HomeMy WebLinkAboutPRE23-000343 (R-4 Sapphire on Carr Road) Meeting SummaryDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200
PREAPPLICATION MEETING FOR
Sapphire on Carr Road
937 SE Carr Rd Renton, WA 98055 (APN 3223059019)
PRE23-000343
October 26, 2023
Contact Information:
Planner: Clark H. Close, 425-430-7289, cclose@rentonwa.gov
Public Works Plan Reviewer: Sam Morman, 425-430-7383, SAMorman@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org
Building Department Reviewer: 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, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
M E M O R A N D U M
DATE:October 26, 2023
TO:Clark Close, Principal Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Sapphire on Carr Road
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 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. It appears that there is one existing fire hydrant on a 20-inch water main. Additional
water mains and fire hydrants would have to be extended into the plat itself.
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. The maximum grade is 15 percent. An approved
hammerhead turnaround is required.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:October 26, 2023
TO:Clark Close, Principal Planner
FROM:Sam Morman, Civil Engineer
SUBJECT:Sapphire on Carr Road
937 SE Carr Rd
PRE23-000343
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 no.
3223059019. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant.
Water
1. A water availability certificate from Soos Creek Water and Sewer District is required as part of the land
use Application.
2. A copy of the approved Soos Creek Water and Sewer District plans shall be provided to the City prior
to civil construction permit approval. Soos Creek Water and Sewer District contact:
http://www.sooscreek.com, phone number 253-630-9900.
3. Adequate horizontal and vertical separation 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 City mains.
4. A conceptual utility plan will be required as part of the land use application for the subject
development.
Sanitary Sewer
1. A sewer availability certificate from Soos Creek Water and Sewer District is required as part of the
land use Application.
2. A copy of the approved Soos Creek Water and Sewer District plans shall be provided to the City prior
to civil construction permit approval. Soos Creek Water and Sewer District contact:
http://www.sooscreek.com, phone number 253-630-9900.
3. Adequate horizontal and vertical separation 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 City mains.
4. A conceptual utility plan will be required as part of the land use application for the subject
development.
Surface Water
1. There is an existing stormwater ditch located in S Carr Rd that connects to a catch basin located at the
northwest corner of the parcel.
2. Any new on or off-site drainage systems must be designed in accordance with Chapter 4 of the 2022
RSWDM.
3. Critical areas on site that may affect stormwater review include regulated (steep) slopes, landslide
hazard areas, erosion hazard areas, and on-site streams.
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 Flow Control Duration Standard Matching Forested Site Conditions. The site falls within the
Black River drainage basin and Panther Creek sub 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 falls within the R-4 zone which has a maximum impervious surface area of 50% per
lot, and maximum building coverage of 35% per lot.
11. 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.
•The current SDC fee for a single family residence is $2,300 per lot.
•The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof
Renton
Transportation
1. Per City code 4-6-060 frontage improvements are required for new construction in excess of
$175,000. The proposed project fronts S Carr Rd to the north and private property on all other
sides.
2. S Carr Road is classified as a Principal Arterial Road. Existing right of way (ROW) width is approximately
100 feet. To meet the Citys complete street standards for principal arterial streets, minimum ROW
width is 91 feet. Half street improvements as taken from the ROW centerline will be required and
include a pavement width of 27 feet (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, 2-ft minimum clearance between sidewalk and property line, street
trees and storm drainage improvements.
•However, the portion of S Carr Road fronting the parcel is designated to have a shared use
path in accordance with the City of Renton Trails and Bicycle Master Plan located on the north
side of street. The City will support a modification request from the applicant to maintain the
existing curb-to-curb width on S Carr Rd. Behind the curb, the modified street section is to
include an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage
improvements. A modification shall be included with the land use application.
3. A residential access street will be required to serve as access for the proposed cottages/lots. To meet
the Citys complete street standards for Residential Access streets, minimum ROW width is 53 feet
including a pavement width of 26 feet, 0.5-foot curbs, 8-foot planting strips, 5-foot sidewalks, street
trees and storm drainage improvements.
4. For dead end streets that exceed 150-feet in length an approved turnaround per RMC 4-6-060 is
required.
