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D_Admin Decision_Sandhu Short Plat_210629_v3_FINAL
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: July 14, 2021
Project File Number: PR21-000155
Project Name: Sandhu Short Plat
Land Use File Number: LUA21-000143, SHPL, MOD
Project Manager: Alex Morganroth, Senior Planner
Owner/Applicant/Contact: Kulwant Sandhu, 13989 SE 159th Pl, Renton, WA 98059
Project Location: 13952 SE 159th Pl, Renton, WA 98058
Project Summary: The applicant is requesting Administrative Short Plat approval and a Street
Modification to subdivide an existing parcel into two (2) lots. The subject
property at 13952 SE 159th Pl (Parcel #2223059022) is located on the north side
of SE 159th St, between SE 159th Pl and 140th Ave SE. The project site totals
28,360 square feet (0.65 acres). The parcel is located in the Residential-4 (R-4)
du/ac zoning district and is designated Residential Low Density in the City’s
Comprehensive Plan Future Land use Map. The proposal is to subdivide the
parcel and construct a single-family home on the newly created lot. An existing
residence is proposed to remain on one of the proposed lots (identified as Lot C).
The size of proposed Lot C is 15,727 sq. ft. (0.36 acres) and the size of proposed
Lot D is 12,632 sq. ft. (0.29 acres). Access to Lot C is proposed to remain from SE
159th Pl via an existing loop driveway off of the public street. Access to Lot D is
proposed to remain from SE 159th Pl via the other side of the driveway, which
currently extends across both proposed lots. The applicant is requesting a street
modification to retain the existing right-of-way (ROW) width and frontage
improvements. Sensitive slopes and a Wellhead Protection Area Zone 2 are
mapped on the site. The applicant submitted a geotechnical report and
topography survey with the application.
Site Area: 28,360 sq. ft. (0.65 acres)
DocuSign Envelope ID: 31A7AF34-3202-4862-8D19-13E93B7C6089
City of Renton Department of Community & Economic Development
Sandhu Short Plat
Administrative Report & Decision
LUA21-000143, SHPL, MOD
Report of July 14, 2021 Page 2 of 18
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B. EXHIBITS:
Exhibit 1: Administrative Decision
Exhibit 2: Short Plat Plan
Exhibit 3: Conceptual Landscape Plan prepared by Jay A Magruder, Landscape Architect, dated
September 1, 2020.
Exhibit 4: Topography Survey
Exhibit 5: Renton Regional Fire Authority Variance Request Response, dated April 7, 2017
Exhibit 6: Geotechnical Engineering Report, prepared by Otto Rosenau & Associates, Inc, dated
November 25, 2019
Exhibit 7: Advisory Notes
C. GENERAL INFORMATION:
1. Owner(s) of Record: Kulwant Sandhu, 13989 SE 159th Pl, Renton, WA 98059
2. Zoning Classification: Residential-4 (R-4)
3. Comprehensive Plan Land Use Designation: Residential Low Density (LD)
4. Existing Site Use: Existing single family residence proposed to remain
and associated detached accessory structure to be
demolished
5. Critical Areas: Sensitive Slopes, Wellhead Protection Area Zone 2
6. Neighborhood Characteristics:
a. North: Single family; Residential-4 du/ac (R-4) zone
b. East: Single family; Residential-4 du/ac (R-4) zone
c. South: Single family; Residential-4 du/ac (R-4) zone
d. West: Single family; Residential-4 du/ac (R-4) zone
7. Site Area: 28,360 sq. ft. (0.65 acres)
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Aqua Barn Annexation A-07-001 5373 06/09/2008
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
E. PUBLIC SERVICES:
1. Existing Utilities
DocuSign Envelope ID: 31A7AF34-3202-4862-8D19-13E93B7C6089
City of Renton Department of Community & Economic Development
Sandhu Short Plat
Administrative Report & Decision
LUA21-000143, SHPL, MOD
Report of July 14, 2021 Page 3 of 18
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a. Water: Water service will be provided by Soos Creek Water and Sewer District.
b. Sewer: Wastewater service will be provided by Soos Creek Water and Sewer District.
c. Surface/Storm Water: An existing 12-inch stormwater pipe is located in the SE 159th Pl right-of-way
(ROW) adjacent to the project site.
