HomeMy WebLinkAboutD_S_Singh_Short_Plat_Decision_Report_190607DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_S_Singh_Short_Plat_Decision_190607
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: June 7, 2019
Project File Number: PR17-000618
Project Name: S. Singh 6-Lot Short Plat
Land Use File Number: LUA17-000803, ECF, SHPL-A
Project Manager: Clark H. Close, Senior Planner
Owner: Sound and Steve LLC, 9217 S 220th Lane SE, Kent, WA 98031
Applicant: See Owner
Contact: Phillip Kitzes, PK Enterprises, 23035 SE 263rd St, Maple Valley, WA 98038
Project Location: 1003 Renton Ave S LOT (APN 0007200196)
Project Summary: The applicant is requesting Environmental Review (SEPA) and approval of a 6-lot
hillside subdivision at 1003 Renton Ave S LOT (APN 0007200196) for the future
development of 6 single-family houses and a stormwater vault. The 3.22 acre
property is primarily forested and is located on the westerly edge of Renton Ave S,
between S 9th St and S 10th St within the Residential-8 dwelling units per acre (R-8)
zone. The proposed lots of the short plat would range in size from 7,824 square feet
(sf) in area to 9,996 sf. The remainder of the site would be divided between a 9,975
sf stormwater tract and ±79,712 sf critical areas tract. The residential density is
roughly 4.3 du/ac. Access to the residential lots would be from Renton Ave S. Half-
street frontage improvements would be completed along Renton Ave S. Slope
gradients are generally 25 to 35 percent, with steeper slopes bordering a series of
east-west drainages that descend the slope to the west. The site contains regulated
geological hazardous areas such as steep slopes, erosion, landslide, seismic, and coal
mine hazards. A majority of the trees within the heavily treed site would be retained.
Tree removal would be primarily associated with the lots and stormwater tract
improvements. The applicant submitted a Geotechnical Report, Geotechnical
Addendum, Technical Information Report, Arborist Report, Critical Areas Report, a
Wetland and Stream Reconnaissance Review, and an Offsite Wetland and Drainages
Report.
Site Area: 3.22 acres
DocuSign Envelope ID: 3AFC592E-159A-4444-BD85-1D4D0C6FA626
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of June 7, 2019 Page 2 of 27
D_S_Singh_Short_Plat_Decision_190607
B. EXHIBITS:
Exhibits 1-33: Environmental Review Committee (ERC) Report with Exhibits
Exhibit 34: Administrative Report and Decision
Exhibit 35: Construction Mitigation Description
Exhibit 36: Renton School District Response Letter
Exhibit 37: S 9th St Access Plan
Exhibit 38: S 9th St Access Profile
C. GENERAL INFORMATION:
1. Owner(s) of Record: Sound and Steve LLC, 9217 S 220th Lane SE, Kent, WA
98031
2. Zoning Classification: Residential-8 (R-8)
3. Comprehensive Plan Land Use Designation: Residential Medium Density (MD)
4. Existing Site Use: Vacant, Primarily Forested Site
5. Critical Areas: Regulated geological hazardous areas such as steep
slopes (sensitive and protected slopes), high erosion,
moderate landslide, high seismic, and moderate and
high coal mines
6. Neighborhood Characteristics:
a. North: Single-family residential – Residential Medium Density (MD) Comprehensive Land Use
designation and Residential-8 (R-8) zoning.
b. East: Single-family residential – Residential Medium Density (MD) Comprehensive Land Use
designation and Residential-8 (R-8) zoning.
c. South: Transmission Line Corridor owned by Puget Sound Energy (PSE) – Residential Medium
Density (MD) Comprehensive Land Use designation and Residential-8 (R-8) zoning.
d. West: Critical Areas Tract owned by WSDOT – Residential Medium Density (MD) Comprehensive
Land Use designation and Residential-8 (R-8) zoning.
7. Site Area: 3.22 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Barei Annexation A-56-002 1547 06/07/1956
Defoor Short Plat (5 Lots) LUA05-089 N/A 10/17/2006
Defoor Preliminary Plat
(21 Lots)
LUA05-093 N/A 02/06/2006
DocuSign Envelope ID: 3AFC592E-159A-4444-BD85-1D4D0C6FA626
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of June 7, 2019 Page 3 of 27
D_S_Singh_Short_Plat_Decision_190607
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is an existing 8” water main in
Renton Ave S.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8” clay pipe sewer main
in Renton Ave S.
c. Surface/Storm Water: Currently there are three vegetated flow paths that direct the surface water
from S 9th St, Renton Ave S, and S 10th St across the property down to Rolling Hills Creek. Onsite
drainage either infiltrates or sheet flows southwest.
2. Streets: Renton Ave S is classified as a Residential Access Road. At this location Renton Ave S existing
street section consists of a pavement width of approximately 30 feet. The existing right-of-way (ROW)
width for Renton Ave S is approximately 60 feet per the King County Assessor’s Map.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
a. Section 4-7-070: Detailed Procedures for Short Subdivision
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Utilities Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton originally accepted the above master application for review on
November 22, 2017 and determined the application complete on December 6, 2017. The project was
DocuSign Envelope ID: 3AFC592E-159A-4444-BD85-1D4D0C6FA626
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of June 7, 2019 Page 4 of 27
D_S_Singh_Short_Plat_Decision_190607
placed on hold on January 11, 2018, again on July 18, 2018, and subsequently taken off hold on November
5, 2018 following the submittal of the requested additional materials and the completion of third-party
review. The project was later placed back on hold on December 6, 2018, for a third time, and taken back
off hold on April 17, 2019 following the submittal of the requested additional materials. Pursuant to the
City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on April 29, 2019
the Environmental Review Committee issued a Determination of Non-Significance - Mitigated (DNS-M)
for the S. Singh 6-Lot Short Plat. Subsequently, on May 3, 2019, the City issued an Administrative Report
and Decision for the subject short plat. After issuance of the SEPA determination and administrative
decision, it was brought to the City’s attention that the subject application did not follow proper agency
notice requirements per WAC 197-11-510(1) and 197-11-508. Due to the procedural error, the SEPA
determination was withdrawn per WAC 197-11-340(3) and consequently the Administrative Decision for
the short plat (SHPL-A) was also withdrawn (Exhibit 31). To ensure proper agency notice was provided,
the subject application was accepted for review and re-noticed on May 9, 2019 (Exhibit 32). The project
complies with the 120-day review period.
2. The project site is located at 1003 Renton Ave S LOT (APN 0007200196).
3. The project site is primarily forested land with several critical areas.
4. Access to the proposed residential lots would be provided via Renton Ave S. Access to the proposed
stormwater vault would be provided from Cedar Ave S.
5. The property is located within the Residential Medium Density (MD) Comprehensive Plan land use
designation.
6. The site is located within the Residential-8 (R-8) zoning classification.
7. There are approximately 672 trees located onsite, of which the applicant is proposing to retain a total of
375 trees (Exhibit 9).
8. The site is mapped with regulated geological hazardous areas such as steep slopes (sensitive and
protected slopes), high erosion, moderate landslide, high seismic, and moderate and high coal mines
(Exhibit 1).
9. Approximately 8,800 cubic yards of fill is proposed to be brought into the site (Exhibit 22).
10. The applicant is proposing to begin construction upon approval of all jurisdictional and purveyor permits
(Exhibit 35).
11. Staff received three (3) public comment letters and one (1) public comment email (Exhibit 12). Staff
responded to public comments on January 12, 2018 (Exhbit 13). To further address public comments the
following report contains analysis related to natural ground water stream outfall, onsite seeps, impacts
to the downstream properties, wetlands, streams, and soil stability due to coal mine hazards.
12. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report (Exhibit 33).
13. Comprehensive Plan Compliance: The site is designated Residential Medium Density (MD) on the City’s
Comprehensive Plan Map. The purpose of the MD designation is to allow a variety of single-family
development, with continuity created through the application of design guidelines, the organization of
roadways, sidewalks, public spaces, and the placement of community gathering places and civic amenities.
The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of
approval are met:
DocuSign Envelope ID: 3AFC592E-159A-4444-BD85-1D4D0C6FA626
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of June 7, 2019 Page 5 of 27
D_S_Singh_Short_Plat_Decision_190607
Compliance Comprehensive Plan Analysis
Policy L-3: Encourage infill development of single-family units as a means to meet
growth targets and provide new housing.
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
Development of new single-family neighborhoods on large tracts of land outside
the City Center,
Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
Goal L-P: Minimize adverse impacts to natural systems, and address impacts of past
practice where feasible, through leadership, policy, regulation, and regional
coordination.
