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PRE-APPLICATION MEETING FOR
United Christian Church Preliminary Plat
PRE21-000408
CITY OF RENTON
Department of Community & Economic Development
Planning Division
December 9, 2021
Contact Information:
Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov
Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org
Building Official: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21-
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FIRE & EMERGENCY SERVICES DEPARTMENT
M E M O R A N D U M
DATE: November 17, 2021
TO: Alex Morganroth, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: United Christian Plat
1. The fire flow requirements for a single-family home is 1,000 gpm minimum for dwellings up to
3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a
minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required
within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm.
2. The fire impact fees are currently applicable at the rate of $829.77 per single family unit. This fee
is paid at building permit issuance.
3. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully
paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be
constructed to support a 30-ton vehicle with 75-psi point loading. Access is required within
150-feet of all points on the buildings. Dead end streets that exceed 150-feet in length require
an approved hammerhead turnaround. A full 90-foot cul-de-sac is required for dead end roads
over 300-feet long. Fire sprinklers are required for dead ends over 500-feet long. In this case the
fire sprinkler requirement would apply to proposed Lots 11, 12, 13 and 14.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: December 09, 2021
June 20, 2011
TO: Alex Morganroth, Senior Planner
FROM: Yong Qi, Civil Engineer III
SUBJECT: United Christian Church Preliminary Plat
15509 116th Ave SE, Renton, WA
PRE21-000408
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non -binding
and may be subject to modification and/or concurrence by official city decision-makers. Review comments may
also need to be revised based on site planning and other design changes required by City staff or made by the
applicant.
I have completed a preliminary review for the above-referenced proposal located at parcel # 2023059067. The
following comments are based on the pre-application submittal made to the City of Renton by the applicant.
Water
1. The project is within the City of Renton’s water service area in the Rolling Hills 590 Pressure Zone.
2. There are existing ¾ -inch and 1-inch water meters serving the existing site (Facility ID Nos. LAT-021927
and LAT-013623). There is an existing ¾ -inch irrigation water meter serving the existing site (Facility ID
No. LAT-013624).
3. There is an existing 6-inch water main (Record Dwg: W-030504) in 116th Ave SE, which can deliver a
maximum flow rate of 1,400 gallon per minute. The static water pressure is approximately 58 psi at
ground elevation 456 feet.
4. Below is a summary of the existing fire hydrants in the vicinity of the site. Please refer to the Renton
Regional Fire Authority (RRFA) for fire hydrant requirements:
a. Two within the landscape area of the parking lot to the east of the existing church building (Hydrant
ID Nos. HYD-SE-00163 and HYD-SE-00164).
b. One at the intersection of 116th Ave SE and SE 157th Street to the southeast of the site serving by Soos
Creek Water and Sewer District.
5. Based on the review of project information submitted for the pre-application meeting, in order to provide
domestic and fire protection service to the development will include but not limit to the items that follow:
a. Installation of 8-inch water main loop within the access road connecting to the water main in 116th
Ave SE.
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b. The location and number of fire hydrants will be determined by the RRFA based on the final fire flow
demand and final site plan
c. A 15-foot-wide public water easement is required for any public water main, hydrants and water
meters located outside City Right of Way.
d. A separate water service (1-inch) and meter is required for each lot. The meter will be installed by City
forces and a water meter permit is required. The sizing of the meter and of the private service line to
the building shall be in accordance with the most recent edition of the Uniform Plumbing Code (UPC).
Meters shall be placed in landscape strips and shall not be installed within driveways.
e. A minimum of 1-inch meter is required if the new homes are served by sprinkler systems.
f. Water mains shall have a minimum 10-foot horizontal and 1.5-foot vertical clearance between
sanitary and storm utilities. Clearance is measured from outside edge to outside edge of pipe.
g. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable.
6. A conceptual utility plan will be required as part of the land use application for the subject development.
7. Civil plans for the water main improvements will be required and must be prepared by a Professional
Engineer registered in the State of Washington. Please refer to City of Renton General Design and
Construction Standards for water main extensions as shown in Appendix J of the City’s 2012 Water
System Plan. Adequate horizontal and vertical separations between the new water main and other
utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the
operation and maintenance of the water main. Retaining walls, rockeries or similar structural cannot be
installed over the water main unless the water main is installed inside a steel casing.
8. The development is subject to applicable water system development charges (SDC’s) fee and meter
installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use.
