HomeMy WebLinkAboutD_CastroShortPlat_v4DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_CastroShortPlat_4
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: June 9, 2023
Project File Number: PR22-000057
Project Name: Castro Short Plat
Land Use File Number: LUA22-000053, SHPL-A
Project Manager: Andrew Van Gordon, Associate Planner
Owner: Castro Investments, LLC: Attn, Alex Castro, 110 Aspen Ln S, Pacific, WA 98047
Applicant: Same as Owner
Contact: Camille Washington, Beyler Consulting, LLC, 5920 - 100th St SW, #25, Lakewood,
WA 98499
Project Location: 12727 SE Petrovitsky Rd (APN 0739000085)
Project Summary: The applicant is requesting preliminary short plat approval and a street modification
to subdivide one (1) existing lot into three (3) lots and two (2) tracts. The subject
property proposed for subdivision is located at 12727 SE Petrovitsky Rd (APN
0739000085) at the intersection of SE Petrovitsky Rd and 128th Ave SE. The parcel
totals 48,619 square feet (1.11 acres) in size. An existing detached garage is located
on the lot. The applicant is proposing to remove the garage and construct three (3)
detached dwellings. The site has a Comprehensive Plan Land Use Designation of
Residential Low Density (RLD) and a zoning designation of Residential – 4 (R-4). The
size of the proposed lots range from 9,009 square feet to 10,722 square feet. Two (2)
tracts, sized 6,347 square feet and 1,770 square feet, are proposed for
stormwater/tree retention and emergency vehicle access. Access to Lot 1 and Lot 2
is proposed via individual driveways from 127th Ave SE; access to Lot 3 is proposed
via an individual driveway from the emergency vehicle access tract. According to COR
Maps, the site is approximately 165 feet northeast of wetlands. The applicant has
proposed the retention of 14 trees on the site. The applicant submitted a drainage
report, geotechnical report and wetland report.
Site Area: 1.11 acres
DocuSign Envelope ID: 9FEE09BA-27AF-4797-B726-0F148402E996
City of Renton Department of Community & Economic Development
Castro Short Plat
Administrative Report & Decision
LUA22-000053, SHPL-A
Report of June 9, 2023 Page 2 of 27
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B. EXHIBITS:
Exhibit 1: Administrative Decision
Exhibit 2: Site Plan
Exhibit 3: Density Worksheet
Exhibit 4: Conceptual Landscape Plan
Exhibit 5: Tree Retention Plan
Exhibit 6: Arborist Report
Exhibit 7: Public Comment from John Hung, received March 7, 2022
Exhibit 8: Public Comment from Yuming Zhao, received March 8, 2022
Exhibit 9: Public Comment from John Hung, received March 8, 2022
Exhibit 10: Grading Plan
Exhibit 11: Geotechnical Report, prepared by Geospectrum Consultants Inc, dated April 15, 2019
Exhibit 12: Wetland Report, prepared by Sewall Wetland Consulting, Inc, dated April 3, 2019
Exhibit 13: Transportation Concurrency Memo
Exhibit 14: Street Modification Justification
Exhibit 15: Pre-Application Meeting notes, dated February 9, 2017
Exhibit 16: Conceptual Drainage/Utilities Plan
Exhibit 17: Technical Information Report (TIR), prepared by Vincent Clifton, EIT and reviewed by
Jim Cook, P.E., dated March 9, 2023
Exhibit 18: Advisory Notes
C. GENERAL INFORMATION:
1. Owner(s) of Record: Castro Investments, LLC: Attn, Alex Castro, 110 Aspen
Ln S, Pacific, WA 98047
2. Zoning Classification: Residential-4 (R-4)
3. Comprehensive Plan Land Use Designation: Residential Low Density (LD)
4. Existing Site Use: Detached garage
5. Critical Areas: Sensitive slopes, within 200 feet of wetlands
6. Neighborhood Characteristics:
a. North: Detached dwelling; Residential – 10 (R-10) zone
b. East: Detached dwellings; within unincorporated King County
c. South: Vacant; Resource Conservation (RC) zone
d. West: Detached dwelling; Residential – 4 (R-4) zone
7. Site Area: 1.11 acres
DocuSign Envelope ID: 9FEE09BA-27AF-4797-B726-0F148402E996
City of Renton Department of Community & Economic Development
Castro Short Plat
Administrative Report & Decision
LUA22-000053, SHPL-A
Report of June 9, 2023 Page 3 of 27
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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
Benson Hill Annexation A-06-002 5327 03/01/2008
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the Soos Creek Water and Sewer District.
b. Sewer: Sewer service is provided by the Soos Creek Water and Sewer District.
c. Surface/Storm Water: The site generally slopes from east to west. There is an existing 12-inch public
stormwater main within the right-of-way of SE Petrovitsky. There is no existing on-site stormwater
conveyance system.
2. Streets: The proposed development fronts SE Petrovitsky along the northern property line, abuts 128th
Ave SE for a portion of the northeast property line and abuts unimproved right-of-way (ROW) for SE 176th
St along the southern property line. Existing ROW width, according to the King County Assessor Map is 84
feet (84’) for SE Petrovitsky, 50 feet (50’) for 128th Ave SE, and 30 feet (30’) for SE 176th St.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
a. Section 4-7-070: Detailed Procedures for Short Subdivision
6. Chapter 11 Definitions
DocuSign Envelope ID: 9FEE09BA-27AF-4797-B726-0F148402E996
City of Renton Department of Community & Economic Development
Castro Short Plat
Administrative Report & Decision
LUA22-000053, SHPL-A
Report of June 9, 2023 Page 4 of 27
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G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Utilities Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on February
22, 2022 and determined the application complete on February 23, 2022. The project was placed on hold
on March 14, 2022 with a 90-day deadline to resubmit. A 30-day extension was granted June 8, 2022. An
additional 60-day extension from July 8, 2022 was granted. The project was taken off of hold on
September 8, 2022 and placed on hold September 15, 2022 with a 90-day deadline to resubmit. A 90 day
extension was granted December 20, 2022. The project was taken off of hold March 29, 2023. The project
complies with the 120-day review period.
2. The project site is located 12727 SE Petrovitsky Rd (APN 0739000085).
3. The project site is currently developed with a detached dwelling.
4. Access to the site would be provided via a public street extension of SE 176th St. along the property’s
southern frontage. A new public residential access half-street would be constructed north from the SE
176th St extension along the subject property’s western portion of the site. An emergency vehicle access
tract would provide required secondary fire access to the short plat. The tract would also be a shared
driveway providing access to Lot 3. Access to Lots 1 and 2 is proposed from the future half-street.
5. The property is located within the Residential Low Density (LD) Comprehensive Plan land use designation.
6. The site is located within the Residential-4 (R-4) zoning classification.
7. There are approximately 68 trees located on-site, of which the applicant is proposing to retain a total of
14 trees.
8. The City’s COR mapping system indicates the site is potentially within 200 feet of a wetland, flood hazard
zone, high seismic hazard area. No potential onsite critical areas are shown on the mapping system.
9. Approximately 3,368 cubic yards of material would be cut on-site and approximately 2,438 cubic yards of
fill is proposed to be brought into the site.
10. The applicant has indicated construction would begin in Spring 2022 and end in Summer 2022. An updated
timeline has not been provided.
11. Staff received three (3) public comment letters (Exhibits 7 - 9). To address public comments the following
report contains analysis related to tree retention, utility location and traffic.
12. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
13. Comprehensive Plan Compliance: The site is designated Residential Low Density (LD) on the City’s
Comprehensive Plan Map. The purpose of the 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:
DocuSign Envelope ID: 9FEE09BA-27AF-4797-B726-0F148402E996
City of Renton Department of Community & Economic Development
Castro Short Plat
Administrative Report & Decision
LUA22-000053, SHPL-A
Report of June 9, 2023 Page 5 of 27
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14. 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.
Staff Comment: The applicant submitted a density worksheet (Exhibit 3) with the
application. Based on the site’s net area of 35,258 square feet (0.80 acre) the proposal
would result in a net density of 3.70 du/ac (3 dwelling units / 0.80 acre). Therefore, the
proposal is compliant with the density requirements of the R-4 zone.
Compliance Comprehensive Plan Analysis
Policy L-3: Encourage infill development of single-family units as a means to meet
growth targets and provide new housing.
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
• Development of new single-family neighborhoods on large tracts of land outside
the City Center,
• Development of new multi-family and mixed-use in the City Center and in the
Residential High Density and Commercial Mixed-Use designations, and
• Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
Goal L-T: Create a functioning and exemplary urban forest that is managed at optimum
levels for canopy, health, and diversity.
Policy L-24: Manage urban forests to maximize ecosystem services such as stormwater
management, air quality, aquifer recharge, other ecosystem services, and wildlife
habitat.
Policy L-30: Maintain or increase the quantity and quality of wetlands. Development
activities shall not decrease the net acreage of existing wetlands.
Policy L-31: Protect buffers along wetlands and surface waters to facilitate infiltration
and maintain stable water temperatures, provide for biological diversity, reduce
amount and velocity of run-off, and provide for wildlife habitat.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
DocuSign Envelope ID: 9FEE09BA-27AF-4797-B726-0F148402E996
City of Renton Department of Community & Economic Development
Castro Short Plat
Administrative Report & Decision
LUA22-000053, SHPL-A
Report of June 9, 2023 Page 6 of 27
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Lot Dimensions: The minimum lot size permitted in the R-4 zone is 9,000 sq. ft. A
minimum lot width of 70 feet is required (80 feet for corner lots) and a minimum lot
depth of 100 feet is required.
The following table identifies the proposed approximate dimensions for Lots 1-3
Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.)
Lot 1 10,722 98.5 109.33
Lot 2 9,009 87.5 106.5
Lot 3 9,472 80 124.16
Tract A 6,347 N/A N/A
Tract B 1,770 N/A N/A
Staff Comment: As reflected in the table above, all proposed lots would comply with the
minimum lot size, width and depth requirements of the R-4 zone.
Compliant if
condition of
approval is
met
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.
Corner lots required to have a front yard and a secondary front yard are relieved of the
requirement to have a rear yard; in place of a rear yard setback, the side yard setback
of the zone shall apply.
For through lots, corner lots, and lots without street frontage, the front yard will be
determined by the Planning Division Director.
Staff Comment: Lots 1 and 2 would have front yards oriented west towards the new
residential access half-street. Lot 3 is a corner lot and would have the front yard oriented
east towards 128th Ave SE, the secondary front yard oriented north towards SE
Petrovitsky RD and the side yards oriented along the western property line and south
along the shared driveway/emergency access tract. To ensure the future design and
development of Lot 3 is compliant with the setbacks for a property with two (2) public
street frontages and a shared driveway/emergency access tract, staff recommends as a
condition of approval that the applicant provides a plat note on the final short plat
document that indicates the front yard for Lot 3 shall be along the 128th Ave SE frontage
and the secondary front yard shall be along the SE Petrovitsky Rd frontage. The language
shall be reviewed and approved by the Current Planning Project Manager prior to
recording the short plat.
There is one (1) existing structure that would not meet setback requirements with the
proposed layout and is proposed for removal. To ensure setback compliance, staff
recommends as a condition of approval that demolition permits be obtained, existing
structures be removed on the subject property, and all required structure removal
inspections are completed prior to submitting a final short plat application.
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
DocuSign Envelope ID: 9FEE09BA-27AF-4797-B726-0F148402E996
City of Renton Department of Community & Economic Development
Castro Short Plat
Administrative Report & Decision
LUA22-000053, SHPL-A
Report of June 9, 2023 Page 7 of 27
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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 detached dwellings 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 abutting all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
shall be planted within planting strips pursuant to the following standards, provided
there shall be a minimum of one street tree planted per lot.
a. 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.
b. 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.
c. 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:
i. Small-sized maturing trees: thirty feet (30') on center;
ii. Medium-sized maturing trees: forty feet (40') on center; and
iii. Large-sized maturing trees: fifty feet (50') on center.
Where there is insufficient right-of-way space or no public frontage, street trees are
required in the front yard subject to approval of the Administrator. A minimum of two
trees are to be located in the front yard prior to final inspection for the new Single-
Family Residence.
Staff Comment: A conceptual landscape plan (Exhibit 4) was submitted with the project
materials. The conceptual landscape plan includes an eight-foot (8’) wide planting strip
between curb and sidewalk that would be planted with Bowhall Maple (SE Petrovitsky
DocuSign Envelope ID: 9FEE09BA-27AF-4797-B726-0F148402E996
City of Renton Department of Community & Economic Development
Castro Short Plat
Administrative Report & Decision
LUA22-000053, SHPL-A
Report of June 9, 2023 Page 8 of 27
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Rd, SE 176th and 128th Ave SE) and Capital Pear (new residential access street) trees and
unspecified groundcover. These two (2) tree species are not in the City’s approved street
tree list. Therefore, staff recommends as a condition of approval, the applicant submit
a detailed landscape plan with the civil construction permit application that clearly
identifies the utilities and lighting in the planter strips with street tree species selected
from the City approved street tree list. The detailed landscape plan shall be reviewed
and approved by the Current Planning Project Manager Prior to permit issuance.
A 10-foot wide onsite landscape strip is also proposed along the street frontages of the
lots except for a portion of Lot 3 abutting 128th Ave SE. The strips would be planted with
an unspecified mix of landscaping with Douglas Fir trees within the landscape strips
abutting SE 176 St, Lot 2 abutting 128th Ave SE and Lot 3 abutting SE Petrovitsky Rd. An
unspecified mix of landscaping is shown on Lots 1 and 2 along the new residential access
half-street frontage. To ensure the future lots contain adequate street frontage
landscaping and any needed irrigation, staff recommends as a condition of approval,
the applicant submit a detailed landscape plan with the civil construction permit
application that identifies the onsite street frontage landscaping for each lot that
includes a mixture of trees, shrubs, groundcover, and irrigation. The detailed landscape
plan shall be reviewed and approved by the Current Planning Project Manager prior to
permit issuance.
Compliant if
condition of
approval is
met
Tree Retention: The application is vested to the tree retention regulations prior to the
adoption of Ordinance 6076 and the following analysis reflects the City’s previous
standards for 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 conceptual tree retention plan (Exhibit 5) and arborist report (Exhibit
6) were included with the project materials. Per the arborist report, there are 68 trees
identified on the project site with three (3) trees identified as non-viable and one (1) tree
as likely to fail. An additional 16 are within the proposed right-of-way and five (5) are
within the emergency vehicle access tract (Tract B). Of note, the applicant’s tree
DocuSign Envelope ID: 9FEE09BA-27AF-4797-B726-0F148402E996
City of Renton Department of Community & Economic Development
Castro Short Plat
Administrative Report & Decision
LUA22-000053, SHPL-A
Report of June 9, 2023 Page 9 of 27
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retention plan does not match the arborist report with regards to which trees are to be
retained and which trees are to be removed. Based on the arborist report, 43 trees are
eligible to be retained. Based on the requirement to retain a minimum of 30 percent
(30%) of existing onsite trees, the applicant would be required to retain a minimum of
13 trees onsite.
