HomeMy WebLinkAboutD_Meadow_Ave_Short_Plat_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_Meadow Ave Short Plat_FINAL
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: May 10, 2022
Project File Number: PR21-000093
Project Name: Meadow Ave Short Plat
Land Use File Number: LUA21-000084, SHPL-A
Project Manager: Brittany Gillia, Associate Planner
Owner: The Cuong Nguyen / Thi Yen Van Pham, 15400 SE 155th Pl, Unit 99, Renton WA
98058
Applicant: Huy Nguyen, 15400 SE 155th Pl, Unit 99, Renton WA 98058
Contact: Costa Philippides, PE, Encompass Engineering & Surveying, 165 NE Juniper St, Suite
201, Issaquah, WA 98027
Project Location: 3804 Meadow Ave N
Project Summary: The applicant is requesting approval of a Preliminary Short Plat for the proposed
subdivision of an existing 25,536 square foot (0.59 acre) lot into three (3) lots (Exhibit
2). The subject property is located at 3804 Meadow Avenue N (APN 3342700570) and
is located within the Residential-6 (R-6) zone and Residential Medium Density (MD)
land use designation. The proposed residential density is 5.4 dwelling units per net
acre. There is an existing single-family home currently on the site that is proposed for
removal. The proposed residential lot sizes are 8,292 SF for Lot 1, 8,105 SF for Lot 2,
and 7,930 SF for Lot 3. Access to the new lots is proposed via residential driveways
extending off of Meadow Ave N. The proposal includes 6.5 feet of public right of way
dedication and frontage improvements along Meadow Ave N. The project also fronts
I-405 along the east property line. There are currently two (2) significant on-site trees
on the project site, both of which are proposed for removal. High erosion hazards are
mapped on the project site. Moderate landslide hazards, sensitive slopes, and
protected slopes are mapped to the east of the project site within 60 feet. The
applicant submitted an Arborist Report and Geotechnical Report with the project
application.
Site Area: 0.59 acres
DocuSign Envelope ID: B4506648-1A27-4476-9C46-BA886015D833
City of Renton Department of Community & Economic Development
Meadow Ave Short Plat
Administrative Report & Decision
LUA21-000084, SHPL-A
Report of May 10, 2022 Page 2 of 19
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B. EXHIBITS:
Exhibit 1: Administrative Decision
Exhibit 2: Preliminary Short Plat Map
Exhibit 3: Landscape Plan
Exhibit 4: Arborist Report, prepared by Layton Tree Consulting LLC, dated February 12, 2020
Exhibit 5: Arborist Memo from Bob Layton of Layton Tree Consulting LLC, dated February 16, 2021
Exhibit 6: Conceptual Drainage/Utilities Plan, prepared by Encompass Engineering & Surveying,
dated March 4, 2022
Exhibit 7: Geotechnical Report, prepared by Earth Solutions NW LLC, dated March 12, 2020
Exhibit 8: Geotechnical Memo from Keven Hoffmann of Earth Solutions NW LLC, dated March 7,
2022
Exhibit 9: On Hold Letter, dated September 8, 2021
Exhibit 10: Advisory Notes
Exhibit 11: Technical Information Report, prepared by Encompass Engineering & Surveying, dated
January 29, 2021 and revised on March 7, 2022.
Exhibit 12: Transportation Concurrency Memo, dated September 30, 2021
C. GENERAL INFORMATION:
1. Owner(s) of Record: Thi Yen Van Pham, 15400 SE 155th Pl, Unit 99,
Renton, WA 98058
2. Zoning Classification: Residential-6 (R-6)
3. Comprehensive Plan Land Use Designation: Residential Medium Density (MD)
4. Existing Site Use: Single-family Home and Detached Accessory
Structures, all proposed for removal
5. Critical Areas: High erosion hazards. Moderate landslide hazards,
sensitive slopes, and protected slopes are mapped
within 60 feet to the east of the project site.
6. Neighborhood Characteristics:
a. North: Single-family Residential, Residential-6 du/ac (R-6)
b. East: I-405
c. South: Single-family Residential, Residential-6 du/ac (R-6)
d. West: Single-family Residential, Residential-6 du/ac (R-6)
7. Site Area: 0.59 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
DocuSign Envelope ID: B4506648-1A27-4476-9C46-BA886015D833
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Meadow Ave Short Plat
Administrative Report & Decision
LUA21-000084, SHPL-A
Report of May 10, 2022 Page 3 of 19
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Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation N/A 2531 12/31/1969
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is an existing 12-inch water main
(see City water project plan no. W-0456) located in Meadow Avenue N that can deliver a maximum
flow capacity of 4,500 gallons per minute (gpm). There is an existing ¾-inch domestic water meter
serving the subject property that is located along the western side of the property.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch concrete
wastewater main located in Meadow Avenue N (see City plan no. S-017905).
c. Surface/Storm Water: The existing site topography is relatively flat. There is no on-site stormwater
conveyance system. Stormwater from the site either infiltrates or gradually flows off-site. There is
an 18” stormwater main on the west side of the property (see City plan no. D-234409).
