HomeMy WebLinkAboutD_Admin_Vuong_Short_Plat_FINAL_260325DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_Admin_Vuong_Short_Plat_FINAL_260325
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: March 25, 2026
Project File Number: PR25-000051
Project Name: Vuong Short Plat
Land Use File Number: LUA25-000240, SHPL-A
Project Manager: Mariah Kerrihard, Associate Planner
Owner: Van Vuong, 14349 SE 92nd St, Newcastle, WA 98059
Applicant/Contact: Kevin Klein, Go Feasibility, PO Box 1176, Sumner, WA 98390
Project Location: 12820 156th Ave SE Renton, WA 98059 (APN 3664500165)
Project Summary: The applicant is requesting preliminary short plat approval to subdivide the
existing parcel at 12820 156th Ave SE (APN 3664500165) into three (3)
residential lots. The 46,575 square foot (1.07 acres) site is currently developed
with the existing dwelling, driveway, and accessory improvements. The site
has a Comprehensive Plan Land Use Designation of Residential Low Density
(RLD) and a zoning designation of Residential-4 (R-4). The applicant proposes
to retain the existing 1,000-square-foot single‑family residence and attached
500-square-foot garage on proposed Lot 1, and to construct one (1) new
single‑family home on each of proposed Lots 2 and 3. Proposed lot areas are
approximately 14,281 square feet for Lot 1, 10,299 square feet for Lot 2, and
10,511 square feet for Lot 3, with an 11,485‑square‑foot area identified for
right‑of‑way dedication (SE 130th St) and frontage improvements along 156th
Ave SE. Access to the new lots is proposed via individual driveways off of a new
residential half street connecting to 156th Ave SE. The proposed net density is
3.75 dwelling units per net acre (du/ac). According to City of Renton (COR)
Maps, there are no critical areas mapped on the project site. Existing
topography ranges from approximately zero to ten percent (0-10%) and
generally slopes from north to south toward 156th Ave SE. The applicant
submitted a Soil and Infiltration Study, Tree Protection Plan, and a Preliminary
Technical Information Report to evaluate the application.
Site Area: 46,575 sq. ft. (1.07 acres)
Docusign Envelope ID: E902728E-F201-4BE5-890E-CDD551973362
City of Renton Department of Community & Economic Development
Vuong Short Plat
Administrative Report & Decision
LUA25-000240, SHPL-A
Report of March 25, 2026 Page 2 of 27
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B. EXHIBITS:
Exhibit 1: Administrative Decision
Exhibit 2: Neighborhood Detail Map, prepared by Groundmark Land Surveying, PLLC, dated
February 18, 2025
Exhibit 3: Preliminary Short Plat Map, prepared by Groundmark Land Surveying, PLLC, dated
August 18, 2023
Exhibit 4: Preliminary Civil Plan Set, prepared by Tebaldi Engineering, LLC, dated July 8, 2025
Exhibit 5: Landscape Plan, prepared by Varley Varley Varley, dated November 2025
Exhibit 6: Construction Mitigation Description
Exhibit 7: Topographic & Boundary Survey, prepared by Groundmark Land Surveying, PLLC,
dated April 5, 2023
Exhibit 8: Tree Protection Plan, prepared by Peninsula Environmental Group, Inc., dated
December 20, 2024
Exhibit 9: Preliminary Technical Information Report (TIR), prepared by Tebaldi Engineering,
LLC, dated July 5, 2024
Exhibit 10: Soil Characterization and Infiltration Letter, prepared by Innovative Geo-Services,
LLC, dated December 20, 2022
Exhibit 11: King County Certificate of Water Availability, dated July 24, 2025
Exhibit 12: Issaquah School District Letter, prepared by Issaquah School District No. 411
(Routing Coordinator of Transportation), dated August 4, 2025
Exhibit 13: Justification Memorandum, prepared by Go Feasibility & Permitting LLC, dated
March 16, 2026
Exhibit 14: On Hold Letter, dated September 19, 2025
Exhibit 15: Off Hold Letter, dated January 12, 2026
Exhibit 16: Hold Letter, dated March 25, 2025
Exhibit 17: Advisory Notes
C. GENERAL INFORMATION:
1. Owner(s) of Record: Van Vuong, 14349 SE 92nd St, Newcastle, WA
98059
2. Zoning Classification: Residential-4 (R-4)
3. Comprehensive Plan Land Use
Designation:
Residential Low Density (RLD)
4. Existing Site Use: Existing single-family residence
5. Critical Areas: None
Docusign Envelope ID: E902728E-F201-4BE5-890E-CDD551973362
City of Renton Department of Community & Economic Development
Vuong Short Plat
Administrative Report & Decision
LUA25-000240, SHPL-A
Report of March 25, 2026 Page 3 of 27
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6. Neighborhood Characteristics:
a. North: Single Family Residences, Residential Low Density (RLD) Comprehensive Land
Use Designation and Residential-4 (R-4) zone
b. East: Single Family Residences within King County Jurisdiction
c. South: Single Family Residences, Residential Low Density (RLD) Comprehensive Land
Use Designation and Residential-4 (R-4) zone
d. West: Single Family Residences, Residential Low Density (RLD) Comprehensive Land
Use Designation and Residential-4 (R-4) zone
7. Site Area: 46,575 sq. ft. (1.07 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 (Highland Meadows) A-18-001 5931 11/10/2019
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by King County Water District 90.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing eight-inch (8”) gravity
wastewater main located in 156th Ave SE. The existing structure is connected to an on-site
septic system.
c. Surface/Storm Water: There are existing public stormwater ditches and culverts on the east side
of 156th Ave SE.
2. Streets: The proposed development fronts 156th Ave SE on the western property line. 156th Ave SE
is classified as a minor arterial street with an existing right of way width of 60 feet (60’).
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Zoning District – 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
3. Chapter 6 Streets and Utility Standards
Docusign Envelope ID: E902728E-F201-4BE5-890E-CDD551973362
City of Renton Department of Community & Economic Development
Vuong Short Plat
Administrative Report & Decision
LUA25-000240, SHPL-A
Report of March 25, 2026 Page 4 of 27
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a. Section 4-6-060: Street Standards
4. Chapter 7 Subdivision Regulations
a. Section 4-7-070: Detailed Procedures for Short Subdivision
5. 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 July
28, 2025 and determined the application complete on July 30, 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 300 feet (300’) 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. During the review process,
staff placed the project on hold on September 19, 2025 (Exhibit 14) to request additional information.