The applicant is proposing to comply with the minimum tree density per lot
requirements through tree planting, as follows:
Lot
Lot Area
(sq. ft.)
Minimum Tree
Density
Required
Trees
Planted
Trees
Retained Compliant
1 10,722 4 2 0 No
2 9,009 4 4 0 Yes
3 9,472 4 11 0 Yes
As noted, proposed Lot 1 would not be meeting minimum tree density requirements.
Therefore, staff recommends a condition of approval that the applicant provide a
revised tree retention plan and/or revised landscaping plan with the civil construction
permit application. The plan(s) shall show that a minimum of two (2) significant trees
for every 5,000 square feet of lot area are provided. The tree density may consist of
exiting trees, replacement trees or a combination. The revised plan(s) shall be reviewed
and approved by the Current Planning Project Manager prior to permit issuance.
Trees proposed as replacement trees on the submitted landscape plan and trees planted
to meet minimum tree density are Douglas Fir with the exception of Lot 1 which contains
a Bowhill Maple.
The applicant is proposing to retain 14 trees (all in Tract A). In accordance with RMC 4-
4-130H1, protected trees may contribute to each residential lot’s required minimum tree
density, but any trees that are in excess of an individual lot’s minimum tree density shall
not contribute to the total number of trees that are required to be retained for the land
development permit. Protected trees that do not contribute to a lot’s required minimum
tree density shall be held in perpetuity within a tree protection tract. The applicant is
not proposing to retain trees outside of Tract A.
Of note, the tree retention plan provided in the arborist report does not match the
separate tree retention plan provided by the applicant. The arborist report identifies
additional trees to retain and to remove. Additionally, the driplines for retained trees
were not provided however, based on the site plan, tree retention plan and drainage
plan, ground disturbing activity for the benefit of retaining walls along the shared
property line of Lot 1 and Tract A and the detention vault will occur within the driplines.
Mitigation measures to ensure the survival of these trees were not provided. Therefore,
staff recommends as a condition of approval that the applicant submit a revised tree
protection plan and an updated Certified Arborist Report with the civil construction
permit application. All submitted plans shall match the revised tree protection plan.
Revised plans shall show a minimum of 30% of existing significant trees being retained
DocuSign Envelope ID: 9FEE09BA-27AF-4797-B726-0F148402E996
City of Renton Department of Community & Economic Development
Castro Short Plat
Administrative Report & Decision
LUA22-000053, SHPL-A
Report of June 9, 2023 Page 10 of 27
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unless otherwise approved by the Current Planning Project Manager. The revised
arborist report and tree retention plan shall identify measures to protect retained trees
during and following construction that may include but are not limited to onsite arborist
monitoring during construction activities and an arborist maintenance/monitoring
period post construction. The revised tree retention plan and arborist report shall be
reviewed and approved by the Current Planning Project Manager prior to permit
issuance.
Of note, Staff received three (3) public comments which included concerns about tree
health and impacts to surrounding areas (Exhibits 7 – 9). As part of the project the
applicant is required to ensure the health of the retained trees and safety of the
surrounding area. Per the arborist report, 10 trees are located along the eastern
boundary of Tract A. One (1) tree is recommended to be removed as it was determined
to be non-viable. Eight (8) of the remaining (9) trees were determined to be fair or good.
One (1) of the eight (8) remaining trees was determined to have two (2) codominant
stems with a recommendation that one (1) stem be removed to reduce risks to adjoining
property. In conjunction with the arborist monitoring during and post construction as
conditioned above, staff recommends as a condition of approval that the arborist
provide a final report of the condition of retained trees with the final short plat
application. The final report shall contain Tree Risk Assessment Qualification (TRAQ)
forms prepared by a certified arborist for each retained tree to determine their
respective risk status and recommended measures to ensure tree health and safety. The
final report shall be reviewed and approved by the Current Planning Project Manager
prior to plat recording.
Parking: Parking regulations require that a minimum of two parking spaces be provided
for each detached dwelling.
Driveway cuts are required to be a minimum of 5 feet from property lines and new
driveways may be a maximum of 16 feet in width at the property line. Maximum
driveway slopes shall not exceed fifteen percent (15%); provided, that driveways
exceeding eight percent (8%) shall provide slotted drains at the lower end with positive
drainage discharge to restrict runoff from entering the garage/residence or crossing any
public sidewalk.
Staff Comment: Adequate area would be provided on the proposed lots for the provision
of adequate onsite parking. Driveways shown on the submitted civil sheets indicate they
are at least five (5) from the property lines and no wider than 16-feet. Further
confirmation of the parking and driveway regulations will be completed as part of the
building permit application.
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 72 inches (72"). Except in the front yard and side
yard along a street setback where the fence shall not exceed 48 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: As shown on the grading plan (Exhibit 10), Lot 3 would have a four -foot
(4’) retaining wall running the length of the property adjacent to the right-of-way of SE
Petrovitsky Rd and 128th Ave SE. An additional four-foot (4’) tall retaining wall would be
adjacent to Tract B with a portion running into the right-of-way of the new half street.
Retaining walls for the benefit of the shared driveway/emergency vehicle access on
DocuSign Envelope ID: 9FEE09BA-27AF-4797-B726-0F148402E996
City of Renton Department of Community & Economic Development
Castro Short Plat
Administrative Report & Decision
LUA22-000053, SHPL-A
Report of June 9, 2023 Page 11 of 27
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Tract B cannot extend into the ROW. As currently proposed the retaining wall is needed
because the new half street curves to the east to lineup with the shared
driveway/emergency vehicle access on Tract B. Extending Tract B to the western
property line would not only avoid this encroachment into the ROW, but it would also
result in a superior site design by avoiding portions of three (3) public streets abutting
Lot 3 which thereby results in a clearer method of administering setbacks, orientation,
and other design/form characteristics of the future home as further outlined in this
decision. Therefore, staff recommends as a condition of approval that the applicant
submit revised drawings with the civil construction permit and the final short plat
application extending Tract B from 128th Ave SE to the western property line with the
new half street stopping at the northern property line of Lot 2.
The retaining wall along portions adjacent to the SE Petrovitsky and 128th Ave SE right-
of-way does not appear to be shown to be set back three feet from the right-of-way for
its entire length. Additionally, it does not provide the required three-foot (3’)
landscaping strip. Therefore, staff recommends as a condition of approval that the
applicant submit revised civil drawings with the civil construction permit showing the
retaining wall adjacent to SE Petrovitsky Rd and 128th Ave SE being setback three feet
(3’) the entire length. The revised plan shall also provide cross sections for all the
proposed retaining walls on Lot 3 with detail sheets of material composition. A detailed
landscape plan shall be submitted with the civil construction permit application that
identifies the onsite three-foot (3’) landscaping strip between the right-of-way and
retaining walls which includes a mixture of shrubs and groundcover (trees are optional)
in conformance with the standards of RMC 4-4-070H4. The revised plans, cross sections
and detail sheets shall be reviewed and approved by the Current Planning Project
Manager prior to permit issuance.
A four-foot (4’) retaining wall adjacent to Tract B is proposed on Lot 2. A design for the
retaining wall was not provided. Therefore, staff recommends as a condition of approval
that the applicant submit revised civil drawings with the civil construction permit
showing the location of the retaining walls. The revised plan shall provide cross sections
for all proposed retaining walls on Lot 2 with detail sheets of material composition. The
revised plans, cross sections and detail sheets shall be reviewed and approved by the
Current Planning Project Manager prior to permit issuance.