2. Streets: Meadow Avenue North is classified as a residential access street with an existing right of way
width of approximately 40-41’. Per RMC 4-6-060, the minimum right of way width for a residential access
street is 53’.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
a. Section 4-7-070: Detailed Procedures for Short Subdivision
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
DocuSign Envelope ID: B4506648-1A27-4476-9C46-BA886015D833
City of Renton Department of Community & Economic Development
Meadow Ave Short Plat
Administrative Report & Decision
LUA21-000084, SHPL-A
Report of May 10, 2022 Page 4 of 19
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H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on March 5,
2021 and determined the application complete on March 17, 2021.
2. The Planning Division of the City of Renton placed the application on-hold on September 8, 2021 to
request additional information and took the project off-hold on April 5, 2022 after receiving updated
submittal materials regarding the proposed infiltration trenches and nearby critical areas.
3. The project site is located at 3804 Meadow Ave N.
4. The project site is currently developed with a single-family home and detached accessory structures that
are all proposed for removal.
5. Access to the site would be provided via residential driveways extending off of Meadow Ave N.
6. The property is located within the Residential Medium Density (MD) Comprehensive Plan land use
designation.
7. The site is located within the Residential-6 (R-6) zoning classification.
8. There are approximately two significant (2) trees located on-site, of which the applicant is proposing to
retain a total of zero (0) trees.
9. The site is mapped with high erosion hazards. Moderate landslide hazards, sensitive slopes, and protected
slopes are mapped to the east of the project site within 60 feet.
10. Approximately 750 cubic yards of material would be cut on-site and approximately 750 cubic yards of fill
is proposed to be brought into the site.
11. The applicant is proposing to begin construction immediately following land use approval and end in
approximately six (6) months.
12. Staff received no public or agency comments.
13. 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.
14. 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-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
DocuSign Envelope ID: B4506648-1A27-4476-9C46-BA886015D833
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Administrative Report & Decision
LUA21-000084, SHPL-A
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• Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
✓
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-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-36: Land uses in areas subject to flooding, seismic, geologic, and coal mine
hazards should be designed to prevent property damage and environmental
degradation before, during, and after construction.
✓ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
✓ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
✓ Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
✓
Policy L-50: Respond to specific site conditions such as topography, natural features,
and solar access to encourage energy savings and recognize the unique features of the
site through the design of subdivisions and new buildings.
15. Zoning Development Standard Compliance: The site is classified Residential-6 (R-6) on the City’s Zoning
Map. Development in the R-6 zone is intended to be single-family residential at moderate 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-6 Zone Develop Standards and Analysis
✓
Density: The density range permitted in the R-6 zone is a minimum 3.0 up to a
maximum of 6.0 dwelling units per net acre. Net density is calculated after the
deduction of sensitive areas, areas intended for public right-of-way, and private access
easements.
Staff Comment: Based on a net area of 24,048 square feet (25,536 square-foot gross
area – 1,488 square feet of ROW dedication), the proposal for three (3) residential lots
on the project site would result in a net density of 5.43 dwelling units per acre (3 lots /
0.55 acres = 5.43 du/ac) which meets the minimum density requirements of the R-6
zone.
✓
Lot Dimensions: The minimum lot size permitted in the R-6 zone is 7,000 sq. ft. A
minimum lot width of 60 feet is required (70 feet for corner lots) and a minimum lot
depth of 90 feet is required.
The following table identifies the proposed approximate dimensions for Lots 1-3
Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.)
Lot 1 8,292 62 133.7
DocuSign Envelope ID: B4506648-1A27-4476-9C46-BA886015D833
City of Renton Department of Community & Economic Development
Meadow Ave Short Plat
Administrative Report & Decision
LUA21-000084, SHPL-A
Report of May 10, 2022 Page 6 of 19
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Lot 2 8,105 62 135
Lot 3 7,930 62.06 127.78
Staff Comment: All proposed lots would comply with the lot size, width, and depth
requirements of the R-6 zone.
