HomeMy WebLinkAboutD_Wang_Short_Plat_220630_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_Wang_Short_Plat_220630_v1
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: June 30, 2022
Project File Number: PR18-000200
Project Name: Wang Short Plat
Land Use File Number: LUA22-000174, SHPL-A, MOD, MOD
Project Manager: Clark H. Close, Principal Planner
Owner: 19016 116th LLC, 39805 212th Ave SE, Enumclaw, WA 98022
Applicant: William Newhart, 39805 212th Ave SE, Enumclaw, WA 98022
Contact: Josh Beard, Core Design, Inc., 12100 NE 195th St, Suite 300, Bothell, WA 98011
Project Location: 19016 116th Ave SE, Renton, WA 98058 (APN 619840-0125)
Project Summary: The applicant is requesting preliminary short plat approval to subdivide a property
into seven (7) residential lots, one (1) stormwater/recreation tract, and one (1)
landscape tract. The project site is located at 19016 116th Ave SE and totals
approximately 89,152 square foot in area and is zoned Residential-4 (R-4). A building
permit was issued to demolish the former single family residence and detached
garage and returned to level grade. The proposed lots range in size from 9,000 SF to
9,975 SF in area with an average lot size of 9,176 SF and a net density of 4.1 dwelling
units per acre (du/ac). Tract A is proposed as a 9,155 SF stormwater vault and was
sized to contain a live storage volume of 22,650 cubic yards at a depth of 4.75 feet.
Tract B is proposed as a thin 870 SF private landscape tract along most of the south
property line. The property is bordered to the west by 116th Ave SE and connects to
SE 191st St at the southeast portion of the property. A new modified limited
residential access road is proposed as a right-of-way access road along the south part
of the lots to provide access to the new residential lots and to connect SE 191st St to
116th Ave SE. The applicant is requesting a street modification to reduce the roadway
width for 116th Ave SE to meet the established corridor plan for this section of 116th
Ave SE. In addition, the applicant is requesting a modified residential street section
on SE 191st St to transition the existing roadway into the development at 117th Pl
SE. No critical areas were identified on the subject property. Three (3) of the original
91 existing onsite trees are proposed to be retained.
Site Area: 2.05 acres
116th Ave SE SE 191st St SE 190th Ln 114th Ct SE SE 189th Pl 120th Ave SE 117th Pl SE DocuSign Envelope ID: C0045603-4D79-4397-B485-4D2016B55B6D
City of Renton Department of Community & Economic Development
Wang Short Plat
Administrative Report & Decision
LUA22-000174, SHPL-A, MOD, MOD
Report of June 30, 2022 Page 2 of 21
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B. EXHIBITS:
Exhibit 1: Administrative Decision
Exhibit 2: Preliminary Short Plat (P01)
Exhibit 3: Neighborhood Detail Map
Exhibit 4: Topographic Map (P02)
Exhibit 5: Preliminary Grading and Utilities Plan (P03)
Exhibit 6: Preliminary Road Sections (P04)
Exhibit 7: Tree Retention Plan (P05)
Exhibit 8: Preliminary Landscape Plan (P06)
Exhibit 9: Geotechnical Report, prepared by Terra Associates, Inc., dated February 26, 2018
Exhibit 10: Final Drainage Technical Information Report, prepared by Core Design, Inc., dated
February 2, 2022
Exhibit 11: Level 1 Tree Assessment, prepared by Ryan Seeley, dated November 3, 2021 (Updated
November 9, 2021)
Exhibit 12: Water Availability Certificate
Exhibit 13: Sewer Availability Certificate
Exhibit 14: Construction Mitigation Description
Exhibit 15: Public Comments and Staff Response Emails with Ramirez
Exhibit 16: Traffic Concurrency Memo
Exhibit 17: Advisory Notes
C. GENERAL INFORMATION:
1. Owner(s) of Record: 19016 116th LLC, 39805 212th Ave SE, Enumclaw, WA
98022
2. Zoning Classification: Residential-4 (R-4)
3. Comprehensive Plan Land Use Designation: Residential Low Density (LD)
4. Existing Site Use: Single-family residential
5. Critical Areas: None mapped
6. Neighborhood Characteristics:
a. North: Single-family residential – Residential Low Density (RLD) Comprehensive Land Use
designation and Residential-4 (R-4) zoning.
b. East: Single-family residential – Residential Low Density (RLD) Comprehensive Land Use
designation and Residential-4 (R-4) zoning.
DocuSign Envelope ID: C0045603-4D79-4397-B485-4D2016B55B6D
City of Renton Department of Community & Economic Development
Wang Short Plat
Administrative Report & Decision
LUA22-000174, SHPL-A, MOD, MOD
Report of June 30, 2022 Page 3 of 21
D_Wang_Short_Plat_220630_v1
c. South:
Single-family residential – Residential Low Density (RLD) and Residential Medium Density
(RMD) Comprehensive Land Use designations; Residential-4 (R-4) and Residential-8 (R-8)
zones.
d. West: Single-family residential, King County Housing Authority – Residential Medium Density
(RMD) Comprehensive Land Use designation and Residential-8 (R-8) zoning.
7. Site Area: 2.05 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation (Benson Hill) A-06-002 5327 03/01/2008
Wang Short Plat LUA18-000280 N/A 07/05/2018
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service would be provided by Soos Creek Water and Sewer District. The site is located
outside of an Aquifer Protection Area.
b. Sewer: Wastewater service would be provided by Soos Creek Water and Sewer District.
c. Surface/Storm Water: Runoff from the existing site includes one existing single-family residence
where no stormwater infrastructure currently exists on-site. Runoff from the site sheet flows from
west to east into a catch basin at the intersection of SE 191st St and 117th Pl SE at the southeast side
of the site.
2. Streets: 116th Ave SE is a Minor Arterial Street with an existing right of way (ROW) width of 60-ft as
measured using the King County Assessor’s Map. SE 191st St is a Residential Street with an existing right
of way (ROW) width of 30-ft as measured using the King County Assessor’s Map.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 4 City-Wide Property Development Standards
3. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
DocuSign Envelope ID: C0045603-4D79-4397-B485-4D2016B55B6D
City of Renton Department of Community & Economic Development
Wang Short Plat
Administrative Report & Decision
LUA22-000174, SHPL-A, MOD, MOD
Report of June 30, 2022 Page 4 of 21
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4. Chapter 7 Subdivision Regulations
a. Section 4-7-070: Detailed Procedures for Short Subdivision
5. Chapter 9 Permits-Specific
a. Section 4-9-250: Variances, Waivers, Modifications, and Alternates
6. 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 May 16,
2022 and determined the application complete on May 23, 2022. The project complies with the 120-day
review period.
