HomeMy WebLinkAboutD_Admin_Decision_Jones_North_SP_251007_v4_FINALDEPARTMENT OF COMMUNITY
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D_Admin Decision_Jones North SP_250924_v1_FINAL
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: October 8, 2025
Project File Number: PR25-000026
Project Name: Jones Renton Short Plat - North
Land Use File
Number:
LUA25-000108, SHPL-A, MOD
Project Manager: Alex Morganroth, Principal Planner
Owner/Applicant: Park Ave 5 LLC, 4044 148th Ave NE, Redmond, WA 98052
Contact: Kevin Rech / 3412 210th PL NE, Sammamish, WA 98074 /
kevin@cadehillhomes.com
Project Location: 3108 Park Ave N, Renton, WA 98056 (APN 3342103216)
Project Summary: The applicant is requesting preliminary short plat approval and a street
modification to subdivide a property into two (2) lots and two (2) tracts. The
project site is located at 3108 Park Ave N (APN 3342103216). The site totals
approximately 25,700 square feet (0.59 acres) in area, is zoned Residential-6 (R-
6), and has a Comprehensive Plan land use designation of Residential Medium
Density (RMD). The site is vacant. The proposed lots would be approximately
9,215 square feet (Lot 1) and 12,857 square feet (Lot 2) in size. The two (2) tracts
include a 1,951-square-foot driveway tract (Tract A) and 977-square-foot
landscape tract (Tract B). A new single-family home would be constructed on
each of the new lots. Access to the proposed lots would be provided via a new
16-foot (16’) wide private driveway on the south side of the site off of Park Ave N.
The applicant has proposed to remove all four (4) trees located on the site.
Critical areas mapped on the site include regulated slopes, a moderate landslide
hazard area, and the Well 5A Wellhead Protection Area Zone 2. The applicant
submitted a Preliminary Technical Information Report, Tree Assessment, and
Geotechnical Evaluation with the application.
Site Area: 25,700 square feet (0.59 acres)
Docusign Envelope ID: 2F0A5429-73BB-4C2C-8A19-A160486434DB
City of Renton Department of Community & Economic Development
Jones Renton Short Plat - North
Administrative Report & Decision
LUA25-000108, SHPL-A, MOD
Report of October 8, 2025 Page 2 of 24
D_Admin Decision_Jones Short Plat North_250924_v1_FINAL
B. EXHIBITS:
Exhibit 1: Administrative Decision
Exhibit 2: Site Plan
Exhibit 3: Boundary & Topographic Survey
Exhibit 4: Preliminary Tree Retention & Replacement Plan
Exhibit 5: Storm Drainage, Grading, and Utilities Plans
Exhibit 6: Construction Mitigation Description
Exhibit 7: Tree Retention Plan
Exhibit 8: Tree Retention and Credit Worksheet
Exhibit 9: Tree Assessment, dated September 26, 2023
Exhibit 10: Geotechnical Evaluation, prepared by Earth Solutions NW, LLC, dated November
27, 2023
Exhibit 11: Preliminary Technical Information Report (TIR), prepared by CORE Design, Inc.,
dated October 17, 2024
Exhibit 12: Street Modification Request, dated August 24, 2024
Exhibit 13: Fire Lane Modification Request, prepared by CORE Design, Inc., dated July 25,
2025
Exhibit 14: Renton Regional Fire Authority (RRFA) Modification Request Approval
Exhibit 15: Renton School District Letter
Exhibit 16: Advisory Notes
C. GENERAL INFORMATION:
1. Owner(s) of Record: Park Ave 5 LLC, 4044 148th Ave NE, Redmond, WA
98052
2. Zoning Classification: Residential-6 (R-6)
3. Comprehensive Plan Land Use
Designation:
Residential Medium Density (RMD)
4. Existing Site Use: Vacant
5. Critical Areas: Well 5A Wellhead Protection Area Zone 2,
Moderate Landslide Hazard Area, Regulated
Slopes
6. Neighborhood Characteristics:
a. North: Single family residences, R-6 zone and Residential Medium Density (RMD) land
use designation
b. East: Single family residences, R-6 zone and Residential Medium Density (RMD) land
use designation
Docusign Envelope ID: 2F0A5429-73BB-4C2C-8A19-A160486434DB
City of Renton Department of Community & Economic Development
Jones Renton Short Plat - North
Administrative Report & Decision
LUA25-000108, SHPL-A, MOD
Report of October 8, 2025 Page 3 of 24
D_Admin Decision_Jones Short Plat North_250924_v1_FINAL
c. South: Single family residences, R-6 zone and Residential Medium Density (RMD) land
use designation
d. West: Single family residences, R-8 zone and Residential Medium Density (RMD) land
use designation
7. Site Area: 25,700 square feet (0.59 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
Kennydale Annexation A-69-002 2531 12/31/1969
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is an existing 12-inch (12”)
water main located in Park Ave N that can deliver a maximum flowrate of 3,200 GPM. The City
will be installing an 8-inch (8”) water main in Park Ave N as a portion of the Kennydale Reservoir
Offsite Improvements project that will be located near the centerline of the street and runs
parallel with the existing 12-inch (12”) main.
b. Sewer: Sanitary sewer service will be provided by the City of Renton. There is an existing 6-inch
(6”) PVC gravity wastewater main located in Park Ave N.
c. Surface/Storm Water: There are no formal storm drainage improvements located within the
Park Ave N ROW along the site’s frontage.
2. Streets: The proposed project fronts Park Ave N, which is classified as a Collector Arterial with an
existing right-of-way (ROW) width of approximately 50 feet (50’).
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
Docusign Envelope ID: 2F0A5429-73BB-4C2C-8A19-A160486434DB
City of Renton Department of Community & Economic Development
Jones Renton Short Plat - North
Administrative Report & Decision
LUA25-000108, SHPL-A, MOD
Report of October 8, 2025 Page 4 of 24
D_Admin Decision_Jones Short Plat North_250924_v1_FINAL
a. Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
a. Section 4-7-070: Detailed Procedures for Short Subdivisions
6. Chapter 9 Permits – Specific
a. Section 4-9-250 Variances, Waivers, Modifications, and Alternates
7. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on April
24, 2025 and determined the application complete on May 1, 2025.