Compliant if
condition of
approval is
met
Setbacks: The required setbacks in the R-6 zone are as follows: front yard is 25 feet,
side yard is combined 15 feet with not less than 5 feet on either side, secondary front
yard (applies to corner lots) is 25 feet, and the rear yard is 25 feet.
Staff Comment: All of the proposed lots are currently occupied by either the existing
single-family home or the detached accessory structure, both of which are proposed for
removal. The existing structures would not comply with the setbacks for the proposed
short plat. Once the structures have been removed, both lots will have sufficient building
area to each develop a single-family home and comply with the setbacks of the zone.
Staff recommends as a condition of approval that a demolition permit shall be obtained
and all required inspections completed for the removal of the existing structures on the
subject property prior to the recording of the short plat. Setbacks for the new homes
would be verified at the time of building permit review.
Compliance
not yet
determined
Building Standards: The R-6 zone has a maximum building coverage of 40% and a
maximum impervious surface coverage of 55%. In the R-6 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 on-site
landscape strip (street frontage landscaping) along all public street frontages.
Additionally, minimum planting strip widths between the curb and sidewalk are
established according to the street development standards of RMC 4-6-060. Street
trees shall be selected from the City’s Approved Street Tree List based on the width of
the planting strip and the presence or lack of overhead power lines; provided, the
Administrator and City arborist shall each retain the right to reject any proposed
cultivar regardless of whether or not the cultivar is on the City’s Approved Street Tree
List. Street trees shall have a minimum caliper of two inches (2"), and be planted
pursuant to the standards promulgated by the City, which may require root barriers,
DocuSign Envelope ID: B4506648-1A27-4476-9C46-BA886015D833
City of Renton Department of Community & Economic Development
Meadow Ave Short Plat
Administrative Report & Decision
LUA21-000084, SHPL-A
Report of May 10, 2022 Page 7 of 19
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structured soils, or other measures to help prevent tree roots from damaging
infrastructure. Street trees shall be planted in the center of the planting strip between
the curb and the sidewalk at the following intervals; provided, that, where right-of-way
is constrained, irregular intervals and slight increases or decreases may be permitted
or required. Additionally, trees shall be planted in locations that meet required spacing
distances from facilities located in the right-of-way including, but not limited to,
underground utilities, street lights, utility poles, traffic signs, fire hydrants, and
driveways; such spacing standards are identified in the City’s Approved Tree List.
Generally, the following spacing is required: Small-sized maturing trees: thirty feet (30')
on center; Medium-sized maturing trees: forty feet (40') on center; and Large-sized
maturing trees: fifty feet (50') on center. For properties abutting a freeway, ten feet of
landscaping from the right-of-way line is required.
Staff Comment: A Conceptual Landscape Plan prepared by Jeff Varley of Varley Varley
Varley (Exhibit 3) was submitted with the short plat application. The plan proposes an
8-foot wide planter strip between the new sidewalk and the street as well as a 10-foot
wide strip of street frontage landscaping across all three (3) lots. A small portion of the
street frontage landscaping intersects with the proposed infiltration trenches present
on the west sides of the lots and a note on the landscape plan states “Minimum 1’ of
soil cover, install ground cover only” in these areas. A Plant Schedule was included on
the Landscape Plan and includes a variety of trees, shrubs and ground cover plants. The
proposed landscaping in the right of way includes three (3) 1.5” caliper Katsura trees
and 1 gallon kinnikinnik plants to fill the landscaping area in the right of way. Street
trees shall have a minimum caliper of two inches (2"), and be planted pursuant to the
standards promulgated by the City, which may require root barriers, structured soils, or
other measures to help prevent tree roots from damaging infrastructure. Staff
recommends as a condition of approval that the applicant shall submit an updated
landscape plan with the civil construction permit application that shows the proposed
street tree plantings to be at least two (2) caliper inches for review and approval by the
Current Planning Project Manager.
The proposed on-site street frontage landscaping includes three (3) 2” caliper
Paperbark Maple trees, three (3) 2” caliper ‘Autumn Brilliance’ Serviceberry trees, three
(3) 1.5” caliper ‘Yoshino’ Flowering Cherry trees, Evergreen Azalea, ‘Hino Crimson’
Maiden Grass, Euonymus, Lavender, ‘Purple Splendour’ Rhododendrons,
‘Mediterranean Pink’ Heather, and ‘Bressingham Ruby’ Elephant ear. The proposed
infiltration trenches encroach slightly into the 10’ of required street frontage
landscaping and are placed within the dripline of several proposed trees. Therefore,
staff recommends as a condition of approval that the applicant shall submit an updated
landscape plan with the civil construction permit application showing rearrangement
of the landscaping and/or infiltration trenches to reduce the conflict between the
plantings and drainage elements for review and approval by the Current Planning
Project Manager. If there are infiltration trenches proposed within the dripline of any
trees shown on the civil construction permit submittal, an arborist memo shall be
required to certify that the spacing between the trees and infiltration trenches will not
pose a conflict. The 10’ of street frontage landscaping may be rearranged but shall not
be displaced or omitted due to drainage element location.
