HomeMy WebLinkAboutD_Varma_Short_Plat_FinalDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_Varma Short Plat_FinalD_Varma Short Plat_Final
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: April 23, 2026
Project File Number: PR21-000140
Project Name: Varma Short Plat
Land Use File Number: LUA25-000325, SHPL-A, MOD
Project Manager: Ian Harris, Associate Planner
Owner: Kushal Varma, 13014 156th Ave SE, Renton, WA 98059
Applicant/Contact: Edward Mecum, G2 Civil, 1700 NW Gilman Blvd, Unit 200, Issaquah, WA
98027
Project Location: 13014 156th Ave SE (APN 3664500185)
Project Summary: The applicant is proposing to subdivide the existing parcel into three (3)
separate residential lots for the benefit of detached dwellings. An existing
single-family residence is proposed to be retained on the site. The project site
is located at 13014 156th Ave SE (APN 3664500185) and encompasses 45,881
square feet (1.05 acres). The site has a Comprehensive Plan Land Use
Designation of Residential Low Density (RLD), is within the Residential-4 (R-4)
zoning designation, and the East Plateau community planning area. The
proposed lot sizes range from 11,151 square feet to 18,017 square feet.
Access to the proposed lots was shown on the site plan as a shared driveway
within Tract A. According to City of Renton (COR) maps, there are no identified
critical areas. The applicant submitted a Technical Information Report (TIR),
Arborist Report, and Geotechnical Engineering Report with the application.
Site Area: 1.05 acres
Docusign Envelope ID: 85515A60-0856-8EA6-8102-3141314330A5
City of Renton Department of Community & Economic Development
Varma Short Plat
Administrative Report & Decision
LUA25-000325, SHPL-A, MOD, MOD
Report of April 23, 2026 Page 2 of 29
D_Varma Short Plat_Final
B. EXHIBITS:
Exhibit 1: Administrative Decision
Exhibit 2: Project Narrative, prepared by G2 Civil
Exhibit 3: Preliminary Civil Plan Set, prepared by G2 Civil, dated March 16, 2026
Exhibit 4: Preliminary Short Plat, prepared by Encompass Engineering and Surveying, dated
March 23, 2026
Exhibit 5: Arborist Report and Tree Credit and Retention Worksheet, prepared by Layton Tree
Consulting, LLC, dated April 11, 2025
Exhibit 6: Technical Information Report, prepared by G2 Civil, dated June 13, 2025 (revised
January 29, 2026)
Exhibit 7: Geotechnical Engineering Report, prepared by The Riley Group, Inc., dated April 8,
2025
Exhibit 8: Water Availability Certificates for Lots 1 & 2
Exhibit 9: Construction Mitigation Plan, prepared by G2 Civil
Exhibit 10: Issaquah School District Letter, prepared by Issaquah School District No. 411
(Routing Coordinator of Transportation), dated October 1, 2025
Exhibit 11: Request for Modification from Driveway Standards
Exhibit 12: On-Hold Notice, dated October 30, 2025
Exhibit 13: Off-Hold Notice, dated February 5, 2026
Exhibit 14: On-Hold Notice, dated March 13, 2026
Exhibit 15: Off-Hold Notice, dated March 24, 2026
Exhibit 16: Advisory Notes
C. GENERAL INFORMATION:
1. Owner(s) of Record: Kushal Varma and Kajal Ram
13014 156th Ave SE, Renton, 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 Identified
6. Neighborhood Characteristics:
a. North: Single-family residences, Residential-4 (R-4) Zoning District, Residential Low
Density (RLD) Comprehensive Plan Designation;
b. East: Single-family residences within unincorporated King County;
c. South: Single-family residences, Residential-4 (R-4) Zoning District, Residential Low
Density (RLD) Comprehensive Plan Designation;
Docusign Envelope ID: 85515A60-0856-8EA6-8102-3141314330A5
City of Renton Department of Community & Economic Development
Varma Short Plat
Administrative Report & Decision
LUA25-000325, SHPL-A, MOD, MOD
Report of April 23, 2026 Page 3 of 29
D_Varma Short Plat_Final
d. West: Undeveloped land owned by King County Parks within Renton city limits.
7. Site Area: 1.05 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 8-inch (8”) gravity
wastewater main located in 156th Ave SE.
c. Surface/Storm Water: There is an existing 12-inch (12”) ductile iron private stormwater main
and three (3) Type I catch basins fronting the parcel.
2. Streets: The proposed development fronts 156th Ave SE on the west side 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
a. Section 4-6-060: Street Standards
4. Chapter 7 Subdivision Regulations
a. Section 4-7-070: Detailed Procedures for Short Subdivisions
5. Chapter 11 Definitions
Docusign Envelope ID: 85515A60-0856-8EA6-8102-3141314330A5
City of Renton Department of Community & Economic Development
Varma Short Plat
Administrative Report & Decision
LUA25-000325, SHPL-A, MOD, MOD
Report of April 23, 2026 Page 4 of 29
D_Varma Short Plat_Final
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
Setpember 24, 2025 and determined the application complete on October 1, 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. Due to an error on the notice’s site map, the project was re-noticed on October 6,
2026. The Notice of Application and re-notice were 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.
In addition, several revisions and information requests were issued throughout the project review
process. An on-hold notice was first issued on October 30, 2025, requesting additional planning,
engineering, and property services information. The applicant was unable to meet the December 30,
2025 deadline and was granted an extension. The project was taken off hold on February 5, 2026.
The project was placed on hold for a second time on March 13, 2026 pending additional information
needed for property services’ review, and was taken off hold shortly thereafter on March 24, 2026.
The project complies with the Type II 100-day review time period.
2. The project site is located at 13014 156th Ave SE, Renton, WA 98059 (APN 3664500185).
3. The project site is currently developed with an existing single-family residence (Exhibits 2-4).
According to permit records, the building permit for the single-family residence was issued in 2023
(B21000376).