The applicant submitted the requested materials, and the project was taken off hold on January 12,
2026 (Exhibit 15). The project was placed back on hold on March 6, 2026 to obtain alley access
information from the applicant, and was subsequently taken off hold on March 25, 2026 (Exhibit 16).
2. The project site is located at 12820 156th Ave SE Renton, WA 98059 (APN 3664500165).
3. The project site is currently improved with a detached single-family residential dwelling. The existing
home is proposed to remain on Lot 1.
4. Access to the site would be provided via 156th Ave SE. Access to the lots is proposed via a residential
half street extending east across the south property line.
5. The property is located within the Residential Low Density (RLD) Comprehensive Plan land use
designation.
6. The site is located within the Residential-4 (R-4) zoning classification.
7. There are approximately eight (8) trees located on-site, of which the applicant is proposing to retain
a total of four (4) trees (Exhibit 8).
8. The project site generally slopes downward from north to south toward 156th Ave SE, with a total
vertical relief of about six feet (6’), from approximately 544 feet (544’) to approximately 538 feet (538’)
(Exhibits 3 and 4). The applicant did not indicate the amount of cut or fill proposed. The site is not
mapped with any critical areas.
9. No public or agency comments were received during the 14-day public comment period.
10. 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 (Exhibit 17).
11. Comprehensive Plan Compliance: The site is designated Residential Low Density (RLD) on the
City’s Comprehensive Plan Map. The purpose of the RLD applies to lands constrained by sensitive
areas, those intended to provide transition to the rural areas, or those appropriate for low density
Docusign Envelope ID: E902728E-F201-4BE5-890E-CDD551973362
City of Renton Department of Community & Economic Development
Vuong Short Plat
Administrative Report & Decision
LUA25-000240, SHPL-A
Report of March 25, 2026 Page 5 of 27
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residential uses. The project proposal complies with the following Comprehensive Plan Goals and
Policies if all conditions of approval are met:
12. Zoning Development Standard Compliance: The site is classified Residential-4 (R-4) on the City’s
Zoning Map. The Residential-4 (R-4) zone applies to lands suitable for low-density residential uses
and provides transition between rural designation zones and higher intensity residential zones. To
expand the variety of housing options, the R-4 zone allows for both single-family development and
middle housing. The R-4 zone implements the Residential Low Density land use 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-4 Zone Develop Standards and Analysis
✓
Density: The allowed density in the R-4 zone is up to a maximum of 4.0 dwelling
units per net acre. There is no minimum density in the R-4 zone. Net density is
calculated after the deduction of sensitive areas, areas intended for public right-
of-way, and private access easements. All fractions which result from net
density calculations shall be truncated at two (2) numbers past the decimal
(e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density
which result in a fraction that is one-half (0.50) or greater shall be rounded up to
the nearest whole number. Those density calculations resulting in a fraction that
is less than one-half (0.50) shall be rounded down to the nearest whole number.
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-P: Minimize adverse impacts to natural systems and address impacts of
past practice where feasible, through leadership, policy, regulation, and regional
coordination.
✓
Policy LU-33: Emphasize the use of open ponding and detention, vegetated
swales, rain gardens, clean roof run-off, right-of-way landscape strips, open
space, and stormwater management techniques that mimic natural systems,
maximize water quality and infiltration where appropriate, and which will not
endanger groundwater quality.
✓ 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.
Docusign Envelope ID: E902728E-F201-4BE5-890E-CDD551973362
City of Renton Department of Community & Economic Development
Vuong Short Plat
Administrative Report & Decision
LUA25-000240, SHPL-A
Report of March 25, 2026 Page 6 of 27
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Staff Comment: The project site has a gross site area of 46,575 square feet (1.07
acres). Based on the proposed three (3) lot configuration, the initial gross density
would be approximately 2.80 dwelling units per acre (3 lots / 1.07 acres = 2.80
du/ac), which is below the maximum density allowed in the R-4 zone. After
deducting the area of the right-of-way dedication for the new public half street
and other applicable deductions, the net site area is approximately 35,090
square feet (0.80 acres). This results in a net density of approximately 3.75
dwelling units per net acre (3 lots / 0.80 acres = 3.75 du/ac), which remains within
the maximum 4.0 dwelling units per net acre permitted in the R-4 zone.
✓
Lot Dimensions: The minimum lot size permitted in the R-4 zone is 9,000 sq. ft.
A minimum lot width of 70 feet is required (80 feet for corner lots) and a minimum
lot depth of 100 feet is required.
The following table identifies the proposed approximate dimensions for Lots 1, 2
and 3.
Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.)
Lot 1 (corner lot) 14,281 116 124
Lot 2 (interior lot) 10,299 83 124
Lot 3 (interior lot) 10,511 85 124
Staff Comment: As demonstrated in the Preliminary Short Plat Map (Exhibit 3)
and the table above, all lots would comply with the minimum lot size, width, and
depth requirements of the R-4 zone. Lot 1 is classified as a corner lot as it abuts
both 156th Ave SE to the west and the new residential half street (SE 130th St) to
the south.
Compliant if
conditions of
approval are
met
Setbacks: The required setbacks in the R-4 zone are as follows: front yard is 30
feet, side yard is combined 20 feet with not less than 7.5 feet on either side,
secondary front yard (applies to corner lots) is 30 feet, and the rear yard is 25
feet.
Staff Comment: As shown on the Preliminary Short Plat Map (Exhibit 3) and
Preliminary Civil Plan Set (Exhibit 4), the proposed lots would allow adequate
area necessary to comply with the required setback areas. The proposed
secondary front yard and front yard setbacks for Lot 1, as shown on the
Preliminary Short Plat Map, are approximately seventy-three feet and six inches
(73'‑6") and approximately forty-one feet and three inches (41'‑3"), respectively.
The proposed side yard setbacks are approximately twenty-one feet and eight
inches (21'‑8") and five feet (5'). Lot 1 would have its front yard oriented to the
west. Per the residential design requirements, entrances to homes shall be a
focal point and allow space for social interaction. Front doors shall face the
street and be on the facade closest to the street.
Lots 2 and 3 would have front yard areas oriented to the south toward the new
public half‑street. The proposed front yard setback for Lot 2, shown on the site
plan, is approximately thirty feet (30'), the proposed rear yard setback is
thirty‑nine feet (39'), and the proposed side yard setbacks are approximately
twenty‑seven feet (27') at the widest extent. Compliance with R‑4 setback
requirements and residential design requirements would be verified at the time
Docusign Envelope ID: E902728E-F201-4BE5-890E-CDD551973362
City of Renton Department of Community & Economic Development
Vuong Short Plat
Administrative Report & Decision
LUA25-000240, SHPL-A
Report of March 25, 2026 Page 7 of 27
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of building permit review. Lots 2 and 3 would naturally orient toward the new
public half street (SE 130th St), and compliance with R‑4 setbacks and primary
entry standards would be verified at the time of building permit review for each
new dwelling. See also FOF 13, Design Standards, Primary Entry for analysis and
recommended condition of approval related to building orientation and entry.
