HomeMy WebLinkAboutD_Jones_Short_Plat_South_FINALDEPARTMENT OF COMMUNITY
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Project Location Map
D_Admin Decision_Jones South SP_2511_FINAL
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: November 7, 2025
Project File Number: PR25-000010
Project Name: Jones Renton Short Plat - South
Land Use File Number: LUA25-000111, 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: 3215 Park Ave N, Renton, WA 98056 (APN 3342103250)
Project Summary: The applicant is requesting Preliminary Short Plat approval and a Street
Modification to subdivide a vacant property into two (2) lots. The project site
(APN 3342103250) is located at 3215 Park Ave N. The site totals approximately
17,722 square feet (0.41 acres), is zoned Residential-6 (R-6), and has a
Comprehensive Plan Land Use Designation of Residential Medium Density
(RMD). The applicant previously received preliminary approval for a five-lot Short
Plat on the adjoining parcel to the north (LUA20-000237). As part of that
approval, a 2,473-square-foot tract was proposed along the south side of the
new public road, with the intent that this tract would later be incorporated into
the subject property. Because both parcels are under the same ownership, the
applicant proposes to complete a lot line adjustment prior to recording the
earlier Short Plat in order to consolidate the area identified as Tract B into the
new lots proposed under this application. The proposed lots would be
approximately 8,933 square feet (Lot 1) and 8,656 square feet (Lot 2) in size after
incorporating the land included in the lot line adjustment. One (1) new single-
family residence would be constructed on each of the proposed lots. Access
would be provided via individual driveways from the new public road currently
under construction as part of the adjacent Short Plat (LUA20-000237). The
applicant has proposed removal of the one (1) existing tree on the site. Critical
areas mapped on the site include a moderate landslide hazard area and
Wellhead Protection Area Zone 2. Supporting technical documents submitted
with the application include a Preliminary Technical Information Report (TIR),
Tree Assessment, and Geotechnical Evaluation.
Site Area: 17,722 square feet (0.41 acres)
Docusign Envelope ID: FD5DD306-22FD-4B99-B71E-865ED9AD1A99
City of Renton Department of Community & Economic Development
Jones Renton Short Plat - South
Administrative Report & Decision
LUA25-000111, SHPL-A, MOD
Report of November 7, 2025 Page 2 of 23
D_Admin Decision_Jones Short Plat South_251104_v4_FINAL
B. EXHIBITS:
Exhibit 1: Administrative Decision
Exhibit 2: Site Plan
Exhibit 3: Boundary & Topographic Survey
Exhibit 4: Preliminary Landscape Plans
Exhibit 5: Grading, Storm Drainage, and Utility Plans
Exhibit 6: Construction Mitigation Description
Exhibit 7: Preliminary Tree Retention & Replacement 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 (ESNW), dated
November 27, 2023
Exhibit 11: Preliminary Technical Information Report (TIR), prepared by CORE Design, Inc.,
dated October 16, 2024
Exhibit 12: Street Modification Request, dated August 24, 2024
Exhibit 13: Renton School District Letter
Exhibit 14: Duwamish Tribe Comment, dated May 2, 2025
Exhibit 15: City Response to Duwamish Tribe Comment, dated May 6, 2025
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 and
Moderate Landslide Hazard Area
6. Neighborhood Characteristics:
a. North: Future single-family residences. Residential-6 (R-6) zone and Residential Medium
Density (RMD) land use designation.
b. East: Jones Renton Short Plat and Fire Station #15. Residential-6 (R-6) zone and
Residential Medium Density (RMD) land use designation.
Docusign Envelope ID: FD5DD306-22FD-4B99-B71E-865ED9AD1A99
City of Renton Department of Community & Economic Development
Jones Renton Short Plat - South
Administrative Report & Decision
LUA25-000111, SHPL-A, MOD
Report of November 7, 2025 Page 3 of 23
D_Admin Decision_Jones Short Plat South_251104_v4_FINAL
c. South: Restaurant. Commercial Neighborhood (CN) zone and Residential High Density
(RHD) land use designation.
d. West: Single-family residences. Residential-8 (R-8) zone and Residential Medium Density
(RMD) land use designation.
