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HomeMy WebLinkAboutD_Admin_Decision_Peck_Short_Plat_250710_v3_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Admin Decision_Peck Short Plat_250625_v3_FINAL A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: July 10, 2025 Project File Number: PR25-000026 Project Name: Peck Short Plat Land Use File Number: LUA25-000080, SHPL-A Project Manager: Alex Morganroth, Principal Planner Owner/Applicant: Lake Samish LLC / Daniel Peck, 7710 203rd St SE, Snohomish, WA 98296 Contact: Amy Donlan, Encompass Engineering and Surveying, 165 NE Juniper St, Suite 201, Issaquah, WA 98027 Project Location: 11806 SE 192nd St, Renton, WA 98058 (APN 6198400360) Project Summary: The applicant is requesting Preliminary Short Plat approval to subdivide a property into six (6) lots and one (1) stormwater tract in order to construct six (6) new single-family homes. The project site is located at 11806 SE 192nd St, Renton, WA 98058 (APN 6198400360). The 2.25-acre parcel is located in the Residential-4 (R-4) zoning district and is designated Residential Low Density (RLD) in the Comprehensive Plan. The proposed lots range in size from 9,288 sq. ft. to 15,889 sq. ft. with an average lot size of 10,594 sq. ft. and a proposed net density of 3.6 dwelling units per net acre (du/ac). A 9,654 sq. ft. stormwater tract is also proposed. The property is bordered to the south by SE 192nd St and access to the lots is proposed via a new limited residential access road designed in a T- shaped configuration. The site is currently developed with an existing single- family home, which is proposed for removal, and a standalone wireless communications facility, which is proposed for retention. The applicant has proposed the retention of four (4) out of 48 on-site significant trees. According to City of Renton (COR) Maps, the site is within the Springbrook Wellhead Protection Area Zone 2. Studies submitted with the application include an arborist report, a geotechnical engineering study, and a technical information report. Site Area: 98,010 sq. ft. (2.25 acres) Docusign Envelope ID: B29EB968-C739-45B8-8E1F-7522EE3C1A3A City of Renton Department of Community & Economic Development Peck Short Plat Administrative Report & Decision LUA25-000080, SHPL-A Report of July 10, 2025 Page 2 of 22 D_Admin Decision_Peck Short Plat_250625_v3_FINAL B. EXHIBITS: Exhibit 1: Administrative Decision Exhibit 2: Neighborhood Detail Map Exhibit 3: Preliminary Short Plat Exhibit 4: Preliminary Civil Plan Set Exhibit 5: Landscape Plan Exhibit 6: Construction Mitigation Description Exhibit 7: Tree Retention Plan Exhibit 8: Arborist Report, prepared by Layton Tree Consulting, LLC, dated March 27, 2024, Updated December 2, 2024 Exhibit 9: Geotechnical Engineering Study, prepared by Earth Solutions NW, LLC, dated February 21, 2024 Exhibit 10: Preliminary Technical Information Report (TIR), prepared by Encompass Engineering and Surveying, dated January 28, 2025 Exhibit 11: Soos Creek Water and Sewer District Certificates Exhibit 12: Public Comment Email (Edington), dated April 12, 2025 Exhibit 13: Advisory Notes C. GENERAL INFORMATION: Docusign Envelope ID: B29EB968-C739-45B8-8E1F-7522EE3C1A3A City of Renton Department of Community & Economic Development Peck Short Plat Administrative Report & Decision LUA25-000080, SHPL-A Report of July 10, 2025 Page 3 of 22 D_Admin Decision_Peck Short Plat_250625_v3_FINAL 1. Owner(s) of Record: Lake Samish LLC / Daniel Peck, 7710 203rd St SE, Snohomish, WA 98296 2. Zoning Classification: Residential-4 (R-4) 3. Comprehensive Plan Land Use Designation: Residential Low Density (RLD) 4. Existing Site Use: An existing single-family residence and wireless communication facility 5. Critical Areas: Springbrook Wellhead Protection Area Zone 2 6. Neighborhood Characteristics: a. North: Single family residences, R-4 zone and Residential Low Density land use designation b. East: Single family residences, R-4 zone and Residential Low Density land use designation c. South: Single family residences, SR-6 zone (City of Kent zoning) and Residential 2 land use designation (City of Kent land use designation) d. West: Single family residences, R-4 zone and Residential Low Density land use designation 7. Site Area: 98,010 sq. ft. (2.25 acres) 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 (Benson Hill) A-06-002 5327 03/01/2008 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: The project is within the Soos Creek Water and Sewer District service area. b. Sewer: The project is within the Soos Creek Water and Sewer District service area. c. Surface/Storm Water: There are existing 12-inch (12”) stormwater main and associated catch basins on the north side of SE 192nd St. 2. Streets: The proposed project fronts SE 192nd St along the south property line. SE 192nd St is the City of Kent Right-of-Way. 3. Fire Protection: Renton Regional Fire Authority (RRFA). Docusign Envelope ID: B29EB968-C739-45B8-8E1F-7522EE3C1A3A City of Renton Department of Community & Economic Development Peck Short Plat Administrative Report & Decision LUA25-000080, SHPL-A Report of July 10, 2025 Page 4 of 22 D_Admin Decision_Peck Short Plat_250625_v3_FINAL 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 Subdivisions 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 March 14, 2025 and determined the application complete on April 9, 2025. The project complies with the 100-day review time period for Type II permits. 2. The project site is located at 11806 SE 192nd St, Renton, WA 98058 (APN 6198400360). 3. The project site is currently developed with an existing single-family residence and a standalone wireless communications facility (WCF). The single-family residence is proposed for removal. The WCF is proposed to remain. 4. Access to all six (6) lots is proposed via a new 47-foot (47’) public road off of SE 192nd St. Access to the WCF is proposed via a 20-foot (20’) wide access easement from the new public right-of-way road through proposed Lot 6 (Exhibits 3 and 4). 5. The property is located within the Residential Low Density (RLD) Comprehensive Plan land use designation. 6. The site is located within the Residential-4 (R-4) zoning classification. 7. There are 48 significant trees located on-site, of which the applicant is proposing to retain four (4) trees. 8. The site is within the Springbrook Wellhead Protection Area Zone 2. No other critical areas are mapped on the site. 9. The site topography is relatively flat. The applicant did not indicate the amount of cut or fill proposed. 