The project site shares its eastern lot line with a freeway, Interstate-405 (I-405),
therefore staff recommends as a condition of approval that the applicant shall submit
an updated final landscape plan with the civil construction permit application that
shows ten feet (10’) of freeway frontage landscaping starting from the I-405 right-of-
DocuSign Envelope ID: B4506648-1A27-4476-9C46-BA886015D833
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Administrative Report & Decision
LUA21-000084, SHPL-A
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way line for review and approval by the Current Planning Project Manager. Due to the
geotechnical hazards present near the site, staff recommends that the landscape
architect consider plant species that aid in soil stability as well as species that may aid
in the visual and audial buffering between the freeway and the new 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: A total of two (2) existing trees were identified in the Arborist Report
prepared by Layton Tree Consulting LLC dated February 12, 2020 (Exhibit 4) that
correlates to the Preliminary Landscape Plan. According to the report, both trees are
proposed for removal and can be classified as significant trees. Tree #1 is identified as
a mature 28-inch DBH English walnut tree located on the northwest edge of proposed
Parcel A. The report states the English walnut tree is completely covered with English
ivy and has been rated as ‘fair-poor’ due to the ivy encroachment and the lack of
visibility do to an inspection of the root crown, trunk, and branch/stem attachments.
Tree #2 is identified as a semi-mature 37-inch Douglas fir tree located on the southeast
side of the site. The report states that the lower trunk is sound and has no indicators of
internal decay and is rated as ‘fair to good’. The follow up arborist memorandum
contends that the expected soil and root rot disturbance resulting from demolition of
the existing structures is highly likely to trigger decline and compromise the longevity
of Tree #2 and therefore removal and replacement of both trees would be most
beneficial to the vicinity (Exhibit 5).
Based on a significant tree retention requirement of 30 percent, the applicant would be
required to retain 0.6 trees, or one (1) tree. The applicant has proposed to remove both
trees which would not meet the tree retention requirements and would therefore
require six (6) 2” caliper replacement trees as part of the project proposal. Per RMC 4-
4-070 G.3, existing native trees and shrubs, rock outcroppings, and mature ornamental
landscaping shall be preserved and incorporated in the landscape layout where feasible
and can be counted towards required landscaping. Development or redevelopment of
properties shall retain existing trees when possible and minimize the impact of tree loss
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Administrative Report & Decision
LUA21-000084, SHPL-A
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during development. The arborist report does not provide enough analysis to justify the
removal of both trees or demonstrate why no alternatives would be feasible.
Staff contends that the presence of ivy on the Walnut tree (Tree #1) is not a significant
enough reason to justify removal, and the size of the Walnut tree is inconsistent within
the submitted data therefore it is unclear if it the tree has landmark size and status. The
blown top on the landmark sized Douglas fir tree is not uncommon for the species and
is rarely fatal to tree health. Therefore staff recommends as a condition of approval
that the applicant shall submit a revised final tree retention plan and correlating
arborist report that demonstrates tree retention and protection measures for the two
trees, as determined by the Current Planning Project Manager, for review and approval
at the time of civil construction permit application. The updated arborist report shall
provide instructions and best practices for ivy removal on the walnut tree to be
completed during plat construction. Tree protection measures pursuant to RMC 4-4-
130H.9 shall be shown on the temporary erosion control plan with the civil construction
permit application and on the demolition permit plans. The revised arborist report shall
identify construction activities when certified arborist monitoring would be necessary,
and those activities shall be made clear on the civil construction permit plans. The
retained trees shall be recognized as protected trees on the final landscape plan and
tree retention plan.
Based on a proposed lot size of 8,230 square feet for Lot 1, 8,043 square feet for Lot 2,
and 7,868 square feet for Lot 3, each proposed lot would need to maintain a minimum
tree density of three (3) trees. According to the landscape plan submitted with the
materials, the applicant is proposing to plant one (1) Serviceberry (Amelanchier
grandiflora “Autumn Brilliance”), and two (2) Paperbark Maple (Acer griseum) trees on
proposed Lot 1, one (1) Serviceberry (Amelanchier grandiflora “Autumn Brilliance”), one
(1) Paperbark Maple (Acer griseum), and one (1) Flowering Cherry (Prunus x yeodensis
‘Yoshino’) tree on proposed Lot 2, and one (1) Serviceberry (Amelanchier grandiflora
“Autumn Brilliance”), one (1) Paperbark Maple (Acer griseum), and one (1) Flowering
Cherry (Prunus x yeodensis ‘Yoshino’) tree on proposed Lot 3. 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. The existing on-site trees that
shall be protected would count towards the minimum tree densities for lots 1 and 3,
therefore the proposal appears to exceed the minimum tree density requirements for
each proposed lot. Compliance with the on-site landscaping requirements would be
reviewed at the time of building permit application review for the new single-family
home.