The development is also subject fees for water connections, cut and caps, and purity tests. Current fees
can be found in the 2021 Development Fees Document on the City’s website. Fees will be charged based
on the rate at the time of construction permit issuance.
a. The SDC fee for water is based on the size of the new domestic water to serve the project. The current
water fee is $ 4,450 per 1-inch meter.
b. Drop-in meter fee is $ 460 per 1-inch meter.
c. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton
Sewer
1. Sewer service is provided by City of Renton.
2. There is an existing 8’’ concrete gravity wastewater main located in the 116th Ave SE to the east of the
project site (Record Dwg: S-007601). There is an existing 8’’ concrete gravity wastewater main located in
the Edmonds Way SE (Record Dwg: S-007601), which the existing church building is connected to with a 6’’
concrete sewer stub. There is an existing 8’’ concrete gravity wastewater main located within the
intersection of Puget Drive SE and SE 19th Street (see record dwg: S-008401).
3. The project narrative submitted with the pre-application shows a sewer main extension from the site to the
sewer main near the intersection of Puget Drive SE and SE 19th Street. A minimum of 8-inch extension
conforming to the standards in RMC 4-6-040 will be required. Additionally, a 15-foot-wide public utility
easement, executed by all parties of interest, will be required with the civil construction permit and it must
be demonstrated that the existing structures do not reside within the easement area.
4. Individual sewer stubs from the sewer main and individual side sewers are required for each lot. All new
sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details.
5. A conceptual utility plan will be required as part of the land use application for the subject development.
6. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is
based on the size of the new domestic water to serve the project. Current fees can be found in the 2021
Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of
construction permit issuance.
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a. The current sewer fee is $ 3,450 per 1-inch meter, and $ 17,250 per 1-1/2-inch meter.
b. Final determination of applicable fees will be made after the water meter size has been
determined.
c. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton
Surface water
1. There is a City of Renton 12-inch concrete stormwater main (Record Dwg: R-134701) along the west side
of 116th Ave SE and an associated Type 1 catch basin (Facility ID No. 136947) to the west of the existing
church building.
2. Refer to Figure 1.1.2.A – Flow Chart in the 2017 City of Renton Surface Water Manual (2017 RSWDM) to
determine what type of drainage review is required for this site. A drainage study complying with the
2017 RSWDM will be required. Based on the City’s flow control map, this site falls within the Flow Control
Duration Standard area (matching Forested site conditions). The northeast portion of the site is located in
the Lower Cedar River Basin and Ginger Creek sub basin. The southwest portion of the site is located in
the Black River Basin and Thunder Hills Creek sub basin.
3. Drainage report and drainage plans based on 2017 RSWDM are required to be provided.
4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be
required to provide basic water quality treatment. Any proposed detention and/or water quality vault
shall be designed in accordance with the 2017 RSWDM. Separate structural plans will 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.
5. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with
standards found in Chapter 4 of the 2017 RSWDM and shall account for the total upstream tributary area,
assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary
areas.
6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff
created by this development to the maximum extend feasible. On-site BMPs shall be evaluated as
described in Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan, including the application of
on-site BMPs, shall be included with the land use application, as appliable to the project. The final
drainage plan and drainage report must be submitted with the utility construction permit construction.
7. The site is located in the Moderate Coalmine Hazard area.
8. A geotechnical report for the site is required and shall be submitted with the land use
application. Information concerning the soils, geology, drainage patterns, vegetation present, water table
and soil permeability, with recommendations of appropriate on -site BMP options with typical designs for
the site from the geotechnical engineer, shall be submitted with the application. The geotechnical report
should include an on-site infiltration test to clearly show if the site is suitable or unsuitable for infiltration.
9. Erosion control measures to meet the City requirements shall be provided.
10. All work proposed outside of the applicant’s property will require a permanent drainage easement to be
provided to the City and a temporary construction easement prior to any permits being issued.
11. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals. The
current City of Renton Standard details are available online at the City of Renton website:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton.
12. Construction Storm water General Permit from the Department of Ecology is required if clearing and
grading of the site exceeds one acre.
13. The development is subject to a surface water system development charge (SDC) fee. Fees will be charged
based on the rate at the time of construction permit issuance.
a. The 2021 Surface water system development fee is $0.80 per square foot of new impervious
surface, but no less than $2,000.00.