10. The applicant is proposing to begin construction in summer or fall of 2025 with completion estimated in approximatley three (3) months (Exhibit 6). Docusign Envelope ID: B29EB968-C739-45B8-8E1F-7522EE3C1A3A City of Renton Department of Community & Economic Development Peck Short Plat Administrative Report & Decision LUA25-000080, SHPL-A Report of July 10, 2025 Page 5 of 22 D_Admin Decision_Peck Short Plat_250625_v3_FINAL 11. One public comment was received from an adjacent property owner related to stormwater management (Exhibit 12). No other public or agency comments were received during the 14-day public comment period. 12. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 13. Comprehensive Plan Compliance: The site is designated Residential Low Density (RLD) on the City’s Comprehensive Plan Map. The RLD designation typically applies to lands constrained by sensitive areas, those intended to provide transition to the rural areas, or those appropriate for low density residential uses. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met: Compliance Comprehensive Plan Analysis ✓ Policy LU-3: Encourage infill development with a variety of housing types to meet growth targets and provide a greater variety of housing options. ✓ Goal LU-I: Accommodate residential growth, by: • Supporting infill development on vacant and underutilized land in established low- moderate-density residential neighborhoods. • Allowing development of new detached housing on large tracts of land outside the City Center. ✓ Goal LU-BB: Ensure new development supports a high quality of life with design that is functional and attractive. ✓ Goal LU-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development. ✓ Policy LU-48: Consider scale and context for infill project design to preserve privacy and quality of life for residents. 14. Zoning Development Standard Compliance: The site is classified Residential-4 (R-4) on the City’s Zoning Map. Development in the R-4 Zone is intended to apply to lands suitable for low-density residential uses compatible with the scale and density of the surrounding area. R-4 zoning is allowed in the Residential Low Density land use designation. The proposal is compliant with the following development standards, as outlined in RMC 4-2-110A, if all conditions of approval are met: Compliance R-4 Zone Develop Standards and Analysis ✓ Density: The allowed density in the R-4 zone is up to a maximum of 4.0 dwelling units per net acre. There is no minimum density in the R-4 zone. Net density is calculated after the deduction of sensitive areas, areas intended for public right- of-way, and private access easements. All fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density which result in a fraction that is one-half (0.50) or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than one-half (0.50) shall be rounded down to the nearest whole number. Docusign Envelope ID: B29EB968-C739-45B8-8E1F-7522EE3C1A3A City of Renton Department of Community & Economic Development Peck Short Plat Administrative Report & Decision LUA25-000080, SHPL-A Report of July 10, 2025 Page 6 of 22 D_Admin Decision_Peck Short Plat_250625_v3_FINAL Staff Comment: The project site has a gross site area of 98,010 sq. ft. (2.25 acres). There are no deductible critical areas. Approximately 24,465 sq. ft. of public right-of-way (ROW) dedication is proposed which would be deducted from the gross site area. Therefore, the project site would have a net area of 73,545 sq. ft. (1.69 acres). The proposal for six (6) lots on the 1.69 -net-acre site would result in a net density of 3.57 dwelling units per net acre, which is less than the maximum density permitted in the R-4 zone. Compliant if conditions of approval are met Lot Dimensions: The minimum lot size permitted in the R-4 zone is 9,000 sq. ft. A minimum lot width of 70 feet is required (80 feet for corner lots) and a minimum lot depth of 100 feet is required. The following table identifies the proposed approximate dimensions for Lots 16 and the parcel size for Tract A (Storm Tract): Proposed Lot Parcel Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.) Lot 1 (through lot) 9,418 96 100 Lot 2(through lot) 9,532 87 100 Lot 3 10,137 70 133 Lot 4 9,302 70 133 Lot 5 9,288 70 132 Lot 6 15,889 120 132 Stormwater Tract A 9,654 N/A N/A Staff Comment: As proposed, all lots would comply with the minimum width, depth, and size requirements for the R-4 zone. The front yards of Lot 1 and Lot 2 would be oriented to the north facing the new public street. Proposed Lot 1 is classified as a through lot and has public street frontage adjacent to three (3) sides (north, east, and south). Proposed Lot 2 is classified as a through lot and would have public street frontage adjacent to two (2) sides (north and south). All proposed lots would have front yard areas oriented towards a public street. To ensure maintenance of all common improvements within the proposed short plat, staff recommends, as a condition of approval, that all lots have a common undivided interest in proposed Tract A (Storm Tract) and that a maintenance agreement be established. A draft maintenance agreement for all common improvements shall be submitted at the time of Civil Construction permit review for review and approval by the Development Engineering Plan Reviewer and the Current Planning Project Manager. In addition, staff recommends a condition of approval, that the existing wireless communications facility be placed into a separate, dedicated tract to ensure clear ownership, access, and maintenance responsibilities. The tract shall be shown on the final short plat and include any necessary access easements or Docusign Envelope ID: B29EB968-C739-45B8-8E1F-7522EE3C1A3A City of Renton Department of Community & Economic Development Peck Short Plat Administrative Report & Decision LUA25-000080, SHPL-A Report of July 10, 2025 Page 7 of 22 D_Admin Decision_Peck Short Plat_250625_v3_FINAL rights-of-way. Final plat documents showing the tract shall be reviewed and approved by the City prior to recording. Compliant if conditions of approval are met Setbacks: The required setbacks in the R-4 zone are as follows: front yard is 30 feet, side yard is combined 20 feet with not less than 7.5 feet on either side, secondary front yard (applies to corner lots) is 30 feet, and the rear yard is 25 feet. Staff Comment: As shown on the preliminary short plat (Exhibit 3), the proposed lots would provide adequate area for compliance with the required setback areas. As previously discussed above, the front yard areas of Lots 1 and 2 would be oriented to the north towards the new public street. Proposed Lot 1 has street frontage on three (3) sides and is classified as a through lot. To clarify the lot orientation and yard orientation of Lots 1 and 2, staff recommends, as a condition of approval, that a note be recorded on the face of the final short plat map that states the front yard area of Lots 1 and 2 shall be oriented to the north towards the new public street. In addition, staff recommends as a condition of approval, a note shall be recorded on the face of the final short plat map