2. The project site is located 19016 116th Ave SE, Renton, WA 98058 (APN 619840-0125), approximately 277
linear feet south of the intersection of 116th Ave SE and SE 189th Pl (Exhibits 2 and 3).
3. This short plat application is a resubmittal of the Wang Short Plat (LUA18-000280), which expired on
January 6, 2022, following a one (1) year extension.
4. The project site is currently vacant.
5. Access to the site would be provided via 116th Ave SE and SE 191st St along the south property line.
6. The property is located within the Residential Low Density (LD) Comprehensive Plan land use designation.
7. The site is located within the Residential-4 (R-4) zoning classification.
8. There were approximately nine (9) trees that were retained on the property after initial clearing and
grading. Two (2) saved trees have since failed (Exhibit 11). The applicant is proposing to retain a total of
three (3) remaining trees onsite.
9. No critical areas are mapped on the project site.
10. Approximately 2,000 cubic yards of material would be cut on-site and approximately 2,000 cubic yards of
fill is proposed to be brought into the site.
11. The applicant began civil construction work in October 2019 under the Wang Short Plat civil construction
permit (C18006462).
12. Staff received and responded to public comment emails during the public comment period (Exhibit 15).
To address public comments the following report contains analysis related to unhealthy trees falling on
and damaging a Jessie Glen HOA home on 189th Pl SE.
13. No agency comments were received.
14. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report (Exhibit 17).
15. 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 to provide transition to the rural area. The
DocuSign Envelope ID: C0045603-4D79-4397-B485-4D2016B55B6D
City of Renton Department of Community & Economic Development
Wang Short Plat
Administrative Report & Decision
LUA22-000174, SHPL-A, MOD, MOD
Report of June 30, 2022 Page 5 of 21
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proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of
approval are met:
Compliance Comprehensive Plan Analysis
Policy L-3: Encourage infill development of single-family units as a means to meet
growth targets and provide new housing.
Goal L-H: Plan for high-quality residential growth that supports transit by providing
urban densities, promotes efficient land utilization, promotes good health and physical
activity, builds social connections, and creates stable neighborhoods by incorporating
both built amenities and natural features.
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, and
• Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
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.
16. Zoning Development Standard Compliance: The site is classified Residential-4 (R-4) on the City’s Zoning
Map. The R-4 designation serves as a transition between rural designation zones and higher density
residential zones. It is intended as an intermediate lower density residential zone. 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: There is no minimum density required in the R-4 zone. The maximum density
permitted is 4.0 dwelling units per net acre. Net density is calculated after the
deduction of sensitive areas, areas intended for public right-of-way, and private access
easements.
Calculations for minimum or maximum density which result in a fraction that is 0.50 or
greater shall be rounded up to the nearest whole number. Those density calculations
resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole
number.
Staff Comment: Based on a net area of 74,334 square feet (89,152 square-foot gross
area – 14,818 square feet of right-of-way (ROW) dedication), the proposal for seven (7)
residential lots on the project site would result in a net density of 4.10 dwelling units
per net acre (7 lots / 1.7065 acres = 4.10 du/ac), which meets the minimum and
maximum density requirements of 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.
DocuSign Envelope ID: C0045603-4D79-4397-B485-4D2016B55B6D
City of Renton Department of Community & Economic Development
Wang Short Plat
Administrative Report & Decision
LUA22-000174, SHPL-A, MOD, MOD
Report of June 30, 2022 Page 6 of 21
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The following table identifies the proposed approximate dimensions for Lots 1-7, one
(1) stormwater tract (Tract A), and one private landscape tract (Tract B):
Proposed Lot Lot Size (sq. ft.) Lot Width (feet) Lot Depth (feet)
Lot 1 (corner) 9,975 83 121
Lot 2 9,002 75 121
Lot 3 9,006 74 121
Lot 4 9,002 75 121
Lot 5 9,001 75 120.5
Lot 6 9,000 75 120.5
Lot 7 9,186 70 129
Stormwater Tract
(Tract A) 9,155 N/A N/A
Private Landscape
Tract (Tract B) 870 N/A N/A
Staff Comment: All lots would comply with the lot dimension standards 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: Proposed Lot 1 would be located at the beginning of the new internal
short plat road and 116th Ave SE. The lot’s location and orientation in relation to the
street creates a corner lot, as both façades would have high visibility from the public
ROW. A corner lot is defined as a lot abutting upon any combination of two (2) or more
streets. Lot 1 would maintain corner lot setbacks at a minimum front yard setback of
30 feet from 116th Ave SE and 30 feet from the internal short plat road to the south of
the lot. All other lots (2-7) would be oriented to the south with a front yard setback to
either the modified internal short plat road or SE 191st St. All lots have sufficient space
to comply with the required front, side, or rear setbacks of the zone and still be able to
accommodate a sufficient sized building pad. Compliance with building setback
requirements would be verified at the time of building permit review.
Tract A is a stormwater tract for a proposed detention/water quality vault. Tract B is a
private landscape tract to provide increased separation between the existing
neighboring properties to the south and the proposed internal access road.
Compliance
not yet
demonstrated
Building Standards: The R-4 zone has a maximum building coverage of 35% and a
maximum impervious surface coverage of 50%. In the R-4 zone, a maximum building
height of 3 stories with a wall plate height of 32 feet is permitted. Roofs with a pitch
equal to or greater than 4:12 may project an additional six (6) vertical feet from the
maximum wall plate height. If the height of wall plates on a building are less than the
states maximum the roof may project higher to account for the difference, yet the
combined height of both features shall not exceed the combined maximums. Common
rooftop features, such as chimneys, may project an additional four (4) vertical feet
from the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than
4:12, decks, railings, etc.) may extend up to six (6) vertical feet above the maximum
DocuSign Envelope ID: C0045603-4D79-4397-B485-4D2016B55B6D
City of Renton Department of Community & Economic Development
Wang Short Plat
Administrative Report & Decision
LUA22-000174, SHPL-A, MOD, MOD
Report of June 30, 2022 Page 7 of 21
D_Wang_Short_Plat_220630_v1
wall plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet
from each minimum building setback line for each one (1) vertical foot above the
maximum wall plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g.,
shed roof) may exceed the stated maximum if the average of wall plate heights is equal
or less than the maximum wall plate height allowed.
