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CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2024\PRE24-000054
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: May 2, 2024
TO: Pre-Application File No. PRE24-000054
FROM: Mariah Kerrihard, Assistant Planner
SUBJECT: Fredericksen Subdivision – 10838 SE 173rd St
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 10838 SE 173rd St into two (2) residential
lots. One lot will contain the existing structure and have dimensions of 65 feet wide by 120 feet
deep (7,800 sq ft). The other new lot will measure 55 feet wide by 120 feet deep (6,600 sq ft). The
site has street frontage along SE 173rd St (to the south). According to City of Renton (COR) Maps,
a majority of the site contains an unclassified coalmine hazard, and a portion of the site contains
regulated slopes (>15% & <=25%) on the northern portion of the property.
Current Use: According to the King County Department of Assessments, 10838 SE 173rd St
contains a 1,370 square foot single family dwelling that was built in 1951 and a detached 250
square foot garage. The lot size is 14,400 square feet. The existing dwelling and all other onsite
structures are proposed to be retained. 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 (RHD) Land Use designation is intended to implement the R-14 zone.
The R-14 zone is established to encourage development and redevelopment of residential
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
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neighborhood and foster a sense of community. Civic and limited commercial uses may be
allowed when they support the purpose of the designation. Detached dwelling units are
permitted within the R-14 zone and one (1) ADU is permitted per legal lot1.
2. 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-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, the
proposed lots are meeting these requirements. 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 façade 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. See
RMC 4-2-110B for development standards for detached accessory buildings.
New development would need to comply with the maximum building coverage, impervious
surface requirements, and building height regulations of the zone at the time of building
permit review. If the applicant keeps the existing home, then the setbacks, impervious
1 “Missing middle” house bills for housing (E2SHB 1110) and accessory dwelling units (EHB 1337).
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coverage, and building coverage would be reviewed for compliance during preliminary
short plat review. The proposal’s compliance with the building standards would be verified
at the time of building permit review for the new residences to be located on all lots.
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, except for alley-accessed garages, 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 zone’s minimum setback. Setbacks
would be required to meet the minimum standards and setback dimensions for the existing
home and would need to be identified as part of the Short Plat application materials.
Setbacks would be vested at time of complete Short Plat application submittal. Setbacks
would be verified at the time of building permit review.
Compliance with required setbacks for new development would be verified at the time of
building permit application. Existing development proposed for retention would be
reviewed for compliance 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 proposal’s compliance with the residential design standards would be verified at the
time of building permit review.
4. Refuse and Recycling Areas: Single-family and two (2) attached residences (duplexes) shall
be exempt from these requirements for refuse and recyclables deposit areas. Single-family
residences that comprise a cottage house development do not qualify for the exemption in
compliance with RMC 4-4-090.
5. 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, with a mix of trees, shrubs, and groundcover. Where there
is insufficient right-of-way space or no public frontage, street trees are required in the front
yard subject to approval of the Administrator. A minimum of two (2) trees are to be located
in the front yard prior to final inspection. Please refer to landscape regulations (RMC 4-4-070)
for further general and specific landscape requirements. A conceptual landscape plan shall
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be provided with the land use application as prepared by a licensed Landscape Architect or
other certified professional. Please be aware that frontage improvements will be required.
6. Significant Tree Retention: When significant trees (greater than 6-inch caliper or 8-caliper
inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree
retention plan along with an arborist report, tree retention plan and tree retention worksheet
shall be provided with the formal land use application as defined in RMC 4-8-120. The tree
retention plan must show preservation of at least 30% of significant trees. Please refer to RMC
4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree
retention and land clearing requirements.
In addition to retaining a minimum of 30% of existing significant trees, each new lot would be
required to provide a minimum tree density of 30 tree credits per net acre. Tree credits
encourage retention of existing significant trees with larger trees being worth more tree
credits.
TREE SIZE TREE CREDITS
New small species tree 0.25
New medium species tree 1
New large species tree 2
Preserved tree 6 – 9 caliper inches 4
Preserved tree 10 – 12 caliper inches 5
Preserved tree 12 – 15 caliper inches 6
Preserved tree 16 – 18 caliper inches 7
Preserved tree 19 – 21 caliper inches 8
Preserved tree 22 – 24 caliper inches 9
Preserved tree 25 – 28 caliper inches 10
Preserved tree 29 – 32 caliper inches 11
Preserved tree 33 – 36 caliper inches 12
Preserved tree 37 caliper inches and greater 13
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:
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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.
According to the site plan, numerous trees are proposed for removal. 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.
7. Fences/Retaining Walls: If the applicant intends to install any fences or retaining walls as part
of this project, the location must be designated on the landscape plan and grading plan with
top of the wall and bottom of wall elevations. A fence and/or wall detail should also be
included on the plan. A retaining wall that is four (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.