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b. The full schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton
TRANSPOTATION
1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an
overall valuation is greater than $150,000, the project site(s) shall be required to meet the City’s Complete
Streets Standards.
a) 116th Ave SE is classified as a Minor Arterial Street, Existing right of way (ROW) width is approximately
30 feet. To meet the City’s complete street standards for minor arterial streets, minimum ROW width
is 91 feet. Dedication of 30.5 feet of ROW would be required. Street improvements are required
which shall include a pavement width of 54 feet (27 feet from centerline, 2-11-ft travel lanes, plus a 5-
ft bike lane), a 0.5-ft curb, an 8-ft planting strip, an 8-ft sidewalk, street trees and storm drainage
improvements.
b) The City’s Transportation Department has established a corridor plan for this section of 116th Ave SE.
The corridor determined by the City’s Transportation Department requires a right-of-way width of 71-
ft. The paved roadway section is 44-ft, consisting of two 11-ft travel lanes, one 12-ft center turn lane,
and two 5-ft bike lanes. A 0.5-ft vertical curb, 8-ft planter and 5-ft sidewalk are required along each
side of the roadway. Due to the misaligned right of way in relation with the road centerline,
dedication of right-of-way would be variable to meet the street section requirement.
2. The project proposes to subdivide the southeast portion of the parcel into 24 residential Lots accessing
through 116th Ave SE, which requires a public residential access and turnaround per RMC 4-6-060. The
new public residential access will require a minimum ROW width of 53 feet, 20’ paved fire lanes, half
street improvements including 0.5 feet of cub and gutter, an 8-foot planting strip, and 5-foot sidewalk,
street trees and storm drainage improvements. Please refer to the Fire Authority for fire access roadways
requirement.
3. In accordance with RMC 4-6-060J, shared driveway is not allowed for a subdivision of ten (10) or more lots.
4. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps
shall be oriented to provide direct pedestrian crossings. Driveway locations may need to be adjusted to
accommodate the required access ramps.
5. Refer to City code 4-4-080 regarding driveway regulations:
a. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the lower
end with positive drainage discharge to restrict runoff from entering the garage.
b. The maximum width of a single loaded garage driveway is 9-feet and the maximum width of a double
loaded garage driveway is 16-feet. If a garage is not present, the maximum driveway width is 16-feet.
c. Driveways shall not be closer than 5-feet to any property line.
6. Undergrounding of all exiting utilities is required on all frontages per RMC 4-6-090.
7. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements.
8. Street lighting and trees are required to meet current city standards. Lighting plans are required to be
submitted with the land use application and will be reviewed during the construction utility permit review.
9. A traffic study meeting City of Renton traffic study guidelines is required at the land -use submittal. If the
result of the study is more than 20 new trips in the AM or PM peak hours, a traffic impact analysis will be
required.
10. The development is subject to transportation impact fees. Fees will be charged based on the rate at the
time of construction permit issuance.
a. Unless noted otherwise in the Fee Schedule, for a single-family dwelling, the 2021 transportation
impact fee is $10,861.69.
GENERAL COMMENTS
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1. All existing and proposed utility lines (i.e., electrical, phone, and cable services, etc.) along property frontage
or within the site must be underground. The construction of these franchise utilities must be inspected and
approved by a City of Renton inspector.
2. Adequate separation between utilities as well as other features shall be provided in accordance with code
requirements:
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with
the exception of water lines which require 10-ft horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building.
3. All civil construction permits for utility and street improvements will require separate plan submittals. Al l
utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil
plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal
requirements:
http://rentonwa.gov/business/default.aspx?id=42473
4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on
separate sheets.
5. Additional Building Permit Applications will be required for the following:
a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b. Detention vaults for storm water flow control.
c. Demo of any existing structures on the project site(s).
Fees quoted in this document reflect the fees applicable in the year 2021 only and will be assessed based on the
fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit
www.rentonwa.gov
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: December 9, 2021
TO: Pre-Application File No. 21-000408
FROM: Alex Morganroth, Senior Planner
SUBJECT: United Christian Church of Renton Subdivision (APN 20230590670)
General: We have completed a preliminary review of the pre-application for the above-referenced development
proposal. The following comments on development and permitting issues are based on the pre -application
submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant
is cautioned that information contained in this summary may be subject to modification and/or concurrence by
official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works
Administrator, Planning Director, and City Council). Review comments may also need to be revised based on site
planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to
review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at
www.rentonwa.gov.