4. Access to the site includes a new shared driveway branching off 156th Ave SE.
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 13 trees located on-site, of which the applicant is proposing to retain a total
of five (5) trees and plant 10 new medium species trees (Exhibit 5).
8. No critical areas are mapped on site.
9. The site togography is relatively flat with a gentle slope from the north to south of approximately 2%
(Exhibits 2 and 7). The applicant did not indicate the ampount of cut or fill proposed.
10. No public or agency comments were received by staff during the 14-day public comment period.
11. 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.
12. 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
residential uses. The project proposal complies with the following Comprehensive Plan Goals and
Policies if all conditions of approval are met:
Docusign Envelope ID: 85515A60-0856-8EA6-8102-3141314330A5
City of Renton Department of Community & Economic Development
Varma Short Plat
Administrative Report & Decision
LUA25-000325, SHPL-A, MOD, MOD
Report of April 23, 2026 Page 5 of 29
D_Varma Short Plat_Final
13. Zoning Development Standard Compliance: The site is classified Residential-4 (R-4) on the City’s
Zoning Map. The R-4 designation 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: There is no minimum density required in the R-4 zone. The maximum
density permitted is 4.0 dwelling units per net acre. Net density is calculated
after the deduction of sensitive areas, areas intended for public right-of-way,
and private access easements. All fractions which result from net density
calculations shall be truncated at two (2) numbers past the decimal (e.g.,
4.5678 becomes 4.56). Calculations for minimum or maximum density which
result in a fraction that is one-half (0.50) or greater shall be rounded up to the
nearest whole number. Those density calculations resulting in a fraction that
is less than one-half (0.50) shall be rounded down to the nearest whole
number.
Staff Comment: According to the site survey (Exhibit 3), the project site has a
gross site area of 45,872 square feet (1.05 acres). A right-of-way dedication on
156th Ave SE is not required. Frontage improvements were made along the
right-of-way as part of the 2021 building permit for the single-family home
located on site. Based on the 45,872 square feet of gross acreage, minus 3,750
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-55: Preserve natural landforms, vegetation, distinctive stands of trees,
natural slopes, and scenic areas that contribute to the City’s identity, preserve
property values, and visually define the community and neighborhoods.
✓
Policy LU-56: Complement the built environment with landscaping using native,
naturalized, and ornamental plantings that are appropriate for the situation and
circumstance and provide for respite, recreation, and sun/shade.
Docusign Envelope ID: 85515A60-0856-8EA6-8102-3141314330A5
City of Renton Department of Community & Economic Development
Varma Short Plat
Administrative Report & Decision
LUA25-000325, SHPL-A, MOD, MOD
Report of April 23, 2026 Page 6 of 29
D_Varma Short Plat_Final
square feet of private access easements (Tract A), the project has a net area of
42,122 square feet (0.97 acres). The proposal for three (3) lots on the 0.97-net-
acre site would result in a net density of 3.09 dwelling units per net acre (3
du/ac / 0.97 net acres = 3.09 du/ac) and meets the density requirements of the
R-4 zone.
Compliant if
condition of
approval is met
Lot Dimensions: The minimum lot size permitted in the R-4 zone is 9,000 sq.
ft. A minimum lot width of 70 feet is required (80 feet for corner lots) and a
minimum lot depth of 100 feet is required.
The following table identifies the proposed approximate dimensions for Lots 1-
3:
Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.)
Lot 1 12,954 95 136
Lot 2 11,151 82 136
Lot 3 18,017 107 161
Tract A (Shared
Driveway) 3,750 N/A N/A
Staff Comment: As demonstrated on the Preliminary Short Plat (Exhibit 4) 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 a shared driveway tract (Tract A) to the north.
To ensure maintenance of all common improvements within the proposed
short plat, staff recommends, as a condition of approval, that all lots shall have
a common, undivided interest in the shared driveway tract (Tract A) and a
maintenance agreement shall be established. A draft maintenance agreement
for all common improvements shall be submitted at the time of civil
construction permit review for review and approval by the Development
Engineering Plan Reviewer and the Current Planning Project Manager.
Compliant if
condition of
approval is 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 (Exhibit 4) and
Preliminary Civil Plan Set (Exhibit 3), the proposed lots would allow adequate
area necessary to comply with the required setbacks.
As a corner lot, Lot 1 contains both a front yard setback of 30 feet (30’) from the
shared driveway, and a secondary front yard setback of 30 feet (30’) from the
right-of-way along 156th Ave SE. In addition, the submitted plans show an east
side setback of seven and one-half feet (7.5’) and a rear yard (south) side
setback of 25 feet (25’). These setbacks meet the applicable code
requirements.
Lot 2 is a standard interior lot, with a front yard setback of 30 feet (30’),
combined side yard setbacks totaling 20 feet (20’), and a rear yard setback of
Docusign Envelope ID: 85515A60-0856-8EA6-8102-3141314330A5
City of Renton Department of Community & Economic Development
Varma Short Plat
Administrative Report & Decision
LUA25-000325, SHPL-A, MOD, MOD
Report of April 23, 2026 Page 7 of 29
D_Varma Short Plat_Final
25 feet (25’). These setbacks also meet the applicable code requirements.
Lot 3 contains an existing single-family residence presently located on site. The
submitted plans show compliance with the R-4 setback standards in a similar
manner to Lot 2 as described above. To ensure that the existing development
on Lot 3 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 3 comply with all
Residential‑4 (R‑4) setback requirements. Compliance with setback
requirements on Lot 3 shall be reviewed and approved by the Current Planning
Project Manager prior to final short plat recording.
Compliance
not yet
demonstrated
Building Standards: The R-4 zone has a maximum building coverage of 35%
and a maximum impervious surface coverage of 50%. In the R-4 zone, a
maximum building height of 3 stories with a wall plate height of 32 feet is
permitted. Roofs with a pitch equal to or greater than 4:12 may project an
additional six (6) vertical feet from the maximum wall plate height. If the height
of wall plates on a building are less than the states maximum the roof may
project higher to account for the difference, yet the combined height of both
features shall not exceed the combined maximums. Common rooftop
features, such as chimneys, may project an additional four (4) vertical feet
from the roof surface. Non-exempt vertical projections (e.g., roofs pitched less
than 4:12, decks, railings, etc.) may extend up to six (6) vertical feet above the
maximum wall plate height if the projection is stepped back one-and-a-half
(1.5) horizontal feet from each minimum building setback line for each one (1)
vertical foot above the maximum wall plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping
plane (e.g., shed roof) may exceed the stated maximum if the average of wall
plate heights is equal or less than the maximum wall plate height allowed.