To ensure that the existing development on Lot 1 fully complies with the R‑4
setback standards, staff recommends, as a condition of approval, that the
applicant demonstrate that the existing single‑family residence and attached
garage on Lot 1 comply with all Residential‑4 (R‑4) setback requirements.
Compliance must be shown on the final short plat map and/or supplemental
plan and shall be reviewed and approved by the Current Planning Project
Manager prior to final short plat recording. See also FOF 13, Design Standards,
Primary Entry for analysis and recommended condition of approval related to
building orientation and entry.
Compliance
not yet
demonstrated
Building Standards: The R-4 zone has a maximum building coverage of 35% and
a maximum impervious surface coverage of 50%. In the R-4 zone, a maximum
building height of three (3) stories with a wall plate height of 32 feet is permitted.
Roofs with a pitch equal to or greater than 4:12 may project an additional six (6)
vertical feet from the maximum wall plate height. If the height of wall plates on a
building are less than the states maximum the roof may project higher to
account for the difference, yet the combined height of both features shall not
exceed the combined maximums. Common rooftop features, such as chimneys,
may project an additional four (4) vertical feet from the roof surface. Non-exempt
vertical projections (e.g., roofs pitched less than 4:12, decks, railings, etc.) may
extend up to six (6) vertical feet above the maximum wall plate height if the
projection is stepped back one-and-a-half (1.5) horizontal feet from each
minimum building setback line for each one (1) vertical foot above the maximum
wall plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane
(e.g., shed roof) may exceed the stated maximum if the average of wall plate
heights is equal or less than the maximum wall plate height allowed.
Staff Comment: Building height, building coverage, and impervious surface
coverage for the new single-family residences on future Lots 2 and 3 would be
verified at the time of building permit review. The existing single-family residence
and attached garage are proposed to remain on Lot 1. The existing house on Lot
1 would have an approximate building coverage of 12 percent (12%) based on
the proposed size of Lot 1, which is within the maximum building coverage limits
for the R-4 zone. Compliance with building height, building coverage, and
impervious surface coverage for the existing and new single-family residences
would be required prior to final short plat recording
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
Docusign Envelope ID: E902728E-F201-4BE5-890E-CDD551973362
City of Renton Department of Community & Economic Development
Vuong Short Plat
Administrative Report & Decision
LUA25-000240, SHPL-A
Report of March 25, 2026 Page 8 of 27
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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 Landscape Plan (Exhibit 5), prepared by Varley Varley Varley,
was submitted with the short plat application and demonstrates compliance
with City of Renton landscape standards. The plan provides ten-foot (10’) wide
landscaped strips along the 156th Ave SE frontage and along key lot boundaries,
including a minimum ten-foot (10’) landscaping strip along the south and west
property line of Lot 1 and along the south property lines of Lots 2 and 3. Street
tree and on-site tree requirements are met through a combination of existing
retained trees and proposed Mountain Silverbell, Zelkova, Crimson Sunset
Maple, Western Red Cedar, and Swamp White Oak street trees in accordance
with the Street Tree Plant Schedule and Tree Plant Schedule included within the
landscape plan.
The proposed on-site landscaping strips for Lots 1, 2, and 3 along the 156th Ave
SE frontage and along the southern property lines consist of a variety of trees,
shrubs, and groundcover intended to provide screening and visual softening of
the new development. The plan identifies a mix of shrubs and groundcovers,
including David viburnum (viburnum davidii), evergreen azalea (azalea sp. ‘hino
crimson’), euonymus (euonymus fortunei ‘emerald n gold’), rhododendron
Docusign Envelope ID: E902728E-F201-4BE5-890E-CDD551973362
City of Renton Department of Community & Economic Development
Vuong Short Plat
Administrative Report & Decision
LUA25-000240, SHPL-A
Report of March 25, 2026 Page 9 of 27
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(rhododendron ‘purple splendour’), kinnikinnick (arctostaphylos uva‑ursi),
elephant ear (bergenia sp. ‘bressingham ruby’), and dune strawberry (fragaria
chiloensis) within the front yards and perimeter landscape strips of Lots 1, 2, and
3. Two (2) evergreen trees and one (1) deciduous tree are retained adjacent to
the public right-of-way on Lot 1. The applicant proposes to plant one (1) new
mountain silverbell tree within the on-site landscaping strip on both Lots 2 and
3. In addition, on Lot 2, a zelkova tree would be planted in the ten-foot (10’)
landscape strip along with the shrub and groundcover mix, and swamp white oak
trees are proposed along the public frontage in accordance with the city’s street
tree standards.
The plant schedule also identifies nandina (nandina domestica) and maiden
grass (miscanthus sinensis), both of which are considered non-native and
invasive in Washington State. The detailed landscape plan should show street
tree species from the City’s Approved Street Tree List, including non‑invasive
native plants. These two (2) species may be replaced on the final landscape plan
with suitable Washington native alternatives that provide similar form and
function, such as Oregon grape (mahonia aquifolium or mahonia nervosa),
evergreen huckleberry (vaccinium ovatum), or salal (gaultheria shallon) in place
of nandina, and native ornamental grasses such as tufted hairgrass
(deschampsia cespitosa), switchgrass (panicum virgatum), or prairie dropseed
(sporobolus heterolepis) in place of miscanthus. The final landscape plan must
clearly identify the replacement native species, along with their quantities and
locations. Therefore, staff recommends as a condition of approval, that the
applicant submit a revised landscaping plan demonstrating compliance with the
City’s Approved Street Tree List, including the use of non‑invasive native plant
species. A final detailed landscape plan shall be submitted for review and
approval prior to issuance of the civil construction permit.
Wherever feasible, existing native trees, shrubs, rock outcroppings, and mature
ornamental landscaping shall be preserved and incorporated in the final
landscape design. Development or redevelopment of properties shall retain
existing trees when possible and minimize the impact of tree loss during
development. Land clearing and tree removal shall not create or contribute to
landslides, accelerated soil creep, settlement or subsidence, flooding, erosion,
or increased turbidity, siltation, or other forms of pollution in a watercourse. Land
clearing and tree removal shall be conducted to maximize the preservation of
any tree in good health that is an outstanding specimen because of its size, form,
shape, age, color, rarity, or other distinction as a community landmark.
