits, the owner will be required to
record a notice on the property title that the owner will occupy the site. The notice
shall bear the notarized signatures of all property owners listed on the property title
and include the legal description of the property, a copy of the approved site/floor
plan, and the applicability of the restrictions regarding ADUs in RMC Title IV.
Maximum Unit Size:
Lot Area: Maximum ADU Size
3,000 sq. ft. or less 600 sq. ft.
3,001 – 4,999 sq. ft. or less 700 sq. ft.
5,000 – 6,999 sq. ft. or less 800 sq. ft.
7,000 – 8,999 sq. ft. or less 900 sq. ft.
Greater than 9,000 sq. ft. 1,000 sq. ft
For the purpose of calculating maximum unit size only, the square foot calculation
shall not include porches or exterior stairs. Garages attached to accessory
dwellings shall be included in the square foot calculation, except for when the
entirety of the living area is located above a garage.
Staff Comment: Based on the total square footage of the subject lot (21,840 square
feet) and the total living square footage of the existing primary structure (1,500
square feet), the maximum ADU size permitted for this site would be 1,000 square
feet. The current proposal to construct a 650 square foot ADU on the site would
comply with the maximum unit size. Building size for the new ADU would be
reviewed and approved by the Current Planning Project Manager prior to building
permit issuance.
Maximum Wall Plate Height: ADUs are subject to the maximum wall plate height
of RMC 4-2-110A, and associated conditions and shall not be taller than the
Docusign Envelope ID: 34DFA360-CF88-4CB5-8C42-E010366F0B54
City of Renton Department of Community & Economic Development
Wolfe PRADU
Administrative Report & Decision
LUA24-000087, CU-A
Report of February 20, 2025 Page 7 of 18
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primary structure. Additional ADU height allowances may be permitted upon
application and approval of a modification pursuant to RMC 4-9-250.
ADUs built using City-produced preapproved ADU base plans may exceed the wall
plate height of the primary structure by four feet (4') and may be allowed an
additional height allowance upon application and approval of a modification
pursuant to RMC 4-9-250. Applicant-produced ADU plans seeking to exceed the
wall plate height of the primary structure may be allowed upon application and
approval of a modification pursuant to RMC 4-9-250.
Staff Comment: The primary structure is a one-story home with a wall plate height
of approximately 10 feet (10’). The applicant is proposing to construct an ADU using
a City-produced preapproved ADU (PRADU) base plan, the Cascade Model, Style
C1, which is 10.5 feet (10.5’) in height and would comply with the maximum wall
plate height allowance. Building height for the new ADU would be reviewed and
approved by the Current Planning Project Manager prior to building permit
issuance.
Compliant
if condition
of approval
is met
Setbacks: The required minimum setbacks for ADUs in the R-4 zone are as
follows:
Front Yard: The ADU shall be set back an additional 5 ft. parallel to and measured
from the front facade of the primary structure and shall comply with the setbacks
applied to the primary structure, as identified in RMC 4-2-110A, Development
Standards for Residential Zoning Designations. ADUs shall not be permitted
between the primary structure and the street unless approved in the Conditional
Use Permit process.
Side Yard: 5 ft.
Rear Yard: 5 ft. When located within 10 ft. of the rear property line, at least 25% of
the lineal length of the rear yard shall remain unoccupied from accessory
dwellings, except when the rear property line abuts an alley.
Location from Other Structures: ADUs shall be located at least 4 ft. from any
residential structure.