Project Proposal: The applicant is proposing to subdivide an existing parcel into 24 single-family lots. The subject
parcel is located at 15506 116th Ave SE (APN 20230590670) and is approximately 5.9 acres in size. The proposed
subdivision would also separate the church site and create a new 1.25 acre parcel occupied by the primary church
building, two outbuildings, and associated surface parking lot. The site has a Comprehensive Plan Land Use of
Designation of Residential Medium Density and a zoning designation of Residential-8 (R-8) dwelling units per net
acre (du/ac). The applicant is proposing to subdivide the parcel and construct new detached single-family homes
on each of the 24 new lots. The proposal also includes five (5) tracts identified as “planting areas”, one stormwater
tract, and three (3) access tracts. The proposed lots sizes range from 5,000 sq. ft. to 6,000 sq. ft. Access to the twelve
lots is proposed via a new public residential access street off of 116th Ave SE. In addition, access to four (4) lots (Lots
3, 4, 13, and 14) is proposed via two (2) private access tracts. According to COR Maps, a moderate coal mine hazard
and sensitive slopes hazard are located on the site. The applicant did not indicate the number of trees proposed for
removal.
Current Use: The area of the project site proposed for development currently forested and undeveloped land. The
United Christian Church of Renton is located on the north side of the site.
Zoning/Density Requirements: The subject property is located within the R-8 zoning classification. The density
range allowed in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per one net acre. The
Residential Medium Density Land Use designation is intended to create opportunities for new single family
residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing
single family neighborhoods. Detached single family residential dwelling units are permitted uses within the R-8
zoning designation.
The area of public and private streets (including the paved portion of driveway tracts) and critical areas would be
deducted from the gross site area to determine the “net” site area prior to calculating density. The area of the
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required dedication and proposed public street (ROW) would be deducted from the gross site area when calculating
the net density.
Using the proposed layout provided by the applicant and after removing the 1.25 acre area of the proposed church
parcel, a gross area of 202,355 sq. ft. (4.66 acres) with 24-lot proposal yields a gross density of approximately 5.15
du/ac (24 lots / 4.66 acres = 5.15 du/ac) which would be within the permitted density range of the R-8 zone. The
calculated gross density does not include the required dedication (see Transportation section in attached memo
from Jonathan Chavez), which may result in a higher du/ac, and does include the public street (ROW) deduction
required for calculating net density. For minimum or maximum density which result in a fraction that is one-half
(0.50) or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction
that is less than one-half (0.50) shall be rounded down to the nearest whole number. A Density Worksheet would
be required at the time of formal short plat application. The applicant would be required to demonstrate
compliance with the net density requirements of the zone at the time of formal application.
Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Single Family
Zoning Designations” effective at the time of complete application (noted as “R-8 standards” herein).
Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-8 zone is 5,000 square feet for
parcels being subdivided. Minimum lot width is 50 feet for interior lots and 60 feet for corner lots; minimum lot
depth is 80 feet. The width of lots at their foremost points (i.e., the points where the side lot lines intersect with
the street ROW line) cannot be less than 80% of the required lot width (40 feet for R-8 zone), except in cases of lots
on a street curve or the turning circle of a cul-de-sac, which must have a minimum of 35 feet. Lots abutting both a
public street and a driveway tract are classified as corner lots. As proposed, most lots appear to meet the
dimensional requirements for the R-8 zone. However, 10 does not appear to meet the minimum width requirement
as the width of the lot where the side lot lines intersect the street is less than 40 feet. It is the applicant’s
responsibility to demonstrate compliance with the minimum lot size, width and depth criteria of the zone at the
time of formal application.
Building Standards – The R-8 standards allow a maximum building coverage of 50% of the lot area. The maximum
impervious coverage in the R-8 zone is 65%. The maximum wall plate height is restricted to 24 feet, and the buildings
shall be not more than two stories. 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; common rooftop features, such as chimneys, may proj ect an
additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.)
shall not extend above the maximum wall plate height unless the projection is stepped back one -and-a-half (1.5)
horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height. Detached
accessory structures must remain below a height of 15 feet. The gross floor area must be less than that of the
primary structure. Accessory structures are also included in building lot coverage calculations. Compliance with the
building standards would be required to be demonstrated at the time of building permit review for the new
homes.
Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The
required setbacks for the R-8 zone are: Front yard: 20 feet for the primary structure; Rear yard: 20 feet; Side yards:
5 feet; and Secondary Front yard: 15 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. Compliance with setbacks for the homes lots would be required to be demonstrated at the time of
building permit application.
Access/Driveways/Parking: Access to the lots was proposed via a 53-foot wide residential access residential street
off of 116th Ave SE. Four (4) of the new lots would be accessed via two private access easements located in tracts
off of the new residential street. In addition, an access tract is proposed as a connection between the City-owned
site to the north and the subject site. Per RMC 4-7-150.E.4, connections between adjacent sites is required.