Compliance with on-site landscaping and plant selection requirements,
including removal of invasive species from the plant schedule and substitution
with approved native species, would be reviewed at the time of civil construction
permit and during building permit application review.
Compliant if
condition of
approval is
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing
Regulations (4-4-130) require the retention of 30 percent of trees in a residential
development. Tree credit requirements shall apply at a minimum rate of thirty
(30) credits per net acre. The tree density may consist of existing trees,
replacement trees, trees required pursuant to RMC 4-4-070F.1, Street Frontage
Landscaping Required, or a combination.
Docusign Envelope ID: E902728E-F201-4BE5-890E-CDD551973362
City of Renton Department of Community & Economic Development
Vuong Short Plat
Administrative Report & Decision
LUA25-000240, SHPL-A
Report of March 25, 2026 Page 10 of 27
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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.
Properties subject to an active land development permit shall comply with all of
the following minimum tree credit requirements:
i. Tree credit requirements shall apply at a minimum rate of thirty (30) credits per
net acre.
ii. Either tree retention or a combination of tree retention and supplemental tree
planting (with new small, medium, or large tree species) shall be provided to
meet or exceed the minimum tree credits required for the site.
iii. Supplemental tree planting shall consist of new small, medium, or large
species trees, as defined in RMC 4-11-200, Definitions T. The supplemental trees
shall be planted with a minimum size of two-inch (2") caliper, or evergreen trees
with a minimum size of six feet (6') tall. The Administrator shall have the authority
to approve, deny, or restrict the tree species for proposed supplemental trees.
iv. Within subdivisions, location of supplemental tree replanting shall be
prioritized within tree tract(s) versus individual lots.
Staff Comment: A Tree Protection Plan, prepared by Peninsula Environmental
Group, Inc., dated December 20, 2024 (Exhibit 8), was submitted with the project
application. The report identifies a total of 26 surveyed trees, including three (3)
landmark trees and 23 significant trees. Of these, eight (8) are located on-site
and 18 are off-site trees that may be affected by construction activity. Of the eight
(8) on-site trees greater than six inches (6”) diameter at breast height (dbh), four
(4) trees are proposed to be retained, which equates to the retention of 66
percent (66%) of on‑site significant trees, exceeding the minimum 30 percent
(30%) retention requirement. Existing trees, their condition, and proposed
retention/removal are identified in the Tree Protection Plan.
No living Priority One trees are proposed for removal, and one (1) landmark tree
(Tree 3, a white spruce) is recommended for removal due to poor health and
associated high risk, consistent with the arborist’s recommendations. Retained
trees include landmark and significant conifers and broadleaf evergreens
located primarily within proposed Lot 1 (which retains the existing single‑family
dwelling) and Lot 3, while additional off-site trees to the east and south would be
protected during construction through tree protection fencing and critical root
zone management. The Tree Protection Standards (Appendix A of the arborist
report) specify installation of approximately 580 linear feet of six‑foot (6’) tall
chain‑link tree protection fencing, limits of disturbance, root pruning
Docusign Envelope ID: E902728E-F201-4BE5-890E-CDD551973362
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LUA25-000240, SHPL-A
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procedures, and a three‑year (3-year) supplemental drip irrigation program for
selected off‑site western red cedar and silver birch trees along the new roadway
frontage.
The arborist completed the tree credit density calculations for each lot
consistent with RMC 4‑4‑130. Lot 1 (14,281 square feet) and Lot 3 (10,478 square
feet) each meet or exceed the required minimum of 30 tree credits per acre
based on retained tree credits and a small number of installed tree credits, while
Lot 2 (10,299 square feet) currently falls short of the minimum by 6.75 tree
credits. To achieve compliance on Lot 2, the arborist recommends installation
of three (3) large species trees and one (1) medium species tree, or an equivalent
combination providing at least the required additional tree credits, in
combination with the proposed street trees shown on the landscape plan.
To fully meet the 30 tree credits per net acre requirement on each lot, staff
recommends, as a condition of approval, that the applicant submit a completed
tree retention and credit worksheet demonstrating compliance with, or
exceeding, the minimum tree credit requirements of the code for each lot. In
addition, a final tree retention plan identifying all supplemental tree planting
shall be submitted at the time of construction permit review for review and
approval by the Current Planning Project Manager.
The landscape calculations on the plan show that each lot would provide at least
three (3) trees, satisfying the minimum requirement of two (2) trees per 5,000
square feet of lot area. Lot 1 relies on the retention of three (3) existing trees, Lot
2 provides three (3) new trees, and Lot 3 retains three (3) existing trees.
Landscaping within the public right‑of‑way, including street trees and associated
planting, is proposed to be installed prior to final short plat recording, while
on‑site landscaping on individual lots would be installed at the time of future
home construction and maintained by the respective homeowners. The
irrigation plan includes a permanent underground irrigation system for
right‑of‑way landscaping, with homeowner‑installed and maintained irrigation or
hose‑bib watering for on‑site plantings.
Staff finds that, with implementation of the Tree Protection Plan and Landscape
Plan, and with the installation of additional large and medium species trees on
Lot 2 to address the remaining tree-credit deficit, the project would comply with
the City’s tree retention, tree density, and landscape standards. Compliance
with tree credit and on-site landscaping requirements for each lot shall be
verified at the time of civil construction permit review and again at the time of
individual building permit review for the new single‑family homes.
Compliant if
condition of
approval is
met
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 preliminary short plat and civil plans (Exhibit 3 and Exhibit
4) show conceptual driveway locations from the new public half street for the
Docusign Envelope ID: E902728E-F201-4BE5-890E-CDD551973362
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Vuong Short Plat
Administrative Report & Decision
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new lots, but they do not yet provide detailed curb-cut dimensions or driveway
grades. To support a consistent access pattern and reduce the number of
driveways on 156th Ave SE, staff recommends, as a condition of approval, that
the applicant remove the existing driveway serving Lot 1 from 156th Ave SE.
Vehicular access to Lot 1 shall not be provided from this minor arterial street.
Verification that each lot can meet minimum off-street parking requirements,
that driveway widths at the right-of-way line do not exceed City standards, and
that driveway slopes and drainage comply with applicable regulations would
occur at the time of civil construction permit and building permit review for each
new dwelling.
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: A Conceptual Civil Plan Set (Exhibit 4) was included with the
project application materials and does not show any proposed retaining walls or
fences as part of the short plat improvements. Compliance with fence, retaining
wall, and easement restrictions would be reviewed at the time of civil
construction permit and building permit review if such elements are proposed.