5. Undergrounding of all existing utilities is required on all frontages per RMC 4-6-090.
6. Street lighting and street trees are required to be installed by the developer and must meet current
City standards. Lighting and Photometric plans are required to be submitted with the land use
application and will be reviewed during the construction utility permit review.
7. Paving and trench restoration within the City of Renton right of way shall comply with the Citys Trench
Restoration and Street Overlay Requirements.
8. The development is subject to transportation impact fees. Fees will be charged based on the rate at
the time of building permit issuance.
•The 2023 transportation impact fee is $12,208.54 per single family home.
•The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof
Renton
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. 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 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: http://rentonwa.gov/business/default.aspx?id=42473
4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets.
5. 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.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2023\PRE23-000343
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:October 26, 2023
TO:Pre-Application File No. 23-000343
FROM:Clark H. Close, Principal Planner
SUBJECT:Sapphire on Carr Road 937 SE Carr Rd, Renton, WA 98055
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, Development Services Director, Development
Engineering 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 applicant is proposing to subdivide the property located at 937 SE Carr Rd
Renton, WA 98055 (APN 3223059019) into either 8 or 9 single family lots or into a 20-unit lot
subdivision for the benefit of a cottage housing development. The property has street frontage
along SE Carr Rd to the north. The 161,607 square foot (3.71 acre) property is located within the
Residential-4 (R-4) zone. Access to the lots is proposed via a modified residential access road
through the interior of the site and multiple on-street and off-street parking stalls and garages (50
total spaces with 20 garage spaces). The preferred development is cottage housing. The proposed
average cottage housing lot is approximately 2,775 square feet and approximately 27,550 square
feet of open space is proposed for the cottage housing development project. In addition, the
proposed site plan includes a stormwater vault at the northwest corner of the lot and a critical
area tract/stream buffer at the southwest corner of the lot. According to City of Renton (COR)
Maps, the site contains moderate and high landslide hazards, high erosion hazards, regulated
slopes (>15% & <=90%), and Panther Creek, (a Type F Fish stream).
Current Use: The project area is currently vacant land.
1.Zoning/Land Use, and Overlays: The subject property is located within the Residential-4 (R-
4) zoning classification and the Residential Low Density (RLD) Comprehensive Plan 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. The Residential-4 (R-4) allows a maximum density of four (4) dwelling
units per net acre. The R-4 designation serves as a transition between rural designation zones
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and higher density residential zones. It is intended as an intermediate lower density
residential zone. Detached dwelling units are permitted within the R-4 zone.
2. Development Standards: The project would be subject to RMC 4-2-110A, Development
Standards for Residential Zoning Designations effective at the time of complete application
(noted as R-4 standards herein). See RMC 4-2-110G for development standards for cottage
house development.
Density The area of public rights-of-way, legally recorded private access easements and
critical areas (i.e. very high landslide hazard areas, protected slopes, wetlands, Class 1 to 4
streams and lakes or floodways) would be deducted from the gross site area to determine the
net site area prior to calculating density. In order to calculate the proposed density of the
project, any area of public road, private driveway/easement, and/or critical area dedication
must be known. All fractions which result from net density calculations shall be truncated at
two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or
maximum density that result in a fraction that is 0.50 or greater shall be rounded up to the
nearest whole number. Those density calculations resulting in a fraction that is less than 0.50
shall be rounded down to the nearest whole number. The R-4 zone has no minimum density
and has a maximum density of four (4) dwelling units per acre. Cottage house developments
may be granted a bonus density of 2.5 the number of lots identified in the pro forma
subdivision plan (RMC 4-9-065, Density Bonus Review).
A density worksheet was not included with the pre-application submittal materials;
therefore, staff was unable to verify compliance with the density requirements. A completed
density worksheet would be required with the land use application. The applicant would be
required to demonstrate compliance with the net density requirements of the zone at the
time of formal application.
