HomeMy WebLinkAboutPRE_StaffComments_230518_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200
|www.rentonwa.gov
PREAPPLICATION MEETING FOR
Purelander SFR
1828 NE 20th St
PRE23-000102
May 18, 2023
Contact Information:
Planner: Andrew Van Gordon, 425.430.7286, avangordon@rentonwa.gov
Public Works Plan Reviewer: Scott Warlick, 425.430.7216, swarlick@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org
Building Department Review: Rob Shuey, 206.550.8523, 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, Development Engineering Director, Department of
Community & Economic Development Administrator, Public Works Administrator and
City Council).
M E M O R A N D U M
DATE: April 11, 2023
TO: Andrew Van Gordon, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: NE 20th Street SFR
1. The fire flow requirement 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 on e fire hydrant is
required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to
1,500 gpm. At least one new fire hydrant will be required to be installed. An approved
residential fire sprinkler system can substitute for a second fire hydrant.
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 street over 150-feet requires a
hammerhead type fire apparatus turnaround. The proposed turnaround cannot be constructed
within the parking apron area of the proposed new house garage. Turnaround dimensions shall
meet fire code minimums which they do not on the proposed site plan. See attached diagram.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: May 11th, 2023
TO: Andrew Van Gordan, Associate Planner
FROM: Scott Warlick, Engineering Specialist III, Plan Review
SUBJECT: Purelanding SFR
1828 NE 20th St
PRE23-000102
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(s)
3343903201. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant.
WATER
1. The new SFR and ADU is within the City of Renton’s water service area and in the Highlands 435
Pressure Zone.
2. The site is located in wellhead protection zone 2.
3. There is an existing 6-inch water main in NE 20th St that can deliver a maximum flow capacity of
1000 gallons per minute (gpm). The static water pressure is about 78 psi at ground elevation of
256-feet.
4. There is one existing hydrants located on NE 20th St (Hydrant ID No. HYD-NE-00097) however it
does not appear that it is within 300-feet of the proposed residence.
5. Extension of 8-inch diameter water main, with a fire hydrant, (within a 15-feet wide public utility
easement) from the existing 6-inch main in NE 20th St to within 300’ of the proposed buildings.
6. A 15-foot wide water main easement will be required from the 8-inch water main termination to
the northern property line.
7. Separate service lines and meters are required for the ADU and single family residence.
8. 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.
PRE23-000102
New SFR and ADU
Page 2 of 5
Retaining walls, rockeries or similar structures cannot be installed over the water main unless
the water main is installed inside a steel casing.
9. A conceptual utility plan will be required as part of the land use application for the subject
development.
10. The development is subject to applicable water system development charges (SDC’s) for the
new water service. The development is also subject to fees for water connections, cut and caps,
and purity tests. Current fees can be found in the 2023 Development Fees Document on the
City’s website. Fees that are current will be charged at the time of construction permit issuance.
11. New water meters, 1-inch minimum will be required for the proposed ADU and SFR and are
subject to payment of water system development charges. The 2023 SDC fee for an SFR with a
1-inch meter is $4,850.00 and the 2023 SDC fee for an ADU with a 1-inch meter is $2,425.00.
SANITARY SEWER
1. This parcel is currently not hooked up to sanitary sewer.
2. There is a City of Renton 8-inch gravity wastewater main located in the street on NE 20th St (Record
Drawing S-024901).
3. There is a City of Renton 8-inch gravity wastewater main located to the west on the neighboring
property (Record Drawing S-210903).
4. The developer will need to show how they propose to serve the new SFR and ADU with a sanitary
sewer service.
5. The side sewer connection will be made to the main and not the manhole. There is an existing 10
ft-wide easement (recording # 1999032225522) that runs along the east property line of the
parcel to the west (Parcel 3343903200) that will provide access to the sewer main. The subject
lot will not require any additional easements to access the sewer main.
6. Depending on the size and material of the existing side sewer, ADU units are allowed to connect
to the same side sewer as the dwelling. However, detached ADU’s will be required to pay an SDC
fee for sewer connection.
7. The new SFR and ADU 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. The 2023 SDC fee
for an SFR 1-inch meter install is $3,650.00. The 2023 SDC fee for an ADU 1-inch meter install is
$1,825.00.
8. This parcel is subject to West Kennydale Sewer Interceptor Special Assessment District (SAD)
fee. The West Kennydale Sewer Interceptor fee is $1,050.00 per lot. Payment of these fees will
be required prior to issuance of the utility construction permit.
