HomeMy WebLinkAboutPRE23-000375_(R-14_VEK_Subdivision)_Meeting_Summary_231214_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200
PREAPPLICATION MEETING FOR
VEK Subdivision
13223 84th Ave S, Renton, WA 98178 + APNs 2144800523,
2144800522, 2144800526, and Tract 214480TR-X
PRE23-000375
December 14, 2023
Contact Information:
Planner: Clark H. Close, 425-430-7289, cclose@rentonwa.gov
Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org
Building 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:December 14, 2023
TO:Clark Close, Principal Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:VEK Subdivision
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. There is one existing fire hydrant within 300-feet of all the proposed homes.
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. Credit will be given for the removal/retention of any
of the existing single-family homes.
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 300 feet requires a full 90-
foot cul-de-sac type fire apparatus turnaround which can be installed at the entrance to the
short plat. The existing cul-de-sac turnaround does not meet our minimum dimensions.
City street ordinance does not allow for dead end street access over 700-feet long. The existing
city street is already close to this distance. An approved through street will be required.
Maximum slope is 15 percent. Plat as proposed will not be approved by the Renton Regional
Fire Authority.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: December 14, 2023
June 20, 2011
TO: Clark Close, Principal Planner
FROM: Yong Qi, Civil Engineer III
SUBJECT: VEK Subdivision
13223 84th Ave S, Renton, WA
PRE23-000375
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 Nos:
2144800520, 2144800523, 2144800522 & 2144800526. The following comments are based on the pre-
application submittal made to the City of Renton by the applicant.
WATER COMMENTS
1. The development is within the City of Renton’s water service area in the West Hill 495-hydraulic
pressure zone. There is an existing 12-inch City water main in 84th Ave S (water plan Nos. W-0377
& W-0925) that can deliver a maximum flowrate of 2,700 gallons per minute (gpm). The static
water pressure is 117 psi at ground level elevation 221 feet.
2. There is an existing ¾-inch water service to 13223 84th Ave S that connects to the existing 12”
water main in 84th Ave S.
3. Based on Renton Regional Fire Authority’s review comments on the submitted information for
the pre-application, the preliminary fire flow demand 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.
4. The maximum capacity of the existing 12-inch water main in 84th Ave S is 2,700 gpm. Looped water
mains are required for flows over 2,500 gpm.
5. The following water system improvements will be required as part of the development:
a. A new 8-inch water main will be required within the new east/west interior access road,
and it shall be connected to the existing 12-inch water main (495-zone) in 84th Ave S
and to the existing watermain in S 132nd St.
VEK Subdivision_PRE23-000375 Page 2 of 7
December 14, 2023
b. A 15-foot utility easement will be required for any water main and for related
appurtenances that are not located within the public right-of-way.
c. Installation of additional fire hydrants as required by the Renton Regional Fire Authority.
The final location and number of the hydrants shall be determined by the Fire Authority
based on the final site plan.
d. Installation of a “Storz” adapter on the existing hydrants, if they are not already
equipped with one.
e. Installation of a separate domestic water meter and service line (minimum 1-inch in size)
to each lot. The sizing of the domestic water meters shall be done in accordance with
Chapter 6 of Uniform Plumbing Code. A double check valve assembly (DCVA) is required
behind the domestic water meter if the buildings are 3-story or more.
f. Since the dead-end serving the project is greater than 500 feet, all new
homes/townhomes are required to be fire sprinklered.
g. Installation of DDCVA’s for backflow prevention for the fire sprinkler system if it is a
common system to the building(s) OR installation of a fire sprinkler system to each single-
family home with a double check valve assembly (DCVA) for backflow prevention, if
applicable.
h. A 1-inch water meter is required for each home served by a sprinkler system.
i. A privately owned pressure-reducing-valve (PRV) is required behind each water meter
because the water pressure is over 80 psi.
6. A conceptual utility plan will be required as part of the land use application for the subject
development.
7. Civil plans for the water main improvements will be required and must be prepared by a
Professional Engineer registered in the State of Washington. Please refer to City of Renton
General Design and Construction Standards for water main extensions as shown in Appendix K of
the City’s 2021 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. Minimum
separation between water and all other utilities is 10-feet horizontal and 1.5-feet vertical.
Retaining walls, rockeries or similar structural cannot be installed over the water main unless the
water main is installed inside a steel casing.
8. The development is subject to applicable water system development charges (SDC’s) fee and
meter installation fees based on the number and size of the meters for domestic uses and for fire
sprinkler use. The development is also subject fees for water connections, cut and caps, and purity
tests. Current fees can be found in the 2023 Development Fees Document on the City’s website.
Fees will be charged based on the rate at the time of construction permit issuance.
a. The SDC fee for water is based on the size of the new domestic water to serve the project.
The current water fee for a single 1-inch meter is $4,850.00 per meter.
b. Water Service installation fee is $2,875.00 per 1-inch service line.
c. Drop-in meter fee is $460.00 per meter for a 1-inch meter.
d. Credit will be applied to the ¾-inch existing service being abandoned.
e. Final determination of applicable fees will be made after the water meter size has been
determined. SDC fees are assessed and payable at construction permit issuance. The full
fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=Cit
yofRenton.
VEK Subdivision_PRE23-000375 Page 3 of 7
December 14, 2023
SEWER COMMENTS
1. Sewer service is provided by City of Renton.
2. There is a 15-inch wastewater main located in 84th Ave S approximately 200 feet south of the
property’s southeast property corner (Record Dwg: S-293903).
3. The existing septic drainfield located at 13223 84th Ave S will need to be decommissioned and
removed in accordance with Washington State Department of Health Requirements.
4. Public sewer main shall be extended approximately 590 feet to the dead-end turnaround between
the proposed Lots 1 and 10.
5. The developer will need to show how they propose to serve the new development with sanitary
sewer service to each of the single-family lots.
6. A separate side sewer will be required for each lot. All new sewer stubs shall be a minimum of 6”
and shall run at a slope of at least 2% to the main. Any residence which cannot achieve a gravity
connection will need a private lift station(s). All new side sewers and sewer stubs shall conform
to the standards in RMC 4-6-040 and City of Renton Standard Details.
7. There is a petroleum pipeline along the east side of the 84th Ave S, the applicant shall contact the
Olympic Pipeline to coordinate the construction and utility crossing.
8. A conceptual utility plan will be required as part of the land use application for the subject
development.
9. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for
sewer is based on the size of the domestic water meters to serve the project. Current fees can be
found in the 2023 Development Fees Document on the City’s website. Fees will be charged based
on the rate at the time of construction permit issuance.
a. The current sewer fee for a 1-inch meter is $3,650.00 per meter, 1-1/2-inch meter is
$18,250.00 and a 2-inch meter is $29,200.00.
b. SDC fees are payable at construction permit issuance.
c. Credit will be applied for the existing side sewer service being abandoned.
d. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityo
fRenton.
SURFACE WATER
1. The site contains regulated slopes. The site topography slopes moderately from north to south.
There is a 12-inch stormwater main in S 132nd Street north of the subject property and an 18-inch
stormwater main in 84th Ave S east of the subject property. There is a stream onsite and adjacent
to the south of the property that conveys runoff from the west to east and under 84th Ave S. The
Applicant will need to ensure that this conveyance system is protected.
2. A drainage report complying with the current version of the City’s adopted 2022 Renton Surface
Water Design Manual (RSWDM) will be required. Based on the City’s flow control map, the site
falls within the Flow Control Duration Standard area matching Forested Site Conditions and is
within the West Lake Washington Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to
determine the type of drainage review required in the RSWDM.
3. Detailed plans for any proposed cut and fill operations shall be submitted. These plans shall
include the angle of slope, contours, compaction and retaining walls.
4. Maximum retaining wall height is 6-ft from finished grade. Based on the site topography, terraced
retaining walls may be needed for the development. Retaining walls over 4-feet in height from
footing require a separate building permit.
5. Maintenance access is required for any proposed stormwater tract and shall be designed and
installed in accordance with the City adopted RSWDM.
VEK Subdivision_PRE23-000375 Page 4 of 7
December 14, 2023
6. Storm drainage improvements along all public street frontages are required to conform to the
City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site
shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM
and shall account for the total upstream tributary area, assuming developed conditions for onsite
tributary areas and existing conditions for any offsite tributary areas.
7. 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.
8. 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.
9. 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.
10. Erosion control measures to meet the City requirements shall be provided.
11. The current City of Renton Surface Water Standard Plans that shall be used in all onsite drainage
submittals. The current City of Renton Standard details are available online at the City of Renton
website:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton.
12. A Construction Stormwater General Permit from the Washington Department of Ecology is
required if land disturbance of the site exceeds one acre.
13. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is based on the
2021 King County Surface Water Design Manual. All projects vested on or after June 22, 2022 will
be subject to these new stormwater requirements. Please refer to RMC 4-1-045 for information
regarding project vesting.
14. The development is subject to a surface water system development charge (SDC) fee. Fees will be
charged based on the rate at the time of construction permit issuance.
a) The 2023 Surface water system development fee is $2,300 per lot for a single-family
residence.
b) The full schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=Cityof
Renton
VEK Subdivision_PRE23-000375 Page 5 of 7
December 14, 2023
TRANSPORTATION
1. The proposed development fronts S 132nd Street along the north property line and 84th Ave S
along the east property line. S 132nd Street is classified as a Collector Arterial Road. The existing
right of way width is approximately 60 feet. To meet the City’s complete street standards for
collector arterial streets, minimum ROW is 83 feet (2 lanes) or 94 feet (3 lanes). The project will
be required to construct the following frontage improvements to mirror the Earlington
Townhomes project to the north along the entire S 132nd Street frontage:
a. 11.5 feet of ROW dedication.
b. The Earlington Townhomes project to the north was constructed under the 2-lane
scenario with a road transition at approximately halfway along the frontage from no
parking lane to added parking lane (see attached sketch). The half street section will
include (1) 10’ eastbound travel lane, (1) 5’ eastbound bike lane, 0.5’ curb, 8’ planter, 8’
sidewalk and 2’ clear space.
84th Ave S is classified as a Residential Access Street. The existing ROW width is approximately 108
feet and intersects Renton Ave S at an acute angle. To meet the City’s complete street standards
for residential access streets, minimum ROW width is 53 feet. Since there is adequate right of way
width and the existing road is located in a manner that allows for frontage improvements within
the existing prism, no additional right-of-way dedication is required.
a. The half street section will include 13’ pavement, 0.5’ curb, 8’ planter and 5’ sidewalk.
2. Per RMC 4-6-060, frontage improvements for S 132nd Street shall include a 0.5-foot curb, an 8-
foot planting strip, an 8-foot sidewalk, 2-foot clear space, street trees and storm drainage
improvements.
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December 14, 2023
3. Per RMC 4-6-060, frontage improvements for 84th Ave S shall include a 0.5-foot curb, an 8-foot
planting strip, a 5-foot sidewalk, street trees and storm drainage improvements.
4. Shared driveways are allowed for access to up to 4 lots provided at least one of the four (4) lots
abuts a public right-of-way, with at least sufficient frontage to comply with the zoning width
dimensions, and the subject lots are not created by a subdivision of ten (10) or more lots. Since
the project is proposing more than 4 lots, shared driveways will not be allowed. Refer to the
shared driveway requirements as outlined in RMC 4-6-060J.
5. Per RMC 4-6-060, a public residential street shall be extended from the cul-de-sac and terminate
to the west at a point that connects to a public street at the VEC at 132nd project. The public
residential street consists of a 53’ right-of-way with 26 feet of pavement width (2 – 10’ travel lanes
and 1 – 6’ parking lane), 2 – 0.5’ curbs, 2 – 8’ planter strips and 2 – 5’ sidewalks.
6. Current City of Renton standards require a turnaround for dead-end streets greater than 150 feet.
a. Dead-end streets exceeding 300-feet must utilize a cul-de-sac meeting the requirements
for emergency services access, including a 45-foot radius. Reference RMC 4-6-060H. The
cul-de-sac shall have a design approved by the Administrator and Fire and Emergency
Services.
7. Street grades shall not exceed 15 percent.
8. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each
intersection. Ramps shall be oriented to provide direct pedestrian crossings.
9. The existing pedestrian stair connection from 84th Ave S to Renton Ave S needs to be upgraded to
be ADA compliance if safe route to school is required by the school district.
10. Refer to City code 4-4-080 regarding driveway regulations:
a. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2.
b. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains
at the lower end with positive drainage discharge to restrict runoff from entering the
garage.
c. The maximum width of a single loaded garage driveway is 9 feet and the maximum width
of a double loaded garage driveway is 16 feet. If a garage is not present, the maximum
driveway width is 16-feet.
d. Driveways shall not be closer than 5 feet to any property line.