Minimum Lot Size, Width and Depth The minimum lot size permitted in the R-4 zone is 9,000
square feet for parcels being subdivided. The minimum lot width is 70 feet (70), the minimum
lot width for corner lots is 80 feet (80), and the minimum lot depth is 100 feet (100). It
appears that the provided pro forma subdivision plan with nine (9) lots is meeting these
standards. This would allow up to 23 lots under bonus density (9 x 2.5 = 22.5). The proposed
20 lot unit lot subdivision for cottage house development is exempt from minimum lot size,
minimum lot width and minimum lot depth. See Unit Lot Subdivisions below for additional
information.
Building Standards The R-4 standards allow a maximum building coverage of 35 percent
(35%) of the lot area. The maximum impervious coverage in the R-4 zone is 50 percent (50%).
The maximum wall plate height is restricted to 32 feet (32), and the buildings shall be not
more 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 vertical feet (4) 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 horizontal feet (1.5)
from each faade for each one vertical foot (1) above the maximum wall plate height.
New development would need to comply with the maximum building coverage, impervious
surface requirements, and building height regulations of the zone at the time of building
permit review. Individual unit lots created for the cottage house development would be
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exempt from maximum building coverage and maximum impervious surface coverage, but
instead the parent site as a whole would be required to meet development standards. See
Unit Lot Subdivisions below for additional information. Cottage house developments have
separate height requirements. See Cottage House Development below.
Setbacks Setbacks are the minimum required distance between the building footprint and
the property line. The required setbacks for the R-4 zone are as follows: front yard: 30 feet
(30); secondary front yard (applies to corner lots): 30 feet (30); rear yard: 25 feet (25); side
yard: combined 20 feet (20) with not less than 7.5 feet (7 ‰) on either side. Within
subdivisions, the minimum front yard and secondary front yard setback may be reduced to
no less than twenty feet (20’) provided the applicant can demonstrate to the Administrators
satisfaction that the setback reduction is necessary to preserve and maintain a landmark tree
within a tree protection tract, as each term is defined in RMC 4-11-200, Definitions T. An
arborist report, pursuant to RMC 4-8-120D1, shall be prepared and provided to the City for
review and concurrence, demonstrating that the setback reduction and project proposal
serve to preserve the critical root zone of the tree within a tree protection tract. Compliance
with required setbacks for new development would be verified at the time of building permit
application. Individual lots created for cottage house developments are exempt from zoning
yard setbacks and instead the parent site as a whole would be required to meet these
development standards. See Unit Lot Subdivisions below for additional information.
Cottage Housing Development Cottage house development requirements apply to cottage
house developments within the R-4 zone. The following regulations apply:
1,500 sq. ft.Maximum Unit Size
At least 50% of all cottages in a
development shall be less than 1,000 sq.
ft.
Minimum Number of Cottages per Cluster 3
Maximum Number of Cottages per Cluster 12
Minimum Distance Between Structures All units must be detached, with a
minimum separation of 8 ft.
18 ft.Maximum Wall Plate Height
Roofs with a pitch equal to or greater
than 4:12 may project an additional 6’
vertically from the maximum wall plate
height.
Maximum Number of Stories 2
Separation Between Clusters Individual clusters shall be separated by
landscaping, common open space, critical
areas, or a community building.
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Architectural elevations and footprints were not provided for the cottages. Compliance with
this requirement would be verified at the time of land use application.
3.Residential Design and Open Space Standards: Applies to all new primary dwelling units and
cottage house developments in the R-4 zone, RMC 4-2-115, Residential Design and Open
Space Standards. For cottage house developments in the R-4 zone, the project is required to
demonstrate compliance with the applicable Residential Design and Open Space Standards at
the time of subdivision application.
Cottage Housing Requirements Cottage house unit lot subdivisions are required to meet
applicable standards within RMC 4-2-115F, Cottage House Requirements. The standards are
required to be addressed at the time of subdivision. The following are applicable within the
R-4 zone.
•Unit Lot Configuration
o Unit lots should be oriented toward common open space area or community building;
when not achievable, unit lots should be oriented toward a right-of-way.
