HomeMy WebLinkAboutPre-app Mtg Summary - 24-000026.pdf1
PRE-APPLICATION MEETING FOR
Lee Short Plat
PRE24-000026
CITY OF RENTON
Department of Community & Economic Development
Planning Division
February 15, 2024
Contact Information:
Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov
Public Works Plan Reviewer: Huy Huynh, 425-430-7384, hhuynh@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org
Building Official: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
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Renton Regional Fire Authority
M E M O R A N D U M
DATE: February 13, 2024
TO: Alex Morganroth, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Lee Short Plat
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.
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 is provided for the one existing home that is to be removed.
3. Fire department apparatus access roadways are adequately provided by the existing city streets.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: Feb 13, 2023
TO: Alex Morganroth, Planner
FROM: Huy Huynh, Civil Engineer II
SUBJECT: Lee Short Plat
630 High Avenue S
PRE24-000026
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-binding and
may be subject to modification and/or concurrence by official City decision-makers. Review comments may also
need to be revised based on site planning and other design changes required by City staff or made by the
applicant.
I have completed a preliminary review for the above-referenced proposal located at parcel(s) 7221400495. The
following comments are based on the pre-application submittal made to the City of Renton by the applicant.
Water
1. The project is within the City of Renton’s water service area in the Rolling Hills 490 Pressure Zone, and outside
of the city’s wellhead protection areas.
2. There is an existing 8-inch water main located in High Avenue S that can deliver a maximum flow capacity of
1,600 GPM (record drawing W-382420).
3. There is an existing 8-inch water main located in S 7th St that can deliver a maximum capacity of 2,000 GPM (see
water plan No. W-382420).
4. There is an existing ¾” water lateral (LAT-014047) and an existing ¾” water meter serving the parcel (MTR-
014505).
5. The static water pressure is approximately 54 psi at ground elevation of 364 feet.
6. There is 1 existing fire hydrants within 300 feet of the 3 proposed lots on the subject property.
7. Installation of a “Storz” adapter on the existing hydrants if they are not already equipped with one.
8. A separate water service (1-inch) and meter is required for each lot. The existing ¾-in meter shall be cut and
capped at the main lineThe meters will be installed by City forces and a water meter permit is required for each
meter and service line installation. The sizing of the meter and of the private service line to the buildings shall
be in accordance with the most recent edition of the Uniform Plumbing Code.
Meters shall be placed in landscape strips, or behind the sidewalk, and within the right‐of‐
way. Meters shall not be installed within driveways.
9. A minimum 1-inch meter is required if the new homes are served by residential sprinkler systems.
10. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire
Authority has determined that the preliminary fire flow demand for the proposed development is 1,000 gpm
for homes under 3,600 SF and goes up to a minimum of 1,500 gpm for homes over 3,600 SF.
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11. Installation of off-site and on-site fire hydrants, as required. The location and number of hydrants will be
determined by the Fire Authority based on the final fire flow demand and final site plan.
12. 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 2019 Water System Plan. Adequate horizontal
and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary
sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining
walls, rockeries or similar structures cannot be installed over the water main unless the water main is installed
inside a steel casing.
13. A conceptual utility plan will be required as part of the land use application for the subject development.
14. The development is subject to applicable water system development charges (SDC’s) 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 to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2024
Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of
construction permit issuance.
• The SDC fee for water is based on the size of the new domestic water to serve the project. The current
water fee is $4,850 per 1 in meter
• Water service installation charges for each proposed domestic water service is applicable. Water
Service installation is $2,875 per 1 in meter
• Drop-in meter fee is $460 per 1” meter.
• A water system development credit will be given for the abandonment of the existing ¾” water service.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=CityofRenton
Sanitary Sewer
1. The project is within the City of Renton’s sanitary sewer service area.
2. There is an 6-inch clay gravity wastewater main located in High Ave S (record drawing S-002701).
3. There is an existing 8-inch gravity wastewater main located in S 7th St (see record drawing S-382414).
4. Individual sewer stubs from the sewer main and individual side sewers are required for each lot. All new
sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details (the existing
stub is 4-in clay per the side sewer card. The side sewer stub will need to be replaced with 6” PVC. If they
decide to relocate the stub, the existing one will need to be properly abandoned.