11. Street lighting and street trees are required to meet current city standards. Lighting plans are
required to be submitted with the land use application and will be reviewed during the
construction utility permit review.
12. A traffic impact analysis is required when the estimated vehicular traffic generated from a
proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00
– 6:00) peak periods. The analysis must include a discussion on traffic circulation to and from
the site and onsite traffic circulation. The study shall include trip generation and trip distribution
for the project for both AM and PM peak hours.
13. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
14. The development is subject to transportation impact fees. Fees will be charged based on the rate
at the time of building permit issuance.
a. The 2023 transportation impact fee is $12,208.54 per single family home.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e., electrical, phone, and cable services, etc.) along
property frontage or within the site must be underground. The construction of these franchise
utilities must be inspected and approved by a City of Renton inspector.
VEK Subdivision_PRE23-000375 Page 7 of 7
December 14, 2023
2. Adequate separation between utilities as well as other features shall be provided in accordance
with code requirements:
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
3. All civil construction permits for utility and street improvements will require separate plan
submittals. 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 and tree retention shall be included with the civil plan submittal. Each plan
shall be on separate sheets.
5. Additional Building Permit Applications will be required for the following:
a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b. Detention vaults for storm water flow control.
c. Demo of any existing structures on the project site(s).
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 fee schedule.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2023\PRE23-000375
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:December 14, 2023
TO:Pre-Application File No. 23-000375
FROM:Clark H. Close Principal Planner
SUBJECT:VEK Subdivision - 13223 84th Ave S, Renton, WA 98178
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 proposes to subdivide 13223 84th Ave S (APN 2144800520) along
with parcel Nos. 2144800523, 2144800522, 2144800526, and Tract 214480TR-X into 11 lots to
build 10 new single family homes. Together the existing Residential-14 zoned lots and tract are
approximately 1.78 acres (77,430 square feet) in area. The site has street frontage along 84th Ave
S (to the east) and S 132nd St (to the north). Access is proposed via 84th Ave S via a 20-foot-wide
driveway ingress, egress, and utility easement. A hammerhead turnaround is proposed near the
end of the driveway, approximately 229 feet from 84th Ave S. The largest parcel (APN
2144800520) is currently improved with a detached dwelling, detached garage, shed, and carport.
Another shed is located in the existing tract. According to City of Renton (COR) Maps, a majority
of the site contains regulated steep sensitive and protected slopes and a Type Ns (Non-Fish
Seasonal) stream.
Current Use: According to King County Department of Assessments, 13223 84th Ave S contains a
1,080 square foot single family dwelling and a detached 840 square foot garage. In addition, the
2021 aerial image includes a small shed and carport. Access to the existing home and garage is
from 84th Ave S. The existing dwelling is proposed to be retained and all other onsite structures
are proposed to be removed. The remainder of the site is vacant.
1.Zoning /Land Use Designation, and Overlays: The subject property is located within the
Residential-14 (R-14) zoning classification. The density range allowed in the R-14 zone is a
minimum of seven (7) dwelling units with a maximum of 14 dwelling units per net acre. The
Residential High Density Land Use designation is intended to implement the R-14 zone. The
R-14 zone is established to encourage development and redevelopment of residential
VEK Subdivision
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December 14, 2023
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2023\PRE23-000375
neighborhoods that provide a mix of detached and attached dwelling structures organized
and designed to combine characteristics of both typical single family and small-scale multi-
family developments. Structure size is intended to be limited in terms of bulk and scale so
that the various unit types allowed in the zone are compatible with one another and can be
integrated together into a quality neighborhood. Project features are encouraged such as
yards for private use, common open space areas, and landscaped areas that enhance a
neighborhood and foster a sense of community. Civic and limited commercial uses may be
allowed when they support the purpose of the designation. Detached dwellings are
permitted within the R-14 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-14 standards herein).
Density The area of public rights-of-way, legally recorded private access easements and
critical areas (such as protected slopes, Class 1 to 4 streams, etc.) 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. 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-14 zone is
3,000 square feet for lots for detached dwellings. The minimum lot width is 30 feet and 40
feet for corner lots. The minimum lot depth is 60 feet. Based on the provided drawings lots
are meeting these requirements. Critical areas and their buffers are required to be placed in
a tract and cannot be incorporated into lots. Submitted plans would need to show
compliance with the required lot size and dimensional standard with the land use
application.
Building Standards The R-14 standards allow a maximum building coverage of 65% of the
lot area. The maximum impervious coverage in the R-14 zone is 80%. The maximum wall plate
height is restricted to 24 feet but can be increased up to 32 feet subject to administrative
conditional use permit approval. 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 (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 faade for each one
(1) vertical foot above the maximum wall plate height. The maximum height for detached
accessory structures is 12 feet and the total floor area must be less than that of the primary
structure. Accessory structures are also included in building lot coverage calculations.
VEK Subdivision
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CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
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Submitted plans would need to show compliance with required coverage limits with the
land use application. The building height and coverage requirements would be verified at
the time of formal application.
Setbacks Setbacks are the minimum required distance between the building footprint and
the property line and any private access easement or tract. The required setbacks for the R-
14 zone are as follows: front yard: 15 feet, except when all vehicle access is taken from an
alley then 10 feet; rear yard: 10 feet; side yards: four feet (4) for detached units; and
secondary front yards: 15 feet. When a lot abuts an alley, the rear yard shall always be the
yard abutting the alley. The Community and Economic Development Administrator or
designee may modify the rear yard provision through the site development plan review
process where it is determined that specific portions of the required on-site perimeter
landscaping strip may be developed and maintained as a usable public open space with an
opening directly to a public entrance. In the R-14 zone to ensure adequate vehicular
maneuvering area, garages and carports that are accessed through alleys shall be set back as
follows: Nine-foot (9) garage doors shall be at least 26 feet (26) from the back edge of the
alley or 16-foot (16) garage doors shall be at least 24 feet (24) from the back edge of the
alley. Except for alley-accessed garages conforming to the previous requirements, the vehicle
entry for a garage or carport shall be set back twenty feet (20’) from the property line where
vehicle access is provided; all other facades of a garage shall be subject to the applicable
zones minimum setback. Compliance with required setbacks would be verified at the time
of land use application.
