HomeMy WebLinkAboutD_Tran_Short_Plat_250502_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_Tran Short Plat_250525_FINAL
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: May 2, 2025
Project File Number: PR19-000224
Project Name: Tran Short Plat
Land Use File Number: LUA22-000276, SHPL-A, MOD
Project Manager: Alex Morganroth, Principal Planner
Owner: Sang Tran, 16654 113th Ave SE, Renton WA, 98056
Applicant/Contact: Will Sowder, Puget Sound Permits, 405 6th Ave, Tacoma, WA 98402
Project Location: 16654 113th Ave SE, Renton, WA 98055 (APN 0088000930)
Project Summary: The applicant is requesting Administrative Short Plat approval to subdivide an
existing parcel into three (3) lots. The subject property is located at 16654 113th
Ave SE near the northeast corner of 113th Ave SE and SE 168th St (APN
0088000930). The project site totals 20,412 sq. ft. (0.47 acres) and is currently
developed with a 1,120 sq. ft., one-story, single-family home and associated
accessory structure. The site has a Comprehensive Plan Land Use Designation
of Residential Medium Density (MD) and a zoning designation of Residential-8 (R-
8) dwelling units per net acre (du/ac). The applicant is proposing to demolish the
existing home and accessory structure and construct one (1) detached single-
family home on each of the three (3) new lots. The proposed lot sizes are 5,009
sq. ft., 6,706 sq. ft., and 7,152 sq. ft. Access to the lots is proposed via a joint use
driveway off of 113th Ave SE. No critical areas are mapped on the site according
to City of Renton (COR) Maps. The applicant has proposed the removal of three
(3) trees or vegetation on the site. The applicant submitted a drainage report and
geotechnical report with the application. A similar short plat on the subject site
was approved under LUA19-000113 on August 27, 2018. The preliminary
approval expired on February 27, 2021 after receiving a one-year extension and
prior to recording of the final short plat; therefore the applicant has reapplied for
preliminary approval.
Site Area: 0.47 acres
Docusign Envelope ID: 9B648EF4-D903-4717-AC2D-291A77C8131C
City of Renton Department of Community & Economic Development
Tran Short Plat
Administrative Report & Decision
LUA22-000276, SHPL-A, MOD
Report of May 2, 2025 Page 2 of 16
D_Tran Short Plat_250502_FINAL
B. EXHIBITS:
Exhibit 1: Administrative Decision
Exhibit 2: Site Plan
Exhibit 3: Landscape Plan
Exhibit 4: Civil Plans
Exhibit 5: Preliminary Technical Information Report (TIR) prepared by Tebaldi Engineering,
Inc, dated January 5, 2023, revised October 22, 2023 and April 8, 2024
Exhibit 6: Geotechnical Report prepared by Migizi Group, Inc., dated January 24, 2019
Exhibit 7: Tree Retention Worksheet
Exhibit 8: Advisory Notes
Exhibit 9: On-hold Letters
C. GENERAL INFORMATION:
1. Owner(s) of Record: Sang Tran, 16654 113th Ave SE, Renton WA, 98056
2. Zoning Classification: Residential-8 (R-8)
3. Comprehensive Plan Land Use
Designation:
Residential Medium Density (MD)
4. Existing Site Use: Single-family home and accessory structure
5. Critical Areas: None
6. Neighborhood Characteristics:
a. North: Single-family Residential. Residential Medium Density (MD) and Residential-8 du/ac
(R-8) zone
b. East: Single-family Residential. Residential Medium Density (MD) and Residential-8 du/ac
(R-8) zone
c. South: Single-family Residential. Residential High Density (HD) Residential-10 du/ac (R-10)
d. West: Single-family Residential. Residential Medium Density (MD) and Residential-8
du/ac (R-8) zone
7. Site Area: 0.47 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
Tran Short Plat LUA19-000113 N/A 08/27/2018
Benson Hill Annexation N/A 5327 03/01/2008
Docusign Envelope ID: 9B648EF4-D903-4717-AC2D-291A77C8131C
City of Renton Department of Community & Economic Development
Tran Short Plat
Administrative Report & Decision
LUA22-000276, SHPL-A, MOD
Report of May 2, 2025 Page 3 of 16
D_Tran Short Plat_250502_FINAL
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by Soos Creek Water and Sewer District.
b. Sewer: Sewer service will be provided by Soos Creek Water and Sewer District.
c. Surface/Storm Water: There is no existing on-site storm drainage system. There is a 12-inch
(12”) concrete stormwater pipe and associated catch basins along the west side of 113th Ave
SE, which discharges to the existing conveyance system on south side of SE 168th St.