Staff Comment: The site is an interior lot with access to Jones Ave NE via an existing
driveway. This project is requesting a Conditional Use Permit to deviate from the
front yard setback standard for an ADU. The proposed ADU is located in the front
yard between the primary structure and the front property line on the east side of
the site. The proposed ADU would be approximately 650 square feet of living space
with a 24 square foot front porch (Exhibit 8). The required side yard (interior)
setback is five feet (5’) for an ADU in the R-4 zone. The proposed ADU is set back
five feet (5’) from the north interior property line and approximately 71 feet (71’)
from the south interior property line. The proposed ADU would be approximately
130 feet (130’) away and separated from the rear property line by the primary
structure. The R-4 zone requires ADUs to be a minimum distance of five feet (5’)
from the rear property line. The proposed ADU is located approximately 48 feet
(48’) away from the primary structure. The minimum standard distance from the
primary residence is four feet (4’). The applicant is proposing to locate the ADU 30
feet (30’) from the front yard property line to the east (Exhibit 2). Although the ADU
would not be conforming to the front yard setback standards required for an ADU
(per RMC 4-2-110C), the ADU would conform to Residential Development
Docusign Envelope ID: 34DFA360-CF88-4CB5-8C42-E010366F0B54
City of Renton Department of Community & Economic Development
Wolfe PRADU
Administrative Report & Decision
LUA24-000087, CU-A
Report of February 20, 2025 Page 8 of 18
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Standards for the primary structure front yard setbacks in the R-4 zone (RMC 4-2-
110A) which is a minimum of 30 feet (30’). Therefore, staff recommends as a
condition of approval, that the accessory dwelling unit (ADU) maintain a minimum
30-foot (30’) front yard setback from the east property line. As such, the ADU would
be consistent with the required residential development regulations for primary
structures in the R-4 zone.
See FOF 17, Conditional Use Analysis for additional information and
recommended condition of approval.
Building Standards: The R-4 zone has a maximum building coverage of 35% and a
maximum impervious surface coverage of 50%. The lot coverage of accessory
dwelling units shall not be calculated towards maximum building/lot coverage
(RMC 4-2-110E).
Staff Comment: The lot area is 21,840 square feet. The existing impervious surface
square footage includes the driveway, walkways, primary structure, and accessory
building, and is approximately 5,649 square feet. The ADU would add an additional
904 square feet of impervious surface to the site for a total of 6,553 square feet. The
impervious surface coverage of the site would be 30%, which is below the
maximum standard for the R-4 zone.
N/A
Landscaping: The subject project, the construction of an ADU, is exempt from
landscape regulations (RMC 4-4-070).
Staff Comment: The ADU is exempt from landscape standards.
Compliant
if condition
of approval
is met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations
(RMC 4-4-130) require the retention of 30 percent of trees in a residential
development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees
adjacent to critical areas and their associated buffers; and significant trees over
sixty feet (60') in height or greater than eighteen inches (18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be
preserved; other significant native evergreen or deciduous trees; and other
significant non- native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/
or cottonwoods are used as part of an approved enhancement project within a
critical area or its buffer.
A minimum tree density shall be maintained on each residentially zoned lot. For
detached single-family development, the minimum tree density is two (2)
significant trees for every five thousand (5,000) square feet. The tree density may
consist of existing trees, replacement trees, trees required pursuant to RMC 4-4-
070F1, Street Frontage Landscaping Required, or a combination.
Staff Comment: The site is required to fulfill a minimum of 15 tree credits, based
on the 21,840 square feet of lot area. The arborist’s Level 1 Tree Assessment was
prepared by A&M Tree Service NW, Inc’s Anne Marie Morey, on November 29, 2023
Docusign Envelope ID: 34DFA360-CF88-4CB5-8C42-E010366F0B54
City of Renton Department of Community & Economic Development
Wolfe PRADU
Administrative Report & Decision
LUA24-000087, CU-A
Report of February 20, 2025 Page 9 of 18
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(Exhibit 3). The arborist conducted a review of 18 trees on or near the site. Two (2)
trees are listed to be in decline: Tree #3090 was found to be infected with Bronze
Birch Beetle and Tree #3094 was found to have center decay between the three (3)
stems. Both trees (#3090 & #3094) are within the footprint of the proposed ADU
and would be removed. The remaining eight (8) trees on the property would be
retained and are worth a total of 43 tree credits (Exhibit 4). These 43 tree credits
fulfill the requirement, therefore no further tree planting would be required.