7. Site Area: 17,722 square feet (0.41 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 3,500 GPM. The City
will be installing an eight-inch (8”) water main in Park Ave N as part of the Kennydale Reservoir
Offsite Improvements project. The new main will be located near the centerline of the street and
will run parallel to the existing 12-inch (12”) main.
b. Sewer: Sanitary sewer service will be provided by the City of Renton. There is an existing eight-
inch (8”) 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 right-of-way (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 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 Areas Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Street and Utility Standards
Docusign Envelope ID: FD5DD306-22FD-4B99-B71E-865ED9AD1A99
City of Renton Department of Community & Economic Development
Jones Renton Short Plat - South
Administrative Report & Decision
LUA25-000111, SHPL-A, MOD
Report of November 7, 2025 Page 4 of 23
D_Admin Decision_Jones Short Plat South_251104_v4_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 3215 Park Ave N, Renton, WA 98056 (APN 3342103250).
3. The project site is currently vacant.
4. Access to both proposed lots would be provided via a new public access road off of Park Ave N,
which is being constructed as part of LUA20-000237 under Civil Permit C24002370 (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 is one (1) landmark tree located on-site which the applicant is proposing to remove (Exhibit 7).
8. The site contains a moderate landslide hazard area and is within the Well 5A Wellhead Protection
Area Zone 2.
9. The project site slopes downward from northeast to west-southwest, with a total vertical relief of
about 10 feet (10’), from approximately 214 feet (214’) to approximately 204 feet (204’) (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. Staff received one (1) public comment from the Duwamish Tribe requesting archaeological
monitoring, the use of native vegetation, and the preservation of mature trees (Exhibit 14). Staff
responded to the comment (Exhibit 15) and notified the applicant of the comment. No other public
or agency comments were received during the 14-day public comment period.
12. Representatives from various city departments have reviewed the application materials to identify
and address issues raised by the proposed development. These comments are contained in the
official file, and the essence of the comments has been incorporated into the appropriate sections
of this report and the Departmental Recommendation at the end of this report.
13. Comprehensive Plan Compliance: The site is designated Residential 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: FD5DD306-22FD-4B99-B71E-865ED9AD1A99
City of Renton Department of Community & Economic Development
Jones Renton Short Plat - South
Administrative Report & Decision
LUA25-000111, SHPL-A, MOD
Report of November 7, 2025 Page 5 of 23
D_Admin Decision_Jones Short Plat South_251104_v4_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 as Residential-6 (R-6) on the
City’s Zoning Map. Development in the R-6 zone is established for single-family housing and allows
middle housing where there is land suitable for infill and larger lot development at a moderate
density. All development standards analyses for this proposal are based on the anticipated lot
configuration and lot sizes following the lot line adjustment with the adjacent parcel to the
north (LUA20-000237), as proposed by the applicant. A recommended condition of approval
under FOF 17: Compliance with Subdivision Regulations would require completion of the lot
line adjustment prior to recording of the Short Plat. The proposal is compliant with the following
development standards, as outlined in RMC 4-2-110A, provided 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 17,722 square feet (0.41
acres). The proposed lot line adjustment with the adjoining parcel to the north
(LUA20-000237) would incorporate a planned tract (identified as Tract B on the
approved Short Plat plan, but not yet recorded) of approximately 2,473 square
feet into the subject site, resulting in a final combined gross area of 20,195
square feet (0.46 acres). For density purposes, no deductions are required for
critical areas, as none are present on the site that affect net density.
Approximately 530 square feet of right-of-way (ROW) dedication is proposed,
resulting in a net site area (including land added after the proposed lot line
adjustment) of 19,665 square feet (0.45 acres). The proposal for two (2) lots on
the 0.45-net-acre site would result in a net density of 4.43 dwelling units per net
Docusign Envelope ID: FD5DD306-22FD-4B99-B71E-865ED9AD1A99
City of Renton Department of Community & Economic Development
Jones Renton Short Plat - South
Administrative Report & Decision
LUA25-000111, SHPL-A, MOD
Report of November 7, 2025 Page 6 of 23
D_Admin Decision_Jones Short Plat South_251104_v4_FINAL
acre, which falls within the allowable density range of 3.0 to 6.0 dwelling units
per net acre in the R-6 zone. A recommended condition of approval under FOF
17: Compliance with Subdivision Regulations would require completion of the lot
line adjustment prior to recording of the Short Plat.