2. Streets: The proposed development fronts both SE 168th St and 113th Ave SE along the southern
and western property lines, respectively. 113th Ave SE is classified as a Residential Access street
with an available right-of-way (ROW) width of 60 feet (60’). SE 168th St is classified as a Collector
Arterial street with an available 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 4-2-115: Residential Design and Open Space Standards
2. Chapter 4 City-Wide Property Development Standards
3. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
4. Chapter 7 Subdivision Regulations
a. Section 4-7-070: Detailed Procedures for Short Subdivision
5. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on July
27, 2022 and determined the application complete on same day. The project was placed on hold on
August 24, 2022 due to issues with the submitted Technical Information Report and storm drainage
plans. The project was taken off hold and review continued on June 24, 2024 (Exhibit 9).
2. The project site is located at 16654 113th Ave SE, Renton, WA 98055 (APN 0088000930).
3. The project site is currently developed with a single-family home and associated detached garage,
both of which would be demolished as part of the project.
Docusign Envelope ID: 9B648EF4-D903-4717-AC2D-291A77C8131C
City of Renton Department of Community & Economic Development
Tran Short Plat
Administrative Report & Decision
LUA22-000276, SHPL-A, MOD
Report of May 2, 2025 Page 4 of 16
D_Tran Short Plat_250502_FINAL
4. Access to the site is proposed via a joint-use driveway off of 113th Ave SE. See additional analysis
under FOF 16: Compliance with Subdivision Regulations, Access.
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 three (3) trees located on site. The applicant is proposing to remove all three (3) .
8. No critical areas are mapped on the site.
9. The site is primarily flat and minimual grading would be required (less than 0 cubic yards).
10. The applicant is proposing to begin construction in summer of 2025.
11. Staff received no public or agency comment letters.
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-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.
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, and
• Infill development on vacant and underutilized land in established
neighborhoods and multi-family areas.
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.
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.
Docusign Envelope ID: 9B648EF4-D903-4717-AC2D-291A77C8131C
City of Renton Department of Community & Economic Development
Tran Short Plat
Administrative Report & Decision
LUA22-000276, SHPL-A, MOD
Report of May 2, 2025 Page 5 of 16
D_Tran Short Plat_250502_FINAL
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.
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.
Staff Comment: Based on a net area of 19,072 square feet (20,412 square-foot
gross area – 1,340 square feet of right-of-way [ROW] dedication), the proposal for
three (3) residential lots on the project site would result in a net density of 6.85
dwelling units per acre (3 lots / 0.44 acres = du/ac) which complies with the
density requirements of the R-8 zone.
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,
2, and 3.
Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.)
Lot 1 7,152 51.15 140.08
Lot 2 (corner lot) 6,704 80.6 84.29
Lot 3 5,002 60.04 84.29
Staff Comment: All three (3) lots comply with the lot dimension standards of the
R-8 zone.
Compliant if
condition of
approval is
met
Setbacks: The required setbacks in the R-8 zone at the time of application 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: All lots have sufficient building area to develop a single-family
home and comply with the setbacks of the zone. Setbacks would be verified at
the time of building permit review.
If retained, the existing single-family residence and accessory building would not
comply with Residential-8 (R-8) setback requirements. Therefore, staff
recommends as a condition of approval, the applicant shall obtain a demolition
permit and complete a final inspection from the city for the removal of the single-
Docusign Envelope ID: 9B648EF4-D903-4717-AC2D-291A77C8131C
City of Renton Department of Community & Economic Development
Tran Short Plat
Administrative Report & Decision
LUA22-000276, SHPL-A, MOD
Report of May 2, 2025 Page 6 of 16
D_Tran Short Plat_250502_FINAL
family residence and accessory building located on proposed Lots 1 and 2 in
order to comply with Residential-8 (R-8) setbacks of the zone prior to final plat
approval.
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 review.