Staff Comment: The applicant is proposing to retain the existing single-family
home on site. No remodels or alterations of the house are proposed at this
time. The house would be contained within newly created Lot 3 as part of the
short plat subdivision. As demonstrated on the submitted site survey (Exhibit
3, pg. 1), the existing home would meet setback standards, maximum building
coverage standards, and maximum impervious surface standards for the R-4
zone.
Building height, building coverage, and impervious surface coverage for the
new single-family residences on Lots 1 and 2 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. 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 per subsection L2 of this Section shall be planted within planting
strips pursuant to the following standards, provided there shall be a minimum
of one (1) 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
Docusign Envelope ID: 85515A60-0856-8EA6-8102-3141314330A5
City of Renton Department of Community & Economic Development
Varma Short Plat
Administrative Report & Decision
LUA25-000325, SHPL-A, MOD, MOD
Report of April 23, 2026 Page 8 of 29
D_Varma Short Plat_Final
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, street lights, 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.
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 Preliminary Landscape Plan,
prepared by G2 Civil, dated March 16, 2026 (Exhibit 3, pg. 4) and a Tree
Retention Plan, also prepared by G2 Civil, dated March 16, 2026 (Exhibit 3, pg.
2), with the short plat application materials. The landscape plan includes the
retention of street trees and other landscaping improvements made along
156th Ave SE as part of the 2021 building permit of the existing home onsite.
Per RMC 4-4-070F.1, Street Frontage Landscaping Required, ten feet (10') of
on-site landscaping is required along all public street frontages, with the
exception of areas for required walkways and driveways. To ensure the
continuous street-frontage landscaping requirement is met, staff
recommends, as a condition of approval, that the applicant be required to
submit a detailed landscape plan at the time of civil construction permit review
that documents compliance with the street frontage landscaping
requirements in RMC 4-4-070. The detailed landscape plan shall be reviewed
and approved by the Current Planning Project Manager prior to civil
construction permit issuance.
Pursuant to RMC 4-6-060J, Shared Driveway Standards, if a shared driveway
abuts properties that are not part of the subdivision, an eight-foot (8') wide
landscaped strip shall be provided between the shared driveway and
neighboring properties, planted with a mixture of trees, shrubs, and
groundcover. The applicant is requesting a modification to install a five-foot (5')
wide landscaped strip along much of the northern property line, which would
Docusign Envelope ID: 85515A60-0856-8EA6-8102-3141314330A5
City of Renton Department of Community & Economic Development
Varma Short Plat
Administrative Report & Decision
LUA25-000325, SHPL-A, MOD, MOD
Report of April 23, 2026 Page 9 of 29
D_Varma Short Plat_Final
be included Tract A. Discussion on the modification request can be found in
FOF 17.
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.
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
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 Retention Plan, prepared by G2 Civil (Exhibit 3), and an
Arborist Report, prepared by Layton Tree Consulting, LLC (Exhibit 5) were
submitted with the project application. According to the documents, 13 trees
were inventoried for the proposed project. Seven (7) of these trees are being
removed as they conflict with lot development plans, while one (1) tree is
proposed for removal as it is in poor condition, according to the report. This
leaves five (5) trees being proposed for retainment. Based on the City’s 30
percent (30%) tree retention requirements, a total of four (4) trees would be
required to be retained or replaced. (0.30 x 13 = 3.9). The applicant is proposing
Docusign Envelope ID: 85515A60-0856-8EA6-8102-3141314330A5
City of Renton Department of Community & Economic Development
Varma Short Plat
Administrative Report & Decision
LUA25-000325, SHPL-A, MOD, MOD
Report of April 23, 2026 Page 10 of 29
D_Varma Short Plat_Final
to retain five (5) trees, all located in the rear yard on what would eventually
become Lot 1.
The project as a whole complies with tree retention requirements. In
accordance with RMC 4-4-130H.11, all retained and protected trees must be
maintained in perpetuity beginning on the date the final land development
permit is issued. Therefore, staff recommends as a condition of approval, that
the proposed protected trees within Lots 1 be placed within a Tree Protection
Easement. The Tree Protection Easement shall encompass all protected trees
within the lot and extend to the public right-of-way. The boundary of the Tree
Protection Easements should be fenced and signed in accordance with RMC
4-4-130H.2.e. Fence construction must be monitored onsite by the applicant’s
certified arborist to avoid root damage to the protected trees. A fencing and
signage detail shall be submitted for review and approval by the Current
Planning Project Manager at the time of civil construction permit review. The
Tree Protection Easement shall be recorded along with a covenant that assigns
responsibility to the servient property owner to maintain the trees within the
easement. The Homeowner’s Association shall be given access rights to the
easement to maintain the trees if the servient owner fails to properly maintain
the trees. The CC&Rs may specify additional access and enforcement rights
for the HOA deemed necessary by the Applicant. The CC&Rs shall further
provide that the city shall have enforcement authority against both the servient
property owner and the Homeowner’s Association if the trees are not properly
maintained. The tree protection easement and covenants required by this
condition should be reflected on the face of the final plat map, subject to
review and approval by the Current Planning Project Manager and City
Attorney.
