HomeMy WebLinkAboutHEX_Windsor Court_FINALREPORT TO THE HEARING EXAMINER
Hearing Date:
January 20, 2026
Project File Number:
PR25-000034
Project Name:
Windsor Court Plat
Land Use File Number:
LUA25-000148, PP, SA-H, ECF
Project Manager:
Jill Ding, Senior Planner
Owner:
Huy Tat, Elizabeth G. Tat, and Thuy Bich-Thi Nguyen, 19411 and 19505 108th Ave SE, Renton, WA 98055
Applicant/Contact:
Tom DeDonato, DeDonato Group, LLC, 10257 NE 64th St, Kirkland, WA 98033
Project Location:
19411 & 19505 108th Ave SE, Renton, WA 98055 (APNs 6623400232 & 6623400233)
Project Summary:
The applicant is requesting Preliminary Plat approval, Environmental (SEPA) Review, and Site Plan Review for the subdivision of an existing 111,381-square-foot (2.56 acre) site into
20 lots for the future construction of single-family residences and two (2) tracts (Tracts A and B). The project site is comprised of two (2) parcels located within the Residential-14
(R-14) zone. The project site is currently developed with two (2) single-family residences and associated detached accessory structures, all of which are proposed for removal. Access
to the site is proposed via a new 53-foot (53’) wide public right-of-way off 108th Ave SE (SR 515). In addition, two 16-foot (16’) wide alley access tracts (Tracts A and B) are proposed
to provide access to Lots 1-3 and 20 and Lots 4-9. According to COR Maps, a Wellhead Protection Area, Zone 1 Modified, and slopes with grades between 15 percent (15%) and 25 percent
(25%) are mapped on the site. A Type F stream (Panther Creek) is mapped offsite to the east.
Site Area:
111,381 sq. ft. (2.56 acres)
B. EXHIBITS:
Exhibits 1-18:
As shown in the Environmental Review Committee (ERC) Report
Staff Report to the Hearing Examiner
Determination of Non-Significance-Mitigated, dated December 9, 2025
Revised Conceptual Civil Plan Set, prepared by ESM Consulting Engineers, Inc., dated December 18, 2025
Revised Preliminary Technical Information Report (TIR) & Level 1 Downstream Analysis, prepared by ESM Consulting Engineers, LLC, dated December 18, 2025
On Hold Letter, dated June 2, 2025
Off-Hold Letter, dated November 13, 2025
Neighborhood Meeting Summary
Arborist Report, prepared by Layton Tree Consulting LLC, dated July 24, 2024, updated February 7, 2025
Tree Retention and Tree Credit Worksheet and Justification Memo, dated May 7, 2025
Soos Creek Sewer Availability and Soos Creek Water Availability
Notice of Application
C. GENERAL INFORMATION:
Owner(s) of Record:
Huy Tat, Elizabeth G. Tat, and Thuy Bich-Thi Nguyen, 19411 and 19505 108th Ave SE
Renton, WA 98055
Zoning Classification:
Comprehensive Plan Land Use Designation:
Existing Site Use:
The project site is currently developed with two (2) single-family residences and associated detached accessory structures, all of which are proposed for removal.
Critical Areas:
According to COR Maps, a Wellhead Protection Area, Zone 1 Modified and slopes with grades between 15 percent (15%) and 25 percent (25%) are mapped on the site. A Type F stream (Panther
Creek) is mapped offsite to the east.
Neighborhood Characteristics:
North:
Single family residential, Residential-14 (R-14) zone and Residential High Density (RHD) Comprehensive Plan Land Use Designation
East:
Single family residential, City of Kent
South:
Single family residential, Residential-8 (R-8) and Residential-14 (R-14) zones and Residential Medium Density (RMD) and Residential High Density (RHD) Comprehensive Plan Land Use Designations
West:
Single family residential, Residential-8 (R-8) zone and Residential Medium Density (RMD) Comprehensive Plan Land Use Designation
Site Area:
111,381 sq. ft. (2.56 acres)
D. HISTORICAL/BACKGROUND:
Action
Land Use File No.
Ordinance No.
Date
Comprehensive Plan
N/A
6153
01/01/2025
Zoning
N/A
6154
01/01/2025
Annexation (Benson Hill)
A-06-002
5327
03/01/2008
E. PUBLIC SERVICES:
Existing Utilities
Water: Water service will be provided by the Soos Creek Water and Sewer District.
Sewer: Sewer service is provided by the Soos Creek Water and Sewer District.
Surface/Storm Water: There is an existing storm drainage ditch and piped conveyance system in 107th Ave SE along the west side of the street (fronting the subject development site)
that conveys runoff from the south to north (Upper Springbrook Creek sub-basin). There is also an existing storm drainage conveyance system located on the east flowline of 108th Ave
SE that is owned and operated by the City of Kent (Panther Creek sub-basin). The existing property does not contain stormwater facilities.
Streets: The project has frontage along 108th Ave SE to the east, and 107th Ave SE to the west. 108th Ave SE is located in the City of Kent. The applicant should contact the City of
Kent and WSDOT to determine frontage improvement requirements along 108th Ave SE. King County Assessor’s maps show 107th Ave SE is a private street with a property width of 30 feet (30’)
and paved lane width of 16 feet (16’) and owned by the property located at 10625 SE 194th St (APN 6623400218) as a contiguous portion of the property.
Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
Chapter 2 Zoning Districts – Uses and Standards
Section 4-2-020: Purpose and Intent of Zoning Districts
Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations
Section 4-2-110: Residential Development Standards
Section 4-2-115: Residential Design and Open Space Standards
Chapter 3 Environmental Regulations and Overlay Districts
Section 4-3-050: Critical Areas Regulations
Chapter 4 City-Wide Property Development Standards
Chapter 6 Streets and Utility Standards
Section 4-6-060: Street Standards
Chapter 7 Subdivision Regulations
C
hapter 9 Permits – Specific
Section 4-9-200: Master Plan and Site Plan Review
Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
Land Use Element
H. FINDINGS OF FACT (FOF):
The Planning Division of the City of Renton accepted the above master application for review on May 19, 2025 and determined the application complete on May 21, 2025. The review of the
project was placed “On Hold” (Exhibit 23) on June 2, 2025 and the project was taken “Off Hold” (Exhibit 24) on November 13, 2025. The project complies with the 100-day review time period.
Public notices for the Notice of Application and Notice of Public Hearing were provided in accordance with the requirements of RMC 4-8-090, Public Notice Requirements. Upon deeming the
land use application complete, the City issued a Notice of Application (Exhibit 29), which was mailed to the applicant, property owner, and to all property owners and tenants of record
within 300 feet (300’) of the subject property. The Notice of Application was also posted on the City’s website and on a notice board located at the project site, consistent with RMC
4-8-090C.
A neighborhood meeting was held on March 5, 2025 at the Fairwood Library meeting room. Seven (7) members of the public attended the meeing, and provided comments and questions regarding
the following issues: current condition of the property, construction hours, fencing of the proposed development, and dedication of 107th Ave SE (Exhibit 25).
The project site is located 19411 & 19505 108th Ave SE, Renton, WA 98055 (APNs 6623400232 & 6623400233).
The project site is currently developed with existing single family residential structures and associated detached accessory buildings, all of which are proposed for removal.
Access to the site would be provided via a new public street off 108th Ave SE.
The property is located within the Residential High Density (RHD) Comprehensive Plan land use designation.
The site is located within the Residential-14 (R-14) zoning classification.
There are approximately 64 trees located on-site, of which the applicant is proposing to retain a total of three (3) trees.
The site is mapped with a Wellhead Protection Area, Zone 1 Modified, and slopes with grades between 15 percent (15%) and 25 percent (25%). A Type F stream (Panther Creek) is mapped offsite
to the east.
Approximately 7,602 cubic yards of material would be cut on-site and approximately 3,612 cubic yards of fill is proposed to be brought into the site (Exhibit 3).
The applicant is proposing to begin construction in 2026 as soon as permit approvals are received and complete the construction in later 2026.
Staff received four (4) agency comment emails/letters (Exhibits 9, 11, 13, and 15). Staff provided responses to the comments received (Exhibits 10, 12, 14, and 16). In addition, the
following report contains analysis related to access and frontage improvements, open space, and pedestrian circulation.
No other public or agency comments were received.
Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on December 9, 2025 the Environmental Review Committee issued a Determination of Non-Significance
- Mitigated (DNS-M) for the Windsor Court Plat (Exhibit 20). The DNS-M included four (4) mitigation measures. A 14-day appeal period commenced on December 9, 2025 and ended on December
23, 2025. No appeals of the threshold determination have been filed as of the date of this report.
Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non-Significance
– Mitigated:
Construction on the project site shall comply with the recommendations of the submitted Geotechnical Report, prepared by Terra Associates, Inc., dated July 23, 2024, revised December
30, 2024, and any future addenda.
The applicant’s geotechnical engineer shall submit a sealed letter stating that he/she has reviewed the construction permit plans and in their opinion the plans and specifications meet
the intent of the report(s).
The applicant’s geotechnical engineer shall provide notes on the construction plans identifying when on-site geotechnical engineer supervision of construction events is recommended.
The applicant shall submit an Inadvertent Discovery 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.
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.
Comprehensive Plan Compliance: The site is designated Residential High Density (RHD) on the City’s Comprehensive Plan Map. The purpose of the RHD designation is to incorporate features
from both detached and attached residential developments, support cost-efficient housing, facilitate infill development, have close access to transit service, and efficiently use urban
services and infrastructure. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met:
Compliance
Comprehensive Plan Analysis
Policy LU-3: Encourage infill development with a variety of housing types to meet growth targets and provide a greater variety of housing options.
Goal L-H: Plan for high quality residential growth that supports transit, reduces vehicle miles traveled, provides urban densities, promotes efficient land utilization, promotes good
health and physical activity, builds social connections, and creates stable neighborhoods by incorporating both built amenities and natural features.