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting
strip widths between the curb and sidewalk are established according to the
street development standards of RMC 4-6-060. Street trees and, at a minimum,
groundcover, are to be located in this area when present. Spacing standards
shall be as stipulated by the Department of Community and Economic
Development, provided there shall be a minimum of one street tree planted per
address. 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 3) was submitted with
the short plat application. The plan shows the required 10-foot (10’) on-site
landscape strip along the street frontages of 113th Ave SE and SE 168th St. The
applicant has proposed seven (7) Summer Sprite littleleaf linden street trees
including two (2) trees within the planter strip fronting Lot 3, four (4) street trees
in the planter strip fronting Lot 2, and one (1) street tree in the planter strip
fronting Lot 1, for a total of seven (7) small-maturing street trees. Littleleaf linden
trees are on the City of Renton Approved Street Tree List. Therefore, the
Conceptual Landscape Plan is compliant with RMC 4-4-070. A final detailed
landscape plan would be reviewed for compliance at the time of civil permit
application review.
Docusign Envelope ID: 9B648EF4-D903-4717-AC2D-291A77C8131C
City of Renton Department of Community & Economic Development
Tran Short Plat
Administrative Report & Decision
LUA22-000276, SHPL-A, MOD
Report of May 2, 2025 Page 7 of 16
D_Tran Short Plat_250502_FINAL
Compliant if
condition of
approval is
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing
Regulations (4-4-130) at the time of application for preliminary short plat
approval 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-
4-070F.1, Street Frontage Landscaping Required, or a combination.
Staff Comment: A total of three (3) significant trees were identified on the Tree
Retention Worksheet (Exhibit 7). Based on site aerials, the three (3) existing trees
appear to be located in the future ROW dedication of SE 168th St near the location
of the future sidewalk and planting strip. Therefore, no trees are required to be
retained on the site.
Lots 1 and 2 should provide a minimum of three (3) new trees in order to comply
with the tree density regulations in effect at the time of the preliminary short plat
application. Lot 3 shall provide a minimum of two (2) new trees in order to comply
with the tree density regulations. Trees designated as street trees do not count
towards the minimum tree density requirement. Therefore, in order to
demonstrate compliance with the tree density requirements in effect at the time
of application, the applicant shall submit an updated landscaping plan that
complies with the tree density requirements in RMC 4-4-130 with the civil
construction permit application for review and approval by the Current Planning
Project Manager.
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.
Docusign Envelope ID: 9B648EF4-D903-4717-AC2D-291A77C8131C
City of Renton Department of Community & Economic Development
Tran Short Plat
Administrative Report & Decision
LUA22-000276, SHPL-A, MOD
Report of May 2, 2025 Page 8 of 16
D_Tran Short Plat_250502_FINAL
15. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in
the 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
Compliance
not yet
demonstrated
Garages: If an attached garage is wider than twenty-six feet (26’), at least one (1)
garage door shall be recessed a minimum of four feet (4’) from the other garage
door. Additionally, one of the following is required:
1. The front porch projects in front of the garage a minimum of five feet (5’),
and is a minimum of twelve feet (12’) wide, or
2. The roof extends at least five feet (5') (not including eaves) beyond the
front of the garage for at least the width of the garage plus the
porch/stoop area, or
3. The garage is alley accessed, or
4. The garage entry does not face a public and/or private street or an access
easement, or
5. The garage width represents no greater than fifty percent (50%) of the
width of the front facade at ground level, or
6. The garage is detached, or
7. The garage doors contain a minimum of thirty percent (30%) glazing,
architectural detailing (e.g. trim and hardware), and are recessed from
the front façade a minimum of five feet (5’), and from the front porch a
minimum of seven feet (7’).
Staff Comment: Compliance for this standard would be verified at the time of
building permit review.
Staff Comment: Each lot contains adequate area for the provision of two (2)
parking spaces per dwelling unit, as required by RMC 4-4-080 required parking
spaces. Parking requirements and driveway grades for each of the new
residences proposed would be verified at the time of building permit review.
N/A
Fences and Retaining Walls: In any residential district, the maximum height of
any fence, hedge or retaining wall shall be seventy two inches (72"). Except in the
front yard and side yard along a street setback where the fence shall not exceed
forty eight inches (48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of
retaining walls abutting public rights-of-way.
Staff Comment: The applicant has not proposed any new retaining walls, fences,
or hedges as part of the short plat.