✓
Parking: Parking regulations require that a minimum of two parking spaces be provided
for each detached dwelling.
Driveway cuts are required to be a minimum of 5 feet from property lines and new
driveways may be a maximum of 16 feet in width at the property line. Maximum
driveway slopes shall not exceed fifteen percent (15%); provided, that driveways
exceeding eight percent (8%) shall provide slotted drains at the lower end with positive
drainage discharge to restrict runoff from entering the garage/residence or crossing
any public sidewalk.
Staff Comment: Each lot contains adequate area for the provision of two (2) parking
spaces per dwelling unit as required by RMC 4-4-080. Parking requirements and
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Administrative Report & Decision
LUA21-000084, SHPL-A
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driveway grades for each of the new residences proposed would be verified at the time
of building permit review.
✓
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: There are no fences or retaining walls proposed for the project.
Compliance regarding fences and retaining walls for the new single-family residences
would be verified at the time of building permit review.
16. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-
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-6 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:
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: A nine-foot (9’) wide, thirty-foot (30’) long, three-foot (3’) deep
infiltration trench with a six-inch (6”) perforated pipe, as per City STD. Plan-225.20, is
proposed within the respective front yard setback on each proposed residential lot as
shown on the preliminary drainage/utilities plan (Exhibit 6) prepared by Encompass
Engineering & Surveying. The proposed short plat will be required to comply with the
requirements of the 2017 City of Renton Surface Water Design Manual. See FOF 15:
Landscaping for conditions related to trench placement and FOF 17 for details on
drainage and soils.
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Administrative Report & Decision
LUA21-000084, SHPL-A
Report of May 10, 2022 Page 11 of 19
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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.
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:
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Administrative Report & Decision
LUA21-000084, SHPL-A
Report of May 10, 2022 Page 12 of 19
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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%)
of the street facing facade. If masonry siding is used, it shall wrap the corners
no less than twenty four inches (24").
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Administrative Report & Decision
LUA21-000084, SHPL-A
Report of May 10, 2022 Page 13 of 19
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17.
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
✓
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: High erosion hazards are mapped on the project site. Moderate
landslide hazards, sensitive slopes, and protected slopes are mapped within 60 feet to
the east of the project site at a significant grade change between the parcel and the
abutting Interstate 405 (I-405) right of way (ROW). Per RMC4-3-050G.2, there are no
critical area buffers or structure setback beyond buffers for high erosion hazard areas.
A geotechnical report prepared by Earth Solutions NW LLC, dated March 12, 2020
(Exhibit 7) was submitted with the project materials. The geotechnical report notes that
the subject site is underlain primarily by medium dense recessional outwash deposits
and proposed two-to-three story single-family residential structures could be supported
on site, however, if more significant grading activities or larger-than-anticipated
structures are proposed, the impacts to adjacent hazard areas should be reevaluated.
According to the report, native soil suitable for support of foundations will be
encountered at about two to four feet below existing grades across the site. No special
setbacks or buffers related to geotechnical hazardous areas were recommended by the
geotechnical engineer, however if more significant grading or larger than anticipated
structures are proposed, additional geotechnical review may be required with the
future building permit applications.
Infiltration devices proposed within 200 feet of a steep slope hazard area, erosion
hazard area, or landslide hazard must be approved by a geotechnical engineer or
engineering geologist unless otherwise approved by CED. The geotechnical analysis
must consider cumulative impacts from the project and surrounding areas under full
built-out conditions. A geotechnical memo prepared by Earth Solutions NW LLC, dated
March 7, 2022 (Exhibit 8), has been submitted to the city upon request (Exhibit 9) that
provides confirmation that the proposed infiltration trenches (Exhibit 6) are feasible
from a geotechnical standpoint near the mapped geotechnical hazard areas. See FOF
19: Storm Water for additional analysis on soils and drainage.
