HomeMy WebLinkAboutD_Admin_Decision_YC_2_Short_Plat_260127_FinalDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_Admin Decision_YC 2 Short Plat_260127_Final (002)
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: February 10, 2026
Project File Number: PR25-000082
Project Name: Y&C 2 Short Plat
Land Use File
Number:
LUA25-000402, SHPL-A, MOD
Project Manager: Ashley Wragge, Assistant Planner
Owner: Y&C 2 LLC, 10065 Wallingford Ace N, Seattle, WA 98133
Applicant/ Contact: Jin Yun, Y&C 2 LLC, 719 Edmonds Way, Edmonds, WA 98020
Project Location: 3607 NE 12th St, Renton, WA 98056 (APN 0923059205)
Project Summary: The applicant is requesting preliminary short plat approval and a street
modification for the subdivision of an existing 28,160 square foot (0.65 acres)
parcel into three (3) lots located in a Residential-8 (R-8) zone at 3607 NE 12th St
(APN 0923059205). The proposed lots would have the following areas: Lot 1,
8,063 square feet; Lot 2, 6,993 square feet; Lot 3, 6,995 square feet and all lots
have proposed access from Pierce Ave NE. The lot is currently vacant of
structures and has a proposed density of six (6) dwelling units per net acre. The
creation of these through lots is for the benefit of single-family housing. The
applicant is requesting a street modification to the roadway improvements on
Pierce Ave NE and Queen Ave NE. Proposed improvements include road
improvements to NE 12th St, Pierce Ave NE, and Queen Ave NE. The applicant
has proposed the removal of three (3) trees on site and replacement planting. No
critical areas were identified on the subject property. The applicant submitted a
Technical Information Report (TIR), Arborist Report, and Geotechnical Services
Report with the application.
Site Area: 28,160 sq. ft. (0.65 acres)
Docusign Envelope ID: 964822DE-4A62-4DA7-9385-9C627E49192A
City of Renton Department of Community & Economic Development
Y&C 2 Short Plat
Administrative Report & Decision
LUA25-000402, SHPL-A, MOD
Report of February 10, 2026 Page 2 of 25
D_Admin Decision_YC 2 Short Plat_260127_Final (002)
B. EXHIBITS:
Exhibit 1: Administrative Decision
Exhibit 2: Site Plan
Exhibit 3: Project Narrative
Exhibit 4: Tree Retention and Landscape Plan
Exhibit 5: Tree Inventory and Arborist Report, prepared by Cascara Tree Consulting, dated
August 28, 2025
Exhibit 6: Title Report
Exhibit 7: Construction Mitigation Description
Exhibit 8: Technical Information Report (TIR), prepared by C2MY Engineers, LLC, dated
October 22, 2025
Exhibit 9: Geotechnical Services Report, prepared by Geological & Geotechnical Consulting,
dated July 8, 2024
Exhibit 10: Street Modification Justification
Exhibit 11: Public Comment Emails (Kaastad and Patton)
Exhibit 12: Staff Email Response to Public Comments
Exhibit 13: Advisory Notes
C. GENERAL INFORMATION:
1. Owner(s) of Record: Y&C 2 LLC
10065 Wallingford Ave N
Seattle, WA 98133
2. Zoning Classification: Residential-8 (R-8)
3. Comprehensive Plan Land Use
Designation:
Residential Medium Density (RMD)
4. Existing Site Use: The lot is currently vacant following the removal of
the single-family residence and three (3) detached
accessory structures in 2024.
5. Critical Areas: No critical areas are mapped on site.
6. Neighborhood Characteristics:
a. North: Single family residences, Residential-8 (R-8) zone and Residential Medium Density
(RMD) land use designation.
b. East: Single family residences, Residential-8 (R-8) zone and Residential Medium Density
(RMD) land use designation.
c. South: Single family residences, Residential-8 (R-8) zone and Residential Medium Density
(RMD) land use designation.
Docusign Envelope ID: 964822DE-4A62-4DA7-9385-9C627E49192A
City of Renton Department of Community & Economic Development
Y&C 2 Short Plat
Administrative Report & Decision
LUA25-000402, SHPL-A, MOD
Report of February 10, 2026 Page 3 of 25
D_Admin Decision_YC 2 Short Plat_260127_Final (002)
d. West: Single family residences, Residential-8 (R-8) zone and Residential Medium Density
(RMD) land use designation.
7. Site Area: 28,160 sq. ft. (0.65 acres)
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 6153 01/01/2025
Zoning N/A 6160 06/24/2025
Annexation (Smith) A-54-001 1475 03/25/1954
Lot Line Adjustment LUA97-168 N/A 11/12/1997
E. PUBLIC SERVICES:
1. Existing Utilities:
a. Water: Water service will be provided by the City of Renton. There is an existing eight-inch (8”)
water main in Pierce Ave NE that can deliver a maximum flow rate of 2,400 gallons per minute
(gpm). There is an existing eight-inch (8”) dead end water main located in Queen Ave NE that
can deliver a maximum flow rate of 1,250 gpm.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing eight-inch (8”) gravity
sewer main located in Pierce Ave NE. There is an existing eight-inch (8”) gravity wastewater main
located in Queen Ave NE.
c. Surface/Storm Water: There is an existing eight-inch (8”) public stormwater main on the east
side of Pierce Ave NE and an existing twelve-inch (12”) public stormwater main on Queen Ave
NE.
2. Streets: The proposed project fronts Pierce Ave NE to the west, NE 12th St to the north, and Queen
Ave NE to the east. Pierce Ave NE is classified as a residential access street with an existing right-of-
way (ROW) width of approximately 30 feet (30’) according to the King County Assessor Map. The
existing frontage along Pierce Ave NE is unimproved. Queen Ave NE is classified as a residential
access street with an existing ROW width of approximately 60 feet (60') per the King County Assessor
Map. The existing frontage along Queen Ave NE is unimproved. NE 12th St is classified as collector
arterial with an existing ROW width of approximately 60 feet (60’).
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Zoning Districts – Uses and Standards
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 4 City-Wide Property Development Standards
Docusign Envelope ID: 964822DE-4A62-4DA7-9385-9C627E49192A
City of Renton Department of Community & Economic Development
Y&C 2 Short Plat
Administrative Report & Decision
LUA25-000402, SHPL-A, MOD
Report of February 10, 2026 Page 4 of 25
D_Admin Decision_YC 2 Short Plat_260127_Final (002)
3. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
4. Chapter 7 Subdivision Regulations
a. Section 4-7-070: Detailed Procedures for Short Subdivisions
5. Chapter 9 Permits – Specific
a. Section 4-9-250: Variances, Waivers, Modifications, and Alternates
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on
November 17, 2025 and determined the application complete on November 19, 2025. Upon deeming
the land use application complete, the City issued a Notice of Application, which was mailed to the
applicant, property owner, and all property owners and tenants of record within three hundred (300)
feet of the site. The Notice of Application was also posted on the City’s website and on a notice board
installed at the project site, consistent with Renton Municipal Code (RMC) 4-8-090C. The project
complies with the Type II 100-day review time period.
2. The project site is located at 3607 NE 12th St, Renton, WA 98056 (APN 0923059205).
3. The project site is currently vacant following the removal of a single-family residence and three (3)
detached accessory structures (B24002330, B24004029, B24004030, and B24004032).
4. Access to the three (3) proposed lots is via individual driveways from Pierce Ave NE (Exhibit 2).
5. The property is located within the Residential Medium Density (RMD) Comprehensive Plan land use
designation.
6. The site is located within the Residential-8 (R-8) zoning classification.
7. There are approximately six (6) trees on-site, three (3) of which are located within the right-of-way
dedication. The applicant is proposing to retain the three (3) ROW trees and remove remaining three
(3) on-site trees.
8. There are no critical areas mapped on site.
9. Approximately 1,185 cubic yards of material would be cut on-site and approximately 2,055 cubic
yards of fill is proposed to be brought into the site (Exhibit 3).