The arborist identified an additional eight (8) Western red cedar trees on site that
are proposed to be retained along the eastern front yard property line (#3095,
#3096, #3097, #3099, #3103, #3104, #3105, & #3016). These eight (8) trees have
been identified by the City Arborist to be located within the city’s right-of-way
(ROW) and not within the owner’s property boundary lines. Neither the applicant
nor the arborist provided a survey of the property to identify the exact location of
these trees; therefore, staff will consider these trees along Jones Ave NE as ROW
trees. While the applicant cannot use these trees for credits on their property,
these trees are in good condition and are all at least 30 inches (30”) DBH. These
ROW trees would be retained and are anticipated to provide screening of the ADU
from the public street.
The applicant would be required to comply with protection measures for retained
trees as set forth in RMC 4-4-130H.10 during construction of the ADU (Exhibit 5).
Therefore, staff recommends as a condition of approval that the applicant
demonstrate compliance with tree protection measures for all retained trees
between Jones Ave NE and the primary residence, including the eight (8) Western
red cedar trees located in the public right-of-way. The final tree protection plan
shall be reviewed and approved by the Current Planning Project Manager prior to
building permit issuance.
Parking: Parking regulations require that a minimum of two parking spaces be
provided for each detached dwelling and one parking space be provided for ADUs.
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 property has access off Jones Ave NE via an existing driveway
and therefore would not require a new driveway cut. There is an existing three-car
(3-car) parking pad identified on the site plan near the proposed ADU location. The
attached garage can accommodate one (1) vehicle and approximately two (2)
vehicles can be parked in tandem outside the garage. Therefore, sufficient area
exists to accommodate off street parking for the minimum of three (3) vehicles as
required by code (two [2] parking spaces for the primary residence and one [1]
parking space for the ADU).
Fences and Retaining Walls: In any residential district, the maximum height of
any fence, hedge or retaining wall shall be seventy two inches (72"). Except in the
front yard and side yard along a street setback where the fence shall not exceed
forty eight inches (48") in height.
Docusign Envelope ID: 34DFA360-CF88-4CB5-8C42-E010366F0B54
City of Renton Department of Community & Economic Development
Wolfe PRADU
Administrative Report & Decision
LUA24-000087, CU-A
Report of February 20, 2025 Page 10 of 18
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15. Design Standards: Accessory Dwelling Unit Residential Design Standards (RMC 4-2-116C) are
applicable in the R-4 zone. The Standards implement policies established in the Land Use Element
of the Comprehensive Plan. Compliance with Residential Design Standards would be verified prior
to issuance of the building permit for the new ADU. The proposal is consistent with the following
design standards, unless noted otherwise:
Compliance Design Standards R-4 and Analysis
Scale, Bulk, and Character: The ADU shall be architecturally compatible with
significant architectural details of the primary structure, dominating forms, and
design elements, such as eaves, roof pitch, roof form, porches, principal
dormers, materials, and other significant architectural features.
Staff Comment: The applicant proposes to build a PRADU (Cascade Model, style
C1) which has been pre-approved to comply with this standard (Exhibit 8). Any
additional review for compliance with this standard would be verified at the time
of building permit review.
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: The applicant proposes to build a PRADU (Cascade Model, style
C1) which has been pre-approved to comply with this standard. Any additional
review for compliance with this standard would be verified at the time of building
permit review.
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: The applicant proposes to build a PRADU (Cascade Model, style
C1) which has been pre-approved to comply with this standard. Any additional
There shall be a minimum three-foot (3') landscaped setback at the base of
retaining walls abutting public rights-of-way.
Staff Comment: The applicant has not proposed the construction of any new
fences or retaining walls on the site. The existing six-foot (6’) tall wood fence
located in the rear yard conforms with code and would be retained as part of the
project. Therefore, the project is in compliance with the Fence and Retaining Wall
regulations.
Docusign Envelope ID: 34DFA360-CF88-4CB5-8C42-E010366F0B54
City of Renton Department of Community & Economic Development
Wolfe PRADU
Administrative Report & Decision
LUA24-000087, CU-A
Report of February 20, 2025 Page 11 of 18
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review for compliance with this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Materials and Color: The ADU shall be of the same building material and color
as the primary structure. Where masonry siding is proposed at the edge of a
facade, it shall also extend along the adjoining facade no less than twenty four
inches (24"), measured horizontally from the corner of the structure.