Goal L-T: Create a functioning and exemplary urban forest that is managed at optimum
levels for canopy, health, and diversity.
Goal L-U: Preserve, protect, and enhance the quality and functions of the City’s
sensitive areas including: lakes, rivers, major and minor creeks, intermittent stream
courses and their floodplains, wetlands, ground water resources, wildlife habitats, and
areas of seismic and geological hazards.
Policy L-24: Manage urban forests to maximize ecosystem services such as stormwater
management, air quality, aquifer recharge, other ecosystem services, and wildlife
habitat.
Policy L-28: Minimize erosion and sedimentation in and near sensitive areas by
requiring appropriate construction techniques and resource practices, such as low
impact development.
Policy L-30: Maintain or increase the quantity and quality of wetlands. Development
activities shall not decrease the net acreage of existing wetlands.
Policy L-31: Protect buffers along wetlands and surface waters to facilitate infiltration
and maintain stable water temperatures, provide for biological diversity, reduce
amount and velocity of run-off, and provide for wildlife habitat.
Policy L-34: Ensure buildings, roads, and other features are located on less sensitive
portions of a site when sensitive areas are present.
Policy L-36: Land uses in areas subject to flooding, seismic, geologic, and coal mine
hazards should be designed to prevent property damage and environmental
degradation before, during, and after construction.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
Policy L-50: Respond to specific site conditions such as topography, natural features,
and solar access to encourage energy savings and recognize the unique features of the
site through the design of subdivisions and new buildings.
DocuSign Envelope ID: 3AFC592E-159A-4444-BD85-1D4D0C6FA626
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of June 7, 2019 Page 6 of 27
D_S_Singh_Short_Plat_Decision_190607
Policy L-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 U-29: Control runoff from new development, redevelopment, and construction
sites through the implementation of development design standards and construction
techniques that promote the use of best management practices to maintain and
improve storm water quality and manage stormwater flow.
14. Zoning Development Standard Compliance: The site is classified Residential-8 (R-8) on the City’s Zoning
Map. Development in the R-8 Zone is intended to create opportunities for new single-family residential
neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing
single-family neighborhoods. It is intended to accommodate uses that are compatible with and support a
high-quality residential environment and add to a sense of community. The proposal is compliant with
the following development standards, as outlined in RMC 4-2-110.A, if all conditions of approval are met:
Compliance R-8 Zone Develop Standards and Analysis
Density: The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum
of 8.0 dwelling units per net acre. Net density is calculated after the deduction of
sensitive areas, areas intended for public right-of-way, and private access easements.
Staff Comment: Based on a net area of 60,629 square feet (140,341 square-foot gross
area – 79,712 square feet of critical areas dedication), the proposal for six (6) residential
lots (including one (1) stormwater tract and one critical areas tract), the project site
would result in a net density of 4.31 dwelling units per net acre (6 lots / 1.39 acres =
du/ac), which meets the minimum and maximum density requirements of the R-8 zone.
In the event the applicant is unable to meet the minimum net density requirements, due
to the potential loss of lots, minimum density requirements can be waived according to
RMC 4-2-110.D. as a result of the environmental and physical constraints described in
the Environmental Review Report (Exhibit 1). If the project results in a loss of lots, staff
finds that the physical constraints present of the subject site would warrant approval of
a density less than the minimum density.
Lot Dimensions: The minimum lot size permitted in the R-8 zone is 5,000 sq. ft. A
minimum lot width of 50 feet is required (60 feet for corner lots) and a minimum lot
depth of 80 feet is required.
The following table identifies the proposed approximate dimensions for Lots 1-6, one
(1) critical areas tract (Tract A) and one (1) stormwater tract (Tract B).
Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.)
Lot 1 7,830 54 145
Lot 2 7,830 54 145
Lot 3 7,830 54 145
Lot 4 10,005 69 145
Lot 5 ±8,675 ±70 145
DocuSign Envelope ID: 3AFC592E-159A-4444-BD85-1D4D0C6FA626
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of June 7, 2019 Page 7 of 27
D_S_Singh_Short_Plat_Decision_190607
Lot 6 ±8,507 ±56 145
Critical Areas Tract
(Tract A)
±79,712 N/A N/A
Stormwater Tract
(Tract B)
9,975 95 105
Staff Comment: In hillside subdivisions, lots may be required to be larger than minimum
lot sizes required by the Zoning Code. Generally, lots in steeper areas of the subdivision
should be larger than those in less steep areas of the subdivision. All lots would comply
with the lot dimension standards of the R-8 zone and hillside subdivision regulations.
Setbacks: The required setbacks in the R-8 zone are as follows: front yard is 20 feet,
side yard is 5 feet, secondary front yard (applies to corner lots) is 15 feet, and the rear
yard is 20 feet.
Staff Comment: All lots have sufficient space to comply with the required front, side, or
rear setbacks of the zone and still accommodate a sufficient sized building pad.
Compliance with building setback requirements would be verified at the time of building
permit review.
Tract A is a critical areas tract for the purpose of preserving critical areas and Tract B is
a stormwater tract for a proposed detention/water quality vault.
Building Standards: The R-8 zone has a maximum building coverage of 50% and a
maximum impervious surface coverage of 65%. In the R-8 zone, a maximum building
height of 2 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch
equal to or greater than 4:12 may project an additional six (6) vertical feet from the
maximum wall plate height. If the height of wall plates on a building are less than the
states maximum the roof may project higher to account for the difference, yet the
combined height of both features shall not exceed the combined maximums. Common
rooftop features, such as chimneys, may project an additional four (4) vertical feet from
the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12,
decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall
plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet from
each minimum building setback line for each one (1) vertical foot above the maximum
wall plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g.,
shed roof) may exceed the stated maximum if the average of wall plate heights is equal
or less than the maximum wall plate height allowed.
Staff Comment: Building height, building coverage, and impervious surface coverage
for the new single-family residences would be verified at the time of building permit
review.
Compliant if
condition of
approval is
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
are to be located in this area when present. Spacing standards shall be as stipulated by
the Department of Community and Economic Development, provided there shall be a
minimum of one street tree planted per address. Any additional undeveloped right-of-
DocuSign Envelope ID: 3AFC592E-159A-4444-BD85-1D4D0C6FA626
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of June 7, 2019 Page 8 of 27
D_S_Singh_Short_Plat_Decision_190607
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 Preliminary Landscape Plan, prepared by CORE Design (Exhibit 4),
was submitted with the short plat application materials. A 10-foot (10’) wide onsite
landscape strip is proposed along the internal road street frontage (behind the
sidewalk) as part of the project. The proposed street frontage landscape buffer includes
the following plant schedule: heavenly bamboo, goldflame spiraea, David viburnum,
Japanese barberry, boulder blue fescue, pacific fire vine maple. Prior to installation, the
approved landscape plan must include a mixture of trees, shrubs and groundcover.
The planter strip landscaping includes (8) pyramidal European hornbean and 2,718
square feet of kinnikinnick. The proposed street trees on 116th Ave SE, 5 trident maple,
are approximately 30 feet on-center. When street trees are not located within the ROW
abutting a front yard, a minimum of two (2) trees are to be located in the front yard
prior to final inspection (RMC 4-4-070.F.3). Thus, Lot 6 would be required to plant a
minimum of two (2) trees within the front yard. Onsite landscaping would be installed
prior to Certificate of Occupancy for the individual homes, landscaping within the ROW
and stormwater tract would be installed prior to short plat recording.
The applicant is not proposing any landscaping over or around the stormwater vault
tract (Tract B) or any ROW landscaping within Cedar Ave S. A minimum fifteen feet (15')
perimeter landscaping strip or buffer is required around all storm drainage facility
tracts, due to the critical areas located to the east and south of the Tract B, the need
for the landscape buffer would not be necessary provided the mature landscaping
located in Tract A is maintained. However, the minimum 15-foot wide landscaping strip
would be appropriate to the north and west where the landscaping would be removed
or disturbed due to the construction of the stormwater vault. Staff recommends, as a
condition of approval, that the applicant shall submit a revised detailed landscape plan
that enhances the storm drainage facility landscaping by providing a mixture of trees,
shrubs and groundcover. The revised landscape plan shall be submitted to the Current
Planning Project Manager for review and approval at the time of Utility Construction
Permit Application.
Staff also recommends, as a condition of approval, that the applicant be required to
record a note on the face of the short plat that executes a shared maintenance
agreement for equal ownership and maintenance responsibilities for landscape
improvements within the stormwater tract. A draft version of a shared maintenance
agreement shall be submitted for review and approval by the Current Planning Project
Manager prior to short plat recording. Landscaping within the stormwater tract shall
be installed prior to final short plat recording.