Goal L-H: Plan for high quality residential growth that supports transit, reduces vehicle miles traveled, provides urban densities, promotes efficient land utilization, promotes good
health and physical activity, builds social connections, and creates stable neighborhoods by incorporating both built amenities and natural features.
Goal L-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: Consider scale and context for infill project design to preserve privacy and quality of life for residents.
Policy LU-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.
Zoning Development Standard Compliance: The purpose of the Residential-14 Zone (R-14) is to encourage development, and redevelopment, of residential neighborhoods that provide a mix
of detached and attached dwelling structures organized and designed to combine characteristics of both typical single-family and small-scale multi-family developments. Structure size
is intended to be limited in terms of bulk and scale so that the various unit types allowed in the zone are compatible with one another and can be integrated together into a quality
neighborhood. Project features are encouraged, such as yards for private use, common open spaces, and landscaped areas that enhance a neighborhood and foster a sense of community. Civic
and limited commercial uses may be allowed when they support the purpose of the designation. The proposal is compliant with the following development standards, as outlined in RMC 4-2-110A,
if all conditions of approval are met:
Compliance
R-14 Zone Develop Standards and Analysis
Density: The density range permitted in the R-14 zone is a minimum 7.0 up to a maximum of 14.0 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. Public and private alleys and joint use driveways (and the access easements upon them) shall not be subtracted
from gross acres for the purpose of net density calculations.
Staff Comment: The project site has a gross site area of 111,381 square feet. After the deduction of 31,106 square feet for the new public right-of-way dedications, the site would have
a net area of 80,275 square feet (1.84 acres). The proposal for 20 lots on the 1.84 net acre site would result in a net density of 10.87 dwelling units per net acre (du/ac) (20 lots
/ 1.84 acres = 10.87 du/ac), which is within the density range permitted for the R-14 zone.
Compliant if condition of approval is met
Lot Dimensions: The minimum lot size permitted in the R-14 zone is 3,000 sq. ft. for detached dwellings. There is no minimum lot size for attached dwellings. A minimum lot width of
30 feet is required (40 feet for corner lots) and a minimum lot depth of 60 feet is required.
The following table identifies the proposed approximate dimensions for Lots 1-20:
Proposed Lot
Lot Size (sq. ft.)
Lot Width (feet)
Lot Depth (feet)
Lot 1
4,037
56
65
Staff Comment: As shown on the table above, all proposed lots would comply with the minimum lot size, width and depth requirements of the R-14 zone. The front yards of Lots 1 and 3
would be oriented to the east, facing 108th Ave SE, while the front yards of Lots 2 and 20 would be oriented to the west, facing Road B. The front yards of Lots 4 through 6 would be
oriented to the south, facing Road A, and the front yards of Lots 7 through 9 would be oriented to the west towards Road B. The front yards of Lots 10 through 19 would be oriented to
the east towards Road B. All proposed lots would have front yard areas oriented towards a public street.
To ensure maintenance of all common improvements within the proposed 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 or Homeowner’s Association be established. A draft maintenance agreement for all common improvements shall be submitted at the time of civil
construction permit review for review and approval by the Development Engineering Plan Reviewer and Current Planning Project Manager.
Compliant if conditions of approval are met
Setbacks: The required setbacks in the R-14 zone are as follows: front yard is 15 feet except when all access is taken from an alley then 10 feet, side yard is 4 feet for detached units,
for attached units the side yard is 0 feet for the attached sides and 4 feet for the unattached sides, secondary front yard (applies to corner lots) is 15 feet, and the rear yard is
10 feet.
Staff Comment: As shown on the preliminary plat plan set (Exhibit 21), the proposed lots would provide adequate area for compliance with the required setback areas. Staff recommends,
as a condition of approval, that the front yards of Lots 1 and 3 be oriented to the east, facing 108th Ave SE; that the front yards of Lots 2 and 20 be oriented to the west, facing Road
B; that the front yards of Lots 4 through 6 be oriented to the south, facing Road A; that the front yards of Lots 7 through 9 be oriented to the west toward Road B; and that the front
yards of Lots 10 through 19 be oriented to the east toward Road B. The front yards shall be shown on the site plans submitted for the individual residences at the time of building permit
review for review and approval by the Current Planning Project Manager.
There are existing single-family residences and associated detached accessory structures that would not meet setback requirements with the proposed plat layout and are proposed for removal.
To ensure setback compliance, staff recommends as a condition of approval, that demolition permits be obtained; existing residential and detached accessory buildings be removed; and
all required demolition inspections be completed prior to the recording of the plat.
Compliance with the setback requirements for the individual homes would be verified at the time of building permit review.
Building Standards: The R-14 zone has a maximum building coverage of 65% and a maximum impervious surface coverage of 80%. In the R-14 zone, a maximum building height of 3 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
Maximum Number of Units per Building: In the R-14 zone, no more than 6 units per building are permitted.
Staff Comment: The proposal would include the eventual development of detached single-family residential dwellings, which would include one (1) dwelling unit per building. If the proposal
were to change to include townhomes or multi-family residences, this would be considered a major amendment to the proposed subdivision. Staff recommends, as a condition of approval,
that if the proposal is revised to include townhomes or multi-family residences, a new preliminary plat and site plan review application would be required.
Compliant if condition of approval is met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the
curb and sidewalk are established according to the street development standards of RMC 4-6-060. Minimum planting strip widths between the curb and sidewalk are established according
to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover shall be planted within planting strips pursuant to the following standards, provided
there shall be a minimum of one street tree planted per lot.
a. Trees shall be selected from the City’s Approved Street Tree List based on the width of the planting strip and the presence or lack of overhead power lines; provided, the Administrator
and City arborist shall each retain the right to reject any proposed cultivar regardless of whether or not the cultivar is on the City’s Approved Street Tree List.
b. Street trees shall have a minimum caliper of two inches (2"), and be planted pursuant to the standards promulgated by the City, which may require root barriers, structured soils,
or other measures to help prevent tree roots from damaging infrastructure.
c. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of-way is constrained,
irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities
located in the right-of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are
identified in the City’s Approved Tree List. Generally, the following spacing is required:
i. Small-sized maturing trees: thirty feet (30') on center;
ii. Medium-sized maturing trees: forty feet (40') on center; and
iii. Large-sized maturing trees: fifty feet (50') on center. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. Where
there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two trees are to be
located in the front yard prior to final inspection for the new Single-Family Residence.
Staff Comment: A Conceptual Landscape Plan (Exhibit 2) and a Revised Conceptual Civil Plan Set (Exhibit 21) were submitted with the project application materials. The conceptual landscape
plan includes a five-foot (5’) wide street tree planter strip between the curb and sidewalk along 108th Ave SE (located within the City of Kent city limits); however, the revised conceptual
civil plan set notes that the street tree planter strip would range from 3.4 feet (3.4’) to 3.7 feet (3.7’) in width. The conceptual landscape plan also includes an eight-foot (8’) wide
planting strip between the curb and sidewalk (along new Road A and Road B). Flame maple is the street tree species proposed along 108th Ave SE, in accordance with the City of Kent Public
Works Design & Construction Standards Manual (Appendix A, Approved Small Street Tree Species Suitable for Overhead Utilities). Along Road A, the street tree planter strip would be planted
with cascara sagrada trees and Idaho fescue. Along Road B, the street tree planter strip would be planted with chancellor linden trees, and beach daisy, kinnikinnick, and Idaho fescue
ground cover. The proposed cascara sagrada trees are not on the City’s approved street tree list. Staff recommends, as a condition of approval, that a detailed landscape plan be submitted
at the time of construction permit application. The detailed landscape plan shall include street tree species from the City’s approved street tree list. The detailed landscape plan shall
be reviewed and approved by the Current Planning project manager prior to the issuance of a construction permit.
A ten-foot (10’) wide on-site landscape strip is also proposed along the street frontages of the proposed lots and would be planted with a mix of trees, shrubs, and ground cover (see
species list on the conceptual landscape plan [Exhibit 2]).
A stormwater/open space tract (Tract A) is proposed on the northeast corner of the project site. Tract A would be landscaped with a mix of lawn, a ten-foot (10’) wide street frontage
landscape strip and trees along the north property line (Exhibit 2). Stormwater facilities are required to be landscaped with a minimum of 15 feet (15’) of landscaping unless otherwise
determined through the preliminary plat review process. Tract A would be landscaped in its entirety, with the exception of access points for maintenance of the stormwater facility.
Compliant if condition of approval is met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the
curb and sidewalk are established according to the street development standards of RMC 4-6-060. Minimum planting strip widths between the curb and sidewalk are established according
to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover shall be planted within planting strips pursuant to the following standards, provided
there shall be a minimum of one street tree planted per lot.
a. Trees shall be selected from the City’s Approved Street Tree List based on the width of the planting strip and the presence or lack of overhead power lines; provided, the Administrator
and City arborist shall each retain the right to reject any proposed cultivar regardless of whether or not the cultivar is on the City’s Approved Street Tree List.
b. Street trees shall have a minimum caliper of two inches (2"), and be planted pursuant to the standards promulgated by the City, which may require root barriers, structured soils,
or other measures to help prevent tree roots from damaging infrastructure.
c. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of-way is constrained,
irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities
located in the right-of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are
identified in the City’s Approved Tree List. Generally, the following spacing is required:
i. Small-sized maturing trees: thirty feet (30') on center;
ii. Medium-sized maturing trees: forty feet (40') on center; and
iii. Large-sized maturing trees: fifty feet (50') on center. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. Where
there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two trees are to be
located in the front yard prior to final inspection for the new Single-Family Residence.