A four-foot (4’) retaining wall is proposed on Tract A abutting Lot 1 for approximately
90 feet. A second four-foot (4’) retaining wall running approximately 24 feet (24’) is
proposed on Tract A to be set back approximately three feet (3’) behind the longer
proposed retaining wall. The width between terraced walls shall be no equal to the
height of the tallest abutting retaining wall but no less than two feet (2’); as proposed
the wall would need to be setback at least four feet (4’). No landscaping is proposed
between the terraced walls. As shown both walls would run as close as one foot (1’)
from the trunk of trees proposed to be retained. Without additional information about
the extent of the work required, its impact and any mitigation to ensure the survival of
the trees, this work would be in violation of RMC 4-4-130H10g.Therefore, staff
recommends as a condition of approval that the applicant submit an updated Certified
Arborist Report and revised grading plan with the civil construction permit. The revised
arborist report shall provide monitoring instructions by a Certified Arborist deemed
necessary during construction activities near protected trees which shall be
incorporated into final construction specifications. The updated report shall provide a
root reconnaissance and recommendations for best practices for construction around
protected trees. The applicant shall provide a surety for monitoring of protected trees
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performed by a Certified Arborist for five (5) years following completion of retaining
walls within the driplines of the protected trees. Should it be determined that installation
of the retaining walls within driplines of protected trees make it infeasible for
retainment of said trees, retaining walls shall be placed in locations meeting
requirements of RMC 4-4-130H10g, Restrictions on Grading Within the Drip Lines of
Retained Trees. The revised plan shall also provide cross sections of proposed retaining
walls and detail sheets of material composition. The arborist report, revised plan, cross
sections and detail sheets shall be reviewed and approved by the Current Planning
Project Manager prior to permit issuance.
15. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-4,
R-6, R-8 zone. The Standards implement policies established in the Land Use Element of the
Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to approval of
the subdivision. Compliance with Residential Design Standards would be verified prior to issuance of the
building permit for the new single-family homes. The proposal is consistent with the following design
standards, unless noted otherwise:
Compliance Design Standards R-4 and Analysis
N/A
Lot Configuration: 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 in the R-4 zone or for short plat applications.
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: See drainage discussion below under FOF 19, Availability and Impact of
Public Services: Storm Water.
Compliance
not yet
demonstrated
Garages: If an attached garage is wider than 26 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
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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: Lot 3 is a corner lot gaining access from the shared
driveway/emergency vehicle access on Tract B. As conditioned in the setbacks section,
the front yard is oriented towards 128th Ave SE with the secondary front yard oriented
towards SE Petrovitsky Rd. Per the primary entry guidelines, entries to homes shall be a
focal point and allow space for social interaction. Front doors shall face the street and
be on the façade closest to the street. When a home is located on a corner lot a feature
like a wrapped porch shall be used to reduce the perceived scale of the house and
engage the street or open space on both sides. Therefore, as a recommended condition
of approval, the residence on Lot 3 shall have its primary entry front 128th St SE. The
primary entry detail shall be shown on the building permit application for Lot 3 to be
reviewed and approved by the Current Planning Project Manager prior to approval.
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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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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16.
Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are complied with.
Compliance Critical Areas Analysis
Compliant if
condition of
approval is
met
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers. A standard 15-foot building setback is required for all
structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High Landslide
Hazard Areas.
Staff Comment: Per COR Maps the site is not encumbered with geologically hazardous
areas However the applicant provided a geotechnical report (Exhibit 11) which
identifies small but steep cut/fill slopes along the east and west property lines and a
rockery at the southeast corner. Slopes on the property were identified as meeting
sensitive slope criteria. The western slope ranges in vertical height from about three
feet to six feet (3’ – 6’) in the northern half and increases to about eight feet plus (8’+)
at the southwest corner. Gradients of the western slope range from about 33 percent
to about 100 percent (33% - 100%) within the northwestern site area where slope
height ranges from about three feet to six feet (3’ – 6’). The eastern slope and rockery
ranges in vertical height from about five feet to six feet (5’ – 6’) in the north to eight
feet plus (8’+) in the area supported by the rockery within Tract A. Gradients of the
eastern slopes ranged from about 100 percent (100%) to near vertical. The report noted
some sloughing and raveling of the steeper eastern slope, but the rockery appeared to
be performing adequately. Conditions above the eastern slope on the neighboring
property could not be observed due to an existing fence. Additionally, the site is
underlain by a visible thickness of loose debris fill ranging up to eight feet plus (8’+)
deep within the western half of Tract A, Lot 1 and 2 and most of the area of Lot 3. The
existing debris fill and loose to medium dense weathered natural soils on the site are
not considered suitable for foundation support. The report provides five (5) mitigation
measures, such as deep spread footings and lean mix concrete monoliths that would be
appropriate except for options four (4) and five (5) on Lot 3. The report recommends a
minimum buffer on Tract A and Lot 1 of at least 10 feet (10’) plus a structure setback of
15 feet from the buffer (total 25 feet) from the toe of the east slope/rockery and the
top of the west fill slope. For the slopes on Lot 2 and Lot 3 a slope buffer is not
recommended but a structure setback of at least 15 feet (15’) from the toe of the east
cut/fill and the top of the west fill slope on Lot 2 and Lot 3 are recommended. The
setbacks would also function as mitigation from shallow slope failures in the event of a
ground shaking event. It is not clear from the report whether these recommendations
are related to existing slopes or to proposed slopes. As shown on the grading plan,
proposed slopes along the eastern property line of Lot 1 and Lot 2 would be at a ratio
of 1:1, or a slope of 45 percent (45%) but would not exceed 15 feet (15’) in height.
However, it is not clear from the grading plan if shown slopes are created by cut, fill or
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
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a combination of cut and fill. RMC 4-4-060N2, Fill Location limits where fill slopes can
be constructed.
Of note, the geotechnical report was authored April 15, 2019, and references four (4)
lots. At this time the layout of the proposal included four (4) lots without Tract A. Lot 1
in the report roughly corresponds with current Tract A, Lot 2 with current Lot 1, Lot 3
with current Lot 1 and Lot 2 and Lot 4 with current Lot 3. Due to the report’s
confirmation of sensitive slopes and unsuitable foundation support, staff recommends
as a condition of approval the applicant comply with the recommendations of the
geotechnical report, prepared by Geospectrum Consultants, Inc. dated April 15, 2019
and future addenda. The applicant’s geotechnical engineer shall also provide an
updated report which includes a mitigation measure discussion based on the approved
layout. The applicant’s geotechnical engineer shall review the project’s construction
and building permit plans to verify compliance with the geotechnical report. The
geotechnical engineering shall submit a sealed letter stating they have reviewed the
construction and building permit plans and in their opinion the plans and specifications
meet the intent of the report.
Compliant if
condition of
approval is met
Wetlands: The following buffer requirements are applicable to wetlands in accordance
with RMC 4-3-050.G.2:
Wetland
Category Buffer Width
Structure
Setback beyond
buffer
High
Habitat
Function
(8-9 points)
Moderate
Habitat
Function
(5-7 points)
Low Habitat
Function
(3-4 points)
All
Other
Scores
15 ft.
Category I –
Bogs & Natural
Heritage
Wetlands
200 ft.
Category I – All
Others 200 ft. 150 ft. 115 ft. 115 ft.