that states that the future home on Lot 1 shall maintain a minimum 12.5-foot (12.5’) side yard setback on the east side to ensure adequate building separation from the street frontage and to maintain appropriate neighborhood scale and visual separation. Compliance with this setback shall be demonstrated on the Building Permit plans and verified prior to issuance of a Building Permit for Lot 1. There is an existing single-family residence that would not meet setback requirements with the proposed short plat layout and is proposed for removal. To ensure setback compliance, staff recommends as a condition of approval, that demolition permits be obtained, existing residential and detached accessory buildings be removed, and all required demolition inspections be completed prior to the recording of the short plat. Compliance with the setback requirements for the individual homes would be verified at the time of Building Permit review. Compliance not yet demonstrated Building Standards: The R-4 zone has a maximum building coverage of 35% and a maximum impervious surface coverage of 50%. In the R-4 zone, a maximum building height of three (3) stories with a wall plate height of 32 feet is permitted. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height. If the height of wall plates on a building are less than the states maximum the roof may project higher to account for the difference, yet the combined height of both features shall not exceed the combined maximums. Common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12, decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet from each minimum building setback line for each one (1) vertical foot above the maximum wall plate height. Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g., shed roof) may exceed the stated maximum if the average of wall plate heights is equal or less than the maximum wall plate height allowed. Docusign Envelope ID: B29EB968-C739-45B8-8E1F-7522EE3C1A3A City of Renton Department of Community & Economic Development Peck Short Plat Administrative Report & Decision LUA25-000080, SHPL-A Report of July 10, 2025 Page 8 of 22 D_Admin Decision_Peck Short Plat_250625_v3_FINAL 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. Compliant if condition of approval is met Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover shall be planted within planting strips pursuant to the following standards, provided there shall be a minimum of one street tree planted per lot. a. Trees shall be selected from the City’s Approved Street Tree List based on the width of the planting strip and the presence or lack of overhead power lines; provided, the Administrator and City arborist shall each retain the right to reject any proposed cultivar regardless of whether or not the cultivar is on the City’s Approved Street Tree List. b. Street trees shall have a minimum caliper of two inches (2"), and be planted pursuant to the standards promulgated by the City, which may require root barriers, structured soils, or other measures to help prevent tree roots from damaging infrastructure. c. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of- way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two trees are to be located in the front yard prior to final inspection for the new Single-Family Residence. Staff Comment: The applicant submitted a Landscape Plan (Exhibit 5) prepared by Varley Landscape. The landscape plan includes a planting strip between the curb and sidewalk along SE 192nd St that would have a width of five feet (5’), see further discussion below under FOF 17: Street Standards Modification. A planting strip is proposed along both sides of the new public street with a width of eight feet (8’). Hedge maple, American linden, and Accolade elm street trees are proposed within the planting strips along both streets. Accolade elm and Hedge maple trees are not species listed on the City’s Approved Street Tree List. Ground cover within the street tree planting strip is proposed as manicured grass. Docusign Envelope ID: B29EB968-C739-45B8-8E1F-7522EE3C1A3A City of Renton Department of Community & Economic Development Peck Short Plat Administrative Report & Decision LUA25-000080, SHPL-A Report of July 10, 2025 Page 9 of 22 D_Admin Decision_Peck Short Plat_250625_v3_FINAL The landscape plan also included a ten-foot (10’) wide on-site landscape strip along the SE 192nd St and along the new public street frontages. The ten-foot (10’) landscape strip would be planted with any combination of the following shrubs and ground cover as identified on the Conceptual Landscape Plan (Exhibit 5): nandina, lavender, rhododendron, kinnikinnick, Heather, Dune strawberry, and others. Trees proposed within the ten-foot (10’) on-site landscape strip include Katsura, River birch, European beech, Crimson sunset maple, Mountain silverbell, Zelkova, Western red cedar, and Douglas fir. The submitted landscape plan includes a ten-foot (10’) on-site landscape strip along the north, west, and south sides of the proposed storm drainage facility (Storm Tract) and an approximately six-foot (6’) wide landscape strip along the west side of the drainage facility adjacent to the neighboring property. The landscape strip is proposed to be planted with the following plantings: kinnikinnick, Pacific wax myrtle, tall Oregon grape, rhododendron, Evergreen huckleberry, and others. A reduced eight-foot (8’) wide landscape strip on the east side of the tract is acceptable due to the proposed vault being located fully below grade. Lawn is proposed on top of the vault area between the perimeter landscape strips. Staff recommends, as a condition of approval, that a detailed landscape plan be submitted at the time of Civil Construction Permit review. The detailed landscape plan shall show street tree species from the City’s Approved Street Tree List and shall be submitted to the Current Planning Project Manager for review and approval prior to the issuance of a Civil Construction Permit. Compliant if conditions of approval are met Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-130) require the retention of 30 percent of trees in a residential development. Tree credit requirements shall apply at a minimum rate of 30 credits per net acre. 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. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. Staff Comment: An Arborist Report, prepared by Layton Tree Consulting, LLC, dated March 27, 2024 (Exhibit 8) and a Tree Retention Plan (Exhibit 7) were submitted with the project application. According to the submitted reports, 48 trees were inventoried for the proposed project. Eight (8) trees were identified as high-risk trees and eleven (11) trees were identified as being located in the Docusign Envelope ID: B29EB968-C739-45B8-8E1F-7522EE3C1A3A City of Renton Department of Community & Economic Development Peck Short Plat Administrative Report & Decision LUA25-000080, SHPL-A Report of July 10, 2025 Page 10 of 22 D_Admin Decision_Peck Short Plat_250625_v3_FINAL proposed or future ROW, leaving 29 viable significant trees on the project site. Based on the city’s 30 percent (30%) tree retention requirements, a total of 8.7 (rounded to 9) trees would be required to be retained. The applicant is proposing to retain four (4) trees including both a 15 caliper-inch and 16 caliper-inch Norway spruce, one (1) 16 caliper-inch Bigleaf maple, and one (1) 12 caliper-inch Western red cedar. The applicant’s proposed retention rate of approximately 13.7% does not comply with the required retention rate in RMC 4-4-130. There appears to be viable native, larger-stature trees near the northeast corner of the site by the cell tower as well as along the east side of the proposed storm tract. Therefore, staff recommends, as a condition of approval, that unless otherwise approved by the Current Planning Project Manager, the applicant shall retain at least five (5) additional native trees in order to comply with the 30% tree retention. A final tree retention plan shall be submitted at the time of Construction Permit review for review and approval by the Current Planning Project Manager, showing the retention of these trees. The project site has a net site area of 73,545 sq. ft. (1.69 acres). Based on a net developable area of 1.69 acres, a total of 51 (50.7 rounded up) tree credits would be required on the project site (1.69 acres x 30 tree credits/ac = 50.7 tree credits). The four (4) trees that the applicant is proposing to retain would result in a total of 49 tree credits on the project site, which would not meet the minimum tree credit requirements. However, staff anticipates compliance with the tree credits upon retention of additional existing trees as required in the recommended condition of approval. All proposed trees to be retained would be located along the east side of the project site. All trees required to be retained within a subdivision shall be preserved in the priority order listed below, with Tier 1 being the highest priority. Applications that propose compliance with a lower priority tier must demonstrate in writing to the Administrator’s satisfaction that: (i) all reasonable efforts have been taken to preserve trees utilizing the highest priority tier possible, (ii) that compliance with a higher tier is not feasible or practical for the project site, and (iii) that the project proposal meets or exceeds the purposes and intent of the Tree Retention Regulations. Tree preservation shall be prioritized as follows: Tier 1 – Tree Protection Tract. Protection of trees or groves by placement within a dedicated tract; or Tier 2 – Tree Protection Easement or Restrictive Covenant. Protection of trees or groves by recordation of a permanent tree protection easement (for groves of trees) or a restrictive covenant (for individual trees). Staff is recommending the retention of additional trees along the east side of proposed Lot 6 and the storm tract (including but not limited to trees 23-44). These trees should be protected within a tree protection easement. Staff recommends, as a condition of approval, that a tree protection easement be established along the east side of proposed Lot 6 and the storm tract, unless otherwise approved by the Current Planning Project Manager. A revised short plat layout that includes the tree protection easement shall be submitted to the Current Planning Project Manager for review and approval at the time of Construction Permit review. The City shall require permanent fencing of any tree protection tract or easement, if feasible. This shall be accomplished by installing a wooden split- rail fence with applicable signage. Staff recommends, as a condition of approval, that a fencing and signage detail be provided at the time of Civil Construction Docusign Envelope ID: B29EB968-C739-45B8-8E1F-7522EE3C1A3A City of Renton Department of Community & Economic Development Peck Short Plat Administrative Report & Decision LUA25-000080, SHPL-A Report of July 10, 2025 Page 11 of 22 D_Admin Decision_Peck Short Plat_250625_v3_FINAL Permit review for review and approval by the Current Planning Project Manager. Fencing and signage shall be installed prior to the recording of the short plat. ✓ Parking: Parking regulations require that a minimum of two parking spaces be provided for each detached dwelling. Driveway cuts are required to be a minimum of 5 feet from property lines and new driveways may be a maximum of 16 feet in width at the property line. Maximum driveway slopes shall not exceed fifteen percent (15%); provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Staff Comment: The proposed lots include adequate area to provide the required two (2) parking spaces per dwelling unit. See additional access and parking discussion below under FOF 16: Subdivision Regulation and Analysis, Streets. 15. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-4 zone. The Standards implement policies established in the Land Use Element of the Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to approval of the subdivision. Compliance with Residential Design Standards would be verified prior to issuance of the building permit for the new single-family homes. The proposal is consistent with the following design standards, unless noted otherwise: Compliance Design Standards R-4 and Analysis N/A Lot Configuration: One of the following is required of preliminary plat applications: 1. Lot width variation of 10 feet (10’) minimum of one per four (4) abutting street-fronting lots, or 2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square feet size difference) for street-fronting lots, or 3. A front yard setback variation of at least five feet (5’) minimum for at least every four (4) abutting street fronting lots. Staff Comment: Not applicable, as the proposal is a short plat. ✓ Lots shall be configured to achieve both of the following: 1. The location of stormwater infiltration LID facilities is optimized, consistent with the Surface Water Design Manual. Building and property line setbacks are specified in the Surface Water Design Manual for infiltration facilities. 