Compliant if
condition of
approval is
met
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 90 feet is required.
The following table identifies the proposed approximate dimensions for Lots 1-2
after the proposed lot line adjustment with the adjacent parcel is recorded:
Proposed Lot
Parcel Size (sq.
ft.) Lot Width (ft.) Lot Depth (ft.)
Lot 1 (corner lot) 8,933 90 100
Lot 2 (interior lot) 8,656 90 103
Staff Comment: As proposed, both lots would comply with the minimum width,
depth, and size requirements of the R-6 zone. Lot 1 is classified as a corner lot,
with frontage along Park Ave N to the west and along a new street (identified as
Road A) to the north of the project site. The new street is being constructed as
part of the adjacent Jones Short Plat (LUA20-000237). Accordingly, the future
single-family home on Lot 1 would establish its primary front yard along Park Ave
N and a secondary front yard along future Road A. Lot 2 is classified as an interior
lot with frontage along future Road A. To satisfy the minimum lot width and depth
standards, the applicant has oriented the lot so that the width is measured north
to south and the depth is measured east to west. Under this configuration, a
future home on Lot 2 would not naturally orient toward a public street. To ensure
appropriate street orientation, staff recommends as a condition of approval, that
the primary pedestrian entry of the future dwelling on Lot 1 face Park Ave N and
the primary pedestrian entry of the future dwelling on Lot 2 face future Road A.
The orientation requirement shall be noted on the face of the final Short Plat.
With this condition, both lots would maintain their primary front yard orientation
toward a public street, consistent with the intent of the R-6 standards.
Compliant if
condition of
approval is
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 25 feet, and the rear yard is 25
feet.
Staff Comment: As shown on the preliminary Short Plat (Exhibit 2), the proposed
lots provide sufficient area to comply with the required setbacks and bulk
standards of the R-6 zone. Lot 1, classified as a corner lot, has street frontage on
Park Ave N and secondary frontage along the future Road A. Setbacks for Lot 1
would be applied in accordance with its corner lot designation.
Lot 2 is classified as an interior lot. While the applicant has oriented the lot to
measure width north to south and depth east to west, staff finds it appropriate
that setback application be based on the lot’s relationship to surrounding
development and public streets. For Lot 2, the north property line shall be
considered the front yard setback, the south property line the rear yard setback,
Docusign Envelope ID: FD5DD306-22FD-4B99-B71E-865ED9AD1A99
City of Renton Department of Community & Economic Development
Jones Renton Short Plat - South
Administrative Report & Decision
LUA25-000111, SHPL-A, MOD
Report of November 7, 2025 Page 7 of 23
D_Admin Decision_Jones Short Plat South_251104_v4_FINAL
and the east and west property lines the side yard setbacks.
To ensure consistent application of setbacks and provide clarity for future
permitting, staff recommends as a condition of approval that the setback
designations applied to Lot 2 shall be the following: the north property line shall
be considered the front yard setback, the south property line the rear yard
setback, and the east and west property lines the side yard setbacks. The
requirement shall be clearly noted on the face of the final Short Plat. Compliance
with the setback requirements for the individual homes will be 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.