2. The project site is located at 3108 Park Ave N, Renton, WA 98056 (APN 3342103216).
3. The project site is currently developed with an existing single-family residence and two (2) accessory
structures.
4. Access to both proposed lots would be provided via a 16-foot (16’) wide shared driveway off of Park
Ave N (Exhibit 2).
5. The property is located within the Residential Medium Density (RMD) Comprehensive Plan land use
designation.
6. The site is located within the Residential-6 (R-6) zoning classification.
7. There are four (4) significant trees located on-site, of which the applicant is proposing not to retain
any of the trees (Exhibit 7).
8. The site contains regulated slopes, a moderate landslide hazard area, and is within the Well 5A
Wellhead Protection Area Zone 2.
9. The project site slopes downward in the north and west direction at magnitudes of five to fifteen
percent (5 - 15%) and a vertical relief of about 17 feet (17’) from approximately 219 feet to
approximately 202 feet (219’ - 202’) (Exhibit 3). The applicant did not indicate the amount of cut or fill
proposed.
10. The applicant is proposing to begin construction upon issuance of the land use decision (Exhibit 6).
11. No 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 Medium Density (RMD) on the
City’s Comprehensive Plan Map. The purpose of the RMD designation is to support high-quality,
compact, urban development with access to urban services, transit, and infrastructure, whether
through new development or through infill development. The proposal is compliant with the
following Comprehensive Plan Goals and Policies if all conditions of approval are met:
Docusign Envelope ID: 2F0A5429-73BB-4C2C-8A19-A160486434DB
City of Renton Department of Community & Economic Development
Jones Renton Short Plat - North
Administrative Report & Decision
LUA25-000108, SHPL-A, MOD
Report of October 8, 2025 Page 5 of 24
D_Admin Decision_Jones Short Plat North_250924_v1_FINAL
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; and
• 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-6 (R-6) on the City’s
Zoning Map. Development in the R-6 zone is established for single-family and allows middle housing
where there is land suitable for infill and larger lot development at a moderate density. 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-6 Zone Develop Standards and Analysis
✓
Density: The allowed density in the R-6 zone is a minimum of 3.0 up to a
maximum of 6.0 dwelling units per net acre. Net density is calculated after the
deduction of sensitive areas, areas intended for public right-of-way, and private
access easements. All fractions which result from net density calculations shall
be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56).
Calculations for minimum or maximum density which result in a fraction that is
one-half (0.50) or greater shall be rounded up to the nearest whole number.
Those density calculations resulting in a fraction that is less than one-half (0.50)
shall be rounded down to the nearest whole number.
Staff Comment: The project site has a gross area of 25,700 square feet (0.59
acres). The site is not encumbered by critical areas requiring deduction for
density purposes, and no public right-of-way dedication is proposed. However,
the proposed private access tract (1,951 square feet) and landscape tract (977
square feet), totaling 2,928 square feet, would be deducted from the gross site
area. Therefore, the project site would have a net area of 22,772 square feet (0.52
acres). The proposal for two (2) lots on the 0.52-net-acre site would result in a
net density of 3.85 dwelling units per net acre, which is within the density range
permitted in the R-6 zone.
Compliant if
condition of
Lot Dimensions: The minimum lot size permitted in the R-6 zone is 7,000 square
feet. A minimum lot width of 60 feet is required (70 feet for corner lots) and a
minimum lot depth of 100 feet is required.
Docusign Envelope ID: 2F0A5429-73BB-4C2C-8A19-A160486434DB
City of Renton Department of Community & Economic Development
Jones Renton Short Plat - North
Administrative Report & Decision
LUA25-000108, SHPL-A, MOD
Report of October 8, 2025 Page 6 of 24
D_Admin Decision_Jones Short Plat North_250924_v1_FINAL
approval is
met
The following table identifies the proposed approximate dimensions for Lots 1-2
and the parcel size for Tract A (Access/Utility) and Tract B (Landscape):
Proposed Lot
Parcel Size (sq.
ft.) Lot Width (ft.) Lot Depth (ft.)
Lot 1 (corner lot) 9,215 76 121
Lot 2 (interior lot) 12,857 100 129
Tract A (Driveway
Access/Utility) 1,951 N/A N/A
Tract B (Landscape) 977 N/A N/A
Staff Comment: As proposed, all lots would comply with the minimum width,
depth and size requirements for the R-6 zone. Lot 1 is classified as a corner lot,
abuts a public right-of-way and would have public street frontage to the west
(Park Ave N) and driveway tract frontage to the south. As a result, the new single-
family home would have a primary front yard orientation towards Park Ave N and
a secondary front yard orientation towards the proposed driveway tract to the
south. Lot 2 is classified as an interior lot with no public street frontage. The new
single-family home would be oriented west towards Park Ave N. Therefore, the
front yard of Lot 2 would be oriented to the west facing the new access driveway
and Park Ave N. As a result, 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 and to provide ease of ownership, staff recommends, as a condition of
approval, that the proposed driveway access/utility tract (Tract A) and landscape
tract (Tract B) be combined into a single tract for ease of ownership and long-
term maintenance responsibilities. All lots shall have a common undivided
interest in the combined tract, and a maintenance agreement shall be
established to address all common improvements. A draft maintenance
agreement for the combined tract shall be submitted at the time of Civil
Construction Permit for review and approval by the Development Engineering
Plan Reviewer and the Current Planning Project Manager.
Compliant if
conditions of
approval are
met
Setbacks: The required setbacks in the R-6 zone are as follows: front yard is 25
feet, side yard is combined 15 feet with not less than 5 feet on either side,
secondary front yard (applies to corner lots) is 2 feet, and the rear yard is 25 feet.