2. Soils with good infiltration potential for stormwater management are preserved to the maximum extent practicable as defined by the Surface Water Design Manual. Staff Comment: See drainage discussion below under FOF 18, Availability and Impact on Public Services. Docusign Envelope ID: B29EB968-C739-45B8-8E1F-7522EE3C1A3A City of Renton Department of Community & Economic Development Peck Short Plat Administrative Report & Decision LUA25-000080, SHPL-A Report of July 10, 2025 Page 12 of 22 D_Admin Decision_Peck Short Plat_250625_v3_FINAL 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. Compliant if condition of approval is met 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. However, it should be noted that while the primary entry of the homes built on Lots 1 and 2 would face north towards the new public street, the rear of the homes would face SE 192nd St and therefore “front” facade design elements would be expected. Therefore, staff recommends as a condition of approval, the south facades of the future homes constructed on Lots 1 and 2 incorporate front entry and facade design elements consistent with the primary entry standards of RMC 4-2-115E.3, including architectural detailing, windows, trim, and materials that create a visually prominent and pedestrian- friendly frontage along SE 192nd St. Compliance shall be demonstrated with Building Permit submittals and shall be reviewed and approved prior to Building Permit issuance for Lots 1 and 2. Compliant if condition of approval is met 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. Docusign Envelope ID: B29EB968-C739-45B8-8E1F-7522EE3C1A3A City of Renton Department of Community & Economic Development Peck Short Plat Administrative Report & Decision LUA25-000080, SHPL-A Report of July 10, 2025 Page 13 of 22 D_Admin Decision_Peck Short Plat_250625_v3_FINAL Staff Comment: The new homes on proposed Lots 1 and 2 would have two (2) “front” facing facades, one facing the new public street and a second facing SE 192nd St. Staff recommends, as a condition of approval, that the front facing facades of the new homes on Lots 1 and 2 include an offset of at least one (1) story that is at least ten feet (10') wide and two feet (2') in depth on the facade, or at least a two-foot (2') offset of second story from first story. Compliance shall be demonstrated with Building Permit submittals and shall be reviewed and approved prior to Building Permit issuance for Lots 1 and 2. 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. It should be noted that the north, south, and east facades of the new home on proposed Lot 1 would be required to incorporate windows and doors at a rate of 25 percent (25%) of the total facade, or an approved modification issued at the discretion of staff. The north and south facades or the new home on proposed Lot 2 would be required to incorporate windows and doors at a rate of 25 percent (25%) of the total facade. Compliance not yet demonstrated Scale, Bulk, and Character: A variety of elevations and models that demonstrate a variety of floor plans, home sizes, and character shall be used. All of the following are required: 1. A variety of elevations and models that demonstrate a variety of home sizes, character, and a diverse streetscape. 2. Abutting, adjacent, and diagonal houses must have differing architectural elevations. Staff Comment: Compliance for this standard would be verified at the time of Building Permit review. Compliance not yet demonstrated Roofs: A variety of roof forms appropriate to the style of the home shall be used. Staff Comment: Compliance for this standard would be verified at the time of Building Permit review. Compliance not yet demonstrated Eaves: Both of the following are required: 1. Eaves projecting from the roof of the entire building at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves, and 2. Rakes on gable ends must extend a minimum of two inches (2") from the surface of exterior siding materials. Staff Comment: Compliance for this standard would be verified at the time of Building Permit review. Compliance not yet demonstrated Architectural Detailing: If one siding material is used on any side of the dwelling that is two stories or greater in height, a horizontal band that measures at least eight inches (8") is required between the first and second story. Additionally, one of the following is required: Docusign Envelope ID: B29EB968-C739-45B8-8E1F-7522EE3C1A3A City of Renton Department of Community & Economic Development Peck Short Plat Administrative Report & Decision LUA25-000080, SHPL-A Report of July 10, 2025 Page 14 of 22 D_Admin Decision_Peck Short Plat_250625_v3_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. 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 ✓ Wellhead Protection Areas: Staff Comment: The COR mapping system has identified the site as being located in the Springbrook Wellhead Protection Area Zone 2. The site’s proposed residential use is not indicative of a type of use that would potentially harm the City’s groundwater. No groundwater is proposed to be withdrawn, and no waste material would be discharged into the ground. If more than 100 cubic yards of fill are imported, a fill material source statement is required that is certified by a professional engineer or geologist licensed by the State of Washington identifying each source location of the fill. 17. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: Compliance Subdivision Regulations and Analysis ✓ Access: Each lot must have access to a public street or road. Access may be by a shared driveway per the requirements of RMC 4-6-060 Street Standards. Docusign Envelope ID: B29EB968-C739-45B8-8E1F-7522EE3C1A3A City of Renton Department of Community & Economic Development Peck Short Plat Administrative Report & Decision LUA25-000080, SHPL-A Report of July 10, 2025 Page 15 of 22 D_Admin Decision_Peck Short Plat_250625_v3_FINAL Alley access is the preferred street pattern except for properties in the Residential Low Density land use designation.. The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Staff Comment: Access to all six (6) lots is proposed via individual driveways off of a new public road off of SE 192nd St. Access to the cell tower would be provided via a 20-foot (20’) wide access easement across proposed Lot 6. See analysis under ‘Access’ below for recommended condition of approval related to the public road. 