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D_38th_Short_Plat_Admin_Report_FINAL
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: June 21, 2019
Project File Number: PR18-000554
Project Name: 38th Street Short Plat
Land Use File Number: LUA18-000683, SHPL-A, ERC, MOD
Project Manager: Jill Ding, Senior Planner
Owner: Sapphire, LLC, 331 NW 78th St, Seattle, WA 98117
Applicant: Emily Buchwalter, Medici Architects, 11661 SE 1st St, Ste 200, Bellevue, WA 98005
Contact: Silvija Jakovlljevic, Medici Architects, 11661 SE 1st St, Ste 200, Bellevue, WA 98005
Project Location: 1825 NE 38th St, Renton, WA 98056
Project Summary: The applicant is requesting Preliminary Short Plat approval and Environmental (SEPA)
Review for the subdivision of an existing 62,781 square foot project site zoned R-8,
into 8 lots and 2 tracts (shared driveway/alley and native growth protection area).
An existing single-family residence is proposed for removal. The proposed lots would
range in size from 5,000 square feet to 6,522 square feet. Access to the proposed lots
would be provided via a shared driveway/alley off of NE 38th Street. Half street
improvements, including paving, curb and gutter, landscaping with street trees, and
sidewalk would be provided along the site's Lincoln Ave NE and NE 38th Street
frontages. The site is mapped with erosion hazard areas, landslide hazard areas,
sensitive slopes, and protected slopes. The applicant is proposing to retain 17 of the
existing 102 significant trees located on the project site. A Modification to the City's
adopted street standards has been requested for the portion of N 38th Street to the
west of the proposed private access driveway. The applicant is requesting to waive
the frontage improvements along the steep slopes and to limit the frontage
improvements to a sidewalk, parking area, and landscaped courtyard over the
proposed stormwater vault.
Site Area: 62,781 sq. ft. (1.44 ac)
DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
City of Renton Department of Community & Economic Development
38th Street Short Plat
Administrative Report & Decision
LUA18-000683, SHPL-A, ERC, MOD
Report of June 21, 2019 Page 2 of 21
D_38th_Short_Plat_Admin_Report_FINAL
B. EXHIBITS:
Exhibit 1: ERC Report
Exhibit 2: Colored Site Plan
Exhibit 3: Colored Landscape Plan
Exhibit 4: Preliminary Short Plat Map
Exhibit 5: Geotechnical Engineering Report, prepared by ZipperGeo, and dated October 12, 2018
Exhibit 6: Advisory Notes
Exhibit 7: Administrative Report and Decision
Exhibit 8: Public Comments and City Response
Exhibit 9: Preliminary Civil Plans
Exhibit 10: Tree Retention Worksheet
Exhibit 11: Arborist Report
Exhibit 12: Level 1 Drainage Report and Preliminary Storm Report, dated 9/20/2018, prepared by
Preferred Engineering, LLC
Exhibit 13: Modification Justification
C. GENERAL INFORMATION:
1. Owner(s) of Record: Sapphire, LLC
331 NW 78th St
Seattle, WA 98117
2. Zoning Classification: Residential-8 (R-8)
3. Comprehensive Plan Land Use Designation: Residential Medium Density (MD)
4. Existing Site Use: There is an existing single family residence proposed
for removal.
5. Critical Areas: The site is mapped with erosion hazard areas, landslide
hazard areas, sensitive slopes, and protected slopes.
6. Neighborhood Characteristics:
a. North: Single family, R-8 zone
b. East: Single family, R-8 zone
c. South: Single family, R-8 zone
d. West: Single family, R-8 zone
7. Site Area: 62,781 sq. ft. (1.44 ac)
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
City of Renton Department of Community & Economic Development
38th Street Short Plat
Administrative Report & Decision
LUA18-000683, SHPL-A, ERC, MOD
Report of June 21, 2019 Page 3 of 21
D_38th_Short_Plat_Admin_Report_FINAL
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation N/A 1835 06/23/1960
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service is provided by the City of Renton. The site is in the Kennydale water service
area in the 320’ hydraulic pressure zone. The approximate static water pressure is 71 psi at an
elevation of 155’. Static water pressure varies based on topography. There is an existing 12” water
main east of the site in Lincoln Avenue NE that can provide 2,500 gallons per minute (gpm).
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8” sewer east of the site
along the western frontage of Lincoln Avenue NE that flows from south to north.
c. Surface/Stormwater: The site contains an existing single family home surrounded by wooded area.
There is no mapped on-site conveyance system. The current site topography appears to drain the
runoff from the site to the northwest. There is a 12” public storm drain east of the site along the
eastern frontage of Lincoln Avenue NE that flows from south to north. There is also an existing
stormwater conveyance swale north of the site in NE 38th Street that flows from east to west.
2. Streets: The proposed development fronts Lincoln Ave NE along the east property line. Lincoln Ave NE is
classified as a Residential Access street. Existing right-of-way (ROW) width is approximately 60 feet. The
proposed development fronts NE 38th Street along the north property line. NE 38th Street is classified as a
Residential Access street. Existing right-of-way (ROW) width is approximately 60 feet.
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
DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
City of Renton Department of Community & Economic Development
38th Street Short Plat
Administrative Report & Decision
LUA18-000683, SHPL-A, ERC, MOD
Report of June 21, 2019 Page 4 of 21
D_38th_Short_Plat_Admin_Report_FINAL
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on
November 19, 2018 and determined the application complete on November 29, 2018. The project review
was placed on hold on December 21, 2018 and was taken off hold on May 9, 2019. The project complies
with the 120-day review period.
2. The project site is located at 1825 NE 38th St, Renton, WA 98056.
3. The project site is currently developed with an existing single family residence proposed for removal.
4. Access to the site would be provided via a combination shared driveway/alley off of NE 38th St.
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 102 significant trees located on-site, of which the applicant is proposing to retain
a total of 17 trees.
8. The site is mapped with erosion hazard areas, landslide hazard areas, sensitive slopes, and protected
slopes.
9. Grading quantities are estimated at approximately 1,500 cubic yards to create building pads for the new
single family residences as well as access for the proposed lots.
10. The applicant is proposing to begin construction in spring of 2020 and end in fall of 2020.
11. Staff received four public comment letters. The comment letters and City responses are incldued in
Exhibit 8. No agency comments were received.
12. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
13. Comprehensive Plan Compliance: The site is designated Residential Medium Density (MD) on the City’s
Comprehensive Plan Map. The purpose of the MD designation is to allow a variety of single-family and
multi-family development types, 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:
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-H: Plan for high-quality residential growth that supports transit by providing
urban densities, promotes efficient land utilization, promotes good health and physical
activity, builds social connections, and creates stable neighborhoods by incorporating
both built amenities and natural features.
DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
City of Renton Department of Community & Economic Development
38th Street Short Plat
Administrative Report & Decision
LUA18-000683, SHPL-A, ERC, MOD
Report of June 21, 2019 Page 5 of 21
D_38th_Short_Plat_Admin_Report_FINAL
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,
Development of new multi-family and mixed-use in the City Center and in the
Residential High Density and Commercial Mixed Use designations, and
Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
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-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.
Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
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.
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: After the deduction of 1,691 sq. ft. of right-of-way dedication, 7,902 sq.
ft. of private access tract, and 898 sq. ft. of critical areas from the 60,403 sq. ft. gross
site area, the proposal would have a net area of 49,912 sq. ft. or 1.15 net acres. The
DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
City of Renton Department of Community & Economic Development
38th Street Short Plat
Administrative Report & Decision
LUA18-000683, SHPL-A, ERC, MOD
Report of June 21, 2019 Page 6 of 21
D_38th_Short_Plat_Admin_Report_FINAL
proposal for 8 lots on the 1.15 net acre site would result in a net density of 6.98 du/ac
(8/1.15 = 6.98 du/ac), which is within the density range permitted in the R-8 zone.
Compliant if
condition of
approval is
met
Lot Dimensions: The minimum lot size permitted in the R-8 zone is 5,000 sq. ft. A
minimum lot width of 50 feet is required (60 feet for corner lots) and a minimum lot
depth of 80 feet is required.
The following table identifies the proposed approximate dimensions for Lots 1-8
Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.)
Lot 1 (corner) 5,000 62 80
Lot 2 5,005 62 80
Lot 3 5,000 62 80
Lot 4 (corner) 5,000 67 74
Lot 5 5,027 66 73
Lot 6 (corner) 6,153 67 91
Lot 7 5,089 58 82
Lot 8 6,522 61 80
Staff Comment: All proposed lots meet the minimum area and dimension requirements
of the R-8 zone, with the exception of Lots 4 and 5, which would not provide the
minimum 80-foot lot depth required. The applicant is proposing a 5.34-foot right-of-
way dedication along the frontage of these lots. This right-of-way is not proposed to be
developed to City standards due to the slopes on and around the project site, see further
discussion below under FOF 17 Modification. Therefore, it is not anticipated that the
right-of-way dedication would be necessary along the frontage of Lots 4 and 5. The
removal of the requirement for right-of-way dedication along the frontage of these lots,
along with the shifting of the alley shared driveway tract to the south would provide
adequate area for compliance with the minimum area and dimensional requirements
for all lots within the proposed short plat. Therefore, staff recommends, as a condition
of approval that the short plat layout be revised to provide the minimum 80-foot depth
required for Lots 4 and 5. A revised short plat layout shall be provided to the Current
Planning Project Manager for review and approval at the time of Construction Permit
review.