8. Access/Driveways: The existing access is shown as a driveway off SE 173rd St. Access to the
proposed lot was not provided in the submittal documents. Each lot is required to
accommodate off street parking for a minimum of two (2) vehicles. 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. The maximum width of single loaded garage driveways shall not exceed nine
feet (9’) and double loaded garage driveways shall not exceed sixteen (16) feet. Maximum
driveway slopes shall not exceed 15 percent; provided, that driveways exceeding eight
percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to
restrict runoff entering the garage/residence or crossing any public sidewalk. If the grade
exceeds 15%, a variance is required. Driveways shall not be closer than five feet (5’) to any
property line except as allowed per RMC 4-4-080I.9, Joint Use Driveways.
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Compliance with driveway standards would be verified at the time of building permit
review.
Each single-family lot with a detached dwelling is required to accommodate off street
parking for a minimum of two (2) vehicles.
The applicant shall demonstrate compliance with 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.
9. Critical Areas: The City of Renton’s maps identify an unclassified coalmine hazard and
regulated slopes (>15% & <=25%) on the northern portion of the property. No other critical
areas are identified on-site. Due to the presence of geological hazards, a geotechnical study
may be required at the time of building permit application. The study shall specifically
address if the proposal will not increase the threat of the geological hazard to adjacent or
abutting properties beyond pre-development conditions; and the proposal will not
adversely impact other critical areas; and the development can be safely accommodated on
the site. Additionally, the applicant shall complete an analysis on Coal Mine Hazards in the
area pursuant to RMC 4-8-120D.7 Geotechnical Report. It is the applicant’s responsibility to
determine whether any other critical areas are present on the site prior to formal land use
application.
10. Environmental Review: Projects consisting of nine (9) units or less and that will not impact a
critical area are exempt from Environmental (SEPA) Review. Based on the proposal submitted
by the applicant, the proposed project would be exempt from SEPA review.
11. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the
Residential-14 (R-14) zone, per RMC 4-9-070G outlines developments that are exempt from
review. However, there are exceptions. One exception applies to proposals for new dwelling
units within Residential-10 (R-10) and Residential-14 (R-14) zones if the proposal also includes
existing dwelling units. In such cases, the development would be subject to review. The
purpose of the site plan review process is to analyze the detailed arrangement of project
elements to mitigate negative impacts where necessary to ensure project compatibility with
the physical characteristics of a site and with the surrounding area. Site plan review ensures
quality development consistent with City goals and policies. Site plan review analyzes
elements including, but not limited to, site layout, building orientation and design, pedestrian
and vehicular environment, landscaping, natural features of the site, screening and buffering,
parking and loading facilities, and illumination to ensure compatibility with potential future
development. Decisional criteria for site plan approval are itemized in RMC 4-9-200.E.3.
12. Permit Requirements: The proposal would require approval of an administrative short plat
and site plan review. The administrative short plat request would be reviewed within an
estimated time frame of six to eight weeks. The 2024 preliminary short plat fee is $6,080.00
and the site plan review fee is 5% of the permit fee. Each modification request is $290.00. All
fees have 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 application submittal requirements can be found on the Short Plat
Submittal Requirements checklist. Other informational applications and handouts can be
found on the City’s Digital Records Library. The City requires electronic plan submittal for all
applications. Please refer to the City’s Electronic File Standards. A Final Short Plat application,
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and its associated fee, will be required following construction of the subdivision’s
infrastructure.
13. Public Notice Requirements:
The applicant will be required to install a public information sign on the property. Once the
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 Information Sign – Public Information Signs are required for all Type II Land Use Permits
as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of
potential land development, specific permits/actions being considered by the City, and to
facilitate timely and effective public participation in the review process. The applicant must
follow the specifications provided in the public information sign handout. The applicant is
solely responsible for the construction, installation, maintenance, removal, and any costs
associated with the sign.
14. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of
submittal requirements and may be modified in cases where additional information is
required to complete the review of an application. In addition, non-applicable submittal
requirements may be waived. The applicant should contact the assigned Project Manager if
there are any questions regarding submittal requirements.
15. Impact Fees: In addition to the applicable building and construction fees, impact fees would
be required. Fees change periodically and the fees in effect at the time of building permit
issuance would apply. For informational purposes, the 2022 impact fees are as follows:
• A Fire impact fee assessed at $421.98 per each new detached dwelling unit;
• A transportation impact fee assessed at $11,485.67 for each new detached dwelling
unit;
• Renton School District Impact Fee $2,161.00 (+5% administrative fee) per each new
detached dwelling unit;
• Parks Impact Fee currently assessed at $3,276.44 per each new detached dwelling
unit subdivision.
A handout listing all the City’s Development related fees is available for your review at the
following link: 2023-2024 Fee Schedule.
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
Mariah Kerrihard, Assistant Planner, at 425-430-7238 or mkerrihard@rentonwa.gov to
submit prescreen materials and subsequent land use application.
Expiration: Upon approval, the Preliminary Short 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 preliminary short plat, provided
the Administrator finds that the applicant has obtained issuance of a construction permit and
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has made sustained progress towards final construction, engineering, and surveying
necessary to record a final plat (RMC 4-7-080M). It is the applicant’s responsibility to monitor
the expiration dates.