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.
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
DocuSign Envelope ID: 3AFC592E-159A-4444-BD85-1D4D0C6FA626
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of June 7, 2019 Page 9 of 27
D_S_Singh_Short_Plat_Decision_190607
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.
A minimum tree density shall be maintained on each residentially zoned lot. For
detached single-family development, the minimum tree density is two (2) significant
trees for every five thousand (5,000) square feet. The tree density may consist of
existing trees, replacement trees, trees required pursuant to RMC 4-4-070.F.1, Street
Frontage Landscaping Required, or a combination.
Staff Comment: An Arborist Report (Exhibit 9) and Conceptual Landscape Plan (Exhibit
6) were submitted with the project application materials. According to the Arborist
Report, a total of 672 significant trees are located on the project site. Of the existing
672 trees, a total of 280 were deemed dangerous. Of the 375 remaining healthy trees,
30% or 113 trees would be required to be retained. The applicant is proposing to retain
375 of the existing trees, primarily on the western portion of the site.
The arborist report did not provide a complete description of each tree proposed to be
retained on the individual lots. To comply with the minimum tree density requirements,
the applicant is required to retain or plant two (2) significant trees, or gross equivalent
caliper inches, per 5,000 square feet of lot area. Based on the lot areas proposed, the
applicant would be required to provide a minimum of three (3) or four (4) trees on each
residential lot in order to comply with the minimum tree density requirements and tree
retention (or replacement) requirements. Those trees proposed to be retained on
individual lots would likely be located in the rear yard setback and outside of any area
that would be within the building footprint of future homes. Staff recommends as a
condition of approval, that the applicant provide a revised arborist report that assesses
the health, condition and viability of all saved trees on each individual single family lot.
A revised arborist report, tree retention plan and detailed landscape plan shall be
submitted at the time of Utility Construction Permit Application. The tree retention plan
and detailed landscape plan shall demonstrate compliance with minimum tree density
and tree retention (or replacement) requirements.
The trees proposed for retention may be impacted after initial clearing, final grading or
due to changing site conditions. Therefore, staff recommends as a condition of
approval, that the applicant be required to provide a tree retention
inspection/monitoring reports, to the Current Planning Project Manager, after initial
clearing, final grading, and annually for two (2) years by a qualified professional
forester. The inspection/monitoring reports shall identify any retained trees that
develop problems due to changing site conditions and prescribe appropriate mitigation.
Trees that are required to be retained (e.g., protected trees within the critical areas
tract), and/or Administrator approved replacement trees (excluding required street
trees pursuant to RMC 4-4-070.F, Areas Required to be Landscaped), that are not
necessary to provide the required minimum tree density for residential lots, must be
preserved by establishing a native growth protection area that protects the drip line of
retained trees. To ensure the project complies with native growth and tree protection
DocuSign Envelope ID: 3AFC592E-159A-4444-BD85-1D4D0C6FA626
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of June 7, 2019 Page 10 of 27
D_S_Singh_Short_Plat_Decision_190607
tract standards, staff recommends as a condition of approval, that the applicant submit
a revised detailed landscape plan that provides a wood split-rail fence and critical
areas/native growth protection signage between the single family lots and Tract A. The
revised detailed landscape plan shall be reviewed and approved by the Current Planning
Project Manager prior to civil construction permit issuance. The applicant would also
be required to record a note on the face of the short plat that executes a shared
maintenance agreement for equal ownership and maintenance responsibilities for
landscape improvements within the critical areas tract. A draft version of a shared
maintenance agreement shall be submitted for review and approval by the Current
Planning Project Manager prior to short plat recording. Landscaping within the critical
areas tract shall be installed prior to final short plat recording.
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: Each lot contains adequate area for the provision of two (2) parking
spaces per dwelling unit, as necessitated by RMC 4-4-080.F.10.d parking spaces
required based on land use. Parking requirements and driveway grades for each of the
new residences proposed would be verified at the time of building permit review.
If the single family driveways exceeds the maximum driveway slope of fifteen percent
(15%), at any point, a variance would be required.
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.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: The Preliminary Landscape Plan (Exhibit 6) does not identify fences for
the new lots. Compliance with maximum heights for future fences on individual lots
would be verified at the time of final inspection for each single-family building permit.
The Preliminary Grading and Utility Plan (Exhibit 5) identifies the need for several
retaining walls for the construction of the proposed 6-lot short plat. The applicant is
proposing a retaining wall within the public ROW of Renton Ave S and multiple onsite
retaining walls to support the structural fill used to grade the lots and create the
building pads. The proposed retaining walls are consistently taller than what is allowed
by Renton Municipal Code, with the tallest retaining wall reaching a height of 17.1 feet
from the toe of the wall to top of the wall. As indicated above, in any residential district,
the maximum height of any fence, hedge or retaining wall is limited to 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 addition, all retaining walls
are required to be setback a minimum three-foot (3') from public rights-of-way. If a
retaining wall over six feet (6’) in height is necessary for creating the subdivision, the
DocuSign Envelope ID: 3AFC592E-159A-4444-BD85-1D4D0C6FA626
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of June 7, 2019 Page 11 of 27
D_S_Singh_Short_Plat_Decision_190607
retaining walls would be required to be terraced. Terracing is the act of forming a
hillside into a number of level flat areas (terraces) between retaining walls, which is
often used when the maximum height of a single retaining wall is insufficient. The
retaining wall standards of the code are subject to RMC 4-4-040.C.2. Prior to acceptance
of a civil construction permit, the applicant would be required to apply for a
modification from the retaining wall standards if all retaining wall standards of the code
are unable to be met. As noted under RMC 4-4-040.C.2.g, the Administrator may grant
modifications to retaining wall standards pursuant to RMC 4-9-250.D, Modification
Procedures. Approval of a modification permit may include conditions such as, but not
limited to, increased setbacks, additional landscaping, a requirement to terrace or
specific materials to be used. Compliance with the retaining wall standards of the code
could result in a loss of lots and a change to the final lot design.
15. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-8
zone. The Standards implement policies established in the Land Use Element of the Comprehensive Plan.
Compliance with Site Design Standards must be demonstrated prior to approval of the subdivision.
Compliance with Residential Design Standards would be verified prior to issuance of the building permit
for the new single-family homes. The proposal is consistent with the following design standards, unless
noted otherwise:
Compliance Design Standards R-8 and Analysis
N/A
Lot Configuration: One of the following is required of preliminary plat applications:
1. Lot width variation of 10 feet (10’) minimum of one per four (4) abutting street-
fronting lots, or
2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square
feet size difference) for street-fronting lots, or
3. A front yard setback variation of at least five feet (5’) minimum for at least
every four (4) abutting street fronting lots.
Staff Comment: Not applicable, the application is a short plat.
Compliance
not yet
demonstrated
Lots shall be configured to achieve both of the following:
1. The location of stormwater infiltration LID facilities is optimized, consistent
with the Surface Water Design Manual. Building and property line setbacks are
specified in the Surface Water Design Manual for infiltration facilities.
2. Soils with good infiltration potential for stormwater management are
preserved to the maximum extent practicable as defined by the Surface Water
Design Manual.
Staff Comment: The applicant submitted a Preliminary Technical Information Report,
prepared by Core Design, dated August 21, 2017 (revised dates January 22, 2018, April
4, 2019; Exhibit 8), that identifies a large (approximately 64 feet by 30 feet)
detention/water quality vault near the northwest corner of the site (see Stormwater
Section 3b for more information). The project would maintain the natural discharge
location on the west side of the parcel to a drainage course having a confluence with
the existing drainage courses through the site. The application also submitted a
geotechnical engineering report evaluating site soil conditions by The Riley Group, Inc.
(dated March 14, 2017; Exhibit 7). The geotechnical report recommends to not use any
type of infiltration systems onsite due to the surface and subsurface conditions. A final
DocuSign Envelope ID: 3AFC592E-159A-4444-BD85-1D4D0C6FA626
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of June 7, 2019 Page 12 of 27
D_S_Singh_Short_Plat_Decision_190607
TIR and final Geotechnical Engineering Report would be completed in accordance with
the standards found in the 2017 Renton Surface Water Design Manual (RSWDM) or with
the RSWDM that is current at the time of civil construction permit application.
Compliance
not yet
demonstrated
Garages: 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.