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:
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
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Administrative Report & Decision
LUA21-000084, SHPL-A
Report of May 10, 2022 Page 14 of 19
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Compliance Subdivision Regulations and Analysis
✓
Access: Each lot must have access to a public street or road. Access may be by a shared
driveway per the requirements of RMC 4-6-060 Street Standards.
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 via individual driveways
off of Meadow Ave N. The proposal complies with access requirements for all three (3)
lots.
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-6 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 meet the minimum lot dimensional requirements in
the R-6 zone, see FOF 15: Lot Dimensions.
✓
Streets: The proposed street system shall extend and create connections between
existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards.
Staff Comment: The project includes 186 feet of frontage along Meadow Ave N.
Meadow Ave N is classified as a residential access street and the existing right of way
(ROW) width near the subject site is 40-41 feet. Per RMC 4-6-060, the minimum ROW
width for a residential access street is 53 feet, therefore approximately 8 feet of
dedication is anticipated pending field survey. Half street frontage improvements
required along Meadow Ave N include a total pavement width of 26 feet (13 feet from
centerline), a 0.5-foot curb and gutter, 8-foot planting strip, a 5-foot sidewalk, street
trees, and storm drainage improvements (Exhibit 10). The existing pavement width shall
be retained at the current width of approx. 30 feet and the applicant shall provide all
other required ROW improvements.
According to the Transportation Concurrency Memo prepared by staff (Exhibit 12), the
proposed project passes the four (4) City of Renton Traffic Concurrency Test criteria. The
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Administrative Report & Decision
LUA21-000084, SHPL-A
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proposed development would generate approximately 19 net new average weekday
daily trips. During the weekday AM peak hour, the project would generate
approximately one (1) net new trips (0 inbound and 1 outbound). During the weekday
PM peak hour, the project would generate approximately two (2) net new trips (1
inbound and 1 outbound).
A Transportation Impact Fee would be required for the future homes. The current
Transportation Impact Fee is $10,861.69 per new single-family home, however, fees are
subject to change and the fee in effect at the time of building permit issuance would
apply.
✓
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: The proposed short plat is surrounded by existing detached single-
family residences to the west, north and south of the site. The proposed lots are similar
in size and shape to the existing surrounding development pattern in the area and
would be consistent with the Comprehensive Plan and Zoning Code, which encourages
large lot housing and suburban, estate-style dwellings compatible with the scale and
density of the surrounding area. Therefore, the proposal for new single-family homes
would be compatible with the existing uses in the area.
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. A Fire Impact Fee would be
required for the future homes. The current Fire Impact Fee is $829.77 per new single-
family residence, however, fees are subject to change and the fee in effect at the time of
building permit issuance would apply.
✓
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.
The bus stop for elementary school students is located approximately 0.31 miles from
the project site at the southeast corner of the intersection at Lake Washington Blvd N
and N 38th St. The bus stop for middle school students is located approximately 0.13
miles from the project site at the intersection of N 38th St and Park Ave N. The bus stop
for high school students is abutting the project site, located on the east side of Meadow
Ave N at N 38th St. The proposed project includes the installation of frontage
improvements along the Meadow Ave N frontage, including sidewalks. Students would
walk on the sidewalk along the north side of N 38th St to their respective bus stops.
Elementary school students would need to cross Meadow Ave N and Park Ave N to reach
their bus stop, and middle and high school students would only need to cross Meadow
Ave N.
A School Impact Fee would be required for the future homes. The current Renton School
District Impact Fee is $2,659.00 + a 5% administration fee per new single-family home,
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Administrative Report & Decision
LUA21-000084, SHPL-A
Report of May 10, 2022 Page 16 of 19
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however, fees are subject to change and the fee in effect at the time of building permit
issuance would apply.
✓
Parks: A Park Impact Fee would be required for the future homes. The current Park
Impact Fee is $2,914.99 per new single-family residence, however, fees are subject to
change and the fee in effect at the time of building permit issuance would apply.
Compliant if
Condition of
Approval in
FOF 15:
Landscaping
is Met
Storm Water: An adequate drainage system shall be provided for the proper drainage of
all surface water.