Staff Comment: As shown on the preliminary short plat (Exhibit 2), the proposed
lots provide adequate area for compliance with the required setback areas and
bulk standards of the R-6 zone. Lot 1 has street frontage on Park Ave N. To ensure
appropriate neighborhood scale and compatibility with existing development
patterns along Park Ave N, as well as to provide a visually engaging frontage along
this street, staff recommends, as a condition of approval, that the future dwelling
on Lot 1 be designed with its primary pedestrian entry oriented towards Park Ave
N. Compliance with the orientation requirement shall be demonstrated on the
Building Permit plans and verified prior to issuance of a Building Permit for Lot 1.
Compliance with the setback requirements for the individual homes would be
Docusign Envelope ID: 2F0A5429-73BB-4C2C-8A19-A160486434DB
City of Renton Department of Community & Economic Development
Jones Renton Short Plat - North
Administrative Report & Decision
LUA25-000108, SHPL-A, MOD
Report of October 8, 2025 Page 7 of 24
D_Admin Decision_Jones Short Plat North_250924_v1_FINAL
verified at the time of Building Permit review.
Compliance
not yet
demonstrated
Building Standards: The R-6 zone has a maximum building coverage of 40% and
a maximum impervious surface coverage of 55%. In the R-6 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.
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:
Docusign Envelope ID: 2F0A5429-73BB-4C2C-8A19-A160486434DB
City of Renton Department of Community & Economic Development
Jones Renton Short Plat - North
Administrative Report & Decision
LUA25-000108, SHPL-A, MOD
Report of October 8, 2025 Page 8 of 24
D_Admin Decision_Jones Short Plat North_250924_v1_FINAL
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 4) prepared
by CORE Design, Inc. The landscape plan includes a planting strip between the
curb and sidewalk along Park Ave N that would have a width of eight feet (8’). A
planting strip with a block wall is proposed between the paved portion of the
driveway tract and the parcel to the south. Two (2) Eastern redbud trees, an
approved street tree species, are proposed in the planter strip adjacent to
proposed Lot 1. Six (6) silver linden trees are proposed in the planting strip
adjacent to the driveway tract (identified as Tract B) and would help screen the
driveway access tract from the abutting property to the south. The proposed
ground cover within the street planting strip is showy fleabane.
The landscape plan also included a ten-foot (10’) wide on-site landscape strip
along Park Ave N. The ten-foot (10’) landscape strip would be planted with trees
and 180 unidentified shrubs and groundcover as shown on the Landscape Plan
(Exhibit 5). Trees proposed within the ten-foot (10’) on-site landscape strip
include London plane and silver linden species.
In order to ensure compliance with the landscape standards prior to
construction, 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 identify individual plant species and quantities in
all landscaped areas of the site, as well as the street planter strip, 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.
Docusign Envelope ID: 2F0A5429-73BB-4C2C-8A19-A160486434DB
City of Renton Department of Community & Economic Development
Jones Renton Short Plat - North
Administrative Report & Decision
LUA25-000108, SHPL-A, MOD
Report of October 8, 2025 Page 9 of 24
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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: A Tree Retention Plan (Exhibit 7) and Tree Assessment (Exhibit
9) were included with the project application materials. According to the
documents, four (4) trees were inventoried for the proposed project. All four (4)
trees are proposed for removal and include a landmark Western red cedar (40.4
caliper-inch), a Scots pine (20.6 caliper-inch), an Italian plum (13.5 caliper-inch),
and a Blue spruce (14.4 caliper-inch). Based on the 30 percent (30%) tree
retention requirement, a total of 1.2 trees must be retained, rounded down to one
(1). The applicant is proposing to retain no trees (Exhibits 7 and 8). The
applicant’s proposed retention rate of 0% does not comply with the required
retention rate in RMC 4-4-130. There appears to be two (2) potentially viable trees
including both the Blue spruce adjacent to the paved portion of the driveway
tract and the landmark Western red cedar near the southwest corner of the site.
Therefore, staff recommends, as a condition of approval, the applicant shall
retain at least one (1) tree in order to comply with the 30 percent (30%) tree
retention requirement, 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 viable tree(s).
The project site has a net site area of 25,700 square feet (0.51 acres). Based on
a net developable area of 0.51 acres, a total of 15 (rounded down from 15.3) tree
credits would be required on the project site (0.51 acres x 30 tree credits/ac =
15.3 tree credits). The 21 new trees (12 large species and 9 small species) that
the applicant is proposing to plant would result in a total of 26.25 tree credits on
the project site, which would comply with minimum tree credit requirements.
✓
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.
Compliance
not yet
demonstrated
Fences and Retaining Walls: In any residential district, the maximum height of
any fence, hedge or retaining wall shall be seventy two inches (72"). Except in the
front yard and side yard along a street setback where the fence shall not exceed
forty eight inches (48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of
retaining walls abutting public rights-of-way.
Docusign Envelope ID: 2F0A5429-73BB-4C2C-8A19-A160486434DB
City of Renton Department of Community & Economic Development
Jones Renton Short Plat - North
Administrative Report & Decision
LUA25-000108, SHPL-A, MOD
Report of October 8, 2025 Page 10 of 24
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Staff Comment: Block walls are proposed within Tract B and within future Lot 1.
None of the wall heights exceed four feet (4’) in height and all walls. Compliance
with the wall height and setback requirements would be verified at the time of
formal Civil and Building Permit reviews.
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 in order to enhance quality of life by encouraging new residential development
to produce beautiful neighborhoods of well-designed homes, and to mitigate adverse impacts of
density for the neighborhood and the surrounding community. 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. One (1) out of every four (4) abutting lots on a street frontage shall provide
a lot width variation of at least ten feet (10') minimum, 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 19, Availability and
Impact on Public Services.
Compliance
not yet
demonstrated
Garages: All of the following are required:
1. 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;
2. For corner lots, attached garages shall not be located on the building corner
that fronts two streets (public street, private street, or shared driveway); and
3. Garage doors shall contain a minimum of thirty percent (30%) glazing
and/or architectural detailing (e.g., trim and hardware).
Additionally, one of the following is required:
Docusign Envelope ID: 2F0A5429-73BB-4C2C-8A19-A160486434DB
City of Renton Department of Community & Economic Development
Jones Renton Short Plat - North
Administrative Report & Decision
LUA25-000108, SHPL-A, MOD
Report of October 8, 2025 Page 11 of 24
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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.