10. The applicant is proposing to begin construction in 2026 with the bulk of the work to be completed
by the end of 2026 (Exhibit 7).
11. Staff received two (2) public comment emails (Exhibit 11) related to the modification request about
the required road improvements along Pierce Ave NE and Queen Ave NE. Staff provided responses
to the public comments (Exhibit 12). In addition, the report contains analysis related to the roadway
modification request. No other public or agency comments were received during the 14-day public
comment period.
Docusign Envelope ID: 964822DE-4A62-4DA7-9385-9C627E49192A
City of Renton Department of Community & Economic Development
Y&C 2 Short Plat
Administrative Report & Decision
LUA25-000402, SHPL-A, MOD
Report of February 10, 2026 Page 5 of 25
D_Admin Decision_YC 2 Short Plat_260127_Final (002)
12. Representatives from various city departments have reviewed the application materials to identify
and address issues raised by the proposed development. These comments are contained in the
official file, and the essence of the comments has been incorporated into the appropriate sections
of this report and the Departmental Recommendation at the end of this report.
13. Comprehensive Plan Compliance: The site is designated Residential Medium Density (RMD) on the
City’s Comprehensive Plan Map. The purpose of the RMD designation is to support high-quality,
compact, urban development with access to urban services, transit, and infrastructure, whether
through new development or through infill development. The proposal is compliant with the
following Comprehensive Plan Goals and Policies if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
✓ Policy LU-3: Encourage infill development with a variety of housing types to
meet growth targets and provide a greater variety of housing options.
✓
Goal LU-I: Accommodate residential growth by:
• Supporting infill development on vacant and underutilized land in
established low- moderate density residential neighborhoods, and
• Allowing development of new detached housing on large tracts of land
outside the City Center.
✓ Goal LU-BB: Ensure new development supports a high quality of life with design
that is functional and attractive.
✓ Goal LU-FF: Strengthen the visual identity of Renton and its Community
Planning Areas and neighborhoods through quality design and development.
✓ Policy LU-48: Consider scale and context for infill project design to preserve
privacy and quality of life for residents.
✓
Policy LU-57: Provide complete streets arranged as an interconnecting network
or grid. Locate planter strips between the curb and the sidewalk in order to
provide separation between cars and pedestrians. Discourage dead-end
streets.
14. Zoning Development Standard Compliance: The site is classified Residential-8 (R-8) on the City’s
Zoning Map. Development in the R-8 zone is intended to apply to lands suitable for moderate-density
residential uses, including single-family and middle housing, where there is opportunity to reinvest
in existing single-family residential neighborhoods through infill development or the development of
new residential plats. 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-8 Zone Develop Standards and Analysis
✓
Density: The allowed density range in the R-8 zone is a minimum of 4.0 to a
maximum of 8.0 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.
Staff Comment: The project site has a gross site area of 28,162 square feet (0.65
acres). There are no deductible critical areas. Approximately 7,201 square feet
of public right-of-way (ROW) dedication is proposed which would be deducted
from the gross site area. Therefore, the project site would have a net area of
Docusign Envelope ID: 964822DE-4A62-4DA7-9385-9C627E49192A
City of Renton Department of Community & Economic Development
Y&C 2 Short Plat
Administrative Report & Decision
LUA25-000402, SHPL-A, MOD
Report of February 10, 2026 Page 6 of 25
D_Admin Decision_YC 2 Short Plat_260127_Final (002)
20,961 square feet (0.48 acres). The proposal for three (3) lots on the 0.48 net
acres site would result in a net density of 6.23 dwelling units per net acre, which
is within the density range for the R-8 zone.
Compliant if
condition of
approval is
met
Lot Dimensions: The minimum lot size permitted in the R-8 zone is 5,000 sq. ft.
A minimum lot width of 50 feet is required (60 feet for corner lots) and a minimum
lot depth of 80 feet is required.
The following table identifies the proposed dimensions for Lots 1-3:
Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.)
Lot 1 8,063 72.65 111.03
Lot 2 6,993 63.00 111.01
Lot 3 6,995 63.00 111.07
Staff Comment: As proposed, all lots would comply with the minimum width,
depth, and size requirements in the R-8 zone. According to the Title Report
(Exhibit 6), a protective covenant (Recording Number 8007090219) was recorded
on July 9, 1980 when the land was platted for Brentwood Park Addition. Under
covenant and restrictions #7, the lot area and width states “[n]o dwelling shall be
erected or placed on any lot having a width of less than 60 feet at a minimum
building setback line nor shall any dwelling be erected or placed on any lot having
an area of less than 7200 square feet.” This lot area and width restriction exceeds
the minimum lot size and width dimensions required under current R-8 zone
standards. Given the parameters included in the recorded covenant, the
applicant must increase the lot areas of proposed Lots 2 and 3 to comply with
the 1980’s recorded covenant. Therefore, staff recommends, as a condition of
approval, that the applicant revise the lot sizes in the proposed preliminary plat
to comply with Bentwood Park Addition protective covenant #7. Specifically, the
lot dimensions for Lots 1 through 3 shall provide a minimum width of 60 feet and
a minimum lot area of 7,200 square feet. Final plat documents demonstrating
compliance with these lot size and dimension requirements shall be reviewed
and approved by the Current Planning Project Manager prior to recording.
Compliant if
condition of
approval is
met
Setbacks: The required setbacks in the R-8 zone are as follows: front yard is 20
feet (except when all vehicle access is taken from an alley, then 15 feet), side
yard is 5 feet, secondary front yard (applies to corner lots) is 15 feet, and the rear
yard is 25 feet.
Staff Comment: As shown in the preliminary short plat Site Plan (Exhibit 2), the
proposed lots would provide adequate area for compliance with the required
setback areas. Lots 1 through 3 are each through lots (a lot that has two (2)
opposing ends each fronting on a street). The orientation of the front yard for all
three (3) lots is toward Pierce Ave NE and the rear yard is toward Queen Ave NE.
Lot 1 is a corner lot and a through lot. As a result, a secondary front yard setbacks
along NE 12th St and a side yard setback on Queen Ave NE would be applicable
to Lot 1. Per RMC 4-110I.22, corner lots are required to have a front yard and a
secondary front yard but are relieved of the requirement to have a rear yard; in
place of a rear yard setback, the side yard setback of the zone shall apply.
According to the site plan, the orientation of Lot 1 includes a 20-foot (20’) front
Docusign Envelope ID: 964822DE-4A62-4DA7-9385-9C627E49192A
City of Renton Department of Community & Economic Development
Y&C 2 Short Plat
Administrative Report & Decision
LUA25-000402, SHPL-A, MOD
Report of February 10, 2026 Page 7 of 25
D_Admin Decision_YC 2 Short Plat_260127_Final (002)
yard setback on Pierce Ave NE, a 15-foot (15’) secondary front yard setback on
NE 12th St, and a 25-foot (25’) rear yard setback on Queen Ave NE. Therefore, to
keep the corner lot (Lot 1) congruent with development in the surrounding area
staff recommends, as a condition of approval, that the applicant apply a rear
yard setback along Queen Ave NE for Lot 1. Compliance with this setback shall
be reviewed and approved by the Current Planning Project Manager prior to
building permit issuance.
Compliance
not yet
demonstrated
Building Standards: The R-8 zone has a maximum building coverage of 50% and
a maximum impervious surface coverage of 65%. In the R-8 zone, a maximum
building height of two (2) stories with a wall plate height of 24 feet is permitted.
