HomeMy WebLinkAboutC_Staff_Comments_240926DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov
PREAPPLICATION MEETING FOR
Ruslan Multi-Family
506 Mill Ave S
PRE 24-000284
09/26/2024
Contact Information:
Planner: Mariah Kerrihard, 425.430.7238, mkerrihard@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 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, Development Engineering Director, Department of
Community & Economic Development Administrator, Public Works Administrator and
City Council).
M E M O R A N D U M
DATE: September 16, 2024
TO: Mariah Kerrihard, Assistant Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Mill Apartments
1. The preliminary fire flow is 2,250 gpm. A minimum of three fire hydrants are required.
One within 150-feet and two within 300-feet of the building. One hydrant is required
within 50-feet of all fire department connections for standpipes and sprinkler systems.
Existing hydrants may be counted toward the requirements if they meet current code
including 5-inch storz fittings. It appears that adequate fire flow is available at this site.
A minimum of two new fire hydrants will be required for this project. One existing fire
hydrant is supplied by only a 4 inch water main and will not be accepted for this project.
2. Fire impact fees are applicable at the rate of $579.41 per multifamily unit. This fee is
paid at time of building permit issuance. No charge for parking garage areas.
3. Approved fire sprinkler, standpipe and fire alarm systems are required throughout the
building. Dry standpipes are required in all stairways. Direct outside access is required
to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and
full detection is required. Separate plans and permits required by the fire department.
4. Fire department apparatus access is acceptable from existing city streets.
5. If an elevator is provided for this building, it shall be equipped with an elevator meeting
the size requirements for a bariatric size stretcher. Car size shall accommodate a
minimum of a 40-inch by 84-inch stretcher.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: September 24, 2024
TO: Mariah Kerrihard, Assistant Planner
FROM: Huy Huynh, Civil Engineer
SUBJECT: Mill Multi-family
506 Mill Ave S
PRE24-000284
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)
7231500410. 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 Scenic Hill 370 Pressure Zone.
2. The static water pressure is approximately 92 psi at ground elevation of 154 feet. A pressure reducing
valve is required downstream of water meter (on private property, as close as possible to the meter),
as the static pressure exceed 80 psi.
3. There is an existing 4-inch water main, and a 12-in water main located in Mill Ave S that can deliver a
maximum flow capacity of 2,500 GPM and 4,000 GPM (see water plan No. W-115608 and W-0224001
respectively).
4. There is one existing fire hydrants within 300 feet of the property (record drawing no. HYD-S-00029).
A minimum of two additional fire hydrants are required as per the Renton Regional Fire Authority.
5. There is no water service and water meter on the parcel.
6. 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, including the use f fire sprinkler, standpipe and fire alarm systems, is 2,250 gpm.
7. Based on the information provided with the pre-application submittal documents, the following
developer’s installed water main improvements will be required to provide domestic and fire
protection service to the development including but not limited to the items that follow.
• Projects that have fire flow demand less than 2,500 gpm are not required to provide a looped
water main around each building.
• Installation of a separate water service and meter for the new building. The sizing of the meter
shall be in accordance with the most recent edition of the Uniform Plumbing Code. All
residential domestic water meters shall have a double check valve assembly (DCVA) installed
behind the meter on private property per City Standards. The DCVA may be located inside the
building if the location is pre-approved by the City Plan Reviewer and City Water Utility
Department. The backflow prevention assembly must be located adjacent to and behind a
building exterior wall.
• Domestic water meters 3-inch or larger shall be installed in an exterior vault per standard plan
no 320.4. The meter vault shall be located within public ROW or within an easement on
private property.
• Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if
applicable.
• Installation of a fire sprinkler stub a with a double check detector assembly (DCDA) is required
for backflow prevention to the building. The sizing of the fire sprinkler stub and related piping
shall be done by a registered fire sprinkler designer/contractor. The DCDA shall be installed
on the private property in an outside underground vault per City Standard Plan 360.2. The
DCDA may be installed inside the building if it meets the conditions per City Standard Plan
360.5 for the installation of a DCDA inside a building. The location of the DCDA inside the
building must be pre-approved by the City Plan Reviewer and Water Utility. The backflow
prevention assembly must be located adjacent to and behind a building exterior wall.