Fences and retaining walls are subject to RMC 4-4-040’s standards, including
prohibition of chain-link fencing in residential zones and requirements that
fencing materials be wrought iron, cedar wood, or similar. In addition, a fence
may not be constructed on top of a retaining wall if the total combined height of
the retaining wall and fence exceeds the maximum allowed height of a
standalone fence. An updated Civil Plan Set, where retaining walls or fences are
proposed, shall clearly demonstrate compliance with RMC 4-4-040 and
applicable setback requirements and would be reviewed and approved by the
Current Planning Project Manager prior to issuance of the civil construction
permit.
13. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in
the R-4 zone. The Standards implement policies established in the Land Use Element of the
Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to
approval of the subdivision. Compliance with Residential Design Standards would be verified prior
to issuance of the building permit for the new single-family homes. The proposal is consistent with
the following design standards, unless noted otherwise:
Compliance Design Standards R-4 and Analysis
N/A
Lot Configuration: 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
Docusign Envelope ID: E902728E-F201-4BE5-890E-CDD551973362
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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: Not applicable, as the proposal is a short plat.
✓
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 15, 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.
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;
Docusign Envelope ID: E902728E-F201-4BE5-890E-CDD551973362
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Vuong Short Plat
Administrative Report & Decision
LUA25-000240, SHPL-A
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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 with this standard would be
verified at the time of building permit review.
Compliant if
condition of
approval is
met
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: The preliminary short plat and civil plans (Exhibit 3 and Exhibit 4)
show vehicular and pedestrian access to Lots 2 and 3 from the new access along
the south side of the site. Building designs, which would be used to evaluate
design of entrances, have not been submitted. Staff recommends, as a condition
of approval, that the primary pedestrian entry and front façade of the future
dwellings on Lots 2 and 3 be oriented to the south toward the new internal public
residential half street (SE 130th St), with vehicular garage access provided on the
side or rear of the homes from a joint-use driveway tract extending from the SE
130th St hammerhead turnaround. The orientation and access-restriction
requirements for Lots 2 and 3 shall be noted on the face of the final short plat.
Compliance will be reviewed and verified at the time of building permit review for
each new dwelling.
Docusign Envelope ID: E902728E-F201-4BE5-890E-CDD551973362
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Vuong Short Plat
Administrative Report & Decision
LUA25-000240, SHPL-A
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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: Architectural elevations and building designs, which would be
used to evaluate facade modulation, have not been submitted. Compliance with
the applicable facade modulation requirement would be reviewed and verified
at the time of building permit review for each new home.
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. 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;
Docusign Envelope ID: E902728E-F201-4BE5-890E-CDD551973362
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Vuong Short Plat
Administrative Report & Decision
LUA25-000240, SHPL-A
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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 evaluate the 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:
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
Docusign Envelope ID: E902728E-F201-4BE5-890E-CDD551973362
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Vuong Short Plat
Administrative Report & Decision
LUA25-000240, SHPL-A
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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
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: Architectural elevations and 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.
Docusign Envelope ID: E902728E-F201-4BE5-890E-CDD551973362
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LUA25-000240, SHPL-A
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14. 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
Compliant
if condition
of approval
is met
Access: Each lot must have access to a public street or road. Access may be by a
shared driveway per the requirements of RMC 4-6-060, Street Standards.
Alley access is the preferred street pattern for all new residential development. All
new residential development in an area that has existing alley(s) shall utilize alley
access. New residential development in areas without existing alleys shall utilize
alley access for interior lots. If the developer or property owner demonstrates that
alley access 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:
a. Size: The new development is a short plat.
b. Topography: The topography of the site proposed for development is not
conducive for an alley configuration.
c. Environmental Impacts: The use of alleys would have more of a negative
impact on the environment than a street pattern without alleys.
d. If site characteristics allow for the effective use of alleys.
The maximum width of single loaded garage driveways shall not exceed nine feet
(9') and double loaded garage driveways shall not exceed sixteen feet (16').
Staff Comment: The city’s short plat standards require that each lot have legal
access, suitable physical characteristics, and adequate provision for streets,
alleys, and other public ways. The applicant is proposing that all three lots obtain
vehicular access from a new internal public residential half street (SE 130th St),
extending east from 156th Ave SE. Individual driveways from the new public half
street are proposed to serve Lots 1, 2, and 3. To ensure a consistent access pattern
and limit new driveways on 156th Ave SE, staff recommended that the existing
driveway serving Lot 1 be removed and permanently closed. This would allow new
frontage improvements to be constructed with fewer interruptions, as shown on
the Preliminary Civil Plan Set (Exhibit 4).
Alley access is identified as the preferred street pattern for new residential
development, creating an expectation that alleys will be provided unless the
applicant demonstrates they are impractical. Per RMC 4-7-150, the City may
consider whether alley access is practical based on the size of the development,
topography, environmental impacts, and site characteristics. While alley access
may be feasible for this three-lot short plat in the Residential Low Density (RLD)
designation, staff finds that it introduces several trade-offs. The site is relatively flat
and Lot 1 would be configured as a corner lot on a minor arterial (156th Ave SE),
with SE 130th St proposed along the southern frontage. Constructing a separate
alley system would require additional right-of-way, grading, tree removal, and
paving behind the lots.
In response to staff comments, the applicant submitted a written justification
(Exhibit 13) requesting a waiver of alley access. The justification notes that the
proposal is a three-lot short plat that would add only two (2) new homes, that the
Docusign Envelope ID: E902728E-F201-4BE5-890E-CDD551973362
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Vuong Short Plat
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potential alley alignment would cross approximately four feet (4’) of grade change,
and that constructing a rear alley would require additional tree removal and
removal of vegetative groundcover that the geotechnical engineer recommends
retaining, as well as adding approximately 4,620 square feet of new impervious
surface and associated stormwater impacts. In addition, the applicant indicates
that providing a code-compliant alley and maintaining minimum lot size and
setback standards would likely require demolition of the existing house on
proposed Lot 1, which the property owner intends to retain.
Per RMC 4-6-060, residential alley construction requires a sixteen-foot (16’) wide
right-of-way (ROW), a two-foot (2’) wide clear zone on each side, and a twelve-foot
(12’) wide paved roadway. While an alley would reduce curb cuts and improve
pedestrian safety on the new half street, it would also introduce a second paved
corridor parallel to SE 130th St and increase impervious surface and site
disturbance for the homes.