Docusign Envelope ID: 9B648EF4-D903-4717-AC2D-291A77C8131C
City of Renton Department of Community & Economic Development
Tran Short Plat
Administrative Report & Decision
LUA22-000276, SHPL-A, MOD
Report of May 2, 2025 Page 9 of 16
D_Tran Short Plat_250502_FINAL
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: Residential communities are intended for people
and homes that have appropriate scale and bulk contribute to the sense of
orientation to people. Variety in the character of homes helps to minimize visual
monotony while helping to foster a perception of uniqueness of place.
Staff Comment: Compliance for this standard would be verified at the time of
building permit review.
Compliance
not yet
demonstrated
Roofs: A variety of roof forms appropriate to the style of the home shall be used.
Staff Comment: Compliance for this standard would be verified at the time of
building permit review.
Compliance
not yet
demonstrated
Eaves: Both of the following are required:
1. Eaves projecting from the roof of the entire building at least twelve inches
(12") with horizontal fascia or fascia gutter at least five inches (5") deep
on the face of all eaves, and
2. Rakes on gable ends must extend a minimum of two inches (2") from the
surface of exterior siding materials.
Staff Comment: Compliance for this standard would be verified at the time of
building permit review.
Compliance
not yet
demonstrated
Architectural Detailing: If one siding material is used on any side of the dwelling
that is two stories or greater in height, a horizontal band that measures at least
eight inches (8") is required between the first and second story.
Additionally, one of the following is required:
Docusign Envelope ID: 9B648EF4-D903-4717-AC2D-291A77C8131C
City of Renton Department of Community & Economic Development
Tran Short Plat
Administrative Report & Decision
LUA22-000276, SHPL-A, MOD
Report of May 2, 2025 Page 10 of 16
D_Tran Short Plat_250502_FINAL
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. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions.
The proposal is consistent with the following subdivision regulations if all conditions of approval are
complied with:
Compliance Subdivision Regulations and Analysis
Compliant
if condition
of approval
is met
Access: Each lot must have access to a public street or road. Access may be by a
shared driveway per the requirements of RMC 4-6-060 Street Standards.
In the R-8, new lots shall utilize an alley or vehicular access and shall orient new
homes towards to the rear of the property.
The maximum width of single loaded garage driveways shall not exceed nine feet
(9') and double loaded garage driveways shall not exceed sixteen feet (16').
Staff Comment: The applicant is proposing to access each proposed lot via a 20-
foot (20’) wide east/west aligned joint-use driveway off of 113th Ave SE. Alley access
was determined by staff to be unfeasible for the proposed project due to the lack
of available ROW at the rear of the property, however staff requested the applicant
consider an alternative access in order to reduce curb cuts during preparation of
the short plat application. After further review of the proposal, staff has determined
that individual driveways off of SE 168th Ave and 113th Ave SE are most appropriate
based on the size and dimensions of the parent lot. However, in order to advance
the safety goals and objectives associated with the alley requirement, staff
recommends, as a condition of approval, the future single-family homes on
proposed lots 1 and 2 shall take vehicular access via individual driveways off of
113th Ave SE. The access and loading requirements shall be recorded on the face
of the Final Short Plat. In addition, staff recommends as a condition of approval,
Docusign Envelope ID: 9B648EF4-D903-4717-AC2D-291A77C8131C
City of Renton Department of Community & Economic Development
Tran Short Plat
Administrative Report & Decision
LUA22-000276, SHPL-A, MOD
Report of May 2, 2025 Page 11 of 16
D_Tran Short Plat_250502_FINAL
the future home on proposed Lot 2 shall be oriented towards SE 168th St and utilize
a rear or side-loaded garages accessed via the curb cut off of 113th Ave SE. The
access and loading requirements shall be recorded on the face of the Final Short
Plat.
N/A
Blocks: Blocks shall be deep enough to allow two (2) tiers of lots.
Staff Comment: Not applicable as 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, including the size and
shape of the parcel.
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).
All lot corners at intersections of dedicated public rights-of-way, except alleys,
shall have minimum radius of fifteen feet (15').
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: Proposed Lots 1, 2, and 3 meet the minimum lot dimensional
requirements and standards of the R-8 zone.