Staff Comment: A Conceptual Landscape Plan (Exhibit 2) and a Revised Conceptual Civil Plan Set (Exhibit 21) were submitted with the project application materials. The conceptual landscape
plan includes a five-foot (5’) wide street tree planter strip between the curb and sidewalk along 108th Ave SE (located within the City of Kent city limits); however, the revised conceptual
civil plan set notes that the street tree planter strip would range from 3.4 feet (3.4’) to 3.7 feet (3.7’) in width. The conceptual landscape plan also includes an eight-foot (8’) wide
planting strip between the curb and sidewalk (along new Road A and Road B). Flame maple is the street tree species proposed along 108th Ave SE, in accordance with the City of Kent Public
Works Design & Construction Standards Manual (Appendix A, Approved Small Street Tree Species Suitable for Overhead Utilities). Along Road A, the street tree planter strip would be planted
with cascara sagrada trees and Idaho fescue. Along Road B, the street tree planter strip would be planted with chancellor linden trees, and beach daisy, kinnikinnick, and Idaho fescue
ground cover. The proposed cascara sagrada trees are not on the City’s approved street tree list. Staff recommends, as a condition of approval, that a detailed landscape plan be submitted
at the time of construction permit application. The detailed landscape plan shall include street tree species from the City’s approved street tree list. The detailed landscape plan shall
be reviewed and approved by the Current Planning project manager prior to the issuance of a construction permit.
A ten-foot (10’) wide on-site landscape strip is also proposed along the street frontages of the proposed lots and would be planted with a mix of trees, shrubs, and ground cover (see
species list on the conceptual landscape plan [Exhibit 2]).
A stormwater/open space tract (Tract A) is proposed on the northeast corner of the project site. Tract A would be landscaped with a mix of lawn, a ten-foot (10’) wide street frontage
landscape strip and trees along the north property line (Exhibit 2). Stormwater facilities are required to be landscaped with a minimum of 15 feet (15’) of landscaping unless otherwise
determined through the preliminary plat review process. Tract A would be landscaped in its entirety, with the exception of access points for maintenance of the stormwater facility.
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 adjacent to critical areas
and their associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non- native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods
are used as part of an approved enhancement project within a critical area or its buffer.
Staff Comment: An Arborist Report, prepared by Layton Tree Consulting LLC, dated July 24, 2024 (Exhibit 26); a Tree Retention and Tree Credit Worksheet (Exhibit 27); and a Conceptual
Landscape Plan (Exhibit 2) were submitted with the project application. According to the submitted report, 64 trees were inventoried for the proposed project. Of these 64 trees, seven
(7) trees were identified as high-risk trees leaving 57 viable significant trees on the project site. Based on the City’s 30 percent (30%) tree retention requirements, a total of 17
trees would be required to be retained or replaced. The applicant is proposing to remove all existing trees for the proposed development. To mitigate for the replacement of the 17 trees,
a total of 194 tree credits would be required to be planted on-site, or payment of a fee in lieu of replacement would be required.
The City also has a requirement for the provision of a minimum of 30 tree credits per net acre. The project site has a gross site area of 111,381 square feet (2.56 acres). After the
deduction of 31,106 square feet of right-of-way dedication, the net site area would be 80,275 square feet (1.84 acres). Based on a net developable area of 1.84 acres, a total of 55 tree
credits would be required on the project site (1.84 acres x 30 tree credits/ac = 55 tree credits). Combined with the 194 replacement tree credits, a total of 249 tree credits would be
required to be planted on-site. As shown on the submitted Landscape Plan (Exhibit 2), a total of 84.75 tree credits are proposed to be planted on-site (outside of the public right-of-way),
which is less than the 249 total tree credits that are required.
Replacement planting in lieu of minimum tree retention may be granted for situations where:
(a) There are special circumstances related to the size, shape, topography, location, or surroundings of the subject property; or
(b) The strict application of the code would prevent reasonable use of property; or
(c) The strict application of the code would prevent compliance with minimum density requirements of the zone; or
(d) The project is a short plat with four (4) or fewer lots.
The applicant included a Tree Retention and Tree Credit Worksheet (Exhibit 27), which included a justification for not meeting the 30 percent (30%) minimum tree retention requirements.
The applicant contends that the location of the existing trees conflicts with the proposed stormwater detention vault and proposed right-of-way dedications. In addition, the small size
of the proposed lots reduces the available area that would be viable for the retention of trees. Staff concurs that compliance with the tree retention requirements would not be feasible
for the residential plat development that is proposed.
Staff recommends, as a condition of approval, that a final tree retention and replacement plan be provided at the time of construction permit application demonstrating compliance with
the tree retention and tree credit requirements, including the mitigation for 164.25 tree credits either through the planting of trees on-site or through the payment of a fee-in-lieu.
The final tree retention plan shall be submitted to the Current Planning Project Manager for review and approval. Payment of a fee-in-lieu shall be made prior to the issuance of a 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 adjacent to critical areas
and their associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non- native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods
are used as part of an approved enhancement project within a critical area or its buffer.
Staff Comment: An Arborist Report, prepared by Layton Tree Consulting LLC, dated July 24, 2024 (Exhibit 26); a Tree Retention and Tree Credit Worksheet (Exhibit 27); and a Conceptual
Landscape Plan (Exhibit 2) were submitted with the project application. According to the submitted report, 64 trees were inventoried for the proposed project. Of these 64 trees, seven
(7) trees were identified as high-risk trees leaving 57 viable significant trees on the project site. Based on the City’s 30 percent (30%) tree retention requirements, a total of 17
trees would be required to be retained or replaced. The applicant is proposing to remove all existing trees for the proposed development. To mitigate for the replacement of the 17 trees,
a total of 194 tree credits would be required to be planted on-site, or payment of a fee in lieu of replacement would be required.
The City also has a requirement for the provision of a minimum of 30 tree credits per net acre. The project site has a gross site area of 111,381 square feet (2.56 acres). After the
deduction of 31,106 square feet of right-of-way dedication, the net site area would be 80,275 square feet (1.84 acres). Based on a net developable area of 1.84 acres, a total of 55 tree
credits would be required on the project site (1.84 acres x 30 tree credits/ac = 55 tree credits). Combined with the 194 replacement tree credits, a total of 249 tree credits would be
required to be planted on-site. As shown on the submitted Landscape Plan (Exhibit 2), a total of 84.75 tree credits are proposed to be planted on-site (outside of the public right-of-way),
which is less than the 249 total tree credits that are required.
Replacement planting in lieu of minimum tree retention may be granted for situations where:
(a) There are special circumstances related to the size, shape, topography, location, or surroundings of the subject property; or
(b) The strict application of the code would prevent reasonable use of property; or
(c) The strict application of the code would prevent compliance with minimum density requirements of the zone; or
(d) The project is a short plat with four (4) or fewer lots.
The applicant included a Tree Retention and Tree Credit Worksheet (Exhibit 27), which included a justification for not meeting the 30 percent (30%) minimum tree retention requirements.
The applicant contends that the location of the existing trees conflicts with the proposed stormwater detention vault and proposed right-of-way dedications. In addition, the small size
of the proposed lots reduces the available area that would be viable for the retention of trees. Staff concurs that compliance with the tree retention requirements would not be feasible
for the residential plat development that is proposed.
Staff recommends, as a condition of approval, that a final tree retention and replacement plan be provided at the time of construction permit application demonstrating compliance with
the tree retention and tree credit requirements, including the mitigation for 164.25 tree credits either through the planting of trees on-site or through the payment of a fee-in-lieu.
The final tree retention plan shall be submitted to the Current Planning Project Manager for review and approval. Payment of a fee-in-lieu shall be made prior to the issuance of a construction
permit.
Parking: Parking regulations require that a minimum of two parking spaces be provided for each detached dwelling, however one space per dwelling unit may be permitted for dwelling units
with 1 bedroom or less.
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 parking spaces. See additional access discussion below under FOF 22, Subdivision Regulation and Analysis.
Parking: Parking regulations require that a minimum of two parking spaces be provided for each detached dwelling, however one space per dwelling unit may be permitted for dwelling units
with 1 bedroom or less.
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 parking spaces. See additional access discussion below under FOF 22, Subdivision Regulation and Analysis.
N/A
Bicycle Parking: Bicycle parking regulations require that a minimum of one-half (0.5) bicycle parking space be provided per one attached dwelling.
Staff Comment: Not applicable, as the proposal does not include attached dwelling units.
Compliant if condition of approval is met
Fences and Retaining Walls: In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front yard and side
yard along a street setback where the fence shall not exceed forty eight inches (48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way.
Staff Comment: A Conceptual Civil Plan Set (Exhibit 21) was submitted with the land use application materials. A block wall is proposed along the east side of proposed Lot 3 and would
have a maximum height of five feet (5’). The proposed block wall would be located within the front yard area of Lot 3, near the 108th Ave SE right-of-way. Any retaining walls within
the front yard setback are permitted a maximum height of 48 inches (48") and are required to maintain a three-foot (3’) setback from the public right-of-way. Staff recommends, as a condition
of approval, that a revised civil plan set and retaining wall detail be submitted at the time of construction permit application for review and approval by the Current Planning Project
Manager. The revised civil plans shall demonstrate that any proposed retaining walls would comply with the retaining wall setback and height requirements.
Compliant if condition of approval is met
Lighting:
Guidelines: Lighting that is appropriate to the architectural character of the neighborhood and of a human scale shall be provided. Lighting shall be minimal where possible to achieve
the desired purpose. Light spillover for all lighting, as well as single source lighting of large areas shall be avoided.