SURFACE WATER
1. There is a 24-inch Storm water main located in the north side of NE 20th ST (Record Drawing R-
316912.
2. Critical areas on site that may affect stormwater review include: wetlands, landslide hazard, and
regulated (steep) slopes.
3. The site is located in Zone 1 Modified and Zone 2 of the City’s Aquifer Protection Area (APA). In
these zones, stormwater open conveyance systems, such as ditches and channels, and water
quality facilities may require a liner per sections 6.2.4 and 1.2.4.3 of the 2022 RSWDM.
PRE23-000102
New SFR and ADU
Page 3 of 5
4. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water
Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface
Water Design Manual (RSWDM) to determine what type of drainage review is required for this
site. The site falls within the City’s Flow Control Duration (Matching Forested) Standard. The site
falls within the East Lake Washington drainage basin.
5. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The
current City of Renton Standard Details are available online in the City of Renton website:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton
6. 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 RSWDM that is current at the time of civil
construction permit application. 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.
7. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the
new runoff created by this development to the maximum extent feasible. On-site BMPs shall be
evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan,
including the application of on-site BMPs, shall be included with the land use application, as
applicable to the project. The final drainage plan and drainage report must be submitted with
the utility construction permit application.
8. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design
Manual Section C.1.3. Information on the water table and soil permeability (measured
infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9
and Appendix C shall be included in the report. The report should also include information
concerning the soils, geology, drainage patterns and vegetation present shall be presented in
order to evaluate the drainage, erosion control and slope stability for site development of the
proposed plat. The applicant must demonstrate the development will not result in soil erosion
and sedimentation, landslide, slippage, or excess surface water runoff.
9. Erosion control measures to meet the City requirements shall be provided.
10. The development is subject to a surface water system development charge (SDC) fees. Fees will
be charged based on the rate at the time of construction permit issuance.
11. The current SDC fee for the new SFR is charged per square foot of new impervious surface, but
not more than $2,300. The current SDC fee for the new ADU is charged per square foot of new
impervious surface, but not more than $1,150.
12. The full fee schedule can be found at:
https://rentonwa.gov/UserFiles/Servers/Server_7922657/Image/City%20Hall/Administrative%2
0Services/Finance/Finance/2019-2020%20Fee%20Schedule_Feb%202020.pdf
TRANSPORTATION
1. The proposed SFR and ADU fronts NE 20th ST along the south property line and is classified as a
Residential Access Road. Existing right-of-way (ROW) width is 60-feet. To meet the City’s complete
street standards for Error! Reference source not found. streets, minimum ROW is 53-feet.
Therefore, no ROW dedication will be required. Per City code 4-6-060, half street improvements
shall be required and must include a pavement width of 26-feet (13-feet from centerline), a 0.5-
foot curb, an 8-foot planting strip, an 5-foot sidewalk, street trees and storm drainage
improvements.
PRE23-000102
New SFR and ADU
Page 4 of 5
2. 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. See fire department comments
for additional details.
3. A formal fee-in-lieu request may be submitted for the street frontage improvements along NE
20th St. See the wavier and fee-in-lieu request form using the following link:
http://rentonwa.gov/uploadedFiles/Business/CED/FORMS/BPW.pdf
A fee-in-lieu can be paid at $130 per linear foot.
4. If you wish to construct the frontage improvements, a full utility construction permit will be
required. Requirements for intake of a full utility construction permit are listed below.
a. Payment of plan review / inspection fees. Plan review / inspection fees are based on
the anticipated value of the construction of the frontage improvements.
b. Survey prepared by a Professional Land Surveyor licensed in the State of Washington
c. Civil Plans prepared by a Professional Civil Engineer licensed in the State of Washington.
d. Survey and Civil Plans shall conform to the City of Renton attached survey and drafting
standards.
e. A written drainage and geotechnical assessment to account for the portion of right of
way where work will be done.
f. First review of utility permit plans takes approximately three to four weeks.
5. Payment of the transportation impact fee is applicable on the construction of the SFR and ADU at
the time of application for the building permit. The 2023 rate of transportation impact fee is
$12,208.54 per single family house. All transportation impact fees have been waived for ADU’s.
The transportation impact fee that is current at the time of building permit application will be
levied, payable at building permit issue.