Docusign Envelope ID: FD5DD306-22FD-4B99-B71E-865ED9AD1A99
City of Renton Department of Community & Economic Development
Jones Renton Short Plat - South
Administrative Report & Decision
LUA25-000111, SHPL-A, MOD
Report of November 7, 2025 Page 8 of 23
D_Admin Decision_Jones Short Plat South_251104_v4_FINAL
c. Street trees shall be planted in the center of the planting strip between the
curb and the sidewalk at the following intervals; provided, that, where right-of-
way is constrained, irregular intervals and slight increases or decreases may be
permitted or required. Additionally, trees shall be planted in locations that meet
required spacing distances from facilities located in the right-of-way including,
but not limited to, underground utilities, streetlights, utility poles, traffic signs,
fire hydrants, and driveways; such spacing standards are identified in the City’s
Approved Tree List. Generally, the following spacing is required:
i. Small-sized maturing trees: thirty feet (30') on center;
ii. Medium-sized maturing trees: forty feet (40') on center; and
iii. Large-sized maturing trees: fifty feet (50') on center. Any additional
undeveloped right-of-way areas shall be landscaped unless otherwise
determined by the Administrator. Where there is insufficient right-of-way space
or no public frontage, street trees are required in the front yard subject to
approval of the Administrator. A minimum of two trees are to be located in the
front yard prior to final inspection for the new Single-Family Residence.
Staff Comment: The applicant submitted Preliminary Landscape Plans (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’). Two (2) Eastern redbud trees, an approved street tree species, are
proposed in the planter strip along Park Ave N and adjacent to proposed Lot 1.
Four (4) silver linden street trees will be installed in the planter strip along future
Road A as part of the civil construction improvements approved under the Civil
Permit for the adjacent Jones Short Plat (C24002370). The proposed ground
cover within both street planting strips will consist of showy fleabane.
In addition, the preliminary landscape plans included a ten-foot (10’) wide on-
site landscape strip along Park Ave N and future Road A. The ten-foot (10’)
landscape strip would be planted with trees and 483 unidentified shrubs and
groundcover as shown on the Landscape Plan (Exhibit 5). Four (4) London plane
trees are proposed within the ten-foot (10’) on-site landscape strip.
In order to ensure compliance with the landscape standards prior to
construction, staff recommends, as a condition of approval, that the applicant
submit a detailed landscape plan 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
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 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
Docusign Envelope ID: FD5DD306-22FD-4B99-B71E-865ED9AD1A99
City of Renton Department of Community & Economic Development
Jones Renton Short Plat - South
Administrative Report & Decision
LUA25-000111, SHPL-A, MOD
Report of November 7, 2025 Page 9 of 23
D_Admin Decision_Jones Short Plat South_251104_v4_FINAL
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 Retention Plan (Exhibit 7) and Tree Assessment (Exhibit
9) were included with the project application materials. According to the
documents, one (1) tree was inventoried for the proposed project. The tree
proposed for removal is a 32.1-inch DBH big leaf maple, classified as a landmark
tree. Based on the 30 percent (30%) tree retention requirement, a total of 0.3
trees must be retained, rounded down to zero (0). The applicant is proposing to
retain no trees (Exhibits 7 and 8). Therefore, the applicant’s proposal complies
with the required retention rate in RMC 4-4-130.
The project site has a net site area of 19,665 square feet (0.45 acres) after
completion of the lot line adjustment and roadway dedication. Based on a net
developable area of 0.45 acres, a total of 14 (rounded up from 13.5) tree credits
would be required on the project site (0.45 acres x 30 tree credits/ac = 13.5 tree
credits). The six (6) new large species trees, including two (2) Western red cedar
and four (4) London plane trees, that the applicant is proposing to plant would
result in a total of 12 tree credits on the project site, which would not comply with
the minimum tree credit requirements for the site. Therefore, staff recommends
as a condition of approval, the applicant shall submit a detailed landscape plan
at the time of Civil Construction Permit that documents compliance with the tree
credit requirements in RMC 4-4-130H.1.b. The detailed landscape plan shall be
reviewed and approved by the Current Planning Project Manager prior to permit
issuance.
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 17: Compliance with Subdivision Regulations.
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.
Docusign Envelope ID: FD5DD306-22FD-4B99-B71E-865ED9AD1A99
City of Renton Department of Community & Economic Development
Jones Renton Short Plat - South
Administrative Report & Decision
LUA25-000111, SHPL-A, MOD
Report of November 7, 2025 Page 10 of 23
D_Admin Decision_Jones Short Plat South_251104_v4_FINAL
There shall be a minimum three-foot (3') landscaped setback at the base of
retaining walls abutting public rights-of-way.