In accordance with RMC 4-4-130H.1.b, properties shall contain a minimum
rate of 30 credits per net acre. Based on the size of the project site, the project
must provide a minimum of 32 tree credits (30 x 1.05 = 31.5). The project is
proposing to retain five (5) trees of varying calipers, which equate to
approximately 22 tree credits. All retained trees would be located on Lot 1
within a tree protection easement. To account for the lack of retained trees in
future Lots 2 and 3, the applicant plans to plant supplemental trees from the
city’s approved tree list, achieve tree credit requirements (eight (8) credits and
12 credits required on each lot, respectively). Upon submission of the detailed
landscape plan, staff would review the plan to ensure tree credit and tree
retention requirements are met on all three lots, as outlined in the previous
Landscape section of this FOF.
✓
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 site plan shows access to all lots via a 20-foot (20’) wide,
150-foot (150’) long shared driveway (Tract A) located along the north end of
Docusign Envelope ID: 85515A60-0856-8EA6-8102-3141314330A5
City of Renton Department of Community & Economic Development
Varma Short Plat
Administrative Report & Decision
LUA25-000325, SHPL-A, MOD, MOD
Report of April 23, 2026 Page 11 of 29
D_Varma Short Plat_Final
the parcel that connects to 156th Ave SE. The shared driveway access does not
include a hammerhead turnaround as it is 150 feet (150’) in length and is not
required to contain or incorporate a turnaround per RMC 4-6-060H.2. See FOF
16, Compliance with Subdivision Regulations: Access for further analysis of the
shared driveway and lot access.
Compliant if
condition of
approval is met
Fences and Retaining Walls: In any residential district, the maximum height
of any fence, hedge or retaining wall shall be seventy two inches (72"). Except
in the front yard and side yard along a street setback where the fence shall not
exceed forty-eight inches (48") in height. 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: The submitted short plat (Exhibit 4) shows existing fencing
along the north and east property lines of the subject site. Further review of
fencing requirements would occur as part of the civil construction and building
permit applications.
Fences and retaining walls are subject to RMC 4-4-040’s standards. 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. Therefore, staff recommends as a condition of
approval, that the applicant submit 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.
14. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in
the R-4 zone. These 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 the 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 R-4 Zone Design Standards and Analysis
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: 85515A60-0856-8EA6-8102-3141314330A5
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Administrative Report & Decision
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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 design of
windows and doors, have not been submitted. Compliance with 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 with 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 with
this standard would be verified at the time of building permit review.
Docusign Envelope ID: 85515A60-0856-8EA6-8102-3141314330A5
City of Renton Department of Community & Economic Development
Varma Short Plat
Administrative Report & Decision
LUA25-000325, SHPL-A, MOD, MOD
Report of April 23, 2026 Page 13 of 29
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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.
Staff Comment: Lot 1 is classified as a corner lot, Lot 2 is classified as an interior
lot, and Lot 3 is classified as a flag lot. Building designs have not yet been
submitted for staff review as they are not required at this phase. The proposed
homes on Lot 1 and Lot 2 would orient their primary building entrances north
toward Tract A (shared driveway) and the existing residence on Lot 3 would
continue to be oriented toward the north as well. As Lot 1 is a corner lot, the
building design will be required to engage both streets utilizing design features
that wrap the corner of the building or similar “front” façade design elements that
contribute to a sense of place. Compliance with primary entry standards will be
verified during 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 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 façade modulation, have not yet been submitted for staff review
as they are not required at this phase. Compliance with applicable façade
modulation standards will be reviewed and verified at the time of building permit
review for each new home.
Docusign Envelope ID: 85515A60-0856-8EA6-8102-3141314330A5
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Varma Short Plat
Administrative Report & Decision
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Report of April 23, 2026 Page 14 of 29
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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 with this standard
would be verified at the time of building permit review. It should be noted that
both the west and north façades of the new home on proposed Lot 1 must
incorporate windows and doors at a rate of twenty‑five percent (25%) on the
north‑facing façade (Tract A) and twenty percent (20%) on the west‑facing
façade (156th Ave SE), unless a modification is approved at staff’s discretion.
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 with this standard would be
verified at the time of building permit review.
Compliance
not yet
demonstrated
Eaves: Eaves should be detailed and proportioned to complement the
architectural style of the home. 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 with 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,
Docusign Envelope ID: 85515A60-0856-8EA6-8102-3141314330A5
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Varma Short Plat
Administrative Report & Decision
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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
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 with 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:
6. Three and one-half inches (3 1/2") minimum trim surrounding all
windows and detailing all doors;
7. 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;
8. At least one (1) of the following architectural details shall be provided on
each home: dormers, shutters, knee braces, flower boxes, or columns;
9. 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
10. 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 with this standard would be
verified at the time of building permit review.
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:
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1. If an attached garage is wider than twenty-six feet (26'), at least one (1)
garage door shall be recessed a minimum of four feet (4') from the other
garage door;
2. For corner lots, attached garages shall not be located on the building
corner that fronts two streets (public street, private street, or shared
driveway);
3. Garage doors shall contain a minimum of thirty percent (30%) glazing
and/or architectural detailing (e.g., trim and hardware); and
4. For cottage house developments, private garages are prohibited on
individual unit lots.
One (1) of the following is required for all dwelling units, except ADUs:
1. The front porch projects in front of the garage a minimum of five feet (5'),
and is a minimum of twelve feet (12') wide;
2. The roof extends at least five feet (5') (not including eaves) beyond the
front of the garage for at least the width of the garage plus the
porch/stoop area;
3. The garage door does not face a public and/or private street or an access
easement;
4. The garage width represents no greater than fifty percent (50%) of the
width of the front facade at ground level; or
5. The garage is detached.
Staff Comment: Building plans for the new lots, 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.
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.
New lots shall be configured to achieve both of the following:
1. The location of stormwater infiltrating 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: The proposed short plat would contain three (3) lots. As Lot 1 is
a corner lot, the building design would be required to engage both streets utilizing
design features that wrap the corner of the building (see further discussion under
“Primary Entry” above). Further discussion on drainage can be found below
under FOF 17, Availability and Impact on Public Services.
Docusign Envelope ID: 85515A60-0856-8EA6-8102-3141314330A5
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Varma Short Plat
Administrative Report & Decision
LUA25-000325, SHPL-A, MOD, MOD
Report of April 23, 2026 Page 17 of 29
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N/A
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 ten 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 project contains only three (3) lots.