Staff Comment: The existing single-family home and detached accessory building were
demolished under B19003971 and B19003972, respectively. 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
conditions
of approval
are met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot onsite
landscape strip along all public street frontages. Additional minimum right-of-way
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, shall be planted within planting strips pursuant to standards set forth in
RMC 4-4-070F.2, 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 Preliminary Landscape Plan, prepared by Core Design, Inc., (dated
February 4, 2022; Exhibit 8), was submitted with the short plat application materials.
A 10-foot (10’) wide onsite landscape strip is proposed along the internal road street
frontage (behind the sidewalk) as part of the project. A 10-foot (10’) wide onsite
landscape strip would also be required within the secondary front yard of Lot 1 along
116th Ave SE. The proposed street frontage landscape buffer must include a mixture of
trees, shrubs, and groundcover.
A plant schedule was included on the landscape plan, and the following trees, plants
and groundcover are proposed: (4) trident maple, (12) excelsa red cedar, (5) kwanzan
cherry, (11) Douglas fir, (10) jaczam pear, (7) lot trees (pacific dogwood, flowering
crabapple, or purple smoketree), (155) winter daphine, (48) fire ball burning bush, (23)
arneson gem azalea, (290) David viburnum, (5,173 sf) kinnikckinnick, and (8,207 sf) of
hydro seed. The proposed street trees on 116th Ave SE, five (5) trident maple, are
roughly 25 feet on-center and the proposed trees along SE 191st St include two (2)
jaczam pear, are roughly 35 feet on-center. When street trees are not located within
the ROW abutting a front yard, a minimum of two (2) trees are to be located in the
front yard prior to final inspection (RMC 4-4-070F.3). Thus, Lots 2-7 would be required
to plant a minimum of two (2) trees within the front yards. In addition, the applicant
should avoid using jaczam pears as replacement trees. Pear trees have a poor structure
and prone to failure (Exhibit 17).
The applicant is proposing to hydro seed over the stormwater vault (8,207 sf) and
provide perimeter landscaping within the first 10 feet (10’) from the back of the
sidewalk along SE 191st St within Tract A. In addition, the applicant is proposing to
landscape a 5-foot perimeter around the north and east sides of the stormwater tract.
Storm drainage facility landscaping requires a landscaping strip with a minimum fifteen
feet (15') of width located on the outside of the fence, unless otherwise determined
DocuSign Envelope ID: C0045603-4D79-4397-B485-4D2016B55B6D
City of Renton Department of Community & Economic Development
Wang Short Plat
Administrative Report & Decision
LUA22-000174, SHPL-A, MOD, MOD
Report of June 30, 2022 Page 8 of 21
D_Wang_Short_Plat_220630_v1
through the site plan review or subdivision review process. Staff recommends, as a
condition of approval, that the applicant shall submit a revised landscape plan that
enhances the storm drainage facility perimeter landscaping by providing a mixture of
trees, shrubs, and groundcover with a ten foot (10’) wide minimum average perimeter
landscape strip. The revised landscape plan shall be submitted to the Current Planning
Project Manager for review and approval at the time of Civil Construction Permit
Application. In addition, staff recommends, as a condition of approval, that the
applicant be required to record a note on the face of the plat that executes a shared
maintenance agreement for equal ownership and maintenance responsibilities for
landscape improvements within all shared tracts. A draft version of a shared
maintenance agreement shall be submitted for review and approval by the current
planning project manager prior to short plat recording. Landscaping within tracts shall
be installed prior to final short plat recording.
Compliant if
condition of
approval is
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-
4-130) require the retention of 30 percent of trees in a residential development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees
adjacent 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 tree retention plan was submitted as part of the Preliminary
Landscape Plan (Exhibit 7) in addition to a Level 1 Tree Assessment, prepared by Ryan
Seeley, (dated November 3, 2021; Updated November 9, 2021; Exhibit 11). A total of
nine (9) of the original 91 significant trees were identified on the site. According to the
report, seven (7) viable trees remain after two (2) were removed due to failure from
new wind exposure and soil flooding.
On June 1, 2022, public comment from Ms. Ramirez was send to the project contact
notifying Mr. Beard that another tree has fallen from 19016 116th Ave SE and damaged
a Jessie Glen home on 189th Pl SE (Exhibit 15).
According to the tree retention plan submitted with the 2022 Wang Short Plat
application, three (3) significant trees are proposed for retention: a 16” Diameter
Breast Height (DBH) western red-cedar trees, a 13” DBH Douglas fir, and a 6” DBH
Cascara. The closest proposed saved tree would be approximately 50 feet (50’) south
of the north property line shared with Jessie Glen Subdivision. The other six (6)
DocuSign Envelope ID: C0045603-4D79-4397-B485-4D2016B55B6D
City of Renton Department of Community & Economic Development
Wang Short Plat
Administrative Report & Decision
LUA22-000174, SHPL-A, MOD, MOD
Report of June 30, 2022 Page 9 of 21
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remaining trees onsite: 13” DBH big leaf maple, (N/A) DBH black cottonwood, 2 - (20”)
DBH black cottonwood, 32” DBH black cottonwood, and 30” western white pine are
proposed to be removed. According to the risk assessment, these trees have a fair to
poor structure with sparce canopy, damaged/broken limbs, soil flooding, new wind
exposure that resulted in tree failure, or history of line clearance pruning.