Category II 175 ft. 150 ft. 100 ft. n/a
Category III 125 ft. 100 ft. 75 ft. n/a
Category IV 50 ft. n/a
Staff Comment: Per COR Maps the site is within 200 feet of a wetland to the southwest
of the property. The applicant provided a wetland report (Exhibit 12) which identifies
the wetland as being 165 feet (165’) away at its closest to the lot, a Category I wetland
with a score of 7 points classifying it as a Moderate Habitat Function. A Category I,
Moderate Habitat Function wetland has a buffer of 150 feet (150’) with a structure
setback beyond the buffer of 15 feet (15’). The report does not discuss required half
street improvements for SE 176th St. Impervious ground surfaces are permitted within
the 15-foot (15’) building setback provided that such improvements may be subject to
water quality regulations and maximum impervious surface limitations. Therefore, staff
recommends as a condition of approval that the applicant submit revised drawings with
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the civil construction permit application which provides temporary wetland buffer
fencing in the unopened ROW to ensure no encroachment into the wetland buffer. The
revised plans shall be reviewed and approved by the Current Planning Project manager
prior to permit issuance.
17. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The
proposal is consistent with the following subdivision regulations if all conditions of approval are complied
with:
Compliance Subdivision Regulations and Analysis
Compliant if
condition of
approval is
met
Access: Each lot must have access to a public street or road. 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: Access to Lot 1 and Lot 2 is proposed via a 16-foot (16’) wide driveway
from the new residential access half-street to each lot. Access to Lot 3 is proposed via a
16-foot (16’) wide driveway from a shared driveway/emergency vehicle access in Tract
B. While Lot 3 contains frontage along SE Petrovitsky and 128th Ave SE, new direct
vehicle access to either street would not be appropriate based on the SE Petrovitsky
principal arterial street classification. New vehicle access would not be appropriate
along 128th Ave SE due to the short distance to the SE Petrovitsky intersection.
Therefore, staff recommends as a condition of approval, the applicant provide a plat
note that indicates no direct vehicle access is to be provided to Lot 3 from SE Petrovitsky
Rd or 128th Ave SE. The draft language for the plat note shall be reviewed and approved
by the Current Planning Project Manager prior to plat recording.
Tract B encompasses a 20-foot wide (20’) access easement for emergency vehicles and
functions as secondary access for the plat. Secondary access is required as the new
residential half-street dead ends within the plat and the length of the dead-end exceeds
700-feet as measured from SE Petrovitsky and 128th Ave SE. This secondary access is not
designed to accommodate general vehicle traffic. To ensure the secondary access is not
utilized as general access via 128th Ave SE, staff recommends as a condition of approval
the applicant provide a Renton Regional Fire Authority approved barrier along the
secondary access/driveway tract (Tract B) abutting the 128th Ave SE frontage.
Additionally, no parking signs shall be provided along the entirety of both sides of the
secondary access/shared driveway tract. The barrier and no parking signs shall be
shown on the civil construction permit application to be reviewed and approved by the
Current Planning Project Manager prior to permit issuance.
Blocks: Blocks shall be deep enough to allow two (2) tiers of lots.
Staff Comment: The project would result in two (2) tiers of lots, specifically with Tract
A, Lot 1 and Lot 2 and the abutting lots to the east within the Emerald Vista subdivision.
Due to the configuration of 128th Ave SE and existing development, Lot 3 is unable to
accommodate a two-tier layout. However, the design of the subdivision does not
preclude a two-tier layout when abutting westerly properties redevelop.
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Lots: The size, shape, orientation, and arrangement of the proposed lots comply with
the requirements of the Subdivision Regulations and the Development Standards of the
R-4 zone and allow for reasonable infill of developable land.
All of the proposed lots shall meet the requirements for minimum lot size, depth, and
width.
Width between side lot lines at their foremost points (i.e., the points where the side lot
lines intersect with the street right-of-way line) shall not be less than eighty percent
(80%) of the required lot width except in the cases of (1) pipestem lots (or flag lot),
which shall have a minimum width of twenty feet (20') and (2) lots on a street curve or
the turning circle of cul-de-sac (radial lots), which shall be a minimum of thirty five feet
(35').
No residentially zoned lot shall have a depth-to-width ratio greater than four-to-one
(4:1).
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 comply with the minimum area and dimensional
standards of the R-4 zone (see FOF 14, Zoning Development Standard Compliance) and
all lots would be oriented such that their front yard areas face a public street. As
conditioned, Lot 3 is a corner lot and would have primary orientation to 128th Ave SE
with vehicle access from Tract B. Lots 1 and 2 would be oriented toward the new
residential access half-street.
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 project site fronts SE Petrovitsky Rd on the north, 128th Ave SE on
the east and SE 176th St on the south.
SE Petrovitsky Rd is a 5-lane Principal Arterial with an existing right-of-way of 84 feet
(84’) per the King County Assessors map. Per RMC 4-6-060, the minimum ROW width
for Principal Arterial is 103 feet (103’) which includes a 66-foot (66’) paved road (33 feet
(33’) from centerline), a 0.50-foot (0.50’) curb, an eight-foot (8’) planting strip, an eight-
foot (8’) sidewalk, a two-foot (2’) clear space at the back of walk, street trees and storm
drainage improvements. Approximately nine and a half feet (9.5’) of dedication will be
required. However, City staff has reviewed this portion of SE Petrovitsky Rd and
determined that the existing curb-to-curb width is acceptable. Improvements, from the
back of existing curb, shall include an 8-foot (8’) planting strip, an 8-foot (8’) sidewalk,
a 2-foot (2’) clear space at the back of walk, street trees and storm drainage
improvements. Approximately two and a half feet (2.5’) of dedication is required
pending final survey at time of civil construction permit review. A modification is
required for this layout. See FOF 18, Modification Analysis for additional information.
128th Ave SE is classified as residential access with an existing right-of-way of
approximately 50 feet (50’) per the King County Assessor Map. Per RMC 4-6-060, the
minimum right-of-way width for a Residential Access Street is 53 feet (53’) that includes
a 26-foot (26’) paved road (13 feet (13’) from centerline), a half-foot (0.50’) foot curb,
an eight-foot (8’) planting strip, a five-foot (5’) sidewalk, street trees and storm
drainage improvements. Dedication may be required and will be determined by final
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survey at time of civil construction permit review. Half street improvements will be
constructed on the west side of the street in the portion abutting the project.
The project includes an extension of SE 176th St along the southern property line. SE
176th St is classified as a Residential Access street with an existing ROW of
approximately 30 feet (30’) per the King County Assessor Map. Per RMC 4-6-060, the
minimum right-of-way width for a Residential Access Street is 53 feet (53’) that includes
a 26-foot (26’) paved road ((13 feet (13’) from centerline)), a half-foot (0.50’) foot curb,
an eight-foot (8’) planting strip, a five-foot (5’) sidewalk, street trees and storm
drainage improvements. As there is not an existing roadway a minimum half street shall
be installed including a 20-foot (20’) paved road, a half foot (0.50’) curb on both sides,
an eight-foot (8’) planting strip, a five-foot (5’) sidewalk, street trees and storm
drainage improvements. The established curb line along the north side of SE 176th St
immediately to the east shall be maintained provided at least 13 feet (13’) of pavement
is provided from the curb line to the ROW centerline. Dedication of approximately 11.5
feet (11.5’) will be required. The sidewalk, planting strip and street trees would be
placed on the north side of the street. Extending SE 176th St to the western property line
provides for future connectivity consistent with RMC 4-7-150E4 and RMC 4-7-150G. To
ensure residents are aware this dead-end street is temporary and will ultimately extend
with future development, staff recommends as a condition of approval, the applicant
shall provide revised drawings with specifications with the civil construction permit
application for temporary dead-end street signage and barricade at the terminus of the
paved roadway of SE 176th St. The revised drawings shall be reviewed and approved by
the Current Planning Project manager prior to permit issuance. The signage and
barricade shall be installed prior to plat recording.