Compliance
not yet
demonstrated
Mailboxes: Mailboxes shall be located so that they are easily accessible to
residents. They shall also be architecturally compatible with the homes. All of
the following are required:
1. Mailboxes shall be clustered and located so as to serve the needs of
USPS while not adversely affecting the privacy of residents;
2. Mailboxes shall be lockable consistent with USPS standard; and
3. Mailboxes shall be architecturally enhanced with materials and details
that reflect the home’s architecture and character.
Staff Comment: Compliance for this standard would be verified at the time of
construction permit review.
Compliance
not yet
demonstrated
Hot Tubs, Pools and Mechanical Equipment: Hot tubs, pools, and mechanical
equipment shall be placed so as to not negatively impact neighbors. Both of the
following are required:
1. Hot tubs and pools shall only be located in back yards and designed to
minimize sight and sound impacts to adjoining properties. Pool heaters
and pumps shall be screened from view and sound insulated. Pool
equipment must comply with codes regarding fencing; and
2. Mechanical equipment shall only be located in the rear and side yards.
Staff Comment: Compliance for this standard would be verified at the time of
building permit review.
Compliance
not yet
demonstrated
Utilities: Utility boxes that are not located in alleyways or away from public
gathering spaces shall be screened with landscaping or berms.
Staff Comment: Compliance for this standard would be verified at the time of
construction permit review.
Compliance
not yet
demonstrated
Dumpster/Trash/Recycling Collection Area: Both of the following are
required:
1. Trash and recycling containers shall be located so that they have
minimal impact on residents and their neighbors and so that they are not
visible to the general public; and
2. A screened enclosure in which to keep containers shall be provided or
garages shall be built with adequate space to keep containers. Screened
enclosures shall not be located within front yards.
Docusign Envelope ID: 85515A60-0856-8EA6-8102-3141314330A5
City of Renton Department of Community & Economic Development
Varma Short Plat
Administrative Report & Decision
LUA25-000325, SHPL-A, MOD, MOD
Report of April 23, 2026 Page 18 of 29
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15. Compliance with Subdivision Regulations: Chapter 4-7 RMC provides procedures and review
criteria for 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 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 shared driveway tract (Tract A) extending east from 156th
Ave SE. A shared driveway may be used to access up to four residential lots when
at least one lot has full public‑street frontage, the lots are not part of a subdivision
of ten or more lots, no future public street is anticipated or needed for circulation,
the driveway will not hinder future access to neighboring properties, its length
does not exceed 300 feet, and it can safely accommodate emergency vehicle
access.
Individual driveways from the shared driveway are proposed to serve Lots 1, 2, and
3. A driveway currently exists along the north portion of the site that serves as
access to the existing single-family residence on future Lot 3. While no new curb
cut is proposed on 156th Ave SE, the shared driveway approach is proposed to
expand from 10 feet (10’) wide to 20 feet (20’) wide to comply with shared driveway
standards. Approximately 10 feet (10’) of existing frontage improvements would
be reconstructed to accommodate the expanded shared driveway approach. The
remaining frontage improvements, which would be undisturbed, include a
modified street section for 156th Ave SE which was constructed and dedicated
under Building Permit No. B21000376. The existing improvements include a 44-
foot (44’) wide pavement width (22-foot (22’) wide half street measured form the
Staff Comment: Compliance for this standard would be verified at the time of
building permit review.
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Varma Short Plat
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centerline of the existing right-of-way), consisting of a two-way turn lane, an 11-
foot (11’) wide travel lane, a five-foot (5’) wide bike lane, an eight-foot (8’) wide
planting strip, a five-foot (5’) wide sidewalk, and a one half-foot (0.5’) vertical curb,
resulting in a total right-of-way width of 71 feet (71’).
As shown in the Civil Plan Set (Exhibit 3), the three-lot short plat meets the
shared-driveway standards because it provides access to fewer than four
residential lots, and at least one lot maintains full frontage on a public right-of-way
that exceeds the minimum lot-width requirement for the zone (Lot 1 is
approximately 95 feet wide; 80 feet is required for corner lots). The project is not
part of a subdivision of ten or more lots, and the City has no planned or anticipated
need for a public street at this location to support existing or future vehicular or
pedestrian circulation. The shared driveway length is approximately half of the
300-foot maximum allowed. Finally, the final driveway design would provide
adequate width, turning geometry, and fire-access provisions to ensure safe and
reliable access for residents, visitors, and emergency responders.
However, 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.
The applicant’s narrative (Exhibit 2) includes a request for a waiver from the city’s
alley requirement. The request is framed around the assumption that alley access
would be provided from the south side of the project site. The applicant contends
that alley access is not feasible due to three primary factors: significant tree
retention, physical site constraints, and stormwater flow control requirements.
These factors are elaborated below:
Significant Tree Retention: Most significant trees proposed for retention are
located on the south side of the project site. Constructing a paved alley in this
location would require the removal of these trees, which provide many benefits to
the project, including enhanced screening, environmental benefits, and
contribute to overall site compatibility.
Physical Infeasibility and Site Constraints: The applicant contends that the
dedication of a 20-foot (20’) alley significantly reduces the usable building
envelope, as it requires additional access dedication that shrinks the buildable
area. (Note: RMC 4-6-060, residential public alley construction, intended to
provide secondary access to lots, requires a sixteen-foot (16’) wide right-of-way
(ROW), a two-foot (2’) wide clear zone on both sides, and twelve feet (12’) of paved
roadway width.)
Stormwater Flow Control: The applicant contends that the proposed
development has been designed to minimize the potential increase in stormwater
runoff and gained exemption from providing flow control facilities by utilizing
onsite stormwater best management practices (BMPs). These BMPs include a 25-
foot (25’) flow path, which could not be accommodated if an alley were required.