Additionally, one of the following is required:
1. The front porch projects in front of the garage a minimum of five feet (5’), and
is a minimum of twelve feet (12’) wide, or
2. The roof extends at least five feet (5') (not including eaves) beyond the front of
the garage for at least the width of the garage plus the porch/stoop area, or
3. The garage is alley accessed, or
4. The garage entry does not face a public and/or private street or an access
easement, or
5. The garage width represents no greater than fifty percent (50%) of the width
of the front façade at ground level, or
6. The garage is detached, or
7. The garage doors contain a minimum of thirty percent (30%) glazing,
architectural detailing (e.g. trim and hardware), and are recessed from the
front façade a minimum of five feet (5’), and from the front porch a minimum
of seven feet (7’).
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Primary Entry: The entry shall include a porch or stoop with a minimum depth of five
feet (5') and minimum height of twelve inches (12") above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route may be
taken from a front driveway.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Façade Modulation: One of the following is required:
1. An offset of at least one story that is at least ten feet (10') wide and two feet
(2') in depth on façades visible from the street, or
2. At least two feet (2') offset of second story from first story on one street facing
façade.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Windows and Doors: Windows and doors shall constitute twenty-five percent (25%) of
all façades facing street frontage or public spaces.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
N/A Scale, Bulk, and Character: Not applicable.
DocuSign Envelope ID: 3AFC592E-159A-4444-BD85-1D4D0C6FA626
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of June 7, 2019 Page 13 of 27
D_S_Singh_Short_Plat_Decision_190607
Compliance
not yet
demonstrated
Roofs: A variety of roof forms appropriate to the style of the home shall be used.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Eaves: Both of the following are required:
1. Eaves projecting from the roof of the entire building at least twelve inches (12")
with horizontal fascia or fascia gutter at least five inches (5") deep on the face
of all eaves, and
2. Rakes on gable ends must extend a minimum of two inches (2") from the
surface of exterior siding materials.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Architectural Detailing: If one siding material is used on any side of the dwelling 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.
Additionally, one of the following is required:
1. Three and one half inch (3 1/2") minimum trim surrounds all windows and
details all doors, or
2. A combination of shutters and three and one half inches (3 1/2") minimum trim
details all windows, and three and one half inches (3 1/2") minimum trim
details all doors.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Materials and Color: For subdivisions and short plats, abutting homes shall be of
differing color. Color palettes for all new dwellings, coded to the home elevations, shall
be submitted for approval.
Additionally, one of the following is required:
1. A minimum of two (2) colors is used on the home (body with different color
trim is acceptable), or
2. A minimum of two (2) differing siding materials (horizontal siding and shingles,
siding and masonry or masonry-like material, etc.) is used on the home. One
alternative siding material must comprise a minimum of thirty percent (30%)
of the street facing façade. If masonry siding is used, it shall wrap the corners
no less than twenty four inches (24").
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
16. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are complied with:
Compliance Critical Areas Analysis
DocuSign Envelope ID: 3AFC592E-159A-4444-BD85-1D4D0C6FA626
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of June 7, 2019 Page 14 of 27
D_S_Singh_Short_Plat_Decision_190607
Compliant if
condition of
approval is
met
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers. A standard 15-foot building setback is required for all
structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High Landslide
Hazard Areas.
Staff Comment: The applicant submitted a Geotechnical Engineering Report prepared
by The Riley Group, Inc. (RGI) (dated March 14, 2017; Exhibit 7) and a Critical Areas
Report prepared by Habitat Technologies (dated April 22, 2017; Exhibit 10). According
to the geotechnical engineering report, the existing sites’ topography slopes from the
east to the west with an elevation change of approximately 105 feet over a horizontal
distance of about 340 feet. The slope gradients are generally 25 to 35 percent, however
there are some local areas where steeper slopes exist in a series of east-west drainages
that descend the slope to the west due as storm basins in Renton Ave S outlet to these
drainages via storm piping and rip-rap outfall. Slopes in excess of 40 percent grade,
which meet the City’s definition of a protected slope, are located near a small ravine in
the southern portion of the site but are underlain by bedrock. The protected slope areas
are proposed to be protected within a critical areas or native growth protection tract
(Tract A) and buildings are required to maintain a fifteen-foot (15’) building setback
from geologically hazardous areas, such as protected of steep slopes. Staff
recommends, as a condition of approval, that the applicant encompass the critical
areas tract (not including the 30-foot utility easement) with a Critical Areas/Native
Growth Protection Easement. The easement over the applicable portion of critical areas
tract shall be recorded on the face of the short plat.
According to the USDA Soil Conservation Service Soil Survey, King County Area,
Washington (1973) the soils are classified as Arents, Everett material (An) in the
northeast corner of the property characterized by a slight erosion hazard and classified
as a Low Erosion Hazard (EL) and the rest of the property as Beausite gravelly sandy
loam, 15 to 30 percent slopes (BeD), which is glacial deposits overlying sandstone.
Beasite soils are characterized by severe erosion potential and classify as High Erosion
Hazard (EH) in the RMC. As a result, the site should be considered a High Erosion
Hazard. The impacts of erosion-prone areas can be reduced by implementing an erosion
and sedimentation control plan, as required by code.
The geotechnical report also identified regulated geologic hazards such as steep slopes,
landslide hazards, erosion hazards, high seismic hazards, and moderate to high coal
mine hazards. The site was found to have a minimal possibility of liquefaction during
an earthquake due to the underlain bedrock. The coal mine maps in the area indicate
the Renton Coal Mine had extended coal mine workings below the site at various
depths, as the site is located at the historical location of the Renton Mine that was
active from about 1874 through 1933. The main entrance to the Renton Coal Mine was
found to the west of the site at the base of the slope, with the Main Slope No. 3 Seam
Airway tunnel ran parallel to the Main Slope, extending through the site just north of
the southern property line. The First North Gangway mine working extended north from
the Main Slope through much of the western and central portions of the site, and the
Second North Gangway extended north from the Main Slope along the eastern property
line. The First South Gangway extended south from the Main Slope in the southeast site
corner. The geotechnical engineer believes the western half of the property meets the
classification of High Coal Mine Hazard (CH), with mine workings shallower than 200
DocuSign Envelope ID: 3AFC592E-159A-4444-BD85-1D4D0C6FA626
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of June 7, 2019 Page 15 of 27
D_S_Singh_Short_Plat_Decision_190607
feet, and the eastern half of the site meets the classification of Medium Coal Mine
Hazard (CM), with mine workings greater than 200 feet. In areas outside of high coal
mine hazards, roads, driveways, outbuildings (sheds), yard and passive use are
generally allowed in medium coal mine hazard areas. High coal mine hazard areas are
areas where mines have been abandoned and improperly sealed and are within 200
feet of the ground surface or are shallower than 15 times the thickness of the seam.
Areas with high coal mine hazards may be subject to subsidence. The majority of the
high coal mine hazard area is proposed to be located within the proposed critical areas
tract. According to the geotechnical report, no indications of subsidence were observed
during site explorations. The proposed residential development would be limited to the
eastern half of the site along Renton Ave S.
According to RGI, the site soils are moisture sensitive and would not be useable in wet
weather. Recommendations from the report include applying control methods to limit
earthwork to extended periods of warm and dry weather if possible. Even during dry
weather, moisture conditioning (such as windrowing and drying) of site soils to be
reused as structural fill may be required. Even during the summer, delays in grading can
occur to excessively high moisture conditions of the soils or due to precipitation. If wet
weather occurs, the upper wetted portion of the site soils may need to be scarified and
allowed to dry prior to further earthwork or may need to be wasted from the site. Staff
included a SEPA mitigation measure that the project earthwork be limited to seasonally
drier periods, typically from April 1 to October 31.