Staff Comment: Block walls are proposed within future Lot 1 and Lot 2. None of
the wall heights exceed four feet (4’) in height. 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-6 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 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).
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Additionally, one of the following is required:
1. The front porch projects in front of the garage a minimum of five feet (5’),
and is a minimum of twelve feet (12’) wide, or
2. The roof extends at least five feet (5') (not including eaves) beyond the front
of the garage for at least the width of the garage plus the porch/stoop area, or
3. The garage is alley accessed, or
4. The garage entry does not face a public and/or private street or an access
easement, or
5. The garage width represents no greater than fifty percent (50%) of the width
of the front facade at ground level, or
6. The garage is detached.
Staff Comment: Compliance for this standard would be verified at the time of
Building Permit review.
Compliance
not yet
demonstrated
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 the future home built on
Lot 1 is classified as a corner lot and therefore “front” facade design elements
would be expected on both the west and north facades.
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
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
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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 west and north 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 future road to the north, 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.
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;
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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,
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
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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: A moderate landslide hazard is located on the site. Therefore, the
applicant submitted a Geotechnical Evaluation, prepared by Earth Solutions NW,
LLC (ESNW), dated November 27, 2023 (Exhibit 10), with the project application
materials. The report documents subsurface exploration consisting of three (3)
test pits excavated on-site. Subsurface conditions generally consisted of topsoil
underlain by silt with sand and sandy silt consistent with Vashon recessional
outwash deposits. Seasonal groundwater seepage was not observed at the time of
exploration.
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
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
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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 conditions
of approval
are 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: Access for both proposed lots would be provided from future Road
A, which is a new public street currently under construction as part of the adjoining
Jones Short Plat (LUA20-000237) under construction permit C24002370. RMC 4-
6-060 requires that each lot within a Short Plat have access to a public street,
either directly or via an approved shared access arrangement.
Lot 1 would have direct frontage on both Park Ave N and future Road A, satisfying
the minimum frontage requirement. Lot 2 would gain frontage and access solely
from Road A, contingent on incorporation of the 2,473-square-foot tract located
immediately south of Road A. This tract is to be consolidated into the subject
property through a lot line adjustment with the adjoining parcel to the north prior
to recording of the final plat. To ensure Lot 2 maintains compliant access to a
public street, staff recommends as a condition of approval that the proposed lot
line adjustment be recorded prior to final Short Plat approval. The lot line
adjustment shall incorporate the 2,473-square-foot portion of APN 3342103215,
identified as Tract B in the approved preliminary Jones Short Plat (LUA20-000237),
into the subject property (APN 3342103250).
Required frontage improvements along Park Ave N include pavement restoration,
as needed to meet City standards, and the installation of curb, gutter, planter strip,
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and sidewalk, consistent with RMC 4-6-060. Any necessary right-of-way
dedication shall be provided to accommodate the full improvement section.
To ensure circulation consistency and to reduce the number of driveway curb cuts
onto Park Ave N, staff recommends, as a condition of approval, that Lots 1 and 2
shall take access exclusively from future Road A. 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
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 entrance of the new residence to be
constructed on proposed Lot 1 would be oriented west toward Park Ave N, but
“front” facade design elements would be required on the north facade facing
future Road A as well.
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
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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’) (Exhibit 12). 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, 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 4.43
du/ac falls within the allowable range of this medium density zone. The proposed
residential lots would maintain the mid-density residential character and are not
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
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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 thus, 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.
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.
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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
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources
exist to furnish services to the proposed development; subject to the condition
that the applicant provides Code required improvements and fees. The 2025 Fire
Impact Fees are $421.98 per single-family unit. The fee in effect at the time of
Building Permit issuance will be required.
Schools: It is anticipated that the Renton School District can accommodate any
additional students generated by this proposal at the following schools: Kennydale
Elementary, Risdon Middle School and Hazen High School (Exhibit 13). 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.
