HomeMy WebLinkAboutD_Renton_Highlands_Short_Plat_FINALDEPARTMENT OF COMMUNITY
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Project Location Map
D_Renton Highlands_Short_Plat_FINAL
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: November 4, 2025
Project File Number: PR24-000023
Project Name: Renton Highlands Short Plat
Land Use File
Number:
LUA24-000078, SHPL-A, ECF, MOD
Project Manager: Jill Ding, Senior Planner
Owner: Amin Gilani, 4019 176th Ave SE, Bellevue, WA 98008
Applicant/Contact: Hamid Korasani, Sazei Design Group, LLC, 6608 110th Ave NE, Kirkland, WA
98033
Project Location: 5815 NE 8th St, Renton, WA 98059 (APN 1123059068)
Project Summary: The applicant is requesting Preliminary Short Plat approval, Street Modification
approval, and Environmental (SEPA) Review to subdivide a property into six (6)
residential lots and two (2) tracts. The project site (Tax Parcel 1123059068) is
located at 5815 NE 8th St and totals approximately 84,070 square feet (1.93
acres) in area and is zoned Residential-4 (R-4). The project site slopes down to
the east gently. The proposed residential lots range in size from 9,010 square feet
to 9,596 square feet in area. Tract A is proposed as a 12,708-square-foot
combination stormwater and shared driveway tract and Tract B is proposed as a
3,329-square-foot tree retention tract. The property is bordered to the north by
NE 8th St. The applicant is requesting a Street Modification to reduce the amount
of right-of-way dedication needed to complete the roadway improvements on NE
8th St. Access to the site is proposed via a new half street extension of Pasco Pl
NE and a shared driveway with a hammerhead turnaround. Two (2) wetlands
have been identified on the project site. Wetland A is a 522-square-foot Category
IV wetland located on the southeast portion of the site, and Wetland B is a 469-
square-foot Category IV wetland located on the west portion. Both wetlands
would have a standard buffer of 50 feet (50'). The applicant is proposing to fill
both wetlands and mitigate for the wetland fill through the purchase of credits
from the King County In-Lieu Fee Mitigation Program.
Site Area: 1.93 acres
Docusign Envelope ID: 0506D2D6-E171-4308-9E91-EC7E20D097DF
City of Renton Department of Community & Economic Development
Renton Highlands Short Plat
Administrative Report & Decision
LUA24-000078, SHPL-A, ECF, MOD
Report of November 4, 2025 Page 2 of 26
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B. EXHIBITS:
Exhibits 1-14: ERC Report and Exhibits
Exhibit 15: Administrative Decision
Exhibit 16: SEPA Determination of Non-Significance, dated November 3, 2025
Exhibit 17: Landscape Plan
Exhibit 18: Tree Survey Report, prepared by Lonnson Arbor Care, dated December 14, 2023
Exhibit 19: Geotechnical Report, prepared by Ages Engineering, dated February 8, 2024
Exhibit 20: Drainage Design Report, O&M Manual & SWPP Report, prepared by Deccio
Engineering Inc., dated October 20, 2023, revised December 2, 2024
Exhibit 21: Draft Access Easement Agreement with Dion Coleman
Exhibit 22: Street Standard Modification Request Justification
Exhibit 23: Childs Public Comment Letter, dated March 14, 2025
Exhibit 24: City Response to Ms. Childs Comment Letter, dated April 7, 2025
Exhibit 25: Colleran Public Comment, dated March 18, 2024
Exhibit 26: City Response to Mr. Colleran’s Public Comment, dated December 13, 2024
Exhibit 27: Urban Public Comment, dated October 4, 2025
Exhibit 28: City Response to Mr. Urban’s Public Comment, dated October 9, 2025
C. GENERAL INFORMATION:
1. Owner(s) of Record: Amin Gilani
4019 176th Ave SE
Bellevue, WA 98008
2. Zoning Classification: Residential-4 (R-4)
3. Comprehensive Plan Land Use
Designation:
Residential Low Density (RLD)
4. Existing Site Use: The project site is currently vacant.
5. Critical Areas: There are two (2) Category IV wetlands (Wetlands
A and B) located on the project site.
6. Neighborhood Characteristics:
a. North: Celebration Foursquare Church, King County. RA-5 zone and Rural Area (1 dwelling
unit / 2.5 - 10acres) (ra)
b. East: Single family residences. Residential-4 (R-4) zone and Residential Low Density
(RLD) Comprehensive Plan Land Use Designation
c. South: Single family residences. Residential-4 (R-4) zone and Residential Low Density
(RLD) Comprehensive Plan Land Use Designation
Docusign Envelope ID: 0506D2D6-E171-4308-9E91-EC7E20D097DF
City of Renton Department of Community & Economic Development
Renton Highlands Short Plat
Administrative Report & Decision
LUA24-000078, SHPL-A, ECF, MOD
Report of November 4, 2025 Page 3 of 26
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d. West: Single family residences. Residential-4 (R-4) zone and Residential Low Density
(RLD) Comprehensive Plan Land Use Designation
7. Site Area: 1.93 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation (Shamrock) A-09-001 5459 07/05/2009
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by King County Water District 90.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing eight-inch (8”) gravity
wastewater main located in Pasco Pl NE.
c. Surface/Storm Water: There is an existing 12-inch (12”) stormwater main in Pasco Pl NE
conveying west to east along the property frontage.
2. Streets: The proposed development fronts NE 8th St on the northern property line. NE 8th St is
private property. An access easement for NE 8th St roadway purposes is provided by the Declaration
of Easement 4759986, together with Statutory Warranty Deed 5605485, granting rights of ingress and
egress. The existing parcel has a width of 30 feet (30’). The proposed development fronts Pasco Pl
NE on the southeast corner of the property. Pasco Pl NE has an existing width of 53 feet (53’).
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Zoning Districts – Uses and Standards
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
Docusign Envelope ID: 0506D2D6-E171-4308-9E91-EC7E20D097DF
City of Renton Department of Community & Economic Development
Renton Highlands Short Plat
Administrative Report & Decision
LUA24-000078, SHPL-A, ECF, MOD
Report of November 4, 2025 Page 4 of 26
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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
March 1, 2024 and determined the application complete on March 13, 2024. The project was placed
on hold on May 7, 2024 and was taken off hold on December 12, 2024. The project was placed on
hold for a second time on December 23, 2024 and was taken off hold and re-noticed on September
30, 2025. The project complies with the 120-day review period.
2. The project site is located at 5815 NE 8th St, Renton, WA 98059.
3. The project site is currently vacant.
4. Access to the site is proposed via a new half street extension of Pasco Pl NE and a shared driveway
with a hammerhead turnaround.
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 approximately 93 significant trees located on-site, of which the applicant is proposing to
retain a total of 13 trees.
8. Two (2) wetlands have been identified on the project site. Wetland A is a 522-square-foot Category
IV wetland located on the southeast portion of the project site and Wetland B is a 469-square-foot
Category IV wetland located on the west portion of the project site.
9. Approximately 2,500 to 3,500 cubic yards of combined cut and fill would be required to develop the
proposed lots (Exhibit 3).
10. The applicant is proposing to begin construction in spring of 2026 and last for about one (1) year.
11. Staff received three (3) public comments (Exhibits 23, 25, and 27) and two (2) agency comments from
the Duwamish Tribe (Exhibit 12) and the Washington State Department of Ecology (DOE) (Exhibit 10).
Staff provided responses to the public and agency comments (Exhibits 11, 13, 25, 27, and 29). To
address public comments, the following report contains analysis related to access, trees, traffic,
and critical areas.