The applicant subsequently submitted a Geotechnical Addendum prepared by The Riley
Group (dated June 13, 2018; Exhibit 27) and Geotechnical Responses Letter prepared
by The Riley Group, Inc. (dated April 5, 2019; Exhibit 28), to further address coal mine
hazards. According to the Addendum, the subsurface geology of the Renton Mine
includes portions of three mined coal beds: Bed No. 1, Bed No. 2 and Bed No. 3. The
coal beds range in thickness from about 11.5 to 17 feet and were separated by large
sandstone and shale units ranging in thickness from 85 feet between the lowest No. 3
and the middle No. 2, and 110 feet between the No. 2 and the upper No.1 coal bed. The
main slope was of the Renton Mine was originally sunk at an angle of about 10 to 11
degrees down the No. 3 coal bed from where it outcropped on the surface
(approximately 130 feet west of the subject site). The addendum shows the cross
section (Figure 2) along the alignment of the main slope using surface topography and
location of the No. 3 slope. The relative locations of the No. 2 and No. 1 coal beds are
also shown. Due to the close proximity of the main slope and airway entrances on the
No. 3, and the method of mining to the west of the 1st north gangway, and the
relatively shallow depth of the main slope and rock tunnel below the surface of the
western portion of the site, the geotechnical engineer is recommending avoiding
development of the western half of the site. The applicant submitted a Preliminary
Technical Information Report, prepared by Core Design, dated August 21, 2017 (revised
dates January 22, 2018, April 4, 2019; Exhibit 8), that identifies a large (approximately
64 feet by 30 feet) detention/water quality vault near the northwest corner of the site
(see Stormwater Section 3b for more information). The geotechnical engineer believes
that this area, where the stormwater vault is proposed to be located in the northwest
corner of the parcel, is within a high coal mine hazard area with mine workings
shallower than 200 feet. Despite finding no indication of subsidence on the site during
exploration, the initial geotechnical engineer did not complete any test pits or borings
near the approximate proposed location of the stormwater vault. The coal mine hazard
section of the geotechnical report (4.6.1) also did not provide a quality conclusion as to
DocuSign Envelope ID: 3AFC592E-159A-4444-BD85-1D4D0C6FA626
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of June 7, 2019 Page 16 of 27
D_S_Singh_Short_Plat_Decision_190607
the risk or impacts associated with a nearly 2,000 square foot stormwater vault being
placed within a high coal mine hazard area. The applicant later identified in the
geotechnical addendum that the mine working at the site are at a depth of about 70 to
85 feet below current grades at the vault location. According to the geotechnical
engineer, due to the timeframe and nature of the previous mine workings in the vicinity
of the vault, the bedrock that underlies the site and the depth of the mine workings in
this area, the construction of the vault can be completed with standard vault design
methods. As geotechnical engineering addendum indicated that the vault would not
add additional load to the underlying soil as the weight of the vault is less than the
weight of the soil removed for the installation of the vault.
According to the geotechnical addendum, the No. 3 bed in the eastern portion of the
site has mostly been worked out and was collapsed over 100 years ago, and the
remnant mine workings of the 2nd north and 1st south gangways are over 200 feet in
depth. Due to the mining method used and the elapsed time since they were
abandoned, the geotechnical engineer concluded that the development can be safely
completed over worked out areas and gangways of the No. 3 coal bed in this area
without affecting the site or neighboring properties. The main slope and rock tunnel in
the southern portion of the site remained open and were in use until the mine closed in
this area. The geotechnical engineer found it unclear on how the Renton Mine was
abandoned, whether the miners pulled support timbers and allowed it to collapse on its
own or if they induced it to collapse. The intersection of the main slope and rock tunnel
is in the general vicinity of the steep slope area, and could be indicative of past
subsidence or collapse, and resulting in increased erosion. In addition, the status of the
main slope east of this area is also unknown, and may be less than 200 feet below the
surface as it approaches proposed Lot 5 due to elevations in the ravine. The
geotechnical engineer expects that this mine collapsed and the overlying materials
would support the proposed development. As a result, RGI is recommending further
research or the potential that drilling in Lot 5 may be necessary prior to developing the
lot with a residence. The addendum notes that this area would first need to be cleared
to allow access for the drilling. Finally, the addendum determined that a tunnel appears
to extend into the northern portion of the site on the No. 2 bed. This extends through
the 30 foot wide utility easement and into proposed Lot 1. The status of the tunnel is
unknown, although it was excavated prior to the collapse of the No. 3 bed below, and
may have already collapsed. This tunnel may be less than 100 feet below grade and
development could affect Lot 1, and utilities and the residence to the north. As a result,
RGI is recommending drilling to confirm status of this tunnel and again the engineer
made note that the area would also need to be cleared first to allow access for drilling.
As a result, a SEPA mitigation measure was included as part of the determination that
the applicant comply with the recommendations found in the Geotechnical Addendum
prepared by The Riley Group, Inc. (dated June 13, 2018; Exhibit 27). If the recommended
drilling and further research determine that coal mine hazards prevent the construction
of single family structures and utilities, then the number of proposed lots may be
required to be reduced and/or the final design of the short plat could change. Also, a
SEPA mitigation measure was included as part of environmental review and
determination to require a note be recorded on the face of the final short plat map
identifying and delineating the coal mine hazard areas on the project site.
See Environmental Review Committee Report for more information (Exhibit 1).
DocuSign Envelope ID: 3AFC592E-159A-4444-BD85-1D4D0C6FA626
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of June 7, 2019 Page 17 of 27
D_S_Singh_Short_Plat_Decision_190607
Streams: The following buffer requirements are applicable to streams in accordance
with RMC 4-3-050.G.2: Type F streams require a 115-foot buffer, Type Np streams
require a 75-foot buffer, and Type Ns streams require a 50-foot buffer. An additional
15-foot building setback is required from the edge of all stream buffer areas.
Staff Comment: The applicant submitted three (3) critical area reports with the short
plat application: a Critical Areas Report, prepared by Habitat Technologies (dated April
22, 2017; Exhibit 10), a Wetland and Stream Reconnaissance, prepared by Altmann
Oliver Associates, LLC (dated May 16, 2018; Exhibit 11) and an Offsite Wetland and
Drainages Report, prepared by Habitat Technologies (dated March 15, 2019; Exhibit
29). The Critical Areas Report did not identify any areas onsite that exhibited all three
of the established wetland criteria – hydrophytic vegetation, hydric soil, and wetland
hydrology. The Critical Areas Report did identify three surface water drainages across
the site that originate from culverts along the east side of the property adjacent to
Renton Ave S. Per the report, all three of these surface water drainages appeared more
consistent with intentionally created, artificial features rather than naturally occurring
streams. The surface water moved within these drainages appeared in direct response
to public stormwater facilities. The Altmann Oliver Associates Wetland and Stream
Reconnaissance Review concurred with this determination. Since the source of the
runoff within the drainages are entirely artificially collected and intentionally
discharged onto the site, these three (3) surface water drainages were identified on the
subject property in the locations of Stream A, B, and C and are exempt from the critical
area regulations per RMC 4-3-050.G.7.b., as they are “intentionally created,” artificial
non-regulated features rather than naturally occurring streams. Each drainage
emanates from a 12- to 16-inch plastic culvert beneath Renton Ave S and discharges
onto concrete riprap splash pads on the hillslope. None of these drainages are mapped
by the Washington Department of Fish and Wildlife (WDFW), the Washington State
Department of Natural Resources (DNR), or King County.
On November 1, 2018, Otak submitted a Technical Memorandum to the City as a result
of required third party review (Exhibits 15 and 19). Otak concurred with Habitat
Technologies and Altmann Oliver Associates, LLC that the three drainages (also referred
to as Streams A, B, and C) are not regulated features per RMC 4-3-050.G.7.b (Streams
and Lakes: non-regulated) and that no wetlands were observed on the subject property.
Otak found Drainage A (Stream A) to be a ravine which conveys stormwater from the
culvert beneath Renton Ave S and during their field study on October 1, 2018, Otak’s
Wetland Scientist also did not observe any water in the Drainage A. The drainage
channel was found to be located in a natural ravine dominated by upland vegetation
such as big leaf maple (Acer macrophyllum), snowberry (Symphoricarpos albus) and
Himalayan blackberry (Rubus armeniacus). According to the report, the drainage
channel had little definition near the culvert discharge source and it became deeply
incised near the center of the property with no sorted substrate. Also, the drainage did
not connect to any other surface waterbody. Meaning, Otak found no evidence of
Drainage A crossing the power line corridor to the south. This contrasts with other maps
previously drawn for this property. The secondary report found that Drainage A showed
evidence of localized scour and rilling, as a result of the stormwater input combined
with the steep slopes associated with that portion of the property. Otak suspects that
water from Drainage A may contribute to the hydrology of the stream and/or wetland
on the property to the west of the site. The topography in the mapped location of
“Stream C” forms a shallow swale that slopes towards “Stream A.” No stream or
defined channel was observed by Otak. Stream C was found to be a drainage (Drainage
DocuSign Envelope ID: 3AFC592E-159A-4444-BD85-1D4D0C6FA626
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of June 7, 2019 Page 18 of 27
D_S_Singh_Short_Plat_Decision_190607
C) path that sheet flows to Drainage A, emanating from a piped outfall beneath Renton
Avenue S. Both streams appear to receive no hydrological input other than that
provided by the upgradient stormwater catchbasins and conveyance.