Roofs with a pitch equal to or greater than 4:12 may project an additional six (6)
vertical feet from the maximum wall plate height. If the height of wall plates on a
building are less than the states maximum the roof may project higher to
account for the difference, yet the combined height of both features shall not
exceed the combined maximums. Common rooftop features, such as chimneys,
may project an additional four (4) vertical feet from the roof surface. Non-exempt
vertical projections (e.g., roofs pitched less than 4:12, decks, railings, etc.) may
extend up to six (6) vertical feet above the maximum wall plate height if the
projection is stepped back one-and-a-half (1.5) horizontal feet from each
minimum building setback line for each one (1) vertical foot above the maximum
wall plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane
(e.g., shed roof) may exceed the stated maximum if the average of wall plate
heights is equal or less than the maximum wall plate height allowed.
Staff Comment: Building height, building coverage, and impervious surface
coverage for the new single-family residences would be verified at the time of
building permit review.
Compliant if
condition of
approval is
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Such landscaping shall include
a mixture of trees, shrubs, and groundcover as approved by the Department of
Community and Economic Development. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Minimum planting strip widths
between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum,
groundcover shall be planted within planting strips pursuant to the following
standards, provided there shall be a minimum of one street tree planted per lot.
a. Trees shall be selected from the City’s Approved Street Tree List based on the
width of the planting strip and the presence or lack of overhead power lines;
provided, the Administrator and City arborist shall each retain the right to reject
any proposed cultivar regardless of whether or not the cultivar is on the City’s
Approved Street Tree List.
b. Street trees shall have a minimum caliper of two inches (2"), and be planted
pursuant to the standards promulgated by the City, which may require root
barriers, structured soils, or other measures to help prevent tree roots from
damaging infrastructure.
Docusign Envelope ID: 964822DE-4A62-4DA7-9385-9C627E49192A
City of Renton Department of Community & Economic Development
Y&C 2 Short Plat
Administrative Report & Decision
LUA25-000402, SHPL-A, MOD
Report of February 10, 2026 Page 8 of 25
D_Admin Decision_YC 2 Short Plat_260127_Final (002)
c. Street trees shall be planted in the center of the planting strip between the
curb and the sidewalk at the following intervals; provided, that, where right-of-
way is constrained, irregular intervals and slight increases or decreases may be
permitted or required. Additionally, trees shall be planted in locations that meet
required spacing distances from facilities located in the right-of-way including,
but not limited to, underground utilities, streetlights, utility poles, traffic signs,
fire hydrants, and driveways; such spacing standards are identified in the City’s
Approved Tree List. Generally, the following spacing is required:
i. Small-sized maturing trees: thirty feet (30') on center;
ii. Medium-sized maturing trees: forty feet (40') on center; and
iii. Large-sized maturing trees: fifty feet (50') on center. Any additional
undeveloped right-of-way areas shall be landscaped unless otherwise
determined by the Administrator. Where there is insufficient right-of-way space
or no public frontage, street trees are required in the front yard subject to
approval of the Administrator. A minimum of two trees are to be located in the
front yard prior to final inspection for the new Single-Family Residence.
Staff Comment: The applicant submitted a Tree Retention and Landscape Plan,
prepared by Varley Varley Varley, dated August 2025 (Exhibit 4), with the
submitted short plat application materials. The landscape plan includes a
planter strip between the curb and sidewalk along all three street frontages –
Pierce Ave NE, NE 12th St, and Queen Ave NE. The planter strips have a width of
fifteen feet and six inches (15’6”), eight feet (8’), and eight feet (8’), respectively.
Further discussion on the modification request can be found in FOF 17, Street
Standards Modification.
Three (3) existing trees are proposed to be retained in the planter strip on Pierce
Ave NE. These tree species are Douglas fir (pseudotsuga menziesii) and pacific
dogwood (Cornus nuttallii). The landscape plan includes planting swamp white
oak, American linden, and accolade elm, all trees are on the Approved Tree List
& Spacing Guidelines (November 2022 Edition) and appropriately sized for the
width of their planter strip. The trees appear to be spaced approximately forty
feet (40’) apart on Queen Ave NE and NE 12th St, given the estimated width of
these trees fully matured, the spacing is likely to be sufficiently distanced. In
addition, the landscape plan includes a ten-foot (10’) wide on-site landscaping
strip along Pierce Ave NE. Depicted on the landscape plan are multiple types of
ground cover plants, a variety of shrubs and three (3) different tree species,
zelkova, mountain silverbell, and crimson sunset maple.
Per RMC 4-4-070F, Areas Required to be Landscaped, all street frontages must
be landscaped. The proposal does not include on-site landscaping on NE 12th
St nor on Queen Ave NE. The site plan proposes a variety of on-site trees to meet
tree retention and density requirements but no shrubs and groundcover. An on-
site planting strip along all street frontages that incorporates a mixture of trees,
shrubs, and groundcover is a requirement. Therefore, staff recommends, as a
condition of approval, that the applicant submit a detailed landscape plan at the
time of Civil Construction Permit review that documents compliance with the
street frontage landscaping requirements in RMC 4-4-070F.1 and H.1. The
detailed landscape plan shall be reviewed and approved by the Current Planning
Project Manager prior to permit issuance.
Docusign Envelope ID: 964822DE-4A62-4DA7-9385-9C627E49192A
City of Renton Department of Community & Economic Development
Y&C 2 Short Plat
Administrative Report & Decision
LUA25-000402, SHPL-A, MOD
Report of February 10, 2026 Page 9 of 25
D_Admin Decision_YC 2 Short Plat_260127_Final (002)
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: A Tree Inventory and Arborist Report, prepared by Cascara Tree
Consulting, dated August 28, 2025 (Exhibit 5) and a Tree Retention and
Landscape Plan (Exhibit 4) were submitted with the project application.
According to the report, a total of six (6) trees were inventoried. Three (3) trees
are situated within the portion of the site to be dedicated as right-of-way (ROW),
and the remaining three (3) trees are proposed for removal. Trees within the
future ROW are not eligible to be counted toward retention requirements.
Per RMC 4-4-130H, Performance Standards for Land Development Permits, a
minimum of thirty percent (30%) of all significant trees shall be retained on site
or supplemental tree planting shall be provided to meet or exceed the minimum
tree credits required for the site. Tree 1, a ten-inch (10”) diameter at breast height
(dbh) horse chestnut (Aesculus hippocastanum) and Tree 2, a sixteen-inch (16”)
dbh Oregon ash (Fraxinus latifolia) are located on Lot 3 where a home would
likely be built or close enough to the structure that retention would be infeasible.
Tree 3, a thirty-inch (30”) dbh Douglas fir (Pseudotsuga menziesii), is located
near the southeast corner of Lot 3 and the applicant contends removal is
necessary due to conflict with constructing the stormwater detention facility and
frontage improvements. As noted in a condition in FOF 18, Availability and
Impact on Public Services, the applicant is to relocate the proposed new storm
structure to avoid conflict with the existing sewer main on Queen Ave NE which
means it is unlikely to have any conflict with Tree 3 as well. Tree 3 is
approximately ten feet (10’) away from the proposed sidewalk edge in the
frontage improvements, that distance is unlikely to negatively impact the
sidewalk. Therefore, staff recommends, as a condition of approval, that the
applicant retain Tree 3, a landmark thirty-inch (30”) dbh Douglas fir (Pseudotsuga
menziesii), unless removal is otherwise approved by City staff. To demonstrate
compliance, the applicant shall submit an updated landscaping plan at the time
of Civil Construction Permit review for approval by the Current Planning Project
Docusign Envelope ID: 964822DE-4A62-4DA7-9385-9C627E49192A
City of Renton Department of Community & Economic Development
Y&C 2 Short Plat
Administrative Report & Decision
LUA25-000402, SHPL-A, MOD
Report of February 10, 2026 Page 10 of 25
D_Admin Decision_YC 2 Short Plat_260127_Final (002)
Manager. If retention of Tree 3 is not feasible, tree retention and tree credit
requirements will be reevaluated for compliance with RMC 4-4-130.
Based on the City’s percent (30%) retention rate requirement, 0.89 trees,
rounded up to one (1) tree, would be required to be retained. By retaining Tree 3,
the applicant meets the minimum tree retention rate.