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. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as
amended), on November 3, 2025, the Environmental Review Committee issued a Determination of
Non-Significance for the Renton Highlands Short Plat (Exhibit 16). A 14-day appeal period
Docusign Envelope ID: 0506D2D6-E171-4308-9E91-EC7E20D097DF
City of Renton Department of Community & Economic Development
Renton Highlands Short Plat
Administrative Report & Decision
LUA24-000078, SHPL-A, ECF, MOD
Report of November 4, 2025 Page 5 of 26
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commenced on November 4, 2025 and ends on November 18, 20253. No appeals of the threshold
determination have been filed as of the date of this report.
14. Comprehensive Plan Compliance: The site is designated Residential Low Density (RLD) on the
City’s Comprehensive Plan Map. The purpose of the RLD designation is to provide transition to the
rural area, or those appropriate for larger lot housing within the Residential Low Density (RLD) land
use designation to allow for a range of lifestyles. The proposal is compliant with the following
Comprehensive Plan Goals and Policies if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
✓ Policy L-3: Encourage infill development of single-family units as a means to meet
growth targets and provide new housing.
✓
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
• Development of new single-family neighborhoods on large tracts of land
outside the City Center,
• Infill development on vacant and underutilized land in established
neighborhoods and multi-family areas.
✓
Policy L-28: Minimize erosion and sedimentation in and near sensitive areas by
requiring appropriate construction techniques and resource practices, such as
low impact development.
✓ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
✓ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning
Areas and neighborhoods through quality design and development.
✓ Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
✓
Policy L-55: Preserve natural landforms, vegetation, distinctive stands of trees,
natural slopes, and scenic areas that contribute to the City’s identity, preserve
property values, and visually define the community and neighborhoods.
✓
Policy L-56: Complement the built environment with landscaping using native,
naturalized, and ornamental plantings that are appropriate for the situation and
circumstance and provide for respite, recreation, and sun/shade.
15. Zoning Development Standard Compliance: The site is classified Residential-4 (R-4) on the City’s
Zoning Map. The R-4 designation serves as a transition between rural designation zones and higher
density residential zones. It is intended as an intermediate lower density residential zone. 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: There is no minimum density required in the R-4 zone. The maximum
density permitted is 4.0 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
Docusign Envelope ID: 0506D2D6-E171-4308-9E91-EC7E20D097DF
City of Renton Department of Community & Economic Development
Renton Highlands Short Plat
Administrative Report & Decision
LUA24-000078, SHPL-A, ECF, MOD
Report of November 4, 2025 Page 6 of 26
D_Renton Highlands_Short_Plat_FINAL
that is one-half (0.50) or greater shall be rounded up to the nearest whole number.
Those density calculations resulting in a fraction that is less than one-half (0.50)
shall be rounded down to the nearest whole number.
Staff Comment: The project site has a gross site area of 84,115 square feet (1.93
acres). The project proposal includes 12,883.55 square feet of right-of-way (ROW)
dedication, a 12,708-square-foot combined access, utility, and storm drainage
tract (Tract A), and two (2) wetlands (Wetland A is 522 square feet and Wetland B
is 469 square feet). The full 12,883.55-square-foot ROW dedication would be
deducted from the gross site area for the purpose of calculating net density. Within
the 12,708-square-foot combined access and stormwater detention tract (Tract
A), 5,641.49 square feet of this tract would be the area of the dedicated shared
driveway; therefore, only 5,641.49 square feet of Tract A would be deducted from
the gross site area for the purpose of calculating net density. Wetlands A and B
would not be deducted from the gross site area for the net density calculation as
these wetlands are proposed to be filled and mitigated off-site through the
purchase of credits from the King County Wetland Mitigation Bank program. After
the deduction of 12,883.55 square feet for right-of-way (ROW) dedication and
5,641.49 square feet of shared driveway, the project site would have a net area of
65,589.96 square feet or 1.51 acres. The proposal for six (6) lots on the 1.51 net
acre site would result in a net density of 3.98 dwelling units per net acre, which is
less than the maximum density permitted in the R-4 zone.
Compliant if
condition of
approval is
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 1-6:
Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.)
Lot 1 (corner lot) 9,596.57 92.99 104.59
Lot 2 (corner lot) 9,055.25 86.55 104.59
Lot 3 (corner lot) 9,010.13 89.29 101
Lot 4 9,326.45 70.06 132.96
Lot 5 9,110.81 74.52 122.25
Lot 6 9,107.60 74.55 122.25
Ingress, Egress,
Drainage, and
Utility Tract A 12,708 N/A N/A
Tree Retention
Tract B 3,329.08 N/A N/A
Docusign Envelope ID: 0506D2D6-E171-4308-9E91-EC7E20D097DF
City of Renton Department of Community & Economic Development
Renton Highlands Short Plat
Administrative Report & Decision
LUA24-000078, SHPL-A, ECF, MOD
Report of November 4, 2025 Page 7 of 26
D_Renton Highlands_Short_Plat_FINAL
Staff Comment: As demonstrated in the table above, all lots would comply with
the minimum lot size, width, and depth requirements of the R-4 zone. All proposed
lots would have front yard areas oriented towards a public street, private street
(NE 8th St) or a shared driveway (Tract A).
To ensure maintenance of all common improvements within the proposed short
plat, staff recommends, as a condition of approval, that all lots have a common
undivided interest in proposed Tracts A and B, and that a maintenance agreement
be established. A draft maintenance agreement for all common improvements
shall be submitted at the time of construction permit review for the review and
approval by the Current Planning Project Manager.
✓
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 Conceptual Civil Plan Set (Exhibit 2), the
proposed lots would provide adequate area for compliance with the required
setback areas. Compliance with the setback requirements for the individual
homes would be verified at the time of Building Permit review.
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 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.
The allowed building height for public facilities within the R-4 zone shall be
determined through site plan review.
Staff Comment: Building height, building coverage, and impervious surface
coverage for the new single-family residences would be verified at the time of
Building Permit review.
✓
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting
strip widths between the curb and sidewalk are established according to the
street development standards of RMC 4-6-060. 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,
Docusign Envelope ID: 0506D2D6-E171-4308-9E91-EC7E20D097DF
City of Renton Department of Community & Economic Development
Renton Highlands Short Plat
Administrative Report & Decision
LUA24-000078, SHPL-A, ECF, MOD
Report of November 4, 2025 Page 8 of 26
D_Renton Highlands_Short_Plat_FINAL
groundcover shall be planted within planting strips pursuant to the following
standards, provided there shall be a minimum of one street tree planted per lot.
a. Trees shall be selected from the City’s Approved Street Tree List based on the
width of the planting strip and the presence or lack of overhead power lines;
provided, the Administrator and City arborist shall each retain the right to reject
any proposed cultivar regardless of whether or not the cultivar is on the City’s
Approved Street Tree List.
b. Street trees shall have a minimum caliper of two inches (2"), and be planted
pursuant to the standards promulgated by the City, which may require root
barriers, structured soils, or other measures to help prevent tree roots from
damaging infrastructure.
c. Street trees shall be planted in the center of the planting strip between the curb
and the sidewalk at the following intervals; provided, that, where right-of-way is
constrained, irregular intervals and slight increases or decreases may be
permitted or required. Additionally, trees shall be planted in locations that meet
required spacing distances from facilities located in the right-of-way including,
but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire
hydrants, and driveways; such spacing standards are identified in the City’s
Approved Tree List. Generally, the following spacing is required:
i. Small-sized maturing trees: thirty feet (30') on center;
ii. Medium-sized maturing trees: forty feet (40') on center; and
iii. Large-sized maturing trees: fifty feet (50') on center. Any additional
undeveloped right-of-way areas shall be landscaped unless otherwise
determined by the Administrator. Where there is insufficient right-of-way space or
no public frontage, street trees are required in the front yard subject to approval
of the Administrator. A minimum of two trees are to be located in the front yard
prior to final inspection for the new Single-Family Residence.