Staff Comment: A Geotechnical Evaluation, prepared by Earth Solutions NW, LLC
(ESNW), dated November 27, 2023 (Exhibit 10), was submitted with the
application. The report describes soil and groundwater conditions on the site and
provides recommendations for design and construction. The report concludes that
infiltration is generally feasible, subject to compliance with the recommendations
contained therein.
A Preliminary Technical Information Report (TIR), prepared by CORE Design, Inc.,
dated October 16, 2024 (Exhibit 11), was also submitted. The site is located within
the East Lake Washington drainage basin and is subject to the Peak Rate Flow
Control Standard (matching existing conditions) under the 2022 City of Renton
Surface Water Design Manual (RSWDM). The TIR identifies the project as subject to
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a full drainage review addressing Core Requirements 1 through 9 and applicable
Special Requirements. A Level 1 Downstream Analysis was included consistent
with Core Requirement #2.
With respect to Core Requirement #3 (Flow Control), the applicant claims an
exemption from providing a flow control facility on the basis that the project would
result in less than a 0.15 cfs increase in the 100-year peak flow over existing
conditions. Staff concurs with the exemption at this stage based on the conceptual
plan but notes that final confirmation will occur during Civil Construction Permit
review.
No conveyance system capacity analysis was provided with the preliminary
submittal. A full backwater and conveyance system analysis consistent with Core
Requirement #4 will be required at the time of Civil Construction Permit review. A
Construction Stormwater Pollution Prevention Plan (CSWPP) (Core Requirement
#5) and a Maintenance and Operations Manual (Core Requirement #6) must also
be provided with the Civil Construction Permit application.
For Core Requirement #8 (Water Quality), the TIR indicates that the project will
result in less than 5,000 square feet of new plus replaced pollution-generating
impervious surface and therefore qualifies for exemption from water quality
treatment requirements. Staff concurs with this preliminary exemption but will re-
evaluate compliance during construction permit review.
Appropriate on-site Best Management Practices (BMPs) will be required under
Core Requirement #9. The proposal has evaluated small lot BMPs as required by
Section 1.2.9.2.1 of the RSWDM. Infiltration facilities, such as full infiltration
drywells, must comply with Section C.2.2.2 of the 2022 RSWDM. Because the site
is located within Aquifer Protection Area (APA) Zone 2, liners may be required in
accordance with Sections 6.2.4 and 1.2.4.3 of the RSWDM. Infiltration devices are
prohibited within 50 feet (50’) of steep slope, erosion hazard, or landslide hazard
areas.
The development is subject to stormwater system development charges (SDCs).
As of 2025, the stormwater SDC rate is $0.94 per square foot of new impervious
surface, with a minimum charge 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 eight-inch (8”) ductile iron water main (Highlands 435
Pressure Zone) located in Park Ave N that can deliver a maximum flow rate of 2,500
gallons per minute (gpm). There is an existing 12-inch (12”) water main (Kennydale
308 Pressure Zone) located in Park Ave N (see City plan no. W-276809) that can
deliver a maximum flowrate of 3,500 gpm. A dead-end eight-inch (8”) ductile iron
water main (Highlands 435 Pressure Zone) shall be constructed under the Jones
Short Plat project (C24002370) that will have a maximum flow capacity of 1,250
gpm along Road A, north of the proposed development. The site is located in a Zone
2 Aquifer Protection Area. The static water pressure is approximately 96 psi at
ground elevation of 214 feet (214’). 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.
Docusign Envelope ID: FD5DD306-22FD-4B99-B71E-865ED9AD1A99
City of Renton Department of Community & Economic Development
Jones Renton Short Plat - South
Administrative Report & Decision
LUA25-000111, SHPL-A, MOD
Report of November 7, 2025 Page 21 of 23
D_Admin Decision_Jones Short Plat South_251104_v4_FINAL
Sanitary Sewer: Wastewater service is provided by the City of Renton. There is an
existing eight-inch (8”) concrete pipe in Park Ave N (see city plan no. S-01790F).