2. Streets: SE 159th Pl is classified as a Residential Access street with an existing ROW width of approximately
48 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 9 Permits – Specific
a. Section 4-9-250 Variances, Waivers, Modifications, and Alternates
7. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on April 21,
2021 and determined the application complete the same day. The project complies with the 120-day
review period.
2. The project site is located at 13952 SE 159th Pl, Renton, WA 98058 (Tax Parcel 2223059022).
3. The project site is currently developed with an existing single-family residence, which is proposed to
remain, and an existing detached garage, which is proposed for removal.
DocuSign Envelope ID: 31A7AF34-3202-4862-8D19-13E93B7C6089
City of Renton Department of Community & Economic Development
Sandhu Short Plat
Administrative Report & Decision
LUA21-000143, SHPL, MOD
Report of July 14, 2021 Page 4 of 18
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4. Access to both lots would be provided via individual driveways off of the existing public residential access
street (SE 159th Pl).
5. The property is located within the Residential Low Density (LD) Comprehensive Plan land use designation.
6. The site is located within the Residential-4 (R-4) zoning classification.
7. There are approximately four (4) significant trees located on-site, of which the applicant is proposing to
retain all (4) trees.
8. The site is mapped with Sensitive Slopes and a Wellhead Protection Area Zone 2.
9. No grading is proposed on the site.
10. The applicant does not have any immediate plans for construction on the new lot.
11. Staff received no public or agency comments.
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 Low Density (LD) on the City’s
Comprehensive Plan Map. The purpose of the LD designation is provide a transition to the rural area, or
to those lands appropriate for larger lot housing to allow a range of lifestyles. 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-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.
✓
Policy L-24: Manage urban forests to maximize ecosystem services such as stormwater
management, air quality, aquifer recharge, other ecosystem services, and wildlife
habitat.
✓ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
✓ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
✓ Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
DocuSign Envelope ID: 31A7AF34-3202-4862-8D19-13E93B7C6089
City of Renton Department of Community & Economic Development
Sandhu Short Plat
Administrative Report & Decision
LUA21-000143, SHPL, MOD
Report of July 14, 2021 Page 5 of 18
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14. Zoning Development Standard Compliance: The site is classified Residential-4 (R-4) on the City’s Zoning
Map. Development in the R-4 zone is intended to be single-family residential at low density. 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-4 Zone Develop Standards and Analysis
✓
Density: The density maximum permitted in the R-4 zone is 4.0 dwelling units per net
acre. There is no minimum density requirement in the R-4 zone. Net density is
calculated after the deduction of sensitive areas, areas intended for public right-of-
way, and private access easements.
Staff Comment: The applicant submitted a Density Worksheet with the application.
Based on the site’s net area of 28,360 sq. ft., the proposal would result in a net density
of 3.07 du/ac. Therefore, the proposal is compliant with the density requirements for
the R-4 zone.
✓
Lot Dimensions: The minimum lot size permitted in the R-4 zone is 9,000 sq. ft. A
minimum lot width of 70 feet is required (80 feet for corner lots) and a minimum lot
depth of 100 feet is required.
The following table identifies the proposed approximate dimensions for Lots 1 and 2.
Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.)
Lot C 15,727 97.29 164.99
Lot D 12,632 76.56 164.99
Staff Comment: Lots C and D are oriented with front yards facing south towards SE
159th Pl and have lot areas and dimensions that exceed the minimum lot size, width,
and depth requirements of the R-4 zone.
✓
Setbacks: The required setbacks in the R-4 zone are as follows: front yard is 30 feet,
side yard is combined 20 feet with not less than 7.5 feet on either side, secondary
front yard (applies to corner lots) is 30 feet, and the rear yard is 25 feet.
Staff Comment: Upon completion of the subdivision, the existing house on proposed
Lot C would have a 63-foot front yard setback (south), a 35-foot rear yard setback
(north), a 20-foot side yard setback (west) and a 15-foot side yard setback (east).
Therefore, the existing home will comply with the R-4 setback requirements. The new
lot, Lot D, would provide adequate area for compliance with the required setback area
for a new single-family home. Setbacks for the new structures on proposed Lot D
would be verified at the time of building permit review. An existing detached accessory
building on proposed Lot D would be removed.
Compliant if
conditions of
approval are
Met
Building Standards: The R-4 zone has a maximum building coverage of 35% and a
maximum impervious surface coverage of 50%. In the R-4 zone, a maximum building
height of 3 stories with a wall plate height of 32 feet is permitted. Roofs with a pitch
equal to or greater than 4:12 may project an additional six (6) vertical feet from the
maximum wall plate height. If the height of wall plates on a building are less than the
states maximum the roof may project higher to account for the difference, yet the
combined height of both features shall not exceed the combined maximums.