GENERAL COMMENTS
1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone,
and cable services, etc.) along property frontage or within the site must be underground as outlined
in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these
franchise utilities must be inspected and approved by a City of Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-
of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. 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.
4. All construction utility permits for utility and street improvements will require separate plan
submittals. All 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:
PRE23-000102
New SFR and ADU
Page 5 of 5
https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=968701
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
6. Fees quoted in this document reflect the fees applicable in the year 2023 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 for the current development fee schedule.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: May 18, 2023
TO: Pre-Application File No. 23-000102
FROM: Andrew Van Gordon, Associate Planner
SUBJECT: Purelander SFR – 1828 NE 20th St (APN 3343903201)
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
https://www.codepublishing.com/WA/Renton/.
Project Proposal: The proposal is to build a detached dwelling and accessory dwelling unit (ADU).
The detached dwelling is identified as 5,217 square feet on the site plan; the ADU is identified as
1,000 square feet on the site. The parcel has public street frontage on NE 20th St abutting the
southern property line; access is proposed from NE 20th St. King County Assessor records indicate
the site is 50,110 square feet (1.15 acres). COR maps indicate portions of the site may contain a
potential wetland and moderate landslide hazard. The site is also within a Wellhead Protection
Zone 1 and 2.
Current Use: The property is currently undeveloped.
Zoning/Land Use: The subject property is located within the Residential-4 (R-4) zoning
classification. The Residential Low Density Land Use designation is intended to implement the R-
4 zone. The R-4 zone is established to promote urban single family residential neighborhoods
serviceable by urban utilities and containing open space amenities. It is intended to implement
the Residential Low Density Comprehensive Plan designation. 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.
Detached dwellings are a permitted use within the R-4 zone. One (1) ADU is permitted per legal
lot.
Development Standards: The project would be subject to RMC 4-2-110A, “Development
Standards for Residential Zoning Designations (Primary Structures)” and RMC 4-2-110C,
“Development Standards for Residential Development (Accessory Dwelling Units)” effective at the
time of complete application (noted as “R-4 standards” herein).
Purelander SFR, PRE23-000102
May 18, 2023
Page 2
Building Standards – The R-4 standards allow a maximum building coverage (including Primary
and Accessory buildings but excluding ADUs) of 35% of the lot area. The maximum impervious
coverage in the R-4 zone is 50%. The maximum wall plate height is 32 feet, and the building shall
be no taller than three (3) 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 project 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. ADUs are subject to
the maximum wall plate height of the R-4 zone and shall not be taller than the primary structure.
ADU size shall be determined by lot size and the size of the primary dwelling; the total gross floor
area of the ADU shall not exceed the size stated in the Maximum Unit Size table or 75 percent
(75%) of the total gross floor area of the primary dwelling, whichever is smaller.
MAXIMUM UNIT SIZE
Lot Area: Maximum ADU Size
3,000 sq. ft. or less 600 sq. ft.
3,001 – 4,999 sq. ft. or less 700 sq. ft.
5,000 – 6,999 sq. ft. or less 800 sq. ft.
7,000 – 8,999 sq. ft. or less 900 sq. ft.
Greater than 9,000 sq. ft. 1,000 sq. ft.
Total building coverage and total impervious surface calculations were not provided. Building
elevations were not provided. The ADU is shown as 1,000 square feet on a lot greater than 9,000
square feet in size. New development would need to comply with the maximum building
coverage, impervious surface requirements, and building regulations of the zone at the time of
building permit review.
Setbacks – Setbacks are the minimum required distance between the building footprint and the
property line. The required setbacks for the R-4 zone for a detached building are: Front yard: 30
feet (30’) ; Side yard: combined 20 feet (20’) with not less than 7.5 (7.5’) feet on either side; Rear
yard: 25 feet (25’). Uncovered decks not exceeding 18 inches (18”) above the finished grade may
project to any property line. Eaves and cornices may project up to 24 inches (24”) into any
required setback. The required setbacks for an ADU in the R-4 zone are: Front yard: the ADU shall
be set back an additional five feet (5’) parallel to and measured from the front façade of the
primary structure and shall comply with the setbacks applied to the primary structure, as
identified in RMC 4-2-110A, Development Standards for Residential Zoning Designations. ADUs
shall not be permitted between the primary structure and the street unless approved in the
Conditional Use Permit process; Side yard: five feet (5’); Rear yard: five feet (5’) – When located
within 10 feet (10’) of the rear property line, at least 25 percent (25%) of the lineal length of the
rear yard shall remain unoccupied from accessory dwellings, except when the rear property line
abuts an alley.