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: All of the following are required:
1. All ground-related dwelling units shall provide a covered porch entry with a
minimum depth of five feet (5'), unless the dwelling units are accessed entirely
from an internal common corridor, in which case the shared entry shall feature
a covered porch with a minimum depth of five feet (5');
2. Entries shall be a minimum height of twelve inches (12") above grade;
3. Entries shall take access from and face a street, park, common green,
pocket park, pedestrian easement, or open space; and
4. Ground-related units that front two (2) streets shall engage both streets
utilizing design features that wrap the corner of the building, such as a
wraparound porch or pergola.
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 west towards the new public street,
the south side of the home on Lot 1 would also face the driveway tract and
therefore “front” facade design elements would be expected. Therefore, staff
recommends as a condition of approval, that the south facade of the future home
constructed on Lot 1 shall incorporate a primary entry and facade design
elements consistent with the primary entry standards of RMC 4-2-115E.1. These
design elements should include architectural detailing, windows, trim, and
materials that create a visually prominent and pedestrian-friendly frontage on
both facades (south and west) visible from the public right-of-way. Compliance
shall be demonstrated with Building Permit submittals and shall be reviewed and
approved prior to Building Permit issuance for Lot 1.
Compliance
not yet
demonstrated
Facade Modulation: Building facades that front a shared driveway, public
street, park, common green, pocket park, pedestrian easement, or open space
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shall provide at least one (1) articulation or change in plane of at least two feet
(2') in depth, with a width no less than ten feet (10’).
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.
Windows and doors shall constitute a minimum of twenty percent (20%) of the
secondary front facade when the home is located on a corner lot; and
Sliding glass doors are not permitted along a frontage elevation or an elevation
facing a pedestrian easement.
Staff Comment: Compliance for this standard would be verified at the time of
Building Permit review. It should be noted that both the south and west facades
of the new home on proposed Lot 1 would be required to incorporate windows
and doors at a rate of 25 percent (25%) along Park Ave N and 20 percent 20%
along the driveway access, or obtain an approved modification issued at the
discretion of staff.
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,
and character.
2. Abutting, adjacent, and diagonal dwelling shall have differing architectural
elevations.
3. No more than two (2) of the same model and elevation shall be built on the
same block frontage, or within the same cluster (when applicable).
Staff Comment: Compliance for this standard would be verified at the time of
Building Permit review.
Compliance
not yet
demonstrated
Roofs: Both of the follow are required:
1. A variety of roofing colors shall be used within a development and all roof
material shall be fire retardant;
2. Single-family residential subdivisions and cottage housing developments
shall use a variety of roof forms, appropriate to the style of the home.
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.
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Jones Renton Short Plat - North
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Staff Comment: Compliance for this standard would be verified at the time of
Building Permit review.
Compliance
not yet
demonstrated
Architectural Detailing: Architectural detailing shall be provided in a manner
appropriate to the architectural character of the home.
All of the following is required:
1. Three and one-half inches (3 1/2") minimum trim surrounding all windows
and detailing all doors;
2. If only one (1) siding material is used on any building facade 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;
3. At least one (1) of the following architectural details shall be provided on
each home: dormers, shutters, knee braces, flower boxes, or columns;
4. Where siding is used, metal corner clips or corner boards shall be used and
shall be at minimum two and one-half inches (2 1/2") in width and painted; and
5. If columns are used, they shall be round, fluted, or strongly related to the
home’s architectural style. Posts (6" x 6") may be allowed if chamfered and/or
banded. Exposed posts (6" x 6" or smaller) are prohibited.
Staff Comment: Compliance for this standard would be verified at the time of
Building Permit review.
Compliance
not yet
demonstrated
Color Palettes: For subdivisions and short plats, a diverse palette of colors shall
be used on homes throughout the community to reduce monotony of color or
tone.
Additionally, all of the following are required:
1. Color palettes for all new buildings, coded to the building elevations, shall
be submitted for approval;
2. For detached dwellings (excluding ADUs), abutting, adjacent, and diagonal
homes shall be of differing color;
3. To differentiate same models and elevations within a development,
different colors shall be used;
4. Multiple colors on buildings shall be provided; and
5. Gutters and downspouts shall be integrated into the color scheme of the
building and be painted to match the trim color, or an integral color of the home.
Staff Comment: Compliance for this standard would be verified at the time of
Building Permit review.
Compliance
not yet
demonstrated
Building Materials: A diversity of building materials, appropriate to the
architectural character of the home, shall be used to add visual interest and
reduce monotony.
All of the following are required:
1. Buildings shall incorporate a minimum of two (2) differing siding materials
(horizontal siding and shingles, siding and masonry or masonry-like material,
Docusign Envelope ID: 2F0A5429-73BB-4C2C-8A19-A160486434DB
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etc.) on street-facing facades. One (1) alternative siding material must
comprise a minimum of thirty percent (30%) of the street-facing facade;
2. Material transitions or changes shall not occur at an exterior corner, but
shall wrap the corner no less than twenty-four inches (24"). The material
change shall occur at an internal corner or a logical transition, such as aligning
with a window edge or chimney;
3. Acceptable exterior wall materials include: wood, cement fiberboard,
stucco, stone, and standard sized brick ((3 1/2" x 7 1/2") or (3 5/8" x 7 5/8")); and
4. Simulated stone, wood, or brick may be used only for detailing and not for
the primary form of the building.
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
✓
Geologically Hazardous Areas: Based upon the results of a geotechnical report
and/or independent review, conditions of approval for developments may include
buffers and/or setbacks from buffers. A standard 15-foot building setback is
required for all structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High
Landslide Hazard Areas.