According to the Otak report, Stream B forms two (2) distinct braids (B1 and B2). B1 is
located on the northernmost portion of the property and B2 is located immediately
south. B1 has substrate of fines and gravels and flows through a defined shallow
channel. B1 also had flowing water at the time of Otak’s field visit, indicating some
groundwater contribution to flow as the other stormwater drainages were dry. Otak
found that B2 appeared to be an artificial drainage. B2 is deeply incised and is the result
of erosional scour on the hillslope. B2 had less surface water flowing in the channel than
B1. Stream B flows west and converges with an unnamed tributary to Thunder Hills
Creek on Parcel #2023059163, immediately west adjacent to the subject property. Otak
denotes that similar to the situation with Streams A and C, Stream B (Drainage B)
appears to derive most of its hydrology from stormwater at its outfall on Renton Ave S,
with a likely groundwater component originating within the stormwater system
upgradient. The observed flow at the time of Otak’s site visit was attributed to
groundwater infiltrating into the stormwater pipes in the system or stormwater from
the previous day’s small rain events, derived from the larger stormwater conveyance
system associated with Drainage B compared to Drainage A and C. Otak found that the
City’s mapping indicates that the outfalls to Streams A, B, and C were only linked the
upgradient stormwater pipes and catchbasins, and groundwater expressing into
stormwater pipes and they would not have been present historically prior to installation
of the stormwater system. The report found that water from Stream B, flows down the
steeply wooded slope and eventually contributes flow to a mapped stream (Thunder
Hills Creek) through an untyped tributary on the property to the west of the S. Singh
Short Plat property. The untyped tributary is mapped by DNR and the City.
Also, Otak observed a stream associated with the offsite wetland crossed the power
line corridor west of and beyond the S. Singh Short Plat Property. Otak concludes that
Drainages A, B, and C appear to be driven by stormwater input where the outfalls were
deliberately located to convey stormwater down the forested slope. Deliberate
placement of the stormwater outfalls and the downgradient flow paths may be
considered as created in that hydrology would not have been present without
stormwater input. Hydrological input in the Drainages on the subject property was
found by Otak to be stormwater-driven, with a possible groundwater component
derived from potential stormwater pipe breaks or failures. As such, Drainages A, B, and
C appear to meet the RMC criteria to be considered non-regulated by the City on the
subject property.
On April 5, 2019, the applicant submitted an Offsite Wetland and Drainages Report
(Exhibit 29) which delineated an offsite wetland located more than 100 feet to the west
of the western boundary of the project site. According to the report, the offsite wetland
was identified to achieve a total functions score of 16 points (with 4 habitat points) and
exhibited slope characteristics with hydrologic support provided by hillside drainage
(Drainage B) and seeps at the edge of the wetland. The soil throughout the wetland
was dominated by captured alluvial sediments that were well intermixed with grass
and sedge roots. According to RMC 4-3-050.G.2, a low impact wetland with a total
functions score of 16 points would meet the criteria for designation as a Category III
Wetland with a 50-foot wide buffer as measured perpendicular from the defined
wetland edge. The offsite wetland report found that Drainage B (an intentionally
DocuSign Envelope ID: 3AFC592E-159A-4444-BD85-1D4D0C6FA626
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of June 7, 2019 Page 19 of 27
D_S_Singh_Short_Plat_Decision_190607
created surface water drainage system that conveys stormwater runoff from upslope
developed residential areas generally east to southwesterly) passes through the project
site within a well-defined ravine and then continues generally to the west to enter an
offsite wetland. The offsite wetland Drainage B combines with a number of hillside
seeps such that the drainage for the offsite wetland would take on the character of a
natural drainage corridor. As such, Drainage B as it leaves the offsite wetland and
eventually enters Thunder Hills Creek to the southwest of the project site appears best
defined as a Type Ns Water (stream). Finally, the report concluded that Drainage C
originates from a culvert at the end of Cedar Ave S and generally passes southwesterly
adjacent to an old internal maintenance roadway within a well-defined ravine.
Drainage C enters Drainage B downslope (west) of the offsite wetland. Upslope of its
confluence with Drainage B, Drainage C appears best defined as an intentionally
created system. The Offsite Wetland and Drainages Report concluded that neither the
offsite wetland nor the offsite Type Ns Water would encroach into the western edge of
the proposed development according to City of Renton standards.
See Environmental Review Committee Report for more information (Exhibit 1).
Wetlands: The following buffer requirements are applicable to wetlands in accordance
with RMC 4-3-050.G.2:
Wetland
Category Buffer Width
Structure
Setback beyond
buffer
High
Habitat
Function
(8-9 points)
Moderate
Habitat
Function
(5-7 points)
Low Habitat
Function
(3-4 points)
All
Other
Scores
15 ft.
Category I –
Bogs & Natural
Heritage
Wetlands
200 ft.
Category I – All
Others 200 ft. 150 ft. 115 ft. 115 ft.
Category II 175 ft. 150 ft. 100 ft. n/a
Category III 125 ft. 100 ft. 75 ft. n/a
Category IV 50 ft. n/a
Staff Comment: See Critical Areas: Streams above for more information.
17. Compliance with Subdivision Regulations: RMC 4-7 provides review criteria for the subdivisions. The
proposal is consistent with the following subdivision regulations if all conditions of approval are complied
with:
Compliance Subdivision Regulations and Analysis
Compliant if
condition of
approval is met
Access: Each lot must have access to a public street or road, unless specifically
authorized otherwise. Access may be by a shared driveway per the requirements of
RMC 4-6-060 Street Standards.
DocuSign Envelope ID: 3AFC592E-159A-4444-BD85-1D4D0C6FA626
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of June 7, 2019 Page 20 of 27
D_S_Singh_Short_Plat_Decision_190607
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: Direct access to the residential lots would be provided via Renton Ave
S, a residential street with ROW width of 60 feet. Access to the stormwater vault would
be from Cedar Ave S. According to RMC 4-7-150.E.5, alley access is the preferred street
pattern for all new residential development in the R-8 zone. Thus, new residential
development in areas without existing alleys must utilize alley access for interior lots.
However, the code allows the developer to demonstrate that alley access is not
practical, considering the following factors: size of the new development, topography
of the site not conducive for an alley configuration, environmental impacts would have
a more negative impact on the environment than a street pattern without alleys. For
all these reasons the applicant is not proposing alley access. Nevertheless, the
applicant is proposing to utilize a joint use driveway between Lots 5 and 6. Lots 1-4 are
propose to use individual driveways. Per RMC 4-4-080.I.9, the benefit of using a Joint
use driveway would reduce the number of curb cuts along individual streets and
thereby improve safety and reduce congestion while providing for additional on-street
parking opportunities. Joint use driveways are encouraged by code when feasible and
appropriate. Adjoining lots may utilize a joint use driveway accessed from a public
street to reduce the total number of driveways entering the street network. Joint use
driveways are created upon the common property line of the properties served or
through the granting of a permanent access easement when said driveway does not
exist upon a common property line. Joint use driveways are intended to provide access
to no more than two (2) lots for residential properties. By providing joint use driveways
on Renton Ave S, the number of driveways entering the street network would be
reduced on Renton Ave S which is in the best interest of the public and would serve to
reduce the number of points of conflict between vehicles and pedestrians, provide
more space for landscaping and more area for utilities along the street frontage. In
addition, joint use driveways would be an appropriate alternative to providing alley
access given the size, topography and environmental impacts. Therefore, in order to
reduce access impacts, improve safety, decrease the number curb cuts, and increase
space for necessary short plat infrastructure on Renton Ave S, staff recommends as a
condition of approval, that unless otherwise approved the applicant provide joint use
driveways for every two (2) abutting lots on Renton Ave S. A joint use driveway shall
not exceed a combined sixteen feet (16’) in width at the property line. Mutual access
easements for abutting lots shall be provided upon land conveyance. The mutual
access easements must be recorded prior to, or concurrent with, the sale of the lots to
individual owners.
The width of the onsite driveways would be verified at the time of building permit
review for the new single family residences.
N/A Blocks: Blocks shall be deep enough to allow two (2) tiers of lots.
Staff Comment: No blocks are proposed.
Lots: The size, shape, orientation, and arrangement of the proposed lots comply with
the requirements of the Subdivision Regulations and the Development Standards of
the R-8 zone and allow for reasonable infill of developable land. All of the proposed
lots 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, which shall have a minimum
DocuSign Envelope ID: 3AFC592E-159A-4444-BD85-1D4D0C6FA626
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of June 7, 2019 Page 21 of 27
D_S_Singh_Short_Plat_Decision_190607
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').
Staff Comment: Lots 1-6 meet the minimum lot dimensional requirements in the R-8
zone, as discussed under FOF 14. The proposed lots are generally rectangular in shape
and are oriented to provide front yard areas facing the respective public street used
for residential access (Exhibit 2). The building design of the new residences would be
reviewed and approved at the time of building permit application.
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: As shown in the preliminary site plan (Exhibit 2), the proposed short
plat project would provide access to single family lots via Renton Ave S. S 9th St is not
proposed to be improved from Renton Ave S and Cedar Ave S due to sensitive slopes
having an average grade of approximately 30 percent (30%) (Exhibits 37 and 38).