In addition, the orientation of the existing single-family residence on future Lot 3
further complicates alley feasibility. The existing residence includes a front-
loaded attached garage that could not be easily reoriented to a rear-loaded
configuration. Locating an alley on the north side of the site (where the existing
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driveway is located) presents similar challenges, as the existing residence on
future Lot 3 is not oriented toward the south, and no new right-of-way or street
dedication is proposed as part of the development.
Given these combined factors, including the tree removal that would be required
to incorporate an alley into the short plat design, the overall size and scale of the
three-lot short plat, the existing block pattern, the increase in impervious surface,
and the constraints associated with retaining the existing home on Lot 3, the site
cannot reasonably accommodate an alley without creating substantial
development complications. Constructing an alley corridor would necessitate a
parallel half street improvement, which would create a second access to 156th
Ave SE, which would substantially reduce lot depths and significantly limit the
ability to position homes in a manner that meets minimum lot area, width, and
orientation standards.
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/or building
permit review.
N/A
Blocks: Blocks shall be deep enough to allow two (2) tiers of lots.
Staff Comment: Not applicable, as no blocks are proposed. Projects are exempt
from block depth regulation when the 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).
Flag lots may be permitted for new plats to achieve the minimum density within
the Zoning Code when there is no other feasible alternative to achieving the
minimum density.
Staff Comment: All proposed lots would comply with the minimum area and
dimensional standards of the R-4 zone (see FOF 13, Zoning Development
Standard Compliance). The lots are generally rectangular in shape, with only
proposed Lot 3 having an irregular configuration.
While “flag lots” (also known as “pipestem lots”) are only permitted in limited
circumstances, not demonstrated in this project, the configuration of Lot 3 does
not meet the definition of a “flag lot” under RMC 4-11-120:
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Lot, Flag: A lot with property lines that generally form the outline of a flag and
flagpole with access to a public road typically provided through the relatively
narrow portion of the lot (i.e., the “flagpole”).
While Lot 3 does generally resembles a flag and flagpole, it does not obtain access
to a public road through the flagpole portion of the lot. Instead, the narrow portion
of Lot 3 provides access only to the shared driveway within Tract A, not to a public
street. No direct public street access is provided. Therefore, Lot 3 does not meet
the definition of a “flag lot” and is not subject to the specific development criteria
applicable to newly created flag lots.
✓
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: No new public streets are proposed. Access is proposed via a
shared driveway tract (Tract A). The project site fronts 156th Ave SE, which is
classified as a Minor Arterial street, and has an existing right-of-way (ROW) width
of 60 feet (60’) with an existing paved width of approximately 30 feet (30’). To meet
the City’s Complete Street Standards for Minor Arterial streets, a minimum ROW
width of 91 feet (91’) is required. Per RMC 4-6-060Q.2, Half Street Improvements,
half of street improvements measured from the ROW centerline are required and
must include a 54-foot (54’) paved road (27 feet [27’] on each side), a one‑half‑foot
(0.5’) wide curb, an eight-foot (8’) wide planting strip, a eight-foot (8’) wide
sidewalk, and a two-foot (2’) wide clear space behind sidewalk.
A modified street section for 156th Ave SE was constructed and dedicated under
the previously referenced building permit for the single-family home currently on
the property (B21000376). The improvements included a 44-foot (44’) pavement
width (22’ feet [22’] on the subject property’s half-side), a one‑half‑foot (0.5’) wide
curb, an eight-foot (8’) wide planting strip, and a five-foot (5’) wide sidewalk.
Accordingly, no additional frontage improvements are proposed with this land use
application.
Direct vehicle access to the proposed lots will be gained by a 20-foot (20’) wide
fully paved shared driveway (Tract A), which is approximately 150 feet (150’) long.
According to RMC 4-6-060H, Dead End Streets, dead-end streets are required to
provide a dedicated hammerhead turnaround of cul-de-sac when the street
length is between 150 feet (150’) and 300 feet (300’). See the previous section for
further discussion on the length of the shared driveway and turnaround
requirement.
The proposal is exempt from the concurrency test per RMC 4-6-070C.2.a.ii.
Each new residence is subject to a Transportation Impact Fee. The 2026
Transportation Impact Fee is $ 11,485.67 per detached dwelling. Assessed fees
for future residences would be based on the City of Renton Fee Schedule in effect
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
Docusign Envelope ID: 85515A60-0856-8EA6-8102-3141314330A5
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Varma Short Plat
Administrative Report & Decision
LUA25-000325, SHPL-A, MOD, MOD
Report of April 23, 2026 Page 22 of 29
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residential development to the north, east, and south. 156th Ave SE borders the
site to the west, providing original 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 3.09
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.
16. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060J, Shared
Driveway Standards in order to reduce the width of the required landscape strip between the shared
driveway and the north property line from eight feet (8’) to five feet (5’). The request is compliant with
the following modification criteria, pursuant to RMC 4-9-250D.2, if all conditions of approval are met.
Therefore, staff is recommending approval of the requested modification, subject to conditions as
noted below:
Compliance Modification Criteria and Analysis
Compliant, if
condition of
approval is
met
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 12, Comprehensive Plan Analysis. The Community
Design Element has applicable policies listed under a separate section labeled
“Promoting Consistent Design and a Sense of Place.” These policies address
visual identity and help reinforce the character of the city, creating a sense of
place, including walkable neighborhoods, safety, and shared spaces. The intent
of the policies is to promote new development that supports a high quality of life
with design that is functional and attractive, preserves privacy, recognizes the
unique features of the site, requires human-scale features like quality
landscaping and spaces with discernible edges, entries, and borders to create a
distinctive sense of place in neighborhoods.
The applicant contends that the driveway has been designed to meet all
applicable shared driveway standards except for the requested reduction to the
required landscape strip width. The reduced width would allow the existing strip
located north of the existing driveway to remain in place. Additionally, the
applicant contends that a five-foot (5’) landscape buffer exists on the property to
the north; resulting in approximately 10 feet (10’) of landscape buffer between the
two driveways, in addition to a six-foot (6’) tall cedar fence. Conceptually, staff
concurs that the requested modification appears minimal in nature and that the
project could remain consistent with the policies to create a safe, healthy, and
attractive community design that recognizes and acknowledges the natural
setting and the unique features of the site.