•Parking and Garages
o All of the following apply:
1. Parking shall be provided in designated areas within the parent site but not at
individual unit lots;
2. Shared garages on the parent site are allowed, provided the regulations of RMC 4-
4-080 are met;
3. Parking structures, i.e., garages and carports, shall be detached and set back from
the private yard space by at least six feet (6’);
4. Shared garages and carports shall not exceed forty-four feet (44’) in width, and
shall maintain an eight-foot (8’) separation from any cottages;
5. Parking design shall be of similar design and character to the cottages. Carports
are permitted when a solar panel is incorporated into the design;
6. Architectural detail that is consistent with the architectural character of the
cottage house development shall be incorporated in the garage design, including
but not limited to trim, columns, and/or corner boards;
7. Shared garages shall not be located further than one hundred sixty feet (160’)
from any of the housing units to which it is assigned;
8. When shared garages are proposed, each unit must have garage space assigned
to it;
9. Surface parking of more than two (2) spaces, visible from a public right-of-way
(not including alleys) or adjacent to single-family uses or zones, shall be screened;
and
10. Parking structures and surface parking shall not be located between the common
open space and the cottage units.
•Open Space
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o Landscaping: Individual unit lots are exempt from RMC 4-4-070F.3, Front Yard Trees
Required When Street Trees Are Not Located Within the Right-of-Way Abutting a
Front Yard.
o Standards for Common Open Space: Above ground drainage facilities (i.e., ponds,
swales, ditches, rain gardens, etc.) shall not be counted towards the common open
space requirement. Required to provide common open space as follows:
1. For each unit in the development, three hundred fifty (350) square feet of
common open space shall be provided.
2. Open space shall be designed as a common green located within the
development and shall include picnic areas, and spaces for passive recreational
activities such as outdoor cooking, picnicking, walking, biking, observing nature,
and/or active recreational activities, such as playgrounds, bocce ball, and
pickleball;
3. Open space(s) shall be accessible to all cottages. For sites one acre or smaller in
size, open space(s) shall be no less than thirty feet (30’) in any dimension. For sites
larger than one acre in size, open space(s) shall be no less than forty feet (40’) in
any dimension. For all sites, to allow for variation, open space(s) of less than the
minimum dimensions (thirty feet (30’) or forty feet (40’), as applicable) are
allowed; provided, that no dimension is less than eight feet (8’) in width and when
all open spaces are averaged, the applicable dimension requirement is met;
4. Grass-crete or other pervious surfaces may be used in the common open space
for the purpose of meeting the one hundred fifty feet (150’) distance requirement
for emergency vehicle access but shall not be used for personal vehicle access or
to meet off-street parking requirements; and
5. Common open space areas shall have a maximum slope of five percent (5%); and
6. Obstructions, such as retaining walls and fences, shall be strategically placed so
as not to reduce usable open space.
A minimum of 7,000 square feet of common open space is required. The preliminary
drawing show approximately 27,550 square feet of open space would be provided.
Open space shall be placed in tracts. Calculations identifying how the open space
requirements are being met will be required at the time of land use application.
o Standards for Private Yards: Each individual cottage shall have a private yard that is
at a minimum 250 square feet in size with no dimension less than eight feet (8) in
width. Front yard process and backyard patios and reciprocal use easements may be
included in the calculation of private yard.
o Sidewalks and Pedestrian Easements: All of the following are required:
1. Sidewalks shall be provided throughout the cottage house development. The
sidewalk may disconnect from the road, provided it continues in a logical route
throughout the development;
2. Front yards shall have entry walks that are a minimum width of four feet (4’); and
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3. Sidewalks shall be used to connect common open space, common buildings, and
to provide access to cottages. They shall be a minimum of four feet (4’) in width
and made of concrete, or porous material such as: porous paving stones, crushed
gravel with soil stabilizers, or paving blocks with planted joints. When possible,
sidewalks connecting to parks and green spaces shall be located at the edge of
the common open space to allow a larger usable green and easy access to
cottages.
•Residential Design
o Primary Entry: Entrances to cottages shall be a focal point and allow space for social
interaction. Front doors shall face the common area or a street and be on the faade
closest to the street.
o Faade Modulation: Buildings shall not have monotonous facades along public areas.