Purelander SFR, PRE23-000102
May 18, 2023
Page 3
It is not entirely clear if the proposed location of the detached dwelling is meeting requirements
as a site plan of the entire property showing proposed development was not provided. It
appears that the dwelling has been placed 25 feet (25’) from the northern property line. The
ADU is shown in front of the dwelling on the provided site plan; this would require review and
approval through a Conditional Use Permit. Compliance with required setbacks for the new
structure would be verified at the time of building permit application.
Residential Design and Open Space Standards: All new primary dwelling units within the R-4 zone
are required to meet applicable standards within RMC 4-2-115 Residential Design and Open Space
Standards. The following are applicable subsections for a detached dwelling in the R-4 zone.
• Garages
o If an attached garage is wider than twenty-six feet (26’), at least one garage door
shall be recessed a minimum of four feet (4’) from the other garage door.
Additionally, one of the following is required:
1. The front porch projects in front of the garage a minimum of five feet (5 ’),
and is a minimum of twelve feet (12’) wide, or
2. The roof extends at least five feet (5’) (not including eaves) beyond the front
of the garage for at least the width of the garage plus the porch/stoop area,
or
3. The garage is alley accessed, or
4. The garage entry does not face a public and/or private street or an access
easement, or
5. The garage width represents no greater than fifty percent (50%) of the width
of the front façade at ground level, or
6. The garage is detached, or
7. The garage doors contain a minimum of thirty percent (30%) glazing,
architectural detailing (e.g., trim and hardware), and are recessed from the
front facade a minimum of five feet (5'), and from the front porch a minimum
of seven feet (7').
• Primary Entry
1. 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.
• Façade Modulation
o 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 the first story on one street-
facing façade.
• Windows and Doors
Purelander SFR, PRE23-000102
May 18, 2023
Page 4
o Windows and doors shall constitute 25 percent (25%) of all facades facing street
frontage or public spaces.
• Eaves
o Both of the following are required:
1. Eaves projecting from the roof of the entire building at least 12 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.
• Architectural Detailing
o 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.
• Materials and Colors
o One of the following is required:
1. A minimum of two (2) colors are 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 materials etc.) is used on the
home. One alternative siding materials must comprise a minimum of 30
percent (30%) of the street facing façade.
Building elevations were not provided; therefore, it is unknown if the dwelling would be meeting
the requirements. Compliance with required design regulations for the new structure would be
verified at the time of building permit application.
Accessory Dwelling Unit Residential Design Standards: All new ADUs within the R-4 zone are
required to meet applicable standards within RMC 4-2-116, Accessory Dwelling Unit Residential
Design Standards. The following are applicable subsections for an ADU in the R-4 zone.
• Scale, Bulk and Character: The ADU shall be architecturally compatible with significant
architectural details of the primary structure, dominating forms, and design elements,
such as eaves, roof pitch, roof form, porches, principal dormers, materials, and other
significant architectural features.
• Eaves: Both of the following are required:
Purelander SFR, PRE23-000102
May 18, 2023
Page 5
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.
• Architectural Detailing: If one siding material is used on any side of the dwelling that is
two (2) 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 inches (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
on all doors.
• Materials and Colors: The ADU shall be of the same building material and color as the
primary structure. Where masonry siding is proposed at the edge of a facade, it shall also
extend along the adjoining facade no less than 24 inches (24"), measured horizontally
from the corner of the structure. Additionally, one of the following is required:
1. A minimum of two (2) colors (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.). One alternative siding
material must comprise a minimum of thirty percent (30%) of the street-facing
facade.
• Garages: To ensure adequate vehicular maneuvering area, ADUs that incorporate a
garage/carport shall have an obstruction-free area (inclusive of an alley) for a length
based on the width of the garage doors:
1. Nine-foot (9') garage doors shall be at least twenty-six feet (26') from the adjacent
property line; or
2. Sixteen-foot (16') garage doors shall be at least twenty-four feet (24') from the
adjacent property line.
If an attached garage is wider than 26 feet (26'), at least one garage door shall be recessed
a minimum of four feet (4') from the other garage door. The garage doors contain a
minimum of 30 percent (30%) glazing, architectural detailing (e.g., trim and hardware),
and are recessed from the front facade a minimum of five feet (5'), and from the front
porch a minimum of seven feet (7').