Staff Comment: A Conceptual Landscape Plan (Exhibit 17) was included with the
submitted Short Plat application materials. The Conceptual Landscape Plan
includes the required eight-foot (8’) wide street tree planting strip between the
curb and sidewalk along the Pasco Pl NE extension, a three-and-one-half-foot
(3.5’) wide street tree planter strip along NE 8th St, a ten-foot (10’) wide on-site
landscape strip along the street frontage, and a ten-foot (10’) wide landscape strip
around the perimeter of the stormwater detention facility. Accolade elm (Ulmus
japonica x wilsoniana), large-maturing street trees species, are proposed within
the planting strip and are on the City’s Approved Street Tree List. Ground cover
within the street tree planting strip includes lawn.
The ten-foot (10’) wide on-site landscape strip would be planted with sugar maple,
European beech, katsura, and tupelo trees; David viburnum, nandina, evergreen
azalea, maiden grass, ft grass, euonymus, lavender, and rhododendron shrubs;
and salal ground cover.
The stormwater detention facility within Tract A is proposed to be planted with
Serbian spruce trees, tall Oregon grape, Pacific wax myrtle, evergreen
huckleberry, salal, and lawn.
Docusign Envelope ID: 0506D2D6-E171-4308-9E91-EC7E20D097DF
City of Renton Department of Community & Economic Development
Renton Highlands Short Plat
Administrative Report & Decision
LUA24-000078, SHPL-A, ECF, MOD
Report of November 4, 2025 Page 9 of 26
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A final detailed landscape plan will be required to be submitted at the time of
Construction Permit application.
Compliant if
condition of
approval is
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations
(4-4-130) require the retention of 30 percent of trees in a residential development.
Tree credit requirements shall apply at a minimum rate of thirty (30) credits per
net acre. The tree density may consist of existing trees, replacement trees, trees
required pursuant to RMC 4-4-070F1, Street Frontage Landscaping Required, or a
combination.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees
adjacent to critical areas and their associated buffers; and significant trees over
sixty feet (60') in height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be
preserved; other significant native evergreen or deciduous trees; and other
significant non- native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders
and/ or cottonwoods are used as part of an approved enhancement project within
a critical area or its buffer.
Staff Comment: A Tree Survey Report prepared by Lonnson Arbor Care, dated
December 14, 2023, which included a Tree Retention Plan and a Tree Credit
Worksheet (Exhibit 18), was submitted with the project application. According to
the submitted Tree Credit worksheet that was included in the report, there are 97
trees located on and around the project site and within the public right-of-way. Of
these trees, four (4) are located off-site on abutting properties, twenty-six (26)
have been classified as high-risk trees, and eight (8) are located in areas of
proposed right-of-way dedication, which results in sixty-three (63) remaining
significant trees. To comply with the 30 percent (30%) retention requirement, a
total of 19 trees would be required to be retained. The applicant is proposing to
retain 13 trees, which is less than the 19 trees that would be required to comply
with the 30 percent (30%) retention requirement. According to the applicant’s
Tree Retention and Credit worksheet, a total of 71 tree credits would be required
to be planted on-site to satisfy the retention requirements. Only trees planted on-
site can be counted towards the retention requirements. As shown on the
submitted Landscape Plan (Exhibit 17), a total of 28 on-site replacement trees are
proposed. The applicant contends that all proposed tree species would qualify as
large tree species, which could possibly reach a height of 50 feet (50’) or more at
maturity. Large species of trees are assigned a credit value of two (2) for each tree
planted. The proposal to plant a total of 28 large tree species would result in the
planting of 56 tree credits, which would be less than the 71 credits required.
Therefore, staff recommends, as a condition of approval, that a final Tree
Retention and Replacement Plan be submitted at the time of Civil Construction
Permit review. The final Tree Retention and Replacement Plan shall include the
planting of an additional 15 tree credits to satisfy the 71 required tree credits on
the project site. The final Tree Retention and Replacement Plan shall be reviewed
and approved by the Current Planning Project Manager prior to Civil Construction
Docusign Envelope ID: 0506D2D6-E171-4308-9E91-EC7E20D097DF
City of Renton Department of Community & Economic Development
Renton Highlands Short Plat
Administrative Report & Decision
LUA24-000078, SHPL-A, ECF, MOD
Report of November 4, 2025 Page 10 of 26
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Permit issuance. Alternatively, if it is determined by the Current Planning Project
Manager that it is infeasible to replace or supplement trees on the site, payment
into the City’s Urban Forestry Program fund may be approved in accordance with
RMC 4-4-130H.1.f.
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, which provides protection of trees or groves by placement within
a dedicated tract; and Tier 2 – Tree Protection Easement or Restrictive Covenant,
which provides protection of trees or groves by recordation of a permanent tree
protection easement (for groves of trees) or a restrictive covenant (for individual
trees). The proposed Short Plat layout includes a tree protection tract (Tract B) and
a stormwater, access, and utility tract (Tract A), which would include retained and
planted trees. Additional trees are proposed to be retained and planted
throughout the site. Staff recommends, as a condition of approval, that the
applicant demonstrate compliance with the priority order requirements for tree
retention in subdivisions for those trees not protected within Tracts A or B.
The project site has a gross site area of 84,070 square feet (1.93 acres). After the
deduction of 12,837 square feet for ROW dedication, the project site would have
a net area of 71,233 square feet or 1.64 acres. Based on a net developable area of
1.64 acres, a total of 49 tree credits would be required on the project site (1.64
acres x 30 tree credits/ac = 49.2 tree credits). To meet the tree credit
requirements, the applicant is proposing to count the 13 trees proposed for
retention, resulting in a total of 106 tree credits preserved on-site, which would
exceed the 49 tree credits required.
✓
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 FOF 19 regarding the shared
driveway conditions as it relates to driveway cuts.
16. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in
the R-4, R-6, and R-8 zone. The standards implement policies established in the Land Use Element
of the Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to
approval of the subdivision. Compliance with Residential Design Standards would be verified prior
to issuance of the Building Permit for the new single-family homes. The proposal is consistent with
the following design standards, unless noted otherwise:
Docusign Envelope ID: 0506D2D6-E171-4308-9E91-EC7E20D097DF
City of Renton Department of Community & Economic Development
Renton Highlands Short Plat
Administrative Report & Decision
LUA24-000078, SHPL-A, ECF, MOD
Report of November 4, 2025 Page 11 of 26
D_Renton Highlands_Short_Plat_FINAL
Compliance Design Standards R-4 and Analysis
✓
Lot Configuration: New 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; and
2. Soils with good infiltration potential for stormwater management are
preserved to the maximum extent practicable as defined by the Surface
Water Design Manual.
Staff Comment: See additional drainage discussion below under FOF 20.