Compliant if
conditions of
approval are
met
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: The lots as proposed would provide adequate area for compliance with
the required setbacks. The front yards of Lots 1-3 would be oriented towards Lincoln
Ave NE, the front yards of Lots 4 and 5 would be oriented towards NE 38th St, and the
front yards of Lots 6-8 would be oriented towards the shared driveway/alley tract (Tract
A).
There is an existing driveway and garage encroachment onto the site from the property
to the south. To remove the encroachment, the applicant has indicated that a Lot Line
DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
City of Renton Department of Community & Economic Development
38th Street Short Plat
Administrative Report & Decision
LUA18-000683, SHPL-A, ERC, MOD
Report of June 21, 2019 Page 7 of 21
D_38th_Short_Plat_Admin_Report_FINAL
Adjustment would be recorded. Staff recommends, as a condition of approval that a Lot
Line Adjustment, or other similarly approved method, be completed to remove the
encroachments from the neighboring property to the south prior to the recording of the
final short plat.
There is an existing single family residence, proposed for removal, that if retained would
not comply with setbacks. Therefore, staff recommends, as a condition of approval, that
a demolition permit be obtained and all required inspections completed for the removal
of the house, prior to the recording of the short plat.
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-
way areas shall be landscaped unless otherwise determined by the Administrator.
Where there is insufficient right-of-way space or no public frontage, street trees are
required in the front yard subject to approval of the Administrator. A minimum of two
trees are to be located in the front yard prior to final inspection for the new Single-
Family Residence.
Staff Comment: A conceptual landscape plan (Exhibit 3) was submitted with the project
application materials. The proposed landscaping includes a 10-foot landscape strip
along all street frontages and would be comprised of a mix of trees, shrubs, and ground
cover. There is also landscaping proposed along the frontage of Lots 4 and 5 within the
NE 38th St public right-of-way, in lieu of the required frontage improvements (see further
discussion below under FOF 17 Modification).
DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
City of Renton Department of Community & Economic Development
38th Street Short Plat
Administrative Report & Decision
LUA18-000683, SHPL-A, ERC, MOD
Report of June 21, 2019 Page 8 of 21
D_38th_Short_Plat_Admin_Report_FINAL
Staff recommends, as a condition of approval, that a detailed landscape plan be
submitted at the time of Construction Permit review for review and approval by the
Current Planning Project Manager. All common landscaping would be required to be
installed prior to Short Plat recording, landscaping on individual lots would be required
to be installed with the building permit for the homes.
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
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 4-4-070F1, Street
Frontage Landscaping Required, or a combination.
Staff Comment: The applicant submitted a conceptual landscape plan, including tree
retention/replacement (Exhibit 3), an Arborist Report (Exhibit 11), and a Tree Retention
Worksheet (Exhibit 10) with the project application materials. There 128 total trees
identified on the project site, of those 6 have been classified as dangerous and 20 are
located within a critical area of buffer, which leaves a total of 102 protected trees. Of
those, the applicant is required to retain and/or replace 31 trees. To meet the tree
retention requirements, the applicant is proposing the retention of 17 trees and the
planting of 68 trees around the project site. Trees planted within the public right-of-
way would not satisfy the onsite tree retention requirements. Staff counted 61 onsite
replacement trees, which is less than the 68 trees that are required. Each lot would have
at least two trees onsite, which would comply with the minimum tree density
requirements. Staff recommends, as a condition of approval, that a final tree
retention/replacement plan be submitted at the time of construction review, for review
and approval by the Current Planning Project Manager. The final tree retention plan
shall include an additional 7 replacement trees on the project site or the retention of
additional heathy trees.
Some of the retained trees are proposed on individual lots located in the rear yard
setback and others are located within the designated open space tract. During
construction, trees to be retained (i.e., protected trees), would be required to comply
with the tree protection measures during construction (RMC 4-4-130H.9). The eight
central components of tree protection include defining and protecting the drip line,
erecting and maintaining a temporary six-foot-high chain link construction fence with
DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
City of Renton Department of Community & Economic Development
38th Street Short Plat
Administrative Report & Decision
LUA18-000683, SHPL-A, ERC, MOD
Report of June 21, 2019 Page 9 of 21
D_38th_Short_Plat_Admin_Report_FINAL
placards around the tree to be retained, protecting the tree from grade changes,
keeping the area clear of impervious surface material, restricting grading within the
drip line, providing 3” of bark mulch within the required fencing, retaining a certified
arborist to ensure trees are protected from development activities, and alternate
protection/safeguards as necessary.
Furthermore, it appears some construction activities may be occurring in the drip line
of retained trees. Due to the potential for impacts to retained trees during construction
staff recommends as a condition of approval that an arborist review the construction
impacts to retained trees and provides an arborist report identifying specific protection
measure to be implemented during construction to ensure the retention of any trees
impacted by construction. In addition a tree protection plan shall be submitted with the
civil construction permit application that includes specifications for tree protection
measures identified in the arborist report, limitation on construction activities near
retained trees, and timelines of when an arborist would be onsite.
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: Adequate area is proposed onsite to provide the required 2 spaces per
lot. Compliance with this requirement would be verified at the time of Building Permit
review.
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 for short plats.
Lots shall be configured to achieve both of the following:
DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
City of Renton Department of Community & Economic Development
38th Street Short Plat
Administrative Report & Decision
LUA18-000683, SHPL-A, ERC, MOD
Report of June 21, 2019 Page 10 of 21
D_38th_Short_Plat_Admin_Report_FINAL
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: See FOF 18 Drainage.
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 facade 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.
Compliant if
condition of
approval is
met
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. The primary entries of the homes on Lots 1-3 would be oriented towards
Lincoln Ave NE and the primary entries of the homes on Lots 4 and 5 would be oriented
towards NE 38th St. Staff recommends, as a condition of approval, that a note to this
effect be recorded on the face of the final short plat.
Compliance
not yet
demonstrated
Facade 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 facades visible from the street, or
2. At least two feet (2') offset of second story from first story on one street facing
facade.
DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
City of Renton Department of Community & Economic Development
38th Street Short Plat
Administrative Report & Decision
LUA18-000683, SHPL-A, ERC, MOD
Report of June 21, 2019 Page 11 of 21
D_38th_Short_Plat_Admin_Report_FINAL
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 facades 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: N/A
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 facade. If masonry siding is used, it shall wrap the corners
no less than twenty four inches (24").
DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
City of Renton Department of Community & Economic Development
38th Street Short Plat
Administrative Report & Decision
LUA18-000683, SHPL-A, ERC, MOD
Report of June 21, 2019 Page 12 of 21
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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
Compliant if
conditions of
approval are
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: As discussed in the ERC Report (Exhibit 1) the project site is mapped
with erosion hazard areas, landslide hazard areas, sensitive slopes, and protected
slopes. Two SEPA mitigation measures were adopted for the development of the
proposal, one required compliance with the geotechnical report during project
construction and the other required a 25-foot buffer and 15-foot building setback from
the edge of the protected slope area. The protected slope and required buffer would be
required to be protected within a Native Growth Protection Tract. The tract is required
to include signage and a split rail fence. Staff recommends, as a condition of approval,
that the protected slope and required buffer be protected within a Native Growth
Protection Tract and that the boundary of the tract be delineated with a split rail fence
and signage. A fencing and signage detail shall be submitted at the time of construction
permit review for review and approval by the Current Planning Project Manager.
Fencing and signage shall be installed prior to the recording of the short plat.
Additionally, the applicant shall ensure that future homeowners understand their
responsibility for ownership and maintenance of the tree protection tract and new
landscaping within the stormwater tract, therefore staff recommends the applicant
submit Homeowner’s Association (HOA) documents prior to recording the short plat
document that outline the responsibility for ownership and maintenance for
maintaining the tracts, protected trees, landscaping, fencing, and signage. The
applicant shall also submit permanent and irrevocable deed restrictions on the tracts
that prohibits future development. The HOA documents and deed restrictions shall be
reviewed and approved by the Current Planning Project Manager prior to recording
with the King County Recorder’s Office with the short plat.
17. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060 in order to modify
the frontage improvement requirements abutting the N 38th Street frontage. The applicant is proposing
the following modifications: Install half street improvements which include two 10-foot drive
lanes, curb/gutter, 8-foot wide landscape strip, and a 5-foot wide sidewalk from the intersection
of Lincoln Avenue NE to the mid-point of Lot 4 or just west of the existing private access drive on
the north side of the street; between the end of the above noted half street improvements and
the front pedestrian access to the Lot 5, install 5-foot wide sidewalk, 8-foot landscape strip, and
additional natural landscaping area; and west of the front pedestrian access to Lot 5, maintain
DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
City of Renton Department of Community & Economic Development
38th Street Short Plat
Administrative Report & Decision
LUA18-000683, SHPL-A, ERC, MOD
Report of June 21, 2019 Page 13 of 21
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the existing steep slopes, trees, drainage swale, and due use maintenance and soft surface
walkway. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-
250.D.2, if all conditions of approval are met. Therefore, staff is recommending approval of the requested
modification, subject to conditions as noted below:
Compliance Street Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these
policies and objectives.