Additionally, one of the following is required:
1. A minimum of two (2) colors (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.). One
alternative siding material must comprise a minimum of thirty percent
(30%) of the street-facing facade.
Staff Comment: Compliance for this standard would be verified at the time of
building permit review.
N/A
Garages: To ensure adequate vehicular maneuvering area, ADUs that
incorporate a garage/carport shall have an obstruction-free area (inclusive of an
alley) for a length based on the width of the garage doors:
1. Nine-foot (9') garage doors shall be at least twenty-six feet (26') from the
adjacent property line; or
2. Sixteen-foot (16') garage doors shall be at least twenty-four feet (24') from
the adjacent property line.
Staff Comment: Compliance for this standard is not applicable as the ADU
design does not incorporate a garage.
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
Geologically Hazardous Areas: Based upon the results of a geotechnical report
and/or independent review, conditions of approval for developments may include
buffers and/or setbacks from buffers. A standard 15-foot building setback is
required for all structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High
Landslide Hazard Areas.
Staff Comment: According to City of Renton (COR) Maps, the project is proposed
to be built approximately 55 feet (55’) away from a High Landslide Hazard Area and
sensitive slope. No buffer or structure setback is required for these hazard levels.
The existing primary structure would be located between the proposed ADU and
any known hazards on the site. Due to the distance from any potential hazards on
site and the very little earth disturbance proposed, staff did not require a
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geotechnical report at this time. A geotechnical report may be required as part of
the building permit application.
17. Conditional Use Analysis: The project proposes to construct an ADU in the front yard, between the
primary structure and the street. The proposal is compliant with the following conditional use
criteria, pursuant to RMC 4-9-030.D. Therefore, staff recommends approval of the requested
Conditional Use Permit.
Compliance Conditional Use Criteria and Analysis
a. Consistency with Plans and Regulations: The proposed use shall be
compatible with the general goals, objectives, policies and standards of the
Comprehensive Plan, the zoning regulations and any other plans, programs,
maps or ordinances of the City of Renton.
Staff Comment: The applicant contends that the project is being done with the
guidance of the City of Renton Planning Division (Exhibit 6).
See previous discussion under FOF 13, Comprehensive Plan Analysis and FOF 14,
Zoning Development Standard Compliance.
b. Appropriate Location: The proposed location shall not result in the
detrimental overconcentration of a particular use within the City or within the
immediate area of the proposed use. The proposed location shall be suited for
the proposed use.
Staff Comment: The applicant contends that there would be no detrimental
overconcentration as a result of the project.
Staff concurs that ADUs are a permitted use in the R-4 zone. The proposed location
is consistent with the front and side yard residential setback development
standards of the R-4 zone. The subject property to the west is abutting an interstate
highway known as Highway I-405. King County Assessor information categorizes
the traffic noise as “Extreme.” Additionally, a portion of the property to the west
where the rear yard is located is within a geological High Landslide Hazard Area.
Constructing a dwelling unit in the rear yard, closer to the extreme noise and within
the landslide hazard area, would not be preferred. The proposed location of the
ADU conforms to rear and side yard setback requirements for Accessory Dwelling
Units in the R-4 zone and would adhere to the front yard R-4 setback requirements
of the primary structure. In addition, the location of the proposed ADU would be
outside of any hazards present on the site. See FOF 16, Critical Areas for additional
information.
c. Effect on Adjacent Properties: The proposed use at the proposed location
shall not result in substantial or undue adverse effects on adjacent property.
Staff Comment: The applicant contends that there would be no substantial or
undue adverse effects on adjacent properties.
Staff concurs that one (1) ADU is permitted per legal lot. The project proposal would
be reviewed for compliance with all codes applicable to the development
regulations for an ADU and primary structures. See discussion above under FOF
15, Design Standards for more information. Therefore, the project would be
consistent with standards and regulations that are afforded to all adjacent
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properties within the vicinity and would not result in substantial or undue adverse
effects on adjacent property.
d. Compatibility: The proposed use shall be compatible with the scale and
character of the neighborhood.