The project site is subject to a minimum tree credit requirement of 30 credits per
net acre. With a net site area of 20,961 square feet (0.48 acres), the site is
required to provide fourteen (14) tree credits (0.48 acres × 30 credits/acre =
14.4). The landscaping plan proposes a mix of tree sizes and species, including
four (4) large trees valued at two (2) credits each and seven (7) medium trees
valued at one (1) credit each. In addition, Tree 3 would contribute eleven (11)
credits due to its thirty‑inch (30") dbh, if retained. In total, the site would provide
26 tree credits. Accordingly, the proposed replacement tree planting plan
exceeds the minimum requirement of fourteen (14) tree credits.
✓
Parking: Parking regulations require that a minimum of two parking spaces be
provided for each detached dwelling.
Driveway cuts are required to be a minimum of 5 feet from property lines and
new driveways may be a maximum of 16 feet in width at the property line.
Maximum driveway slopes shall not exceed fifteen percent (15%); provided, that
driveways exceeding eight percent (8%) shall provide slotted drains at the lower
end with positive drainage discharge to restrict runoff from entering the
garage/residence or crossing any public sidewalk.
Staff Comment: The proposed lots include adequate area to provide the required
two (2) parking spaces per dwelling unit. Compliance with the driveway
regulations would be verified at time of building permit review. Additional
discussion on streets can be found in FOF 16, Subdivision Regulation and
Analysis.
Compliance
not yet
demonstrated
Fences and Retaining Walls: In any residential district, the maximum height of
any fence, hedge or retaining wall shall be seventy two inches (72"). Except in the
front yard and side yard along a street setback where the fence shall not exceed
forty eight inches (48") in height. In no case shall a fence, hedge, or retaining wall
exceed forty-two inches (42") in height in any part of the clear vision area as
defined by RMC 4-11-030, Definitions C.
There shall be a minimum three-foot (3') landscaped setback at the base of
retaining walls abutting public rights-of-way.
Staff Comment: Compliance with the fence and retaining wall height and
setback requirements would be verified at the time of formal Civil and Building
Permit reviews.
15. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in
the R-8 zone. The Standards implement policies established in the Land Use Element of the
Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to
approval of the subdivision. Compliance with Residential Design Standards would be verified prior
to issuance of the building permit for the new single-family homes. The proposal is consistent with
the following design standards, unless noted otherwise:
Docusign Envelope ID: 964822DE-4A62-4DA7-9385-9C627E49192A
City of Renton Department of Community & Economic Development
Y&C 2 Short Plat
Administrative Report & Decision
LUA25-000402, SHPL-A, MOD
Report of February 10, 2026 Page 11 of 25
D_Admin Decision_YC 2 Short Plat_260127_Final (002)
Compliance Design Standards R-8 and Analysis
N/A
Lot Configuration: Developments shall create pedestrian-oriented
environments and amplify the mutual relationship between housing units,
roads, open space, and pedestrian amenities, while also protecting the privacy
of residents. Lots shall be configured to encourage variety within the
development. To the maximum extent practicable, as defined by the Surface
Water Design Manual, soils with good infiltration potential shall be preserved.
One (1) of the following is required of preliminary plat applications:
1. One (1) out of every four (4) abutting lots on a street frontage shall provide
a lot width variation of at least 10 feet (10’) minimum;
2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross
square feet size difference) for street-fronting lots; or
3. A front yard setback variation of at least five feet (5’) minimum for at least
every four (4) abutting street fronting lots.
Staff Comment: The proposed project is a short plat; therefore, these
requirements do not apply.
✓
New lots shall be configured to achieve both of the following:
1. The location of stormwater infiltration LID facilities shall be optimized,
consistent with the Surface Water Design Manual. Building and property
line setbacks are specified in the Surface Water Design Manual for
infiltration facilities; and
2. Soils with good infiltration potential for stormwater management are
preserved to the maximum extent practicable, as defined by the Surface
Water Design Manual.
Staff Comment: See drainage discussion below under FOF 18, Availability and
Impact on Public Services.
Compliance
not yet
demonstrated
Garages: The visual impact of garages shall be minimized, while porches and
front doors shall be the emphasis of the front of the home. Garages shall be
located in a manner that minimizes the presence of the garage and shall not be
located at the end of view corridors. Alley access is preferred, where feasible. 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.
Docusign Envelope ID: 964822DE-4A62-4DA7-9385-9C627E49192A
City of Renton Department of Community & Economic Development
Y&C 2 Short Plat
Administrative Report & Decision
LUA25-000402, SHPL-A, MOD
Report of February 10, 2026 Page 12 of 25
D_Admin Decision_YC 2 Short Plat_260127_Final (002)
Additionally, 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 entry 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: Building plans, which would be used to determine visual impact
of garages, have not been submitted. Compliance for this standard would be
verified at the time of building permit review.
Compliance
not yet
demonstrated
Primary Entry: Entrances to homes shall be a prominent focal point and allow
space for social interaction. Front doors shall face a street or common open
area. Homes located on corner lots shall engage the street on both sides using
design features such as wraparound porches or other similar design elements.
All of the following are required:
1. All ground-related dwelling units shall provide a covered porch entry
with a minimum depth of five feet (5'), unless the dwelling units are
accessed entirely from an internal common corridor, in which case the
shared entry shall feature a covered porch with a minimum depth of five
feet (5');
2. Entries shall be a minimum height of twelve inches (12") above grade;
3. Entries shall take access from and face a street, park, common green,
pocket park, pedestrian easement, or open space; and
4. Ground-related units that front two (2) streets shall engage both streets
utilizing design features that wrap the corner of the building, such as a
wraparound porch or pergola.
Exception: in cases where accessibility (ADA) is a priority, an accessible route
may be taken from a front driveway.
Staff Comment: Building designs, which would be used to evaluate design of
entrances, have not been submitted. Each home constructed would front Pierce
Ave NE, establishing a consistent streetscape and clear orientation for the
neighborhood. This frontage pattern supports a cohesive block face, enhances
natural surveillance along the public right‑of‑way, and reinforces the primary
pedestrian and vehicular access points for the development. Since the primary
entry and orientation of the homes would be from Pierce Ave NE, the rear yard
and east elevations would face Queen Ave NE. Since the east building elevations
front along a public street, primary entry design elements that create a visually
prominent and pedestrian‑friendly frontage would be required along this public
Docusign Envelope ID: 964822DE-4A62-4DA7-9385-9C627E49192A
City of Renton Department of Community & Economic Development
Y&C 2 Short Plat
Administrative Report & Decision
LUA25-000402, SHPL-A, MOD
Report of February 10, 2026 Page 13 of 25
D_Admin Decision_YC 2 Short Plat_260127_Final (002)
street frontage as well. Compliance for this standard would be verified at the
time of building permit review.
Compliance
not yet
demonstrated
Facade Modulation: Buildings shall not have monotonous facades along public
areas. Dwellings shall include articulation along public frontages. The
articulation may include the connection of an open porch to the building, a
dormer facing the street, or a well-defined entry element. 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: Building designs, which would be used to evaluate façade
modulation, have not been submitted. Compliance for this standard would be
verified at the time of building permit review. It should be noted that Lot 2 and 3
have two building facades along a public street and Lot 1 has building facades
along three public streets and façade modulation would apply to along all sides
of a structure that faces a public street.
Compliance
not yet
demonstrated
Windows and Doors: Windows and front doors shall serve as an integral part of
the character of the home. Front doors shall be a focal point of the dwelling and
be in scale with the home. All doors shall be of the same character as the home.