Staff Comment: Based on the City’s flow control map, the site falls within the City’s Peak
Rate Flow Control Standard (Existing Site Conditions). The site falls within the May Creek
Drainage Basin. Currently there is no on-site stormwater conveyance system; stormwater
from the site either infiltrates or gradually flows off-site. There is an 18” stormwater main
on the west side of the property (see City plan no. D-234409). A preliminary Technical
Information Report (TIR) prepared by Encompass Engineering & Surveying, dated January
29, 2021 and revised March 7, 2022 (Exhibit 11), was submitted with the project
materials. The report describes current site conditions and references the geotechnical
analysis submitted for the project that confirms the site soils have the capacity for
infiltration. According to the reports, the soils are made up of Medium Sands and have a
design infiltration rate of 5 inches per hour. The TIR discusses the nine (9) core
requirements and the six (6) special requirements in in the 2017 Renton Surface Water
Design Manual. According to the report, stormwater BMP’s satisfying Core Requirement
#9 will be used to the maximum extent feasible to mitigate new runoff created by the
proposed new residences. The surface water runoff for each lot would be conveyed via a
roof downspout leading to a 6” perforated pipe that would disperse into a 9’x30’x3’
gravel filled full infiltration trench. As an additional safety measure, an emergency
overflow to the public storm system from the infiltration trenches would be provided.
The infiltration trenches proposed for each lot are located along the west edge of the
property and are proposed with the front yard of each residence. As noted and
conditioned in FOF 15: Landscaping, the final location of the infiltration trenches must
not conflict with the plantings proposed as part of the 10’ of required street frontage
landscaping.
The geotechnical memo prepared by Earth Solutions NW LLC (Exhibit 8) supports the
proposed infiltration trench locations with respect to the nearby critical areas mapped on
site. See FOF 17 for additional analysis regarding soils.
The 2022 Surface water system development fee is $2,100 per new single-family lot. The
fee in effect at the time of permit application is applicable to this project and is payable
at the time of permit issuance.
✓
Water: There is an existing 12-inch water main (see City water project plan no. W-0456)
in Meadow Avenue N that can deliver a maximum flow capacity of 4,500 gallons per
minute (gpm). The static water pressure is about 77 psi at ground elevation of 130 feet.
There is an existing ¾-inch domestic water meter serving the subject property that will
need to be capped at the main line. In order to provide adequate fire protection and to
conform to City of Renton Code and Development Standards, a new 1-inch water service
is required for each lot. A pressure-reducing valve (PRV) is recommended downstream
of the water meter on each lot if the water pressure exceeds 75 PSI.
The fire flow requirement for the proposed single-family homes is a minimum of 1,000
gpm for homes under 3,600 square feet (including garage and basement areas) and goes
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Administrative Report & Decision
LUA21-000084, SHPL-A
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up to a minimum of 1,500 gpm for homes over 3,600 square feet. A minimum of one (1)
fire hydrant is required within 300-feet of each proposed home. A minimum of two (2)
fire hydrants are required within 300-feet of the proposed homes if they exceed 3,600
square feet. There is an existing fire hydrant located at the northwest corner of the N
38th Street and Meadow Avenue N intersection (HYD-N-00179) that appears to meet the
minimum requirement. A “Storz” adapter shall be installed on the existing hydrant if it is
not already equipped with one.
A water system development charge (SDC) of $4,500.00 for each new 1-inch meter would
be applicable, and a redevelopment SDC credit would apply to the existing ¾-inch meter
that will be abandoned. Water service installation fees are $2,875.00 per new 1-inch
service line, payable at construction permit issuance.
✓
Sanitary Sewer: There is an existing 6” concrete sewer stub at the west property line.
The existing 4” side sewer connecting the stub to the existing house will have to be cut
and capped with the demolition of the house. The existing sewer stub may be reused if
it is lined and provided it is lineable. The applicant is proposing to inspect the existing
sewer service and assess whether the service can be lined. The existing stub would be
for proposed lot 3. The Applicant will need to install a new sewer stub for each of the
new lots from the existing sewer main in Meadow Avenue N. The new sewer stubs shall
be a minimum of 6” and shall flow by gravity to the main at a minimum slope of 2%.
As noted by staff, bends are not allowed on new sewer stubs (Exhibit 10). The sewer stub
for proposed Lot 2 shall be revised to reflect this at the time of civil permit application.
The development is subject to wastewater system development charge (SDC) fees based
on the size of the new domestic water to serve the project. The 2022 sewer fee for a 1-
inch meter is $3,500.00 per meter. SDC fees are payable at construction permit issuance.
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 14.
2. The subject site is located in the Residential-6 (R-6) 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 15.
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 16.
4. The proposed short plat complies with the Critical Areas Regulations provided the applicant complies with
City Code and conditions of approval, see FOF 17.
5. The proposed short plat complies with the subdivision regulations as established by City Code and state
law provided all advisory notes and conditions are met, see FOF 18.
6. The proposed short plat complies with the street standards as established by City Code, provided the
project complies with all advisory notes and conditions of approval contained herein, see FOF 18.
7. There are safe walking routes to the school bus stop provided the applicant complies with conditions of
approval, see FOF 19.