Staff Comment:
The Community Design Element has applicable policies listed under a separate section
labeled Promoting a Safe, Healthy, and Attractive Community. These policies address
walkable neighborhoods, safety, and shared uses. The intent of the policies are to
promote new development with walkable places that support grid and flexible grid street
and pathway patterns, and are visually attractive, safe, and healthy environments. The
requested street modification is consistent with these policy guidelines.
b. Will meet the objectives and safety, function, appearance, environmental
protection, and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment:
The City’s Public Works Transportation section and Economic Development section have
reviewed N 38th Street and the surrounding area and have determined that the modified
Residential Access street section is more suitable for the portion of N 38th Street adjacent
to the site given that the City does not intent to extend this roadway west due to the
existing steep slopes west of proposed Lot 5. The modified residential access street
section will conform to the design criteria outlined by the Transportation section.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment:
The modified street section will maintain existing access for the adjacent properties and
does appear to affect other adjacent properties.
d. Conforms to the intent and purpose of the Code.
Staff Comment:
This modification provides a safe pedestrian and vehicle route for the proposed project
and the surrounding area.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: See comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: See comments under criterion ‘c’.
DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
City of Renton Department of Community & Economic Development
38th Street Short Plat
Administrative Report & Decision
LUA18-000683, SHPL-A, ERC, MOD
Report of June 21, 2019 Page 14 of 21
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18. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The
proposal is consistent with the following subdivision regulations if all conditions of approval are complied
with:
Compliance Subdivision Regulations and Analysis
Compliant if
condition of
approval is
met
Access: Each lot must have access to a public street or road. Access may be by a shared
driveway per the requirements of RMC 4-6-060 Street Standards.
Shared driveways may be allowed for access to four (4) or fewer residential lots,
provided:
a. At least one of the four (4) lots abuts a public right-of-way and the street frontage of
the lot is equal to or greater than the lot width requirement of the zone;
b. The subject lots are not created by a subdivision of ten (10) or more lots;
c. A public street is not anticipated by the City of Renton to be necessary for existing or
future traffic and/or pedestrian circulation through the short subdivision or to serve
adjacent property;
d. The shared driveway would not adversely affect future circulation to neighboring
properties;
e. The shared driveway is no more than three hundred feet (300') in length; and
f. The shared driveway poses no safety risk and provides sufficient access for
emergency vehicles and personnel.
Shared driveways shall be within a tract; the width of the tract and paved surface shall
be a minimum of sixteen feet (16'); the Fire Department may require the tract and
paved surface to be up to twenty feet (20') wide.
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: Vehicular access to all lots would be provided via Tract A. Tract A would
function as an alley for Lots 1-3 and Lots 4 and 5, and would function as a shared
driveway for Lots 6-8, which would have front yards oriented towards the private
access.
To accommodate emergency access, Tract A is required to have a minimum width of 20
feet. The applicant has proposed to widen Tract A to 26 feet in width along the east side
of Lot 4 to accommodate visitor parking. In addition, Tract A is proposed to have a width
of 24 feet along the eastern boundary of Lot 6. Shared driveways/alley tracts are not
required to provide a curb, however to protect the side yard area along the eastern side
of Lot 4 from vehicular parking, staff recommends, as a condition of approval that a
curb be provided within Tract A along the east property line of Lot 4. Furthermore, there
appears to be areas where the alley or shared driveway could be reduced in width as
the 20 feet is not necessary for fire access. As such, staff recommends as a condition of
approval that a minimum width necessary be provided for the Shared driveway/alley to
accommodate parking, emergency access, and vehicular access. The shared
driveway/alley design shall be reviewed and approved as a part of the construction
permit application. Maintenance of Tract A and all other common improvements within
the proposed short plat shall be the responsibility of the individual home owners. Staff
recommends, as a condition of approval, that a Home Owners Association be
DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
City of Renton Department of Community & Economic Development
38th Street Short Plat
Administrative Report & Decision
LUA18-000683, SHPL-A, ERC, MOD
Report of June 21, 2019 Page 15 of 21
D_38th_Short_Plat_Admin_Report_FINAL
established prior to the recording of the short plat for the maintenance of all common
improvements within the subdivision.
N/A
Blocks: Blocks shall be deep enough to allow two (2) tiers of lots.
Staff Comment: Not applicable, no blocks are proposed. Projects are exempt from block
depth regulation when the location and extent of environmental constraints prevent a
standard plat land configuration.
Lots: The size, shape, orientation, and arrangement of the proposed lots comply with
the requirements of the Subdivision Regulations and the Development Standards of the
R-8 zone and allow for reasonable infill of developable land.
All of the proposed lots shall meet the requirements for minimum lot size, depth, and
width.
Width between side lot lines at their foremost points (i.e., the points where the side lot
lines intersect with the street right-of-way line) shall not be less than eighty percent
(80%) of the required lot width except in the cases of (1) pipestem lots (or flag lot),
which shall have a minimum width of twenty feet (20') and (2) lots on a street curve or
the turning circle of cul-de-sac (radial lots), which shall be a minimum of thirty five feet
(35').
No residentially zoned lot shall have a depth-to-width ratio greater than four-to-one
(4:1).
Pipestem lots may be permitted for new plats to achieve the minimum density within
the Zoning Code when there is no other feasible alternative to achieving the minimum
density.
Staff Comment: All proposed Lots as conditioned would comply with the minimum area
and dimensional requirements of the R-8 zone and would be rectangular in shape. As
previously discussed above, Lots 1-3 would be oriented to provide front yards and
primary entries for the single family residences along Lincoln Ave NE and Lots 4 and 5
would have front yards and primary building entries fronting on NE 38th St.
Streets: The proposed street system shall extend and create connections between
existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards.
Staff Comment: Lincoln Avenue NE is classified as a residential access street. Per RMC
4-6-060, the minimum right of way width for a residential access street is 53’. The
minimum paved roadway width is 26’ consisting of 2 – 10’ travel lanes and 1 – 6’ bike
lane. A 0.5’ curb, 8’ planter strip, and 5’ sidewalk are required along both sides of the
pavement.
Per the King County Assessor’s Map, the existing right of way width for Lincoln Avenue
NE adjacent to the site is approximately 60’. The existing Lincoln Avenue NE paved
roadway width adjacent to the site is approximately 24’ to 32’. There is no curb and
gutter, planter strip, or sidewalk along the project frontage. The majority of the
existing roadway lies in the western half of the right of way.
Installation of a 0.5’ curb, 8’ planter strip, and 5’ sidewalk will be required along the
frontage. The new curb adjacent to the project site shall be set 18.4’ west of the right
of way centerline. The 8’ planter and 5’ sidewalk should be installed directly behind
the curb. A right of way dedication of approximately 2’ will be required along the
project frontage to accommodate the frontage improvements.
DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
City of Renton Department of Community & Economic Development
38th Street Short Plat
Administrative Report & Decision
LUA18-000683, SHPL-A, ERC, MOD
Report of June 21, 2019 Page 16 of 21
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The offset of the frontage improvements and right of way dedication is required to
straighten out the roadway. The required roadway section for Lincoln Avenue NE is
consistent with the required roadway section for Carpenter Short Plat (LUA14-001200)
located to the south of this site.
NE 38th Street is classified as a residential access street. The existing right of way for
NE 38th Street is only partially improved along the project frontage. The existing
roadway width is approximately 24’ near the intersection with Lincoln Avenue NE. The
road curves within the right of way and serves as an access to the driveways of 1820
and 1825 NE 38th Street. Per the King County Assessor’s Map, the existing right off
way width for NE 38th Street adjacent to the site is approximately 60’.
A half residential access street will be required along the project’s NE 38th Street
frontage. Per RMC 4-6-060, the minimum right of way width for a half residential
access street is 35’. The minimum paved roadway width 20’ consisting of 2 – 10’ travel
lanes. A 0.5’ curb, 8’ planter strip, and 5’ sidewalk are required along the project
frontage. A modification was requested for the NE 38th St frontage along Lots 4 and 5
as well as along the western boundary of the project site, see FOF 17
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: The proposed lots are rectangular in shape and would be compatible
with the existing surrounding R-8 development.
19. 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 fees
are applicable at the rate of $829.77 per single-family unit. This fee is paid at time of
building permit issuance.
Schools: It is anticipated that the Renton School District can accommodate any additional
students generated by this proposal at the following schools: Hazelwood Elementary,
Risdon Middle School and Hazen High School. Any new students from the proposed
development would be bussed to their schools. Students attending all schools would be
bussed to school from the existing stop located approximately 0.2 miles to the north at
the intersection of Lincoln Avenue NE and Monterey Place NE. To walk to this bus stop,
students would walk to the north along the existing shoulder along Lincoln Avenue NE.
A School Impact Fee, based on new single-family lots, will 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. Currently the fee is assessed at $6,877.00
per single-family residence.
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.
DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
City of Renton Department of Community & Economic Development
38th Street Short Plat
Administrative Report & Decision
LUA18-000683, SHPL-A, ERC, MOD
Report of June 21, 2019 Page 17 of 21
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Storm Water: An adequate drainage system shall be provided for the proper drainage of
all surface water.