Cottages shall include articulation along public frontages; the articulation may include
the connection of an open porch to the building, a dormer facing the street, or a well-
defined entry element.
o Windows and Doors: Windows and front doors shall serve as an integral part of
cottage character. Primary windows shall be proportioned vertically rather than
horizontally. Vertical windows may be combined to create a larger window area.
Front doors shall be a focal point of the cottage and be in scale with the home. All
doors shall be of the same character as the home.
o Scale, Bulk, and Character: A diverse yet complementary streetscape shall be
provided by using elevations and models that demonstrate a variety of floor plans,
home sizes, and character.
o Roofs: Roofs shall represent a variety of forms and profiles that add character and
relief to the landscape of the neighborhood. The use of bright colors, as well as
roofing that is made of material like gravel and/or a reflective material, is
discouraged.
o Eaves: Eaves should be detailed and proportioned to complement the architectural
style of the home.
o Architectural Detailing: Architectural detail shall be provided that is appropriate to
the architectural character of the house, including but not limited to detailing like
trim, columns, and/or corner boards.
o Materials and Colors: A diversity of materials and color shall be used throughout the
community. A variety of materials that are appropriate to the architectural character
of the neighborhood shall be used. A diverse palette of colors shall be used to reduce
monotony of color or tone.
o Mail and Newspapers: Mailboxes shall be located so that they are easily accessible
to residents. They shall also be architecturally compatible with the cottages.
o Mechanical Equipment: Mechanical equipment shall only be located in the rear and
side yards.
o Utilities: All surface and roof-top equipment shall be screened or enclosed from
public view.
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o Dumpster/Trash/Recycling Collection Area: Both of the following are required:
▪Trash and recycling containers shall be located so that they have minimal impact
on residents and their neighbors and so that they are not visible to the general
public; and
▪A screened enclosure in which to keep containers shall be provided or garages
shall be built with adequate space to keep containers. Screened enclosures shall
not be located within front yards. In addition, see RMC 4-4-090, Refuse and
Recyclables Standards, for additional requirements.
Architectural building elevations were not provided. Compliance with all applicable specific
requirements would be reviewed at the time of land use application.
4.Landscaping: With the exception of critical areas, all portions of the development area not
covered by structures, required parking, access, circulation or service areas, must be
landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape
width required along street frontages is 10 feet and shall contain trees, shrubs, and
landscaping. Street trees in the ROW planter will also be required. Landscaping may include
hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc.
Minimum planting strip widths between the curb and sidewalk are established according to
the street development standards of RMC 4-6-060, Street Standards. Street trees and, at a
minimum, groundcover are to be located in this area when present. 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, streetlights, utility poles, traffic signs, fire
hydrants, and driveways; such spacing standards are identified in the Citys 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.
All parking lots shall have perimeter landscaping at least 10-feet (10) in width as measured
from the street right-of-way. Surface parking lots shall be landscaped with plantings and trees
as follows:
Total Number of Parking Stalls Minimum Landscape Area
15 to 50 15 sf/parking space
51 to 99 25 sf/parking space
100 or more 35 sf/parking space
In a cottage house unit lot subdivision, individual unit lots are exempt from RMC 4-4-070F.3,
Front Yard Trees Required When Street Trees Are Not Located Within the Right-of-Way
Abutting a Front Yard. Parking areas will need a 10-foot fully site-obscuring buffer between
them and the neighboring property. A conceptual landscape plan shall be provided with the
land use application as prepared by a licensed Landscape Architect, a certified nurseryman
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or other certified professional. Please be aware that frontage improvements will be
required.
Storm drainage facilities are required to comply with the minimum 15-foot perimeter
landscaping strip on the outside of the fence unless otherwise determined through the site
plan review or subdivision review process. Please refer to landscape regulations RMC 4-4-070
for further general and specific landscape requirements.
5.Significant Tree Retention: 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, each new lot 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
Preserved tree 33 36 caliper inches 12
Preserved tree 37 caliper inches and greater 13
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Protected trees within a subdivision shall be retained in the order of priority listed in RMC
4-4-130H.2. Protection of trees or groves by placement within a dedicated tract (Tier 1) is
the highest priority.