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: Access to the proposed project would be provided by a joint-use
driveway off of 113th Ave SE. The existing ROW width of 113th Ave SE, a Residential
Access Street, is approximately 60 feet (60’). The minimum ROW width for a
Residential Access Street is 53 feet (53’) with a 26-foot (26’) wide travel width, a
five-foot (5’) wide sidewalk, an eight-foot (8’) wide planter strip, and one-half-foot
(0.5’) wide curb. The existing ROW width of SE 168th St, a Collector Arterial Street,
is approximately 60 feet (60’). The minimum ROW width for a Collector Arterial
Street is 83 feet (83’) with a 30-foot (30’) wide travel width, eight-foot (8’) wide paved
parking width on both sides, one-half-foot (0.5’) wide curbs, eight-foot (8’) wide
planter strips, eight-foot (8’) wide sidewalks, and two-foot (2’) clearance width at
the back of the sidewalks. The frontage improvements proposed by the applicant,
for both 113th Ave SE and SE 168th St, comply with the street standards in RMC 4-6-
Docusign Envelope ID: 9B648EF4-D903-4717-AC2D-291A77C8131C
City of Renton Department of Community & Economic Development
Tran Short Plat
Administrative Report & Decision
LUA22-000276, SHPL-A, MOD
Report of May 2, 2025 Page 12 of 16
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060 for Residential Access and Collector Arterial designated streets (Exhibits 3, 4,
and 8).
Payment of the Transportation Impact Fee is applicable on the construction of the
single-family houses at the time of application for the building permit. The current
rate of Transportation Impact Fee is $11,485.67 per new single-family house.
Assessed fees for the future home would be based on the City of Renton Fee
Schedule at the time of building permit issuance. This fee is paid at the time of
building permit issuance. Credit would be given for the existing home on the site.
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: The proposed short plat is surrounded by existing detached single-
family residences to the east, west, north, and south of the site. The proposed lots
are similar in size and shape to the existing surrounding development pattern in the
area and would be consistent with the Comprehensive Plan and Zoning Code,
which encourages residential infill development in the Residential Medium Density
and R-8 zoning designations. Therefore, the proposal for new single-family homes
would be compatible with the existing uses in the area.
17. Availability and Impact on Public Services: 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. For 2025, fire
impact fees are applicable at the rate of $421.98 per single-family residence. This
fee is paid at the time of building permit issuance.
Schools: It is anticipated that the Renton School District can accommodate any
additional students generated by this proposal at the following schools: Cascade
Elementary, Nelson Middle School, and Lindbergh High School. Any new students
from the proposed development would walk to the elementary school and middle
school and would be bussed to high schools. The bus stop is located
approximately 1,200 feet (1,200’) from the project site at the intersection of SE
164th St and 114th Ave SE. Students would cross 113th Ave SE at the project site and
walk along the west side of 113th Ave SE on a mix of sidewalk, gravel areas between
the yards and street, and marked walkways with barrier curbing until reaching SE
164th St. The students would then cross SE 164th St at the crosswalk in order to
access the bus stop on the other side of the road. Cascade Elementary is located
approximately 0.4 miles away from the project site. When walking to school,
students would walk along the north side of SE 168th St until the intersection of SE
168th St and 116th Ave SE. Students would then cross 116th Ave SE at the traffic-
controlled intersection and continue walking north on the sidewalk located on the
east side of 116th Ave SE until reaching the school. Nelsen Middle School is located
approximately 0.5 miles from the project site. To get to the school, students would
walk north on 113th Ave SE on a mix of sidewalk, gravel areas between the yards
and street, and marked walkways with barrier curbing until reaching SE 164th St.
Students would then turn west and continue along the south side of SE 164th St on
a widened shoulder until reaching the intersection of 108th Ave SE and SE 164th St.
Docusign Envelope ID: 9B648EF4-D903-4717-AC2D-291A77C8131C
City of Renton Department of Community & Economic Development
Tran Short Plat
Administrative Report & Decision
LUA22-000276, SHPL-A, MOD
Report of May 2, 2025 Page 13 of 16
D_Tran Short Plat_250502_FINAL
Students would then use an existing crosswalk to cross 108th Ave SE and access
the school property. Therefore, safe routes for students are in place for access to
all schools.
A school impact fee, based on new single-family lots, would 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. For 2025, school
impact fees are applicable at the rate of $1,003.00 per single-family residence.
This fee is paid at the time of building permit issuance.
Parks: A park impact fee would be required for the future houses. For 2025, park
impact fees are applicable at a rate of $3,276.44 per single-family residence. This
fee is payable at the time of building permit issuance.