Staff Comment: The applicant submitted preliminary civil plans (Exhibit 9) and a Level 1
Drainage Report and Preliminary Storm Report, dated 9/20/2018, prepared by Preferred
Engineering, LLC (Exhibit 12) with the project application materials. The site falls within
the City’s Flow Control Duration Standard (Forested Conditions). The site falls within the
May Creek drainage basin. There are regulated slope, erosion hazard, and landslide
areas found along the western side of the property. Due to the steep slopes downstream
of the project, the project must comply with the Flood Problem Flow Control standard. If
stormwater is proposed to be discharged to the steep slope area then the project must
match the Flow Duration of pre-developed rates for Forested Conditions from 50% of
the 2-year up to the full 50-year flow, match Forested Site Conditions for the 2- and 10-
Year Peaks, and match Existing Site Conditions for the 100-Year Peaks.
On-site BMPs satisfying Core Requirement #9 will be required for the site and each
individual lots to the extent feasible. On-site BMPs shall be evaluated in order of
preference by feasibility as described in Section C.1.3 of the 2017 RSWDM. Final review
and approval of the lot BMPs will be evaluated during the review of the Building Permit
Application.
If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the
applicant will be required to provide basic water quality treatment. All proposed
stormwater facilities shall be designed in accordance with the current Renton Surface
Water Design Manual at the time of civil construction permit application. Separate
structural plans will be required to be submitted for review and approval under a separate
building permit for all proposed detention and/or water quality vaults. A storm water
vault is proposed to treat and detain surface water runoff generated by the proposed
development. To ensure that the proposed vault is located completely below grade, staff
recommends, as a condition of approval that the proposed stormwater vault be
constructed completely below grade.
The proposed flow control and/or water quality stormwater facility may be constructed
in the public right-of-way, provided it is privately maintained by the individual home
owners.
The development is subject to stormwater system development charges (SDCs) for the
new lots. The 2019 Surface water system development fee is $1,800.00 for each new lot.
The SDC that is current is due at the time of construction permit issuance.
Water: Water service is provided by the City of Renton. The site is in the Kennydale water
service area in the 320’ hydraulic pressure zone. The approximate static water pressure
is 71 psi at an elevation of 155’. Static water pressure varies based on topography. There
is an existing 12” water main east of the site in Lincoln Avenue NE that can provide 2,500
gallons per minute (gpm).
A minimum of 8” diameter water main extension will be required in NE 38th Street and
all private alleys in the development. The new 8” water mains should connect to the
existing 12” water main in Lincoln Avenue NE. The new water main(s) shall extend to the
southern boundary of the proposed subdivision.
The new lots shall be served by a new 1” water service with a 3/4" or 1” water meter. A
1” meter is required if the new home contains a fire sprinkler system. The sizing of the
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City of Renton Department of Community & Economic Development
38th Street Short Plat
Administrative Report & Decision
LUA18-000683, SHPL-A, ERC, MOD
Report of June 21, 2019 Page 18 of 21
D_38th_Short_Plat_Admin_Report_FINAL
meter) shall be in accordance with the most recent edition of the Uniform Plumbing
Code.
The development is subject to applicable water system development charges (SDC’s)
and meter installation fees based on the number and size of the meters for domestic
uses and for fire sprinkler use. The development is also subject to fees for water
connections, cut and caps, and purity tests. Current fees can be found on the City’s
website. Current fees will be charged at the time of construction permit issuance.
The SDC fee for water is based on the size of the new domestic water to serve the project.
The current water fee for a single 1-inch meter is $4,050.00 per meter.
Final determination of applicable fees will be made after the water meter size has been
determined. SDC fees are assessed and payable at construction permit issuance.
Sanitary Sewer: Sewer service is provided by the City of Renton. There is an existing 8”
sewer east of the site along the western frontage of Lincoln Avenue NE that flows from
south to north.
The existing on-site septic system serving the existing home shall be decommissioned in
accordance with King County Department of Health and City of Renton standards.
New 6” side sewers with a minimum slope of 2% connecting to the existing sewer main
in Lincoln Avenue NE will be required for all lots fronting Lincoln Avenue NE and lots
where a gravity connection is possible. Private utility easements will be needed for any
side sewer that passes through an adjacent lot prior to connecting to the existing sewer
main.
For lots where a gravity connection to the existing sewer main in Lincoln Avenue NE is
not possible, individual grinder pumps and force mains will be required for each lot.
The private force main should connect to a 6” sewer stub that is a minimum of 2% in
slope. Private utility easements will be needed for any force main or gravity side sewer
that passes through an adjacent lot prior to connecting to the existing sewer main.
The development is subject to a wastewater system development charge (SDC) fee. SDC
fee for sewer is based on the size of the new domestic water to serve the project. The
current sewer fee for a 1-inch meter install is $3,100.00 per meter. Each lot shall have a
separate meter.
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.
DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
City of Renton Department of Community & Economic Development
38th Street Short Plat
Administrative Report & Decision
LUA18-000683, SHPL-A, ERC, MOD
Report of June 21, 2019 Page 19 of 21
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5. The proposed short plat complies with the modification criteria as established by City Code provided all
advisory notes and conditions are complied with, see FOF 17
6. 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 18.
7. The proposed short plat complies with the street standards, as modified in FOF 17, and as established by
City Code, provided the project complies with all advisory notes and conditions of approval contained
herein, see FOF 18.
8. There are safe walking routes to the school bus stop, see FOF 19.
9. There are adequate public services and facilities to accommodate the proposed short plat, see FOF 19.
J. DECISION:
The 38th Street Short Plat and Modification, File No. LUA18-000683, SHPL-A, ERC, MOD, as depicted in Exhibit
4, is approved and is subject to the following conditions:
1. The short plat layout shall be revised to provide the minimum 80-foot depth required for Lots 4 and 5. A
revised short plat layout shall be provided to the Current Planning Project Manager for review and
approval at the time of Construction Permit review.
2. A Lot Line Adjustment, or other similarly approved method, shall be completed to remove the
encroachments from the neighboring property to the south prior to the recording of the final short plat.
3. A demolition permit shall be obtained and all required inspections completed for the removal of the
house, prior to the recording of the short plat.
4. A detailed landscape plan shall be submitted at the time of Construction Permit review for review and
approval by the Current Planning Project Manager.
5. A final tree retention/replacement plan shall be submitted at the time of construction review, for review
and approval by the Current Planning Project Manager. The final tree retention plan shall include an
additional 7 replacement trees on the project site.
6. The primary entries of the homes on Lots 1-3 shall be oriented towards Lincoln Ave NE and the primary
entries of the homes on Lots 4 and 5 shall be oriented towards NE 38th St. A note to this effect shall be
recorded on the face of the final short plat.
7. The protected slope and required buffer shall be protected within a Native Growth Protection Tract and
that the boundary of the tract be delineated with a split rail fence and signage. A fencing and signage
detail shall be submitted at the time of construction permit review for review and approval by the
Current Planning Project Manager. Fencing and signage shall be installed prior to the recording of the
short plat.
8. A curb bulb shall be provided within Tract A along the west property line of Lot 4.
9. A Home Owners Association shall be established prior to the recording of the short plat for the
maintenance of all common improvements within the subdivision. The HOA documents shall be
provided to the City for review and approval by the City Attorney and Current Planning Project Manager
prior to recording of the short plat.
DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
City of Renton Department of Community & Economic Development
38th Street Short Plat
Administrative Report & Decision
LUA18-000683, SHPL-A, ERC, MOD
Report of June 21, 2019 Page 20 of 21
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DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED on June 21, 2019 to the Owner/Applicant/Contact:
Owner: Applicant: Contact:
Sapphire, LLC
331 NW 78th St
Seattle, WA 98117
Emily Buchwalter
Medici Architects
11661 SE 1st St, Ste 200
Bellevue, WA 98005
Silvija Jakovlljevic
Medici Architects
11661 SE 1st St, Ste 200
Bellevue, WA 98005
TRANSMITTED on June 21, 2019 to the Parties of Record:
Alison Crompton
3623 Lincoln Ave NE
Renton, WA 98056
Doran and Tien Akutagawa
1820 NE 38th St
Renton, WA 98056
Gordon Donnell
7421 152nd Ct NE
Redmond, WA 98052
Greg and Anne Paskett
1826 NE 38th St
Renton, WA 98056
Ryan Davis
rwccorps@gmail.com
TRANSMITTED on June 21, 2019 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
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 July 5, 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.
EXPIRATION: The administrative short plat decision will expire two (2) years from the date of decision. A single
one (1) year extension may be requested pursuant to RMC 4-7-070.M.