3.Residential Design and Open Space Standards: All new primary dwelling units within the R-
14 zone are required to meet applicable standards within RMC 4-2-115 Residential Design and
Open Space Standards. In addition, any retained dwelling units included in the development
must also comply with these standards. The standards of the Site Design subsection are
required to be addressed at the time of subdivision application. When new dwelling units are
created in the R-14 zone any retained dwelling units included in the development shall comply
with the standards of this section. The following are applicable subsections in the R-14 zone.
•Lot Configuration
o Development of more than four (4) structures shall incorporate a variety of home
sizes, lot sizes and unit clusters. Dwellings shall be arranged to ensure privacy so
that side yards abut other side yards (or rights-of-way) and do not abut front or
back yards. Lots accessed by easement or pipestems shall be prohibited.
Submitted plans would need to incorporate a variety of home sizes, lot sizes and
unit clusters. Compliance with these requirements would be reviewed at the
time of land use application.
•Garages
o The visual impact of garages shall be minimized, while porches and front doors
shall be the emphasis of the front of the home. Garages shall be located in a
manner that minimizes the presence of the garage and shall not be located at the
end of view corridors. Alley access is encouraged. If used, shared garages shall be
within an acceptable walking distance to the housing unit it is intended to serve.
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Compliance with these requirements would be reviewed at the time of land use
application.
•Open Space: Open space is a significant element in the development of livable
communities and creates opportunities for good health.
o Landscaping: All new buildings and new storm drainage facilities are subject to
RMC 4-4-070, Landscaping.
o Standards for Parks: For developments that are less than ten (10) net acres: No
park is required, but is allowed.
o Standards for Common Open Space: Development of four (4) or more units:
Required to provide common open space as outlined below. Above ground
drainage facilities (i.e., ponds, swales, ditches, rain gardens, etc.) shall not be
counted towards the common open space requirement.
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 park, common green, pea-patch,
pocket park, or pedestrian entry easement in the development and shall
include picnic areas, space for recreational activities, and other activities
as appropriate.
3. Open space shall be located in a highly visible area and be easily
accessible to the neighborhood.
4. Open space(s) shall be contiguous to the majority of the dwellings in the
development and accessible to all dwellings. For sites one acre or smaller
in size, open space(s) shall be at least thirty feet (30’) in at least one
dimension. For sites larger than one acre in size, open space(s) shall be at
least forty feet (40’) in at least one dimension. For all sites, to allow for
variation, open space(s) of less than the minimum dimension (thirty feet
(30’) or forty feet (40’), as applicable) are allowed; provided, that when
all of a sites open spaces are averaged, the applicable dimension
requirement is met.
5. A pedestrian entry easement can be counted as open space if it has a
minimum width of twenty feet (20’) and within that twenty feet (20’) a
minimum five feet (5’) of sidewalk is provided.
6. Pea-patches shall be at least one thousand (1,000) square feet in size with
individual plots that measure at least ten feet by ten feet (10’ x 10’).
Additionally, the pea-patch shall include a tool shed and a common area
with space for compost bins. Water shall be provided to the pea-patch.
Fencing that meets the standards for front yard fencing shall surround
the pea-patch with a one foot (1’) landscape area on the outside of the
fence. This area is to be landscaped with flowers, plants, and/or shrubs.
7. 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’)
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distance requirement for emergency vehicle access but shall not be used
for personal vehicle access or to meet off-street parking requirements.
8. Common open space areas shall have a maximum slope of five percent
(5%).
9. Obstructions, such as retaining walls and fences, shall not be placed in
common open spaces.
An 11-lot subdivision would require a minimum of 3,850 square feet for common
open space (11 units x 350 square feet = 3,850 square feet). Compliance with
these open space standards would be reviewed at the time of land use
application.
o Standards for Private Yards: Developments of four (4) or more dwelling units:
Each ground-related dwelling shall have a private yard that is at least two
hundred fifty (250) square feet in size with no dimension less than eight feet (8’)
in width. An additional two hundred fifty (250) square feet of open space per unit
shall be added to the required amount of common open space for each unit that
is not ground related.
Review for compliance with standards would be verified at the time of land use
review. All 11 units are required to meet standards. As proposed, it appears all
units are meeting this requirement.
o Sidewalks, Pathways, and Pedestrian Easements: All of the following are
required.
1. Sidewalks shall be provided throughout the neighborhood. The sidewalk
may disconnect from the road, provided it continues in a logical route
throughout the development. Permeable pavement sidewalks shall be
used where feasible, consistent with the Surface Water Design Manual.
2. Front yards shall have entry walks that are a minimum width of three feet
(3’) and a maximum width of four feet (4’).
3. Pathways shall be used to connect common parks, green areas, and
pocket parks to residential access streets, limited residential access
streets, or other pedestrian connections. They may be used to provide
access to homes and common open space. They shall be a minimum three
feet (3’) in width and made of paved asphalt, concrete, or porous material
such as: porous paving stones, crushed gravel with soil stabilizers, or
paving blocks with planted joints. Sidewalks or pathways for parks and
green spaces shall be located at the edge of the common space to allow
a larger usable green and easy access to homes.
4. Pedestrian Easement Plantings: Shall be planted with plants and trees.
Trees are required along all pedestrian easements to provide shade and
spaced twenty feet (20’) on center. Shrubs shall be planted in at least
fifteen percent (15%) of the easement and shall be spaced no further
than thirty-six inches (36") on center.
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5. For all homes that do not front on a residential access street, limited
residential access street, a park, or a common green: Pedestrian entry
easements that are at least fifteen feet (15’) wide plus a five-foot (5’)
sidewalk shall be provided.
It does not appear that this section is being met. Review for compliance with
standards would be verified at the time of land use application.
•Residential Design:
o Primary Entry: Entrances to homes shall be a focal point and allow space for social
interaction. Front doors shall face the street and be on the facade closest to the
street. When a home is located on a corner lot (i.e., at the intersection of two
roads or the intersection of a road and a common space) a feature like a wrapped
porch shall be used to reduce the perceived scale of the house and engage the
street or open space on both sides.
▪Both of the following are required: The entry shall take access from and
face a street, park, common green, pocket park, pedestrian easement, or
open space, and the entry shall include a porch or stoop with a minimum
depth of five feet (5’) and minimum height twelve inches (12") above
grade. Exception: in cases where accessibility (ADA) is a priority, an
accessible route may be taken from a front driveway.
o Faade Modulation: Buildings shall not have monotonous facades along public
areas. Dwellings 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.