However, the preliminary landscaping plan identifies only lawn within the
proposed strip, rather than the required mix of groundcover, shrubs, and trees, as
required by RMC 4-6-060J.3 and RMC 4-4-070. The reduced width of the planter
strip, narrowed down to five feet (5’) wide, and positioned directly against a six-
foot (6’) tall cedar fence–significantly limits the viability of layered plantings
capable of providing effective screening, long-term plant health, and code-
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Varma Short Plat
Administrative Report & Decision
LUA25-000325, SHPL-A, MOD, MOD
Report of April 23, 2026 Page 23 of 29
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compliant coverage. A five‑foot (5’) wide planter strip does not provide adequate
soil volume, root space, or horizontal separation for shrubs and trees to establish
and mature, particularly when constrained by fencing and shared‑driveway
circulation.
Additionally, the existing landscaping on the property to the north cannot be relied
upon to meet screening requirements for this short plat. The property may
redevelop in the future, and any redevelopment could remove or alter the existing
vegetation that currently contributes to the combined buffer. Because the City
cannot condition or depend on landscaping located on another parcel, the
applicant must demonstrate that the required screening can be fully achieved
within the boundaries of the subject site.
Therefore, staff recommends, as a condition of approval, that the applicant
demonstrate compliance with the minimum landscape strip standard to ensure a
healthy, layered planting scheme that provides equivalent screening, or the
applicant may demonstrate that a planting approach using the minimum required
plant materials could reasonably achieve the intended level of screening and
establish successfully within a reduced width while still meeting the intent of the
code. A final detailed landscape plan shall be reviewed and approved by the
Current Planning Project Manager prior to civil construction permit issuance.
✓
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: According to permit records, a building permit for the single-
family residence currently located on the property was issued in 2023
(B21000376). This permit was reviewed and approved by staff. This home is
proposed to remain and will be contained within Lot 3. The primary concern with
this modification request is the function and appearance of the landscape buffer
being reduced in width by three feet (3’). As stated above, a five-foot (5’)
landscape buffer exists on the property to the north; this would mean that
between the two driveways there would be approximately 10 feet (10’) of
landscape buffer.
Staff concurs that the proposed modification meets the objectives of function and
appearance intended by the code standards to provide adequate separation,
soften visual impacts, and protect adjacent uses, given that the combined
landscaped buffer between the parallel access roads would be greater than eight
feet (8’).
✓
c. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: See comments under criterion ‘b’. The existing landscape buffer
would provide a continued buffer separation between the properties to the north
during construction. Staff concurs that the modification request would not create
adverse impact to other properties in the vicinity.
✓ 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.
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Varma Short Plat
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LUA25-000325, SHPL-A, MOD, MOD
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Staff Comment: See comments under criterion ‘b’.
17. 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 10). According to
the school district, the current bus stop serving these schools is located at 15514
SE 132nd St, and there is no safe walking area from the project site at 13014 156th
Ave SE. The proposed project includes pre-existing frontage improvements along
156th Ave SE, including a 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.
Briarwood Elementary School is located approximately 1.13 miles from the project
site at 12820 156th Ave SE. Maywood Middle School is located approximately 1.6
miles from the site, and Liberty High School is also located approximately 1.38
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
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 shared driveway on 156th Ave SE and travel south to SE
132nd St, then continue slightly west until reaching the bus stop located at 15514
SE 132nd St. 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.
Docusign Envelope ID: 85515A60-0856-8EA6-8102-3141314330A5
City of Renton Department of Community & Economic Development
Varma Short Plat
Administrative Report & Decision
LUA25-000325, SHPL-A, MOD, MOD
Report of April 23, 2026 Page 25 of 29
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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 Technical Information Report (TIR) for the project, prepared by
G2 Civil, dated June 13, 2025 (revised January 29, 2026) (Exhibit 6), and a
Geotechnical Engineering Report, prepared by The Riley Group, Inc., dated April 8,
2025 (Exhibit 7), were submitted with the project application materials. The TIR
indicates that the entire project site is underlain with Alderwood gravelly sandy
loam over a restrictive layer of very dense glacial till. The Geotechnical Report
concludes that this material does not allow for infiltration; consequently, the
project proposes to mitigate runoff through basic dispersion rather than full
infiltration.
The TIR states that the site currently drains toward two separate flow paths along
156th and 158th Avenues. Fully developed, the project will divide the parcel into
three single-family lots. Runoff from new roof areas and driveways will be collected
and mitigated via basic dispersion trenches to maintain existing drainage patterns.
Existing frontage improvements along 156th Ave SE have already been completed,
and no additional impervious surfaces are proposed within the right-of-way.
The project is subject to the 2022 City of Renton Surface Water Design Manual
(RSWDM) and requires Full Drainage Review. The TIR documents that under Core
Requirement No. 3, flow control facilities are not required because the modeled
increase in the 100-year peak flow does not exceed the permissible threshold of
0.15 cfs. Water quality treatment is not required as the project will result in less
than 5,000 square feet of new plus replaced pollution-generating impervious
surface (PGIS). A Level 1 Downstream Analysis identified no existing or potential
capacity or flooding problems within the downstream reach. Staff will review the
final TIR and detailed construction plans to ensure the final design correctly
implements the proposed dispersion and conveyance systems in compliance with
the 2022 RSWDM.
✓
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 for the unbuilt
lots from King County Water District No. 90, signed November 6, 2025 (Exhibit 8),
indicating that water service is available to the Varma Short Plat at 13014 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,
Docusign Envelope ID: 85515A60-0856-8EA6-8102-3141314330A5
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Varma Short Plat
Administrative Report & Decision
LUA25-000325, SHPL-A, MOD, MOD
Report of April 23, 2026 Page 26 of 29
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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 (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. The
applicant proposes two sewer stubs branching off the sewer main running in SE
156th Ave. 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.
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 12.
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 13.
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 14.
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 15.