Garage doors shall not contribute towards the minimum twenty-five percent
(25%) window and door coverage on facades facing the street frontage or public
spaces; however, windows within the garage doors may be included. 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: Building designs, which would be used to evaluate design of
windows and doors, have not been submitted. As noted in the façade modulation
analysis above, Lot 2 and 3 have two building facades along a public street and
Lot 1 has building facades along three public streets. The homes on Lot 1-3
would be required to comply with the twenty-five percent (25%) of the primary
front façade along Pierce Ave NE. Lot 1 would be required to comply with the
twenty percent (20%) window and door coverage requirement on the secondary
front façade along NE 12th St, as the home would be located on a corner lot.
Docusign Envelope ID: 964822DE-4A62-4DA7-9385-9C627E49192A
City of Renton Department of Community & Economic Development
Y&C 2 Short Plat
Administrative Report & Decision
LUA25-000402, SHPL-A, MOD
Report of February 10, 2026 Page 14 of 25
D_Admin Decision_YC 2 Short Plat_260127_Final (002)
Compliance for this standard would be verified at the time of building permit
review.
Compliance
not yet
demonstrated
Scale, Bulk, and Character: A diverse streetscape shall be provided by using
elevations and models that demonstrate a variety of floor plans, home sizes, 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: Building designs, which would be used to evaluate scale, bulk
and character, have not been submitted. Compliance for this standard would be
verified at the time of building permit review.
Compliance
not yet
demonstrated
Roofs: Roofs shall represent a variety of forms and profiles that add character
and relief to the landscape of the neighborhood. 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: Building designs, which would be used to evaluate roof form and
design, have not been submitted. 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: Building designs, which would be used to evaluated design of
eaves, have not been submitted. Compliance for this standard would be verified
at the time of building permit review.
Compliance
not yet
demonstrated
Architectural Detailing: Architectural detailing shall be provided in a manner
appropriate to the architectural character of the home. Detailing, such as trim,
columns, and/or corner boards, shall reflect the architectural character of the
home. All of the following are required:
Docusign Envelope ID: 964822DE-4A62-4DA7-9385-9C627E49192A
City of Renton Department of Community & Economic Development
Y&C 2 Short Plat
Administrative Report & Decision
LUA25-000402, SHPL-A, MOD
Report of February 10, 2026 Page 15 of 25
D_Admin Decision_YC 2 Short Plat_260127_Final (002)
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: Building designs, which would be used to evaluate architectural
detailing, have not been submitted. Compliance for this standard would be
verified at the time of building permit review.
Compliance
not yet
demonstrated
Color Palettes: A diverse palette of colors shall be used on homes throughout
the community to reduce monotony of color or tone. 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: Building designs, which would be used to evaluate color
palettes, have not been submitted. Compliance for this standard would be
verified at the time of building permit review.
Compliance
not yet
demonstrated
Building Materials: A diversity of building materials, appropriate to the
architectural character of the home, shall be used to add visual interest and
reduce monotony. All of the following are required:
1. Buildings shall incorporate a minimum of two (2) differing siding
materials (horizontal siding and shingles, siding and masonry or
masonry-like material, etc.) on street-facing facades. One (1) alternative
siding material must comprise a minimum of thirty percent (30%) of the
street-facing facade;
2. Material transitions or changes shall not occur at an exterior corner, but
shall wrap the corner no less than twenty-four inches (24"). The material
Docusign Envelope ID: 964822DE-4A62-4DA7-9385-9C627E49192A
City of Renton Department of Community & Economic Development
Y&C 2 Short Plat
Administrative Report & Decision
LUA25-000402, SHPL-A, MOD
Report of February 10, 2026 Page 16 of 25
D_Admin Decision_YC 2 Short Plat_260127_Final (002)
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: Building designs, which would be used to evaluate building
materials, have not been submitted. Compliance for this standard would be
verified at the time of building permit review.
16. Compliance with Subdivision Regulations: Chapter 4-7 RMC provides review criteria for the
subdivisions. The proposal is consistent with the following subdivision regulations if all conditions
of approval are complied with:
Compliance Subdivision Regulations and Analysis
✓
Access: Each lot must have access to a public street or road. Access may be by
a shared driveway per the requirements of RMC 4-6-060, Street Standards.
Alley access is the preferred street pattern in the R-8 zone except for properties
in the Residential Low Density land use designation.
The maximum width of single loaded garage driveways shall not exceed nine feet
(9') and double loaded garage driveways shall not exceed sixteen feet (16').
Staff Comment: Each lot would have access to a public street. Access to all
three (3) lots is proposed via individual driveways off Pierce Ave NE. The
proposed driveways are shown to be 16 feet (16’) wide, implying a double loaded
garage would be likely. At time of building permit, the driveway standards would
be reviewed for compliance.
N/A
Blocks: Blocks shall be deep enough to allow two (2) tiers of lots.
Staff Comment: Not applicable, no blocks are proposed. Projects are exempt
from block depth regulation when the depth of property limits this requirement.
✓
Lots: The size, shape, orientation, and arrangement of the proposed lots comply
with the requirements of the Subdivision Regulations and the Development
Standards of the R-8 zone and allow for reasonable infill of developable land.
All of the proposed lots shall meet the requirements for minimum lot size, depth,
and width.
Width between side lot lines at their foremost points (i.e., the points where the
side lot lines intersect with the street right-of-way line) shall not be less than
eighty percent (80%) of the required lot width except in the cases of (1) pipestem
lots (or flag lot), which shall have a minimum width of twenty feet (20') and (2)
lots on a street curve or the turning circle of cul-de-sac (radial lots), which shall
be a minimum of thirty five feet (35').
No residentially zoned lot shall have a depth-to-width ratio greater than four-to-
one (4:1).
Docusign Envelope ID: 964822DE-4A62-4DA7-9385-9C627E49192A
City of Renton Department of Community & Economic Development
Y&C 2 Short Plat
Administrative Report & Decision
LUA25-000402, SHPL-A, MOD
Report of February 10, 2026 Page 17 of 25
D_Admin Decision_YC 2 Short Plat_260127_Final (002)
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-8 zone, as detailed in FOF 14, Zoning
Development Standard Compliance. As conditioned in FOF 14, the lot
dimensions proposed would require minor alterations to comply with the
covenants on the land.
The lots are rectangular in shape and access would be oriented west toward
Pierce Ave NE. In addition to Pierce Ave NE, the proposed lots have frontages
along NE 12th St and Queen Ave NE and buildings would be subject to design
elements (FOF 15, Design Standards) and setback standards (FOF 14, Zoning
Development Standard Compliance).
Compliant if
Modification
is approved
under FOF 17
Streets: The proposed street system shall extend and create connections
between existing streets per the Street Standards outlined in RMC 4-6-060,
Street Standards.
Staff Comment: The project site has three (3) street frontages: Pierce Ave NE to
the west, NE 12th St to the north, and Queen Ave NE to the east.
Pierce Ave NE is classified as a residential access street with an existing right-of-
way (ROW) width of approximately thirty feet (30’) according to the King County
Assessor Map. To meet the City’s complete street standards for Residential
Access streets, a minimum ROW width of sixty feet (60’) is required. Per RMC
4‑6‑060, half‑street improvements measured from the right‑of‑way centerline
are required and would include a thirty‑two‑foot (32’) paved roadway (sixteen
feet on each side), a one‑half‑foot (0.5’) wide curb, an eight‑foot (8’) wide
planting strip, a five‑foot (5’) wide sidewalk, and a one‑half‑foot (0.5’) wide clear
space behind the sidewalk.
A Street Modification Request (Exhibit 10) was submitted with the land use
application to modify the applicable street standards. As shown on the Site Plan
(Exhibit 2), the request proposes installation of a curb bulb, a ten‑foot (10’) wide
travel lane, a six‑foot (6’) wide parking lane, a one‑half‑foot (0.5’) wide curb, a
fifteen‑and‑a‑half‑foot (15.5’) wide landscape strip, and a five‑foot (5’) wide
sidewalk. The modification is intended to retain the mature significant trees at
the southwest corner of the property and to match the frontage improvements
constructed as part of the development directly south of the project. Further
analysis can be found in FOF 17, Modification Analysis.