Compliant
if condition
of approval
is met
Storm Water: An adequate drainage system shall be provided for the proper
drainage of all surface water.
Staff Comment: According to the Geotechnical Report, prepared by the Migizi
Group, Inc., dated January 24, 2019 (Exhibit 6), the project site is nearly level and is
primarily vegetated with mowed grass, bushes, and multiple trees. Two (2) test pits,
dug to a depth of eight feet (8’) with a mini excavator, discovered four inches (4”) of
topsoil underlain by approximately one foot (1’) of medium dense brown silty sand,
underlain by approximately six and one-half feet (6.5’) of medium to very dense
heavily mottled silty sand with gravel. Groundwater was encountered during
testing at the top of the impermeable layer of glacial till deposits approximately two
feet (2’) and three feet (3’) below existing grades. The report concluded that soil
erosion potential on the site can be mitigated through landscaping and surface
water runoff control. Measures recommended to be employed during construction
include installing silt fences, hay bales, mulching, control ditches, and diversion
trenches.
A Preliminary Technical Information Report (TIR) prepared by Tebaldi Engineering,
Inc, dated January 5, 2023, revised October 22, 2023 and April 8, 2024, was
submitted with the land use application (Exhibit 5). Based on the City of Renton’s
flow control map, the site falls within the Flow Control Standards - Forested site
conditions and is located within the Soos Creek Drainage Basin. During review by
staff, the report was found to be missing information related to the nine (9) Core
Requirements and six (6) Special Requirements from the 2022 Renton Surface
Water Design Manual (RSWDW) (Exhibit 8); however, the report was found to be
generally acceptable at a conceptual level. All nine (9) core requirements and the
six (6) special requirements need to be discussed in the final Technical Information
Report submitted at the time of construction permit application. In addition,
appropriate on-site BMPs designed to mitigate for new runoff created by the
development will need to be identified on the final drainage plan and report
submitted at the time of construction permit application.
The applicant proposes to utilize a below-grade detention vault on Lots 1 and 2 for
stormwater collection. Detention vaults are required to be located in a tract per the
2022 RSWDM. Therefore, staff recommends as a condition of approval, the
proposed stormwater vault shall be located in a separate tract. The applicant shall
submit an updated site plan with the civil construction permit application that
shows the tract and documents compliance with all lot dimensional requirements
for the R-8 zone. The updated site plan shall be reviewed and approved by the
Docusign Envelope ID: 9B648EF4-D903-4717-AC2D-291A77C8131C
City of Renton Department of Community & Economic Development
Tran Short Plat
Administrative Report & Decision
LUA22-000276, SHPL-A, MOD
Report of May 2, 2025 Page 14 of 16
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Current Planning Project Manager prior to issuance of the civil construction permit.
See Advisory Notes (Exhibit 8) for additional comments.
The 2025 stormwater system development charge for each new single-family
residence is $2,300.00. This is payable at construction permit issuance. A
redevelopment credit of the stormwater system development charge in the
amount of $2,300.00 will be applied to the existing home proposed to be
demolished.
Water: The fire flow requirement for a single-family home is 1,000 gpm minimum
for dwellings up to 3,600 square feet (including garage and basements). If the
dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be
required. A minimum of one (1) fire hydrant is required within 300-feet (300’) of the
proposed buildings and two (2) hydrants if the fire flow goes up to 1,500 gpm. In
order to provide adequate fire protection and to conform to City of Renton Code
and Development Standards, the following improvements will be required:
Each home shall be installed with a fire sprinkler system with a double-check valve
assembly (DCVA) for backflow prevention per the requirements of the Renton
Regional Fire Authority.
Sanitary Sewer: Sewer service will be provided by Soos Creek Water and Sewer
District. Approved sewer plans from Soos Creek Water and Sewer District shall be
provided to the city during the civil construction plan review stage.
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 subdivision regulations as established by City Code and
state law provided all advisory notes and conditions are complied with, see FOF 16.
5. 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, see FOF 16.