As a result, the applicant is proposing to retain approximately 43% of the remaining
significant trees onsite or approximately 5% of the original 58 viable significant trees
onsite, thereby not meeting the thirty percent (30%) minimum tree retention
requirements of the R-4 zone within the residential development. The applicant is
proposing 45 onsite replacement trees with a total of 105 caliper inches of replacement
value (12-inches required per each tree unable to be retained). After review of the tree
retention plan and worksheet submitted with the application, staff determined that
173 caliper inches of replacement trees would be required to comply with the original
58 viable significant trees onsite. Therefore, staff recommends, as a condition of
approval, that the applicant submit a revised tree replanting plan with at least 173
total caliper replacement inches for planting. Alternatively, the applicant may pay a
tree fee-in-lieu based on the difference between the required caliper replacement
inches (173 inches) and the caliper inches of replacement value in the final landscape
plan. The revised landscaping plan shall be submitted to the Current Planning Project
Manager for review and approval at the time of Civil Construction Permit Application.
Based on the current proposal, the tree fee-in-lieu would be $15,300 (173 caliper inches
- 105 caliper inches x $225 per diameter inch = $15,300).
To comply with the minimum tree density requirements, the applicant is required to
retain or plant two (2) significant trees, or gross equivalent caliper inches, per 5,000
square feet of lot area. Based on the lot areas proposed, the applicant would be
required to provide a minimum of four (4) trees on each residential lot in order to
comply with the minimum tree density requirements. The trees planted on each
residential lot shall be installed prior to the issuance of a Certificate of Occupancy for
the new homes.
Parking: Parking regulations require that a minimum of two (2) parking spaces be
provided for each detached dwelling.
Driveway cuts are required to be a minimum of 5 feet from property lines and new
driveways may be a maximum of 16 feet in width at the property line. Maximum
driveway slopes shall not exceed fifteen percent (15%); provided, that driveways
exceeding eight percent (8%) shall provide slotted drains at the lower end with positive
drainage discharge to restrict runoff from entering the garage/residence or crossing
any public sidewalk.
Staff Comment: Each lot contains adequate area for the provision of two (2) parking
spaces per dwelling unit, as necessitated by RMC 4-4-080F.10.d parking spaces
required based on land use. Parking requirements and driveway grades for each of the
new residences proposed would be verified at the time of building permit review.
Compliant if
condition of
approval is
met
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front
yard and side yard along a street setback where the fence shall not exceed forty eight
inches (48") in height.
DocuSign Envelope ID: C0045603-4D79-4397-B485-4D2016B55B6D
City of Renton Department of Community & Economic Development
Wang Short Plat
Administrative Report & Decision
LUA22-000174, SHPL-A, MOD, MOD
Report of June 30, 2022 Page 10 of 21
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There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: No retaining walls are proposed by the applicant. In several locations
there are instances where the existing fencing, from neighboring parcels, encroaches
or crosses the property line into the subject parcel. The most extreme encroachment is
a nine-and-one-half foot (9’ ½) fence encroachment from the abutting property to the
south located at 19101 117th Pl SE. The applicant is proposing to install a new 26-foot
(26’) wide ROW along the southern property line, which would require the removal of
the neighbors’ encroaching fence. The applicant is proposing to replace the old fence
that is encroaching onto the property from the south by installing a new permanent
four-foot to six-foot (4’ to 6’) cedar fence along the south border of the entire access
road to more accurately delineate the abutting property lines. The wood fence would
comply with traffic safety and clear vision area standards. The fencing location is
identified on the landscape plan (Exhibit 8). Installation of the fence shall be completed
prior to short plat recording.
17. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the
Residential-4 (R-4) 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 R-4 Zone Design Standards and Analysis
Compliance
not yet
demonstrated
Garages: If an attached garage is wider than twenty six feet (26’), at least one (1)
garage door shall be recessed a minimum of four feet (4’) from the other garage door.
Additionally, one of the following is required:
1. The front porch projects in front of the garage a minimum of five feet (5’), and is
a minimum of twelve feet (12’) wide, or
2. The roof extends at least five feet (5') (not including eaves) beyond the front of
the garage for at least the width of the garage plus the porch/stoop area, or
3. The garage is alley accessed, or
4. The garage entry does not face a public and/or private street or an access
easement, or
5. The garage width represents no greater than fifty percent (50%) of the width of
the front façade at ground level, or
6. The garage is detached, or
7. The garage doors contain a minimum of thirty percent (30%) glazing, architectural
detailing (e.g. trim and hardware), and are recessed from the front façade a
minimum of five feet (5’), and from the front porch a minimum of seven feet (7’).
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Primary Entry: The entry shall include a porch or stoop with a minimum depth of five
feet (5') and minimum height of twelve inches (12") above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route may be
taken from a front driveway.
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Wang Short Plat
Administrative Report & Decision
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Staff Comment: Compliance for this standard would be verified at the time of building
permit review. The future house on Lot 1, a corner lot, would be required to include
features that ensure the street-facing façades engage both the new modified access
road and 116th Ave SE.
Compliance
not yet
demonstrated
Façade Modulation: One of the following is required:
1. An offset of at least one story that is at least ten feet (10') wide and two feet (2')
in depth on façades visible from the street, or
2. At least two feet (2') offset of second story from first story on one street facing
façade.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Windows and Doors: Windows and doors shall constitute twenty-five percent (25%)
of all façades facing street frontage or public spaces.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
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
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Wang Short Plat
Administrative Report & Decision
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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, adjacent, and diagonal
homes shall be of differing color. Color palettes for all new dwellings, coded to the
home elevations, shall be submitted for approval. Where masonry siding is proposed
at the edge of a facade, it shall also extend along the adjoining facade no less than
twenty four inches (24"), measured horizontally from the corner of the structure.
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.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
18. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). According to the applicant and City of Renton Maps (COR Maps), no critical
areas are present on or within 200 feet of the project site.
19. Compliance with Subdivision Regulations: RMC 4-7 provides review criteria for the subdivisions. The
proposal is consistent with the following subdivision regulations if all conditions of approval are complied
with:
Compliance Subdivision Regulations and Analysis
Compliant if
condition of
approval is
met
Access: Each lot must have access to a public street or road, unless specifically
authorized otherwise. Access may be by a shared driveway per the requirements of
RMC 4-6-060 Street Standards.
The maximum width of single loaded garage driveways shall not exceed nine feet (9’)
and double loaded garage driveways shall not exceed sixteen feet (16’).