Staff Comment: Regulated slopes and a moderate landslide hazard are located on
the site. Therefore, the applicant submitted a Geotechnical Evaluation, prepared
by Earth Solutions NW, LLC, dated November 27, 2023 (Exhibit 10), with the project
application materials. The report documents subsurface exploration consisting of
four (4) test pits excavated on-site. Subsurface conditions generally consisted of
topsoil underlain by loose to dense poorly graded sand with silt, silty sand, and
sandy silt consistent with Vashon recessional outwash deposits. Seasonal
groundwater seepage was not observed at the time of exploration but evidence of
perched water was noted at depths of approximately two and one-half feet to five
feet (2.5’ – 5’) below grade, indicating the potential for seasonal groundwater
fluctuations.
The geotechnical report concludes that the site is suitable for development with
conventional spread and continuous footing foundations bearing on competent
native soils or new structural fill, with an allowable bearing capacity of 2,500 psf.
Anticipated settlement is less than one inch (1”), with differential settlement of
approximately one-half inch (1/2”). Infiltration is considered generally feasible,
with a recommended preliminary long-term design rate of one inch (1”) per hour,
provided that adequate separation from seasonal high groundwater and
impermeable layers can be achieved.
Liquefaction susceptibility is considered low due to soil density and absence of a
shallow groundwater table. The report provides recommendations for structural
fill, temporary and permanent slope design, slab-on-grade construction, retaining
Docusign Envelope ID: 2F0A5429-73BB-4C2C-8A19-A160486434DB
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walls, seismic design parameters, and drainage measures including footing
drains. Staff recommends that the applicant comply with all recommendations
contained in the geotechnical report. Final review of infiltration feasibility, slope
stability, and foundation subgrades would occur at the time of Civil Construction
Permit review.
✓
Wellhead Protection Areas:
Staff Comment: The COR mapping system has identified the site as being located
in the Wellhead Protection Area Zone 2 (Well 5A). 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
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.
Alley access is the preferred street pattern for all new residential development. All
new residential development in an area that has existing alley(s) shall utilize alley
access. New residential development in areas without existing alleys shall utilize
alley access for interior lots. If the developer or property owner demonstrates that
alley access in not practical, the use of alley(s) may not be required. The City will
consider the following factors in determining whether the use of alley(s) in not
practical:
a. Size: The new development is a short plat.
b. Topography: The topography of the site proposed for development is not
conducive for an alley configuration.
c. Environmental Impacts: The use of alleys would have more of a negative
impact on the environment than a street pattern without alleys.
d. If site characteristics allow for the effective use of alleys.
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 a 1,951-square-foot shared driveway
tract, 16 feet (16’) in width, along the south side of the property to provide access
to Lots 1 and 2 from Park Ave N. RMC 4-6-060J.1 expressly provides as follows:
Where permitted, shared driveways may be allowed for access to four (4) or fewer
residential lots, provided that: a) at least one (1) of the four (4) lots abuts a public
right-of-way and the street frontage of the lot is equal to or greater than the lot width
requirement of the zone; b) the subject lots are not created by a subdivision of ten
(10) or more lots; c) a public street is not anticipated by the City of Renton to be
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necessary for existing or future traffic and/or pedestrian circulation through the
short subdivision or to serve adjacent property; d) the shared driveway would not
adversely affect future circulation to neighboring properties; e) the shared
driveway is no more than 300 feet (300’) in length; and f) the shared driveway poses
no safety risk and provides sufficient access for emergency vehicles and
personnel. The proposal complies with these standards, as Lot 1 maintains
frontage on Park Ave N, the shared driveway length is less than 300 feet (300’)
(approximately 122 feet [122’] in length), and adequate access for emergency
vehicles is provided.
The applicant submitted a Variance Request to the Renton Regional Fire Authority
(RRFA) as part of the land use application in order to reduce the paved width of the
shared driveway from 20 feet (20’) to 16 feet (16’) (Exhibit 13). RRFA has approved
the variance to allow the reduction with a condition of approval (Exhibit 14). See
FOF 19, Police and Fire for additional analysis and recommended condition of
approval.
The project includes frontage along Park Ave N. Required frontage improvements
consist of pavement restoration as needed to meet City standards, as well as
installation of curb, gutter, planter strip, and sidewalk consistent with RMC 4-6-
060. Any necessary right-of-way dedication shall be provided to accommodate the
full improvement section.
Driveways shall be designed in accordance with RMC 4-4-080, and a public access
and utility easement shall be recorded over the proposed shared driveway tract.
The applicant shall also record a note on the face of the plat executing a shared
maintenance agreement establishing equal ownership and maintenance
responsibilities for Tract A. A draft version of the agreement shall be submitted for
review and approval by the Current Planning Project Manager prior to short plat
recording.
To ensure circulation consistency and to reduce the number of driveway curb cuts
onto Park Ave N, staff recommends as a condition of approval, Lots 1 and 2 shall
take access exclusively from the shared driveway tract, and that no additional curb
cuts onto Park Ave N be permitted. The restriction shall be recorded on the face of
the 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.
✓
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-6 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
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street curve or the turning circle of cul-de-sac (radial lots), which shall be a
minimum of thirty five feet (35').
No residentially zoned lot shall have a depth-to-width ratio greater than four-to-
one (4:1).
Flag lots may be permitted for new plats to achieve the minimum density within
the Zoning Code when there is no other feasible alternative to achieving the
minimum density.
Staff Comment: The proposed lots would comply with the minimum area and
dimensional standards of the R-6 zone (see FOF 14, Zoning Development Standard
Compliance). The lots are rectangular in shape. As previously conditioned above
(see FOF 15: Design Standards), the primary entrances of the new residence to be
constructed on proposed Lot 1 would be oriented to the west towards the new
public street, but “front” facade design elements would be required on the south
facade facing the proposed driveway access.