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-
130H.1.e 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 the land
use application.
6.Fences/Retaining 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.
7.Access/Parking: Access to the lots is proposed via SE Carr Rd. A new north/south modified
residential access road is proposed as access to the cottage development, roughly midway in
the property. Cottage housing developments required a minimum and maximum of 1.6 per
cottage house of 3 bedrooms or greater; 1.4 per 2-bedroom cottage house; 1.0 per 1-
bedroom cottage house or studio. In addition to the minimum parking stalls required, a
minimum 20% of the total number of required parking spaces in the cottage house
development shall be provided for guest parking and located in a common area accessible by
guests. Maximum driveway slopes shall not exceed 15 percent; provided, that driveways
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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. Architectural building plans were not provided with the application.
Therefore, it is unclear how many bedrooms would be in each cottage and how much guest
parking would be required. The number of parking spaces required for cottage house
developments may be averaged and dispersed within the parent site, provided that at least
one parking space is provided for each unit lot. All parking stalls and associated drive aisles
shall meet the requirements of RMC 4-4-080, Parking Loading and Driveway Regulations.
The proposed site plan includes 20 garage parking spaces and 30 surface parking spaces. A
hammerhead turnaround is acceptable as the length of the street would be approximately
299 feet (299). The hammerhead would be required as right-of-way. Compliance with
access and parking requirements would be verified at the time of land use application.
8.Critical Areas: Per COR Maps, the site contains moderate and high landslide hazards, high
erosion hazards, regulated slopes (>15% & <=90%), and two (2) Panther Creek streams are
located at the southwest corner of the site. The Citys COR mapping database identifies the
reach of the eastern most Panther Creek as a Type F - fish stream and the west Panther Creek
as a Type Ns Non-Fish Seasonal Water Feature stream. A Type F stream requires a minimum
critical area buffer of 115 feet and a structure setback of 15 feet from the edge of the stream
buffer. A Type Ns stream requires a minimum critical area buffer of 50 feet and a structure
setback of 15 feet from the edge of the stream buffer. When a required stream buffer falls
within a protected slope or very high landslide hazard area, the stream buffer width shall
extend to the boundary of the protected slope of very high landslide hazard area. A standard
stream study would be required to be prepared and submitted at the time of land use
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 applicants
responsibility to ascertain whether any additional critical areas or environmental concerns
are present on the site during site development or building construction.
9.Environmental Review: Short Plats are generally exempt from State Environmental Policy Act
(SEPA) review in accordance with WAC 197-11-800. However, the project would be subject to
Environmental Review, in accordance with RMC 4-9-070H.3, when critical areas or their
buffers are located on the property.
A unit lot subdivision would be subject to the Washington State Environmental Policy Act
(SEPA) due to a subdivision exceeding nine (9) dwelling units. An environmental checklist is a
submittal requirement. An environmental determination will be made by the Renton
Environmental Review Committee.
10.Unit Lot Subdivisions: Within the R-4 zone a cottage house unit lot subdivision is permitted.
The purpose of a unit lot subdivision is to allow the creation of unit lots for townhouse and
cottage house development through established subdivision procedures while generally only
applying development standards to the parent site as a whole rather than to individual unit
lots. Unit lot subdivisions are exempt from the following standards in RMC 4-2-110A,
Development Standards for Residential Zoning Designations (Primary and Attached Accessory
Structures): maximum density, minimum lot size, minimum lot width, minimum lot depth,
yard setbacks, maximum building coverage, and maximum impervious surface area. For more
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information, refer to RMC 4-7-090. Unit lot drives may be constructed to serve unit lot
subRMC 4-6-060K for unit lot drive requirements.
A unit lot subdivision of nine (9) or more lots would be processed as a plat. Additional
development standards for cottage housing developments can be found in RMC 4-2-110G.
Per RMC 4-7-090D.3, Site Plan Review, unit lot subdivisions are subject to RMC 4-9-200,
Master Plan and Site Plan Review.