▪Both of the following are required: The primary building elevation
oriented toward the street or common green shall have at least one
articulation or change in plane of at least two feet (2’) in depth; and a
minimum of one side articulation that measures at least one foot (1’) in
depth shall occur for all facades facing streets or public spaces.
o Windows and Doors: Windows and front doors shall serve as an integral part of
the character of the home. Primary windows shall be proportioned vertically
rather than horizontally. Vertical windows may be combined together to create a
larger window area. Front doors shall be a focal point of the dwelling and be in
scale with the home. All doors shall be of the same character as the home.
▪All of the following are required: Primary windows shall be proportioned
vertically, rather than horizontally, and vertical windows may be
combined together to create a larger window area, and all doors shall be
made of wood, fiberglass, metal, or glass and trimmed with three and
one-half inches (3 1/2") minimum head and jamb trim around the door,
and screen doors are permitted, and primary entry doors shall face a
street, park, common green, pocket park, or pedestrian easement and
shall be paneled or have inset windows, and sliding glass doors are not
permitted along a frontage elevation or an elevation facing a pedestrian
easement.
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o Scale, Bulk and Character: A diverse streetscape shall be provided by using
elevations and models that demonstrate a variety of floor plans, home sizes, and
character. Neighborhoods shall have a variety of home sizes and character.
▪All of the following are required: The primary building form shall be the
dominating form and elements such as porches, principal dormers, or
other significant features shall not dominate, and primary porch plate
heights shall be one story. Stacked porches are allowed, and to
differentiate the same models and elevations, different colors shall be
used, and for single family dwellings, no more than two (2) of the same
model and elevation shall be built on the same block frontage and the
same model and elevation shall not be abutting, adjacent, or diagonal.
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.
▪Both of the following are required: A variety of roofing colors shall be
used within the development and all roof material shall be fire retardant;
and single family residential subdivisions shall use a variety of roof forms
appropriate to the style of the home.
o Eaves: The design of eaves and overhangs act as unifying elements in the
architectural character of a home. When sized adequately and used consistently,
they work to create desirable shadows that help to create visual interest
especially from blank, unbroken wall planes. Eaves should be detailed and
proportioned to complement the architectural style of the home.
▪The following is required: Eaves shall be at least twelve inches (12") with
horizontal fascia or fascia gutter at least five inches (5") deep on the face
of all eaves.
o Architectural Detailing: Architectural detailing contributes to the visual appeal of
a home and the community. It helps to create a desirable human scale and a
perception of a quality, well-designed home. Architectural detail shall be
provided that is appropriate to the architectural character of the home. Detailing
like trim, columns, and/or corner boards shall reflect the architectural character
of the house.
▪All of the following are required: Three and one-half inches (3 1/2")
minimum trim surrounds all windows and details all doors, and at least
one of the following architectural details shall be provided on each home:
shutters, knee braces, flower boxes, or columns, and where siding is used,
metal corner clips or corner boards shall be used and shall be at minimum
two and one-half inches (2 1/2") in width and painted. If shutters are
used, they shall be proportioned to the window size to simulate the
ability to cover them, and if columns are used, they shall be round, fluted,
or strongly related to the home’s architectural style. Six inches by six
inches (6" x 6") posts may be allowed if chamfered and/or banded.
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Exposed four inches by four inches (4" x 4") and six inches by six inches
(6" x 6") posts are prohibited.
o Materials and Colors: A diversity of materials and color shall be used on homes
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.
▪All of the following are required: Acceptable exterior wall materials are:
wood, cement fiberboard, stucco, stone, and standard sized brick three
and one-half inches by seven and one-half inches (3 1/2" x 7 1/2") or
three and five-eighths inches by seven and five-eighths inches (3 5/8" x 7
5/8"). Simulated stone, wood, stone, or brick may be used to detail
homes, and when more than one material is used, changes in a vertical
wall, such as from wood to brick, shall wrap the corners no less than
twenty four inches (24"). The material change shall occur at an internal
corner or a logical transition such as aligning with a window edge or
chimney. Material transition shall not occur at an exterior corner, and
multiple colors on buildings shall be provided. Muted deeper tones, as
opposed to vibrant primary colors, shall be the dominant colors. Color
palettes for all new structures, coded to the home elevations, shall be
submitted for approval, and futters and downspouts shall be integrated
into the color scheme of the home and be painted, or of an integral color,
to match the trim color.
o Mailboxes and Newspapers: Mailboxes shall be located so that they are easily
accessible to residents. They shall also be architecturally compatible with the
homes.
▪All of the following are required: Mailboxes shall be clustered and located
so as to serve the needs of USPS while not adversely affecting the privacy
of residents; and mailboxes shall be lockable consistent with USPS
standard; mailboxes shall be architecturally enhanced with materials and
details typical of the home’s architecture; and newspaper boxes shall be
of a design that reflects the character of the home.
o Hot Tubs, Pools, and Mechanical Equipment: Hot tubs, pools, and mechanical
equipment shall be placed so as to not negatively impact neighbors.
▪Hot tubs and pools shall only be located in back yards and designed to
minimize sight and sound impacts to adjoining property. Pool heaters and
pumps shall be screened from view and sound insulated. Pool equipment
must comply with codes regarding fencing.
o Utilities: Utility boxes that are not located in alleyways or away from public
gathering spaces shall be screened with landscaping or berms.
▪Utility boxes that are not located in alleyways or away from public
gathering spaces shall be screened with landscaping or berms.
Architectural building elevations were not provided. Compliance with all applicable
specific requirements would be reviewed at the time of land use application.
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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 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; 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.
A conceptual landscape plan shall be provided with the land use application as prepared by
a licensed Landscape Architect, a certified nurseryman or other certified professional.
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
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TREE SIZE TREE CREDITS
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
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
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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/Driveways: Access to the proposed lots is from 84th Ave S. A new 20-foot-
wide east/west driveway access road is proposed as and ingress/egress easement to the 11
lots. The proposed road is midway in the proposed new lots. Detached homes require a
minimum of 2.0 per dwelling unit. Tandem parking is allowed. The maximum width of single
loaded garage driveways shall not exceed nine feet (9’) and double loaded garage driveways
shall not exceed sixteen feet (16’). Driveways shall not be closer than five feet (5’) to any
property line. Dead end streets that exceed 150 feet in length would require an approved
turnaround. Hammerhead type turnarounds are allowed for dead end streets up to 300 feet
in length. A full 90-foot diameter cul-de-sac is required for dead ends over 300 feet long.