Standards:
a. Lighting shall be limited to illumination of surfaces intended for pedestrians, vehicles, or key architectural features.
b. Street lighting on residential access streets and limited residential access streets is required. Lighting facilities and fixtures shall be located outside public right-of-way unless
owned, operated and maintained by a power utility franchise. Street lights shall be no taller than sixteen feet (16') and placed at regular intervals of no more than two hundred feet
(200') on internal roadways and installed in accordance with chapter 4-6 RMC.
c. Lighting for residential access streets, limited residential access streets, alleyways, common greens, and parks shall be low intensity. Lighting for common greens and parks shall
be downlighting.
d. All exterior house lighting shall be downlighting or placed beneath building eaves to prevent light projecting upward.
e. If alley lights are mounted on a garage, they shall be no higher than eight feet (8') above ground and directed away from adjacent backyards and structures.
f. Sidewalks and pathways not otherwise illuminated by street lighting shall be lit with ornamental downlighting fixtures that shall not exceed twelve feet (12') in height. (Ord. 5518,
12-14-2009)
Staff Comment: A lighting plan was not included with the submitted application materials. Staff recommends, as a condition of approval, that a lighting plan demonstrating compliance
with the above requirements be submitted at the time of construction permit and building permit review for review and approval by the Current Planning Project Manager.
Compliant if condition of approval is met
Lighting:
Guidelines: Lighting that is appropriate to the architectural character of the neighborhood and of a human scale shall be provided. Lighting shall be minimal where possible to achieve
the desired purpose. Light spillover for all lighting, as well as single source lighting of large areas shall be avoided.
Standards:
a. Lighting shall be limited to illumination of surfaces intended for pedestrians, vehicles, or key architectural features.
b. Street lighting on residential access streets and limited residential access streets is required. Lighting facilities and fixtures shall be located outside public right-of-way unless
owned, operated and maintained by a power utility franchise. Street lights shall be no taller than sixteen feet (16') and placed at regular intervals of no more than two hundred feet
(200') on internal roadways and installed in accordance with chapter 4-6 RMC.
c. Lighting for residential access streets, limited residential access streets, alleyways, common greens, and parks shall be low intensity. Lighting for common greens and parks shall
be downlighting.
d. All exterior house lighting shall be downlighting or placed beneath building eaves to prevent light projecting upward.
e. If alley lights are mounted on a garage, they shall be no higher than eight feet (8') above ground and directed away from adjacent backyards and structures.
f. Sidewalks and pathways not otherwise illuminated by street lighting shall be lit with ornamental downlighting fixtures that shall not exceed twelve feet (12') in height. (Ord. 5518,
12-14-2009)
Staff Comment: A lighting plan was not included with the submitted application materials. Staff recommends, as a condition of approval, that a lighting plan demonstrating compliance
with the above requirements be submitted at the time of construction permit and building permit review for review and approval by the Current Planning Project Manager.
Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-14 zone. The Standards implement policies established in the Land Use Element of
the Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to approval of the subdivision. Compliance with Residential Design Standards would be verified
prior to issuance of the building permit for the new single-family homes. The proposal is consistent with the following design standards, unless noted otherwise:
Compliance
Design Standards R-14 and Analysis
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
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
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.
Compliant if condition of approval is met
Primary Entry: All of the following are required:
1. All ground-related dwelling units shall provide a covered porch entry with a minimum depth of five feet (5'), unless the dwelling units are accessed entirely from an internal common
corridor, in which case the shared entry shall feature a covered porch with a minimum depth of five feet (5');
2. Entries shall be a minimum height of twelve inches (12") above grade;
3. Entries shall take access from and face a street, park, common green, pocket park, pedestrian easement, or open space; and
4. Ground-related units that front two (2) streets shall engage both streets utilizing design features that wrap the corner of the building, such as a wraparound porch or pergola.
Staff Comment: Building elevations including the orientation of the primary entrances for the new single-family residences were not included with the submitted application materials.
To clarify the orientation of the primary entrances for the new homes, staff recommends, as a condition of approval, that architectural elevations be submitted at the time of building
permit review for review and approval by the Current Planning Project Manager. The architectural elevations shall orient the primary entrances for the new homes as follows: the primary
entries for the new homes on Lots 1 and 3 shall be oriented to the east (towards 108th Ave SE), the primary entries for the new homes on Lots 2 and 20 shall be oriented to the west (towards
Road B), the primary entries for the new homes on Lots 4 through 6 shall be oriented to the south (towards Road A), the primary entries for the new homes on Lots 7 through 9 shall be
oriented to the west (towards Road B), and the primary entries for the new homes on Lots 10 through 19 shall be oriented to the east (towards Road B).
Compliant if condition of approval is met
Primary Entry: All of the following are required:
1. All ground-related dwelling units shall provide a covered porch entry with a minimum depth of five feet (5'), unless the dwelling units are accessed entirely from an internal common
corridor, in which case the shared entry shall feature a covered porch with a minimum depth of five feet (5');
2. Entries shall be a minimum height of twelve inches (12") above grade;
3. Entries shall take access from and face a street, park, common green, pocket park, pedestrian easement, or open space; and
4. Ground-related units that front two (2) streets shall engage both streets utilizing design features that wrap the corner of the building, such as a wraparound porch or pergola.
Staff Comment: Building elevations including the orientation of the primary entrances for the new single-family residences were not included with the submitted application materials.
To clarify the orientation of the primary entrances for the new homes, staff recommends, as a condition of approval, that architectural elevations be submitted at the time of building
permit review for review and approval by the Current Planning Project Manager. The architectural elevations shall orient the primary entrances for the new homes as follows: the primary
entries for the new homes on Lots 1 and 3 shall be oriented to the east (towards 108th Ave SE), the primary entries for the new homes on Lots 2 and 20 shall be oriented to the west (towards
Road B), the primary entries for the new homes on Lots 4 through 6 shall be oriented to the south (towards Road A), the primary entries for the new homes on Lots 7 through 9 shall be
oriented to the west (towards Road B), and the primary entries for the new homes on Lots 10 through 19 shall be oriented to the east (towards Road B).
Compliance not yet demonstrated
Façade 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
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.
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.
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.
One (1) of the following is required for all dwelling units, except ADUs:
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.
Lot Configuration: Developments of more than four (4) structures shall incorporate a variety of home sizes, lot sizes, and unit clusters.
Dwellings shall be arranged to ensure privacy so that side yards abut other side yards (or rights-of-way) and do not abut front or back yards.
Lots accessed by easements or pipestems shall be prohibited.
Staff Comment: As previously discussed above, under FOF 19: Residential Development Standards, the proposed lots would have a variety of sizes ranging from 3,001 square feet up to 4,370
square feet. A variety of home types would be included in the development. The homes on Lots 1 through 9 and Lot 20 would include rear- or side-loaded garages accessed via alleys, while
the homes on Lots 10 through 19 would include front-loaded garages accessed from joint-use driveways. In addition, all lots would have frontage along a public right-of-way and none
of the lots would be accessed via a private access easement or pipestem.
Lot Configuration: Developments of more than four (4) structures shall incorporate a variety of home sizes, lot sizes, and unit clusters.
Dwellings shall be arranged to ensure privacy so that side yards abut other side yards (or rights-of-way) and do not abut front or back yards.
Lots accessed by easements or pipestems shall be prohibited.
Staff Comment: As previously discussed above, under FOF 19: Residential Development Standards, the proposed lots would have a variety of sizes ranging from 3,001 square feet up to 4,370
square feet. A variety of home types would be included in the development. The homes on Lots 1 through 9 and Lot 20 would include rear- or side-loaded garages accessed via alleys, while
the homes on Lots 10 through 19 would include front-loaded garages accessed from joint-use driveways. In addition, all lots would have frontage along a public right-of-way and none
of the lots would be accessed via a private access easement or pipestem.
Lots shall be configured to achieve both of the following:
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.
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 23.
N/A
Standards for Parks: For developments that are less than ten (10) net acres: No park is required, but is allowed.
For developments that are greater than ten (10) net acres: A minimum of one one-half (.5) acre park, in addition to the common open space requirement, is required.
Staff Comment: Not applicable, as the project site does not exceed ten (10) net acres.
Compliant if condition of approval is met
Standards for Common Open Space: Developments of three (3) or fewer dwelling units: No requirement to provide common open space.
Developments of four (4) or more units: Required to provide common open space as outlined below. Above ground drainage facilities (i.e., ponds, swales, ditches, rain gardens, etc.) shall
not be counted towards the common open space requirement.
For each unit in the development, three hundred fifty (350) square feet of common open space shall be provided.
Open space shall be designed as a park, common green, pea-patch, pocket park, or pedestrian entry easement in the development and shall include picnic areas, space for recreational activities,
and other activities as appropriate.
Open space shall be located in a highly visible area and be easily accessible to the neighborhood.
Open space(s) shall be contiguous to the majority of the dwellings in the development and accessible to all dwellings, and shall be at least twenty feet (20') wide.
A pedestrian entry easement can be used to meet the access requirements if it has a minimum width of twenty feet (20') with a minimum five feet (5') of sidewalk.
Pea-patches shall be at least one thousand (1,000) square feet in size with individual plots that measure at least ten feet by ten feet (10' x 10'). Additionally, the pea-patch shall
include a tool shed and a common area with space for compost bins. Water shall be provided to the pea-patch. Fencing that meets the standards for front yard fencing shall surround the
pea-patch with a one foot (1') landscape area on the outside of the fence. This area is to be landscaped with flowers, plants, and/or shrubs.
Grass-crete or other pervious surfaces may be used in the common open space for the purpose of meeting the one hundred fifty feet (150') distance requirement for emergency vehicle access
but shall not be used for personal vehicle access or to meet off-street parking requirements.
Common open space areas shall have a maximum slope of five percent (5%).
Obstructions, such as retaining walls and fences, shall not be placed in common open spaces.
Staff Comment: Based on the proposal for 20 lots, a total of 7,000 square feet of common open space would be required within the proposed development. The applicant is proposing to accommodate
the required open space area within Tract A. Tract A would total 13,817 square feet with approximately 9,100 square feet at a grade of less than five percent (5%), which exceeds the
7,000 square foot minimum requirement. The open space is required to be designed as a park, common green, pea-patch, pocket park, or pedestrian entry easement in the development and
shall include picnic areas, space for recreational activities, and other activities as appropriate. The Landscape Plan (Exhibit 2) included landscaping within the proposed open space
area, however, there were no details provided for recreational activities. Staff recommends, as a condition of approval, that a detailed open space plan be submitted at the time of construction
permit review demonstrating that the common open space area would include picnic areas, space for recreational activities, and other activities as appropriate. The detailed open space
plan shall be submitted to the Current Planning Project Manager for review and approval prior to the issuance of a construction permit.