Access to the stormwater vault would be served from below off of Cedar Ave S (Exhibit
5).
The existing ROW width of Renton Ave S is 60 feet (60’) wide. As per RMC 4-6-060,
street frontage improvements including paved roadway width of minimum 26 feet or
paved width to match existing paved width along the corridor (the larger number is
required), one-half-foot (0.5’) wide curbs, eight-foot (8’) wide landscaped planters,
five-foot (5’) wide sidewalks, drainage improvements, and streetlights are required to
be provided on residential streets. If the project falls to four lots or less, than the project
would be exempt from providing street lighting. If street lighting is required based on
the final number of lots achieved, a lighting plan would be required to be submitted
with the Civil Construction Permit Application. As per RMC 4-6-060, the half street
frontage improvements would be required to be built Renton Ave South frontage by
the developer.
A traffic impact analysis was not required because the estimated vehicular traffic
generated from the proposed development did not exceed 20 vehicles per hour in
either the AM (6:00 - 9:00) or PM (3:00 - 6:00) peak periods. A peak hour volume of 20
vehicles per hour is equivalent to a daily volume of roughly 200 vehicles per day. It is
also anticipated that the proposed project would result in impacts to the City’s street
system. In order to mitigate transportation impacts, the applicant would be required
to pay the single family transportation impact fee on the construction of the single-
family houses. The current Transportation Impact Fee is $7,820.42 per new single-
family house. 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. The project
proposes six (6) new residences. Based on the City’s current fee schedule, estimated
traffic impact fees for the proposed development would be $46,922.52. All fees are
subject to change.
Compliant if
condition of
approval is met
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: The proposed short plat is bordered by existing detached single-family
residences to the north and east of the site. Parcels surrounding the site are also zoned
R-8. The proposed lots are somewhat similar in size and shape to the existing
surrounding development pattern in the area and would be consistent with the
Comprehensive Plan and Zoning Code, which encourages residential infill development
in the Residential Medium Density and R-8 zoning designations. Therefore, the
DocuSign Envelope ID: 3AFC592E-159A-4444-BD85-1D4D0C6FA626
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of June 7, 2019 Page 22 of 27
D_S_Singh_Short_Plat_Decision_190607
proposal for new single-family homes would be compatible with the existing uses in
the area.
The applicant is proposing a 9,975 square foot stormwater vault in the northwest
corner of the development (Tract B). The stormwater vault would be designed to be
located underground and/or covered in soil. No part of the vault would be permitted
to protrude from the ground surface. If the applicant is unable to construct the
stormwater vault below the ground surface, then the applicant would be required by
the SEPA determination to provide a fully sight-obscuring landscape visual barrier or
an alternative method for approval by the Planning Division. In addition, a Stormwater
detention pond within the tract would not provide the same level of aesthetic benefits
as the proposed vault. Therefore, staff recommends as a condition of approval that
any proposal to convert the stormwater vault within the stormwater tract to a
stormwater detention pond would be considered a Major Plat Amendment subject to
the requirements outlined under RMC 4-7-080.M.2.
18. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist
to furnish services to the proposed development; subject to the condition that the
applicant provides Code required improvements and fees. The current Fire Impact Fee is
$829.77 per single-family unit. 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.
Schools: It is anticipated that the Renton School District can accommodate any additional
students generated by this proposal at the following schools: Talbot Hill Elementary (2.02
miles), Dimmitt Middle School (2.96 miles) and Renton High School (1.31 miles). Any new
students in Elementary or Middle School from the proposed development would be
bussed to their respective Renton schools, as transportation would be offered to Talbot
Hill Elementary and Dimmitt Middle School (Exhibit 36). The bus stop for the students is
located at Philip Arnold Park [N], approximately 0.45 miles from the site. The identified
walking route is north along Renton Ave S, then east along S 9th St to Jones Ave S. The
proposed street and sidewalk improvements within the subdivision would improve safe
routes to school for the entire area by providing a sidewalk along the property frontage
of Renton Ave S. S 9th St, between Renton Ave S and Jones Ave S, includes wide streets
with ample shoulder room, in addition to a small stretch of sidewalk, along the path from
the development to the bus stop. The new plus existing street network would provide a
safe walking route from the proposed subdivision to the designated bus stop at the City
park. High School Students, if not bussed to school, would drive or walk along sidewalks
or streets with ample shoulder room from the development to Renton High School
approximately 1.04 miles away (Route: Renton Ave S to S 3rd St to Mill Ave S to S 2nd St
and then to Renton High School at 400 S 2nd St).
A School Impact Fee, based on new single-family lots, would be required in order to
mitigate the proposal’s potential impacts to the Renton School District. The fee is payable
to the City as specified by the Renton Municipal Code. The current School Impact Fee is
$6,877.00 per single-family unit. 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.
DocuSign Envelope ID: 3AFC592E-159A-4444-BD85-1D4D0C6FA626
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of June 7, 2019 Page 23 of 27
D_S_Singh_Short_Plat_Decision_190607
Parks: A Park Impact Fee would be required for the future houses. The current Park
Impact Fee is $3,945.70. 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 drainage plan and Technical Information Report (TIR) was
prepared by Core Design, dated August 21, 2017 (revised date August 22, 2018 and April
4, 2019; Exhibit 8) and was submitted to the City as part of the land use application. The
site is located in the City’s Flow Control Duration Standard (Forested Site Conditions) and
the site is located in the Thunder Hills Creek drainage basin. The applicant is proposing to
construct a 64-foot by 30-foot detention vault located in the northwest corner of the
parcel, in proposed Tract B, approximately 30 feet south of the existing pavement or
terminus of Cedar Ave S. The project would maintain the natural discharge location on
the west side of the parcel to a drainage course having a confluence with the existing
drainage courses through the site. A final TIR would be completed in accordance with the
standards found in the 2017 Renton Surface Water Design Manual (RSWDM) or with the
RSWDM that is current at the time of civil construction permit application (Exhibit 25).
Separate structural plans would be required to be submitted for review and approval
under a separate building permit for the detention and/or water quality vault. Special
inspection from the building department is required.
The report indicates that runoff leaves the site through two (2) small channels, one to the
north and one to the south. Thunder Hills Creek collects both small channels leaving the
project site. Thunder Hills Creek flows to the northwest toward I-405 where it enters a
large culvert (approx. 36-inches in diameter) and crosses under I-405 and Benson Rd S.
The culvert continues to head northwest and outlets just east of the parking lot behind
the former Sam’s Club. The flow is eventually discharged into an existing wetland area
just east of Talbot Rd and south of the former Sam’s Club parking lot. After leaving the
wetland area, runoff eventually makes its way west to the Black River before joining the
Green River to create the Duwamish River. The Duwamish River flows northwest and
eventually outlets into Puget Sound. The report indicates that no known, reported or
observed signs of downstream flooding or erosion problems. Erosion and sediment
control would be provided through catch basin protection, interceptor swales, rock check
dams, silt fencing and a construction access entrance.
In the developed condition, the applicant is proposing two (2) existing drainage courses
conveying the upstream area to be combined into one drainage course located in-
between proposed Lots 4 and 5, which would continue to discharge to Thunder Hill Creek.
Lots 1-4 are proposed to be captured and drained directly to the proposed stormwater
vault. Due to topographical constraints, the lower pads of proposed Lots 5 and 6 would
be unable to drain to the vault and existing impervious area on Renton Ave S would be
detained in-lieu of the lower roofs of Lots 5 and 6. The proposed detention vault would
discharge west to an existing drainage course near the west property line. This drainage
course continues west through WSDOT mitigation area where the channel of the creek
has been reinforced with chicken wire, rip rap, and geotextile matting.
The 2019 surface water system development fee is $1,800.00 per new single-family home.
The estimated total fee is $10,800.00. Stormwater SDC fees that are current would be
collected at the time of construction permit issuance.
DocuSign Envelope ID: 3AFC592E-159A-4444-BD85-1D4D0C6FA626
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of June 7, 2019 Page 24 of 27
D_S_Singh_Short_Plat_Decision_190607
Water: This site is in the City of Renton water service area. There is an existing 8” water
main running north and south along the west side of Renton Ave S. There is no existing
water meters that serve this property. The development would be subject to applicable
water system development charges and water meter installation fees. A Utility System
Development Charges (SDC) would be due at the time of utility construction permit
issuance. The current water meter fee amount for a 1-inch service sizes is $4,050.00 and
the current fee for 1” water meter installed by City is $2,875.00. The fee is subject to
change and the rate that is current at the time of issuance of the utility construction
permit will be applicable on the project. Each lot would have a separate meter.