Complaint if
Modification
approved
under FOF
18
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: Frontage improvements would be required along the site’s Park
Ave N frontage. To meet the City’s complete street standards for Collector Arterial
streets, the minimum ROW width would be 83 feet (83’) requiring a ROW
dedication of up to 16.5 feet (16.5’). The applicant is proposing a modified street
section for Park Ave N that includes a pavement width of 32 feet (32’) (measured
from the existing west curb line in Park Ave N), an eight-foot (8’) wide planting strip,
a five-foot (5’) wide sidewalk, and a one-half foot (0.5’) wide curb. The proposed
improvements would result in a total ROW width of 57 feet (57’), requiring seven
feet (7’) of ROW dedication, pending final survey. On-street parking is provided
along the development side of Park Ave N to include one (1) parking lane. The
applicant submitted a request for a street modification to reduce the width of ROW
dedication from 16.5 feet (16.5’) to seven feet (7’). Staff is supportive of the
modification request. See FOF 18, Modification Analysis for additional
information.
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.
Staff Comment: The proposed short plat is compatible with the surrounding land
uses. The site is zoned Residential-6 (R-6) and is surrounded by existing single-
family residential development to the north, south, east, and west. Park Ave N
borders the site to the west, providing public access to the existing parcel. The
proposed lot sizes are consistent with the character of the surrounding
neighborhood and meet the minimum lot size requirements of the R-6 zone. The
proposed density of 3.85 du/ac falls within the allowable range of this medium
density zone. The proposed residential lots and driveway access/landscape
tract(s) would maintain the mid-density residential character and are not
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anticipated to create any land use conflicts with abutting or adjacent properties in
the Kennydale Community Planning Area.
18. Modification Analysis: The applicant is requesting a street modification from RMC 4-6-060F.2,
Street Standards, for Park Ave N (Exhibit 12). Specifically, the applicant is proposing the following
modification: modify the Collector Arterial Street standard along the subject property portion of Park
Ave N. The alternative public street section includes a ROW width of 57 feet (57’) with a pavement
width of 18 feet (18’) (measured from the right of way centerline), a ten-foot (10’) wide travel lane, an
eight-foot (8’) wide parking lane, a one-half-foot (0.5’) wide curb, an eight-foot (8’) wide planting strip,
a five-foot (5’) wide sidewalk and a one-half foot (0.5’) clear space behind the sidewalk. Dedication
of approximately seven feet (7’) would be required pending final survey. The proposal is compliant
with the following modification criteria, pursuant to RMC 4-9-250D.2, and all conditions of approval
are met. Therefore, staff is recommending approval of the requested modification, subject to
conditions as noted below:
Compliance Modification Criteria and Analysis
✓
a. Substantially implements the policy direction of the policies and objectives of
the Comprehensive Plan Land Use Element and the Community Design
Element and the proposed modification is the minimum adjustment necessary
to implement these policies and objectives.
Staff Comment: The Comprehensive Plan’s Land Use Element Goal LU-B is to
“Support the development of Renton as a Regional Growth Center, consistent with
VISION 2050, to foster compact, pedestrian-oriented, mixed-use development to
meet the demands of population and employment growth while also increasing
transportation efficiency and reducing negative environmental impacts”.
Staff concurs the proposed street modification implements the policy direction of
the Comprehensive Plan and is the minimum adjustment necessary. Community
design aspects of the Comprehensive Plan address walkable neighborhoods,
safety, and shared uses. The intent of the policy is to promote new development
with walkable places that support grid and flexible grid street and pathway
patterns, and are visually attractive, safe, and healthy environments. The existing
character of Park Ave N in the vicinity of the project is much more of a neighborhood
street, with primarily existing single-family residences on both sides of the street
and it would be inappropriate to provide the standard Collector Arterial section in
this area. Maintaining two (2) travel lanes instead of four (4) retains the more
neighborhood character of the street (with many single-family properties with
frontage on Park Ave N) instead of a technical arterial classification. Further, the
modified street includes a planting strip and sidewalk consistent with residential
street standards and therefore the requested modification from the Collector
Arterial standard is consistent with the policy guidelines noted above.
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✓
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based
upon sound engineering judgment.
Staff Comment: City staff has reviewed Park Ave N and the surrounding area and
have determined that a modified Residential Access Street section is suitable for
this location on Park Ave N. Staff concurs the proposed street modification request
achieves these standards as follows:
• Safety: The proposed street modification does not have a negative impact on
street safety. Although Park Ave N is classified as Collector Arterial, the volume of
traffic is more consistent with the traffic volume of a Residential Access street.
Modifying the street section from Collector Arterial to Residential Access standard
would not impact the safety function of the road. The applicant is still required to
install safety elements like curbs, planters, sidewalks, and ADA ramps to provide
a safety buffer for pedestrians and provide a continuous path of travel. These
improvements are consistent with code requirements and provide a safer street
section for both traffic and pedestrians.
• Function/Appearance: The proposed street modification would provide an ADA
accessible sidewalk and ADA ramps fronting the property, meeting the plan goals
of providing a pedestrian oriented space.
• Environmental Protection: The proposed modification reduces the street
section, thus minimizing the overall disturbance in the ROW reducing the
environmental impact associated with roadwork. Further, the modified street
section would result in less impervious surface which reduces the surface water
runoff and pollutant load associated with roadways.
• Maintainability: The modified street section reduces overall paved surface area,
thus reducing the City’s future maintenance costs.
✓
c. Will not create substantial adverse impacts to other property(ies) in the
vicinity.
Staff Comment: Staff has not identified adverse impacts to other properties from
the requested street modification. See also comments under criterion ‘b’.
✓ d. Conforms to the intent and purpose of the Code; and.
Staff Comment: See comments under criterion ‘b’.
✓ e. Can be shown to be justified and required for the use and situation intended.
Staff Comment: See comments under criterion ‘b’.
19. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Compliant
if Condition
of Approval
is met
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.
Docusign Envelope ID: 2F0A5429-73BB-4C2C-8A19-A160486434DB
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Staff Comment: The applicant submitted a variance request to reduce the paved
width of the driveway tract from 20 feet (20’) to 16 feet (16’) (Exhibit 13). The
applicant contends that a modification request to RMC 4-4-080F.6 is warranted to
reduce the minimum required fire lane width for the proposed private access road
from 20 feet (20’) to 16 feet (16’). The applicant notes that the request represents
the minimum adjustment necessary to implement the Comprehensive Plan
policies and that the modified design would continue to satisfy the objectives of
safety, function, and maintainability intended by the Code. The proposed 16-foot
(16’) access would maintain the required 13.5-foot (13.5’) vertical clearance, be
constructed of asphalt or concrete capable of supporting a 30-ton fire apparatus,
and would include fire lane signage and identification. In addition, each of the new
single-family homes would be equipped with sprinklers, and fire hoses from
apparatuses can reach the rear of both homes.