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. ✓ Lots: The size, shape, orientation, and arrangement of the proposed lots comply with the requirements of the Subdivision Regulations and the Development Standards of the R-8 zone and allow for reasonable infill of developable land. All of the proposed lots shall meet the requirements for minimum lot size, depth, and width. Width between side lot lines at their foremost points (i.e., the points where the side lot lines intersect with the street right-of-way line) shall not be less than eighty percent (80%) of the required lot width except in the cases of (1) pipestem lots (or flag lot), which shall have a minimum width of twenty feet (20') and (2) lots on a street curve or the turning circle of cul-de-sac (radial lots), which shall be a minimum of thirty five feet (35'). No residentially zoned lot shall have a depth-to-width ratio greater than four-to- one (4:1). Pipestem lots may be permitted for new plats to achieve the minimum density within the Zoning Code when there is no other feasible alternative to achieving the minimum density. Staff Comment: All proposed lots would comply with the minimum area and dimensional standards of the R-4 zone (see FOF 14, Zoning Development Standard Compliance). The lots are generally rectangular in shape. As previously conditioned above (see FOF 15: Design Standards), the primary entrances of the new residences to be constructed on Lots 1 and 2 would be oriented to the north towards the new public street, but “front” facade design elements would be required on the south facades facing SE 192nd St. ✓ Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards. Staff Comment: The project site fronts SE 192nd St along the south property line. SE 192nd St is located within the City of Kent right-of-way. Frontage improvements along the project frontage shall comply with the City of Kent’s applicable design and construction standards. The submitted preliminary civil plans include the proposed frontage improvements and right-of-way dedication along SE 192nd St. A Docusign Envelope ID: B29EB968-C739-45B8-8E1F-7522EE3C1A3A City of Renton Department of Community & Economic Development Peck Short Plat Administrative Report & Decision LUA25-000080, SHPL-A Report of July 10, 2025 Page 16 of 22 D_Admin Decision_Peck Short Plat_250625_v3_FINAL confirmation letter or preliminary approval from the City of Kent would be required as part of the Civil Construction Permit review. The project proposes new on-site residential streets with access from SE 192nd St to the south. To comply with the City’s complete street standards for Residential Access streets, a minimum right-of-way width of 53 feet (53’) is required. Pursuant to RMC 4-6-060, the residential street section shall include, at a minimum, a 26- foot (26’) paved roadway (13 feet [13’] in each direction), half-foot (0.5’) curbs, an eight-foot (8’) planting strip, a five-foot (5’) sidewalk, street trees, and storm drainage improvements on both sides of the street. The submitted preliminary civil plans show a proposed Modified Limited Residential Access street with a 47-foot (47’) right-of-way and street improvements for the on-site public roads, which does not meet the City of Renton’s Residential Access street standard. In response to recent state legislation requiring the allowance of middle housing types and limiting the City’s ability to require on-site parking, the City recently updated its street standards to increase the minimum ROW for new Residential Access streets to 60 feet (60’). This increase is intended to ensure there is sufficient on-street parking to help offset the reduction in required private parking and to maintain neighborhood livability and safety. The applicant’s preliminary civil plans show a 47-foot (47’) ROW for the proposed on-site streets, which does not meet the former Residential Access street with a 53-foot (53’) minimum ROW or the newly adopted 60-foot (60’) ROW standard. Providing a ROW width of at least 53 feet (53’) would bring the project closer to aligning with the City’s updated goals for adequate on-street parking and complete street improvements. Maintaining wider streets helps prevent parking congestion and ensures streets remain accessible for emergency services, pedestrians, and other users. While a Street Modification may be requested to reduce the ROW width, staff strongly encourages the applicant to revise the design to meet the minimum 53- foot (53’) ROW standard whenever feasible, as this would better support the intent of the recently adopted 60-foot (60’) ROW standard and the City’s broader parking and neighborhood design objectives. Therefore, staff recommends as a condition of approval, the applicant shall revise the preliminary civil plans to increase the proposed on-site public street right-of-way (ROW) width to a minimum of 53 feet (53’) in accordance with RMC 4-6-060 Residential Access street standards, to better align with the City’s recently adopted 60-foot (60’) standard for Residential Access streets that allows parking on both sides of the street. Alternatively, if physical site constraints prevent meeting the minimum 53-foot (53’) ROW width, the applicant may submit a Street Modification Request in accordance with RMC 4-9-250 to justify the reduced ROW width and obtain City approval. Final street design shall be reviewed and approved with the Civil Construction Permit. Each new lot is subject to a transportation impact fee. The 2025 transportation impact fee is $11,485.67 per single-family home. 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. ✓ Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Docusign Envelope ID: B29EB968-C739-45B8-8E1F-7522EE3C1A3A City of Renton Department of Community & Economic Development Peck Short Plat Administrative Report & Decision LUA25-000080, SHPL-A Report of July 10, 2025 Page 17 of 22 D_Admin Decision_Peck Short Plat_250625_v3_FINAL Staff Comment: The proposed short plat is compatible with the surrounding land uses. The site is zoned Residential-4 (R-4) and is bordered by existing single-family residential development to the north, east, and west. SE 192nd St borders the site to the south, providing access to the development. The proposed lot sizes are consistent with the character of the surrounding neighborhood and meet the minimum lot size requirements of the R-4 zone. The proposed density of 3.6 du/ac is within the allowable range for the Residential Low Density (RLD) Comprehensive Plan land use designation. The new residential lots and stormwater tract would maintain the low-density residential character and are not anticipated to create any land use conflicts with adjacent properties. 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. The 2025 Fire impact fees are $421.98 per single-family unit. The fee in effect at the time of Building Permit issuance will be required. ✓ Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Benson Hill Elementary, Nelson Middle School and Lindbergh High School. Any new elementary would walk to school. Middle and high school students would be bussed to school from the stop located at SE 192nd ST and 117th Pl SE and NE 8th St. Elementary school students from the development would walk to school along the following route: students would walk east along SE 192nd St along the existing sidewalk or shoulder to 116th Ave SE where they would cross the street and walk along the existing sidewalk to the elementary school. The elementary school is approximately 0.4 miles from the project site. The proposed project includes the installation of frontage improvements along the SE 192 St frontage, including sidewalks. There would be a safe walking route to school or to the bus stop for any new students via sidewalks and or paved shoulders along the roadways. A School Impact Fee, based on new single-family