Staff Comment: Direct access to the site would be provided from 116th Ave SE (a Minor
Arterial Road) and SE 191st St (a Residential Access Road). Access to each residential
lot (Lots 1-7) would be provided via an internal residential access road that connects
116th Ave SE to SE 191st St (see modification request FOF 21). Lot 1 would not be
allowed direct access from 116th Ave SE. Staff recommends, as a condition of approval,
that a note to this effect be recorded on the face of the short plat. The abutting roads
would be widened and improved in order to serve the development. The intersection
of the new public roadway to 116th Ave SE must be a standard intersection with
appropriate curb radius as outlined in RMC 4-6-060.F. Corner lots on minor arterial
streets require a minimum radius of 35 feet (35’).
Driveways shall be designed in accordance with RMC 4-4-080 and shall be designed in
accordance with City standard plans 104.1 and 104.2. The width of the individual
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Wang Short Plat
Administrative Report & Decision
LUA22-000174, SHPL-A, MOD, MOD
Report of June 30, 2022 Page 13 of 21
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driveways would be verified at the time of building permit review for the new
residences.
N/A Blocks: Blocks shall be deep enough to allow two (2) tiers of lots.
Staff Comment: No blocks are proposed.
Lots: The size, shape, orientation, and arrangement of the proposed lots comply with
the requirements of the Subdivision Regulations and the Development Standards of
the R-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 one (1) pipestem lots (or flag
lot), which shall have a minimum width of twenty feet (20') and two (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: Lots 1-7 meet the minimum lot dimensional requirements in the R-4
zone, as discussed under FOF 16. The proposed lots are rectangular in shape and are
oriented to provide front yard areas facing their respective public street (to the internal
plat road located to the south). The building design of the new residences would be
reviewed and approved at the time of building permit application.
Compliant if
condition of
approval is
met
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 proposed project provides access to 116th Ave SE (a Minor Arterial
Road) and SE 191st St (a Residential Access Road) via a 28-foot (28’) wide internal plat
road or modified residential half-street along the south property line (Exhibit 6).
The existing ROW width of 116th Ave SE is approximately 60 feet (60’) wide. To meet
the City’s complete street standards for minor arterial streets, a minimum ROW width
of 91 feet (91’) would be required or fifteen and one-half feet (15½’) of ROW dedication
(Exhibit 17). However, the City’s Transportation Department has established a corridor
plan for this section of 116th Ave SE. The corridor plan, as determined by the City’s
Transportation Department, would require a ROW width of 71 feet (71’). The paved
roadway section is 44 feet (44’), consisting of two eleven-foot (11’) wide travel lanes,
one twelve-foot (12’) wide center turn lane, and two five-foot (5’) wide bike lanes. A
one-half-foot (0.5’) vertical curb, eight-foot (8’) wide planter strip, and a five-foot (5’)
wide sidewalk along each side of the roadway. The applicant is requesting a street
modification in order to dedicate five and one-half feet (5½’) of ROW on 116th Ave SE.
The applicant submitted an application to the City requesting a modification of the
street frontage improvements as outlined in City code 4-9-250C.5.d. See FOF 20 for the
Street Modification Criteria and Analysis for a summary of the request, staff analysis,
and staff recommendation. As part of the street modification, the proposed ROW
dedication and frontage improvements along 116th Ave SE would be sufficient.
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Wang Short Plat
Administrative Report & Decision
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The existing ROW width along SE 191st St is approximately 31 feet (31’) at the
intersection of SE 191st St and 117th Pl SE. To meet the City’s complete street
standards for residential access streets, dedication of 22 feet (22’) of ROW would be
required to maintain the minimum ROW width of 53 feet (53’). Per City code, half-
street frontage improvements are required for the new public roadway. The
improvements on SE 191st St would include a pavement width of 26 feet (26’) (13 feet
(13’) from centerline), a one-half-foot (0.5’) wide vertical curb, an eight-foot (8’) wide
planter strip, a five-foot (5’) wide sidewalk, street trees, and storm drainage
improvements. This residential access road standard would require dedication of
eleven and one-half feet (11½’) of ROW at the intersection and additional ROW
dedication through the proposed development from the intersection of SE 191st St /
117th Pl SE to the intersection of SE 191st St / 116th Ave SE. The applicant submitted
an application to the City requesting a modification of the street frontage
improvements as outlined in City code 4-9-250C.5.d. Please see the Street Modification
Criteria and Analysis in FOF 21 for a summary of the request, staff analysis, and staff
recommendation. As part of the street modification, the proposed ROW dedication and
frontage improvements along SE 191st St would be sufficient.
Rather than constructing two (2) unconnected shared driveways that terminate onsite,
which would only provide access to a few lots each (one shared driveway from 116th
Ave SE and a second driveway from SE 191st St) and not provide vehicular or
pedestrian connection directly from 116th Ave SE to SE 191st St through the site, the
applicant is proposing a modified limited access road (Exhibit 6). The proposed road
section includes 28 feet (28’) of ROW, a two-foot (2’) wide private landscape tract or a
two-foot (2’) wide clear zone, a twenty-foot (20’) wide roadway, two (2) one-half-foot
(0.5’) wide curbs, and a five-foot (5’) wide sidewalk. By providing the modified access
connecting/through road, from SE 191st St to 116th Ave SE, the project would provide
vehicular and pedestrian connectivity and enhanced pedestrian circulation and
movement throughout the short plat and the surrounding area. The proposed interior
access road would be dedicated as public ROW in order to improve circulation for the
general public. The proposed half-street would provide access to all proposed
residential lots (Lots 1-7). A portion of the internal access road abuts a private
driveway that is used exclusively for access to 19101 117th Pl SE and 19107 117th Pl
SE. The purpose of the two-foot (2’) wide private landscape tract is to distinguish the
new internal access road from the private shared driveway tract (Parcel ID: 370960TR-
C) located to the south and create a minimum two-foot (2’) roadway separation from
the abutting properties to the south. Landscaping within the two-foot (2’) wide
landscape tract (Tract B) would be installed prior to final short plat recording. To
discourage unnecessary trips onto the private drive serving 19101 and 19107 117th Pl
SE, staff is recommending, as a condition of approval, that the applicant install a
temporary sign from grading and utility construction permit through building permit
occupancy that discourages unnecessary or unwarranted trips onto the identified
private drive. The details of the sign and location must be submitted to and approved
by the Current Planning Project Manager prior to issuance of a construction permit.