Sanitary Sewer: The site is in the City of Renton sewer service area. There is an existing
8” clay pipe sewer main running north to south within Renton Ave S. There is current no
existing sewer stub to serve the property. Extension of 8” diameter sewer main along the
westerly edge of the proposed lots along with minimum 15 feet wide gravel (minimum
surface type) is required. A 15-foot wide gravel access is also required within the utility
easement for the sewer line to the north of proposed Lot 1. The main extension should
also continue from the southwest corner of the proposed Lot 4 and connect to the sewer
main located within Renton Ave S. Individual side sewers to serve each lot should be
provided. A Utility System Development Charges (SDC) would be due at the time of utility
construction permit issuance. Wastewater Fee amount per sewer connection is
$3,100.00. The rate is subject to change and the rate that is current at the time of
issuance of the utility construction permit will be applicable on the project.
I. CONCLUSIONS:
1. The subject site is located in the Residential Medium Density (MD) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 13.
2. The subject site is located in the Residential-8 (R-8) zoning designation and complies with the zoning and
development standards established with this designation provided the applicant complies with City Code
and conditions of approval, see FOF 14.
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 15.
4. The proposed short plat complies with the Critical Areas Regulations provided the applicant complies with
City Code and conditions of approval, see FOF 16.
5. The proposed short plat complies with the subdivision regulations as established by City Code and state
law provided all advisory notes and conditions are complied with, see FOF 17.
6. The proposed short plat complies with the street standards as established by City Code, provided the
project complies with all advisory notes and conditions of approval contained herein, see FOF 17.
7. There are safe walking routes to the school bus stop, see FOF 18.
8. There are adequate public services and facilities to accommodate the proposed short plat, see FOF 18.
9. The short plat is subject to the recommendations found in the Geotechnical Addendum prepared by The
Riley Group, Inc., dated June 13, 2018. If the recommended drilling and further research determine that
coal mine hazards prevent the construction of single family structures and utilities, then the number of
proposed lots may be required to be reduced and/or the final design of the short plat could change.
DocuSign Envelope ID: 3AFC592E-159A-4444-BD85-1D4D0C6FA626
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of June 7, 2019 Page 25 of 27
D_S_Singh_Short_Plat_Decision_190607
J. DECISION:
The S. Singh 6-Lot Short Plat, File No. LUA17-000803, ECF, SHPL-A, as depicted in Exhibit 2, is approved and is
subject to the following conditions:
1. The applicant shall submit a revised detailed landscape plan that enhances the storm drainage facility
landscaping by providing a mixture of trees, shrubs and groundcover. The revised landscape plan shall
be submitted to the Current Planning Project Manager for review and approval at the time of Utility
Construction Permit Application.
2. The applicant shall be required to record a note on the face of the short plat that executes a shared
maintenance agreement for equal ownership and maintenance responsibilities for landscape
improvements within the stormwater tract. A draft version of a shared maintenance agreement shall be
submitted for review and approval by the Current Planning Project Manager prior to short plat
recording. Landscaping within the stormwater tract shall be installed prior to final short plat recording.
3. The applicant shall provide a revised arborist report that assesses the health, condition and viability of
all saved trees on each individual single family lot. A revised arborist report, tree retention plan and
detailed landscape plan shall be submitted at the time of Utility Construction Permit Application. The
tree retention plan and detailed landscape plan shall demonstrate compliance with minimum tree
density and tree retention (or replacement) requirements.
4. The applicant shall provide a tree retention inspection/monitoring reports, to the Current Planning
Project Manager, after initial clearing, final grading, and annually for two (2) years by a qualified
professional forester. The inspection/monitoring reports shall identify any retained trees that develop
problems due to changing site conditions and prescribe appropriate mitigation.
5. The applicant shall submit a revised detailed landscape plan that provides a wood split-rail fence and
critical areas/native growth protection signage between the single family lots and Tract A. The revised
detailed landscape plan shall be reviewed and approved by the Current Planning Project Manager prior
to civil construction permit issuance.
6. The applicant shall be required to record a note on the face of the short plat that executes a shared
maintenance agreement for equal ownership and maintenance responsibilities for landscape
improvements within the critical areas tract. A draft version of a shared maintenance agreement shall
be submitted for review and approval by the Current Planning Project Manager prior to short plat
recording. Landscaping within the critical areas tract shall be installed prior to final short plat recording.
7. The applicant shall encompass the critical areas tract (not including the 30-foot utility easement) with a
Critical Areas/Native Growth Protection Easement. The easement over the applicable portion of critical
areas tract shall be recorded on the face of the short plat.
8. Unless otherwise approved, the applicant shall provide joint use driveways for every two (2) abutting
lots on Renton Ave S. A joint use driveway shall not exceed a combined sixteen feet (16’) in width at the
property line. Mutual access easements for abutting lots shall be provided upon land conveyance. The
mutual access easements must be recorded prior to, or concurrent with, the sale of the lots to individual
owners.
9. Any proposal to convert the stormwater vault within the stormwater tract to a stormwater detention
pond would be considered a Major Plat Amendment subject to the requirements outlined under RMC 4-
7-080.M.2.
DocuSign Envelope ID: 3AFC592E-159A-4444-BD85-1D4D0C6FA626
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of June 7, 2019 Page 26 of 27
D_S_Singh_Short_Plat_Decision_190607
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED on June 7, 2019 to the Owner/Applicant/Contact:
Owner/Applicant: Contact:
Sound and Steve LLC
9217 S 220th Lane SE
Kent, WA 98031
Phillip Kitzes, PK Enterprises
23035 SE 263rd St
Maple Valley, WA 98038
TRANSMITTED on June 7, 2019 to the Parties of Record:
Wm Collins
420 Cedar Ave S
Renton, WA 98057
Erick Thompson
320 Renton Ave S
Renton, WA 98057
Johnston George LLP
Katherine A. George
1126 34th Ave, Suite 307
Seattle, WA 98122
Jaswinder Singh
Sound Building & Construction LLC
23905 43rd Ave S
Kent, WA 98032
Windermere Real Estate
Greg Skagen
22017 SE Wax Rd, Suite 102
Maple Valley, WA 98038
Carrie Castelluccio
818 Cedar Ave S
Renton, WA 98057
Scott Moeller
By Email
TRANSMITTED on June 7, 2019 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property & Technical Services Manager
Vanessa Dolbee, Current Planning Manager
Rick Marshall, 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 June 21, 2019. An appeal of the decision must be filed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner,
City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing
Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office,
(425) 430-6510.
DocuSign Envelope ID: 3AFC592E-159A-4444-BD85-1D4D0C6FA626
6/7/2019 | 12:33 PM PDT
City of Renton Department of Community & Economic Development
S. Singh 6-Lot Short Plat
Administrative Report & Decision
LUA17-000803, ECF, SHPL-A
Report of June 7, 2019 Page 27 of 27
D_S_Singh_Short_Plat_Decision_190607
EXPIRATION: If the short plat is not recorded with the King County Recorder’s Office within five (5) years of the
date of approval, the short plat shall be null and void. One single year extension may be granted to an applicant
who files a written request with the Administrator at least thirty (30) days before the expiration of the five (5)
year period, provided the applicant demonstrates that he/she has attempted in good faith to record the short
plat within the five (5) year period. The City reserves the authority to add or alter conditions and requirements
when considering extension requests for approval pursuant to RCW 58.17.140(4).
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened
by the approval body. The approval body may modify his decision if material evidence not readily discoverable
prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal
within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing
through the Hearing Examiner. All communications are public record and this permits all interested parties to
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.
DocuSign Envelope ID: 3AFC592E-159A-4444-BD85-1D4D0C6FA626
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
S. Singh 6-Lot Short Plat
Land Use File Number:
LUA17-000803, ECF, SHPL-A
Date of Report
June 7, 2019
Staff Contact
Clark H. Close
Senior Planner
Project Contact/Applicant
Phillip Kitzes
PK Enterprises
23035 SE 263rd St, Maple
Valley, WA 98038
Project Location
1003 Renton Ave S LOT
(APN 0007200196)
The following exhibits are included with the Administrative Report & Decision:
Exhibits 1-38: Environmental Review Committee (ERC) Report with Exhibits
Exhibit 34: Administrative Report and Decision
Exhibit 35: Construction Mitigation Description
Exhibit 36: Renton School District Response Letter
Exhibit 37: S 9th St Access Plan
Exhibit 38: S 9th St Access Profile
DocuSign Envelope ID: 3AFC592E-159A-4444-BD85-1D4D0C6FA626