Staff Comment: The applicant contends that the project would be compatible with
the scale and character of the neighborhood under the direction provided by the
Planning Division.
Staff concurs that the single-story ADU building is consistent with the primary
structure and other adjacent structures within the neighborhood. Additionally, the
project is a PRADU which has been pre-designed to meet the design standards of
the ADU code. In addition, see FOF 15, Design Standards and FOF 16, Critical
Areas for more information.
e. Parking: Adequate parking is, or will be made, available.
Staff Comment: The applicant contends that adequate parking is available.
Staff concurs that the driveway and parking availability is adequate for the site. See
discussion above under FOF 15, Design Standards: Parking for more details.
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and
shall mitigate potential effects on the surrounding area.
Staff Comment: The applicant contends that there would be no negative effects on
the surrounding area.
Staff concurs that the proposed use would ensure safe movement for vehicles and
pedestrians by utilizing the existing driveway for ingress/egress of the site and the
additional vehicle trips would be mitigated through the future payment of
Transportation Impact Fees. In addition, see FOF 15, Design Standards for more
details.
g. Noise, Light and Glare: Potential noise, light and glare impacts from the
proposed use shall be evaluated and mitigated.
Staff Comment: The applicant contends that the proposed ADU location is far
enough away from the neighboring homes to not impact them. The applicant
further contends that the north property line has an existing 6-foot (6’) tall cedar
fence that provides screening.
Staff concurs that the location of the ADU would be consistent with the noise, light,
and glare impacts already permitted to a primary residential structure. In addition
to the existing 6-foot (6’) tall cedar fence, the site has eight (8) large landmark trees
(Western red cedars) near the north property line that would be retained as part of
this project. These large trees would provide further screening of the project. See
discussion above under FOF 15, Design Standards: Tree Retention for more
details.
N/A
h. Landscaping: Landscaping shall be provided in all areas not occupied by
buildings, paving, or critical areas. Additional landscaping may be required to
buffer adjacent properties from potentially adverse effects of the proposed
use.
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Staff Comment: The applicant contends that there is landscaping and a six-foot (6’)
tall fence in place on the property line directly north of the proposed ADU location.
The construction of an ADU is exempt from landscape regulations, per RMC 4-4-
070). No additional landscaping is proposed for this project. See discussion above
under FOF 14, Zoning Development Standard Compliance: Landscaping and Tree
Retention for more details.
18. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources
exist to furnish services to the proposed development; subject to the condition that
the applicant provides Code required improvements and fees. Fire impact fees are
applicable at the rate of $579.41 per ADU. This fee is paid at time of building permit
issuance.
Staff Comment: Applicable fees will be assessed through the building permit
application process.
Schools: It is anticipated that the Renton School District can accommodate any
additional students generated by this proposal at the following schools: Kennydale
Elementary, McKnight Middle School and Hazen High School. Any new students
from the proposed development would be bussed to their schools.
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 $3,268.00 per ADU.
Staff Comment: Safe routes to school would have been assessed with the
construction of the primary residence and does not apply to Accessory Dwelling
Units. Applicable school impact fees will be assessed through the building permit
application process.
Parks: A Park Impact Fee would be required for the future houses. The current Park
Impact Fee is $2,659.70. The fee in effect at the time of building permit application
is applicable to this project and is payable at the time of building permit issuance.
Staff Comment: Applicable park impact fees will be assessed through the building
permit application process.
Storm Water: An adequate drainage system shall be provided for the proper
drainage of all surface water per the 2022 City of Renton Surface Water Design
Manual.
Staff Comment: The applicant did not provide a Preliminary Drainage Plan or a
Technical Information Report with the submittal material. Critical areas on site that
may affect stormwater review include the following: a landslide hazard mapped on
the west half of the property with regulated slopes between 15% and 25%.
According to the Advisory Notes, the project is anticipated to trigger a Targeted
drainage review category 1 because of the critical areas. Core requirement #5
will need to be satisfied. Core requirements #1-4, #6-8, and special
requirements #1-4 and #6 are all anticipated to be waived for this project
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LUA24-000087, CU-A
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(Exhibit 13). The proposal did not include an erosion control plan. An erosion control
plan would be required as part of the building permit submittal. The 2025 Surface
Water System Development fee (SDC) is $2,350.00 per new ADU. This is payable
prior to issuance of the construction permit and are not vested to the rates at land
use approval. This fee is subject to change based on the calendar year the
construction permit is issued.