8. Installation of off-site and on-site fire hydrants. The location and number of hydrants will be
determined by the RRFA based on the final fire flow demand and final site plan. A hydrant is required
within 50 feet of the building’s fire sprinkler system fire department connection (FDC). Installation of
a “Storz” adapter on the existing hydrants if they are not already equipped with one.
9. 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.
10. A conceptual utility plan will be required as part of the land use application for the subject
development.
11. The development is subject to meter installation fees based on the number and size of the meters
for domestic uses and for fire sprinkler use if upgrading is required or needed. 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.
a) The SDC fee for water is based on the size of the new domestic water, if any, to serve the
project. The current water fee for a single 1-inch meter is $4,850.00 per meter, 1-1/2-inch
meter is $24,250.00 and a 2-inch meter is $38,800.00.
b) Water Service installation fee is $2,875.00 per 1-inch service line, $4,605.00 per 1-1/2-inch
service line, and $4,735.00 per 2-inch service line.
c) Drop-in meter fee is $460.00 per meter for a 1-inch meter, $750.00 for a 1-1/2-inch meter,
and $950.00 for a 2-inch meter. This is payable at issuance of the building.
d) Final determination of applicable fees will be made after the water meter size has been
determined. SDC fees are assessed and payable at civil construction permit issuance.
e) The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=Cityof
Renton.
Sanitary Sewer
1. The project is within the City of Renton’s sanitary sewer service area.
2. There is an existing 8-inch polyvinyl chloride gravity wastewater main located in Mills Ave S (see record
drawing S-224001).
3. Individual sewer stubs from the sewer main and individual side sewers are required for the building.
All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard
Details.
4. A conceptual utility plan will be required as part of the land use application for the subject
development.
5. An oil/water separator will be required for connecting the covered parking lot to sewer.
6. The development will be subject to a wastewater system development charge (SDC) fee if upgrading
or addition domestic water meters are proposed. 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.
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.
The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe
nton.
Surface Water
1. There is an existing 12-in surface water main located in Mill Ave S (record drawing no. R-224001).
2. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design
Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water Design
Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls
within the City’s Flow Control Duration Standard Area matching Existing Peak Conditions. The site falls
within the Cedar River drainage basin and Cedar Main Urban sub-basin.
3. Critical areas on site that may affect stormwater review include erosion hazard, landslide hazard,
and regulated (steep) slopes.
4. The current City of Renton Surface Water Standard Plans that shall be used in all 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.
5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will
be required to provide enhanced 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.
6. 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.
7. 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.
8. Erosion control measures to meet the City requirements shall be provided.
9. 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 current SDC fee for multi-family is $0.92 per sq ft
The full schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=CityofRenton
Transportation
1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $175,000.
The proposed project fronts Mill Ave S to the West.
• Mill Ave S is classified as a Residential Access Street. To meet the City’s complete street
standards for Residential Access streets a minimum ROW width of 53 feet is required. Per
RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required
and include a minimum 26 foot paved road (13 feet from centerline), a 0.5 foot curb, an 8
foot planting strip, a 5 foot sidewalk, street trees and storm drainage improvements.
i. However, the city would support modifying the Residential Access street standards
on Mill Avenue South to maintain the existing street section including an approximate
34-foot paved road, 0.5-foot curb, and 7-foot sidewalk.
2. Refer to City code 4-4-080 regarding driveway regulations.
• A minimum separation of 5 feet is required between driveway and the property line.
• Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide
slotted drains.
• The width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns
or the taper section.
3. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090.
4. Street lighting is required for a project that consists of more than four (4) residential units or 5,000
square feet of commercial. See RMC 4-6-060 for street lighting requirements.
5. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are
required to do a traffic impact analysis. The trips should be calculated based on the guidelines of the
current ITE Trip Generation Manual. Refer to the attached policy guidelines for traffic impact analysis
for guidelines. If the site generates 20 or more new peak hour trips in either AM peak or PM peak,
then applicant should contact the City to get information of the locations where traffic analysis is
required.
6. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench
Restoration and Street Overlay Requirements.
7. The development is subject to transportation impact fees. Fees will be charged based on the rate at
the time of building permit issuance.
• The 2024 transportation impact fee for apartments is $7,750.02 per dwelling.
• Unless otherwise listed on the City Fee Schedule the impact fee per Net New PM Peak Hour
Person Vehicle Trip is $8,031.94.