5. There are safe walking routes to the school bus stop, if the condition of approval is met. See FOF 17.
6. There are adequate public services and facilities to accommodate the proposed short plat, see FOF
17.
7. Key features which are integral to this project include expansion and installation of the shared
driveway in Tract A off 156th Ave SE and provisions for Safe Routes to School.
J. DECISION:
The Varma Short Plat, File No. LUA25-000325, SHPL-A, MOD, as depicted in Exhibit 2, is approved and is
subject to the following conditions:
1. All lots shall have a common, undivided interest in the shared driveway tract (Tract A) and a
maintenance agreement shall be established. A draft maintenance agreement for all common
improvements shall be submitted at the time of civil construction permit review for review and
approval by the Development Engineering Plan Reviewer and the Current Planning Project Manager.
Docusign Envelope ID: 85515A60-0856-8EA6-8102-3141314330A5
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Varma Short Plat
Administrative Report & Decision
LUA25-000325, SHPL-A, MOD, MOD
Report of April 23, 2026 Page 27 of 29
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2. The applicant shall demonstrate that the existing single‑family residence and attached garage on Lot
3 comply with all Residential‑4 (R‑4) setback requirements. Compliance with setback requirements
on Lot 3 shall be reviewed and approved by the Current Planning Project Manager prior to final short
plat recording.
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 4-4-070. The
detailed landscape plan shall be reviewed and approved by the Current Planning Project Manager
prior to civil construction permit issuance.
4. The proposed protected trees within Lots 1 shall be placed within a Tree Protection Easement. The
Tree Protection Easement shall encompass all protected trees within the lot and extend to the public
right-of-way. The boundary of the Tree Protection Easements should be fenced and signed in
accordance with RMC 4-4-130H.2.e. Fence construction must be monitored onsite by the
applicant’s certified arborist to avoid root damage to the protected trees. A fencing and signage
detail shall be submitted for review and approval by the Current Planning Project Manager at the time
of civil construction permit review.
The Tree Protection Easement shall be recorded along with a covenant that assigns responsibility to
the servient property owner to maintain the trees within the easement. The Homeowner’s
Association shall be given access rights to the easement to maintain the trees if the servient owner
fails to properly maintain the trees. The CC&Rs may specify additional access and enforcement
rights for the HOA deemed necessary by the Applicant. The CC&Rs shall further provide that the city
shall have enforcement authority against both the servient property owner and the Homeowner’s
Association if the trees are not properly maintained.
The tree protection Easement and covenants required by this condition should be reflected on the
face of the final plat map, subject to review and approval by the Current Planning Project Manager
and City Attorney.
5. The applicant shall submit 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.
6. The applicant shall demonstrate compliance with the minimum landscape strip standard to ensure
a healthy, layered planting scheme that provides equivalent screening or the applicant may
demonstrate that a planting approach using the minimum required plant materials could reasonably
achieve the intended level of screening and establish successfully within a reduced width while still
meeting the intent of the code. A final detailed landscape plan shall be reviewed and approved by
the Current Planning Project Manager prior to civil construction permit issuance.
7. 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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Varma Short Plat
Administrative Report & Decision
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Report of April 23, 2026 Page 28 of 29
D_Varma Short Plat_Final
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Matthew Herrera, Planning Director Date
TRANSMITTED on April 23, 2026 to the Owner/Applicant/Contact:
Owner: Applicant/Contact:
Kushal Varma
13014 156th Ave SE,
Renton, WA 98059
Edward Mecum
1700 NW Gilman Blvd, Suite 200,
Issaquah, WA 98027
TRANSMITTED on April 23, 2026 to the Parties of Record:
Dale Fisher
13115 158th Ave SE,
Renton, WA 98059
TRANSMITTED on April 23, 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 May 7, 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
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discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After
review of the reconsideration request, if the approval body finds sufficient evidence to amend the original
decision, there will be no further extension of the appeal period. Any person wishing to take further action
must file a formal appeal within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one)
communications may occur concerning the land use decision. The Doctrine applies not only to the initial
decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval
date must be made in writing through the Hearing Examiner. All communications are public record and this
permits all interested parties to know the contents of the communication and would allow them to openly
rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by
the Court.
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CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Varma Short Plat
Land Use File Number:
LUA25-000325, SHPL-A, MOD, MOD
Date of Report
April 24, 2026
Staff Contact
Ian Harris
Associate Planner
Project Contact/Applicant
Edward Mecum
G2 Civil
1700 NW Gilman Blvd, Unit 200
Issaquah, WA 98027
Project Location
13014 156th Ave SE
Renton, WA 98059
The following exhibits are included with the administrative report:
Exhibit 1: Administrative Decision
Exhibit 2: Project Narrative, prepared by G2 Civil
Exhibit 3: Preliminary Civil Plan Set, prepared by G2 Civil, dated March 16, 2026
Exhibit 4: Preliminary Short Plat, prepared by Encompass Engineering and Surveying, dated
March 23, 2026
Exhibit 5: Arborist Report and Tree Credit and Retention Worksheet, prepared by Layton
Tree Consulting, LLC, dated April 11, 2025
Exhibit 6: Technical Information Report, prepared by G2 Civil, dated June 13, 2025 (revised
January 29, 2026)
Exhibit 7: Geotechnical Engineering Report, prepared by The Riley Group, Inc., dated April
8, 2025
Exhibit 8: Water Availability Certificates for Lots 1 & 2
Exhibit 9: Construction Mitigation Plan, prepared by G2 Civil
Exhibit 10: Issaquah School District Letter, prepared by Issaquah School District No. 411
(Routing Coordinator of Transportation), dated October 1, 2025
Exhibit 11: Request for Modification from Driveway Standards
Exhibit 12: On-Hold Notice, dated October 30, 2025
Exhibit 13: Off-Hold Notice, dated February 5, 2026
Exhibit 14: On-Hold Notice, dated March 13, 2026
Exhibit 15: Off-Hold Notice, dated March 24, 2026
Exhibit 16: Advisory Notes
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