Water:
Staff Comment: A minimum 1-inch (1”) domestic water service and meter would be
required for the proposed Accessory Dwelling Unit (ADU) (Exhibit 13). The
development is subject to meter installation fees based on the number and size of
the meters for domestic uses and for fire sprinkler use. Current fees can be found
in the 2025 Development Fees document on the city’s website. Fees charged are
based on the rate at the time of construction permit issuance. The SDC fee for water
is based on the size of the new domestic water to serve the project. The current
water fee for a single 1-inch (1”) meter is $5,025.00. Water service installation fee is
$2,875.00 per 1-inch (1”) service line. The drop-in meter fee is $460.00 for a 1-inch
(1”) meter.
Sanitary Sewer:
Staff Comment: The applicant will need to show how they will provide sewer service
to the ADU. ADUs are allowed to hook up to the same sewer stub as the existing
single-family residence (SFR); however, the side sewer for the SFR cannot run under
the foundation of the new ADU. The existing sewer stub is concrete. A sewer video
of the 6-inch (6”) stub would be required to determine if the existing sewer line can
be used. A new sewer stub from the sewer main to serve the ADU and SFR may be
required. The new sewer stub shall be a minimum of 6-inches (6”) and shall run at
a minimum slope of 2% to the sewer main. Connection to the main must be made
with 6-inch (6”) PVC. At the property line, the 6-inch (6”) stub can be reduced to 4-
inches (4”) and a ’y’ fitting can be installed to serve both the SFR and ADU with a 4-
inch (4”) PVC side sewer. The sewer stub shall be connected at the main, not at a
manhole. All new side sewers and sewer stub shall conform to the standards in
RMC 4-6-040 and City of Renton Standard Details.
The development is subject to a wastewater System Development Charge (SDC)
fee. SDC fee for sewer is based on the size of the new domestic water to serve the
project. Current fees can be found in the 2025 Development Fees document on the
city’s website. Fees will be charged based on the rate at the time of construction
permit issuance. The current sewer fee is $4,025 per 1-inch (1”) meter. Final
determination of applicable fees would be made after the water meter size has
been determined.
Transportation/Streets:
Staff Comment: Per RMC 4-6-060, frontage improvements are required for new
construction or addition in excess of $175,000. The proposed project fronts Jones
Ave NE to the east. Jones Ave NE is classified as a Residential Access street, with
an existing right-of-way (ROW) width of approximately 60 feet (60’) with an existing
paved width of approximately 26 feet (26’). To meet the city’s complete street
standards for Residential Access streets, a minimum ROW width of 53 feet (53’) is
required. Per RMC 4-6-060 half of street improvements, as taken from the ROW
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centerline, include a 26-foot (26’) wide paved road, a one and one-half-foot (1.5’)
wide curb, an eight-foot (8’) wide planting strip, and a five-foot (5’) wide sidewalk.
The PRADU valuation does not exceed $175,000, thus frontage improvement would
not be required. The applicant will be required to underground all existing and
proposed utilities on all street frontages per RMC 4-6-090. Paving and trench
restoration shall comply with the City’s Trench Restoration and Overlay
Requirements. Transportation Impact Fees will be charged based on the rate at the
time of construction permit issuance. For an ADU, the transportation impact fee is
$6,184.59 based on the City’s 2025 fee schedule. Final transportation impact fees
will be paid based on the current impact fee rate at the time of building permit
issuance.
I. CONCLUSIONS:
1. The subject site is located in the Residential Low Density (LD) Comprehensive Plan land use
designation and complies with the goals and policies established with this designation, see FOF 13.
2. The subject site is located in the Residential-4 (R-4) zoning designation and complies with the zoning
and development standards established with this designation provided the applicant complies with
City Code and conditions of approval, see FOF 14.