Common rooftop features, such as chimneys, may project an additional four (4)
DocuSign Envelope ID: 31A7AF34-3202-4862-8D19-13E93B7C6089
City of Renton Department of Community & Economic Development
Sandhu Short Plat
Administrative Report & Decision
LUA21-000143, SHPL, MOD
Report of July 14, 2021 Page 6 of 18
D_Admin Decision_Sandhu Short Plat_210629_v3_FINAL
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.
Accessory structures shall only be allowed on lots in conjunction with a primary use.
Staff Comment: The existing two-story home has a building footprint size of
approximately 2,516 sq. ft., or 16% of the total future lot area for proposed Lot C.
Based on the proposed size of future Lot C, staff calculated an expected impervious
surface coverage of approximately 58% (9,257 sq. ft./15,727 sq. ft.). Therefore, while
proposed Lot C would comply with the building height and building coverage
requirements, it would not comply with the impervious surface coverage
requirements. Therefore, staff recommends as a condition of approval that the
applicant demonstrate compliance with the impervious surface coverage
requirements on future Lot C prior to recording the final short plat. Building height,
building coverage, and impervious surface coverage for a new single-family residence
on proposed Lot D would be verified at the time of building permit review.
According to the applicant, the existing detached garage on proposed Lot D will be
removed. In order to ensure compliance with the development standards for
residential detached accessory buildings, which requires an associated primary use on
the same lot, staff recommends as a condition of approval that the applicant be
required to obtain a demolition permit and complete a final inspection from the City
for the removal of garage located on proposed Lot D prior to recording the final short
plat.
Complaint 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 prepared by Jay A Magruder was
submitted with the project application materials (Exhibit 4). The landscape plan
includes a 10-foot onsite landscape strip on both lots that is proposed to be planted
with a variety of trees, shrubs, and ground cover including Kinnikinic grass, Mountain
Fire, Magic Carpet, and Viburnum shrubs, and Korean Dogwood, Redbud, and
Jacquemontii Birch trees. The plan specifically identifies two Flowering Plum trees to
be planted in the front yard of each lot, which satisfies the front yard tree requirement
when no ROW is available for street trees, as is the case for the subject proposal. If
DocuSign Envelope ID: 31A7AF34-3202-4862-8D19-13E93B7C6089
City of Renton Department of Community & Economic Development
Sandhu Short Plat
Administrative Report & Decision
LUA21-000143, SHPL, MOD
Report of July 14, 2021 Page 7 of 18
D_Admin Decision_Sandhu Short Plat_210629_v3_FINAL
the street modification is approved and no frontage improvements are required (see
FOF 18), a civil construction permit with the associated final landscaping inspection
would therefore not be required. To ensure the required landscaping is installed and
compliant with the short plat decision, staff recommends as a condition of approval
that the applicant schedule a landscape inspection with the Current Planning Project
Manager in order to verify compliance with the landscape plan prior to recording the
final short plat.
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: Approximately four (4) trees are located across the site, with two on
each proposed lot. No trees are proposed for removal. Based on the area of the
proposed lots, 12,632 sq. ft. for Lot D and 15,727 sq. ft. for Lot C, each lot is required
to maintain a minimum of six (6) trees. Excluding the two (2) front yard trees on each
new lot that are required in lieu of street trees in the ROW, the applicant has proposed
the installation of four (4) trees on each lot in addition to the two (2) existing trees
currently located on each lot. Therefore, upon installation of the four (4) trees,
proposed Lots C and D will comply with the tree density standards for a residentially
zoned lot. The Current Planning Project Manager will verify compliance with the tree
density requirements at the time of the landscape inspection recommended as a
condition of approval above.
Compliant if
condition of
approval is
met
Parking: Parking regulations require that a minimum of two parking spaces be
provided for each detached dwelling.
Driveway cuts are required to be a minimum of 5 feet from property lines and new
driveways may be a maximum of 16 feet in width at the property line. Maximum
driveway slopes shall not exceed fifteen percent (15%); provided, that driveways
exceeding eight percent (8%) shall provide slotted drains at the lower end with
positive drainage discharge to restrict runoff from entering the garage/residence or
crossing any public sidewalk.