Additionally, the proposal includes a new public street extending north and abutting the
western property line from SE 176th St to be constructed to Residential Access Street
half street standards. The half street will include 35 feet (35’) of right-of-way dedication
to include 20 feet (20’) of paved road, a 0.50 – foot (0.50’) curb on both sides, an eight-
foot (8’) planting strip, a five-foot (5’) sidewalk, street trees and drainage
improvements. The sidewalk, planting strip and street trees would be placed on the east
side of the street.
The paved width of SE 176th St and the new public street is 20 feet (20’). The half street
improvements do not include a six-foot (6’) parking lane on either side of the street.
Therefore, staff recommends as a condition of approval that the applicant provide
revised drawings with specifications with the civil construction permit application for
no parking signs on SE 176th St and the new public street. The revised drawings shall be
reviewed and approved by the Current Planning project manager prior to permit
issuance. The signage shall be installed prior to plat recording.
Of note, staff received three (3) public comments with concerns about increased traffic.
Staff determined that at completion of the project, the development will have met City
of Renton concurrency requirements (Exhibit 13) 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 Fees. Each new residence is subject to a transportation impact fee. The 2023
transportation impact fee is $12,208.54 per detached dwelling. Assessed fees for the
future residences would be based on the City of Renton Fee Schedule in effect at the
time of building permit issuance.
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Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: As previously discussed, the proposed lots would comply with the
minimum area and dimensional requirements of the R-4 zone, all lots would front on a
public street and would be compatible with other single-family development in the
surrounding area.
18. Modification Analysis: Required frontage improvements along SE Petrovitsky Rd include a 66-foot (66’)
paved road (33 feet (33’) from centerline), 0.50-foot (0.50’) curb, an eight-foot (8’) planting strip, an eight-
foot (8’) sidewalk, a two-foot (2’) clear space at the back of walk, street trees and storm drainage
improvements. The applicant is requesting a modification from RMC 4-4-060 in order to retain the existing
pavement width and curb location such that frontage improvements, from the back of existing curb,
would include an eight-foot (8’) planting strip, eight-foot (8’) sidewalk, a two-foot (2’) clear space at the
back of walk, street trees and storm drainage improvements. The proposal is compliant with the following
modification criteria, pursuant to RMC 4-9-250, if all conditions of approval are met. Therefore, staff is
recommending approval of the requested modification:
Compliance Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and
the proposed modification is the minimum adjustment necessary to implement
these policies and objectives.
Staff Comment: See FOF 13, Comprehensive Plan Analysis. 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 health environments. The proposed modification would continue to
provide safe and walkable streets without the need to expand vehicle lanes and
therefore would meet the intent of these policies. Maintaining the existing pavement
width and curb location with the planting strip, sidewalk and back of walk
improvements meeting standards is the minimum necessary to implement the
applicable policies and objectives.
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The applicant contends that the project will meet the objectives and
safety, function, appearance, environmental protection and maintainability intended
by the Code requirements as conveyed to them by the City during the February 9, 2017
pre-application meeting. (Exhibit 14) Pre-application meeting notes indicate that the
City would like to maintain the current pavement width and curb line with an eight-foot
(8’) planting strip and eight-foot (8’) sidewalk behind the existing curb.
Staff concurs the proposed modification would meet the objectives of function and
maintainability intended by the code requirements. The pre-application meeting does
indicate the City would like to maintain the existing pavement width and curb line
(Exhibit 15). The City made this comment based on sound engineering judgement
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Castro Short Plat
Administrative Report & Decision
LUA22-000053, SHPL-A
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knowing that it would meet the objectives and safety, function, appearance,
environmental protection and maintainability intended by the Code requirements.
c. Will not create substantial adverse impacts to other property(ies) in the vicinity.
Staff Comment: There are no identifiable adverse impacts to other properties from the
requested modification.
d. Conforms to the intent and purpose of the Code.
Staff Comment: See comments under criterion ‘b’.
e. Can be shown to be justified and required for the use and situation intended.
Staff Comment: See comments under criterion ‘b’.
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 including but not limited to an
emergency secondary access and no parking signs along the new street and access
sections that are limited to 20-feet in paved width. The 2023 Fire impact fees are
applicable at the rate of $829.77 per new detached dwelling, however this fee is likely to
change and is calculated and paid at time of building permit issuance.
Schools: It is anticipated that the Renton School District can accommodate any additional
students generated by this proposal at the following schools: Renton Park Elementary,
Nelsen Middle School and Lindbergh High School. Any new students from the proposed
development would be bussed to their schools except for Lindbergh High School as the
proposal is within the walk zone for it. The walking route would be from the intersection
of 128th Ave SE and SE Petrovitsky north along 128th Ave SE for approximately 2,483 feet.
A combination of sidewalks and paved shoulders with fog lines along the length of the
walking route. The stop is located approximately 641 feet (641’) from the project site at
the intersection of 128th Ave SE and SE Petrovitsky Rd. Frontage improvements, to
include sidewalks, will be made abutting the frontage along all proposed lots and tracts.
Existing sidewalks are located on the south side of SE Petrovitsky Rd abutting the project.
On 128th Ave SE sidewalks run along the west side of the road from the intersection of SE
Petrovitsky Rd south to the intersection with SE 176th St. Existing sidewalks run on the
south side of SE 176th St from the intersection with 128th Ave SE west for approximately
87 feet (87’) to the end of the existing road improvements. Students would walk south
along the new residential access street to SE 176th St then east to 128th Ave SE then north
to SE Petrovitsky Rd.
A School Impact Fee, based on new single-family lots, will be required in order to mitigate
the proposal’s potential impacts to the Renton School District. The fee is payable to the
City as specified by the Renton Municipal Code. The 2023 Renton School District impact
fee is $2,911.00 (plus a 5% surcharge fee) per new detached dwelling, however assessed
fees for the future residences would be based on the City of Renton Fee Schedule in
effect at the time of building permit issuance.
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LUA22-000053, SHPL-A
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Parks: A Park Impact Fee would be required for the future houses. The current 2023 Park
Impact fee is $3,276.44 per new detached dwelling. 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.
Compliant of
condition of
approval is
met
Storm Water: An adequate drainage system shall be provided for the proper drainage of
all surface water.
Staff Comment: The applicant submitted a Preliminary Drainage Plan (Exhibit 16) and
Technical Information Report (TIR) (Exhibit 17) prepared by Vincent Clifton, EIT and
reviewed by Jim Cook, P.E. both of Beyler Consulting dated January 28, 2019 and revised
March 9, 2023. Based on the City of Renton’s flow control map, the site falls within the
Flow Control Duration Standard – Matching Forested and is within the Soos Creek
Drainage Basin. The project is proposed to have one (1) discharge location.
The existing site slopes generally east to west. The proposed discharge location is a rip
rap outfall on APN 3323059003 on the south side of SE 176th St. The property is owned by
King County Parks, and the applicant has not provided documentation that they have
approval from King County to place the outfall in the proposed location. Additionally,
based on drainage plan drawings, the outfall may be located in the wetland buffer. The
drainage plan drawings identify a wetland buffer, but its location does not align with the
provided wetland report. Therefore, staff recommends as a condition of approval that the
applicant provide a revised drainage plan with the civil construction permit. The plan shall
identify the location of the wetland buffer and building setback which aligns with the
wetland report. If the discharge location is located within the wetland buffer, then the
applicant shall obtain a critical area exemption prior to issuance of the civil construction
permit. The applicant shall demonstrate that they have legal approval to place the outfall
on an adjacent or abutting property.