Considering the overall size and scale of the three-lot short plat, the existing block
pattern, the modest grade change along the potential alley corridor, the additional
tree removal and loss of recommended vegetative groundcover, the increase in
impervious surface, and the constraints associated with retaining the existing
home on Lot 1 while maintaining compliant lot dimensions and setbacks,
accommodating an alley corridor at the rear would reduce lot depth, push building
envelopes forward, and reduce flexibility to position homes and shared access in
a way that avoids protected trees while still meeting the minimum area and width
requirements for size, shape, and orientation of the lots. A joint-use driveway off
the north end of the hammerhead turnaround can function similarly to an alley as
it can provide side access to two (2) of the three (3) lots. The joint-use driveway
would provide a pedestrian safety benefit as Lots 2 and 3 would not have curb cuts
for their individual driveways along the residential street. Fewer driveways along
the sidewalk result in fewer opportunities for pedestrian vehicle conflicts. The
width of the subject property with the construction of the code required residential
half street limits the use of an alley configuration and therefore, staff recommends
approval of the joint-use driveway concurrent with the hammerhead turnaround
and recommended, as a condition of approval, that the front of the future homes
on Lots 2 and 3 be oriented to the south toward the new internal public residential
half street (SE 130th St), with vehicular garage access provided on the side or rear
of the homes, as conditioned under FOF 13, Design Standards, Primary Entry. This
configuration maintains vehicle access within a compact corridor along SE 130th
St. Therefore, staff recommends, as a condition of approval, that the applicant
provide an alternative to rear alley access by constructing a joint-use driveway
tract (“Tract A”) that serves multiple lots and reduces the number of driveway
connections to the planned public half street (SE 130th St) to the south. The joint-
use driveway shall extend from the hammerhead turnaround, allowing two (2) of
the adjoining lots (Lots 2 and 3) to be side- or rear-loaded, which is a preferred
vehicle access configuration and reduces driveway frequency.
Final access and construction details—including confirmation that driveway
widths at the right-of-way line do not exceed standards for single- or double-loaded
garages, and that access is designed to city street standards—would be reviewed
and verified at the time of civil construction permit and building permit review.
N/A Blocks: Blocks shall be deep enough to allow two (2) tiers of lots.
Docusign Envelope ID: E902728E-F201-4BE5-890E-CDD551973362
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Staff Comment: Not applicable, as 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-4 zone and allow for reasonable infill of developable land.
All of the proposed lots shall meet the requirements for minimum lot size, depth,
and width.
Width between side lot lines at their foremost points (i.e., the points where the side
lot lines intersect with the street right-of-way line) shall not be less than eighty
percent (80%) of the required lot width except in the cases of (1) pipestem lots (or
flag lot), which shall have a minimum width of twenty feet (20') and (2) lots on a
street curve or the turning circle of cul-de-sac (radial lots), which shall be a
minimum of thirty five feet (35').
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-4 zone (see FOF 12, Zoning Development Standard
Compliance). The lots are generally rectangular in shape. As previously
conditioned above (see FOF 13: Design Standards), the primary entrances of the
new residences to be constructed on Lots 2 and 3 would be oriented to the south
towards the proposed SE 130th St.
✓
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 fronts 156th Ave SE along the western property line
and a future public street (SE 130th St) along the south side of the site, as shown
on the Preliminary Short Plat and Topographic and Boundary Survey (Exhibits 3 and
7). Frontage improvements and any necessary right-of-way dedication along 156th
Ave SE and SE 130th St would be required to comply with the City of Renton’s
applicable design and construction standards for Residential Access streets,
including curb, sidewalk, planting strip, street trees, and storm drainage
improvements, with the final section to be determined during civil construction
permit review. For example, the full hammerhead turnaround within SE 130th St
will be required to be dedicated as public right-of-way.
The proposed short plat would construct one (1) new internal public residential half
street (SE 130th St) that may provide access to all three (3) lots and connect to
156th Ave SE, a minor arterial street. Required frontage improvements along 156th
Ave SE and the new internal street would be constructed in accordance with city
street standards, subject to any approved street modification(s). Any required
right-of-way dedication shown on the preliminary short plat would be refined and
finalized to meet or exceed minimum standards for the final street section, taking
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Vuong Short Plat
Administrative Report & Decision
LUA25-000240, SHPL-A
Report of March 25, 2026 Page 21 of 27
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into account on-street parking, utilities, pedestrian facilities, and emergency
access.
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: The proposed short plat is compatible with the surrounding land
uses. The site is zoned Residential-4 (R-4) and is bordered by existing single-family
residential development to the north, east, and south. 156th Ave SE borders the
site to the west, providing access to the development. The proposed lot sizes are
consistent with the character of the surrounding neighborhood and meet the
minimum lot size requirements of the R-4 zone. The proposed density of 3.75 du/ac
is within the allowable range for the Residential Low Density (RLD) Comprehensive
Plan land use designation. The new residential lots would maintain the low-density
residential character and are not anticipated to create any land use conflicts with
adjacent properties.
15. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
✓
Police and Fire:
Staff Comment: 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. 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.
Compliant
if condition
of approval
is met
Schools:
Staff Comment: It is anticipated that the Issaquah School District can
accommodate any additional students generated by this proposal at the following
schools: Briarwood Elementary, Maywood Middle School and Liberty High School.
School service information, bus stop location, and comments on safe walking
routes are provided in the Issaquah School District Letter (Exhibit 12). According to
the school district, the current bus stop serving these schools is located near
132nd Ave SE and 154th Ave SE, and there is no safe walking area from the project
site at 12820 156th Ave SE to this existing bus stop. The proposed project includes
frontage improvements along 156th Ave SE and SE 130th St, including a new
sidewalk and planting strip; however, these improvements would not, on their own,
provide a continuous, safe pedestrian connection from the project frontage to the
existing bus stop near 132nd Ave SE and 154th Ave SE.
Briarwood Elementary School is located approximately 0.8 miles from the project
site at 12820 156th Ave SE. Maywood Middle School is located approximately 1.3
miles from the site, and Liberty High School is also located approximately 1.3 miles
from the site. These distances indicate that the schools are within a relatively short
driving distance of the proposed development, yet still far enough that bus
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Administrative Report & Decision
LUA25-000240, SHPL-A
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transportation is expected to remain the primary mode of school access for
students from the project.
A shoulder is present along the side of the roads and there are few sections of ROW
improved with sidewalks; however, insufficient information has been provided to
determine if the sections of ROW are appropriate for safe walking routes to the bus
stop(s). Therefore, staff recommends, as a condition of approval, that the applicant
submit a Safe Routes to School analysis with the civil construction permit
application demonstrating that safe walking routes exist to the designated bus
stop(s). If safe walking routes cannot be identified, the analysis shall include
recommended improvements necessary to establish safe routes. The Safe Routes
to School analysis shall be reviewed and approved by the Current Planning Project
Manager prior to issuance of the civil construction permit.