Compliant if condition of approval is met
Standards for Common Open Space: Developments of three (3) or fewer dwelling units: No requirement to provide common open space.
Developments of four (4) or more units: Required to provide common open space as outlined below. Above ground drainage facilities (i.e., ponds, swales, ditches, rain gardens, etc.) shall
not be counted towards the common open space requirement.
For each unit in the development, three hundred fifty (350) square feet of common open space shall be provided.
Open space shall be designed as a park, common green, pea-patch, pocket park, or pedestrian entry easement in the development and shall include picnic areas, space for recreational activities,
and other activities as appropriate.
Open space shall be located in a highly visible area and be easily accessible to the neighborhood.
Open space(s) shall be contiguous to the majority of the dwellings in the development and accessible to all dwellings, and shall be at least twenty feet (20') wide.
A pedestrian entry easement can be used to meet the access requirements if it has a minimum width of twenty feet (20') with a minimum five feet (5') of sidewalk.
Pea-patches shall be at least one thousand (1,000) square feet in size with individual plots that measure at least ten feet by ten feet (10' x 10'). Additionally, the pea-patch shall
include a tool shed and a common area with space for compost bins. Water shall be provided to the pea-patch. Fencing that meets the standards for front yard fencing shall surround the
pea-patch with a one foot (1') landscape area on the outside of the fence. This area is to be landscaped with flowers, plants, and/or shrubs.
Grass-crete or other pervious surfaces may be used in the common open space for the purpose of meeting the one hundred fifty feet (150') distance requirement for emergency vehicle access
but shall not be used for personal vehicle access or to meet off-street parking requirements.
Common open space areas shall have a maximum slope of five percent (5%).
Obstructions, such as retaining walls and fences, shall not be placed in common open spaces.
Staff Comment: Based on the proposal for 20 lots, a total of 7,000 square feet of common open space would be required within the proposed development. The applicant is proposing to accommodate
the required open space area within Tract A. Tract A would total 13,817 square feet with approximately 9,100 square feet at a grade of less than five percent (5%), which exceeds the
7,000 square foot minimum requirement. The open space is required to be designed as a park, common green, pea-patch, pocket park, or pedestrian entry easement in the development and
shall include picnic areas, space for recreational activities, and other activities as appropriate. The Landscape Plan (Exhibit 2) included landscaping within the proposed open space
area, however, there were no details provided for recreational activities. Staff recommends, as a condition of approval, that a detailed open space plan be submitted at the time of construction
permit review demonstrating that the common open space area would include picnic areas, space for recreational activities, and other activities as appropriate. The detailed open space
plan shall be submitted to the Current Planning Project Manager for review and approval prior to the issuance of a construction permit.
Standards for Private Yards: Developments of three (3) or fewer dwelling units: Each individual dwelling shall have a private yard that is at minimum six hundred (600) square feet in
size. Backyard patios and reciprocal use easements may be included in the calculation of private yard.
Developments of four (4) or more dwelling units: Each ground-related dwelling shall have a private yard that is at least two hundred fifty (250) square feet in size with no dimension
less than eight feet (8') in width.
An additional two hundred fifty (250) square feet of open space per unit shall be added to the required amount of common open space for each unit that is not ground related.
Staff Comment: The proposed lots include adequate area for the provision of the required rear yard areas. Compliance with this requirement would be verified at the time of building permit
review.
Standards for Private Yards: Developments of three (3) or fewer dwelling units: Each individual dwelling shall have a private yard that is at minimum six hundred (600) square feet in
size. Backyard patios and reciprocal use easements may be included in the calculation of private yard.
Developments of four (4) or more dwelling units: Each ground-related dwelling shall have a private yard that is at least two hundred fifty (250) square feet in size with no dimension
less than eight feet (8') in width.
An additional two hundred fifty (250) square feet of open space per unit shall be added to the required amount of common open space for each unit that is not ground related.
Staff Comment: The proposed lots include adequate area for the provision of the required rear yard areas. Compliance with this requirement would be verified at the time of building permit
review.
Compliant if condition of approval is met
Sidewalks, Pathways, and Pedestrian Easements: All of the following are required:
Sidewalks shall be provided throughout the neighborhood. The sidewalk may disconnect from the road, provided it continues in a logical route throughout the development. Permeable pavement
sidewalks shall be used where feasible, consistent with the Surface Water Desi n Manual.
Front yards shall have entry walks that are a minimum width of three feet (3') and a maximum width of four feet (4').
Pathways shall be used to connect common parks, green areas, and pocket parks to residential access streets, limited residential access streets, or other pedestrian connections. They
may be used to provide access to homes and common open space. They shall be a minimum three feet (3') in width and made of paved asphalt, concrete, or porous material such as: porous
paving stones, crushed gravel with soil stabilizers, or paving blocks with planted joints. Sidewalks or pathways for parks and green spaces shall be located at the edge of the common
space to allow a larger usable green and easy access to homes.
Pedestrian Easement Plantings: Shall be planted with plants and trees. Trees are required along all pedestrian easements to provide shade and spaced twenty feet (20') on center. Shrubs
shall be planted in at least fifteen percent (15%) of the easement and shall be spaced no further than thirty six inches (36") on center.
For all homes that do not front on a residential access street, limited residential access street, a park, or a common green: Pedestrian entry easements that are at least fifteen feet
(15') wide plus a five-foot (5') sidewalk shall be provided.
Staff Comment: The proposed plat improvements would include the construction of new sidewalks along the new Roads A and B as well as 108th Ave SE. The proposed Open Space Tract (Tract
A) would have frontage along 108th Ave SE. Staff recommends, as a condition of approval, that a pedestrian walkway be provided within Tract A that would connect to the public sidewalk
along 108th Ave SE. The location of the walkway shall be shown on the civil plan set submitted at the time of construction permit review and provided to the Current Planning Project
Manager for review and approval. If feasible, this walkway shall be designed to be ADA compliant.
Compliance not yet demonstrated
Mail and Newspapers: All of the following are required:
Mailboxes shall be clustered and located so as to serve the needs of USPS while not adversely affecting the privacy of residents;
Mailboxes shall be lockable consistent with USPS standard; and
Mailboxes shall be architecturally enhanced with materials and details that reflect the home's architecture and character.
Staff Comment: Compliance for this standard would be verified at the time of construction permit review.
Compliance not yet demonstrated
Mail and Newspapers: All of the following are required:
Mailboxes shall be clustered and located so as to serve the needs of USPS while not adversely affecting the privacy of residents;
Mailboxes shall be lockable consistent with USPS standard; and
Mailboxes shall be architecturally enhanced with materials and details that reflect the home's architecture and character.
Staff Comment: Compliance for this standard would be verified at the time of construction permit review.
N/A
Hot Tubs, Pools, and Mechanical Equipment: Both of the following are required:
Hot tubs and pools shall only be located in back yards and designed to minimize sight and sound impacts to adjoining property. Pool heaters and pumps shall be screened from view and
sound insulated. Pool equipment must comply with codes regarding fencing ; and
Mechanical equipment shall only be located in the rear and side yards.
Staff Comment: Not applicable, as there is no common pool or hot tub area or associated mechanical equipment proposed.
N/A
Utilities: Utility boxes that are not located in alleyways or away from public gathering spaces shall be screened with landscaping or berms.
Staff Comment: Not applicable, as no utility boxes are proposed.
N/A
Dumpster/Trash/Recycling Collection Area: Both of the following are required:
Trash and recycling containers shall be located so that they have minimal impact on residents and their neighbors and so that they are not visible to the general public; and
A screened enclosure in which to keep containers shall be provided or garages shall be built with adequate space to keep containers. Screened enclosures shall not be located within front
yards.
Staff Comment: Not applicable, as no common refuse and recycling area is proposed.
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
Streams: The following buffer requirements are applicable to streams in accordance with RMC 4-3-050G.2: Type F streams require a 115-foot buffer, Type Np streams require a 75-foot buffer,
and Type Ns streams require a 50-foot buffer. An additional 15-foot building setback is required from the edge of all stream buffer areas.
Staff Comment: A Critical Areas & Stream Study, prepared by Wetland Resources, Inc., dated February 4, 2025 (Exhibit 5), was submitted with the project application materials. According
to the submitted study, no wetlands or streams are located within the boundaries of the project site. Panther Creek, a Type F Stream, was observed approximately 155 feet (155’) north
of the site and 106 feet (106’) east of the site, across 108th Ave SE. Panther Creek is identified in existing available resources as providing habitat for both Coho and Coastal Cutthroat.
RMC 4-3-050 designates a 115-foot (115’) buffer and a 15-foot (15’) building setback from the flagged ordinary high water mark (OHWM) of Type F Streams. In situations where a stream
enters a culvert, the buffer is measured perpendicular to its OHWM from the end of the pipe along the open channel of the stream. Per RMC 4-3-050B.1.g no buffer is projected onto the
site from the portion of Panther Creek that is separated from the site by 108th Ave SE, a pre-existing road which separates the property from the critical area and substantially prevents
the upland property’s ability to perform buffer functions. To the north of the site, the nearest portion of Panther Creek is approximately 155 feet (155’) from the project site, which
exceeds the 115-foot (115’) buffer and 15-foot (15’) building setback requirement. No buffer is projected onto the subject site from Panther Creek. As a result, the proposed development
is not anticipated to have any impacts on the functions and values of Panther Creek.