11.Site Plan Approval: Per RMC 4-9-200, site plan review is required for any cottage house
development regardless of zone. The purpose of the site plan review process is to analyze the
detailed arrangement of project elements to mitigate negative impacts where necessary to
ensure project compatibility with the physical characteristics of a site and with the
surrounding are. Site plan review ensures quality development consistent with the City goals
and policies. Site Plan review analyzes elements including, but not limited to, site layout,
building orientation and design, pedestrian and vehicular environment, landscaping, natural
features of the site, screening and buffering, parking and loading facilities, and illumination
to ensure compatibility with the potential future development. Decision criteria approval are
itemized in RMC 4-9-200E.3.
12.Permit Requirements: The proposal would require environmental review and administrative
short plat approval within an estimated time frame of six to eight weeks. The 2023 fees would
total $6,384.00 ($6,080.00 Preliminary Short Plat + $304.00 Technology Fee (5%) = $6,080.00).
The unit lot subdivision would require preliminary plat approval, Hearing Examiner site plan
review, and environmental review. The application would be reviewed within an estimated
time frame of 12 weeks. The 2023 fees would total $19,152.00 ($12,170.00 Preliminary Plat
+ $4,270.00 Hearing Examiner Site Plan Review + $1,800.00 Environmental Review + $912.00
Technology Fee (5%) = $19,152.00).
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. Detailed information regarding the land use permit application submittal
requirements can be found on the Short Plat Submittal Requirements, Preliminary Plat
Submittal Requirements and Site Plan Review Submittal Requirements checklists. Other
informational applications and handouts can be found on the Citys Digital Records Library.
The City requires electronic plan submittal for all applications. Please refer to the Citys
Electronic File Standards. A Final Short Plat application, and its associated fee, will be required
following construction of the subdivisions infrastructure.
13.Public Notice Requirements:
Neighborhood Meetings A neighborhood meeting is required for preliminary plat
applications. A required neighborhood meeting shall occur after a pre-application meeting
and before submittal of applicable permit applications. The meeting shall be held at a location
open to the public and that follows the Americans with Disabilities Act and can accommodate
a reasonable number of neighbors within the notification boundary. The public meeting shall
be held within Renton city limits, at a location no further than two (2) miles from the project
site, unless an alternate meeting location is approved by the Administrator. Full meeting
requirements can be found in RMC 4-8-090A, Neighborhood Meetings.
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Public Outreach Signs Public outreach signs are required for preliminary plats. The sign shall
be erected at the approximate midpoint of the sites street frontage and five feet (5’) within
the front lot line or as otherwise directed by the Department for maximum visibility. The sign
shall not be removed until a temporary certificate of occupancy or a certificate of occupancy
is issued. Full public outreach sign requirements can be found in RMC 4-8-090B, Public
Outreach Signs.
Public Information Sign Public Information Signs are required for all Type II and Type III Land
Use Permits 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. The applicant
is solely responsible for the construction, installation, maintenance, removal, and any costs
associated with the sign.
14.Impact 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 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
subdivision.
•A Fire Impact Fee assessed at $829.77 per each new detached dwelling unit.
•A Renton School District Impact Fee assessed at $2,911.00 (plus a 5% administrative fee)
per each new detached dwelling unit.
A handout listing all of the Citys Development related fees is available for your review at
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=CityofRe
nton.
15.Next Steps: When the formal application materials are complete, the applicant shall have the
materials pre-screened prior to submitting the complete application package. Please contact
Clark H. Close Principal Planner at 425-430-7289 or cclose@rentonwa.gov to submit
prescreen materials and subsequent land use application.
16.Expiration: Upon approval, the Preliminary Plat is valid for five (5) years. One single-year
extension may be granted to an applicant who files a written request with the Administrator
at least 30 days before the expiration of the original life of the preliminary plat, provided the
Administrator finds that the applicant has obtained issuance of a construction permit and has
made sustained progress towards final construction, engineering, and surveying necessary to
record a final plat. One additional one-year (1 year) extension beyond the one-year (1 year)
extension may be granted by the Hearing Examiner if the applicant shows need caused by
unusual circumstances or situations that occurred during the prior extension period, which
makes it unduly burdensome to file the final plat. The applicant must file a written request
with the Hearing Examiner and the Administrator for this additional extension; this request
must be filed at least thirty (30) days prior to the plat expiration date. The request must
include documentation as to the need for the additional extension. (RMC 4-7-080L).