DocuSign Envelope ID: 31A7AF34-3202-4862-8D19-13E93B7C6089
City of Renton Department of Community & Economic Development
Sandhu Short Plat
Administrative Report & Decision
LUA21-000143, SHPL, MOD
Report of July 14, 2021 Page 8 of 18
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Staff Comment: The proposed lots would provide adequate area to accommodate the
two required parking spaces. The existing property includes a paved-loop driveway
that provides vehicular access to the 3-car garage attached to the existing house and
a detached garage proposed for removal. The applicant proposes to utilize a portion
of the looped drive for access to proposed Lots C and D by removing the center portion
of the loop in order to create two fully separate driveways. Per the applicant’s short
plat map (Exhibit 2), the driveways on proposed Lot C and D have widths of 43 feet
and 20 feet at the property lines, respectively. Therefore, in order to ensure
compliance with the driveway width standards, staff recommends as a condition of
approval that the applicant be required to reduce the widths of the individual
driveways on proposed lots C and D to 16 feet or less at the property line abutting SE
159th Pl. The applicant shall schedule an inspection with the Current Planning Project
Manager prior to recording the final short plat to verify compliance with the driveway
standards.
The existing driveway curb-cuts are set back more than the minimum 5 feet from an
adjoining property line.
Compliance not
yet
demonstrated
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be seventy-two inches (72"). Except in the front
yard and side yard along a street setback where the fence shall not exceed forty eight
inches (48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: No new retaining walls or fences were shown on the submitted plans
included with the short plat application materials. However, an existing fence along
the north (rear) property appears to extend onto the property to the north by
approximately 4-inches. If new fences or retaining walls are proposed, they would be
evaluated for compliance with the code at the time of formal building permit review.
15. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-4,
R-6, 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-4 and Analysis
N/A
Lot Configuration: Staff Comment: Lot configuration standards are not applicable in
the R-4 zone.
✓
Lots shall be configured to achieve both of the following:
1. The location of stormwater infiltration LID facilities is optimized, consistent
with the Surface Water Design Manual. Building and property line setbacks are
specified in the Surface Water Design Manual for infiltration facilities.
DocuSign Envelope ID: 31A7AF34-3202-4862-8D19-13E93B7C6089
City of Renton Department of Community & Economic Development
Sandhu Short Plat
Administrative Report & Decision
LUA21-000143, SHPL, MOD
Report of July 14, 2021 Page 9 of 18
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2. Soils with good infiltration potential for stormwater management are
preserved to the maximum extent practicable as defined by the Surface Water
Design Manual.
Staff Comment: See drainage discussion below under FOF 19.
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.
Compliance
not yet
demonstrated
Primary Entry: The entry shall include a porch or stoop with a minimum depth of five
feet (5') and minimum height of twelve inches (12") above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route may be
taken from a front driveway.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
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.
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.
DocuSign Envelope ID: 31A7AF34-3202-4862-8D19-13E93B7C6089
City of Renton Department of Community & Economic Development
Sandhu Short Plat
Administrative Report & Decision
LUA21-000143, SHPL, MOD
Report of July 14, 2021 Page 10 of 18
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Compliance
not yet
demonstrated
Scale, Bulk, and Character: A variety of elevations and models that demonstrate a
variety of floor plans, home sizes, and character shall be used. All of the following are
required:
1. A variety of elevations and models that demonstrate a variety of home sizes,
character, and a diverse streetscape.
2. Abutting, adjacent, and diagonal houses must have differing architectural
elevations.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
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%)
DocuSign Envelope ID: 31A7AF34-3202-4862-8D19-13E93B7C6089
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Sandhu Short Plat
Administrative Report & Decision
LUA21-000143, SHPL, MOD
Report of July 14, 2021 Page 11 of 18
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of the street facing facade. If masonry siding is used, it shall wrap the corners
no less than twenty four inches (24").
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
16. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are complied with:
Compliance Critical Areas Analysis
Compliant if
condition of
approval is
met
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers. A standard 15-foot building setback is required for all
structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High Landslide
Hazard Areas.