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);
3. Garage doors shall contain a minimum of thirty percent (30%) glazing and/or
architectural detailing (e.g., trim and hardware); and
4. For cottage house developments, private garages are prohibited on individual
unit lots. Additionally, one (1) 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;
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;
3. The garage door does not face a public and/or private street or an access
easement;
4. The garage width represents no greater than fifty percent (50%) of the
width of the front facade at ground level; or
5. 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
Docusign Envelope ID: 0506D2D6-E171-4308-9E91-EC7E20D097DF
City of Renton Department of Community & Economic Development
Renton Highlands Short Plat
Administrative Report & Decision
LUA24-000078, SHPL-A, ECF, MOD
Report of November 4, 2025 Page 12 of 26
D_Renton Highlands_Short_Plat_FINAL
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.
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: The front of the new homes on Lots 2 and 3 should be oriented to
the public right-of-way (Pasco Pl NE). Staff recommends, as a condition of
approval, that a note be recorded on the face of the Short Plat stating that the
primary entrances for the homes to be constructed on Lots 2 and 3 shall be
oriented to the east, towards Pasco Pl NE.
Compliance
not yet
demonstrated
Facade Modulation: One (1) of the following is required:
1. Building facades that front a shared driveway, public street, park,
common green, pocket park, pedestrian easement, or open space 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’); or
2. Detached ADUs with a total building area of 800 sq. ft. or less may
substitute a more prominent primary entry in lieu of facade modulation;
provided, that the entry features a covered porch with a square footage no
less than ten percent (10%) of the total building area.
Staff Comment: Compliance for this standard would be verified at the time of
Building Permit review.
Compliance
not yet
demonstrated
Windows and Doors: All of the following are required:
1. Windows and doors shall constitute a minimum of twenty-five percent
(25%) of the primary front facade;
2. 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
3. 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.
Compliance
not yet
demonstrated
Scale, Bulk, and Character: All design features, including porches, principal
dormers, or other significant features, shall be proportional to the primary building
form and shall not dominate in a manner inconsistent with the building’ s
architectural character. Additionally, all of the following are required for detached
dwellings:
1. A variety of elevations and models that demonstrate a variety of floor
plans, home sizes, and character shall be used;
2. Abutting, adjacent, and diagonal dwellings shall have differing
architectural elevations; and
Docusign Envelope ID: 0506D2D6-E171-4308-9E91-EC7E20D097DF
City of Renton Department of Community & Economic Development
Renton Highlands Short Plat
Administrative Report & Decision
LUA24-000078, SHPL-A, ECF, MOD
Report of November 4, 2025 Page 13 of 26
D_Renton Highlands_Short_Plat_FINAL
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
Color Palettes: 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: 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, 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.
Compliance
not yet
demonstrated
Roofs: Both of the following are required:
1. A variety of roofing colors shall be used within a development and all roof
material shall be fire retardant; and
2. Single-family residential subdivisions and cottage house 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.
Docusign Envelope ID: 0506D2D6-E171-4308-9E91-EC7E20D097DF
City of Renton Department of Community & Economic Development
Renton Highlands Short Plat
Administrative Report & Decision
LUA24-000078, SHPL-A, ECF, MOD
Report of November 4, 2025 Page 14 of 26
D_Renton Highlands_Short_Plat_FINAL
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: All of the following are 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.
17. 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
Compliant if
conditions of
approval are
met
Wetlands: The following buffer requirements are applicable to wetlands in
accordance with RMC 4-3-050G.2:
Wetland
Category Buffer Width
Structure
Setback
beyond buffer
High
Habitat
Function
(8-9
points)
Moderate
Habitat
Function
(5-7
points)
Low
Habitat
Function
(3-4 points)
All
Other
Scores
15 ft.
Category I –
Bogs & 200 ft.
Docusign Envelope ID: 0506D2D6-E171-4308-9E91-EC7E20D097DF
City of Renton Department of Community & Economic Development
Renton Highlands Short Plat
Administrative Report & Decision
LUA24-000078, SHPL-A, ECF, MOD
Report of November 4, 2025 Page 15 of 26
D_Renton Highlands_Short_Plat_FINAL
Natural
Heritage
Wetlands
Category I –
All Others 200 ft. 150 ft. 115 ft. 115 ft.
Category II 175 ft. 150 ft. 100 ft. n/a
Category III 125 ft. 100 ft. 75 ft. n/a
Category IV 50 ft. n/a
Staff Comment: The following materials were submitted with the project
application: a Wetland Report prepared by Sewall Wetland Consulting, Inc., dated
May 20, 2025 (Exhibit 4); an Impacts Analysis prepared by Sewall Wetland
Consulting, Inc., dated September 7, 2025 (Exhibit 5); an In-Lieu Fee Use Plan
prepared by Sewall Wetland Consulting, Inc., dated September 7, 2025 (Exhibit 6);
a completed Debit Scores Scoring Form for Mitigation in Western Washington
(Exhibit 7); an Ultima Debit Worksheet (Exhibit 8); and an email from Megan Webb
of the King County Water and Land Resources Division, dated September 25, 2025
(Exhibit 9), confirming that King County has credits available to sell to the
applicant.
According to the submitted wetland report, two (2) wetlands (Wetland A and
Wetland B) are located on the project site. Wetland A is an approximately 522-
square-foot, disturbed area on the southeast corner of the site that is partially
within an old, excavated ditch and abuts a gravel driveway to the east. The wetland
is vegetated with a mix of reed canary grass, soft rush, creeping buttercup and
some hardhack. Soil pits excavated within the wetland revealed a silty loam with a
B-horizon soil color of 10YR 2/1 with few, fine faint redoximorphic concentrations.
Soils within this area remained saturated within nine to twelve inches (9” - 12”) of
the surface in the early growing season (March). This area was observed to be
saturated to the surface during winter, non-growing season site observations. This
wetland would be classified as a depressional-type wetland with a total score of
14 points, including three (3) for habitat, which would classify this wetland as a
Category IV wetland. Category IV wetlands have a 50-foot (50’) buffer measured
from the wetland edge.
Wetland B is an approximately 469-square-foot depression near the north edge of
the site on the western side. It appears that uncontrolled roof runoff from the
garage building to the north may contribute to this area. The wetland is a partially
bare depression with some sedge, dagger leaf rush, creeping buttercup and
Watsons willow herb. Soil pits excavated within the wetland revealed a silty loam
with a B-horizon soil color of 10YR 2/2 with few, fine faint redoximorphic
concentrations. Soils within this area remained saturated within 10 to 12 inches
(10” - 12”) of the surface in the early growing season (March). This area was
observed to be saturated to the surface during our winter, non-growing season site
observations. This wetland would be classified as a depressional-type wetland
with a total score of 13 points, including three (3) for habitat, which would classify
it as a Category IV wetland with a standard buffer of 50 feet (50’). A portion of
Wetland B and its associated buffer would be incorporated into the proposed tree
protection tract (Tract B).