5. All new side sewer stubs shall be a minimum of 6”. All side sewers shall flow by gravity to the main at a
minimum slope of 2%.
6. A conceptual utility plan will be required as part of the land use application for the subject development.
7. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based
on the size of the new domestic water to serve the project. Current fees can be found in the 2024 Development
Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit
issuance.
• The current sewer SDC fee is $3,650.00 per 1-inch meter.
• Final determination of applicable fees will be made after the water meter size has been determined.
• The full fee schedule can be found at:
Commented [NJ1]: Is there a credit applied for
abandonment of the existing service?
Commented [NJ2]: Are they on septic currently? What do
they need to do for abandonment?
Commented [NJ3]: Side sewers or sewer stubs? Check
std. plan 406.1 and 406.2 update as needed.
Note the civil installs the sewer stub.
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https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=CityofRenton
Surface Water
1. There is an existing catch basin at the southwest corner of the property connected to an 12-inch stormwater
main on S 7th St (see record drawing D-382403),
2. There is an existing 12 in surface water main located on Beacon Way S ( see record drawing D-120901).
3. 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 Black River
Basin – Thunder Hills Creek subbasin and Lower Cedar River basin – Cedar Main Urban subbasin. Stormwater
runoff may be directed to either the Black River basin by way of the storm system in S 7th St or the Lower Cedar
River basin by way of the storm system in Beacon Way S. However, since Beacon Way S is the property of Seattle
Public Utilities (SPU) and contains three SPU water mains and one City water main, connection to the Beacon
Way S storm system will require SPU approval and demonstration that all utility separation requirements will
be met.
4. Based on the City’s flow control map, the site falls within the City’s Flow Control Duration Standard area
Matching Forested site conditions.
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 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-8 zone which has a maximum impervious surface area of 65% per lot.
11. A Construction Stormwater Permit from Department of Ecology is required if land disturbance of the site
exceeds one acre. If required, applicant must obtain permit and provide proof prior to Civil Permit issuance.
12. The development maybe 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 current SDC fee is $2,300 per residential dwelling unit.
b) A credit will be given for the demolition of the existing dwelling.
c) The full schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=CityofRenton.
Commented [NJ4]: This is a residential subdivision, SDC
should be charged based on the number of units.
Is a credit applied for demo of the existing house?
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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 7th St to the South, High Ave S to the West and Beacon Way S to the East.
a. S 7th St is classified as a residential access street with an existing right-of-way (ROW) width of
approximately 55 ft. To meet the City’s complete street standards for Residential Access streets, a
minimum ROW width of 53 ft is required. Per RMC 4-6-060 half of street improvements as taken from
the ROW centerline shall be required and include a 26 foot paved road (13 feet each side), a 0.5 foot
curb, an 8 foot planting strip, and a 5 foot sidewalk. No dedication will be required along the frontage
of 0923059205 as the existing ROW meets the code required distance from the ROW centerline.
b. High Ave S is classified as a residential access street with an existing right-of-way (ROW) width of
approximately 40 ft. To meet the City’s complete street standards for Residential Access streets, a
minimum ROW width of 53 ft is required. Per RMC 4-6-060 half of street improvements as taken from
the ROW centerline shall be required and include a 26 foot paved road (13 feet each side), a 0.5 foot
curb, an 8 foot planting strip, and a 5 foot sidewalk. Pending a field survey, dedication of approximately
6.5 feet will be required.
c. Applicant shall contact Seattle Public Utility regarding right-of-way improvements for Beacon Way S.
2. Refer to City code 4-4-080 regarding driveway regulations.
a. A minimum separation of 5 feet is required between driveway and the property line.
b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains.
c. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and double-loaded
garage driveway shall not exceed sixteen feet (16').
3. Undergrounding of all existing utilities is required on all frontages per RMC 4-6-090.
4. Street lighting is required for a project that consists of more than 4 residential units. See RMC 4-6-060 for street
lighting requirements.
5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench
Restoration and Street Overlay Requirements.
6. 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 2024 transportation impact fee is $12,208.54 per single family home
b. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=CityofRenton
c. The current property at contains one single family home, the developer will receive a credit for the
existing home if it is demoed.
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.
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:
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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.
7. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired
through the building department.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: February 15, 2024
TO: Pre-Application File No. 24-000026
FROM: Alex Morganroth, Senior Planner
SUBJECT: Lee Short Plat
630 High St (APN 7221400495)
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, 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 an existing parcel into three (3) lots. The parcel is located
630 High Ave S (APN 7221400495) and is bounded by High Ave S to the west, S 7th St to the south, and Beacon Way
S to the west. Beacon Way S is an easement located entirely within a utility tract owned by Seattle Public Utilities
with a large regional water main below grade. An existing single-family residence and multiple associated accessory
structures on the site are proposed for removal. The project site totals approximately 20,243 square feet (0.46
acres) in area. The site has a Comprehensive Plan Land Use of Designation of Residential Medium Density and a
zoning designation of Residential-8 (R-8) dwellings unit per acre. The proposed lot sizes range from 5,010 to 8,389
sq. ft. Access to the proposed lots was not shown in the submittal documents. According to COR Maps, a moderate
coal mine hazard mapped on the project site.
Current Use: The project site is currently developed with an existing single-family residence and associated
accessory structures, all of which are proposed for removal.
Zoning/Density Requirements: The subject property is located within the R-8 zoning classification. The density
range allowed in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per one net acre. The
Residential Medium Density Land Use designation is intended to create opportunities for new single-family
residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing
single-family neighborhoods. Detached single family residential dwelling units are permitted uses within the R-8
zoning designation.
The area of public and private streets (including driveway tracts and private access easements) and critical areas
would be deducted from the gross site area to determine the “net” site area prior to calculating density. Calculations
for minimum or maximum density which result in a fraction that is one-half (0.50) or greater shall be rounded up to
the nearest whole number.
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Based on gross density the proposal for three (3) lots would result in a gross density of 6.5 dwelling units per acre
(3 lots / 0.46 acres = 6.5 du/ac). The project would need to meet density requirements using “net” square footage,
following the deduction of any required right-of-way or critical areas. A Density Worksheet demonstrating
compliance with the net density requirements would be required at the time of formal short plat application.
Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Single Family
Zoning Designations” effective at the time of complete application (noted as “R-8 standards” herein)
Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-8 zone is 5,000 square feet for
parcels being subdivided. Minimum lot width is 50 feet for interior lots and 60 feet for corner lots; minimum lot
depth is 80 feet. Please note that for short plats of parcels smaller than one acre, one parcel may be allowed to be
smaller than the required minimum lot size, if all other parcels meet the required minimum lot size standard of the
zone. In the R-8 zone, one parcel may be allowed to be four thousand five hundred (4,500) square feet if the size of
the original parcel is less than one acre in size.
Proposed Lot 1, classified as a corner lot, does not appear to meet the minimum depth requirement of 80 feet.
Proposed lots 2 and 3, classified as “through lots” per RMC 4-11-120, may meet the dimensional requirements for
the R-8 zone, but would need to be verified by the applicant using the definitions of lot width and depth from
RMC 4-11-120.
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The applicant would be required to demonstrate that all proposed lots would comply with the lot size width and
depth requirement of the R-8 zone at the time of formal short plat application.
Building Standards – The R-8 standards allow a maximum building coverage of 50% of the lot area. The maximum
impervious coverage in the R-8 zone is 65%. The maximum wall plate height is restricted to 24 feet, and the buildings
shall be not more than two stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six
(6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an
additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.)
shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a-half (1.5)
horizontal feet from each façade for each one (1) vertical foot above the maximum w all plate height. Detached
accessory structures must remain below a height of 15 feet. The gross floor area must be less than that of the
primary structure. Accessory structures, except Accessory Dwelling Units, are also included in building lot coverage
calculations. Compliance with the building standards for the new single-family residences would be required to
be demonstrated at the time of building permit review.
Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The
required setbacks for the R-8 zone are: Front yard: 20 feet for the primary structure; Rear yard: 25 feet; Side yards:
5 feet; and Secondary Front yard: 15 feet. Corner lots required to have a front yard and a secondary front yard are
relieved of the requirement to have a rear yard; in place of a rear yard setback, the side yard setback of the zone
shall apply. For through lots, corner lots, and lots without street frontage, the front yard will be determined by
the Planning Division Director.
Compliance with the setbacks for the proposed new single-family homes would be verified at the time of building
permit review.