Streams: The following buffer requirements are applicable to streams in accordance with RMC 4-3-050G.2: Type F streams require a 115-foot buffer, Type Np streams require a 75-foot buffer,
and Type Ns streams require a 50-foot buffer. An additional 15-foot building setback is required from the edge of all stream buffer areas.
Staff Comment: A Critical Areas & Stream Study, prepared by Wetland Resources, Inc., dated February 4, 2025 (Exhibit 5), was submitted with the project application materials. According
to the submitted study, no wetlands or streams are located within the boundaries of the project site. Panther Creek, a Type F Stream, was observed approximately 155 feet (155’) north
of the site and 106 feet (106’) east of the site, across 108th Ave SE. Panther Creek is identified in existing available resources as providing habitat for both Coho and Coastal Cutthroat.
RMC 4-3-050 designates a 115-foot (115’) buffer and a 15-foot (15’) building setback from the flagged ordinary high water mark (OHWM) of Type F Streams. In situations where a stream
enters a culvert, the buffer is measured perpendicular to its OHWM from the end of the pipe along the open channel of the stream. Per RMC 4-3-050B.1.g no buffer is projected onto the
site from the portion of Panther Creek that is separated from the site by 108th Ave SE, a pre-existing road which separates the property from the critical area and substantially prevents
the upland property’s ability to perform buffer functions. To the north of the site, the nearest portion of Panther Creek is approximately 155 feet (155’) from the project site, which
exceeds the 115-foot (115’) buffer and 15-foot (15’) building setback requirement. No buffer is projected onto the subject site from Panther Creek. As a result, the proposed development
is not anticipated to have any impacts on the functions and values of Panther Creek.
Wellhead Protection Areas: The property is located within the Wellhead Protection Area, Zone 1 Modified, as identified in the City of Renton mapping system.
Staff Comment: A Fill Source Statement may be required for any fill brought onto the project site in accordance with the adopted Critical Areas Regulations (RMC 4-3-050).
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 the 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').
Alley access is the preferred street pattern in the R-14 zone. 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 is 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) is not practical:
Size: The new development is a short plat.
Topography: The topography of the site proposed for development is not conducive for an alley configuration.
Environmental Impacts: The use of alleys would have more of a negative impact on the environment than a street pattern without alleys.
If site characteristics allow for the effective use of alleys.
Staff Comment: Access to the site is proposed via a new dead-end 53-foot (53’) wide public right-of-way off 108th Ave SE. In addition, access to Lots 1 through 3 and Lot 20 would be
provided via a new 16-foot (16’) wide private alley (Tract B) and access to Lots 4 through 9 would be provided via a new 16-foot (16’) wide private alley within Tract A. Access to Lots
10 through 15 and Lots 18 and 19 would be provided via joint-use driveways. Access to Lots 16 and 17 would be provided via individual driveway curb cuts, as joint-use driveway access
to these lots would not be feasible due to conflicts with the Americans with Disabilities Act (ADA) ramp locations. Staff recommends, as a condition of approval, that vehicular access
to the proposed lots be provided as follows: access to Lots 1 through 3 and Lot 20 shall be provided via a new 16-foot (16’) wide private alley (Tract B) and access to Lots 4 through
9 shall be provided via a new 16-foot (16’) wide private alley within Tract A. Access to Lots 10 through 15 and Lots 18 and 19 shall be provided via joint-use driveways. The individual
driveway curb cuts proposed to serve Lots 16 and 17 shall have a maximum width of nine feet (9’). The required vehicular access locations shall be submitted on the civil plan set and
shall be submitted to the Current Planning Project Manager for review and approval at the time of construction permit review.
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 the 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').
Alley access is the preferred street pattern in the R-14 zone. 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 is 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) is not practical:
Size: The new development is a short plat.
Topography: The topography of the site proposed for development is not conducive for an alley configuration.
Environmental Impacts: The use of alleys would have more of a negative impact on the environment than a street pattern without alleys.
If site characteristics allow for the effective use of alleys.
Staff Comment: Access to the site is proposed via a new dead-end 53-foot (53’) wide public right-of-way off 108th Ave SE. In addition, access to Lots 1 through 3 and Lot 20 would be
provided via a new 16-foot (16’) wide private alley (Tract B) and access to Lots 4 through 9 would be provided via a new 16-foot (16’) wide private alley within Tract A. Access to Lots
10 through 15 and Lots 18 and 19 would be provided via joint-use driveways. Access to Lots 16 and 17 would be provided via individual driveway curb cuts, as joint-use driveway access
to these lots would not be feasible due to conflicts with the Americans with Disabilities Act (ADA) ramp locations. Staff recommends, as a condition of approval, that vehicular access
to the proposed lots be provided as follows: access to Lots 1 through 3 and Lot 20 shall be provided via a new 16-foot (16’) wide private alley (Tract B) and access to Lots 4 through
9 shall be provided via a new 16-foot (16’) wide private alley within Tract A. Access to Lots 10 through 15 and Lots 18 and 19 shall be provided via joint-use driveways. The individual
driveway curb cuts proposed to serve Lots 16 and 17 shall have a maximum width of nine feet (9’). The required vehicular access locations shall be submitted on the civil plan set and
shall be submitted to the Current Planning Project Manager for review and approval at the time of construction permit review.
N/A
Blocks: Blocks shall be deep enough to allow two 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-14 zone and
allow for reasonable infill of developable land.
All of the proposed lots shall meet the requirements for minimum lot size, depth, and width.
Width between side lot lines at their foremost points (i.e., the points where the side lot lines intersect with the street right-of-way line) shall not be less than eighty percent (80%)
of the required lot width except in the cases of (1) pipestem lots (or flag lot), which shall have a minimum width of twenty feet (20') and (2) lots on a street curve or the turning
circle of cul-de-sac (radial lots), which shall be a minimum of thirty five feet (35').
No residentially zoned lot shall have a depth-to-width ratio greater than four-to-one (4:1).
Pipestem lots may be permitted for new plats to achieve the minimum density within the Zoning Code when there is no other feasible alternative to achieving the minimum density.
Staff Comment: All proposed lots would comply with the minimum area and dimensional standards of the R-14 zone (see FOF 19, Zoning Development Standard Compliance). The lots are rectangular
in shape and the front yard areas of each lot would be oriented towards a public right-of-way. As previously conditioned above (see FOF 20, Design Standards), the primary entrances of
the new residences to be constructed on Lots 1 and 3 would be oriented to the east towards 108th Ave SE, the primary entrances for the new residences to be constructed on Lots 4 through
6 would be oriented to the south towards Road A, and the primary entrances for the new residences proposed to be constructed on Lot 2, Lots 7 through 9, and Lot 20 would be oriented
to the west towards Road B.
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 project has frontage along 108th Ave SE to the east, and 107th Ave SE to the west. 108th Ave SE is located in the City of Kent. The applicant should contact the City
of Kent and WSDOT to determine frontage improvement requirements along 108th Ave SE. King County Assessor’s maps show 107th Ave SE is a private street with a property width of 30 feet
(30’) and paved lane width of 16 feet (16’) and owned by the property located at 10625 SE 194th St (APN 6623400218) as a contiguous portion of the property. Staff recommends, as a condition
of approval, that all applicable approvals from the City of Kent must be obtained for roadway access to 108th Ave SE. These approvals may include but not be limited to approval of a
Deviation Request to Construction Standards permit from the 2021 City of Kent Construction Standards and a City of Kent civil construction permit. These approvals shall be submitted
to the Development Engineering Manager at the time of construction permit review. Staff further recommends that if legal rights for roadway access to 107th Ave SE are obtained and access
is proposed off 107th Ave SE, this change shall be considered a major modification to the approved preliminary plat and would require a new application.
Staff further recommends, as a condition of approval, that all civil construction improvements within the City of Kent (under the RECC civil construction permit) be constructed by the
developer and accepted by the City of Kent prior to final plat recording. Proof of acceptance shall be provided to the City of Renton Development Engineering Manager.
Proposed Roads A and B would be classified as residential access streets. Per RMC 4-6-060, the minimum right-of-way width for a residential access street is 53 feet (53’). Half-street
improvements shall include a pavement width of 26 feet (13 feet from centerline), 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. The proposed street sections for Roads A and B would comply with these requirements (Exhibit 21).
The proposal was evaluated for compliance with Transportation Concurrency and it was determined that the proposed short plat passed the Transportation Concurrency Test (Exhibit 17).
Each new lot is subject to a Transportation Impact Fee. The 2026 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.
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 project has frontage along 108th Ave SE to the east, and 107th Ave SE to the west. 108th Ave SE is located in the City of Kent. The applicant should contact the City
of Kent and WSDOT to determine frontage improvement requirements along 108th Ave SE. King County Assessor’s maps show 107th Ave SE is a private street with a property width of 30 feet
(30’) and paved lane width of 16 feet (16’) and owned by the property located at 10625 SE 194th St (APN 6623400218) as a contiguous portion of the property. Staff recommends, as a condition
of approval, that all applicable approvals from the City of Kent must be obtained for roadway access to 108th Ave SE. These approvals may include but not be limited to approval of a
Deviation Request to Construction Standards permit from the 2021 City of Kent Construction Standards and a City of Kent civil construction permit. These approvals shall be submitted
to the Development Engineering Manager at the time of construction permit review. Staff further recommends that if legal rights for roadway access to 107th Ave SE are obtained and access
is proposed off 107th Ave SE, this change shall be considered a major modification to the approved preliminary plat and would require a new application.
Staff further recommends, as a condition of approval, that all civil construction improvements within the City of Kent (under the RECC civil construction permit) be constructed by the
developer and accepted by the City of Kent prior to final plat recording. Proof of acceptance shall be provided to the City of Renton Development Engineering Manager.
Proposed Roads A and B would be classified as residential access streets. Per RMC 4-6-060, the minimum right-of-way width for a residential access street is 53 feet (53’). Half-street
improvements shall include a pavement width of 26 feet (13 feet from centerline), 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. The proposed street sections for Roads A and B would comply with these requirements (Exhibit 21).