Compliance with access and parking requirements would be verified at the time of land use
application.
8.Critical Areas: According to COR Maps, there are regulated slopes (>15% & <=90%) on the
northern and southern portion of the property and an unnamed non-fish bearing seasonal
stream (Type Ns) at the southern portion of the site. In addition, previously submitted
materials identified a Category III wetland at the southeast corner of the site.
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
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 applicants 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.
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
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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
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
15 ft.
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.
Type Ns streams require a minimum buffer of 50 feet with an additional structure setback
from the buffer of 15 feet. Alterations to stream buffers may be permitted in the case of
degraded stream buffer width with enhancement or an averaged stream buffer width per
RMC 4-3-050I. Please note a stream study, prepared by a qualified biologist, would need to
verify the classification and delineation of the stream. The city does not have a wetland
biologist on staff and may send out stream studies and wetland reports to a secondary
reviewer with all costs to be paid by the applicant. A stream study is required because of the
presence of the Type NS stream within 100 feet of the lot.
Wetlands and their associated buffers, streams and their associated buffers, and protected
slopes and their associated buffers required to be protected from any proposed
development activity via a native growth protection area. The most common method is to
create a tract via the subdivision and record a permanent and irrevocable covenant running
with the land or deed restriction on the property title of any critical area management tract
or tracts created as a condition of a permit. It is the applicants responsibility to determine
whether any other critical areas are present on the site prior to formal land use application.
9.Environmental Review: A subdivision of 10 or more lots would be subject to the Washington
State Environmental Policy Act (SEPA). If required, an environmental checklist would be a
submittal requirement. The environmental determination will be made by the Renton
Environmental Review Committee.
10.Permit Requirements: As currently proposed, the proposal would require Hearing Examiner
preliminary plat approval and Environmental (SEPA) Review. The application would be
reviewed within an estimated time frame of 12 weeks. The 2024 fees would total $14,668.50
($12,170 Preliminary Plat + $1,800.00 Environmental Review + $698.50 Technology Fee (5%)
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= $14,668.50). 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 Preliminary Plat Submittal Requirements checklist. 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 Plat application, and its associated fee, will be required
following construction of the subdivisions infrastructure.
11.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.
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.
12.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 2024 impact fees are as follows:
•A Transportation Impact Fee assessed at $11,485.67 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 $421.98 per each new detached dwelling unit.
•A Renton School District Impact Fee assessed at $2,161.00 (plus a 5% administrative fee)
per each new detached dwelling unit.
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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.
13.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.
14.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 (RMC 4-7-080L). It is the responsibility of the owner to monitor the
expiration date.
MAP
P.N. 2144800522
P.N. 2144800526
S.132nd. ST.
P.N. 2144800523
P.N. 2144800520
P.N. 214480 TR-X
SITE PLANS
ISSUE DATE: 10.26.23
REVISIONS DATE:NORTHUP DESIGN ASSOC.15867 NORTHUP WAYBELLEVUE, WA 98008PHONE: (425) 246-7356E-MAIL: dorleska@msn.comA0SCALE 1"=20'-0"SEATTLE BEST PROPERTIES LLC andN 01°11'54" EN 87°29'40" W
N
5
8
°
4
5
'
5
1
"
W
6
9
.
9
2
'N 01°13'54" E 147.17'N 01°13'54" E 147.42'N 87°29'01" W 124.90'
N 87°29'01" W 87.04'N 01°14'57" E 117.41'N 87°29'19" W 63.40'
N 87°29'19" W 77.00'N 01°15'54" E 147.40' (147.25' R5)N 01°14'54" E 117.59'N 01°11'54" E 260.99'L1=30'L2=10'
L3 L4L5C
1
C2
12" ALD(2) 12" ALD
12" ALD
12" ALD
10" ALD
8" ALD
14" ALD14" ALD
16" ALD
18" ALD
8" ALD
8" ALD
14" ALD
14" ALD
14" ALD
14" ALD
12" ALD
12" ALD
(3) 10", 12", 14" ALD
6" FIR
10" ALD
8" ALD
10" ALD
6" ALD
6" ALD
8" ALD
16" ALD
12" ALD
36" CED
6" DEC
6" DEC
8" DEC8" DEC
8" DEC
12" DEC
18" DEC
12" DEC
8" DEC
12" DEC14" DEC
8" ALD
10" ALD
10" ALD
8" ALD8" ALD
10" ALD
14" CH
28" MAP
(2) 16" DEC
18" DEC
N 87°29'40" W 64.18'
N 87°29'40" W 82.96'
EXISTING
HOUSE
NO. 13223
FOOTPRINT=
1,119 ±S.F.
N 87°29'01" W 93.05'84th AVE. S.REN
TON
AV
E
.
S
.
G
R
A
D
E
B
R
A
K
E
S. 132nd. ST.
GR
A
D
E
BRA
K
E
GRADE BRAKEGRA
D
E
B
R
A
K
E30'-0" (ROW)GRADE BRAKE
GRADE BR
A
K
E
ASPHALT ROAD
ASPHALT ROAD19'-5"30'-0"(ROW)15'BUFFERAREAR=45'EASEMENTTURNAROUNDLINE OF EXISTING
SHED, WILL BE
DEMOLISH
GARAGE 20'24'-0"22'-0"
PROPOSED SUBDIVISION LOTS BELLEVUE BEST HOMES LLC PROPERTIES20' DRIVEWAY- INGRESS,
EGRESS AND UTILITY
EASEMENT
38'
37'-101
4"38'-0"
38'-0"
38'30'SFH
LOT 1
20'20'20'48'10'10'28'-0"5'
3 story
footprint
1164 s.f.
28'5'5'
5'28'-0"5'5'
28'-0"5'5'SFH
3 story
footprint
1164 s.f.
SFH
3 story
footprint
1164 s.f.
SFH
3 story
footprint
1164 s.f.SFH
3 story
footprint
1426 s.f.
9'
28'5'5'
38'
28'5'5'
38'
5'5'28'
SFH
3 story
footprint
1306 s.f.