General Comments
1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone,
and cable services, etc.) along property frontage or within the site must be underground as outlined
in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise
utilities must be inspected and approved by a City of Renton inspector.
2. Adequate separation between utilities as well as other features shall be provided in accordance with
code requirements.
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
3. All construction utility permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer
shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-
to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
5. Fees quoted in this document reflect the fees applicable in the year 2024 only and will be assessed
based on the fee that is current at the time of the permit application or issuance, as applicable to the
permit type. Please visit www.rentonwa.gov for the current development fee schedule.
Department of Community
& Economic Development
Memorandum
DATE: September 26, 2024
TO: Pre-Application File No. 24-000284
FROM: Mariah Kerrihard, Assistant Planner
SUBJECT: Ruslan multi-family – 506 Mill Ave S Renton, WA 98057
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official decision-
makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public
Works Administrator, Planning Director, Development Services Director, Development
Engineering Director, and City Council). Review comments may also need to be revised based on
site planning and other design changes required by City staff or made by the applicant. The
applicant is encouraged to review all applicable sections of the Renton Municipal Code. The
Development Regulations are available online at https://www.codepublishing.com/WA/Renton.
Project Proposal: The applicant is proposing to develop attached dwellings - flats at 506 Mill Ave
S (APN 7231500410). The property has street frontage along Mill Ave S and is located within the
Residential-10 (R-10) zone. The site area is approximately 6,000 square feet (0.14 acres) per City
of Renton (COR) maps. Access is proposed via a new driveway from Mill Ave S. There are moderate
landslide hazards, high erosion hazards, and sensitive slopes (>25% & <=40%) located on the
property per City of Renton (COR) maps.
Current Use: The project site is currently vacant.
1. Zoning /Land Use Designation, and Overlays: The subject property is zoned Residential-10
(R-10) zoning classification, and the Residential High Density (RHD) Comprehensive Plan Land
Use designation is intended to implement the (R-10) zone. The Residential-10 Zone (R-10) is
established for high-density residential development that will provide a mix of residential
styles including small lot detached dwellings or attached dwellings such as townhouses and
small-scale flats. Development promoted in the zone is intended to increase opportunities for
detached dwellings as a percent of the housing stock, as well as allow some small-scale
attached housing choices and to create high-quality infill development that increases density
while maintaining the single family character of the existing neighborhood. Allowable base
densities range from five (5) to ten (10) dwelling units per net acre. The zone serves as a
Error! Reference source not found.
Page 2 of 7
September 25, 2024
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2024\PRE24-000284
transition to higher density multi-family zones. Detached dwelling units are permitted within
the R-10 zone and one (1) ADU is permitted per legal lot1.
The density range allowed in the R-10 zone is a minimum of 5.0 to a maximum of 10.0 dwelling
units per acre (du/ac). The area located within dedicated right-of-way would be deducted
from the gross site area to determine the “net” site area for calculating density. The applicant
would be required, at the time of formal land use application, to provide net density
calculations falling within the allowed range of the R-10 zoning classification.
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-10 standards” herein).
Density – The area of public rights-of-way, legally recorded private access easements and
critical areas (i.e., very high landslide hazard areas, protected slopes, wetlands, Class 1 to 4
streams and lakes or floodways) would be deducted from the gross site area to determine the
“net” site area prior to calculated 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., 5.5678 becomes 5.56). Calculations for minimum or
maximum density that result in a fraction that is 0.50 or greater shall be rounded up to the
nearest whole number. Those density calculations resulting in a fraction that is less than 0.50
shall be rounded down to the nearest whole number. The R-10 zone has a minimum density
of five (5) dwelling units per acre and a maximum density of ten (10) dwelling units per acre.
Based on a gross site area of 0.14 acres, the proposal for 3 dwelling units would result in a
gross density of 21.78 dwelling units per acre, which exceeds the density range permitted
within the R-10 zone. A completed density worksheet would be required with the land use
application. 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 complete 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-10 zone,
according to the zoning standards, is 4,000 square feet for detached dwellings and not
applicable for attached dwellings. Minimum lot width is 40 feet for interior lots and 50 feet
for corner lots; minimum lot depth is 70 feet. Proposed lot size is 6,000 square feet. Based on
the plan submitted by the applicant, which included a project narrative, a preliminary land
survey, a site diagram, a geotechnical report, a vicinity map, a location map, water and
sewer availability. Detailed information is required at submittal to show compliance with
lot width, depth, and size 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-10 standards allow a maximum building coverage of 55 percent
(55%) of the lot area. The maximum impervious coverage in the R-10 zone is 70 percent (70%).