The proposal has passed the City’s Traffic Concurrency Test per RMC 4-6-070.D (Exhibit
16), which is based upon a test of the citywide Transportation Plan, consideration of
growth levels included in the LOS-tested Transportation Plan, site specific
improvements, and future payment of transportation impact fee on the construction
of the single-family houses at the time of building permit issuance. The current
Transportation Impact Fee is $10,861.69 per new single-family house. The project
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Wang Short Plat
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proposes the addition of six (6) new overall residences as part of the short plat (seven
(7) new single-family homes with one (1) existing home removed). Based on the City’s
current fee schedule, estimated traffic impact fees for the proposed development
would be $65,170.14. All fees are subject to change.
Street lighting would be required to meet current city standards. A lighting plan would
be required to be submitted with the Civil Construction Permit Application.
Compliant if
condition of
approval is
met
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: The proposed short plat is surrounded by existing detached single-
family residences to the east, west, and south of the site. Parcels to the west and
southwest of the proposed project are located in the R-8 zone, while parcels to the
east, north, and southeast are located in the R-4 zone. The proposed lots are somewhat
similar in size and shape to the existing surrounding development pattern in the area
and would be consistent with the Comprehensive Plan and Zoning Code, which
encourages residential infill development in the Residential Low Density and R-4 zoning
designations. Therefore, the proposal for new single-family homes would be
compatible with the existing uses in the area.
The applicant is proposing a 9,155 square foot stormwater vault along the east side of
the development. Staff is recommending, as a condition of approval, that in the case
that the applicant proposes to utilize an open pond instead of a vault at the time
construction permit submittal, the change in stormwater facility type shall be
considered a major amendment to the short plat and the applicant would be required
to submit a new short plat application.
20. Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-250D, the applicant is requesting
an Administrative Modification from RMC 4-6-060F.2, Minimum Design Standards for Public Streets and
Alleys, for 116th Ave SE, a minor arterial street. The applicant is proposing to reduce the roadway width
for 116th Ave SE to meet the established corridor plan for this section of 116th Ave SE as determined by
the City’s Transportation Division. The existing right-of-way (ROW) width is approximately 60 feet (60’).
The existing pavement width is approximately 34 feet (34’) with no improvements along the project
frontage. This street classification requires a minimum ROW width of 91 feet (91’). To meet the City’s
complete street standards for minor arterial streets, half-street improvements are required.
The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250D, if all
conditions of approval are met. Therefore, staff is recommending approval of the requested modification
as noted below:
Compliance Street Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and
the proposed modification is the minimum adjustment necessary to implement
these policies and objectives.
Staff Comment: The Land Use Design Element has applicable policies listed under a
separate section labeled Promoting a Safe, Healthy, and Attractive Community. These
policies address walkable neighborhoods, safety, and shared uses. The intent of these
policies is to promote new development with walkable places that support grid and
flexible grid street and pathway patterns, and are visually attractive, safe, and healthy
DocuSign Envelope ID: C0045603-4D79-4397-B485-4D2016B55B6D
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Wang Short Plat
Administrative Report & Decision
LUA22-000174, SHPL-A, MOD, MOD
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environments. The requested street modification is consistent with these policy
guidelines.
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The City’s Public Works Transportation Division has established a
corridor plan for this section of 116th Ave SE. The corridor determined by the
Transportation Division requires a ROW width of 71 feet (71’). The paved roadway
section is 44 feet (44’), consisting of two eleven-foot (11’) wide travel lanes, one (1)
twelve-foot (12’) wide center turn lane, and two (2) five-foot (5’) wide bike lanes, a
one-half-foot (0.5’) wide vertical curb, an eight-foot (8’) wide planter strip, and a five-
foot (5’) wide sidewalk along each side of the roadway. Dedication of five and one-half
feet (5½’) of ROW would be required.
This recommendation was based on the fact that the reduced roadway width would
meet the transportation needs of the surrounding area while providing the required
separation between the vehicular and pedestrian travel ways as required by the code.
c. Will not create substantial adverse impacts to other property(ies) in the vicinity.
Staff Comment: The modified street section is consistent with the surrounding
neighborhood and would increase pedestrian safety.
d. Conforms to the intent and purpose of the Code; and
Staff Comment: This modification provides a safe pedestrian and vehicle route in and
around the existing residential area.
e. Can be shown to be justified and required for the use and situation intended.
Staff Comment: See comments under criterion ‘b’.
21. Street Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-250D, the applicant is
requesting an Administrative Modification from RMC 4-6-060F.2, Minimum Design Standards for Public
Streets and Alleys, for SE 191st Street, a residential access road. The applicant is proposing to reduce the
roadway width for SE 191st St to meet the established corridor plan for this section of SE 191st St and to
utilize a modified limited residential access road consisting of 20 feet of paved roadway surface, a one-
half-foot (0.5’) rolled curb, and a five-foot (5’) wide sidewalk to provide connectivity between SE 191st St
and 116th Ave SE. The existing right-of-way (ROW) width is approximately 31 feet at the intersection of
SE 191st St /117th Pl SE. To meet the City’s complete street standards for residential access streets, the
minimum ROW width is 53 feet. Dedication of 22 feet of ROW would be required. Half street
improvements are required which would include a pavement width of 26 feet (13 feet from centerline), a
one-half-foot (0.5’) wide curb, an eight-foot (8’) wide planting strip, a five-foot (5’) wide sidewalk, street
trees, and storm drainage improvements per City Code 4-6-060. The applicant is proposing 11.5 feet of
ROW dedication, a pavement width of 23.5 feet, a one-half foot (0.5’) wide curb, a five-foot (5’) wide
planting strip, a five-foot (5’) wide sidewalk, street trees, and storm drainage improvements.
The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250D, if all
conditions of approval are met. Therefore, staff is recommending approval of the requested modification
as noted below:
Compliance Street Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and
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the proposed modification is the minimum adjustment necessary to implement
these policies and objectives.
Staff Comment: The Land Use Element has applicable policies listed under a separate
section labeled Promoting a Safe, Healthy, and Attractive Community. These policies
address walkable neighborhoods, safety, and shared uses. The intent of the policies is
to promote new development with walkable places that support grid and flexible grid
street and pathway patterns, and are visually attractive, safe, and healthy
environments. The requested street modification is consistent with these policy
guidelines.