The proposal was evaluated for compliance with Transportation Concurrency and it was determined that the proposed short plat passed the Transportation Concurrency Test (Exhibit 17).
Each new lot is subject to a Transportation Impact Fee. The 2026 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: As previously discussed, the proposed lots would comply with the minimum area and dimensional requirements of the R-14 zone. All lots would front on a public street and
would be compatible with other single-family development in the surrounding area.
Site Plan Review: Pursuant to RMC 4-9-200B, Site Plan Review is required for development in the R-14 zoning classification when it is not exempt from Environmental (SEPA) Review. For
Master Plan applications, compliance with the review criteria for Site Plans are analyzed at a general level of detail to ensure nothing would preclude the development of the Site Plan.
Given Site Plan applications are evaluated for compliance with the specific requirements of the RMC 4-9-200E.3, the following table contains project elements intended to comply with
the level of detail needed for Site Plan requests:
Compliance
Site Plan Criteria and Analysis
Compliant if conditions of approval are met
Comprehensive Plan Compliance and Consistency.
Staff Comment: See previous discussion under FOF 18, Comprehensive Plan Analysis.
Compliant if conditions of approval are met
Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 19, Zoning Development Standard Compliance.
Compliant if conditions of approval are met
Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 20, Design Review.
N/A
Planned action ordinance and Development agreement Compliance and Consistency.
Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site.
Staff Comment: The proposal includes a subdivision intended for the future construction of single-family homes, which would be distributed throughout the project site. The proposed homes
would be subject to the maximum height requirements of the R-14 zone. The proposal would be consistent with existing single-family development in the vicinity of the project site and
would not result in overscale structures or an overconcentration of development on a particular portion of the site.
Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties.
Staff Comment: The proposed development would include the construction of a new public right-of-way (Roads A and B) to access the proposed lots. In addition, the lots on the east side
of the project site would be accessed via alleys, which would limit the number of curb cuts onto the right-of-way. The lots on the west side would largely be accessed via shared driveways,
which would consolidate vehicular access and reduce the potential conflicts between vehicles and pedestrians. Sidewalks are proposed along proposed Roads A and B and along 108th Ave
SE.
Utilities, Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from
surrounding properties. Locate utilities underground consistent with RMC 4-6-090.
Staff Comment: Not applicable, as there are no community storage, loading, or mechanical utilities that would require screening.
Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features.
Staff Comment: In the R-14 zone, a maximum building height of three (3) stories with a wall plate height of 24 feet (24’) is permitted. It is not anticipated that homes constructed on
the proposed lots would negatively impact views of surrounding properties.
Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features.
Staff Comment: In the R-14 zone, a maximum building height of three (3) stories with a wall plate height of 24 feet (24’) is permitted. It is not anticipated that homes constructed on
the proposed lots would negatively impact views of surrounding properties.
Landscaping: Using landscaping to provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance
of the project.
Staff Comment: See discussion under FOF 19, Zoning Development Standard: Landscaping.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets.
Staff Comment: A lighting plan was not provided with the application; therefore, staff recommended that a lighting plan be provided at the time of construction permit and building permit
review. See Lighting discussion under FOF 20, Design Review.
On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation.
Staff Comment: The required setbacks in the R-14 zone are as follows: front yard is 15 feet (15’) except when all access is taken from an alley then 10 feet (10’); side yard is four
feet (4’) for detached units, for attached units the side yard is 0 feet (0’) for the attached sides and four feet (4’) for the unattached sides, secondary front yard (applies to corner
lots) is 15 feet (15’); and the rear yard is 10 feet (10’). The future homes on the new lots would be required to comply with the required setback areas, which are anticipated to provide
privacy and reduce noise to the new residents.
Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian
and vehicle needs.
Staff Comment: It is not anticipated that the proposed single-family residential structures would be out of scale with the existing development in the neighborhood, nor would they be
anticipated to impact views and preclude impede access to sunlight.
Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces.
Staff Comment: The development of the proposed plat improvements would result in approximately 7,602 cubic yards of cut and 3,612 cubic yards of fill. The proposal would not include
an undue amount of cut or fill. Impervious surfaces would be limited by the R-14 development standards, which limits each lot to a maximum impervious surface coverage of 80 percent (80%)
and the design standards require that each lot provide a minimum yard area of 250 square feet. In addition, the proposed development includes a common open space area with Tract A that
would be landscaped and provide an amenity space for residents.
Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces.
Staff Comment: The development of the proposed plat improvements would result in approximately 7,602 cubic yards of cut and 3,612 cubic yards of fill. The proposal would not include
an undue amount of cut or fill. Impervious surfaces would be limited by the R-14 development standards, which limits each lot to a maximum impervious surface coverage of 80 percent (80%)
and the design standards require that each lot provide a minimum yard area of 250 square feet. In addition, the proposed development includes a common open space area with Tract A that
would be landscaped and provide an amenity space for residents.
Reducing Parking Impervious Areas: Design parking areas to minimize impervious surfaces, including but not limited to: (1) breaking up parking areas and directing stormwater flows to
multiple low impact development features such as bioretention areas; (2) locating parking near trees to provide storm water uptake; (3) retaining or adding vegetation to parking areas;
(4) placing existing parking that exceeds maximum parking ratios in permeable pavement designed consistent with the Surface Water Design Manual in RMC 4-6-030; and (5) using other low
impact development techniques consistent with RMC 4-6-030.
Staff Comment: Not applicable, as no parking lots are proposed. Parking for each new home would be provided on the new lots.
Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the
appearance of the project. Landscaping also includes the design and protection of planting areas so that they are less susceptible to damage from vehicles or pedestrian movements. Landscaping
shall be consistent with RMC 4-4-070.
Staff Comment: See FOF 19, Zoning Development Standard: Landscaping.
Access and Circulation.
Location and Consolidation: Providing access points on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on
the site and, when feasible, with adjacent properties.
Staff Comment: The proposed access for the individual lots would be provided via either the proposed alleys or directly onto Road B. No individual lots would be accessed via 108th Ave
SE, which is an arterial street located within the City of Kent.
Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives,
parking, turnarounds, walkways, bikeways, and emergency access ways.
Staff Comment: Access within the site has been designed to be safe and efficient. The number of curb cuts to the individual lots has been reduced through the provision of alleys to access
the lots on the east side of the project site and through the provision of joint-use driveways to the lots on the west side of the project site. In addition, new public sidewalks would
be constructed along the existing 108th Ave SE and the new Roads A and B frontages.
Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas.
Staff Comment: Not applicable, as there are no loading and delivery areas.
Drainage.
Staff Comment: The applicant submitted a Preliminary Technical Information Report (TIR) and Level 1 Downstream Analysis, prepared by ESM Consulting Engineers, LLC, dated April 1, 2025,
revised December 18, 2025 (Exhibit 22), with the application. According to the City of Renton Surface Water Design Manual (RSWDM), the project is located within the Conservation Flow
Control Area, matching forested site conditions, and is required to comply with Level 2 Flow Control Standards. The site is also located within the Enhanced Basic Water Quality treatment
area. The downstream corridor consists of two (2) flow paths which do not combine within one-quarter (1/4) mile downstream. Therefore, the project site contains two (2) Threshold Discharge
Areas (TDA #1 & TDA #2).
Stormwater discharging from the site at the northeast corner of the property (TDA #1) drains into the 108th Ave SE right-of-way, sheet flows overland for approximately 15 feet (15’),
and then enters the City of Kent’s public storm system, a closed conveyance system located beneath the street. This stormwater is then conveyed north along the conveyance system for
approximately 215 feet (215’) before draining into Panther Creek, a Type F stream. The stormwater continues flowing north along the creek until reaching a distance of one-quarter (1/4)
mile downstream from the project site. Panther Creek eventually drains into Springbrook Creek, which is a tributary of the Duwamish River.
Stormwater discharging from the site at the southwest corner of the property (TDA #2) drains across 107th Ave SE (a private street) and enters a ditch on the west side of the street.
These flows are then conveyed south through a series of ditch and pipe elements to SE 196th St, and then west along the street, eventually reaching the Springbrook Watershed. The flows
are conveyed further west through a conveyance pipe until reaching a distance of one-quarter (1/4) mile downstream from the project site. These flows ultimately drain to North Fork Springbrook
Creek which drain to Springbrook Creek, a tributary to the Duwamish River.
A stormwater deviation application is being submitted to the City of Kent to request the allowance of stormwater discharge from the site to be made at TDA #1 to 108th Ave SE because
the property is not allowed to discharge to the private road, 107th Ave SE. All runoff generated from the developed basin is proposed to discharge to the City of Kent’s existing public
storm system located near the northeast corner of the site.
Stormwater runoff from the proposed development would be collected in a series of catch basins and routed via pipe conveyance systems to a stormwater detention vault within Tract A.
Pollution-generating surfaces would be routed to a proprietary enhanced media filter system for water quality treatment. The detained and treated discharge will discharge to the existing
public system located near the northeast corner of the site.
The project proposal would be required to comply with the 2022 City of Renton Surface Water Design Manual (RSWDM).
The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance. The current SDC
fee is $0.94 per square foot of new impervious surface but not less than $2,350.00.
Transportation.
Staff Comment: See previous discussion above under FOF 22.
Transportation.
Staff Comment: See previous discussion above under FOF 22.
N/A
Phasing: Including a detailed sequencing plan with development phases and estimated time frames, for phased projects. Each phase must be able to stand on its own without reliance upon
development of subsequent phases in order to meet all development standards of Title IV.
Staff Comment: The applicant is not requesting any additional phasing.
Stormwater: Providing optimal locations of stormwater infiltrating low impact development facilities. Avoiding placement of buildings or impervious areas on soils with infiltration
capability to the maximum extent practicable.