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Upon approval, the Short Plat is valid for five (5) years with a possible one-year extension
(RMC 4-7-070M). It is the responsibility of the owner to monitor the expiration date.
165.00
'15.00
'SE CARR RDSTREAMCOMMON AREACOMMON AREA
COMMON AREAG/RPKGG/RSTORMWATERVAULTLOT 1LOT 2LOT 3LOT 4LOT 5LOT 6LOT 7LOT 8LOT 9LOT 10LOT 11LOT 12LOT 13LOT 14LOT 15LOT 16LOT 17LOT 18LOT 19LOT 20PKGGARAGESPKGPKGGARAGESPKG GARAGES
70.00'WA ST FIRE CODE ALT TO 120'HAMMERHEADFIRE APPARATUSACCESS42.00'PKGCOMMONAREACottage Concept Site Plan B40'1"=40'80'20'0'N10101 SE Carr Rd - Sapphire HomesP/N - 322305-901910/04/23S CARR RD5'-6"115'-0"15'
-0"PANTHER CREEKTR. BCRITICAL AREATRACT/STREAMBUFFERTR. ASTORMWATERVAULT7,357 SF40'-0"40'-0"50'-0"60'-0"40'-0"40'-0"40'-0"50'-0"60'-0"77'-0"40'-0"40'-0"
30'-3"8'-0"21'-0"
24'-0"9'-0"5'-0"11'-0"GARAGESGARAGES9'-0"COMMON AREACOMMON AREA5,132 SFBUILDING SETBACKG/R5'-0"LOT 22,971 SFLOT 33,649 SFLOT 42,399 SFLOT 52,400 SFLOT 63,001 SFG/RLOT 73,103 SFLOT 82,484 SFLOT 92,485 SFLOT 122,406 SFLOT 112,401 SFLOT 104,052 SF62'-0"60'-0"LOT 132,389 SFLOT 142,397 SFLOT 152,396 SFLOT 163,002 SFLOT 173,397 SFLOT 182,615 SFLOT 192,525 SFLOT 202,420 SFBUILDING SETBACK11,370 SF1,435 SF LOT 13,015 SF50'-0"SIDEWALK299'-0"
21'-0"9'-0"20'-0"
20'-0"21'-0"24'-0"64'-0"11'-0"
21'-0"
21'-0"SIDEWALKSIDEWALK
SIDEWALK
SIDEWALK
SIDEWALK
SIDEWALKSIDEWALKSIDEWALKFRONTAGE IMPROVEMENTS1213885TR. CTR. DPLANTER STRIP
PLANTER STRIP
PLANTER STRIP
44'-0"GARAGESGARAGES20'-0"
20'-0"9'-0"6'-0"460'-0"72'-0"56'-0"70'-0"HAMMERHEAD5'-6"5'-6"GARAGES
69'-0"3,142 SF8'-0"7'-0"5,188 SFCOMMON AREATR. FSIDEWALKTR. E
COMMON AREA
5,860 SF SIDEWALK40'-0"45'-0"PKGPKG
165.00
'15.00
' CARR RDSTORMWATERVAULTLOT 1STREETSTREET LOT 2LOT 3LOT 4LOT 5LOT 6LOT 7LOT 8STREAMLOT 9SFR Concept Site Plan40'1"=40'80'20'0'N10101 SE Carr Rd - Sapphire HomesP/N - 322305-901910/04/2353'-0"80'-0"
5'-6"
70'-0"130'-0"70'-0"70'-7"S
70'-0"70'-0"
80'-0"130'-0"90'-0"13'-6"70'-0"LOT 614,006 SFLOT 59,025 SFLOT 49,137 SFLOT 39,109 SFLOT 29,095 SFLOT 411,484 SFLOT 712,744 SFLOT 89,123 SFLOT 910,393 SFROAD A115'-0"15'
-0"PANTHER CREEKTR. BCRITICAL AREATRACT/STREAMBUFFERTR. ASTORMWATERVAULT14,528 SF