lots, will be required in order to mitigate the proposal’s potential impacts to the Renton School District. The fee is payable to the city as specified by the Renton Municipal Code. The 2025 school impact fee would be assessed at $1,003 (plus a 5% surcharge fee) per single-family residence, however the fee in effect at the time of Building Permit issuance would be required. ✓ Parks: A Park Impact Fee would be required for the future houses. The current Park Impact Fee is $3,276.44, however the fee in effect at the time of Building Permit issuance will be required. ✓ Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: A Preliminary Technical Information Report (TIR) prepared by Encompass Engineering & Surveying, dated January 28, 2025 (Exhibit 10), and a Docusign Envelope ID: B29EB968-C739-45B8-8E1F-7522EE3C1A3A City of Renton Department of Community & Economic Development Peck Short Plat Administrative Report & Decision LUA25-000080, SHPL-A Report of July 10, 2025 Page 18 of 22 D_Admin Decision_Peck Short Plat_250625_v3_FINAL Geotechnical Engineering Study, prepared by Earth Solutions NW, LLC, dated February 21, 2024 (Exhibit 9), were submitted with the project application materials. The geotechnical report indicates that the subsurface soils consist primarily of loose silty sand fill with perched groundwater present; infiltration is not feasible due to the low permeability of native soils. The project site is within the Soos Creek drainage basin and falls under the Flow Control Duration Standard area (matching forested site conditions) as identified in the 2022 City of Renton Surface Water Design Manual (RSWDM). A full drainage review is required. A downstream analysis was conducted and confirmed no drainage complaints or issues within a quarter (1/4) mile of the project site. The preliminary TIR proposes an underground 90-inch (90”) diameter corrugated metal pipe (CMP) detention tank to meet flow control requirements, with stormwater routed directly to the detention facility. A Contech Storm Filter catch basin is proposed downstream of the detention tank to meet water quality treatment requirements, since the project will add more than 5,000 sq. ft. of pollution generating impervious surface (PGIS). Open conveyance systems and water quality facilities may require a liner due to the site’s location within Aquifer Protection Area (APA) Zone 2. All new conveyance systems must be sized to meet the 100-year peak flow capacity standards of the 2022 RSWDM. Any connection to the existing storm system along SE 192nd St must be approved by the City of Kent. A final conveyance system design and Construction Stormwater Pollution Prevention Plan (CSWPP) will be reviewed with the Civil Construction Permit. Appropriate on-site BMPs, such as soil amendments, would be provided to mitigate runoff to the maximum extent feasible. The development is subject to a Surface Water System Development Charge (SDC) fee of $2,350 per new single-family residence, with a credit for demolition of the existing house. Fees will be assessed at construction permit issuance. A public comment (Exhibit 12) submitted by a nearby resident identifies existing stormwater issues on the adjacent site at 11825 SE 192nd St. Staff will review the Final Technical Information Report, to be submitted with the Civil Construction Permit application, to ensure any downstream impacts are accounted for and mitigated if necessary. The City of Kent would review any stormwater runoff or impacts associated with the off-site improvements on SE 192nd St. ✓ Water: The project is within the Soos Creek Water and Sewer District. Applicant has obtained a water availability certificate from the Soos Creek Water and Sewer District (Exhibit 11). A valid water availability certificate would be required to be provided with the Civil Construction Permit submittal. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton Regional Fire Authority. Plans approved by Soos Creek Water and Sewer District shall be routed to the city for final review prior to permit issuance. ✓ Sanitary Sewer: The project is within the Soos Creek Water and Sewer District. Applicant has obtained a sewer availability certificate from the Soos Creek Water and Sewer District (Exhibit 11). A valid sewer availability certificate would be required to be provided with the Civil Construction Permit submittal. Review of the sewer plans will be conducted by Soos Creek Water and Sewer District. Plans Docusign Envelope ID: B29EB968-C739-45B8-8E1F-7522EE3C1A3A City of Renton Department of Community & Economic Development Peck Short Plat Administrative Report & Decision LUA25-000080, SHPL-A Report of July 10, 2025 Page 19 of 22 D_Admin Decision_Peck Short Plat_250625_v3_FINAL approved by Soos Creek Water and Sewer District shall be routed to the city for final review prior to permit issuance. I. CONCLUSIONS: 1. The subject site is located in the Residential Low Density (RLD) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 5 and 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 6 and FOF 14. 3. The proposed short plat complies with the Residential Design and Open Space Standards provided the applicant complies with City Code and conditions of approval, see FOF 15. 4. The proposed short plat complies with the critical area 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 subdivision regulations as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 17. 6. The proposed short plat complies with the street standards as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 17. 7. There are safe walking routes to the school bus stop, see FOF 18. 8. There are adequate public services and facilities to accommodate the proposed short plat, see FOF 18. 9. Key features integral to this project include an underground stormwater detention facility, the retention of additional significant trees, and enhanced architectural design of the south facades of future homes on Lots 1 and 2 to ensure that the elevations facing SE 192nd St are designed to appear as primary building frontages. J. DECISION: The Peck Short Plat, File No. LUA25-000080, SHPL-A, as depicted in Exhibit 3, is approved and is subject to the following conditions: 1. All lots shall have a common undivided interest in proposed Tract A (storm tract) and that a maintenance agreement be established. A draft maintenance agreement for all common improvements shall be submitted at the time of Civil Construction Permit review for review and approval by the Development Engineering Plan Reviewer and Current Planning Project Manager. 2. The existing wireless communications facility shall be placed into a separate, dedicated tract to ensure clear ownership, access, and maintenance responsibilities. The tract shall be shown on the final short plat and include any necessary access easements or rights-of-way. Final plat documents showing the tract shall be reviewed and approved by the City prior to recording. 