Building elevations were not provided; therefore, it is unknown if the ADU would be meeting
the requirements. Compliance with required design regulations for the new structure would be
verified at the time of building permit application.
Access/Parking: Based on the provided survey access to the site would be via an approximately
20-foot (20’) wide driveway extending from NE 20th St. Driveways shall not be closer than five feet
(5 ft) to any property line. The maximum width of single loaded garage driveways shall not exceed
nine feet (9 ft) and double loaded garage driveways shall not exceed 16 feet. There shall be no
Purelander SFR, PRE23-000102
May 18, 2023
Page 6
more than one (1) driveway for each 165 feet of street frontage serving any one property or
among properties under unified ownership or control; for each 165 feet of additional street
frontage another driveway may be permitted. The angle between any driveway and street
roadway or curb line shall not be less than 45 degrees. Maximum driveway slopes shall not exceed
15 percent; provided, that driveways exceed eight percent (8%) slope but not more than 15
percent, upon proper application in writing and for good cause shown, which shall include, but
not be limited to, the absence of any reasonable alternative.
The driveway is shown going through an on-site wetland and its associated buffer. See “Critical
Areas” below for additional information. It also appears that there is a private access easement
for the benefit of at least 1824 NE 20th St and tax parcel 3343903200 on the property within the
pipe stem portion. Conformance with standards would be determined at the time of civil
construction permit review.
Significant Tree Retention: A review of COR Maps shows that there are mature trees on the site.
When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods)
are proposed to be removed, a tree inventory and a tree retention plan along with an arborist
report, tree retention plan and tree retention worksheet shall be provided with the formal land
use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at
least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing
Regulations for further general and specific tree retention and land clearing requirements.
In addition to retaining a minimum of 30% of existing significant trees, the project would be
required to provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage
retention of existing significant trees with larger trees being worth more tree credits.
TREE SIZE TREE CREDITS
New small species tree 0.25
New medium species tree 1
New large species tree 2
Preserved tree 6 – 9 caliper inches 4
Preserved tree 10 – 12 caliper inches 5
Preserved tree 12 – 15 caliper inches 6
Preserved tree 16 – 18 caliper inches 7
Preserved tree 19 – 21 caliper inches 8
Preserved tree 22 – 24 caliper inches 9
Preserved tree 25 – 28 caliper inches 10
Preserved tree 29 – 32 caliper inches 11
Purelander SFR, PRE23-000102
May 18, 2023
Page 7
TREE SIZE TREE CREDITS
Preserved tree 33 – 36 caliper inches 12
Preserved tree 37 caliper inches and
greater
13
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; significant trees over sixty feet (60') in height or greater than eighteen inches
(18") caliper; and trees that shelter interior trees or trees on abutting properties from strong
winds, which could otherwise allow such sheltered trees to be blown down if removed.
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 independent review of any land use application that involves tree
removal and land clearing at the City's discretion.
The Administrator may authorize the planting of replacement trees on the site if it can be
demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-
130H1e can be met.
Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040,
Definitions D, of a property. A formal tree retention plan and tree retention worksheet prepared
by an arborist or landscape architect would be reviewed at the time of land use application
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 and grading plan with top of wall and
bottom of wall elevations. A fence and/or wall detail should also be included on 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. The maximum height
of any fence or retaining wall is 72-inches subject to further height limitations in setbacks and
clear vision areas noted in RMC 4-4-040D. A fence shall not be constructed 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.
Critical Areas: According to COR Maps, there are moderate landslide hazard areas, a wetland,
Wellhead Protection Area: Zone 1 Modified and Wellhead Protection Area Zone 2 on the property.
Geologically hazardous areas are present on the site. Whenever a proposed development
requires a development permit and a geologic hazard is present on the site of the proposed
Purelander SFR, PRE23-000102
May 18, 2023
Page 8
development geotechnical studies by licensed professionals, such as a geotechnical engineer
and/or engineering geologist, are required.
The required study shall demonstrate the following review criteria can be met: (a) The proposal
will not increase the threat of the geological hazard to adjacent or abutting properties beyond
pre-development conditions; and (b) The proposal will not adversely impact other critical areas;
and (c) The development can be safely accommodated on the site. The geotechnical study must
meet the requirements set forth in the City of Renton Critical Areas Regulations, RMC 4-3-050.