Staff Comment: The subject site is located in an area with Sensitive Slopes (15-40
percent). As such, the applicant submitted a Geotechnical Report prepared by Otto
Rosenau & Associates, Inc, dated November 25, 2019 (Exhibit 6). A mini-excavator was
utilized to dig three test pits at three different locations across the site at depths ranging
from 1.5 to 6 feet. Soil conditions in all three test pits found similar soil conditions
approximately including 12 to 18 inches of topsoil and vegetation underlain by glacial
till and glacial till deposits. The top soil encountered consisted of loose, brown, silty sand
(SM) with varying amounts of gravel and organics. The weathered glacial till generally
consisted of medium dense to very dense light gray and brown, silty sand (SM) with
some gravel. Groundwater was not encountered in any excavations and the report
concluded that groundwater would not affect the proposed development. Due to the
identified high erosion hazard being located in the north-east corner of the site on the
portion of the lot already developed, erosion on the site is expected to be minimal and
can be reduced through landscaping and surface water runoff control.
Due to the presence of relatively firm soils, the consultant determined that the new
home may be supported on standard shallow foundation systems. The report makes
specific recommendations related to excavation, grading, erosion and sediment
control, foundation design, stormwater management, and utility installation.
Therefore, staff recommends as a condition of approval that the applicant comply with
the recommendations of the geotechnical report prepared by Otto Rosenau &
Associates, Inc, dated November 25, 2019, or an updated report submitted at a later
date.
✓
Wellhead Protection Areas: The project site is located within a Wellhead Protection
Area: Zone 2.
Staff Comment: A single-family home is not identified as a prohibited activity in Zone 2
and does not have the potential to significantly impact groundwater quantity or quality.
If any fill is proposed to be brought to the site a fill source statement would be required.
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Administrative Report & Decision
LUA21-000143, SHPL, MOD
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17. Subdivision Analysis: 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
under FOF 14
‘Parking’ 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.
The maximum width of single loaded garage driveways shall not exceed nine feet (9')
and double loaded garage driveways shall not exceed sixteen feet (16').
Staff Comment: The applicant is proposing to access each lot with individual driveways
off of SE 159th Pl. Driveways shall be designed in accordance with RMC 4-4-080. See FOF
14 ‘Parking’ for additional driveway analysis and one recommended condition.
N/A
Blocks: Blocks shall be deep enough to allow two (2) tiers of lots.
Staff Comment: Not applicable, no blocks are proposed.
✓
Lots: The size, shape, orientation, and arrangement of the proposed lots comply with
the requirements of the Subdivision Regulations and the Development Standards of the
R-4 zone and allow for reasonable infill of developable land.
All of the proposed lots shall meet the requirements for minimum lot size, depth, and
width.
Width between side lot lines at their foremost points (i.e., the points where the side lot
lines intersect with the street right-of-way line) shall not be less than eighty percent
(80%) of the required lot width except in the cases of (1) pipestem lots (or flag lot),
which shall have a minimum width of twenty feet (20') and (2) lots on a street curve or
the turning circle of cul-de-sac (radial lots), which shall be a minimum of thirty five feet
(35').
No residentially zoned lot shall have a depth-to-width ratio greater than four-to-one
(4:1).
Flag lots may be permitted for new plats to achieve the minimum density within the
Zoning Code when there is no other feasible alternative to achieving the minimum
density.
Staff Comment: Proposed Lots C and D meet the minimum lot dimensional requirements
in the R-4 zone.
Add analysis on width between side lot lines, depth to width ratio, and the non-
applicability of the flag lots.
Compliant if
Street
Modification
under FOF 18
is Approved
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: Primary access to the site is proposed via SE 159th Pl, an existing public
street designed per King County standards prior to annexation in 2008. SE 159 th Pl is a
dead-end Residential Street with an existing ROW width of 48 feet, including a
pavement width of 28 -feet a 5-foot wide sidewalk and a 0.5 foot wide rolled curb on
either side of the roadway. To meet the City’s complete street standards for a
residential access street, a minimum right of way width of 53 feet is required. The
applicant has requested a street modification to modify the ROW width and street cross
section to match the existing improvements. City Staff has reviewed the requested
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Sandhu Short Plat
Administrative Report & Decision
LUA21-000143, SHPL, MOD
Report of July 14, 2021 Page 13 of 18
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18. Modification Analysis: The applicant has requested a street modification to modify the ROW width and
street cross section for the SE 159th Pl residential access street classification pursuant to RMC 4-6-060F.2
and instead match the existing improvements. City Staff from the transportation and planning divisions
have reviewed the requested modification and will support the modification to match the established
standard street section for SE 159th Place since it is within an established neighborhood, provides safe
access for pedestrians and vehicles. Therefore, staff is recommending approval of the requested
modification. The proposal is compliant the following modification criteria, pursuant to RMC 4-9-250:
Compliance Modification Criteria and Analysis
✓
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these
policies and objectives.