Compliant if
condition of
approval is
met
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The City’s Public Works Transportation Division and Community and
Economic Development Department have reviewed SE 191st St and the surrounding
area and are recommending that a modified limited access street section is more
suitable for the proposed extension of SE 191st St through the site. The modified
limited access street standard has a proposed ROW width of 26 feet (26’). The paved
roadway width is 20 feet, consisting of two ten-foot (10’) wide travel lanes. Beyond
the paved roadway the street standard includes a one-half-foot (0.5’) wide curb and
a five-foot (5’) wide sidewalk, and a two-foot (2’) wide planter strip between the
proposed pavement section and south property line.
Installation of a two-foot (2’) wide planter strip between the proposed pavement
section and south property line would provide additional separation between the
neighboring properties to the south.
This recommendation was based on the fact that the existing roadway width would
meet the transportation needs of the surrounding area while providing the required
emergency vehicle access as well as vehicular and pedestrian travel ways as required
by the code.
c. Will not create substantial adverse impacts to other property(ies) in the vicinity.
Staff Comment: The modified street section is consistent with the surrounding
neighborhood and would increase pedestrian safety.
d. Conforms to the intent and purpose of the Code; and
Staff Comment: This modification provides a safe pedestrian and vehicle route in and
around the existing residential area.
f. Can be shown to be justified and required for the use and situation intended.
Staff Comment: The modified limited access street section is more suitable for the
proposed extension for SE 191st St to 116th Ave SE than two (2) unconnected shared
driveways that terminate within the interior of the site. The proposed street section
would provide increased vehicular or pedestrian circulation and movement
throughout the short plat and the surrounding area. The proposed interior access
road would be dedicated as public ROW in order to improve circulation for the general
public. See also comments under criterion ‘b’.
22. Availability and Impact on Public Services:
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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. Fire impact fees are applicable
and the 2022 rate is $829.77 per single-family unit. This fee may change and is calculated
and paid at time of single-family 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: Benson Hill Elementary,
Nelsen Middle School and Lindberg High School. Any new students from the proposed
development would be bussed to the middle school and high school. Transportation
would not be provided to the elementary school due to the close proximity. Elementary
school students would walk approximately 1,500 feet north to Benson Hill Elementary.
The route would include a combination of sidewalks and roadway shoulders. This street
is marked with school speed limit signs and photo enforced speed cameras for safety.
The bus stop for middle school student is located at the intersection of 116th Ave SE at
SE 190th Ln and the high school students bus stop is located approximately 0.17 miles
north of the project site at the corner of 116th Ave SE and SE 188th St. The identified
routes provide a safe walking route from the proposed subdivision to the bus stop or the
respective schools. The proposed street and sidewalk within the subdivision would
improve safe routes to school for the entire area by providing the needed sidewalk
connection from SE 191st St to 116th Ave SE.
A school impact fee, based on new single-family lots, would be required in order to
mitigate the proposal’s potential impacts to the Renton School District. The fee is payable
to the city as specified by the Renton Municipal Code. The current school impact fee is
$2,659.00 per single-family unit. The fee in effect at the time of building permit
application is applicable to this project and is payable at the time of building permit
issuance.
Parks: A Park Impact Fee would be required for the future houses. The 2022 Park Impact
Fee is $2,914.99, however the fee in effect at the time of building permit issuance would
be required.
Storm Water: An adequate drainage system shall be provided for the proper drainage of
all surface water.
Staff Comment: The project is located in the Soos Creek drainage basin. A Final Drainage
Plan and Technical Information Report (TIR), dated May 17, 2019, was approved with the
Civil Permit approval and issuance (C18006462). The site drains to the southwest at a
slope ranging between one and ten percent (1-10%) (Exhibit 4). A geotechnical report,
dated February 26, 2018, was completed by Terra Associates, Inc. for the site (Exhibit 9).
There are no potential downstream flooding or erosion issues identified in the TIR or
Geotechnical Report.
Storm drainage improvements along all public street frontages are required to conform
to the City’s Street and stormwater conveyance standards. All work proposed outside of
the applicant’s property would require a permanent drainage easement to be provided
to the City and a temporary construction easement prior to any permits being issued.
Permit number C18006462 contains the latest approved plans and drainage report.
The proposed detention and/or water quality vault would be designed in accordance with
the RSWDM that is current at the time of civil construction permit application. Separate
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structural plans would be required to be submitted for review and approval under a
separate building permit for the detention and/or water quality vault. Special inspection
from the building department is required. The stormwater vault is proposed to be located
underground and/or covered in soil. No part of the vault would be permitted to protrude
from the ground surface. If it is determined that the stormwater vault is unable to be
constructed below the ground surface, then the applicant shall provide a fully sight-
obscuring landscape visual barrier or an alternative method for approval by the Planning
Division.
A Final Drainage Plan and Technical Information Report (TIR), dated February 2, 2022,
was submitted by Core Design, Inc. with the Land Use Application (Exhibit 10). 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 Soos Creek Drainage
Basin. The development is subject to Full Drainage Review in accordance with the 2017
City of Renton Surface Water Design Manual (RSWDM). The project has an active
Construction Stormwater General Permit from Department of Ecology (WAR308666),
since initially approved grading and clearing plan exceeded one acre (Exhibit 5). A
Stormwater Pollution Prevention Plan (SWPPP) is required for this site.
Water: Water service is provided by the Soos Creek Water and Sewer District. A water
availability certificate was provided by the applicant (Exhibit 12). Approved plans from
Soos Creek should be submitted at the time of construction permit submittal.
Sanitary Sewer: Wastewater service is provided by Soos Creek Water and Sewer District.
A sewer availability certificate was provided by the applicant (Exhibit 13). Approved plans
from Soos Creek should be submitted at the time of construction permit submittal.
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 15.
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 16.
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 17.
4. The proposed short plat complies with the Critical Areas Regulations provided the applicant complies with
City Code and conditions of approval, see FOF 18.
5. The proposed short plat complies with the subdivision regulations as established by City Code and state
law provided all advisory notes and conditions are complied with, see FOF 19.