SFH
3 story
footprint
1170 s.f.
SFH
3 story
footprint
1170 s.f.
SFH
3 story
footprint
1170 s.f.
SFH
3 story
footprint
1170 s.f.
Lot Area: 6,605 ± s.f.
PROPOSED TO BUILD
NEW SFH LOT COVERAGE:
HOUSE FOOTPRINT 1,164 s.f.
LOT COVERAGE:
1,164 / 6,605 = 17.4% < 65% max.
IMPERVIOUS AREA
HOUSE FOOTPRINT 1,164 s.f.
DRIVEWAY EASEMENT 705 s.f.
TOTAL - 2,348 s.f.
BUILDING HEIGHT
WALL PLATE HEIGHT - 32 ' max.
HOUSE FOOTPRINT 1,164 s.f.
LOT COVERAGE:
1,164 / 5593 = 20.8% < 65% max.
IMPERVIOUS AREA
HOUSE FOOTPRINT 1164 s.f.
DRIVEWAY EASEMENT 380 s.f.
TOTAL - 2033 s.f.
BUILDING HEIGHT
WALL PLATE HEIGHT - 32 ' max.
LOT COVERAGE:
HOUSE FOOTPRINT 1164 s.f.
LOT COVERAGE:
PROTECTED SLOPE AREA 500 s.f.
REVISED LOT AREA 5111 s.f.
1164 / 5111 = 22.8% < 65% max.
IMPERVIOUS AREA
HOUSE FOOTPRINT 1164 s.f.
BUILDING HEIGHT
WALL PLATE HEIGHT - 32 ' max.
LOT COVERAGE:
HOUSE FOOTPRINT 1164 s.f.
LOT COVERAGE:
PROTECTED SLOPE AREA 1011 s.f.
REVISED LOT AREA 4710 s.f.
1164/ 4710 = 24.7% < 65% max.
IMPERVIOUS AREA
BUILDING HEIGHT
WALL PLATE HEIGHT - 32 ' max.
LOT COVERAGE:
HOUSE FOOTPRINT 1426 s.f.
LOT COVERAGE:
PROTECTED SLOPE AREA 3835 s.f.
REVISED LOT AREA 7063 s.f.
1426/ 7063 = 20,1% < 65% max.
IMPERVIOUS AREA
HOUSE FOOTPRINT 1426 s.f.
DRIVEWAY EASEMENT 765 s.f.
TOTAL - 2711 s.f.
BUILDING HEIGHT
WALL PLATE HEIGHT - 32 ' max.
LOT COVERAGE:
HOUSE FOOTPRINT 1119 s.f.
LOT COVERAGE:
PROTECTED SLOPE AREA 5835 s.f.
REVISED LOT AREA 7,278 s.f.
1647 / 7,278 = 22,6% < 65% max.
IMPERVIOUS AREA
HOUSE FOOTPRINT 1119 s.f.
DRIVEWAY EASEMENT 954 s.f.
TOTAL - 3030 s.f.
BUILDING HEIGHT
WALL PLATE HEIGHT - 32 ' max.
LOT COVERAGE:
HOUSE FOOTPRINT 1170 s.f.
LOT COVERAGE:
PROTECTED SLOPE AREA 510 s.f.
REVISED LOT AREA 5048 s.f.
1170 /5048 = 23.2% < 65% max.
IMPERVIOUS AREA
HOUSE FOOTPRINT 1170 s.f.
DRIVEWAY W/ EASEMENT 385 s.f.
TOTAL - 2066 s.f.
BUILDING HEIGHT
WALL PLATE HEIGHT - 32 ' max.
LOT COVERAGE:
HOUSE FOOTPRINT 1170 s.f.
LOT COVERAGE:
1170 / 5612 = 20.8% < 65% max.
IMPERVIOUS AREA
HOUSE FOOTPRINT 1170 s.f.
DRIVEWAY EASEMENT 383 s.f.
TOTAL - 1943 s.f.
BUILDING HEIGHT
WALL PLATE HEIGHT - 32 ' max.
Zoning R-14
D/E
705 s.f.
D/W
479 s.f.
D/W
489 s.f.
385 s.f.
LEGEND
D/E - DRIVEWAY EASEMENT
D/W - DRIVEWAY
SFH - SINGLE FAMILY HOUSE
D/E
380 s.f.D/E
380 s.f.
D/W
517 s.f.20'D/E
380 s.f.
D/E
765 s.f.
D/W
489 s.f.
D/W
520 s.f.
D/W
429 s.f.
D/W
511 s.f.
18'20'D/E383 s.f.
D/E
954 s.f.
D/E
466 s.f.
D/E1143 s.f.
D/E
D/W
386 s.f.
D/W
390 s.f.
D/W
415 s.f.
D/W
487 s.f.
LOT COVERAGE:
DRIVEWAY 479 s.f.
6605 s.f.
18.5'
LOT 2
5593 s.f.
18'LOT 1LOT 2LOT 3LOT 4LOT 5LOT 6LOT 7LOT 8LOT 9LOT 10LOT 11LOT 3
5611 s.f.LOT 4
5721 s.f.
LOT 5
10898 s.f.
LOT 6
13113 s.f.
LOT 8
5612 s.f.
LOT 7
5558 s.f.LOT 9
5609 s.f.
LOT 10
5614 s.f.
LOT 11
8864 s.f.
Owner: Seattle Best
Property LLC
Lot Area: 5593 ± s.f.
PROPOSED TO BUILD
NEW SFH
Zoning R-14
Owner: Seattle Best
Property LLC
Lot Area: 5611 ± s.f.
PROPOSED TO BUILD
NEW SFH
Zoning R-14
Owner: Seattle Best
Property LLC
Lot Area: 5721 ± s.f.
PROPOSED TO BUILD
NEW SFH
Zoning R-14
Bellevue BestOwner:
Homes LLC
Lot Area: 10898 ± s.f.
PROPOSED TO BUILD
NEW SFH
Zoning R-14
Bellevue BestOwner:
Homes LLC
Lot Area: 13113 ± s.f.
PROPOSED TO BUILD
NEW SFH
Zoning R-14
Bellevue BestOwner:
Homes LLC
Lot Area: 5558 ± s.f.
PROPOSED TO BUILD
NEW SFH
Zoning R-14
Bellevue BestOwner:
Homes LLC
Lot Area: 5612 ± s.f.