The project is required to provide flow control and water quality facility as the proposed
development would include more than 5,000 square feet of new plus replaced pollution
generating impervious surface. One (1) detention vault is proposed to mitigate flow
control and water quality impacts. The vault is proposed to be located within Tract A and
within public right-of-way. Per the 2022 City of Renton Surface Water Design Manual Core
Requirement (RSWM) #3 the vault needs to be contained on a tract and at least five feet
(5’) from the tract boundaries. Therefore, staff recommends as a condition of approval
that the applicant provide a revised drainage plan with the civil construction application
locating the detention vault entirely on Tract A at least five feet (5’) from the tract lines.
A geotechnical report dated April 15, 2019, completed by Geospectrum Consultants, Inc,
was provided with the land use application. The report discusses the soil and groundwater
characteristics of the site and provides recommendations for project design and
construction. Geotechnical recommendations presented in this report support the use of
limited infiltration on every lot except for Lot 4. See FOF 16, Critical Areas: Geologically
Hazardous Area for additional information related to the geotechnical report.
Surface water runoff improvements would be required to comply with the 2022 RSWM.
There is a 2023 system Development Charge of $2,300.00 per new detached dwelling.
SDC fees are payable at construction permit issuance.
Water: Water service would be provided by Soos Creek Water and Sewer District. The
applicant shall obtain a water availability certificate from the District and provide it with
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LUA22-000053, SHPL-A
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the civil construction permit submittal. Plans approved by Soos Creek Water and Sewer
District shall be routed to the City for final review prior to permit issuance.
Staff Comment: Of note, staff received three (3) public comments requesting utilities be
connected through SE Petrovitsky Rd. This includes storm, water, sewage, gas and
electricity. Based on available information, all utility connections will be made in public
ROW. The applicant will be required to install utilities to applicable jurisdiction standards
and will be responsible for any needed mitigation and/or upgrades as needed.
Sanitary Sewer: The proposed development is within the Soos Creek Water and Sewer
District. A sewer availability certificate was provided with the land use application. Plans
approved by Soos Creek Water and Sewer District shall be routed to the City for final
review prior to permit issuance.
Individual sewer stubs from the new sewer main and individual side sewers are required
for each lot. All new sewer stubs shall conform to the standards in RMC 4-6-060 and City
of Renton Standard Details.
I. CONCLUSIONS:
1. The subject site is located in the Residential Low Density (LD) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 13, Comprehensive Plan
Compliance .
2. The subject site is located in the Residential-4 (R-4) zoning designation and complies with the zoning and
development standards established with this designation provided the applicant complies with City Code
and conditions of approval, see FOF 14, Zoning Development Standard Compliance.
3. The proposed short plat complies with the Residential Design and Open Space Standards provided the
applicant complies with City Code and conditions of approval, see FOF 15, Design Standards.
4. The proposed short plat complies with the Critical Areas Regulations provided the applicant complies with
City Code and conditions of approval, see FOF 16, Critical Areas.
5. The proposed short plat complies with the subdivision regulations as established by City Code and state
law provided all advisory notes and conditions are complied with, see FOF 17, Subdivision Regulations.
6. The proposed short plat complies with the street standards as established by City Code, provided the
project complies with all advisory notes and conditions of approval contained herein, see FOF 17,
Subdivision Regulations and FOF 18, Modification Analysis.
7. There are safe walking routes to the school bus stop, see FOF 19, Availability and Impact on Public Services.
8. There are adequate public services and facilities to accommodate the proposed, see FOF 19, Availability
and Impact on Public Services.
9. Key features which are integral to this project include expanding the grid street pattern by extending SE
176th St and 127th Ave SE for future street connections, a tree protection tract to protect significant trees,
a stormwater vault and a shared driveway/emergency access tract for emergency vehicle access and
access to Lot 3 from 128th Ave SE to the western property line.
DocuSign Envelope ID: 9FEE09BA-27AF-4797-B726-0F148402E996
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Castro Short Plat
Administrative Report & Decision
LUA22-000053, SHPL-A
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J. DECISION:
The Project Name enter land use application type here, i.e. short plat, File No. LUA22-000053, SHPL-A, as
depicted in Exhibit 2, is approved and is subject to the following conditions:
1. The applicant shall provide a plat note on the final short plat document that indicates the front yard for
Lot 3 shall be along the 128th Ave SE frontage and the secondary front yard shall be along the SE Petrovitsky
Rd frontage. The language shall be reviewed and approved by the Current Planning Project Manager prior
to recording the short plat.
2. The applicant shall obtain demolition permits. Existing structures shall be removed on the subject
property, and all required structure removal inspections shall be completed prior to submitting a final
short plat application.
3. The applicant shall submit a detailed landscape plan with the civil construction permit application that
clearly identifies the utilities and lighting in the planter strips with street tree species selected from the
City approved street tree list. The detailed landscape plan shall be reviewed and approved by the Current
Planning Project Manager Prior to permit issuance.
4. The applicant shall submit a detailed landscape plan with the civil construction permit application that
identifies the onsite street frontage landscaping for each lot that includes a mixture of trees, shrubs,
groundcover, and irrigation. The detailed landscape plan shall be reviewed and approved by the Current
Planning Project Manager prior to permit issuance.
5. The applicant shall provide a revised tree retention plan and/or revised landscaping plan with the civil
construction permit application. The plan(s) shall show that a minimum of two (2) significant trees for
every 5,000 square feet of lot area are provided. The tree density may consist of exiting trees, replacement
trees or a combination. The plan(s) shall be reviewed and approved by the Current Planning Project
Manager prior to permit issuance.
6. The applicant shall submit a revised tree protection plan and an updated Certified Arborist Report with
the civil construction permit application. All submitted plans shall match the revised tree protection plan.
Revised plans shall show a minimum of 30% of existing significant trees being retained unless otherwise
approved by the Current Planning Project Manager. The revised arborist report and tree retention plan
shall identify measures to protect retained trees during and following construction that may include but
are not limited to onsite arborist monitoring during construction activities and an arborist
maintenance/monitoring period post construction. The revised tree retention plan and arborist report
shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance.
7. The arborist shall provide a final report of the condition of retained trees with the final short plat
application. The final report shall contain Tree Risk Assessment Qualification (TRAQ) forms prepared by a
certified arborist for each retained tree to determine their respective risk status and recommended
measures to ensure tree health and safety. The final report shall be reviewed and approved by the Current
Planning Project Manager prior to plat recording.
8. The applicant shall submit revised drawings with the civil construction permit and the final short plat
application extending Tract B from 128th Ave SE to the western property line with the new half street
stopping at the northern property line of Lot 2. The revised plans shall be reviewed and approved by the
Current Planning Project Manager prior to permit issuance.
9. The applicant shall submit revised civil drawings with the civil construction permit showing the retaining
wall adjacent to SE Petrovitsky Rd and 128th Ave SE being setback three feet (3’) the entire length. The
revised plan shall also provide cross sections for all the proposed retaining walls on Lot 3 with detail sheets
of material composition. A detailed landscape plan shall be submitted with the civil construction permit
application that identifies the onsite three-foot (3’) landscaping strip between the right-of-way and
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Castro Short Plat
Administrative Report & Decision
LUA22-000053, SHPL-A
Report of June 9, 2023 Page 25 of 27
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retaining walls which includes a mixture of shrubs and groundcover (trees are optional) in conformance
with the standards of RMC 4-4-070H4. The revised plans, cross sections and detail sheets shall be reviewed
and approved by the Current Planning Project Manager prior to permit issuance.