NE 12th St is classified as a collector arterial street, with an existing right-of-way
(ROW) width of approximately sixty feet (60’) with an existing paved width of
approximately forty feet (40’). To meet the City’s complete street standards for
collector arterial streets, a minimum ROW width of eighty-three feet (83’) is
required. Per RMC 4-6-060, half‑street improvements measured from the
right‑of‑way centerline are required and would include a forty-six-foot (46’) wide
paved road (twenty three feet each side), ten-foot (10’) wide travel lane, five-foot
(5’) wide protected bike lane (between parking and motor vehicle travel lane), an
eight-foot (8’) wide parking lane, a one‑half‑foot (0.5’) wide curb, an eight-foot
Docusign Envelope ID: 964822DE-4A62-4DA7-9385-9C627E49192A
City of Renton Department of Community & Economic Development
Y&C 2 Short Plat
Administrative Report & Decision
LUA25-000402, SHPL-A, MOD
Report of February 10, 2026 Page 18 of 25
D_Admin Decision_YC 2 Short Plat_260127_Final (002)
(8’) wide planting strip, an eight-foot (8’) wide sidewalk, and a two-foot (2’) wide
clear space behind sidewalk. The proposed plan depicts these requirements.
Queen Ave NE is classified as a residential access street with an existing right-
of-way (ROW) width of approximately sixty feet (60’) (thirty feet from centerline)
per the King County Assessor Map. To meet the City’s complete street standards
for Residential Access streets, a minimum ROW width of sixty feet (60’) is
required. Per RMC 4-6-060, half‑street improvements measured from the
right‑of‑way centerline are required and would include a thirty-two-foot (32’)
paved road (sixteen feet on each side), a one‑half‑foot (0.5’) wide curb, an eight-
foot (8’) wide planting strip, a five-foot (5’) wide sidewalk, and a one‑half‑foot
(0.5’) wide clear space behind the sidewalk. A Street Modification Request
(Exhibit 10) was submitted with the land use application to modify the street
standards. Per the Site Plan (Exhibit 2), the request includes plans to install a
curb bulb, 13-foot (13’) wide travel lane, a one‑half‑foot (0.5’) wide curb, an eight-
foot (8’) wide landscape strip, a five-foot (5’) wide sidewalk, and a three and a
half-foot (3.5’) wide clear space behind the sidewalk. The frontage
improvements would match the improvements to the development directly
south of the project. Further analysis can be found in FOF 17, Modification
Analysis.
✓
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: The proposed short plat is compatible with the surrounding
existing uses since the area is developed with primarily single-family housing.
The proposed lot sizes are consistent with the character of the surrounding
neighborhood and meet the minimum lot size requirements of the R-8 zone. The
proposed density of 6.23 dwelling units per net acre is within the allowable range
for the Residential Medium Density (RMD) Comprehensive Plan land use
designation. The new residential lots would maintain residential character and
are not anticipated to create any land use conflicts with adjacent properties.
17. Modification Analysis: The applicant is requesting a street modification from RMC 4‑6‑060, Street
Standards, in order to deviate from the residential access street requirements along Pierce Ave NE
and Queen Ave NE (Exhibit 10). Under the City’s complete street standards for residential access
streets, a minimum sixty‑foot (60’) right‑of‑way is required to accommodate five‑foot (5’) wide
sidewalks on both sides, eight‑foot (8’) wide planting strips on both sides, one‑half‑foot (0.5’) wide
curbs on both sides, one‑half‑foot (0.5’) wide clear zones on both sides, six‑foot (6’) wide parking
lanes on both sides, and a twenty‑foot (20’) paved travel lane. The applicant would be required to
construct half‑street improvements consistent with these specifications.
The applicant is requesting a modification along Queen Ave NE to eliminate the parking lane and to
widen the travel lane by three feet (3’). Along Pierce Ave NE, the applicant is requesting to modify the
planter strip to a width of fifteen‑and‑a‑half feet (15.5’) and to widen the parking lane by one foot (1’).
These modifications are proposed to match the frontage improvements approved for the Shum Short
Plat (LUA22‑000017, SHPL-A, MOD) directly south of the site. The Shum Short Plat standards did not
include a parking lane and incorporated a wider planting strip to retain large, healthy trees within the
right‑of‑way.
Docusign Envelope ID: 964822DE-4A62-4DA7-9385-9C627E49192A
City of Renton Department of Community & Economic Development
Y&C 2 Short Plat
Administrative Report & Decision
LUA25-000402, SHPL-A, MOD
Report of February 10, 2026 Page 19 of 25
D_Admin Decision_YC 2 Short Plat_260127_Final (002)
The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250, if all
conditions of approval are met. Therefore, staff is recommending approval of the requested
modification:
Compliance Modification Criteria and Analysis
✓
a. Substantially implements the policy direction of the policies and objectives
of the Comprehensive Plan Land Use Element and the Community Design
Element and the proposed modification is the minimum adjustment
necessary to implement these policies and objectives.
Staff Comment: See FOF 13, Comprehensive Plan Compliance. The Land Use
Element has applicable policies listed under a separate section labeled
Promoting a Safe, Healthy, and Attractive Community. These policies address
walkable neighborhoods, safety, and shared uses. The intent of the policies is to
promote new development with walkable places that support grid and flexible
grid street and pathway patterns, and are visually attractive, safe, and healthy
environments. The proposed frontage improvement section along Pierce Ave NE
and Queen Ave NE have been reviewed by the City’s Transportation Division,
who supports the requested modified street section. The City concurs that the
requested modification would meet the intent of these policies.
✓
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based
upon sound engineering judgment.
Staff Comment: The applicant contends in the Street Modification Justification
(Exhibit 10) that the property to the south of the project has been recently
approved for development as the Shum Short Plat (LUA22-000017, SHPL-A,
MOD), which established a curbline under a previous code standard and to
maintain the curbline, the applicant is requesting a modification from the
residential access street standards along Pierce Ave NE and Queen Ave NE to
match the property to the south. Along Pierce Ave NE the applicant is proposing
the following configuration: a ten-foot (10’) travel lane; a seven-foot (7’) wide
parking lane, this is one foot (1’) wider than standard; a one‑half‑foot (0.5’) wide
curb and a curb bulb; a fifteen‑and‑a‑half‑foot (15.5’) wide landscape strip, this
is seven and a half feet (7.5’) wider than standard, and a five-foot (5’) wide
sidewalk. Along Queen Ave NE the applicant is proposing the following
configuration: a thirteen-foot (13’) travel lane, this is three feet (3’) wider than
standard; no parking lane, which is not standard; a one‑half‑foot (0.5’) wide curb
and a curb bulb; an eight-foot (8’) wide planter strip; and a five-foot (5’) wide
sidewalk.
The property to the south includes a wide planter strip along Pierce Ave NE to
retain large trees. Modifying the standard for this project would maintain
continuity between the two frontages and allow additional mature trees to be
preserved rather than removed. The planter strip narrows beyond the trees
proposed for retention in the right‑of‑way to accommodate on‑street parking,
demonstrating the applicant’s intent to meet the code requirements where
feasible.
To ensure a consistent pedestrian environment, the right‑of‑way width remains
generous, providing a smooth transition between this project and the
Docusign Envelope ID: 964822DE-4A62-4DA7-9385-9C627E49192A
City of Renton Department of Community & Economic Development
Y&C 2 Short Plat
Administrative Report & Decision
LUA25-000402, SHPL-A, MOD
Report of February 10, 2026 Page 20 of 25
D_Admin Decision_YC 2 Short Plat_260127_Final (002)
development to the south. The proposed modification along Queen Ave NE
similarly supports continuity with the previously approved frontage
improvements. Under earlier street standards, the project to the south did not
include a parking lane; therefore, no parking lane is proposed along Queen Ave
NE for this project. The applicant contends that introducing a parking lane would
disrupt the visual harmony of the street and would not advisedly impact the
appearance nor function of the street.