Access/Parking: Access to the proposed lots could be provided via driveways off of High Ave S and S 7th St, but is
not indicated on the plans.
The maximum width of single loaded garage driveways shall not exceed 9 feet and double loaded garage driveways
shall not exceed 16 feet. Compliance with driveway standards would be verified at the time of building permit
review. Each lot is required to accommodate off street parking for a minimum of two vehicles.
Alley access is the preferred street pattern for all new residential development except in the Residential Low Density
land use designation (RC, R-1, and R-4 zones) and the R-6 zone. All new residential development in an area that has
existing alleys shall utilize alley access. New residential development in areas without existing alleys shall utilize
alley access for interior lots. If the developer or property owner demonstrates that alley access is not practical, the
use of alleys may not be required
The applicant shall demonstrate compliance with the access standards at the time of formal short plat
application. Compliance with individual driveway and parking standards would be verified at the time of building
permit review.
Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location
must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on
the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing
to the finish grade at the top of the wall requires a building permit. A fence shall not be 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. New or existing fencing would need to comply with the fence requirements of the
code (RMC 4-4-040).
Landscaping: Except for 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.
Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. A
conceptual landscape plan demonstrating compliance with the landscape standards shall be submitted at the
time of land use application.
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Significant Tree Retention: Application materials identify that there are mature trees on the site. When significant
trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a
tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention
worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention
plan must show preservation of at least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and
Land Clearing Regulations for further general and specific tree retention and land clearing requirements.
In addition to retaining a minimum of 30% of existing significant trees, 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
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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.
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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.
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.
Residential Design and Open Space Standards: All single family residences would be subject to the Residential
Design Standards for the R-8 zone, outlined in RMC 4-2-115. Residential Design Review occurs as part of the Building
Permit Review.
Critical Areas: According to COR Maps, a moderate coalmine hazard is present on the project site. Therefore the
applicant shall submit a standalone coalmine hazard assessment, or include such an assessment as part of the a
geotechnical report. It is the applicant’s responsibility to ascertain whether any critical areas or environmental
concerns are present on the site during site development or building construction.
Environmental Review: Except when located in sensitive areas (such as wetland or protected slopes) or lands
covered by water, short plats of 9 or fewer residential lots are categorically exempt from Environmental (SEPA)
Review.
Permit Requirements: The proposal would require administrative short plat approval. The application would be
reviewed within an estimated time frame of six to eight weeks. The 2024 administrative short plat application fee
is $5,680.50 ($5,410.00 each plus a 5% Technology Surcharge Fee). Each modification request is $273.00 ($260.00
each plus a 5% Technology Surcharge Fee). All fees are subject to change. Detailed information regarding the land
use application submittal can be found on the City’s new website by clicking “Land Use Applications” on the
Community & Economic Development page, then “All Forms (A to Z).” The City now requires electronic plan
submittal for all applications.
Once Preliminary Short Plat approval is obtained, the applicant must complete the required improvements and
dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Short Plat
review. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the
plat has been recorded. In addition to the required land use permits, separate construction and building permits
would be required.
Public Notice: A minimum of one Public Information Sign is required for a Short Plat application. The applicant is
responsible for the procurement, installation and maintenance of the sign. Detailed information regarding the land
use application submittal requirements is provided on the City of Renton website (www.rentonwa.gov).
Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would
apply to all projects and would be calculated at the time of building permit issuance and payable prior to building
permit issuance. The 2023 impact fees are as follows:
• A Transportation Impact Fee based on $ 12,208.54 per each new detached dwelling unit.
• A Parks Impact Fee based on $3,276.44 per each new detached dwelling unit.
• A Fire Impact fee of $829.77 per each new detached dwelling unit.
• Renton School District Impact Fee is $2,911.00 per each new detached dwelling unit (plus an additional 5%
service fee).
A handout listing Renton’s development-related fees is available on the City of Renton website for your review.
Note: When the formal application materials are complete, the applicant shall have the application materials
pre-screened prior to submitting the complete application package. Please contact Alex Morganroth, Senior
Planner at amorganroth@rentonwa.gov or 425-430-7219.
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Expiration: Upon approval, the Short Plat is valid for five years with a possible one year extension (RMC 4-7-070M).
It is the responsibility of the owner to monitor the expiration date.