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
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38th Street Short Plat
Administrative Report & Decision
LUA18-000683, SHPL-A, ERC, MOD
Report of June 21, 2019 Page 21 of 21
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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: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
38th Street Short Plat
Land Use File Number:
LUA18-000683, SHPL-A, ERC, MOD
Date of Report
June 21, 2019
Staff Contact
Jill Ding
Senior Planner
Project Contact/Applicant
Silvija Jakovlljevic
Medici Architects
11661 SE 1st St, Ste 200,
Bellevue, WA 98005
Project Location
1825 NE 38th St, Renton,
WA 98056
The following exhibits are included with the ERC report:
Exhibit 1: ERC Report
Exhibit 2: Colored Site Plan
Exhibit 3: Colored Landscape Plan
Exhibit 4: Preliminary Short Plat Map
Exhibit 5: Geotechnical Engineering Report, prepared by ZipperGeo, and dated October 12, 2018
Exhibit 6: Advisory Notes
Exhibit 7: Administrative Report and Decision
Exhibit 8: Public Comments and City Response
Exhibit 9: Preliminary Civil Plans
Exhibit 10: Tree Retention Worksheet
Exhibit 11: Arborist Report
Exhibit 12: Level 1 Drainage Report and Preliminary Storm Report, dated 9/20/2018, prepared by
Preferred Engineering, LLC
Exhibit 13: Modification Justification
DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
From: Jill Ding
Sent: Monday, April 01, 2019 12:14 PM
To: 'DORAN AKUTAGAWA'
Cc: Greg Paskett
Subject: RE: 38th Street Short Plat Project
Hi Doran,
Thank you for your comments, your comments have been added to the official file for consideration by
the decision maker and you have been added as a party of record for this project. We have been
meeting internally with regards to this project and recently met with the developer last week. Our
internal discussions regarding this project were delayed due to the snow in February, so I have given the
developer an additional 90 days to respond to the on hold notice. We have asked them to redesign the
project to ensure that the stormwater vault is located completely below grade. We have also asked
them to request a modification to our street standards so that the code required frontage
improvements to the west of their access off of N 38th Street are not required. This is due to the large
retaining walls that would be required for a “dead end street to nowhere”. In lieu of the required
frontage improvements at this location, we have requested that they provide parking within the project
to mitigate for on street parking that would have been provided as well as a public sidewalk along the
full frontage of the new homes along 38th Street. Once they have resubmitted those plans, a second
notice of application will be issued by the City with a second 14-day public comment period (you may
wish to provide additional comments during this second public comment period). No other revisions to
the layout of the project would be required at this time. You had a number of comments and questions
that I will attempt to address below:
1. Regarding the number/density of the new homes. This project site is located within the R-8
zone, which allows 8 dwelling units per acre on a minimum lot size of 5,000 square feet. The
project proposal would be reviewed for compliance with these standards that have been
adopted by the City Council.
2. All access to the proposed lots would be provided via the private access off of N 38th Street, as
the City would like to reduce the number of driveway access points off of Lincoln in this area.
3. The existing secondary fire dept. access would remain in its current configuration, it is not
required for this project and as such no changes or improvements are required per the Renton
Regional Fire Authority.
4. Street lighting is require as part of this project based on the City’s lighting standards outlined in
RMC 4-6-060I. Street lighting is based on illumination standards, which are typically review
during the Civil Construction Permit phase of the project by our Engineering Plan Reviewers,
however it is my understanding that a least one street light would be provided along 38th
Street.
5. Regarding your sewer question, it is my understanding from meeting with the applicant that
every effort would be made to reduce the number of sewer pumps to the proposed lots. Any
noise impacts would be similar or less than a heat pump or residential air conditioning unit.
There would be no odor.
If you have additional questions as this project moves forward, please feel free to contact me.
Thanks, EXHIBIT 8
DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
Jill Ding
Senior Planner
City of Renton
Community and Economic Development
6th floor
1055 S Grady Way
Renton, WA 98057
425-430-6598
jding@rentonwa.gov
From: DORAN AKUTAGAWA [mailto:takutaga@msn.com]
Sent: Monday, December 24, 2018 2:09 PM
To: Jill Ding <JDing@Rentonwa.gov>
Cc: Greg Paskett <greg.paskett@avanade.com>
Subject: Re: 38th Street Short Plat Project
Hellow Again Jill,
I forgot to enclose the site plan annotated with my comments. Here it is attached.
Thanks Again,
Doran Akutagawa
From: DORAN AKUTAGAWA
Sent: Monday, December 24, 2018 9:05 AM
To: jding@rentonwa.gov
Cc: Greg Paskett
Subject: 38th Street Short Plat Project
Hello Jill,
My name is Doran Akutagawa, and my wife Tien and I live at 1820 NE 38th St, Renton, WA
98056, and are directly adjacent to 38th Street Short Plat project under review by the City of Renton.
Thank You so much for considering our input regarding this new project under review.
I have looked over the 38th Street Short Plat project submittal documents. First let me say, that I like
the general idea of the new homes being built adjacent to our home, but there are some details I have
concerns about. Most of these concerns have already been expressed to William “Ford” Harris, who
previously initiated conversations with the Paskett’s and I regarding their plans, and Lead Developer
Cameron Damskov.
DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
1. We share Alison Crompton’s concern regarding the number and density of homes that are
planned for the development. Eight homes on lots from 5,000 square feet to 6,522 square feet is
much higher density than the rest of the surrounding neighborhood. And the impact to amount of
traffic on NE 38th St. and parking on NE 38th St. is a big concern.
2. The P_Site_Plan_181119_v1.pdf document shows that the only entry/exit point to the
development is via NE 38th St. which will more than triple the existing of traffic and parking on this
one street. I would like a second entry/exit point to the development be strongly considered via
Lincoln Ave NE. At a minimum, during construction a second entry/exit point should be
considered for construction work vehicles and heavy equipment, possibly by phasing the
construction of homes.
3. The construction of the new homes directly adjacent to the south side our home negatively
impacts the privacy and the availability of parking areas available for our guests. We would feel
better about this if the City of Renton would consider removing the east-most (first) tree along the
south side of our house freeing up some parking space. This is a city tree that has not been
properly maintained and its braches overhang our house, and drops debris on our roof that clogs
our gutters continuously. The third tree starting from the east is also a city tree that is growing
very large and the large roots are ruining our fence and lawn. Removal of these two trees would
make us feel much better about the other negative impacts to the south side of the house.
4. We are very concerned about access to our residences during the time the site is under
construction, particularly when NE 38th street is torn up to improve it. We want to ensure there will
always be passenger and emergency vehicle access to our homes during this construction. Will
the city consider opening up and improving the lower portion of NE 38th St. leading to Jones Ave
NE during this time period? We like the fact that the road is closed off now, but it might be a
better option during the time when NE 38th St. is torn up. The
“CM_Construction_Mitigation_Description_181119_v1.pdf document does not appear to address
this.
5. I‘m very concerned about the huge size of the vault area for the storm water storage shown in the
plan. If this is above ground as the vault as in the Monterey Meadows development along
Monterey Place , or the one in the Carpenter Short Plat on the opposite side of the development
in front of Alison Crompton’s house, that would be a very unsightly view from our home. We
would like this vault to be completely below ground. We are also concerned about the impact to
our property during the time the earth is being excavated for the storm water vault and where the
water from the vault will exit so as not to create erosion and destabilize the hillside.
6. I have a concern that there may be a sewage pump located in the same area as the vault that
could result in pump noise in the area adjacent to our house. Where is the sewage pump going to
be located and will it create audible noise? If so, we would like to have that minimized.
7. It seems like there should be a street light on at least the corner as shown in the attached
commented site plan because the area is very dark at night. We would really appreciate it if that
were considered.
Jill, Thank You for considering our input on the 38th Street Short Plat project. We really appreciate it.
Thanks and Best Regards,
Doran and Tien Akutagawa
1820 NE 38th St.
Renton, WA 98056
Home: 425-227-4179
Cell: 206-595-3250
Email: takutaga@msn.com
DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
From: Jill Ding
Sent: Wednesday, December 05, 2018 6:57 AM
To: 'Alison Crompton'
Subject: RE: 38th street short plat
Alison,
Thank you for your comments, you have been added as a party of record for this project and your
comments have been added to the official land use file for consideration by the decision maker. You
expressed concerns regarding the number of trees to be removed as well as the number of new lots
proposed, these are both items that the City will consider during its review of the project. Please find a
link to the project file below, you will find in the Submittal Documents folder access to all the
information the applicant has submitted to the City regarding this proposal:
https://edocs.rentonwa.gov/documents/1/fol/1325130/Row1.aspx
Thanks,
Jill Ding
Senior Planner
City of Renton
Community and Economic Development
6th floor
1055 S Grady Way
Renton, WA 98057
425-430-6598
jding@rentonwa.gov
From: Alison Crompton [mailto:acrompton44@gmail.com]
Sent: Tuesday, December 04, 2018 3:11 PM
To: Jill Ding <JDing@Rentonwa.gov>
Subject: 38th street short plat
Hi Jill,
Can you send me the latest plan submitted for the 38th street short plat? I have gone out to the
City of Renton Document Website but I only seem to be able to get to the Project Description
that was included in the Hot Pink notice attached the sign by the property.
Please also add me to the distribution list regarding updates for this development.
DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
Can you also share whether the various reports requested - Arborist, environmental, Drainage,
environmental, etc. have just been requested or have those been completed? Is it possible to see
the reports?
The Project Description states that only 17/102 trees on the lot will be preserved. I just lived
through this with the Carpenter Short Plat where they scraped the entire lot which was full of
mature trees and only preserved 3 sets of trees adjacent to Lincoln Ave. They then planted a
handful of barely 2" diameter trees directly under the power line parallel to Lincoln Ave.