Staff Comment: Maintaining the existing roadway width, as proposed in the
modification request, is consistent with various policies in the Comprehensive Plan
including both L-I and L-48. The modification request is consistent with goal L-I by
modification and will support the modification to match the established standard street
section for SE 159th Pl. See FOF 18 for additional analysis.
Current City standards require a turnaround for dead-end streets greater than 150 feet.
Dead-end streets up to 300 feet may utilize a hammerhead turnaround provided it
meets the requirements for emergency services access, including a 25-ft inside and 45-
ft outside turning radius. Dead end streets are limited to 700-feet maximum per RMC
4-6-060H. The project is located on a dead end street in excess of 700-feet and therefore
does not comply. The applicant submitted a variance request to the Renton Regional
Fire Authority requesting the ability to construct an additional house on the project site.
The variance was approved per a decision from the RRFA Fire Marshal, Anjela St John
(Exhibit 5). As a condition of allowing an additional single-family home on the street,
the RRFA will require the applicant to install an approved residential fire sprinkler
system in the new home on proposed Lot D in lieu of providing the required fire
apparatus access. Therefore, staff recommends as a condition of approval that the
applicant or future owner of the lot install approved residential sprinkler system in the
future single-family home on Lot D. A note shall be placed on the face of the final short
plat that includes the sprinkler requirement language for Lot D. The final language shall
be submitted for review and approval by the Current Planning Project Manager prior to
recording the final short plat.
Payment of a transportation impact fee would be required for the construction of a new
single-family home prior to building permit issuance..
✓
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: The proposed lots are rectangular in shape and would provide adequate
area to allow for the construction of single-family residences consistent with other
existing residences within the surrounding R-4 zone. The proposal is similar to existing
development patterns in the area and is consistent with the Comprehensive Plan and
Zoning Code, which encourage residential infill development.
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Sandhu Short Plat
Administrative Report & Decision
LUA21-000143, SHPL, MOD
Report of July 14, 2021 Page 14 of 18
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continuing to support a walkable neighborhood with an existing sidewalk network that
allows pedestrians to traverse safely. In addition, the modification request is consistent
with L-48 by allowing infill development without substantially changing the look and
feel of the neighborhood, and without creating the temporary traffic and noise impacts
associated with frontage improvement installation. Maintaining the existing ROW
width and frontage improvements, which includes a well-maintained sidewalk and
rolled curb, allows the construction of an additional housing unit with limited disruption
to the neighborhood and its existing street aesthetics. Since any ROW improvement
would create a misaligned area of the sidewalk, the modification requested is minimum
adjustment necessary.
Staff concurs with the applicant’s assessment that the portion of the proposed
modification request related to the curb-to-curb width and existing improvements is
consistent with the policy and objectives of the Comprehensive Plan Land Use element
and is the minimum adjustment necessary.
✓
b. Will meet the objectives and safety, function, appearance, environmental protection
and maintainability intended by the Code requirements, based upon sound
engineering judgment.
Staff Comment: The applicant contends that the existing improvements which include
a 5-foot sidewalk, 1-foot rolled curb, and 28-feet of pavement meets the objects and
intent of the code by providing a safe pedestrian environment while minimizing
potentially unsafe improvement transitions that could occur in the fully developed
neighborhood.
Staff concurs the proposed modification to the curb-to-curb width and street
improvements would meet the objectives of function and maintainability intended by
the code requirements. Staff has reviewed the dead-end street (SE 159th Pl) the lot
resides on and determined that the potential for additional infill is limited or non-
existent due to the lot dimensions. The extremely low potential for additional
development on the street provides a justification for maintaining the existing ROW
width and improvements adjacent to the site, as limited opportunities for additional
improvements exist. In addition, modification to the established curb line for the
neighborhood has the potential to create a safety hazard to motorists and pedestrians
as they traverse the street.
Therefore, staff finds the modification would meet the objectives and safety, function,
appearance, environmental protection and maintainability intended by the Code
requirements, based upon sound engineering judgment.
✓
c. Will not create substantial adverse impacts to other property(ies) in the vicinity.