Docusign Envelope ID: 0506D2D6-E171-4308-9E91-EC7E20D097DF
City of Renton Department of Community & Economic Development
Renton Highlands Short Plat
Administrative Report & Decision
LUA24-000078, SHPL-A, ECF, MOD
Report of November 4, 2025 Page 16 of 26
D_Renton Highlands_Short_Plat_FINAL
The applicant is proposing to fill both wetlands and mitigate for the fill with the
purchase of credits from the King County Wetland Mitigation Bank program. A total
of between 2,500 and 3,500 cubic yards of total cut and fill are proposed for the
short plat development. According to the submitted Impacts Analysis (Exhibit 5),
the King County Mitigation Reserves Program (KC MRP) In-Lieu Fee Mitigation
Program has communicated that credits are available for purchase in their
“Rainbow Bend Mitigation Project,” which is located in the Cedar River service
area. The property is bisected by two (2) drainage basins: the Lower Cedar River
and May Creek. The majority of the site falls within the May Creek drainage basin,
while a small portion along the southern property line falls within the Cedar River
drainage basin. Both wetlands drain into the Cedar River drainage basin. This
mitigation “bank” is located within the same drainage basin that the project site
drains into. The KC MRP would provide mitigation credits, which were calculated
using the methodology described in WADOE 2012 “Calculating Debits and Credits
for Compensatory Mitigation for Wetlands in Western Washington.” The credits
have been calculated using the WADOE Spreadsheet (Exhibit 8). KC MRP has
calculated that the project would be required to purchase approximately 0.949 in-
lieu fee credits from the bank to compensate for the proposed impacts:
Total Debits by
Function
Improving Water
Quality Hydrologic Habitat
Acre-points 0.4068 0.339 0.203
The proposal to purchase credits from King County’s “Rainbow Bend Mitigation
Project” would be subject to compliance with the City’s adopted Critical Areas
Regulations (RMC 4-3-050). A decision on the requested wetland fill and credit
purchase would be forthcoming in the Administrative Short Plat decision and
would not be a part of this review.
Wetland alterations may only be authorized after the city makes a written finding
that the proposal is consistent with the following criteria:
a. No Net Loss: Activities that adversely affect wetlands and/or wetland buffers
shall include mitigation sufficient to achieve no net loss of wetland function and
acreage and, where practicable, a net resource gain in wetlands over present
conditions. The concept of “no net loss” means to create, restore and/or enhance
a wetland so that there is no reduction to total wetland acreage and/or function.
b. Compensation for wetland alterations shall occur in the following order of
preference:
i. Re-establishing wetlands on upland sites that were formerly wetlands.
ii. Rehabilitating wetlands for the purposes of repairing or restoring natural and/or
historic functions.
iii. Creating wetlands on disturbed upland sites such as those consisting primarily
of nonnative, invasive plant species.
iv. Enhancing significantly degraded wetlands.
Docusign Envelope ID: 0506D2D6-E171-4308-9E91-EC7E20D097DF
City of Renton Department of Community & Economic Development
Renton Highlands Short Plat
Administrative Report & Decision
LUA24-000078, SHPL-A, ECF, MOD
Report of November 4, 2025 Page 17 of 26
D_Renton Highlands_Short_Plat_FINAL
v. Preserving Category I or II wetlands that are under imminent threat; provided that
preservation shall only be allowed in combination with other forms of mitigation
and when the Administrator determines that the overall mitigation package fully
replaces the functions and values lost due to development.
vi. Cooperative compensation to mitigation banks or in-lieu fee programs, as
indicated in subsection G9e of this Section.
Mitigation banks are defined as sites which may be used for restoration, creation
and/or mitigation of wetland alternatives from a different piece of property than the
property to be altered within the same drainage basin. If credits are from a
mitigation bank and are to be used for Federal or State permits, the bank must be
certified under State rules.
As stated in the submitted Wetland Report (Exhibit 4), the applicant contends that
the functions and acreage of the two (2) small, isolated Category IV wetland areas
would be mitigated through the purchase of credits from King County’s “Rainbow
Bend” mitigation bank. The mitigation will be off-site mitigation at city approved
ratios of 1.5:1 for creation. Creating wetlands on the site is not feasible with the
required road location to pass through Wetland A. If Wetland A were mitigated on-
site, it would result in expanding Wetland B, which would push the buffer further
onto the site, resulting in less developable area. In addition, according to the
drainage basin map provided in the submitted Impacts Analysis (Exhibit 5), the on-
site wetlands would drain into the same drainage basin as the Rainbow Bend
mitigation bank. The proposal to fill the on-site wetlands and compensate for their
impacts through the purchase of credits from the King County Wetland Mitigation
Bank program would comply with the City’s Critical Areas Regulations.
Staff recommends, as a condition of approval, that the purchase of credits from
King County’s “Rainbow Bend” mitigation bank be completed prior to the issuance
of the Civil Construction Permit.
Staff received comments from the Duwamish Tribe (Exhibit 12) requesting that an
archaeological or cultural resources assessment be prepared prior to proposed
construction activities due to the potential for archeological resources being
discovered on the project site. To ensure that any archeological deposits are
managed appropriately, staff recommends, as a condition of approval, that the
applicant submit an Inadvertent Discoveries Plan prepared by a qualified
professional with the civil construction permit for review and approval by the
Current Planning Project Manager prior to permit issuance. The applicant shall
provide notification to Tribes’ cultural committee prior to the start of construction.
18. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060 along the
project site’s NE 8th St frontage. NE 8th St is a private street, which is anticipated to eventually be
developed as a Residential Access Street, with an existing right-of-way (ROW) width of approximately
30 feet (30’) per the King County Assessor Map. Per RMC 4-6-060, to meet the City’s Complete Street
Standards for a Residential Access Street, a minimum ROW width of 53 feet (53’) is required for a full
street, and a minimum 35 feet (35’) for a half-street. The minimum section for a half-street per RMC
4-6-060 consists of a minimum 20-foot (20’) paved road, a one-half-foot (0.5’) wide curb, an eight-
foot (8’) wide planting strip, a five-foot (5’) wide sidewalk, street trees and storm drainage
improvements. Dedication of approximately 13.5 feet (13.5’) would be required to install half-street
improvements. The existing NE 8th St parcel (APN 1123059129) is 30 feet (30’) in width with the
northern property line being the future ROW centerline for NE 8th St. The applicant is requesting the
Docusign Envelope ID: 0506D2D6-E171-4308-9E91-EC7E20D097DF
City of Renton Department of Community & Economic Development
Renton Highlands Short Plat
Administrative Report & Decision
LUA24-000078, SHPL-A, ECF, MOD
Report of November 4, 2025 Page 18 of 26
D_Renton Highlands_Short_Plat_FINAL
following half-street modifications for NE 8th St as taken from the north property line of NE 8th St along
the project frontage: an approximate 26-foot (26’) paved road, a three and one-half-foot (3.5’) wide
landscape strip, a five-foot (5’) wide sidewalk, street trees and storm drainage improvements.
Dedication of approximately eight and one-half feet (8.5’) is proposed (Exhibits 2 and 17). The
modification is intended to be temporary in nature, such that when dedication of NE 8th St (APN
1123059129) occurs, the remaining half-street improvements may be installed. The proposal is
compliant with the following modification criteria, pursuant to RMC 4-9-250D.2, if 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: See FOF 14, Comprehensive Plan Analysis. The Land Use Element
has applicable policies listed under a separate section labeled Promoting a Safe,
Healthy, and Attractive Community. These policies address walkable
neighborhoods, safety, and shared uses. The intent of the policies 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 proposed frontage improvement section along NE 8th St has been reviewed by
the City’s Transportation Division, who supports the requested modified street
section. The City concurs that the requested modification would meet the intent of
these policies.
✓
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: The applicant contends the modified NE 8th St section complies
with the recommended section as determined by the City’s Development
Engineering Division and would comply with the objectives and safety, function,
appearance, environmental protection and maintainability intended by City Code.