6. The street modifications comply with all the modification criteria as established by City Code provided the
applicant complies with City Code, all advisory notes and conditions of approval contained herein, see FOF
20 and FOF 21.
7. There are safe walking routes to the elementary school and school bus stops, see FOF 22.
8. There are adequate public services and facilities to accommodate the proposed short plat, see FOF 22.
DocuSign Envelope ID: C0045603-4D79-4397-B485-4D2016B55B6D
City of Renton Department of Community & Economic Development
Wang Short Plat
Administrative Report & Decision
LUA22-000174, SHPL-A, MOD, MOD
Report of June 30, 2022 Page 20 of 21
D_Wang_Short_Plat_220630_v1
J. DECISION:
The Wang Short Plat, File No. LUA22-000174, SHPL-A, MOD, MOD, as depicted in Exhibit 2, is approved and is
subject to the following conditions:
1. The applicant shall submit a revised landscape plan that enhances the storm drainage facility perimeter
landscaping by providing a mixture of trees, shrubs, and groundcover with a ten foot (10’) wide minimum
average perimeter landscape strip. The revised landscape plan shall be submitted to the Current Planning
Project Manager for review and approval at the time of Utility Construction Permit Application.
2. The applicant shall be required to record a note on the face of the plat that executes a shared maintenance
agreement for equal ownership and maintenance responsibilities for landscape improvements within all
shared tracts. A draft version of a shared maintenance agreement shall be submitted for review and
approval by the current planning project manager prior to short plat recording. Landscaping within tracts
shall be installed prior to final short plat recording.
3. The applicant shall submit a revised tree replanting plan with at least 173 total caliper replacement inches
for planting. Alternatively, the applicant may pay a tree fee-in-lieu based on the difference between the
required caliper replacement inches (173 inches) and the caliper inches of replacement value in the final
landscape plan. The revised landscaping plan shall be submitted to the Current Planning Project Manager
for review and approval at the time of Civil Construction Permit Application.
4. Lot 1 shall not be allowed direct access to 116th Ave SE. Access to Lots 1-7 shall be taken from the
proposed internal residential access road. A note to this effect be recorded on the face of the short plat.
5. The applicant shall install a temporary sign from grading and utility construction permit through building
permit occupancy that discourages unnecessary or unwarranted trips onto the private drive, serving
19101 and 19107 117th Pl SE. The details of the sign and location must be submitted to and approved by
the Current Planning Project Manager prior to issuance of a construction permit.
6. In the case that the applicant proposes to utilize an open pond instead of a vault at the time construction
permit submittal, the change in stormwater facility type shall be considered a major amendment to the
short plat and the applicant would be required to submit a new short plat application.
7. The stormwater vault proposed in Tract A shall be designed to be located underground and/or covered in
soil. No part of the vault shall be permitted to protrude from the ground surface. If it is determined that
the stormwater vault is unable to be constructed below the ground surface, then the applicant shall
provide a fully sight-obscuring landscape visual barrier or an alternative method for approval by the
Planning Division.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Vanessa Dolbee Planning Director Date
TRANSMITTED on June 30, 2022 to the Owner/Applicant/Contact:
Owner: Applicant: Contact:
19016 116th LLC
39805 212th Ave SE
Enumclaw, WA 98022
William Newhart
39805 212th Ave SE
Enumclaw, WA 98022
Josh Beard, Core Design, Inc.
12100 NE 195th St, Suite 300,
Bothell, WA 98011
DocuSign Envelope ID: C0045603-4D79-4397-B485-4D2016B55B6D
6/30/2022 | 2:06 PM PDT
City of Renton Department of Community & Economic Development
Wang Short Plat
Administrative Report & Decision
LUA22-000174, SHPL-A, MOD, MOD
Report of June 30, 2022 Page 21 of 21
D_Wang_Short_Plat_220630_v1
TRANSMITTED on June 30, 2022 to the Parties of Record:
Alisha McKinney, Core Design Inc.
12100 NE 195th St, Suite 300,
Bothell, WA 98011
Vitalie Stoianov
19101 117th Pl SE
Renton, WA 98058
Keith Faretra
19107 117th PL SE
Renton, WA 98058
Yvette Ramirez
19125 117th PL SE
Renton, WA 98058
TRANSMITTED on June 30, 2022 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Director
Amanda Askren, Economic Development Assistant Director
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 July 14, 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 20-28.14 (and as amended), 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 Monday through Friday. The appeal fee, normally due at the time an appeal is submitted, will be
collected at a future date if your appeal is submitted electronically. 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: C0045603-4D79-4397-B485-4D2016B55B6D
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Wang Short Plat
Land Use File Number:
LUA22-000174, SHPL-A, MOD, MOD
Date of Report
June 30, 2022
Staff Contact
Clark H. Close
Principal Planner
Project Contact/Applicant
Josh Beard
Core Design, Inc.
12100 NE 195th St, Suite 300,
Bothell, WA 98011
Project Location
19016 116th Ave SE,
Renton, WA 98058
The following exhibits are included with the Administrative Report:
Exhibit 1: Administrative Decision
Exhibit 2: Preliminary Short Plat (P01)
Exhibit 3: Neighborhood Detail Map
Exhibit 4: Topographic Map (P02)
Exhibit 5: Preliminary Grading and Utilities Plan (P03)
Exhibit 6: Preliminary Road Sections (P04)
Exhibit 7: Tree Retention Plan (P05)
Exhibit 8: Preliminary Landscape Plan (P06)
Exhibit 9: Geotechnical Report, prepared by Terra Associates, Inc., dated February 26, 2018
Exhibit 10: Final Drainage Technical Information Report, prepared by Core Design, Inc., dated
February 2, 2022
Exhibit 11: Level 1 Tree Assessment, prepared by Ryan Seeley, dated November 3, 2021 (Updated
November 9, 2021)
Exhibit 12: Water Availability Certificate
Exhibit 13: Sewer Availability Certificate
Exhibit 14: Construction Mitigation Description
Exhibit 15: Public Comments and Staff Response Email with Ramirez
Exhibit 16: Traffic Concurrency Memo
Exhibit 17: Advisory Notes
DocuSign Envelope ID: C0045603-4D79-4397-B485-4D2016B55B6D