8. There are adequate public services and facilities to accommodate the proposed short plat, see FOF 19.
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LUA21-000084, SHPL-A
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9. Key features which are integral to this project include stormwater best management practices to reduce
interference with adjacent geological hazards and the preservation of existing significant trees.
J. DECISION:
The Meadow Ave Short Plat short plat, File No. LUA21-000084, SHPL-A, as depicted in Exhibit 2, is approved and
is subject to the following conditions:
1. The applicant shall obtain a demolition permit and complete all required inspections for the removal of
the existing structures on the subject property prior to the recording of the short plat.
2. The applicant shall submit an updated landscape plan that proposes street tree plantings that are at least
two (2) caliper inches at the time of installation, for review and approval by the Current Planning Project
Manager at the time of civil construction permit application.
3. The applicant shall submit an updated landscape plan with the civil construction permit application
showing rearrangement of the landscaping and/or infiltration trenches to reduce the conflict between the
plantings and drainage elements for review and approval by the Current Planning Project Manager. If
there are infiltration trenches proposed within the dripline of any trees shown on the civil construction
permit submittal, an arborist memo shall be required with the updated landscape plan to certify that the
spacing between the trees and infiltration trenches will not pose a conflict.
4. The applicant shall submit an updated final landscape plan with the civil construction permit application
that shows ten feet (10’) of freeway frontage landscaping starting from the I-405 right-of-way line for
review and approval by the Current Planning Project Manager.
5. The applicant shall submit a revised final tree retention plan and correlating arborist report that
demonstrates tree retention and protection measures for the existing Walnut and Douglas fir trees, as
determined by the Current Planning Project Manager, for review and approval at the time of civil
construction permit application. The updated arborist report shall provide instructions and best practices
for ivy removal on the walnut tree to be completed during plat construction. Tree protection measures
pursuant to RMC 4-4-130H.9 shall be shown on the temporary erosion control plan with the civil
construction permit application and on the demolition permit plans. The revised arborist report shall
identify construction activities when certified arborist monitoring would be necessary, and those activities
shall be made clear on the civil construction permit plans. The retained trees shall be recognized as
protected trees on the final landscape plan and tree retention plan.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Vanessa Dolbee Planning Director Date
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Meadow Ave Short Plat
Administrative Report & Decision
LUA21-000084, SHPL-A
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TRANSMITTED on May 10, 2022 to the Owner/Applicant/Contact:
Owner: Applicant: Contact:
The Cuong Nguyen / Thi Yen Van Pham
15400 SE 155th Place, Unit 99
Renton, WA 98058
Huy Nguyen
15400 SE 155th Place, Unit 99
Renton, WA 98058
Costa Philippides, PE
165 NE Juniper Street, Suite 201
Issaquah, WA 98027
TRANSMITTED on May 10, 2022 to the Parties of Record:
N/A
TRANSMITTED on May 10, 2022 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
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on May 24, 2022. 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.
DocuSign Envelope ID: B4506648-1A27-4476-9C46-BA886015D833
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Meadow Ave Short Plat
Land Use File Number:
LUA21-000084, SHPL-A
Date of Report
May 10, 2022
Staff Contact
Brittany Gillia
Associate Planner
Project Contact/Applicant
Costa Philippides, PE
Encompass Engineering & Surveying
165 NE Juniper St, Suite 201,
Issaquah, WA 98027
Project Location
3804 Meadow Ave N
The following exhibits are included with the Administrative report:
Exhibit 1: Administrative Decision
Exhibit 2: Preliminary Short Plat Map
Exhibit 3: Landscape Plan
Exhibit 4: Arborist Report, prepared by Layton Tree Consulting LLC, dated February 12, 2020
Exhibit 5: Arborist Memo from Bob Layton of Layton Tree Consulting LLC, dated February 16, 2021
Exhibit 6: Conceptual Drainage/Utilities Plan, prepared by Encompass Engineering & Surveying,
dated March 4, 2022
Exhibit 7: Geotechnical Report, prepared by Earth Solutions NW LLC, dated March 12, 2020
Exhibit 8: Geotechnical Memo from Keven Hoffmann of Earth Solutions NW LLC, dated March 7,
2022
Exhibit 9: On Hold Letter, dated September 8, 2021
Exhibit 10: Advisory Notes
Exhibit 11: Technical Information Report, prepared by Encompass Engineering & Surveying, dated
January 29, 2021 and revised on March 7, 2022.
Exhibit 12: Transportation Concurrency Memo, dated September 30, 2021
DocuSign Envelope ID: B4506648-1A27-4476-9C46-BA886015D833