Staff concurs the proposed modification would meet the objectives of function and
maintainability intended by the code requirements. The City’s Development
Engineering Division has reviewed NE 8th St and the surrounding area and have
determined that a modified Residential Access Street section is more suitable for
the portion of NE 8th St fronting the project site. The recommended section includes
the following street section along NE 8th St: an approximate 26-foot (26’) paved
road, a three and one-half-foot (3.5’) wide landscape strip, a five-foot (5’) wide
sidewalk, street trees and storm drainage improvements. Dedication of
approximately eight and one-half feet (8.5’) is proposed (Exhibits 2 and 17). The
proposed modifications have been reviewed by the Development Engineering
Division and it was concluded that the requested modifications for NE 8th St would
meet the objectives and safety, function, appearance, and maintainability
intended by City code.
Docusign Envelope ID: 0506D2D6-E171-4308-9E91-EC7E20D097DF
City of Renton Department of Community & Economic Development
Renton Highlands Short Plat
Administrative Report & Decision
LUA24-000078, SHPL-A, ECF, MOD
Report of November 4, 2025 Page 19 of 26
D_Renton Highlands_Short_Plat_FINAL
✓
c. Will not create substantial adverse impacts to other property(ies) in the
vicinity.
Staff Comment: There are no identified adverse impacts to other properties from
the requested modification. New frontage improvements would be installed along
the subject property’s abutting NE 8th St frontage.
✓ d. Conforms to the intent and purpose of the Code.
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. 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.
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 Lots 1-3 is proposed via an individual driveway access
off Pasco Pl NE, access to Lot 4 is proposed via an individual driveway off NE 8th St
and access to Lots 5 and 6 is proposed via a shared driveway off Pasco Pl NE. Staff
recommends, as a condition of approval, that driveway access to proposed Lot 2
and Lot 3 be provided off the proposed shared driveway within Tract A. An updated
Civil Plan set showing the revised driveway access shall be submitted to the
Current Planning Project Manager at the time of Construction Permit review. In
addition, a note shall be recorded on the face of the Short Plat that states that
access to Lot 2 and Lot 3 shall be provided via the shared driveway tract (Tract A).
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-4 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').
Docusign Envelope ID: 0506D2D6-E171-4308-9E91-EC7E20D097DF
City of Renton Department of Community & Economic Development
Renton Highlands Short Plat
Administrative Report & Decision
LUA24-000078, SHPL-A, ECF, MOD
Report of November 4, 2025 Page 20 of 26
D_Renton Highlands_Short_Plat_FINAL
No residentially zoned lot shall have a depth-to-width ratio greater than four-to-
one (4:1).
Pipestem lots may be permitted for new plats to achieve the minimum density
within the Zoning Code when there is no other feasible alternative to achieving the
minimum density.
Staff Comment: As conditioned, all proposed lots would comply with the minimum
area and dimensional standards of the R-4 zone (see FOF 15). The lots are
rectangular in shape and the front yard areas of the proposed lots would be
oriented towards a public street, private street, or shared driveway.
Compliant if
conditions of
approval are
met
Streets: The proposed street system shall extend and create connections between
existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards.
Staff Comment: The proposed development has frontage along Pasco Pl NE (at the
southeast corner of the project site) and NE 8th St (along the north property line).
Pascoe Pl NE is classified as a Residential Access Street with an existing right-of-
way (ROW) width of 53 feet (53’) per the King County Assessors Map. To meet the
City’s complete street standards for a Residential Access Street, a minimum ROW
width of 53 feet (53’) is required for a full street, and a minimum of 35 feet (35’) for
a half-street. The minimum section for a half-street per RMC 4-6-060 consists of a
minimum 20-foot (20’) wide paved road, a one-half-foot (0.5’) wide curb, an eight-
foot (8’) wide planter strip, a five-foot (5’) wide sidewalk, street trees and storm
drainage improvements. Extension of Pasco Pl NE is required along the east
property line to the north property line of the project site where it intersects with NE
8th St. The existing alignment of Pasco Pl NE south of the subject property is not
perpendicular; therefore, a horizontal transition shall be provided to transition the
existing road centerline to that of the new half-street such that the existing western
curbline is maintained. Dedication along the transition is subject to final survey.
NE 8th St is a private street. The portion fronting the north side of the project site is
located within parcel 1123059129. Eventually, it is planned that this private street
would become a public Residential Access Street. To meet the City’s complete
street standards for a Residential Access Street, a minimum ROW width of 53 feet
(53’) is required for a full street, and a minimum of 35 feet (35’) for a half-street. The
minimum section for a half-street per RMC 4-6-060 consists of a minimum 20-foot
(20’) wide paved road, a one-half-foot (0.5’) wide curb, an eight-foot (8’) wide
planter strip, a five-foot (5’) wide sidewalk, street trees and storm drainage
improvements. Dedication of approximately 13.5 feet (13.5’) would be required to
install half-street improvements. However, a modification to these standards was
requested (see previous discussion above under FOF 18, Modification Analysis).
For dead end streets that exceed 150 feet (150’) in length, an approved turnaround
per RMC 4-6-060 is required. Dead end access roadways more than 300 feet (300’)
long will require a full 90-foot (90’) cul-de-sac. The extension of Pasco Pl NE along
the east boundary line of the project site would be considered a dead end street in
excess of 300 feet (300’) in length, which would require a full cul-de-sac
turnaround. The applicant has requested a variance from the Renton Regional Fire
Authority to use a hammerhead-type turnaround at the intersection of NE 8th St
and Pasco Pl NE. The Renton Regional Fire Authority has approved the variance
request (Exhibit 14) subject to the condition that all new homes in this Short Plat
shall be equipped with an approved residential fire sprinkler system. In addition,
Docusign Envelope ID: 0506D2D6-E171-4308-9E91-EC7E20D097DF
City of Renton Department of Community & Economic Development
Renton Highlands Short Plat
Administrative Report & Decision
LUA24-000078, SHPL-A, ECF, MOD
Report of November 4, 2025 Page 21 of 26
D_Renton Highlands_Short_Plat_FINAL
the applicant would be responsible for obtaining all necessary access easements
for the installation of the hammerhead turnaround. Staff recommends, as a
condition of approval, that a note be recorded on the face of the Short Plat map
stating that all new homes would need to be constructed with residential fire
sprinkler systems. Staff further recommends, that the applicant obtain all
necessary access easements for the construction of and access to the proposed
hammerhead turnaround prior to the issuance of a Civil Construction Permit and
that draft easement documents shall be submitted for review and approval by the
Development Engineering Division and Legal Department at the time of
Construction Permit application.
Staff received a public comment letter from Ms. Rita Kristine Childs expressing
concerns regarding the potential for additional traffic to access NE 8th St from the
proposed development. NE 8th St is currently a private street and is not designed to
accommodate a large number of trips. Therefore, staff recommends, as a
condition of approval, that a locking emergency access gate be installed to limit
traffic from the proposed development on NE 8th St. The preferred location for a
gate would be near the northwest corner of proposed Lot 4. If it is determined to be
infeasible to install a gate near the northwest corner of proposed Lot 4, an alternate
location shall be approved by the Current Planning Project Manager. The gate
location and details shall be submitted at the time of construction permit review
for review and approval by the Development Engineering Division and Current
Planning Project Manager.
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
homes would be based on the City of Renton Fee Schedule at the time of Building
Permit issuance. The fee is paid at the time of Building Permit issuance.
✓
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: As previously discussed, the proposed lots would comply with the
minimum area and dimensional requirements of the R-4 zone. Also, all lots would
front on a public street, private street, or shared driveway and would be compatible
with other single-family development in the surrounding area.
20. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
✓
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources
exist to furnish services to the proposed development; subject to the condition
that the applicant provides Code required improvements and fees. Current Fire
Impact Fees are $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 Issaquah School District can accommodate any
additional students generated by this proposal at the following schools: Apollo
Elementary, Maywood Middle School and Liberty High School. Any new students
from the development attending the elementary school would walk to school along
the following route: south along the sidewalk along Paso Pl NE, west along the
sidewalk along NE 7th Pl, north along the paved shoulder along Nile Ave NE, and
Docusign Envelope ID: 0506D2D6-E171-4308-9E91-EC7E20D097DF
City of Renton Department of Community & Economic Development
Renton Highlands Short Plat
Administrative Report & Decision
LUA24-000078, SHPL-A, ECF, MOD
Report of November 4, 2025 Page 22 of 26
D_Renton Highlands_Short_Plat_FINAL
then east along the paved shoulder along SE 117th St to the elementary school,
which is located approximately 0.6 miles from the project site. Students may also
walk west along NE 8th St to Nile Ave NE, where they would then walk north along
the existing paved shoulder to SE 117th St, and then walk west along the paved
shoulder to the elementary school.
Any new students from the proposed development would be bussed to their
middle school or high school. The middle and high school stop is located at the
intersection of NE 8th St and Nile Ave NE. Any new middle or high school students
would walk to the west along NE 8th St to Nile Ave NE or they would walk south along
Pasco Pl NE to NE 7th St, where they would turn and walk west to Nile Ave NE, where
they would turn north and walk along the paved shoulder along Nile Ave NE to the
bus stop.
The proposed project includes the installation of frontage improvements along the
NE 8th St and Pasco Pl NE frontages, including sidewalks. There would be a safe
walking route to school or to the bus stop for any new students via sidewalks and
or paved shoulders along the roadways.
A School Impact Fee, based on new single-family lots, will be required in order to
mitigate the proposal’s potential impacts to the Issaquah School District. The fee
is payable to the City as specified by the Renton Municipal Code. Currently the fee
is assessed at $4,278.00 (plus a 5% surcharge fee) per single-family residence
however the fee in effect at the time of Building Permit issuance will be required.
✓
Parks: A Park Impact Fee would be required for the future houses. The current Park
Impact Fee is $3,276.44, however the fee in effect at the time of Building Permit
issuance will be required.
✓
Storm Water: An adequate drainage system shall be provided for the proper
drainage of all surface water.
Staff Comment: A Preliminary Drainage Plan was included in the conceptual Civil
Plan Set (Exhibit 2) and Drainage Design Report, O&M Manual & SWPP Report
(Exhibit 20), prepared by Deccio Engineering Inc., dated October 20, 2023, and
revised December 2, 2024 were included with the project application materials.
Based on the submitted report, the applicant is proposing an underground storm
drainage vault to mitigate for surface water runoff generated by the proposed
development.
Based on the City of Renton’s flow control map, the site falls within the Flow
Control Duration Standard Matching Forested Site Conditions. The property is
bisected by two (2) drainage basins, Lower Cedar River and May Creek; the majority
of the site falls within the May Creek drainage basin while a small portion along the
southern property line falls within the Cedar River drainage basin.
A Geotechnical Report, prepared by Ages Engineering, dated February 8, 2024
(Exhibit 19), and a Soil Infiltration Testing Report (included within the Drainage
Design Report), dated October 20, 2024 (Exhibit 20) were submitted with the
application materials. The Geotechnical Report did not support the use of
infiltration in Sub-basin 1 to the south due to underlying dense soils and shallow
perched groundwater. The infiltration testing report indicates that infiltration may
be suitable within Sub-basin 2, provided a design infiltration rate of 1.22 in/hr is
used for sizing infiltration facilities in Sub-basin 2.
Docusign Envelope ID: 0506D2D6-E171-4308-9E91-EC7E20D097DF
City of Renton Department of Community & Economic Development
Renton Highlands Short Plat
Administrative Report & Decision
LUA24-000078, SHPL-A, ECF, MOD
Report of November 4, 2025 Page 23 of 26
D_Renton Highlands_Short_Plat_FINAL
Storm drainage improvements along all public street frontages are required to
conform to the City’s street and stormwater conveyance standards. Any new storm
drainage improvements shall be designed and sized in accordance with standards
found in the 2022 Renton Surface Water Design Manual (RSWDM).
All projects that add more than 5,000 square feet of pollution generating
impervious surface (PGIS) that is not fully dispersed and less than 0.75 acre of
pollution generating pervious surface that is not fully dispersed require water
quality treatment.
A construction Storm Water General Permit from the Department of Ecology will be
required as clearing and grading of the site is shown to exceed one (1) acre.
There is a 2025 system Development Charge of $2,350 per new single-family
residence. SDC fees are payable at construction permit issuance.
✓
Water: Water service is provided by King County Water District #90. A Water
Availability Certificate from King County Water District #90 is required as part of
the Civil Construction Permit Application.
✓
Sanitary Sewer: The project is within the City of Renton’s sanitary sewer service
area. There is an existing eight-inch (8”) gravity wastewater main located in Pasco
Pl NE. A minimum eight-inch (8”) sewer main is to be provided within the proposed
development proving service to all lots. Individual sewer stubs and side sewers are
required for each single-family residence. The sewer main, stubs and side sewers
shall conform to the standards in RMC 4-6-040 and City of Renton Standard
Details. All new stubs shall be a minimum of six inches (6”). All stubs shall flow by
gravity to the main at a minimum slope of two percent (2%).
The development is subject to applicable wastewater system development
charges based on the size of the new domestic water to serve the project. SDC fee
for a one-inch (1”) meter is $4,025.00 per meter. This is payable at construction
permit issuance.
The East Renton Special Assessment District fee (SAD) fee will be applicable on
the project. This SAD does not accrue interest and is assessed at $316.80 per
residential unit. The rate that will be applicable on the issuance day of the utility
construction permit will be applicable on this project.
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 14.
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 15.
3. The proposed short plat and street standards modification complies with the Residential Design and
Open Space Standards provided the applicant complies with City Code and conditions of approval,
see FOF 16.
4. The proposed short plat and street standards modification complies with the Critical Areas
Regulations provided the applicant complies with City Code and conditions of approval, see FOF 17.
Docusign Envelope ID: 0506D2D6-E171-4308-9E91-EC7E20D097DF
City of Renton Department of Community & Economic Development
Renton Highlands Short Plat
Administrative Report & Decision
LUA24-000078, SHPL-A, ECF, MOD
Report of November 4, 2025 Page 24 of 26
D_Renton Highlands_Short_Plat_FINAL
5. The proposed short plat and street standards modification complies with the Modification Criteria
provided the applicant complies with City Code and conditions of approval, see FOF 18.
6. The proposed short plat and street standards modification complies with the subdivision regulations
as established by City Code and state law provided all advisory notes and conditions are complied
with, see FOF 19.
7. The proposed short plat and street standards modification 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 19.
8. There are safe walking routes to the school bus stop, see FOF 20.
9. There are adequate public services and facilities to accommodate the proposed short plat and street
standards modification, see FOF 20.
10. Key features which are integral to this project include an underground stormwater detention vault
and tree protection tract.
J. DECISION:
The Renton Highlands Short Plat and street standards modification, File No. LUA24-000078, SHPL-A, ECF,
MOD, as depicted in Exhibit 2, is approved and is subject to the following conditions:
1. All lots shall have a common undivided interest in proposed Tracts A and B and a maintenance
agreement shall be established. A draft maintenance agreement for all common improvements shall
be submitted at the time of Construction Permit Review for the review and approval of the Current
Planning Project Manager and City Attorney.