Therefore the access tract should be widened in order to accommodate a standards ROW width (53’).
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Alley access is the preferred street pattern for all new residential development except in the Residential Low
Density Comprehensive Plan Land Use Designation. Access easements are required to be placed in a separate
driveway tract, which may be allowed for access to four (4) or fewer residential lots (Per RMC 4-6-060J.1), provided:
a. At least one of the four (4) lots abuts a public right-of-way with at least fifty (50) linear feet of property;
and
b. The subject lots are not created by a subdivision of ten (10) or more lots; and
c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic and/or
pedestrian circulation through the short subdivision or to serve adjacent property; and
d. The shared driveway would not adversely affect future circulation to neighboring properties; and
e. The shared driveway is no more than three hundred feet (300') in length; and
f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and
personnel.
Based on the proposed number of lots to be created (24), a shared driveway (i.e. private access easement) would
not be allowed to be utilized for lot access. If the lot yield is reduced to nine lots or less, utilizing shared driveways
may be possible. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a
minimum of sixteen feet (16'); the Fire Department may require the tract and paved surface to be up to twenty feet
(20') wide. The tract shall be the width of the paved surface plus eight feet (8') for a landscape strip, when the tract
abuts properties that are not part of the subdivision. The eight foot (8’) landscaping shall include a mixture of trees,
shrubs, and groundcover as required in RMC 4-4-070 and shall serve as a buffer between the shared driveway and
abutting properties that are not part of the subdivision.
Alley access is the preferred street pattern for all new residential development except in the Residential Low Density
land use designation (RC, R-1, and R-4 zones) and the R-6 zone. All new residential development in an area that has
existing alleys shall utilize alley access. New residential development in areas without existing alleys shall utilize
alley access for interior lots. If the developer or property owner demonstrates that alley access is not practical, the
use of alleys may not be required. The City will consider the following factors in determining whether the use of
alleys is not practical:
a. Size: The new development is a short plat.
b. Topography: The topography of the site proposed for development is not conducive for an alley
configuration.
c. Environmental Impacts: The use of alleys would have more of a negative impact on the environment
than a street pattern without alleys.
d. If site characteristics allow for the effective use of alleys.
In addition, lots adjacent to 116th Ave SE shall be oriented towards the street (116th Ave SE) but shall be rear
loaded off of an internal alley or access street.
Each lot is required to accommodate off street parking for a minimum of two vehicles.
The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. Driveways
exceeding 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from
entering the residences or crossing any public sidewalks.
Each lot is required to accommodate off street parking for a minimum of two vehicles.
Compliance with private driveway and parking standards would be verified at the time of building permit review.
Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location
must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on
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the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing
to the finish grade at the top of the wall requires a building permit. A fence shall not be c onstructed on top of a
retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed
height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-040.
Landscaping: With the exception of critical areas, all pervious area shall have landscape treatment. Landscaping
may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Ten feet (10')
of on-site landscaping is required along all public street frontages. 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 (2) trees are to be located in the front yard prior to final inspection. A conceptual landscape plan shall be
provided with the formal land use application as prepared by a registered Landscape Architect or other certified
professional.
Per RMC 4-4-070B.1.a, the landscape regulations shall apply to any parcels included as part of a preliminary or
short plat. Therefore, the church property shall be brought up to current code as part of the subdivision process.
If a storm drainage facility is proposed as part of the subdivision plat plan, perimeter landscaping is required
around the facility. The perimeter landscape strip shall be a minimum of fifteen (15’) of width and shall be located
on the outside of the facility fence, unless otherwise determined through the subdivision process. For more
information about storm drainage facility landscaping refer to RMC 4-4-070.H.6.
Significant Tree Retention: If significant trees are proposed to be removed, a tree inventory and a tree retention
plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention
plan must show preservation of at least 30 percent (30%) of significant trees, and indicate how proposed building
footprints would be sited to accommodate preservation of significant trees that would be retained. The
Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the
Administrator's satisfaction that an insufficient number of trees can be retained.
In addition to retaining 30% of existing significant trees, the lot would be required to provide a minimum tree
density of two (2) trees per 5,000 square feet of lot area onsite.
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.
The Administrator may require an independent review of any land use application that involves tree removal and
land clearing at the City's discretion.