Students would start at the project driveway on 156th Ave SE and travel north or
south to the nearest local side street that connects toward 154th Ave SE, then
continue east toward 132nd Ave SE. Along this route, they would need to walk on
roadway edges and gravel or grass shoulders for portions where sidewalks are
missing or discontinuous, and in some places would be walking adjacent to vehicle
travel lanes with limited separation, lighting, or marked crossings. To reach the bus
stop location near the intersection of 154th Ave SE and 132nd Ave SE, students
would have to cross multiple local streets and at least one (1) collector‑type street.
A School Impact Fee, based on the creation of new single-family lots, may be
required to mitigate the proposal’s potential impacts to the Issaquah School
District. The fee is payable to the City in accordance with the Renton Municipal
Code. For 2026, no impact fee is assessed for new single-family residences in the
Issaquah School District. However, the fees are subject to change and the fee in
effect at the time of building permit issuance would apply.
✓
Parks:
Staff Comment: 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: A Preliminary Technical Information Report (TIR) for the Vuong
Short Plat, prepared by Tebaldi Engineering, LLC, dated July 5, 2024 (Exhibit 9), and
a Soil Characterization and Infiltration Letter, prepared by Innovative Geo‑Services,
LLC, dated December 20, 2022 (Exhibit 10), were submitted with the project
application materials. The Soil Characterization and Infiltration Letter indicates
that on‑site soils consist of Alderwood gravelly sandy loam with relatively high
measured infiltration rates in the upper soil profile and a restrictive glacial till layer
at depths of approximately four to five feet (4’-5’) and concludes that a long‑term
design infiltration rate of four inches (4”) per hour is appropriate for stormwater
infiltration design.
The TIR states that the project site currently drains by sheet flow generally to the
south and southwest to an existing closed storm drainage system in 156th Ave SE,
which ultimately discharges through an existing City stormwater facility and a
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Vuong Short Plat
Administrative Report & Decision
LUA25-000240, SHPL-A
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downstream pipe-and-ditch conveyance system to the Cedar River. In the
developed condition, runoff from on‑site impervious areas (roofs and driveways)
on each lot, assumed at up to 4,400 square feet per lot, would be collected and
infiltrated on‑site via full‑infiltration facilities, while runoff from the new and existing
right‑of‑way and sidewalk along 156th Ave SE and SE 130th St would be collected
and discharged to the existing storm system in 156th Ave SE.
The project is located within the City’s Level 3 flood‑prone flow control standard
area and is subject to the 2022 City of Renton Surface Water Design Manual
(RSWDM). The TIR documents that, under Core Requirement No. 3, flow control
facilities can be waived based on the Exception 2 criterion because the modeled
increase between the proposed and historic 100‑year peak flows is less than 0.15
cubic feet per second (cfs) using a 15‑minute time step for the relevant threshold
discharge area, so no separate detention facility is proposed. Flow control BMPs
would rely on full on‑site infiltration for private lot runoff and direct discharge of
frontage improvements, supplemented by soil amendments on disturbed pervious
areas, consistent with the list‑approach under Minimum Requirement No. 9.
Water quality treatment is required because the project would add more than
5,000 square feet of pollution generating impervious surface, primarily associated
with the new public frontage and driveway approaches. The TIR proposes that
water quality for the right‑of‑way and future right‑of‑way areas would be provided
through Contech StormFilter units or other City‑approved treatment BMPs prior to
discharge to the existing storm system in 156th Ave SE. The conveyance system for
the new improvements would be designed at the final engineering stage to meet
100‑year capacity standards, and a Construction Stormwater Pollution Prevention
Plan (CSWPP)—including temporary erosion and sediment control measures such
as stabilized construction entrance, perimeter controls, and soil cover practices—
would be prepared and reviewed with the civil construction permit. All future
building and grading permits shall implement the recommendations contained in
the Soil Characterization and Infiltration Letter.
The TIR includes a downstream analysis showing that existing runoff currently
enters the 156th Ave SE storm system and is conveyed through an existing City
stormwater facility and downstream conveyance system to the Cedar River, with
no known downstream capacity or flooding constraints identified within the
analyzed reach. Staff would review the final TIR and detailed storm drainage plans
submitted with the civil construction permit to verify that the final design
implements the proposed infiltration, conveyance, and water quality systems,
meets the 2022 RSWDM requirements, and adequately addresses any
downstream impacts.
✓
Water:
Staff Comment: The project is within King County Water District No. 90’s service
area. The applicant has obtained a Certificate of Water Availability from King
County Water District No. 90, signed July 24, 2025 (Exhibit 11), indicating that water
service is available to the Vuong Short Plat at 12820 156th Ave SE. The certificate
notes that service would require construction of an on-site distribution system and
a developer extension—including an extension agreement, deposit, certificate of
insurance, performance bond if necessary, and all related easements prior to
construction—and confirms that the system conforms to a King County-approved
water comprehensive plan and can provide at least 1,000 gpm of fire flow for two
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Vuong Short Plat
Administrative Report & Decision
LUA25-000240, SHPL-A
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(2) or more hours at no less than 30 psi. A valid water availability certificate would
be required with the civil construction permit submittal, and detailed water plans
would be reviewed by King County Water District No. 90 and the Renton Regional
Fire Authority, with district-approved plans routed to the City for final review prior
to permit issuance.
✓
Sanitary Sewer:
Staff Comment: The project is within the City of Renton sewer service area. A
minimum eight-inch (8”) sewer main extension would be required to extend from
the existing eight-inch (8”) main in 156th Ave SE to the northern most extents of the
property. Sewer main extensions must be in accordance with RMC 4-6-060.
Individual sewer stubs from the new sewer main and individual side sewers would
be required for each lot. All new sewer stubs must conform to the standards in RMC
4-6-040 and City of Renton Standard Details. The existing septic system must be
decommissioned in accordance with King County Department of Health and City
of Renton standards.
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 SDC fee
for each one-inch (1”) meter is $4,025.
I. CONCLUSIONS:
1. The subject site is located in the Residential Low Density (RLD) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 5 and FOF 11.
2. The subject site is located in the Residential-4 (R-4) zoning designation and complies with the zoning
and development standards established with this designation, provided the applicant complies with
City Code and conditions of approval, see FOF 6 and FOF 12.
3. The proposed short plat complies with the Residential Design and Open Space Standards, provided
the applicant complies with City Code and conditions of approval, see FOF 13.