2. A final Tree Retention and Replacement Plan shall be submitted at the time of Civil Construction
Permit review. The final Tree Retention and Replacement Plan shall include the planting of an
additional 15 tree credits to satisfy the 71 required tree credits on the project site. The final Tree
Retention and Replacement Plan shall be reviewed and approved by the Current Planning Project
Manager. Alternatively, if it is determined by the Current Planning Project Manager that it is infeasible
to replace or supplement trees on the site, payment into the City’s Urban Forestry Program fund may
be approved in accordance with RMC 4-4-130H.1.f.
3. The applicant shall demonstrate compliance with the following priority order requirements for tree
retention within subdivisions. Trees required to be retained within a subdivision shall be preserved
in the priority order listed below, with Tier 1 being the highest priority. Applications that propose
compliance with a lower priority tier must demonstrate in writing to the Administrator’s satisfaction
that: (i) all reasonable efforts have been taken to preserve trees utilizing the highest priority tier
possible, (ii) that compliance with a higher tier is not feasible or practical for the project site, and (iii)
that the project proposal meets or exceeds the purposes and intent of the Tree Retention
Regulations. Tree preservation shall be prioritized as follows: Tier 1 – Tree Protection Tract, which
provides protection of trees or groves by placement within a dedicated tract; or Tier 2 – Tree
Protection Easement or Restrictive Covenant, which provides protection of trees or groves by
recordation of a permanent tree protection easement (for groves of trees) or a restrictive covenant
(for individual trees).
4. A note shall be recorded on the face of the Short Plat stating that the primary entrances for the homes
to be constructed on Lots 2 and 3 shall be required to be oriented to the east towards Pasco Pl NE.
5. The purchase of credits from King County’s “Rainbow Bend” mitigation bank shall be completed
prior to the issuance of the civil construction permit.
Docusign Envelope ID: 0506D2D6-E171-4308-9E91-EC7E20D097DF
City of Renton Department of Community & Economic Development
Renton Highlands Short Plat
Administrative Report & Decision
LUA24-000078, SHPL-A, ECF, MOD
Report of November 4, 2025 Page 25 of 26
D_Renton Highlands_Short_Plat_FINAL
6. The applicant shall submit an Inadvertent Discoveries Plan prepared by a qualified professional with
the civil construction permit for review and approval by the Current Planning Project Manager prior
to permit issuance. The applicant shall provide notification to Tribes’ cultural committee prior to the
start of construction.
7. Driveway access to proposed Lot 2 and Lot 3 shall be provided off the proposed shared driveway
within Tract A. An updated Civil Plan set showing the revised driveway access shall be submitted to
the Current Planning Project Manager at the time of Construction Permit review. In addition, a note
shall be recorded on the face of the Short Plat that states that access to Lot 2 and Lot 3 shall be
provided via the shared driveway tract (Tract A).
8. A note shall be recorded on the face of the Short Plat map stating that all new homes would need to
be constructed with residential fire sprinkler systems.
9. The applicant shall obtain all necessary access easements for the construction of and access to the
proposed hammerhead turnaround prior to the issuance of a Civil Construction Permit, and draft
easement documents shall be submitted for review and approval by the Development Engineering
Division and Legal Department at the time of Construction Permit application.
10. A locking emergency access gate shall be installed to limit traffic from the proposed development
on NE 8th St. The preferred location for a gate would be near the northwest corner of proposed Lot 4.
If it is determined to be infeasible to install a gate near the northwest corner of proposed Lot 4, an
alternate location shall be approved by the Current Planning Project Manager. The gate location and
details shall be submitted at the time of Construction Permit review for review and approval by the
Development Engineering Division and Current Planning Project Manager.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Matthew Herrera, Planning Director Date
TRANSMITTED on November 4, 2025 to the Owner/Applicant/Contact:
Owner: Contact:
Amin Gilani
4019 176th Ave SE
Bellevue, WA 98008
Hamid Korasani
Sazei Design Group, LLC
6608 110th Ave NE
Kirkland, WA 98033
TRANSMITTED on November 4, 2025 to the Parties of Record:
Thomas Colleran
5838 NE 7th Pl
Renton, WA 98059
tccolleran@gmail.com
Duwamish Tribe
Nancy Sackman
Preservationdept@duwamishtribe.org
Ben Crowell
756 Orcas Ave NE
Renton, WA 98059
literbikes@gmail.com
Dion Coleman
diontology@gmail.com
Rita Kristine Childs
765 Nile Ave NE
Renton, WA 98059
Michael Urban
MLUrban@outlook.com
Docusign Envelope ID: 0506D2D6-E171-4308-9E91-EC7E20D097DF
11/4/2025 | 2:45 PM PST
City of Renton Department of Community & Economic Development
Renton Highlands Short Plat
Administrative Report & Decision
LUA24-000078, SHPL-A, ECF, MOD
Report of November 4, 2025 Page 26 of 26
D_Renton Highlands_Short_Plat_FINAL
Kelli Price
Department of Ecology
nwsepa@ecy.wa.gov
TRANSMITTED on November 4, 2025 to the following:
Gina Estep, CED Administrator
Justin Johnson, Acting Development Engineering Director
Stephanie Rary, Property Services Specialist
Clark Close, Current Planning Manager
Nathan Janders, Development Engineering Manager
Anjela Barton, Fire Marshal
K.LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the
Hearing Examiner on or before 5:00 PM on November 18, 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.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be
reopened by the approval body. The approval body may modify his decision if material evidence not readily
discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After
review of the reconsideration request, if the approval body finds sufficient evidence to amend the original
decision, there will be no further extension of the appeal period. Any person wishing to take further action
must file a formal appeal within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one)
communications may occur concerning the land use decision. The Doctrine applies not only to the initial
decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval
date must be made in writing through the Hearing Examiner. All communications are public record and this
permits all interested parties to know the contents of the communication and would allow them to openly
rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by
the Court.
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CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Renton Highlands Short Plat
Land Use File Number:
LUA24-000078, SHPL-A, ECF, MOD
Date of Report
November 4, 2025
Staff Contact
Jill Ding
Senior Planner
Project Contact/Applicant
Hamid Korasani
Sazei Design Group, LLC
6608 110th Ave NE, Kirkland,
WA 98033
Project Location
5815 NE 8th St, Renton,
WA 98059
The following exhibits are included with the Administrative report:
Exhibits 1-14: ERC Report and Exhibits
Exhibit 15: Administrative Decision
Exhibit 16: SEPA Determination of Non-Significance, dated November 3, 2025
Exhibit 17: Landscape Plan
Exhibit 18: Tree Survey Report, prepared by Lonnson Arbor Care, dated December 14, 2023
Exhibit 19: Geotechnical Report, prepared by Ages Engineering, dated February 8, 2024
Exhibit 20: Drainage Design Report, O&M Manual & SWPP Report, prepared by Deccio
Engineering Inc., dated October 20, 2023, revised December 2, 2024
Exhibit 21: Draft Access Easement Agreement with Dion Coleman
Exhibit 22: Street Standard Modification Request Justification
Exhibit 23: Childs Public Comment Letter, dated March 14, 2025
Exhibit 24: City Response to Ms. Childs Comment Letter, dated April 7, 2025
Exhibit 25: Colleran Public Comment, dated March 18, 2024
Exhibit 26: City Response to Mr. Colleran’s Public Comment, dated December 13, 2024
Exhibit 27: Urban Public Comment, dated October 4, 2025
Exhibit 28: City Response to Mr. Urban’s Public Comment, dated October 9, 2025
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