There is an existing six-inch (6”) sewer stub serving the parcel.
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; orienting 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 prompt
recording of the proposed lot line adjustment to ensure Lot 2 has access to a public street.
J. DECISION:
The Jones Renton Short Plat - South, File No. LUA25-000111, SHPL-A, MOD, as depicted in Exhibit 2, is
approved and is subject to the following conditions:
1. The primary pedestrian entry of the future dwelling on Lot 1 shall face Park Ave N and the primary
pedestrian entry of the future dwelling on Lot 2 shall face future Road A. The orientation
requirement shall be noted on the face of the final Short Plat.
2. The setback designations applied to Lot 2 shall be the following: the north property line shall be
considered the front yard setback, the south property line the rear yard setback, and the east and
west property lines the side yard setbacks.
Docusign Envelope ID: FD5DD306-22FD-4B99-B71E-865ED9AD1A99
City of Renton Department of Community & Economic Development
Jones Renton Short Plat - South
Administrative Report & Decision
LUA25-000111, SHPL-A, MOD
Report of November 7, 2025 Page 22 of 23
D_Admin Decision_Jones Short Plat South_251104_v4_FINAL
3. The applicant shall submit a detailed landscape plan 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 submit a detailed landscape plan at the time of Civil Construction Permit that
documents compliance with the tree credit requirements in RMC 4-4-130H.1.b. The detailed
landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to
permit issuance.
5. The proposed lot line adjustment shall be recorded prior to final Short Plat approval. The lot line
adjustment shall incorporate the 2,473-square-foot portion of APN 3342103215, identified as
Tract B in the approved preliminary Jones Short Plat (LUA20-000237), into the subject property
(APN 3342103250).
6. Future Lots 1 and 2 shall take access exclusively from future Road A. The restriction shall be
recorded on the face of the plat.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Matthew Herrera, Planning Director Date
TRANSMITTED on November 7, 2025 to the Owner/Applicant/Contact:
TRANSMITTED on November 7, 2025 to the Parties of Record:
Duwamish Tribe
4705 W Marginal Way SW
Seattle, WA 98106
TRANSMITTED on November 7, 2025 to the following:
Gina Estep, CED Administrator
Justin Johnson, Acting Development Engineering Director
Stephanie Rary, Property Services Specialist
Clark Close, Current Planning Manager
Nate Janders, Development Engineering Manager
Anjela Barton, Fire Marshal
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: FD5DD306-22FD-4B99-B71E-865ED9AD1A99
11/7/2025 | 2:38 PM PST
City of Renton Department of Community & Economic Development
Jones Renton Short Plat - South
Administrative Report & Decision
LUA25-000111, SHPL-A, MOD
Report of November 7, 2025 Page 23 of 23
D_Admin Decision_Jones Short Plat South_251104_v4_FINAL
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 21, 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: FD5DD306-22FD-4B99-B71E-865ED9AD1A99
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Jones Renton Short Plat - South
Land Use File Number:
LUA25-000111, SHPL-A, MOD
Date of Report
November 7, 2025
Staff Contact
Alex Morganroth
Principal Planner
Project Contact
Kevin Rech
3412 210th Pl NE
Sammamish, WA 98074
Project Location
3215 Park Ave N,
Renton, WA 98056 (APN
3342103250)
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 Landscape Plans
Exhibit 5: Grading, Storm Drainage, and Utility Plans
Exhibit 6: Construction Mitigation Description
Exhibit 7: Preliminary Tree Retention & Replacement 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 (ESNW), dated
November 27, 2023
Exhibit 11: Preliminary Technical Information Report (TIR), prepared by CORE Design, Inc.,
dated October 16, 2024
Exhibit 12: Street Modification Request, dated August 24, 2024
Exhibit 13: Renton School District Letter
Exhibit 14: Duwamish Tribe Comment, dated May 2, 2025
Exhibit 15: City Response to Duwamish Tribe Comment, dated May 6, 2025
Exhibit 16: Advisory Notes
Docusign Envelope ID: FD5DD306-22FD-4B99-B71E-865ED9AD1A99