Staff Comment: The applicant contends that maintaining the existing roadway width
will prevent the creation of potentially unsafe vehicular and pedestrian movement in
front of the project site, where the frontage improvements associated with the
development would need to transition back to the existing improvements on SE 159th
Pl. Due to the lack of development potential for the remainder of the lots on the street,
requiring ROW dedication to implement additional improvements such as a planter strip
and vertical curb would create an outlier on the dead-end road.
Staff finds the modification would not create adverse impacts to other properties in the
vicinity. See comments under criteria ‘b’ and ‘c’.
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Sandhu Short Plat
Administrative Report & Decision
LUA21-000143, SHPL, MOD
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✓
d. Conforms to the intent and purpose of the Code.
Staff Comment: The applicant contends that the proposed improvements would provide
a safe condition for pedestrians along the property frontage and would meet the
objectives intended by code requirements.
Staff concurs the proposed retention of the curb-to-curb to width meets the intent and
purposes of the Code. SE 159th Pl is a dead end road with limited development potential
due to the dimensions of other existing lots. Maintaining the existing ROW width and
frontage improvements adjacent to the project site, one of the only parcels on the street
large enough to support a subdivision, promotes a consistent street aesthetic while
continuing to provide safe passage for pedestrians via the existing sidewalk.
Staff concurs the proposed modification meets the intent and purposes of the Code. See
also comments under criterion ‘b’.
✓
e. Can be shown to be justified and required for the use and situation intended.
Staff Comment: As the proposed development is likely to be one of the only new homes
constructed in the near-term or mid-term due to the size of nearby lots and the age of
the surrounding homes, requiring additional ROW width and the associated
improvements is not practical and does not add significant value. Staff concurs the
modification is justified as it is likely to be only infill project without rezoning or other
significant land use policy is implemented.
19. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Compliant if
condition of
approval
under FOF 17
‘Streets’ is
met
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, and complies with the
condition in FOF 17 ‘Streets’ section. The 2021 Fire impact fees are applicable at the
rate of $829.77 per single-family unit and 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: Tiffany Park
Elementary, Nelsen Middle School and Lindbergh High School. Any new students from
the proposed development would be bussed to their schools. The stop is located
approximately 0.25 miles from the project site at the SW corner of SE 158th St and SE
159th Pl. Students would walk east along SE 159th Pl on the existing sidewalk until
reaching the bus stop at the intersection of SE 159th Pl and SE 158th St. Due to the
location of the bus stop at the south-west corner, students would not need to cross the
street.
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. The 2021 School Impact
fee is assessed at $7,681.00 (+5% administrative fee) per single-family residence and is
paid at time of building permit issuance.
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Administrative Report & Decision
LUA21-000143, SHPL, MOD
Report of July 14, 2021 Page 16 of 18
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✓
Parks: A Park Impact Fee would be required for the future houses. The 2021 Park Impact
Fee is assessed at $2,914.99 per single-family residence and is paid at time of building
permit issuance.
Compliance
not yet
demonstrated
Storm Water: An adequate drainage system shall be provided for the proper drainage
of all surface water.
Staff Comment: A Storm Drainage Report was not submitted with the land use
application. Based on the City of Renton’s flow control map, the site falls within the Flow
Control Duration Standard area matching Forested Site Conditions and is within the
Lower Cedar River Drainage Basin. The development is anticipated to trigger Simplified
Drainage Review based on the addition of one new single-family lot in accordance with
the 2016 City of Renton Surface Water Design Manual (RSWDM). Compliance with the
RSWDW would be verified at the time of formal building permit review for the new
single-family home. If new/replaced effective impervious area exceeds 5,000 square
feet, directed drainage review may be required.
✓
Water: Water service is provided by the Soos Creek Water and Sewer District. A water
availability certificate was provided by the applicant.
✓
Sanitary Sewer: Wastewater service is provided by the City of Renton. Soos Creek Water
and Sewer District. A sewer availability certificate was provided by the applicant.
I. CONCLUSIONS:
1. The subject site is located in the Residential Low Density (LD) 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-4 (R-4) zoning designation and complies with the zoning and
development standards established with this designation provided the applicant complies with City Code
and conditions of approval, see FOF 14.
3. Compliance of the proposed Short Plat with the Residential Design and Open Space Standards could not
be demonstrated at this time, but would be verified during review of the single-family building permit
application, see FOF 15.
4. The proposed Short Plat complied with the Critical Areas Regulations provided the applicant complies with
City Code and conditions of approval, see FOF 16.