10. The applicant shall submit revised civil drawings with the civil construction permit showing the location
of the retaining walls. The revised plan shall provide cross sections for all proposed retaining walls on Lot
2 with detail sheets of material composition. The revised plans, cross sections and detail sheets shall be
reviewed and approved by the Current Planning Project Manager prior to permit issuance.
11. The applicant shall submit an updated Certified Arborist Report and revised grading plan with the civil
construction permit. The revised arborist report shall provide monitoring instructions by a Certified
Arborist deemed necessary during construction activities near protected trees which shall be incorporated
into final construction specifications. The updated report shall provide a root reconnaissance and
recommendations for best practices for construction around protected trees. The applicant shall provide
a surety for monitoring of protected trees performed by a Certified Arborist for five (5) years following
completion of retaining walls within the driplines of the protected trees. Should it be determined that
installation of the retaining walls within driplines of protected trees make it infeasible for retainment of
said trees, retaining walls shall be placed in locations meeting requirements of RMC 4-4-130H10g,
Restrictions on Grading Within the Drip Lines of Retained Trees. The revised plan shall also provide cross
sections of proposed retaining walls and detail sheets of material composition. The arborist report, revised
plan, cross sections and detail sheets shall be reviewed and approved by the Current Planning Project
Manager prior to permit issuance.
12. The residence on Lot 3 shall have its primary entry front 128th St SE. The primary entry detail shall be
shown on the building permit application for Lot 3 to be reviewed and approved by the Current Planning
Project Manager prior to approval.
13. The applicant shall comply with the recommendations of the geotechnical report, prepared by
Geospectrum Consultants, Inc. dated April 15, 2019, and future addenda. The applicant’s geotechnical
engineer shall also provide an updated report which includes a mitigation measure discussion based on
the approved layout. The applicant’s geotechnical engineer shall review the project’s construction and
building permit plans to verify compliance with the geotechnical report. The geotechnical engineering
shall submit a sealed letter stating they have reviewed the construction and building permit plans and in
their opinion the plans and specifications meet the intent of the report.
14. The applicant shall submit revised drawings with the civil construction permit application which provides
temporary wetland buffer fencing in the unopened ROW to ensure no encroachment into the wetland
buffer. The revised plans shall be reviewed and approved by the Current Planning Project manager prior
to permit issuance.
15. The applicant shall provide a plat note that indicates no direct vehicle access is to be provided to Lot 3
from SE Petrovitsky Rd or 128th Ave SE. The draft language for the plat note shall be reviewed and
approved by the Current Planning Project Manager prior to plat recording.
16. The applicant shall provide a Renton Regional Fire Authority approved barrier along the secondary
access/driveway tract (Tract B) abutting the 128th Ave SE frontage. Additionally, no parking signs shall be
provided along the entirety of both sides of the secondary access/shared driveway tract. The barrier and
no parking signs shall be shown on the civil construction permit application to be reviewed and approved
by the Current Planning Project Manager prior to permit issuance.
17. The applicant shall provide revised drawings with specifications with the civil construction permit
application for temporary dead-end street signage and barricade at the terminus of the paved roadway
of SE 176th St. The revised drawings shall be reviewed and approved by the Current Planning Project
manager prior to permit issuance. The signage and barricade shall be installed prior to plat recording.
DocuSign Envelope ID: 9FEE09BA-27AF-4797-B726-0F148402E996
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Castro Short Plat
Administrative Report & Decision
LUA22-000053, SHPL-A
Report of June 9, 2023 Page 26 of 27
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18. The applicant shall provide revised drawings with specifications with the civil construction permit
application for no parking signs on SE 176th St and the new public street. The revised drawings shall be
reviewed and approved by the Current Planning project manager prior to permit issuance. The signage
shall be installed prior to plat recording.
19. The applicant shall provide a revised drainage plan with the civil construction permit. The plan shall
identify the location of the wetland buffer and building setback which aligns with the wetland report. If
the discharge location is located within the wetland buffer, then the applicant shall obtain a critical area
exemption prior to issuance of the civil construction permit. The applicant shall demonstrate that they
have legal approval to place the outfall on an adjacent or abutting property.
20. The applicant shall provide a revised drainage plan with the civil construction application locating the
detention vault entirely on Tract A at least five feet (5’) from the tract lines.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Vanessa Dolbee Planning Director Date
TRANSMITTED on June 9, 2023 to the Owner/Applicant/Contact:
Owner: Castro Investments, LLC:
Attn, Alex Castro,
Applicant: Same as owner Contact: Camille Washington,
Beyler Consulting, LLC
110 Aspen Ln S, Pacific, WA
98047
5920 - 100th St SW, #25,
Lakewood, WA 98499
TRANSMITTED on June 9, 2023 to the Parties of Record:
Yuming Zhao
17523 – 128th Ave SE, Renton, WA 98058
John Hung 17529 – 128th Ave SE, Renton, WA 98058
Craig M. Brookman 12841 SE 176th Ct, Renton, WA 98058
TRANSMITTED on June 9, 2023 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Director
Gina Estep, Economic Development Director
Matt Herrera, Current Planning Manager
Nathan Janders, Development Engineering 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 June 23, 2023. An appeal of the decision must be filed within the 14-day
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appeal period (RCW 43.21.C.075(3); WAC 197-11-680). 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. The appeal submitted in person may be paid on the first floor in our Finance Department. 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.
EXPIRATION: The Modification decision will expire two (2) years from the date of decision. A single one (1)-year
extension may be requested pursuant to RMC 4-9-250.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by
the approval body. The approval body may modify his decision if material evidence not readily discoverable prior
to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal
within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may
occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the
Hearing Examiner as well. All communications after the decision/approval date must be made in writing through
the Hearing Examiner. All communications are public record and this permits all interested parties to know the
contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of
this doctrine could result in the invalidation of the appeal by the Court.
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CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Castro Short Plat
Land Use File Number:
LUA22-000053, SHPL-A
Date of Report
June 9, 2023
Staff Contact
Andrew Van Gordon
Associate Planner
Project Contact/Applicant
Camille Washington
Beyler Consulting, LLC
5920 - 100th St SW, #25,
Lakewood, WA 98499
Project Location
12727 SE Petrovitsky Rd
(APN 0739000085)
The following exhibits are included with the Administrative report:
Exhibit 1: Administrative Decision
Exhibit 2: Site Plan
Exhibit 3: Density Worksheet
Exhibit 4: Conceptual Landscape Plan
Exhibit 5: Tree Retention Plan
Exhibit 6: Arborist Report
Exhibit 7: Public Comment from John Hung, received March 7, 2022
Exhibit 8: Public Comment from Yuming Zhao, received March 8, 2022
Exhibit 9: Public Comment from John Hung, received March 8, 2022
Exhibit 10: Grading Plan
Exhibit 11: Geotechnical Report, prepared by Geospectrum Consultants Inc, dated April 15, 2019
Exhibit 12: Wetland Report, prepared by Sewall Wetland Consulting, Inc, dated April 3, 2019
Exhibit 13: Transportation Concurrency Memo
Exhibit 14: Street Modification Justification
Exhibit 15: Pre-Application Meeting notes, dated February 9, 2017
Exhibit 16: Conceptual Drainage/Utilities Plan
Exhibit 17: Technical Information Report (TIR), prepared by Vincent Clifton, EIT and reviewed by Jim
Cook, P.E., dated March 9, 2023
Exhibit 18: Advisory Notes
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