4. The proposed short plat complies with the subdivision regulations as established by City Code and
state law, provided all advisory notes and conditions are complied with, see FOF 14.
5. The proposed short plat complies with the street standards as established by City Code, provided
the project complies with all advisory notes and conditions of approval contained herein, see FOF
14.
6. There are safe walking routes to the school bus stop, if condition of approval is met, see FOF 15.
7. There are adequate public services and facilities to accommodate the proposed short plat, see FOF
15.
8. Key features which are integral to this project include the removal and closure of the existing Lot 1
driveway on 156th Ave SE and provisions for Safe Routes to School.
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Vuong Short Plat
Administrative Report & Decision
LUA25-000240, SHPL-A
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J. DECISION:
The Vuong Short Platshort plat, File No. LUA25-000240, SHPL-A, as depicted in Exhibit 3, is approved and
is subject to the following conditions:
1. The applicant shall demonstrate that the existing single-family residence and attached garage on Lot
1 comply with all Residential-4 (R-4) setback requirements. Compliance must be shown on the final
short plat map and/or supplemental plan and shall be reviewed and approved by the Current
Planning Project Manager prior to final short plat recording.
2. The applicant shall submit a revised landscaping plan demonstrating compliance with the City’s
Approved Street Tree List, including the use of non-invasive native plant species. A final detailed
landscape plan shall be submitted for review and approval prior to issuance of the civil construction
permit.
3. The applicant shall submit a completed tree retention and credit worksheet demonstrating
compliance with, or exceeding, the minimum tree credit requirements of the code for each lot. In
addition, a final tree retention plan identifying all supplemental tree planting shall be submitted at
the time of construction permit review for review and approval by the Current Planning Project
Manager.
4. The applicant shall remove the existing driveway serving Lot 1 from 156th Ave SE. Vehicular access
to Lot 1 shall not be provided from this minor arterial street.
5. The applicant shall add a sixteen-foot (16’) wide joint-use driveway (“Tract A”) extending from the
hammerhead turnaround, allowing two (2) of the adjoining lots (Lots 2 and 3) to be side- or rear-
loaded, which is a preferred vehicle access configuration and reduces driveway frequency. The
access requirement for Lots 2 and 3 shall be noted on the face of the final short plat.
6. The primary pedestrian entry and front façade of the future dwellings on Lots 2 and 3 shall be oriented
to the south toward the new internal public residential half street (SE 130th St), with vehicular garage
access provided on the side or rear of the homes from a joint-use driveway tract extending from the
SE 130th St hammerhead turnaround. The orientation and access-restriction requirement for Lots 2
and 3 shall be noted on the face of the final short plat.
7. The applicant shall provide an alternative to rear alley access by constructing a joint-use driveway
tract (“Tract A”) extending from the hammerhead turnaround. The joint use driveway shall serve
multiple lots (Lots 2 and 3) and reduce the number of driveway connections to the planned public
half street (SE 130th St).
8. The applicant shall submit a Safe Routes to School analysis with the civil construction permit
application demonstrating that safe walking routes exist to the designated bus stop(s). If safe
walking routes cannot be identified, the analysis shall include recommended improvements
necessary to establish safe routes. The Safe Routes to School analysis shall be reviewed and
approved by the Current Planning Project Manager prior to issuance of the civil construction permit.
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LUA25-000240, SHPL-A
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DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Matthew Herrera, Planning Director Date
TRANSMITTED on March 25, 2026 to the Owner/Applicant/Contact:
Owner: Applicant/Contact:
Van Vuong
14349 SE 92nd St
Newcastle, WA 98059
Kevin Klein
PO Box 1176
Sumner, WA 98390
TRANSMITTED on March 25, 2026 to the Parties of Record:
None.
TRANSMITTED on March 25, 2026 to the following:
Gina Estep, CED Administrator
Justin Johnson, Development Engineering Director
Nathan Janders, Development Engineering Manager
Stephanie Rary, Property Services Specialist
Clark Close, Current Planning Manager
Anjela Barton, Fire Marshal
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the
Hearing Examiner on or before 5:00 PM on April 8, 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
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review of the reconsideration request, if the approval body finds sufficient evidence to amend the original
decision, there will be no further extension of the appeal period. Any person wishing to take further action
must file a formal appeal within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one)
communications may occur concerning the land use decision. The Doctrine applies not only to the initial
decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval
date must be made in writing through the Hearing Examiner. All communications are public record and this
permits all interested parties to know the contents of the communication and would allow them to openly
rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by
the Court.
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CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Vuong Short Plat
Land Use File Number:
LUA25-000240, SHPL-A
Date of Report
March 25, 2026
Staff Contact
Mariah Kerrihard
Associate Planner
Project Contact/Applicant
Kevin Klein, Go Feasibility,
PO Box 1176, Sumner, WA
98390
Project Location
12820 156th Ave SE
Renton, WA 98059 (APN
3664500165)
The following exhibits are included with the Administrative report:
Exhibit 1: Administrative Decision
Exhibit 2: Neighborhood Detail Map, prepared by Groundmark Land Surveying, PLLC,
dated February 18, 2025
Exhibit 3: Preliminary Short Plat Map, prepared by Groundmark Land Surveying, PLLC,
dated August 18, 2023
Exhibit 4: Preliminary Civil Plan Set, prepared by Tebaldi Engineering, LLC, dated July 8,
2025
Exhibit 5: Landscape Plan, prepared by Varley Varley Varley, dated November 2025
Exhibit 6: Construction Mitigation Description
Exhibit 7: Topographic & Boundary Survey, prepared by Groundmark Land Surveying,
PLLC, dated April 5, 2023
Exhibit 8: Tree Protection Plan, prepared by Peninsula Environmental Group, Inc., dated
December 20, 2024
Exhibit 9: Preliminary Technical Information Report (TIR), prepared by Tebaldi
Engineering, LLC, dated July 5, 2024
Exhibit 10: Soil Characterization and Infiltration Letter, prepared by Innovative Geo-
Services, LLC, dated December 20, 2022
Exhibit 11: King County Certificate of Water Availability, dated July 24, 2025
Exhibit 12: Issaquah School District Letter, prepared by Issaquah School District No. 411
(Routing Coordinator of Transportation), dated August 4, 2025
Exhibit 13: Justification Memorandum, prepared by Go Feasibility & Permitting LLC, dated
March 16, 2026
Exhibit 14: On Hold Letter, dated September 19, 2025
Exhibit 15: Off Hold Letter, dated January 12, 2026
Exhibit 16: Hold Letter, dated March 25,2026
Exhibit 17: Advisory Notes
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