5. The proposed Short Plat complied with the subdivision regulations as established by City Code and state
law provided the project complies with all advisory notes and conditions contained herein, see FOF 17.
6. The proposed Short Plat complied with the street standards as established by City Code, provided the
project complies with all advisory notes and conditions of approval contained herein, see FOF 17.
7. The proposed Short Plat complies with all five (5) of the modification decision criteria for the requested
street modification, 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, provided the
project complies with all advisory notes and conditions of approval contained herein, see FOF 19.
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Sandhu Short Plat
Administrative Report & Decision
LUA21-000143, SHPL, MOD
Report of July 14, 2021 Page 17 of 18
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J. DECISION:
The Sandhu Short Plat, File No. LUA21-000143, SHPL, MOD, as depicted in Exhibit 2, is approved and is subject
to the following conditions:
1. The applicant shall obtain a demolition permit and complete a final inspection from the City for the
removal of the garage located on proposed Lot D prior to recording the final short plat.
2. The applicant shall demonstrate compliance with the impervious surface coverage maximum on
proposed Lot C prior to recording the final short plat.
3. The applicant shall schedule a landscape inspection with the Current Planning Project Manager prior to
recording the final short plat to verify compliance with the landscape plan.
4. The applicant shall reduce the widths of the existing driveways to 16 feet or less at the property line
prior to recording the final short plat. The applicant shall schedule an inspection with the Current
Planning Project Manager prior to recording the final short plat to verify compliance with the driveway
standards.
5. The applicant shall comply with the recommendations of the geotechnical report prepared by Otto
Rosenau & Associates, Inc, dated November 25, 2019, or an updated report submitted at a later date.
6. The applicant or future owner Lot D shall install an approved residential sprinkler system in the future
single-family home. The sprinkler requirement language shall be recorded on the face of the final short
plat. A draft version of the language shall be submitted for review and approval by the Current Planning
project manager prior to recording the final short plat.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Vanessa Dolbee, Planning Director Date
TRANSMITTED on July 14, 2021 to the Owner/Applicant/Contact:
Owner/Applicant/Contact:
Kulwant Sandhu, 13989 SE 159th
Pl, Renton, WA 98059
TRANSMITTED on July 14, 2021 to the Parties of Record:
Delena Coby
13957 SE 159th Pl
Renton, WA 98058
TRANSMITTED on July 14, 2021 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
Matt Herrera, Current Planning Manager
Anjela Barton, Fire Marshal
DocuSign Envelope ID: 31A7AF34-3202-4862-8D19-13E93B7C6089
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Sandhu Short Plat
Administrative Report & Decision
LUA21-000143, SHPL, MOD
Report of July 14, 2021 Page 18 of 18
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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 28, 2021. An appeal of the decision must be filed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Due to the ongoing state of emergency enacted by
Governor’s Proclamation 20-05, the City Clerk’s Office is working remotely. For that reason, appeals must be
submitted electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub
only on Tuesdays and/or Wednesdays. The appeal fee, normally due at the time an appeal is submitted, will be
collected at a future date if your appeal is submitted electronically. Appeals to the Hearing Examiner are
governed by RMC 4-8-110 and additional information regarding the appeal process may be obtained from the
City Clerk’s Office, cityclerk@rentonwa.gov.
EXPIRATION: The administrative short plat decision will expire five (5) years from the date of decision. A single
one (1) year extension may be requested pursuant to RMC 4-7-070.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
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal
within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing
through the Hearing Examiner. All communications are public record and this permits all interested parties to
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.
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CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Sandhu Short Plat
Land Use File Number:
LUA21-000143, SHPL, MOD
Date of Report
July 14, 2021
Staff Contact
Alex Morganroth
Senior Planner
Project Contact/Applicant
Kulwant Sandhu, 13989 SE
159th Pl, Renton, WA 98059
Project Location
13952 SE 159th Pl,
Renton, WA 98058
The following exhibits are included with the ERC report:
Exhibit 1: Administrative Decision
Exhibit 2: Short Plat Plan
Exhibit 3: Conceptual Landscape Plan prepared by Jay A Magruder, Landscape Architect, dated
September 1, 2020.
Exhibit 4: Topography Survey
Exhibit 5: Renton Regional Fire Authority Variance Request Response, dated April 7, 2017
Exhibit 6: Geotechnical Engineering Report, prepared by Otto Rosenau & Associates, Inc, dated
November 25, 2019
Exhibit 7: Advisory Notes
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