The applicant further contends that the modification would not create substantial
adverse impacts to surrounding properties, conforms to the intent and purpose of
the Code by providing an equivalent measure of safety to the prescriptive standard,
and is justified for the situation as designed. The combination of fire lane
improvements, sprinklers, and apparatus access demonstrates that the reduced
width can provide the same level of protection as a 20-foot (20’) wide lane.
The Renton Regional Fire Authority (RRFA) has approved the modification request
to allow the reduced fire lane width if all new homes in the short plat incorporate
sprinklers (Exhibit 14). Therefore, staff recommends a condition of approval, all
new single-family residences within the short plat shall be equipped with fire
sprinklers in compliance with applicable building and fire codes.
✓
Schools: It is anticipated that the Renton School District can accommodate any
additional students generated by this proposal at the following schools: Kennydale
Elementary, Risdon Middle School and Hazen High School (Exhibit 15). Any new
students from the proposed development would be bussed to their respective
schools. The bus stop is located approximately 0.5 miles from the project site at N
30th St and Park Ave N. The proposed project includes the installation of frontage
improvements along the Park Ave N frontage, including sidewalks. Students would
walk south along Park Ave N within the existing paved shoulder on the east side of
the street until reaching the bus top at the intersection of Park Ave N and N 30th St.
The intersection at Park Ave N and N 30th St is a four-way stop and provides
crosswalks.
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 $1,003.00 (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
single-family Park Impact Fee is assessed at $3,276.44, however the Park Impact
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.
Docusign Envelope ID: 2F0A5429-73BB-4C2C-8A19-A160486434DB
City of Renton Department of Community & Economic Development
Jones Renton Short Plat - North
Administrative Report & Decision
LUA25-000108, SHPL-A, MOD
Report of October 8, 2025 Page 21 of 24
D_Admin Decision_Jones Short Plat North_250924_v1_FINAL
Staff Comment: A Preliminary Technical Information Report (TIR), prepared by
CORE Design, Inc., dated October 17, 2024 (Exhibit 11), and a Geotechnical
Evaluation, prepared by Earth Solutions NW, LLC, dated November 27, 2023
(Exhibit 10), were submitted with the project application materials. The
geotechnical report indicates that infiltration is generally feasible on the site, with
design and construction to follow the recommendations of the report.
The project site is located within the East Lake Washington drainage basin and falls
under the Peak Rate Flow Control Standard (matching existing site conditions) as
identified in the 2022 City of Renton Surface Water Design Manual (RSWDM). The
TIR is subject to a full drainage review addressing Core Requirements 1 through 9
and applicable Special Requirements (Exhibit 16). A Level 1 downstream analysis
was included. The applicant has requested an exemption from Core Requirement
#3 (flow control facility) on the basis that the project would generate less than a
0.15 cfs increase in the 100-year peak flow over existing conditions. Staff concurs
with this preliminary exemption based on the conceptual plan but notes that final
confirmation would occur during Civil Construction Permit review.
No conveyance system analysis was provided with the preliminary submittal; a full
backwater and conveyance system capacity analysis will be required with the Civil
Construction Permit. A Construction Stormwater Pollution Prevention Plan
(CSWPP) and a Maintenance and Operations Manual must also be provided at that
time. With respect to Core Requirement #8 (water quality), the TIR states the
project will add less than 5,000 square feet of new plus replaced pollution-
generating impervious surface, and is therefore exempt from water quality
treatment requirements. Staff concurs with the exemption but will reevaluate
compliance at the construction permit stage.
Appropriate on-site Best Management Practices (BMPs), such as infiltration
facilities and soil amendments, would be required in order to mitigate runoff to the
maximum extent feasible. Because the site lies within Aquifer Protection Area
(APA) Zone 2, infiltration systems may require liners in accordance with RSWDM
Sections 6.2.4 and 1.2.4.3. Infiltration facilities must not be located within 50 feet
(50’) of a steep slope, erosion hazard, or landslide hazard area.
The development is subject to Surface Water System Development Charges
(SDCs). As of 2025, the stormwater SDC fee is $0.94 per square foot of new
impervious surface, with a minimum of $2,350, assessed on frontage, streets,
parking, and sidewalks. In addition, each new single-family residence will be
charged $2,350 per lot. Fees are payable at the time of Civil Construction Permit
issuance and are not vested to the rates in effect at land use approval.
✓
Water: There is an existing 12-inch (12”) water main located in Park Ave N that can
deliver a maximum flow capacity of 3,200 GPM (Exhibit 16). The City is installing an
eight-inch (8”) water main in Park Ave N as a portion of the Kennydale Reservoir
Offsite Improvements that will be located near the centerline of the street and runs
parallel with the existing 12-inch (12”) main. Per city code, a new one-inch (1”)
water service and meter is required for each of the two (2) lots. The 2025 Water
System Development Charge (SDC) would be applicable for each proposed one-
inch (1”) domestic water service at $5,025.00 per meter. Credit for the existing
meter to be cut and capped would be applicable.
Docusign Envelope ID: 2F0A5429-73BB-4C2C-8A19-A160486434DB
City of Renton Department of Community & Economic Development
Jones Renton Short Plat - North
Administrative Report & Decision
LUA25-000108, SHPL-A, MOD
Report of October 8, 2025 Page 22 of 24
D_Admin Decision_Jones Short Plat North_250924_v1_FINAL
✓
Sanitary Sewer: There is an existing six-inch (6”) PVC gravity wastewater main
located in Park Ave N (Exhibit 16). There are sewer stubs extending onto the
property from both sewer mains. The existing side sewers would be required to be
cut and capped. However, the existing sewer stubs can be used for the
development if the proposed lot layout provides gravity service to the stubs. New
side sewers shall be installed to serve each individual lot.