Staff Comment: A Geotechnical Report, prepared by Terra Associates, Inc., dated July 23, 2024 (Exhibit 4), was submitted with the application materials. The submitted Geotechnical Report
included an infiltration feasibility analysis and concluded that infiltration would not be feasible on the project site due to the presence of impermeable soils on-site.
Availability and Impact on Public Services:
Compliance
Availability and Impact on Public Services Analysis
Police and Fire: See previous discussion above under FOF 23.
Schools: It is anticipated that the Kent School District can accommodate any additional students generated by this proposal at the following schools: Springbrook Elementary, Meeker
Middle School, and Kentridge High School. Elementary students would walk to school, and middle and high school students would be bussed to their schools.
Elementary students would walk approximately 0.8 miles to Springbrook Elementary School. Students would walk south along the existing sidewalk along 108th Ave SE to SE 200th St, where
they would head west and walk along the existing painted shoulder or sidewalk before crossing the street via an existing crosswalk to the school.
The bus stop for middle school students is located approximately 0.15 miles from the project site at 106th Ave SE and SE 196th St. Middle school students would walk to the south along
the sidewalk along 108th Ave SE to SE 196th St, where they would turn west and walk along the existing shoulder of SE 196th St to the bus stop. The bus stop for high school students
is located approximately 0.30 miles from the project site at 106th Ave SE and SE 192nd St. High school students would walk to the north along the sidewalk along 108th Ave SE to SE 192nd
St, where they would turn west and walk along the existing shoulder of SE 192nd St to the bus stop. The proposed project includes the installation of frontage improvements along the
108th SE frontage, including sidewalks.
A School Impact Fee, based on new single-family lots, will be required in order to mitigate the proposal’s potential impacts to the Kent School District. The fee is payable to the City
as specified by the Renton Municipal Code. Currently the fee is assessed at $0.00 per single-family residence.
Parks: A Park Impact Fee would be required for the future houses. The current Park Impact Fee is $3,276.44. The fee in effect at the time of building permit application is applicable
to this project and is payable at the time of building permit issuance.
Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water.
Staff Comment: See previous discussion above under FOF 23.
Water: See previous discussion above under FOF 23.
Sanitary Sewer: See previous discussion above under FOF 23.
I. CONCLUSIONS:
The subject site is located in the Residential High Density (RHD) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 18.
The subject site is located in the Residential-14 (R-14) 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 19.
The proposed Preliminary Plat complies with the Residential Design and Open Space Standards provided the applicant complies with City Code and conditions of approval, see FOF 20.
The proposed Preliminary Plat complies with the Critical Areas Regulations provided the applicant complies with City Code and conditions of approval, see FOF 21.
The proposed Preliminary 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
22.
The proposed Preliminary Plat complies with the Site Plan Review criteria as established by City Code, provided all advisory notes and conditions are complied with, see FOF 23.
The proposed Preliminary 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 22.
There are safe walking routes to the school bus stop, see FOF 24.
There are adequate public services and facilities to accommodate the proposed Preliminary Plat, see FOF 23.
Key features, which are integral to this project include the proposed development of detached single-family residences, alley loaded access to half the proposed lots, and a below grade
stormwater detention vault.
J. RECOMMENDATION:
Staff recommends approval of the Windsor Court Plat, File No. LUA25-000148, PP, SA-H, ECF, as depicted in the Preliminary Plat Plan (Exhibit 21), subject to the following conditions:
The applicant shall comply with the mitigation measures issued as part of the Determination of Non-Significance Mitigated, dated December 8, 2025:
Construction on the project site shall comply with the recommendations of the submitted Geotechnical Report, prepared by Terra Associates, Inc., dated July 23, 2024, revised December
30, 2024, and any future addenda.
The applicant’s geotechnical engineer shall submit a sealed letter stating that he/she has reviewed the construction permit plans and in their opinion the plans and specifications meet
the intent of the report(s).
The applicant’s geotechnical engineer shall provide notes on the construction plans identifying when on-site geotechnical engineer supervision of construction events is recommended.
The applicant shall submit an Inadvertent Discovery 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.
All lots shall have a common undivided interest in proposed Tracts A and B and a maintenance agreement or Homeowner’s Association shall be established. A draft maintenance agreement
or CC&Rs for all common improvements shall be submitted at the time of civil construction permit review for review and approval by the Development Engineering Plan Reviewer and Current
Planning Project Manager.
The front yards of Lots 1 and 3 shall be oriented to the east, facing 108th Ave SE; the front yards of Lots 2 and 20 shall be oriented to the west, facing Road B; the front yards of
Lots 4 through 6 shall be oriented to the south, facing Road A; the front yards of Lots 7 through 9 shall be oriented to the west towards Road B; and the front yards of Lots 10 through
19 shall be oriented to the east towards Road B. The front yards shall be shown on the site plans submitted for the individual residences at the time of building permit review for review
and approval by the Current Planning Project Manager.
Demolition permits shall be obtained, all existing residential and detached accessory buildings shall be removed, and all required demolition inspections shall be completed prior to
the recording of the plat.
If the proposal is revised to include townhomes or multi-family residences, a new preliminary plat and site plan review application shall be required.
A detailed landscape plan shall be submitted at the time of construction permit application. The detailed landscape plan shall include street tree species from the City’s approved street
tree list. The detailed landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to the issuance of a construction permit.
A final tree retention and replacement plan shall be provided at the time of construction permit application demonstrating compliance with the tree retention and tree credit requirements,
including the mitigation for 164.25 tree credits either through the planting of trees on-site or through the payment of a fee-in-lieu. The final tree retention plan shall be submitted
to the Current Planning Project Manager for review and approval. Payment of a fee-in-lieu shall be made prior to the issuance of a construction permit.
A revised civil plan set and retaining wall detail shall be submitted at the time of construction permit application for review and approval by the Current Planning Project Manager.
The revised civil plans shall demonstrate that any proposed retaining walls would comply with the retaining wall setback and height requirements.
A lighting plan demonstrating compliance with the lighting requirements shall be submitted at the time of construction permit and building permit review for the review and approval of
the Current Planning Project Manager.
A detailed open space plan shall be submitted at the time of construction permit review demonstrating that the common open space area would include picnic areas, space for recreational
activities, and other activities as appropriate. The detailed open space plan shall be submitted to the Current Planning Project Manager for review and approval prior to the issuance
of a construction permit.
A pedestrian walkway shall be provided within Tract A that would connect to the public sidewalk along 108th Ave SE. The location of the walkway shall be shown on the civil plan set submitted
at the time of construction permit review and shall be submitted to the Current Planning Project Manager for review and approval. If feasible, this walkway shall be designed to be ADA
compliant.
Architectural elevations shall be submitted at the time of building permit review for review and approval by the Current Planning Project Manager. The architectural elevations shall
orient the primary entrances for the new homes as follows: the primary entries for the new homes on Lots 1 and 3 shall be oriented to the east (towards 108th Ave SE), the primary entries
for the new homes on Lots 2 and 20 shall be oriented to the west (towards Road B), the primary entries for the new homes on Lots 4 through 6 shall be oriented to the south (towards Road
A), the primary entries for the new homes on Lots 7 through 9 shall be oriented to the west (towards Road B), and the primary entries for the new homes on Lots 10 through 19 shall be
oriented to the east (towards Road B).
Vehicular access to the proposed lots shall be provided as follows: access to Lots 1 through 3 and Lot 20 shall be provided via a new 16-foot (16’) wide private alley (Tract B) and access
to Lots 4 through 9 shall be provided via a new 16-foot (16’) wide private alley within Tract A. Access to Lots 10 through 15 and Lots 18 and 19 shall be provided via joint-use driveways.
The individual driveway curb cuts proposed to serve Lots 16 and 17 shall have a maximum width of nine feet (9’). The required vehicular access locations shall be shown on the civil plan
set and shall be submitted to the Current Planning Project Manager for review and approval at the time of construction permit review.
All applicable approvals from the City of Kent shall be obtained for roadway access to 108th Ave SE. These approvals may include but not be limited to: approval of a Deviation Request
to Construction Standards Permit from the 2021 City of Kent Construction Standards and a City of Kent civil construction permit. These approvals shall be submitted to the Development
Engineering Manager at the time of construction permit review.
If legal rights for roadway access to 107th Ave SE are obtained and access is proposed off 107th Ave SE, this change shall be considered a major modification to the approved preliminary
plat and would require a new application.
All civil construction improvements within the City of Kent (under the RECC civil construction permit) shall be constructed by the developer and accepted by the City of Kent prior to
final plat recording. Proof of acceptance shall be provided to the City of Renton Development Engineering Manager.
CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
Windsor Court Plat
Land Use File Number:
LUA25-000148, PP, SA-H, ECF
Date of Hearing
January 20, 2026
Staff Contact
Jill Ding
Senior Planner
Project Contact/Applicant
Tom DeDonato
DeDonato Group, LLC
10257 NE 64th St, Kirkland, WA 98033
Project Location
19411 & 19505 108th Ave SE, Renton, WA 98055 (APNs 6623400232 & 6623400233)
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibits 1-18:
As shown in the Environmental Review Committee (ERC) Report
Staff Report to the Hearing Examiner
Determination of Non-Significance-Mitigated, dated December 9, 2025
Revised Conceptual Civil Plan Set, prepared by ESM Consulting Engineers, Inc., dated December 18, 2025
Revised Preliminary Technical Information Report (TIR) & Level 1 Downstream Analysis, prepared by ESM Consulting Engineers, LLC, dated December 18, 2025
On Hold Letter, dated June 2, 2025
Off-Hold Letter, dated November 13, 2025
Neighborhood Meeting Summary
Arborist Report, prepared by Layton Tree Consulting LLC, dated July 24, 2024, updated February 7, 2025
Tree Retention and Tree Credit Worksheet and Justification Memo, dated May 7, 2025
Soos Creek Sewer Availability and Soos Creek Water Availability
Notice of Application