Per RMC 4-3-050 the City may require an independent secondary review of any valid geotechnical
reports by a qualified specialists selected by the City, at the applicant’s expense. Based upon the
results of a geotechnical report and/or independent review, conditions of approval for
developments may include increased buffers and/or increased setbacks from buffers. Buffers are
established from the top, toe, and sides of slopes. Alterations to critical areas buffers is subject to
RMC 4-3-050.I. Protected slopes also require a 15-foot building setback beyond the required
buffer.
A wetland categorization, assessment, and delineation prepared by a qualified professional is
required with any development application associated with the property. The City may contract
out for third party review of the study with all review costs the responsibility of the applicant.
Wetlands require the following buffers and additional 15-foot structure setback based on a
wetland report prepared by a qualified professional:
Critical Area Category or
Type
Critical Area Buffer Width
Structure
Setback
beyond Buffer
Wetlands
All Other Land Uses:
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
Purelander SFR, PRE23-000102
May 18, 2023
Page 9
Alterations to wetland buffers may be permitted through buffer enhancement or buffer width
averaging per RMC 4-3-050I. Wetland buffer widths shall be reduced by no more than 25% of
the buffer requirement.
It is the applicant’s responsibility to determine whether any other critical areas are present on
the site prior to formal land use application. An administrative variance meeting the
requirements of RMC 4-9-250B7 would be required to reduce the buffer widths beyond
prescribed allowances in RMC 4-3-050.
Environmental Review: The proposed project would be subject to Washington State
Environmental Policy Act (SEPA) due to the presence of critical areas onsite. Therefore, an
environmental checklist is a submittal requirement. An environmental determination will be
made by the Renton Environmental Review Committee.
Permit Requirements: The proposed development would require a building permit and
Environmental (SEPA) Review. Depending on the results of the wetland reconnaissance a critical
areas variance may be needed. Building permit fees are based on the valuation of the project and
work completed. The average time frame for processing of an Environmental Review application
is typically six (6) to eight (8) weeks. The 2023 fee for an Environmental Review would total
$1,890.00 ($1,800 Environmental Review + $90.00 Technology Fee (5%) = $1,890.00). The fee for
an administrative variance is $1,564.50 ($1,490.00 Administrative Variance + $74.50 Technology
Fee (5%) = $1,564.50). The fee for an administrative conditional use permit is $1,890.00
($1,800.00 Administrative Conditional Use Permit + $90.00 Technology Fee (5%) = $1,890.00) Each
modification request is $290.00. A 5% technology fee added to the total cost of the reviews would
also be assessed at the time of land use application. All fees are subject to change. Other
informational applications and handouts can be found on the City’s Digital Records Library. The
City requires electronic plan submittal for all applications. Please refer to the City’s Electronic
File Standards.
Public Notice Requirements: A public information sign is required for Type II Land Use Permits
(Administrative Variance and Administrative Conditional Use Permit) meeting the requirements
of RMC 4-8-090C.
Fees: In addition to the applicable building and construction fees, impact fees would be required.
The fee in effect at the time of residential building permit issuance will apply. For informational
purposes, the 2023 impact fees are as follows:
• A Renton School District Impact Fee assessed at $2,911.00 per each new detached dwelling
unit.
• A Transportation Impact Fee assessed at $12,208.54 per each new detached dwelling unit.
• A Parks Impact Fee assessed at $3,276.44 per each new detached dwelling unit.
• A Fire Impact Fee assessed at $829.77 per each new detached 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 land use application materials are complete, the applicant shall have
the application materials pre-screened prior to submitting the complete application package.
Please contact Andrew Van Gordon, Associate Planner, at avangordon@rentonwa.gov or (425)
430-7286 for an appointment.
Purelander SFR, PRE23-000102
May 18, 2023
Page 10
From: Robert Shuey
Sent: Monday, April 10, 2023 11:08 AM
To: Matthew Herrera
Subject: PRE23-000102 • Building Review - Pre App/Pre Sub • Pre-Application
Meeting Submittal v1
Hi Matt,
Based on the floor plan it appears that this may be constructed to become an adult family home. We
may want to clarify this prior to permit submittal as it will make building review and inspection easier on
the applicant.
Thanks,
Rob Shuey, Building Official, CBO
Development Services Director
City of Renton | CED | Building Division
1055 S Grady Way | 6th Floor | Renton, WA 98057
Virtual Permit Center | Online Applications and Inspections
D: (425) 430-7290 | M: (206) 550-8523 | rshuey@rentonwa.gov