The 2025 Water System Development Charge (SDC) would be applicable for each
proposed one-inch (1”) domestic water service at $4,025.00 per meter.
I. CONCLUSIONS:
1. The subject site is located in the Residential Medium Density (RMD) 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 in the Residential-6 (R-6) 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. Compliance with the Residential Design and Open Space Standards could not yet be demonstrated
but would be verified at the time of formal Building Permit application review, 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 and FOF 19.
7. The proposed street modification complies with the modification criteria as established by City
Code, see FOF 18.
8. There are safe walking routes to the school bus stop, see FOF 19.
9. There are adequate public services and facilities to accommodate the proposed short plat, see FOF
19.
10. Key features integral to this project include the creation of two (2) new single-family residential lots
in the R-6 zone with shared access and landscaping consolidated into a single tract for ease of
ownership and long-term maintenance, the orientation of the primary pedestrian entry of the future
home on Lot 1 toward Park Ave N to reinforce neighborhood character and promote cohesive
streetscape design, and stormwater management utilizing on-site infiltration facilities consistent
with geotechnical recommendations and Wellhead Protection Area Zone 2 requirements.
Docusign Envelope ID: 2F0A5429-73BB-4C2C-8A19-A160486434DB
City of Renton Department of Community & Economic Development
Jones Renton Short Plat - North
Administrative Report & Decision
LUA25-000108, SHPL-A, MOD
Report of October 8, 2025 Page 23 of 24
D_Admin Decision_Jones Short Plat North_250924_v1_FINAL
J. DECISION:
The Jones Renton Short Plat - North, File No. LUA25-000108, SHPL-A, MOD, as depicted in Exhibit 2, is
approved and is subject to the following conditions:
1. The proposed driveway tract (Tract A) and landscape tract (Tract B) shall be combined into a single
tract for ease of ownership and long-term maintenance responsibilities. All lots shall have a
common undivided interest in the combined tract, and a maintenance agreement shall be
established to address all common improvements. A draft maintenance agreement for the
combined tract 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.
2. The future dwelling on Lot 1 shall be designed with its primary pedestrian entry oriented towards
Park Ave N. Compliance with the orientation requirement shall be demonstrated on the Building
Permit plans and verified prior to issuance of a Building Permit for Lot 1.
3. A detailed landscape plan shall be submitted at the time of Civil Construction Permit review. The
detailed landscape plan shall identify individual plant species and quantities in all landscaped
areas of the site, as well as the street planter strip, and shall be submitted to the Current Planning
Project Manager for review and approval prior to the issuance of a Civil Construction Permit.
4. The applicant shall retain at least one tree 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 the trees.
5. The south facade of the future home constructed on Lot 1 shall incorporate primary entry and
façade design elements consistent with the primary entry standards of RMC 4-2-115E.1, including
architectural detailing, windows, trim, and materials that create a visually prominent and
pedestrian-friendly frontage on both façades (south and west) that are visible from the public
right-of-way. Compliance shall be demonstrated with Building Permit submittals and shall be
reviewed and approved prior to Building Permit issuance for Lot 1.
6. Lots 1 and 2 shall take access exclusively from the shared driveway tract, and no additional curb
cuts onto Park Ave N shall be permitted. The restriction shall be recorded on the face of the plat.
7. All new single-family residences within the short plat shall be equipped with fire sprinklers in
compliance with applicable building and fire codes.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Matthew Herrera, Planning Director Date
TRANSMITTED on October 8, 2025 to the Owner/Applicant/Contact:
Owner/Applicant: Contact:
Park Ave 5 LLC
4044 148th Ave NE
Redmond, WA 98052
Kevin Rech
3412 210th PL NE
Sammamish, WA 98074
Docusign Envelope ID: 2F0A5429-73BB-4C2C-8A19-A160486434DB
for
10/8/2025 | 8:32 AM PDT
City of Renton Department of Community & Economic Development
Jones Renton Short Plat - North
Administrative Report & Decision
LUA25-000108, SHPL-A, MOD
Report of October 8, 2025 Page 24 of 24
D_Admin Decision_Jones Short Plat North_250924_v1_FINAL
TRANSMITTED on October 8, 2025 to the Parties of Record:
None
TRANSMITTED on October 8, 2025 to the following:
Gina Estep, CED Administrator
Brianne Bannwarth, Development Engineering 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 October 22, 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 4-7-070M.
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: 2F0A5429-73BB-4C2C-8A19-A160486434DB
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Jones Renton Short Plat - North
Land Use File Number:
LUA25-000108, SHPL-A, MOD
Date of Report
October 8, 2025
Staff Contact
Alex Morganroth
Principal Planner
Project Contact
Kevin Rech
3412 210th PL NE
Sammamish, WA 98074
Project Location
3108 Park Ave N,
Renton, WA 98056 (APN
3342103216)
The following exhibits are included with the Administrative report:
Exhibit 1: Administrative Decision
Exhibit 2: Site Plan
Exhibit 3: Boundary & Topographic Survey
Exhibit 4: Preliminary Tree Retention & Replacement Plan
Exhibit 5: Storm Drainage, Grading, and Utilities Plans
Exhibit 6: Construction Mitigation Description
Exhibit 7: Tree Retention Plan
Exhibit 8: Tree Retention and Credit Worksheet
Exhibit 9: Tree Assessment, dated September 26, 2023
Exhibit 10: Geotechnical Evaluation, prepared by Earth Solutions NW, LLC, dated November
27, 2023
Exhibit 11: Preliminary Technical Information Report (TIR), prepared by CORE Design, Inc.,
dated October 17, 2024
Exhibit 12: Street Modification Request, dated August 24, 2024
Exhibit 13: Fire Lane Modification Request, prepared by CORE Design, Inc., dated July 25,
2025
Exhibit 14: Renton Regional Fire Authority (RRFA) Modification Request Approval
Exhibit 15: Renton School District Letter
Exhibit 16: Advisory Notes
Docusign Envelope ID: 2F0A5429-73BB-4C2C-8A19-A160486434DB