City staff reviewed Pierce Ave NE and Queen Ave NE and the surrounding area
and determined that a modified Residential Access Street sections are
appropriate for this location. Staff concurs that the proposed street modification
meets the code objectives for safety, function, appearance, and maintainability.
• Safety: Traffic volumes function like a residential access street. The
modification would not diminish safety, and all required frontage elements,
such as sidewalks, curbs, planters, and ADA ramps would be retained. These
improvements enhance multimodal functionality and provide a continuous,
protected pedestrian route.
• Function/Appearance: The modification provides ADA accessible sidewalks
and ramps and aligns the frontage with the short plat immediately to the south,
ensuring a cohesive streetscape. Without this consistency, the corridor could
appear visually disjointed.
• Environmental Protection: Reconfiguring these street section minimizes
disturbance within the right‑of‑way and decreases impervious surface area,
thereby lowering stormwater runoff and associated pollutant loads.
• Maintainability: A smaller paved area reduces long‑term maintenance needs.
The resulting maintenance obligations are typical for standard frontage
improvements and are not expected to create additional burden due to the
modification.
✓
c. Will not create substantial adverse impacts to other property(ies) in the
vicinity.
Staff Comment: There are no identified adverse impacts to surrounding
properties resulting from the requested modification. Staff received two (2)
public comments (Exhibit 11) expressing concerns regarding road width and, in
one case, pedestrian access. The proposed design maintains travel lanes and
sidewalks consistent with residential access street standards. Additionally, the
project would improve the corridor by adding sidewalks, planter strips, curbs,
and street parking. These frontage improvements address the concerns raised
and provide enhanced multimodal connectivity. As a result, surrounding
properties would not be adversely affected and would instead benefit from the
upgraded frontage conditions.
✓
d. Conforms to the intent and purpose of the Code; and.
Staff Comment: See comments under criterion ‘b’.
✓
e. Can be shown to be justified and required for the use and situation intended.
Staff Comment: See comments under criterion ‘b’.
Docusign Envelope ID: 964822DE-4A62-4DA7-9385-9C627E49192A
City of Renton Department of Community & Economic Development
Y&C 2 Short Plat
Administrative Report & Decision
LUA25-000402, SHPL-A, MOD
Report of February 10, 2026 Page 21 of 25
D_Admin Decision_YC 2 Short Plat_260127_Final (002)
18. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
✓
Police and Fire: Police and Fire Prevention staff indicates that sufficient
resources exist to furnish services to the proposed development; subject to the
condition that the applicant provides Code required improvements and fees.
The 2026 fire impact fees are applicable at the rate of $779.24 per single-family
unit. This fee is paid at time of building permit issuance.
✓
Schools: It is anticipated that the Renton School District can accommodate any
additional students generated by this proposal at the following schools: Honey
Dew Elementary, McKnight Middle School, and Renton High School. Any new
elementary school students from the proposed development would walk to
school. Middle school and high school students would be bussed to their
schools.
The proposed project includes the installation of frontage improvements along
the Pierce Ave NE, NE 12th St, and Queen Ave NE frontages, including sidewalks
on all three frontages. These frontage improvements would add to a safe walking
environment by creating sidewalks for the students to use when leaving the
development to walk to school or walk to the bus pickup locations.
Elementary school students from the development would walk to school using
the following route: they would travel north on Pierce Ave NE, then turn east onto
NE 12th St along the protected walkway. From there, they would turn south onto
Redmond Ave NE and continue along the sidewalk or shoulder until reaching NE
10th St. Students would then proceed east on the sidewalk before turning south
on Union Ave NE to follow the sidewalk to a marked crosswalk at Kiwanis Park
providing access to the school grounds. The elementary school is approximately
0.7 miles from the project site.
Middle school and high school students would be bused to their respective
schools from stops located at NE 12th St and Olympia and at NE 11th Pl and
Olympia. Students would walk one block west to reach their pickup location. The
existing shoulders provide a safe walking route for students traveling to the bus
stop.
A School Impact Fee, based on the creation of new single-family lots, will be
required to mitigate the proposal’s potential impacts on the Renton School
District. The fee is payable to the City in accordance with the Renton Municipal
Code. The 2026 fee is currently assessed at $0 per single-family residence;
however, the fee in effect at time of building permit issuance will apply.
✓
Parks: A Park Impact Fee would be required for the future houses. The current
Park Impact Fee is $3,276.44; however, the fee in effect at the time of building
permit issuance will apply.
✓
Storm Water: An adequate drainage system shall be provided for the proper
drainage of all surface water.
Staff Comment: A Technical Information Report (TIR), prepared by C2MY
Engineers, LLC, dated October 22, 2025 (Exhibit 8) and a Geotechnical Services
Report, prepared by Geological & Geotechnical Consulting, dated July 8, 2024
Docusign Envelope ID: 964822DE-4A62-4DA7-9385-9C627E49192A
City of Renton Department of Community & Economic Development
Y&C 2 Short Plat
Administrative Report & Decision
LUA25-000402, SHPL-A, MOD
Report of February 10, 2026 Page 22 of 25
D_Admin Decision_YC 2 Short Plat_260127_Final (002)
(Exhibit 9) were submitted as part of the application. The geotechnical report
discusses the soil and groundwater characteristics of the site and provides
recommendations for project design and construction. The soil is densely
consolidated with high strength and low permeability characteristics. Site
testing demonstrated no groundwater seepage and very slow water infiltration.
Given the soil conditions and test results, the geotechnical recommendations
presented in this report do not support the use of infiltration.
The proposed project would be subject to the 2022 City of Renton Surface Water
Design Manual (RSWDM). The project site is within the Peak Rate Flow Control
Standard Matching Existing Site Conditions and is within the East Lake
Washington Drainage Basin. The project qualifies for the 0.15 CFS exemption
and therefore does not propose a flow control facility. The provided capacity
analysis includes the on-site conveyance system calculations; at the time of
civil construction, capacity analysis for the surface water main improvements
shall be incorporated into the TIR.
There is a 2025 system Development Charge of $2,350 per new single-family
residence. SDC fees are payable at construction permit issuance.
✓
Water: The project is within the City of Renton water service area and in the
Highlands 565 Pressure Zone. There is an existing eight-inch (8”) water main
located in Pierce Ave NE that can deliver a maximum flow rate of 2,400 gpm and
an existing eight-inch (8”) dead end water main located in Queen Ave NE that
can deliver a maximum flow rate of 1,250 gpm.
The fire flow requirement for a single-family home is 1,000 gpm minimum for
dwellings up to 3,600 square feet (including garage and basements). If the
dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be
required. A minimum of one fire hydrant is required within 300 feet of the
proposed buildings and two (2) hydrants if the fire flow goes up to 1,500 gpm. Lot
1 is within 300 feet of three (3) hydrants and Lot 2 and Lot 3 is within 300 feet of
two (2) hydrants.
The development is subject to a water system development charge (SDC) fee
based on the new domestic water to serve the project. The fees will be charged
based on the rate at the time of construction. The 2026 water fee is $5,025. Each
lot shall have separate meters. Water service installation charges for each
proposed domestic water service fees are currently at $2,875.
✓
Sanitary Sewer: The project is within the City of Renton sewer service area.
There is an existing eight-inch (8”) gravity wastewater main located in Pierce Ave
NE and on the property and an existing eight-inch (8”) gravity wastewater main
located in Queen Ave NE. On the west side of the property, off Pierce Ave NE,
there us ab existing six-inch (6”) PVC sewer stub.