If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an
evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected
tree removed. A formal tree retention plan prepared by an arborist or landscape architect would be reviewed at
the time of the formal land use application if any trees are proposed for removal.
Residential Design and Open Space Standards: All single family residences would be subject to the Residential
Design Standards for the R-8 zone, outlined in RMC 4-2-115. Residential Design Review occurs as part of the Building
Permit Review.
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Critical Areas: According to COR Maps, sensitive slopes and a moderate coal mine hazard are present on the site.
Due to the presence of a moderate coal mine hazard, the applicant shall be required to include a coal mine hazard
assessment as outlined in RMC 4-8-120 either as a part of the geotechnical report or as a separate assessment. The
applicant will need to provide the coalmine hazard assessment at the time of Preliminary Plat application
submittal.
Based on the presence of geological hazards on the site, the applicant shall submit a geotechnical report for the site
prepared by a professional geotechnical engineer. The report shall be submitted with the formal land use
application.
It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns
are present on the site during site development or building construction.
Environmental Review: The construction of more than nine (9) dwelling units on a project site is subject to
Environmental (SEPA) Review in accordance with WAC 197-11-800. An environmental determination will be made
by the Renton Environmental Review Committee. This determination is subject to appeal by either the project
proponent, by a citizen of the community, or another entity having standing for an appeal. An environmental
checklist must be submitted with the land use application.
Permit Requirements: The proposal is required to obtain preliminary plat approval. The proposal is also subject to
Environmental (SEPA) Review. All applications would be reviewed concurrently in an estimated time frame of 12
weeks following acceptance of a complete application. The 2022 Preliminary Plat application fee is $10,830.00 and
the Environmental Review fee is $1,600.00. Any modification requests to code standards are $250.00 per
modification. A 5% technology fee would also be assessed at the time of land use application. All fees are subject
to change. Detailed information regarding the land use application submittal can be found on the City’s new website
by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z)” at
https://edocs.rentonwa.gov/ Documents/Browse.aspx?startid=867190&cr=1. The City now requires electronic plan
submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website at
https://www.rentonwa.gov/cms/ one.aspx?portalId=7922741&pageId=9666400.
In addition to the required land use permits, separate construction and building permits would be required. For unit
lot subdivisions, construction may commence upon approval of a site plan and issuance of a building permit prior
to final subdivision approval and recording if all applicable permits and approvals have been obtained by the
applicant. However, no dwelling unit or lot maybe sold, transferred, occupied or conveyed prior to final subdivision
approval and recording.
Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use Permits
(Preliminary Plat, SEPA Review), as classified by RMC 4-8-080. Public Information Signs are intended to inform the
public of potential land development, specific permits/actions being considered by the City, and to facilitate timely
and effective public participation in the review process. The applicant must follow the specifications provided in the
public information sign handout (see land use forms on City website). The applicant is solely responsible for the
construction, installation, maintenance, removal, and any costs associated with the sign.
Neighborhood Meeting Requirement: Preliminary plat applications or planned urban development applications
require the applicant to conduct a neighborhood meeting. The meeting shall be held at a location open to the public
within Renton city limits, at a location no further than two (2) miles from the project site (meetings currently may
be held virtually due to the ongoing COVID-19 pandemic). The applicant is required to mail a written notice
announcing the neighborhood meeting to property owners within 300-feet of the subject property. The
neighborhood meeting is intended to be a developer-neighborhood interaction. City staff members are not required
to attend and/or participate in neighborhood meetings. Please see the attached RMC 4-8-090A for the complete
neighborhood meeting requirements.
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Impact Fees: In addition to the applicable building and construction fees, the impact fees would be required prior
to the issuance of building permits. The 2022 impact fees for new single-family dwelling units are:
• Fire Impact Fee currently assessed at $829.77 per new dwelling unit;
• Transportation Impact Fee assessed at $10,891.69 per new dwelling unit;
• Renton School District Impact Fee assessed at $7,681.00 (+5% administrative fee) per new dwelling unit;
• Parks Impact Fee currently assessed at $2,914.99 per new dwelling unit.
A handout listing Renton’s development-related fees is available on the City of Renton website for your review.
Next Steps: When the formal application materials are complete, the applicant shall have the application materials
pre-screened prior to submitting the complete application package. Please contact Alex Morganroth, Senior Planner
at 425-430-7219 or amorganroth@rentonwa.gov before sending any materials over (via email) for prescreening.
Expiration: The preliminary plat would be valid for five years with a possible one-year extension. It is the applicant’s
responsibility to monitor the expiration dates