3. A note shall be recorded on the face of the final short plat map that states the front yard area of Lots 1 and 2 shall be oriented to the north towards the new public street. 4. A note shall be recorded on the face of the final short plat map that states that the future home on Lot 1 shall maintain a minimum 12.5-foot (12.5’) side yard setback on the east side to ensure Docusign Envelope ID: B29EB968-C739-45B8-8E1F-7522EE3C1A3A City of Renton Department of Community & Economic Development Peck Short Plat Administrative Report & Decision LUA25-000080, SHPL-A Report of July 10, 2025 Page 20 of 22 D_Admin Decision_Peck Short Plat_250625_v3_FINAL adequate building separation from the street frontage and to maintain appropriate neighborhood scale and visual separation. Compliance with this setback shall be demonstrated on the Building Permit plans and verified prior to issuance of a Building Permit for Lot 1. 5. Demolition permits shall be obtained, existing residential and detached accessory buildings shall be removed, and all required demolition inspections shall be completed prior to the recording of the short plat. 6. A detailed landscape plan shall be submitted at the time of Construction Permit review. The detailed landscape plan shall show street tree species from the City’s Approved Street Tree List and shall be submitted to the Current Planning Project Manager for review and approval prior to the issuance of a Construction Permit. 7. The applicant shall retain at least five (5) additional native trees in order to comply with the 30% tree retention, unless otherwise approved by the Current Planning Project Manager. A final tree retention plan shall be submitted at the time of Construction Permit review for review and approval by the Current Planning Project Manager, showing the retention of these trees. 8. A tree protection easement shall be established along the east side of proposed Lot 6 and the storm tract, unless otherwise approved by the Current Planning Project Manager. A revised short plat layout that includes the tree protection easement shall be submitted to the Current Planning Project Manager for review and approval at the time of Construction Permit review. 9. A fencing and signage detail shall be provided at the time of Civil Construction Permit review for review and approval by the Current Planning Project Manager. Fencing and signage shall be installed prior to the recording of the short plat. 10. The south facades of the future homes constructed on Lots 1 and 2 shall incorporate front entry and facade design elements consistent with the primary entry standards of RMC 4-2-115E.3, including architectural detailing, windows, trim, and materials that create a visually prominent and pedestrian-friendly frontage along SE 192nd Street. Compliance shall be demonstrated with Building Permit submittals and shall be reviewed and approved prior to Building Permit issuance for Lots 1 and 2. 11. The front facing facades of the new homes on Lots 1 and 2 shall include an offset of at least one (1) story that is at least ten feet (10') wide and two feet (2') in depth on the facade, or at least a two- foot (2') offset of second story from first story. Compliance shall be demonstrated with Building Permit submittals and shall be reviewed and approved prior to Building Permit issuance for Lots 1 and 2. 12. The applicant shall revise the preliminary civil plans to increase the proposed on-site public street right-of-way (ROW) width to a minimum of 53-feet (53’) in accordance with RMC 4-6-060 Residential Access street standards, to better align with the City’s recently adopted 60-foot (60’) standard for Residential Access streets that allows parking on both sides of the street. Alternatively, if physical site constraints prevent meeting the minimum 53-foot (53’) ROW width, the applicant may submit a Street Modification Request in accordance with RMC 4-9-250 to justify the reduced ROW width and obtain City approval. Final street design shall be reviewed and approved with the Civil Construction Permit. Docusign Envelope ID: B29EB968-C739-45B8-8E1F-7522EE3C1A3A City of Renton Department of Community & Economic Development Peck Short Plat Administrative Report & Decision LUA25-000080, SHPL-A Report of July 10, 2025 Page 21 of 22 D_Admin Decision_Peck Short Plat_250625_v3_FINAL DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Matthew Herrera, Planning Director Date TRANSMITTED on July 10, 2025 to the Owner/Applicant/Contact: Owner/Applicant: Contact: Lake Samish LLC / Daniel Peck 7710 203rd St SE Snohomish, WA 98296 Amy Donlan, Encompass Engineering and Surveying 165 NE Juniper St, Suite 201 Issaquah, WA 98027 TRANSMITTED on July 10, 2025 to the Parties of Record: Roger Edington 11825 SE 192nd St Kent, WA 98058 TRANSMITTED on July 10, 2025 to the following: Gina Estep, CED Administrator Brianne Bannwarth, Development Engineering Director Amanda Free, Economic Development Director Stephanie Rary, Property Services Specialist 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 July 24, 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. Docusign Envelope ID: B29EB968-C739-45B8-8E1F-7522EE3C1A3A 7/10/2025 | 2:50 PM PDT City of Renton Department of Community & Economic Development Peck Short Plat Administrative Report & Decision LUA25-000080, SHPL-A Report of July 10, 2025 Page 22 of 22 D_Admin Decision_Peck Short Plat_250625_v3_FINAL 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: B29EB968-C739-45B8-8E1F-7522EE3C1A3A CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Peck Short Plat Land Use File Number: LUA25-000080, SHPL-A Date of Report July 10, 2025 Staff Contact Alex Morganroth Principal Planner Project Contact/Applicant Amy Donlan Encompass Engineering and Surveying 165 NE Juniper St, Suite 201, Issaquah, WA 98027 Project Location 11806 SE 192nd St, Renton, WA 98058 (APN 6198400360) The following exhibits are included with the Administrative report: Exhibit 1: Administrative Decision Exhibit 2: Neighborhood Detail Map Exhibit 3: Preliminary Short Plat Exhibit 4: Preliminary Civil Plan Set Exhibit 5: Landscape Plan Exhibit 6: Construction Mitigation Description Exhibit 7: Tree Retention Plan Exhibit 8: Arborist Report, prepared by Layton Tree Consulting, LLC, dated March 27, 2024, Updated December 2, 2024 Exhibit 9: Geotechnical Engineering Study, prepared by Earth Solutions NW, LLC, dated February 21, 2024 Exhibit 10: Preliminary Technical Information Report (TIR), prepared by Encompass Engineering and Surveying, dated January 28, 2025 Exhibit 11: Soos Creek Water and Sewer District Certificates Exhibit 12: Public Comment Email (Edington), dated April 12, 2025 Exhibit 13: Advisory Notes Docusign Envelope ID: B29EB968-C739-45B8-8E1F-7522EE3C1A3A