Individual sewer stubs from the sewer main and individual side sewers are
required for each lot. The proposal indicates that Lot 1 will reuse the existing six-
inch (6”) sewer stub and install two (2) new sewer stubs for Lot 2 and Lot 3 in
Queen Ave NE. The existing stub would be CCTV-inspected and may be reused
if deemed acceptable by the City. Sewer cleanouts would be installed at the
post-dedication property line. In addition, as stated in the Advisory Notes
(Exhibit 13), the applicant will need to relocate the proposed new storm
Docusign Envelope ID: 964822DE-4A62-4DA7-9385-9C627E49192A
City of Renton Department of Community & Economic Development
Y&C 2 Short Plat
Administrative Report & Decision
LUA25-000402, SHPL-A, MOD
Report of February 10, 2026 Page 23 of 25
D_Admin Decision_YC 2 Short Plat_260127_Final (002)
structure to avoid conflict with the existing sewer main on Queen Ave NE. This
adjustment will be reviewed for approval at the time of Construction Permit
review.
This project is subject to a wastewater system development charge (SDC) fee
that is due at the time of civil construction permit issuance. The SDC fee for
sewer is based on the size of the new domestic water to serve the project, the
2026 for each one-inch (1”) meter is $4,025.
I. CONCLUSIONS:
1. The subject site is located in the Residential Medium Density (RMD) Comprehensive Plan
designation and complies with the goals and policies established with this designation, see FOF 5
and FOF 13.
2. The subject site is located in the Residential-8 (R-8) zoning designation and complies with the zoning
and development standards established with this designation provided the applicant complies with
City Code and conditions of approval, see FOF 6 and FOF 14.
3. The proposed short plat and street standards modification complies with the Residential Design and
Open Space Standards provided the applicant complies with City Code and conditions of approval,
see FOF 15.
4. The proposed short plat and street standards modification complies with the subdivision regulations
as established by City Code and state law provided all advisory notes and conditions are complied
with, see FOF 16.
5. The proposed short plat and street standards modification complies with the street standards as
established by City Code, provided the project complies with all advisory notes and conditions of
approval contained herein, see FOF 16.
6. The proposed short plat and street standards modification complies with the Modification Criteria
provided the applicant complies with City Code and conditions of approval contained herein, see
FOF 17.
7. There are safe walking routes to the school bus stop, see FOF 18.
8. There are adequate public services and facilities to accommodate the proposed short plat and street
standards modification, see FOF 18.
9. A key feature integral to this project is the frontage improvements along three public streets, which
include modifications to the residential street standards.
J. DECISION:
The Y&C 2 Short Plat File No. LUA25-000402, SHPL-A, MOD, is approved and is subject to the following
conditions:
1. The applicant shall revise the lot sizes in the proposed preliminary plat to comply with Bentwood
Park Addition protective covenant #7. Specifically, the lot dimensions for Lots 1 through 3 shall
provide a minimum width of 60 feet and a minimum lot area of 7,200 square feet. Final plat
documents demonstrating compliance with these lot size and dimension requirements shall be
reviewed and approved by the Current Planning Project Manager prior to recording.
Docusign Envelope ID: 964822DE-4A62-4DA7-9385-9C627E49192A
City of Renton Department of Community & Economic Development
Y&C 2 Short Plat
Administrative Report & Decision
LUA25-000402, SHPL-A, MOD
Report of February 10, 2026 Page 24 of 25
D_Admin Decision_YC 2 Short Plat_260127_Final (002)
2. The applicant shall apply a rear yard setback along Queen Ave NE for Lot 1. Compliance with this
setback shall be reviewed and approved by the Current Planning Project Manager prior to building
permit issuance.
3. The applicant shall submit a detailed landscape plan at the time of Civil Construction Permit review
that documents compliance with the street frontage landscaping requirements in RMC 4-4-070F.1
and H.1. The detailed landscape plan shall be reviewed and approved by the Current Planning
Project Manager prior to permit issuance.
4. The applicant shall retain Tree 3, a landmark thirty-inch (30”) dbh Douglas fir (Pseudotsuga
menziesii), unless removal is otherwise approved by City staff. To demonstrate compliance, the
applicant shall submit an updated landscaping plan at the time of Civil Construction Permit review
for approval by the Current Planning Project Manager. If retention of Tree 3 is not feasible, tree
retention and tree credit requirements will be reevaluated for compliance with RMC 4-4-130.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Matthew Herrera, Planning Director Date
TRANSMITTED on February 10, 2026 to the Owner/Applicant/Contact:
Owner: Applicant/ Contact:
Y&C 2 LLC
10065 Wallingford Ave N
Seattle, WA 98133
Jin Yun
Y&C 2 LLC
719 Edmonds Way
Edmonds, WA 98020
TRANSMITTED on February 10, 2026 to the Parties of Record:
Nancy Kaastad
1115 Pierce Ave NE
Renton, WA 98056
Andrew Patton
3317 NE 11th St
Renton, WA 98056
TRANSMITTED on February 10, 2026 to the following:
Gins Estep, CED Administrator
Justin Johnson, Development Engineering Director
Stephanie Rary, Property Services Specialist
Nathan Janders, Development Engineering Manager
Clark H. Close, Current Planning Manager
Anjela Barton, Fire Marshal
Docusign Envelope ID: 964822DE-4A62-4DA7-9385-9C627E49192A
2/9/2026 | 6:46 PM PST
City of Renton Department of Community & Economic Development
Y&C 2 Short Plat
Administrative Report & Decision
LUA25-000402, SHPL-A, MOD
Report of February 10, 2026 Page 25 of 25
D_Admin Decision_YC 2 Short Plat_260127_Final (002)
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the
Hearing Examiner on or before 5:00 PM on February 24, 2026. An appeal of the decision must be filed
within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Appeals must be submitted
electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub
Monday through Friday. The appeal fee, normally due at the time an appeal is submitted, will be collected at
a future date if your appeal is submitted electronically. The appeal submitted in person may be paid on the
first floor in our Finance Department. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and
additional information regarding the appeal process may be obtained from the City Clerk’s Office,
cityclerk@rentonwa.gov.
EXPIRATION: The Administrative Short Plat decision will expire five (5) years from the date of decision. A
single one (1) year extension may be requested pursuant to RMC 4-7-070M.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be
reopened by the approval body. The approval body may modify his decision if material evidence not readily
discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After
review of the reconsideration request, if the approval body finds sufficient evidence to amend the original
decision, there will be no further extension of the appeal period. Any person wishing to take further action
must file a formal appeal within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one)
communications may occur concerning the land use decision. The Doctrine applies not only to the initial
decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval
date must be made in writing through the Hearing Examiner. All communications are public record and this
permits all interested parties to know the contents of the communication and would allow them to openly
rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by
the Court.
Docusign Envelope ID: 964822DE-4A62-4DA7-9385-9C627E49192A
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Y&C 2 Short Plat
Land Use File Number:
LUA25-000402, SHPL-A, MOD
Date of Report
February 10, 2026
Staff Contact
Ashley Wragge
Assistant Planner
Project Contact/Applicant
Jin Yun
Y&C 2 LLC
719 Edmonds Way,
Edmonds, WA 98020
Project Location
3607 NE 12th St,
Renton, WA 98056 (APN
0923059205)
The following exhibits are included with the Administrative report:
Exhibit 1: Administrative Decision
Exhibit 2: Site Plan
Exhibit 3: Project Narrative
Exhibit 4: Tree Retention and Landscape Plan
Exhibit 5: Tree Inventory and Arborist Report, prepared by Cascara Tree Consulting, dated
August 28, 2025
Exhibit 6: Title Report
Exhibit 7: Construction Mitigation Description
Exhibit 8: Technical Information Report (TIR), prepared by C2MY Engineers, LLC, dated
October 22, 2025
Exhibit 9: Geotechnical Services Report, prepared by Geological & Geotechnical Consulting,
dated July 8, 2024
Exhibit 10: Street Modification Justification
Exhibit 11: Public Comment Emails (Kaastad and Patton)
Exhibit 12: Staff Email Response to Public Comments
Exhibit 13: Advisory Notes
Docusign Envelope ID: 964822DE-4A62-4DA7-9385-9C627E49192A