PROPOSED TO BUILD
NEW SFH
Zoning R-14
Owner: Seattle Best
Property LLC
Lot Area: 5609 ± s.f.
PROPOSED TO BUILD
NEW SFH
Zoning R-14
Owner: Seattle Best
Property LLC
Lot Area: 5614 ± s.f.
PROPOSED TO BUILD
NEW SFH
Zoning R-14
Owner: Seattle Best
Property LLC
Lot Area: 8894 ± s.f.
PROPOSED TO BUILD
NEW SFH
Zoning R-14
Owner: Seattle Best
Property LLC
DRIVEWAY 489 s.f.
STEEP SLOPE
CRITICAL AREA (TYP.)
STEEP SLOPE
CRITICAL AREA (TYP.)
DRIVEWAY EASEMENT 380 s.f.
TOTAL - 2033 s.f.
DRIVEWAY 489 s.f.
DRIVEWAY EASEMENT 380 s.f.
TOTAL - 2061 s.f.
HOUSE FOOTPRINT 1164 s.f.
DRIVEWAY 517 s.f.
DRIVEWAY 520 s.f.
GARAGE 528 s.f.
528 s.f.
DRIVEWAY 429 s.f.
GARAGE 528 s.f.
DRIVEWAY 511 s.f.
DRIVEWAY 390 s.f.
LOT COVERAGE:
HOUSE FOOTPRINT 1170 s.f.
LOT COVERAGE:
1170 / 5609 = 20.8% < 65% max.
LOT COVERAGE:
HOUSE FOOTPRINT 1170 s.f.
LOT COVERAGE:
1170 /5614 = 20.8% < 65% max.
LOT COVERAGE:
HOUSE FOOTPRINT 1306 s.f.
LOT COVERAGE:
1306 / 8894 = 14.8% < 65% max.
IMPERVIOUS AREA
HOUSE FOOTPRINT 1170 s.f.
DRIVEWAY EASEMENT 488 s.f.
TOTAL - 2044 s.f.
BUILDING HEIGHT
WALL PLATE HEIGHT - 32 ' max.
DRIVEWAY 386 s.f.
IMPERVIOUS AREA
HOUSE FOOTPRINT 1170 s.f.
DRIVEWAY EASEMENT 1143 s.f.
TOTAL - 2800 s.f.
BUILDING HEIGHT
WALL PLATE HEIGHT - 32 ' max.
DRIVEWAY 487 s.f.
IMPERVIOUS AREA
HOUSE FOOTPRINT 1306 s.f.
TOTAL - 1721 s.f.
BUILDING HEIGHT
WALL PLATE HEIGHT - 32 ' max.
DRIVEWAY 415 s.f.
Parcels: # 2144800520,# 2144800523,# 2144800522,# 2144800526
SITE PLANS
ISSUE DATE: 10.26.23
REVISIONS DATE:NORTHUP DESIGN ASSOC.15867 NORTHUP WAYBELLEVUE, WA 98008PHONE: (425) 246-7356E-MAIL: dorleska@msn.comA01
SCALE 1"=20'-0"SEATTLE BEST PROPERTIES LLC andN 01°11'54" EN 87°29'40" W
N 01°13'54" E 147.17'N 87°29'19" W 77.00'N 01°14'54" E 117.59'12" ALD(2) 12" ALD
12" ALD
12" ALD
10" ALD
8" ALD
14" ALD14" ALD
16" ALD
18" ALD
8" ALD
8" ALD
14" ALD
14" ALD
14" ALD
14" ALD
12" ALD
12" ALD
(3) 10", 12", 14" ALD
6" FIR
10" ALD
8" ALD
10" ALD
6" ALD
6" ALD
8" ALD
16" ALD
12" ALD
36" CED
6" DEC
6" DEC
8" DEC8" DEC
8" DEC
12" DEC
18" DEC
12" DEC
8" DEC
12" DEC14" DEC
8" ALD
10" ALD
10" ALD
8" ALD8" ALD
10" ALD
14" CH
28" MAP
(2) 16" DEC
18" DEC
EXISTING
HOUSE
NO. 13223
FOOTPRINT=
1,119 ±S.F.84th AVE. S.REN
TON
AV
E
.
S
.
G
R
A
D
E
B
R
A
K
E
S. 132nd. ST.
GR
A
D
E
BRA
K
E
GRADE BRAKEGRA
D
E
B
R
A
K
E30'-0" (ROW)GRADE BRAKE
GRADE BR
A
K
E
ASPHALT ROAD
ASPHALT ROAD19'-5"30'-0"(ROW)15'BUFFERAREAR=45'
EASEMENT
TURNAROUND
GARAGE
PROPOSED SUBDIVISION LOTS BELLEVUE BEST HOMES LLC PROPERTIES20' DRIVEWAY- INGRESS,EGRESS AND UTILITYEASEMENT38'
37'-101
4"38'-0"
38'-0"
SFH
LOT 1
10'10'28'-0"5'
3 story
footprint
1164 s.f.
28'5'5'
5'28'-0"5'5'
SFH
3 story
footprint
1164 s.f.
SFH
3 story
footprint
1164 s.f.
SFH
3 story
footprint
1164 s.f.SFH
3 story
footprint
1426 s.f.
SFH
3 story
footprint
1306 s.f.
SFH
3 story
footprint
1170 s.f.
SFH
3 story
footprint
1170 s.f.
SFH
3 story
footprint
1170 s.f.
SFH
3 story
footprint
1170 s.f.
D/W - DRIVEWAY
SFH - SINGLE FAMILY HOUSE
6605 s.f.
LOT 2
5593 s.f.
LOT 3
5611 s.f.LOT 4
5721 s.f.
LOT 5
10898 s.f.
LOT 6
13113 s.f.
LOT 8
5612 s.f.
LOT 7
5558 s.f.
LOT 9
5609 s.f.
LOT 10
5614 s.f.
LOT 11
8864 s.f.
STEEP SLOPE
CRITICAL AREA (TYP.)
STEEP SLOPE
CRITICAL AREA (TYP.)
528 s.f.
Parcels: # 2144800520,# 2144800523,# 2144800522,# 2144800526
20'28'-0"11.5'
FRONTREAR10.5'SIDELEGEND
UNDER GROUND POWER LINE
WATER LINE
GASE LINE
STORM DRAIN LINE
SEWER LINE
DRYWELL
DRIVEWAY