3. The proposed Administrative Conditional Use Permit application complies with the Accessory
Dwelling Unit Residential Design Standards provided the applicant complies with City Code and
conditions of approval, see FOF 15.
4. The proposed Administrative Conditional Use Permit application complies with the Critical Areas
Regulations provided the applicant complies with City Code and conditions of approval, see FOF 16.
5. The proposed Administrative Conditional Use Permit application complies with the Conditional Use
regulations as established by City Code and state law provided all advisory notes and conditions are
complied with, see FOF 17.
6. The proposed Administrative Conditional Use Permit application 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 18.
7. There are adequate public services and facilities to accommodate the proposed Administrative
Conditional Use Permit application, provided the project complies with all advisory notes and
conditions of approval contained herein, see FOF 18.
8. Key features, which are integral to this project, include retaining the ROW trees for screening, the
PRADU will be a one-story unit to minimize building impacts to the front yard, no additional access
would be required, the ADU is located outside any critical areas, and the ADU design is pre-approved
by city staff.
J. DECISION:
The Wolfe PRADU Administrative Conditional Use Permit, File No. LUA24-000087, CU-A, as depicted
in Exhibit 2, is approved and is subject to the following conditions:
1. The Accessory Dwelling Unit (ADU) shall maintain a minimum 30-foot (30’) front yard setback from
the east property line.
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2. The applicant shall demonstrate compliance with tree protection measures for all retained trees
between Jones Ave NE and the primary residence, including the eight (8) Western red cedar trees
located in the public right-of-way. The final tree protection plan shall be reviewed and approved by
the Current Planning Project Manager prior to building permit issuance.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Matthew Herrera, Planning Director Date
TRANSMITTED on February 20, 2025 to the Owner/Applicant/Contact:
Owner/Applicant: Contact:
Eric & Ziba Wolfe
1801 Jones Ave NE
Renton, WA 98056
Eric Wolfe
1801 Jones Ave NE
Renton, WA 98056
TRANSMITTED on February 20, 2025 to the Parties of Record:
Beth Knudtson
1809 Jones Ave NE
Renton WA 98056
John Wolfork
2139 NE 12th St
Renton WA 98056
Leonard R. Wolfork
1809 Jones Ave NE
Renton WA 98056
Elizabeth Knudtson
1014 N 30th St
Renton WA 98056
TRANSMITTED on February 20, 2025 to the following:
Gina Estep, CED Administrator
Brianne Bannwarth, Development Engineering Director
Amanda Free, Economic Development Assistant Director
Clark Close, Current Planning Manager
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 March 6, 2025. 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
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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 Conditional Use Permit decision will expire two (2) years from the date of decision. A single
two (2) year extension may be requested pursuant to RMC 4-9-030.
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.
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CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Wolfe PRADU
Land Use File Number:
LUA24-000087, CU-A
Date of Report
February 20, 2025
Staff Contact
Brianna Burroughs
Associate Planner
Project Contact/Applicant
Eric & Ziba Wolfe
1801 Jones Ave NE
Renton, WA 98056
Project Location
1801 Jones Ave NE (APN
3344500101)
The following exhibits are included with the Administrative report:
Exhibit 1: Administrative Decision
Exhibit 2: Site Plan
Exhibit 3: Level 1 Tree Assessment, prepared by A & M Tree Service NW, Inc., dated
November 29, 2023
Exhibit 4: Tree Retention and Credit Worksheet, revised by staff on December 20, 2024
Exhibit 5: Tree Protection Measures
Exhibit 6: Conditional Use Permit Justification
Exhibit 7: Neighborhood Detail Map, Landslide, Regulated slope, and Wetland information
Exhibit 8: Elevation drawing and building plan cover sheet for Cascade Model Style C1
Exhibit 9: Public Comment from Beth Knudtson and John Wolfork, received April 6, 2024
Exhibit 10: Public Comment from John Wolfork, received April 12, 2024
Exhibit 11: Public Comment from Leonard Wolfork, received April 12, 2024
Exhibit 12: Public Comment from Elizabeth Knudtson, received April 12, 2024
Exhibit 13: Advisory Notes
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