38th Street Short Plat is also full of beautiful mature trees, especially on the east side as the
property slopes to the drop off as well on the south side where the private drive for carpenter
short plat and my property traverses. All of those trees create a natural border as well as natural
fence between the properties. It would be tragedy to allow the developer to take all of those
down and not replace them or replace them with trees that will take 30-40 years to reach the
maturity of what is there today. I spoke with someone at City of Renton recently that told me that
the City was taking a firmer stand with developers to NOT allow them to scrape the land for their
convenience but rather require them to find a way to preserve as many large, mature trees as
possible as those trees are essentially irreplaceable. I am hoping that is true but 17 out of 102
trees doesn't sound like that.
Currently, the view from my property is a beautiful line of mature trees all lining the south
border of the 38th Street Short plat. When I bought my property, I did not expect that all of those
beautiful trees would be leveled and replaced with a higher density, 2 story, 8 unit development
which will absolutely devalue and destroy the privacy and pristine nature of my property.
- How can I find out what trees exactly are identified to be kept?
- Is there any way to require the developer to not remove the mature trees at least around the
outer boundary/perimeter of the short plat? This would at least preserve the view and privacy for
the surrounding neighbors and certainly would be the best thing for my property and the new
proposed homes that are currently identified to be literally 20' from my driveway.
Lastly, I am concerned about the proposal for 8 units. This neighborhood actually is populated
with larger homes on nice size lots. The Newcastle Ridge development just west of the 38th
street short plat is the ONLY higher density development in the area. Even the new homes that
are nearing completion just further west and north of Newcastle Ridge are on larger lots. And the
homes all along Lincoln Ave NE and south of 38th street are also on larger lots.
8 units on lots that are 5000-6500 sq ft is inconsistent with the overall look and feel of the entire
neighborhood. It will only be similar to Newcastle Ridge which already was inconsistent with
the neighborhood. While all of the surrounding neighbors recognize these large lots owned by
older homeowners are being bought by developers, we all hoped that any development would be
consistent with the adjacent homes instead of just an opportunity for developers to maximize
their profits by cramming as many houses as possible on the land. It will also increase the impact
to the adjacent neighbors from a parking and traffic perspective. Lincoln ave NE as well as what
is proposed for the neighborhood are not overly wide streets. With a density of 8 units assuming
at least 2-3 occupants per home, we will go from 1 car to 16-24 cars regarding traffic and
DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
additional street parking. The 3 homes approved for the Carpenter Short Plat seems like an
consistent number and lot size for the area. It maintains the look and does not dramatically
impact the traffic in any way. The proposal for the 38th Street Plat is not that way.
Regardless of whether they can "fit" 8 homes on that plat, please consider the surrounding
neighborhood. The rest of us who live adjacent to the property bought our homes relatively
recently. We plan on living in our homes for a long time. We care tremendously what happens to
this short plat as it directly affects each one of us. None of us expected to now have 8 units
across the street from us completing changing the value and dynamic of our property and the
area. We are excited about new, lovely homes that have the potential to maintain the aesthetic of
the area while preserving what we have.
I strongly encourage you to reduce the number of homes that are approved for this short plat so
that it is consistent with carpenter short plat, the homes directly across the street on 38th street
and myself. I hope that you can support the homeowners over the developer as you consider
plans for the short plat.
Thank you so much for your support,
Alison Crompton
3623 Lincoln Ave NE
Renton, WA 98056
DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
From: Jill Ding
Sent: Monday, April 01, 2019 12:00 PM
To: 'g.paskett@comcast.net'
Cc: anne.paskett@comcast.net; takutaga@msn.com
Subject: RE: Project Number_LUA18-000683 - Paskett Input and Feedback
Hi Greg,
I typically move comments into the project file once I have provided a response, again typically towards
the end of my review process, however since you have asked I will provide my response to your
comments at this time. We have been meeting internally with regards to this project and recently met
with the developer last week. Our internal discussions regarding this project were delayed due to the
snow in February, so I have given the developer an additional 90 days to respond to the on hold notice.
We have asked them to redesign the project to ensure that the stormwater vault is located completely
below grade. We have also asked them to request a modification to our street standards so that the
code required frontage improvements to the west of their access off of N 38th Street are not required.
This is due to the large retaining walls that would be required for a “dead end street to nowhere”. In lieu
of the required frontage improvements at this location, we have requested that they provide parking
within the project to mitigate for on street parking that would have been provided as well as a public
sidewalk along the full frontage of the new homes along 38th Street. Once they have resubmitted those
plans, a second notice of application will be issued by the City with a second 14-day public comment
period (you may wish to provide additional comments during this second public comment period). No
other revisions to the layout of the project would be required. All access to the proposed lots would be
provided via the private access off of N 38th Street, as the City would like to reduce the number of
driveway access points off of Lincoln in this area. The existing secondary fire dept. access would remain
in its current configuration, it is not required for this project and as such no changes or improvements
are required per the Renton Regional Fire Authority. Street lighting is require as part of this project
based on the City’s lighting standards outlined in RMC 4-6-060I. Street lighting is based on illumination
standards, which are typically review during the Civil Construction Permit phase of the project by our
Engineering Plan Reviewers, however it is my understanding that a least one street light would be
provided along 38th Street.
Regarding your sewer question, it is my understanding from meeting with the applicant that every effort
would be made to reduce the number of sewer pumps to the proposed lots. Any noise impacts would be
similar or less than a heat pump or residential air conditioning unit. There would be no odor.
Regarding your questions regarding the retaining walls, many of these questions would be addressed as
part of the Civil Construction Permit review, which occurs after preliminary short plat approval is
granted. The retaining walls would be designed in accordance with adopted City standards and
regulations. I would encourage you to work directly with the developer with regards to landscaping
and/or the design of the wall.
Please let me know if you have additional questions.
Thanks,
DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
Jill Ding
Senior Planner
City of Renton
Community and Economic Development
6th floor
1055 S Grady Way
Renton, WA 98057
425-430-6598
jding@rentonwa.gov
From: g.paskett@comcast.net [mailto:g.paskett@comcast.net]
Sent: Thursday, March 28, 2019 5:24 PM
To: Jill Ding <JDing@Rentonwa.gov>
Cc: anne.paskett@comcast.net; takutaga@msn.com; g.paskett@comcast.net
Subject: FW: Project Number_LUA18-000683 - Paskett Input and Feedback
Hi Jill,
It’s been a few months since the project has been put on hold while the developers made adjustments
to their plans requested by the City of Renton.
I was looking through documentation for the project available online and noticed that the comments
from Doran/Tien Akutagawa and myself (Greg/Anne Paskett) have not been posted to the project
folder. Is there a reason that they haven’t been posted there?
I also read the “On Hold” Notice and it states that the required changes to the plan must be submitted
by March 21, 2019. Have they submitted their revised plans or did the date get moved out?
Thanks,
Greg Paskett
From: Jill Ding <JDing@Rentonwa.gov>
Date: January 22, 2019 at 6:57:44 AM PST
To: "'g.paskett@comcast.net'" <g.paskett@comcast.net>
Cc: 'Anne Paskett' <anne.paskett@comcast.net>, 'DORAN AKUTAGAWA'
<takutaga@msn.com>
Subject: RE: Project Number_LUA18-000683 - Paskett Input and Feedback
Greg,
Yes, your comments have been received, you will receive a response once the City has
completed its review of this project. Right now the project in on hold waiting for
revisions from the developer.
DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
Thanks,
Jill
From: g.paskett@comcast.net [mailto:g.paskett@comcast.net]
Sent: Sunday, January 20, 2019 10:10 PM
To: Jill Ding <JDing@Rentonwa.gov>
Cc: 'Anne Paskett' <anne.paskett@comcast.net>; 'DORAN AKUTAGAWA'
<takutaga@msn.com>; 'Greg Paskett' <g.paskett@comcast.net>
Subject: RE: Project Number_LUA18-000683 - Paskett Input and Feedback
Importance: High
Hi Jill,
I would like to confirm that you received the couple emails below from me regarding
Project Number_LUA18-000683? Looking through the project documentation folder, I
don’t see the emails posted. I just want to be sure my questions and concerns are part
of the project record.
1. Assume that you received them, when would I expect answers to my questions
and concerns?
2. Could you please provide status on the project?
Thanks,
Greg
From: g.paskett@comcast.net <g.paskett@comcast.net>
Sent: Tuesday, December 25, 2018 11:36 AM
To: jding@rentonwa.gov
Cc: 'Anne Paskett'; 'DORAN AKUTAGAWA'; 'Greg Paskett'
Subject: RE: Project Number_LUA18-000683 - Paskett Input and Feedback
Hi Jill,
The project site folder did come back online and I was able to access the
documents. Here’s a couple of additional questions highlighted in yellow related to my
points down below.
2. Although NE 38th St. is blocked off at both ends by locking gate, it has been
required as a secondary access point for Jones Rd. by the fire department. Has
that changed and is no longer needed?
a. I may not be reading the diagrams correctly, but it does look like the fire
road will continue down to Jones. Will the developer be responsible for
cleaning up the fire road of downed trees and make the road passable
for fire equipment?
DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
3. The huge size of the vault area for storm water storage shown in the plan is very
concerning. We had been told by William “Ford” Harris that this vault would be
completely below ground. I cannot tell from the plan if this is true? Will the vault
be re-enforced so that fire trucks and equipment to travel over if NE 38th St.
continues as a secondary access point for the fire department?
a. I cannot tell from the diagrams if the vault is completely below
ground. Looking at file P_Colored_Landscape_Plan_181119_v1, it
seems the top/North edge and left/West edge of the vault may be
exposed. If the vault is exposed at those locations, I would like to
request that soil and landscaping plants be used to cover the exposed
concrete,
I’ve also include a .PDF with a few of my proposals added to a couple of diagrams
submitted by the developer for a visual aid.
Please let me know if you have any questions or concerns regarding our feedback.
Thanks,
Greg
From: g.paskett@comcast.net <g.paskett@comcast.net>
Sent: Monday, December 24, 2018 1:44 PM
To: jding@rentonwa.gov
Cc: 'Anne Paskett' <anne.paskett@comcast.net>; 'DORAN AKUTAGAWA'
<takutaga@msn.com>; 'Greg Paskett' <g.paskett@comcast.net>
Subject: Project Number_LUA18-000683 - Paskett Input and Feedback
Hello Jill,
My name is Greg Paskett, and my wife Anne, daughter Emma and son Levi live at 1826
NE 38th St, Renton, WA 98056 and are directly adjacent to 38th Street Short Plat project
under review by the City of Renton. Thank you so much for considering our input
regarding this new project under review.
I have looked over some the 38th Street Short Plat project submittal documents. I’m
waiting for the Project Documentation Folder to come back online to complete the
documentation review. We welcome the development and believe it will benefit our
area. I do have concerns regarding different aspects of the development. Most, if not all
of these concerns, questions and requests have been communicated to William “Ford”
Harris, developer who previously initiated conversations with the Akutagawa’s and I over
the summer regarding their plans. Communication by William “Ford” Harris has been
consistent, mostly around the submittal process. We’ve had very few concrete answers
from him regarding our questions and concerns of the project.
1. The P_Site_Plan_181119_v1.pdf document shows that the only entry/exit point
to the development is via NE 38th St. which will more than triple the existing of
traffic and parking on this one street. I would like a second entry/exit point to the
DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
development be strongly considered via Lincoln Ave NE. At a minimum, during
construction a second entry/exit point should be considered for construction work
vehicles and heavy equipment, possibly by phasing the construction of homes.
2. Although NE 38th St. is blocked off at both ends by locking gate, it has been
required as a secondary access point for Jones Rd. by the fire department. Has
that changed and is no longer needed?
3. The huge size of the vault area for storm water storage shown in the plan is very
concerning. We had been told by William “Ford” Harris that this vault would be
completely below ground. I cannot tell from the plan if this is true? Will the vault
be re-enforced so that fire trucks and equipment to travel over if NE 38th St.
continues as a secondary access point for the fire department?
4. We have a concern that there may be a sewage pump located in the same area
as the vault that could result in pump noise in the area adjacent to our house.
Where is the sewage pump going to be located and how often will the pump be
run? I assume the pump will it create audible noise, will that noise be minimized
in some way? Will the pump produce a sewer odor, if so, will that odor be
minimized in some way?
5. We would like to see the sidewalk in front of our property along Lincoln be
extended to the new 38th Street, is that the plan? In doing so, it would provide a
continuous sidewalk between new properties along Lincoln.
6. We would like the street lamp that is on the corner of Lincoln and 38th St. to
continue to be there and/or moved from its current spot if necessary due to the
construction of the sidewalk or retaining wall.
7. Regarding the retaining wall that will be constructed next to our property line
along 38th St.
· Could you provide additional details regarding the wall, including height,
width and planting area of each step on the retaining wall?
· What will the wall be constructed of and will we have input in the
construction material and/or possible design of face of the wall to lessen
the visual impact of the wall from our house?
· We would like to see the retaining wall wrapped around the corner of 38th
St and Lincoln to the current retaining wall that supports the fire
hydrant. This addition to the current retaining wall will support the
sidewalk along Lincoln.
· Will there be any type of railing used above the retaining wall either on
38th St. or Lincoln?
· Will we be able work with developer to choose the landscape
plants that will be planted for the staircase wall?
· How will the plants in the staircase wall be watered and who will be
responsible for their maintenance? Since the plants will have a visual
and financial impact to our home and property, I would like to take
responsibility for their maintenance. I would like to request that the
developer install an irrigation/watering system that can be connected to
our water service at 1826 NE 38th St.
· Will the planter strips with trees and plants that surround the proposed
38th Street Short Plat project be maintained by the developer and/or
DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
development association? Will these planter strips have irrigation/water
system?
· We have seen that plants and trees put in by the developer die during or
shortly after construction is complete. We’re worried about the long-term
maintenance of these areas.
· We would like to remove some of the current landscape plants and trees
before wall construction then replant in other areas. I would like it notes
so that we can work with developer to coordinate when the plant/tree
removal should be done.
· We would like all 5 of the large fir trees that are on Renton City (RW)
property, between our property line and the staircase retaining wall
removed as part of the wall build. A couple of the trees are not healthy,
and I suspect that the tree roots would be damaged during wall
construction. Those trees are a hazard to life and property. The
attached photo is one of the trees that broke in half during the wind storm
on Dec 20, 2018.
8. We would like to see at least 1 if not 2 or 3 streetlamps added to the shared
driveway plan. I would suggest at a minimum that a street lamp be put in at the
west side of the new shared driveway road into the development off 38th
Street. We’re concerned about street safety and consistency of street lighting in
the area.
9. We’re concerned about the 38th Street access to our driveway during
construction along with the timing/schedule of permanent paving of the new 38th
Street. How can you help mitigate or reduce impact?
10. Do we continue to work with you as the development starts construction? I’m
assuming various other issue or construction issues/problems will arise and I
want to be sure who we contact at the city to help solve and/or mitigate?
Thank you for considering our input on the 38th Street Short Plat project. We really
appreciate it.
Thanks and Best Regards,
Greg and Anne Paskett
1826 NE 38th St.
Renton, WA 98056
Cell: 206-661-1804
Email: g.paskett@comcast.net
DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
From: Jill Ding
Sent: Thursday, December 20, 2018 10:26 AM
To: 'Ryan Crompton'
Subject: RE: 38th Street Short Plat
Ryan,
Thank you for your comments, you have been added as a party of record for this project and your
comments have been included in the official file for consideration by the decision maker. During our
review, we will look at the sizes and dimensions of the proposed lots to ensure that compliance with the
R-8 standards have been met. For your information, within the R-8 zoning designation a minimum lot
size of 5,000 sq. ft. is required. Corner lots are required to have a minimum width of 60 feet and interior
(non-corner) lots are required to have a minimum width of 50 feet. All lots are required to have a
minimum depth of 80 feet. Regarding tree retention, our tree retention regulations require the
retention of 30 percent of significant trees (trees with a minimum diameter if 6 inches). If it is
impractical for the applicant to retain 30 percent of onsite significant trees, then our regulations require
that these trees be replaced with 6 trees per tree that is removed.
The entire land use file is available for your review at the following link:
https://edocs.rentonwa.gov/documents/1/fol/1325130/Row1.aspx
Thanks,
Jill Ding
Senior Planner
City of Renton
Community and Economic Development
6th floor
1055 S Grady Way
Renton, WA 98057
425-430-6598
jding@rentonwa.gov
From: Ryan Crompton [mailto:rwccorps@gmail.com]
Sent: Monday, December 17, 2018 10:31 PM
To: Jill Ding <JDing@Rentonwa.gov>
Subject: 38th Street Short Plat
Hello,
I saw the sign posted that this single house plot was going to be redeveloped into a 8 units. I have
some concerns about this as that seems like too many houses for how big the lot is. I'm also
DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
worried that many of the large, old growth trees that are on the lot will be cut down for this
project. Climate change is constantly in the news and is a real concern for a lot of us up here in
the Pacific Northwest. I would hope that the city would be giving some consideration to ensuring
that as many of these large trees are kept to keep both the air clean and the natural beauty of the
area. My last concern is about construction impacts. I live just to the south in the LaCrosse
neighborhood and have had to deal with the construction impacts on the lot just south of this one
for the last year and a half. It was an unpleasant experience and no one seemed to be regulating
them. Hopefully the city can take my concerns into consideration and find a solution that works
for all parties.