6. There are safe walking routes to the school bus stop, see FOF 17.
7. There are adequate public services and facilities to accommodate the short plat, see FOF 17.
Docusign Envelope ID: 9B648EF4-D903-4717-AC2D-291A77C8131C
City of Renton Department of Community & Economic Development
Tran Short Plat
Administrative Report & Decision
LUA22-000276, SHPL-A, MOD
Report of May 2, 2025 Page 15 of 16
D_Tran Short Plat_250502_FINAL
J. DECISION:
The Tran Short Plat, File No. LUA22-000276, SHPL-A, MOD, as depicted in Exhibit 2, is approved and is
subject to the following conditions:
1. The applicant shall obtain a demolition permit and complete a final inspection from the city for
the removal of the single-family residence and accessory building located on proposed Lots 1
and 2 in order to comply with Residential-8 (R-8) setbacks of the zone prior to final plat approval.
2. The applicant shall submit an updated landscaping plan that complies with the tree density
requirements in RMC 4-4-130 with the civil construction permit application for review and
approval by the Current Planning Project Manager.
3. The future single-family homes on proposed lots 1 and 2 shall take vehicular access via
individual driveways off of 113th Ave SE. The access and loading requirements shall be recorded
on the face of the Final Short Plat
4. The future single-family home on proposed Lot 2 shall be oriented towards SE 168th St and
utilize a rear or side-loaded garages accessed via the curb cut off of 113th Ave SE. The access
and loading requirements shall be recorded on the face of the Final Short Plat.
5. The proposed stormwater vault shall be located in a separate tract. The applicant shall submit
an updated site plan with the civil construction permit application that shows the tract and
documents compliance with all lot dimensional requirements for the R-8 zone. The updated site
plan shall be reviewed and approved by the Current Planning Project Manager prior to issuance
of the civil construction permit.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Matt Herrera, Planning Director Date
TRANSMITTED on May 2, 2025 to the Owner/Applicant/Contact:
Owner: Applicant/Contact:
Sang Tran
16654 113th Ave SE
Renton, WA 98056
Will Sowder
Puget Sound Permits
405 6th Ave
Tacoma, WA 98402
TRANSMITTED on May 2, 2025 to the Parties of Record:
None.
TRANSMITTED on May 2, 2025 to the following:
Gina Estep, CED Administrator
Brianne Bannwarth, Development Engineering Director
Amanda Free, Economic Development Director
Clark Close, Current Planning Manager
Nate Janders, Development Engineering Manager
Docusign Envelope ID: 9B648EF4-D903-4717-AC2D-291A77C8131C
5/2/2025 | 4:32 PM PDT
City of Renton Department of Community & Economic Development
Tran Short Plat
Administrative Report & Decision
LUA22-000276, SHPL-A, MOD
Report of May 2, 2025 Page 16 of 16
D_Tran Short Plat_250502_FINAL
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 May 16, 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
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.
EXPIRATION: The Modification decision will expire two (2) years from the date of decision. A single one (1)
year extension may be requested pursuant to RMC 4-9-250.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be
reopened by the approval body. The approval body may modify his decision if material evidence not readily
discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After
review of the reconsideration request, if the approval body finds sufficient evidence to amend the original
decision, there will be no further extension of the appeal period. Any person wishing to take further action
must file a formal appeal within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one)
communications may occur concerning the land use decision. The Doctrine applies not only to the initial
decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval
date must be made in writing through the Hearing Examiner. All communications are public record and this
permits all interested parties to know the contents of the communication and would allow them to openly
rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by
the Court.
Docusign Envelope ID: 9B648EF4-D903-4717-AC2D-291A77C8131C
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Tran Short Plat
Land Use File Number:
LUA22-000276, SHPL-A, MOD
Date of Report
May 2, 2025
Staff Contact
Alex Morganroth
Principal Planner
Project Contact/Applicant
Will Sowder
Puget Sound Permits
405 6th Ave, Tacoma, WA
98402
Project Location
16654 113th Ave SE,
Renton, WA 98055 (APN
0088000930)
The following exhibits are included with the Administrative report:
Exhibit 1: Administrative Decision
Exhibit 2: Site Plan
Exhibit 3: Landscape Plan
Exhibit 4: Civil Plans
Exhibit 5: Preliminary Technical Information Report (TIR) prepared by Tebaldi Engineering,
Inc, dated January 5, 2023, revised October 22, 2023 and April 8, 2024
Exhibit 6: Geotechnical Report prepared by Migizi Group, dated January 24, 2019
Exhibit 7: Tree Retention Worksheet
Exhibit 8: Advisory Notes
Exhibit 9: On-hold Letters
Docusign Envelope ID: 9B648EF4-D903-4717-AC2D-291A77C8131C