Sincerely,
Ryan Davis
DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
VICINITY MAPSITE ADDRESS:1825 NE 38th StRENTON, WA 98056SITESHEET INDEX123456789* * * * *COVER SHEET & EXISTING FEATURES* * * * *GRADING PLANDEVELOPER/CLIENT:ENGINEER:ARCHITECT:GEOTECHNICAL:SURVEY NOTES:LEGAL DESCRIPTIONNOTESSURVEY LEGEND* * * * *DRAINAGE PLAN* * * * *ROADWAY PLAN* * * * *LINCOLN PLAN & PROFILE* * * * *38TH PLAN & PROFILE* * * * *SITE SECTIONS* * * * *JOINT USE DWY - N/S PLAN & PROFILE* * * * *JOINT USE DWY - E/W PLAN & PROFILE* * * * *PLAT GEOMETRICS10* * * * *SEWER & WATER PLAN11EXHIBIT 9RECEIVED05/06/2019 jdingPLANNING DIVISIONDocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
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LINCOLN AVE NE PROFILELINCOLN AVE NE IMPROVEMENTSLINCOLN AVE NE FRONTAGE IMPROVEMENTDocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
NE 38TH ST PROFILENE 38TH ST IMPROVEMENTSNE 38TH ST FRONTAGE IMPROVEMENTDocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
JOINT USE DWY - SOUTH TO NORTH - PLANJOINT USE DWY - SOUTH TO NORTH - SECTIONJOINT USE DWY - SOUTH TO NORTH - PROFILEDocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
JOINT USE DWY - WEST TO EAST - PROFILEJOINT USE DWY - WEST TO EAST - PLANJOINT USE DWY - WEST TO EAST - IMPROVEMENTDocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
SITE SECTION BSITE SECTION ADocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
TREE RETENTION WORKSHEET
Planning Division
1055 South Grady Way-Renton, WA 98057
Phone: 425-430-7200 | www.rentonwa.gov
1.Total number of trees over 6” diameter1, or alder or cottonwood
trees at least 8” in diameter on project site trees
2.Deductions: Certain trees are excluded from the retention calculation:
Trees that are dangerous2 trees
Trees in proposed public streets trees
Trees in proposed private access easements/tracts trees
Trees in critical areas3 and buffers trees
Total number of excluded trees: trees
3.Subtract line 2 from line 1:trees
4.Next, to determine the number of trees that must be retained4, multiply line 3 by:
0.3 in zones RC, R-1, R-4, R-6 or R-8
0.2 in all other residential zones
0.1 in all commercial and industrial zones trees
5.List the number of 6” in diameter, or alder or cottonwood trees
over 8” in diameter that you are proposing5 to retain4:trees
6.Subtract line 5 from line 4 for trees to be replaced:
(if line 6 is zero or less, stop here. No replacement trees are required) trees
7.Multiply line 6 by 12” for number of required replacement inches:inches
8.Proposed size of trees to meet additional planting requirement:
(Minimum 2” caliper trees required for replacement, otherwise enter 0)inches per tree
9.Divide line 7 by line 8 for number of replacement trees6: (If remainder is .5 or greater, round up to the next whole number) trees
1 Measured at 4.5’ above grade. 2 A tree certified, in a written report, as dead, terminally diseased, damaged, or otherwise dangerous to persons or property by a licensed
landscape architect, or certified arborist, and approved by the City. 3 Critical areas, such as wetlands, streams, floodplains and protected slopes, are defined in RMC 4-3-050. 4 Count only those trees to be retained outside of critical areas and buffers. 5 The City may require modification of the tree retention plan to ensure retention of the maximum number of trees per RMC 4-4-130H7a. 6 When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least
six feet (6') tall, shall be planted. See RMC 4-4-130.H.1.e.(ii) for prohibited types of replacement trees.
1
H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Tree Retention Worksheet.docx 08/2015
EXHIBIT 10
RECEIVED
11/19/2018 jding
PLANNING DIVISION
128
6
20
26
102
31
17
14
168
3
68
Print Form Reset Form Save FormDocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
Minimum Tree Density
A minimum tree density shall be maintained on each residentially zoned lot (exempting single-family
dwellings in R-10 and R-14). The tree density may consist of existing trees, replacement trees, or a
combination.
Detached single-family development7: Two (2) significant trees8 for every five thousand (5,000) sq. ft. of lot
area. For example, a lot with 9,600 square feet and a detached single-family house is required to have four (4)
significant trees or their equivalent in caliper inches (one or more trees with a combined diameter of 24”). This
is determined with the following formula:
Multi-family development (attached dwellings): Four (4) significant trees8 for every five thousand (5,000) sq.
ft. of lot area.
Example Tree Density Table:
Lot Lot size Min significant
trees required
New Trees Retained Trees Compliant
1 5,000 2 2 @ 2” caliper 0 Yes
2 10,000 4 0 1 tree (24 caliper
inches)
Yes
3 15,000 6 2 @ 2” caliper 1 Maple – 15
caliper inches
1 Fir – 9 caliper
inches.
Yes
7 Lots developed with detached dwellings in the R-10 and R-14 zoned are exempt from maintaining a minimum number of significant trees onsite,
however they are not exempt from the annual tree removal limits.
8 Or the gross equivalent of caliper inches provided by one (1) or more trees.
2
H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Tree Retention Worksheet.docx 08/2015
DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
11415 NE 128th St., Suite 110, Kirkland, WA 98034 | Phone: 425.820.3420 | Fax: 425.820.3437
americanforestmanagement.com
1825 NE 38th St
Renton, WA
Arborist Report
February 28th, 2018
Updated 10/8/2018
EXHIBIT 11
RECEIVED
11/19/2018 jding
PLANNING DIVISION
DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
- 1 -
KP Development Short Plat
1825 NE 38th Street
Level 1 Drainage Report & Preliminary Storm Report
9/20/2018
For:
Mr. Cameron Damskov
Damskov Construction, LLC
1940 124th Ave NE, Suite A107
Bellevue, WA 98005
By:
Preferred Engineering, LLC
11627 SE 58th Street
Bellevue, WA 98006
(206) 501-5708
Entire Document
Available Upon
Request
EXHIBIT 12
RECEIVED
05/06/2019 jding
PLANNING DIVISIONDocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
To City of Renton Community and Economic Department Administrator;
Date: April 29, 2019
RE: Request for Modification of NE 38th Street frontage improvements
PROJECT NARRATIVE:
KP Development Short Plat is an 8 lot short plat located in the City of Renton NE area near Lincoln
Avenue NE and NE 38th Street. The short plat is proposing to ultimately build single family homes with
plat access via the existing NE 38th Street location. NE 38th Street is currently at a ‘slant’ and is proposed
to be improved safer with a 2 lane residential collector including a proposed south side sidewalk and
landscape strip. The fixed slope will be reduced to 12% to 13% (max slope) for the entire road instead of
the existing 16+% slope. The short plat shall have a joint use N-S access road from NE 38th Street
providing access to Lots 1 to 3’s back of house and a short E-W access road providing a back of house
driveway alley type access for Lots 4 and 5 and front of yard access for Lots 6 to 9.
MODIFICATION REQUEST JUSTIFICATION:
This project is attempting to substantially implement the policy direction of RMC 4-6-060.F.2.Mininum
Design Standards for Public Streets or Alleys with design of NE 38th half street drive lanes (2 lanes),
curb/gutter, sidewalk and landscape strip up to the proposed frontage of Lot 4. West of Lot 4 the project
is proposing to install sidewalk, landscaping strip and additional natural landscaping area located where
asphalt normally would be placed. Normally asphalt would be placed to the west boundary line of lot 5,
but the following modification is requested to improve safety, justify the modification and provide some
compensatory natural replacement. The normal asphalt extension is typically to the northwest corner of
Lot 5, but the proposed placement is difficult to meet since the existing slope down is steeper than
allowable for hillside subdivisions and therefore full road extension would result in a tall wall structure at
the end of the road along with a safety barrier. The end of this road currently possess steep slope, trees,
a drainage ditch and a dual use maintenance and soft surface walk way used by local residents to reach
the lower Jones Road. If the asphalt is require to be built than the use of the trail and increased safety
issues may result due to placement of a wall at the end of the road.
This project is requesting Administrator approval for full asphalt construction exemption per RMC 4-6-
060.H.1 with not fronting asphalt access for a portion of Lot 4 and all of Lot 5. Allowance of the
exemption permits the project to plant vegetation along this asphalt area, keeps a retaining wall from
being constructed in order to construct the 15% slope, retains a small grove of trees and provides a more
natural transition to the steep slope buffer area that currently possesses more mature vegetation along
the steep slope. Allowance of not requiring asphalt for a portion of Lot 4’s frontage and Lot 5 also
continues to provide a soft trail and maintenance pathway width of approximately 8 feet that currently
starts at the end of NE 38th. The project will also provide 2 parking spaces with a rolled curb at the end of
NE 38th Street that will allow for maintenance vehicles to access manholes, provide parking spaces and
provides a distinct terminus for NE 38th Street without approaching an unsafe steep slope area. The
project is requesting favorable exemption approval since the end result will be a safer road terminus,
provides additional natural environmental functions with additional landscaping area, be aesthetically
more pleasing than blacktop, increase width of the N-S access road fronting lot 4 to 26-feet, and since NE
38th is already a dead end street that will not physically detract from other neighboring properties.
This project is also requesting leniency on the requirement of constructing roadway improvements west of
lots 5 and 8. Currently, the west side of lots 5 and 8 are steep slope over 40% and construction of
roadway improvements along that frontage would require massive walls along that steep slope as well as
EXHIBIT 13
RECEIVED
05/06/2019 jding
PLANNING DIVISION
DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C
eliminate numerous trees along the slope in order to construct a substandard steep road. We are
requesting exemption of frontage improvements along the west face of the short plat per RMC 4-6-
060.H.1 since construction of the road would cause environmental issues, increase runoff potential and
does not degrade any adjoining neighboring parcels value or access.
KP Development appreciates your consideration for the NE 38th Street modification exemptions. If you
have any further questions, please feel free to contact Silvija Jakovljevic at (425) 453-9298.
Sincerely,
KP Development
DocuSign Envelope ID: AD1CACFD-1D91-410D-A6ED-F393A4D5F06C