The maximum wall plate height is restricted to 24 feet (24’). Roofs with a pitch equal to or
greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate
height; common rooftop features, such as chimneys, may project an additional four vertical
1 “Missing middle” house bills for housing (E2SHB 1110) and accessory dwelling units (EHB 1337).
Error! Reference source not found.
Page 3 of 7
September 25, 2024
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2024\PRE24-000284
feet (4’) from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall
not extend above the maximum wall plate height unless the projection is stepped back one-
and-a-half horizontal feet (1.5’) from each façade for each one vertical foot (1’) above the
maximum wall plate height. The maximum wall plate height for detached accessory structures
is 12 feet (12’) and the total floor area must be less than that of the primary structure.
Accessory structures are also included in building lot coverage calculations. 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.
Setbacks – Setbacks are the minimum required distance between the building footprint and
the property line. The required setbacks for the R-10 zone are: Front yard: 20 feet (20’), except
when all vehicle access is taken from an alley, then 15 feet (15’); Rear yard: 15 feet (15’); Side
yards: Detached Units 4 feet (4’), Attached Units 4 feet (4’) for unattached side(s), 0 ft. for the
attached side(s); and secondary front yards: 15 feet (15’). Compliance with required setbacks
for new development would be verified at the time of building permit application.
Submitted documents provide side yard setbacks of 4 feet (4’), front yard setback of 20 feet
(20’) and a rear yard setback of 15 feet (15’).
Maximum Number of Units per Building –No more than 4 units per building.
3. Residential Design and Open Space Standards: Residential Design and Open Space
Standards: Future single-family building permits would be subject to the RMC 4-2-115,
Residential Design and Open Space Standards. Requirements related to garages, entries,
modulation, windows/doors, scale, bulk, and character, roof forms, eaves, architectural
detailing, and materials/color should be reviewed in their entity prior to submitting permit
applications.
4. Screening: Screening must be provided for all surface-mounted and roof top utility and
mechanical equipment. The site plan application will need to include elevations and details
for the proposed methods of screening (see RMC 4-4-095).
5. Refuse and Recycling Areas: Multi-family residences using thirty-five (35) gallon garbage carts
or smaller must be provided either within the garage or outside. Storage within a garage must
be appropriately sized to accommodate both vehicles and refuse and recycling carts. Storage
space for carts must measure at least two feet by six feet (2’ x 6’) floor area and sixty inches
(60”) high. This space must be identified on floor plans. Storage located outside must measure
at least two feet by six feet (2’ x 6’) in size and be located on the same lot as the dwelling in a
side or rear yard. Outdoor storage must be adequately screened from public view, made of
wood, masonry, or ornamental metal. A minimum of one and one-half (1-1/2) square feet per
dwelling unit in multi-family residences shall be provided for recyclables deposit areas. A
minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas.
A total minimum area of eighty (80) square feet shall be provided for refuse and recyclables
deposit areas. See RMC 4-4-090 for additional information and standards. The submitted
material does not show compliance with the refuse and recycling standards. Compliance
with the refuse and recyclable standards for multi-family use must be demonstrated at the
time of formal application.
6. 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
Error! Reference source not found.
Page 4 of 7
September 25, 2024
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2024\PRE24-000284
landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape
width required along street frontages is 10 feet and shall contain trees, shrubs, and
landscaping. Street trees in the ROW planter will also be required. Landscaping may include
hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc.
Minimum planting strip widths between the curb and sidewalk are established according to
the street development standards of RMC 4-6-060, Street Standards. Street trees and, at a
minimum, groundcover is to be located in this area when present. Street trees shall be planted
in the center of the planting strip between the curb and the sidewalk at the following
intervals: provided, that, where right-of-way is constrained, irregular intervals and slight
increases or decreases may be permitted or required. Additionally, trees shall be planted in
locations that meet required spacing distances from facilities located in the right-of-way
including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire
hydrants, and driveways; such spacing standards are identified in the City’s 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. Please be aware that frontage improvements
will be required.
7. Significant Tree Retention: A review of COR Maps appears to show 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
Error! Reference source not found.
Page 5 of 7
September 25, 2024
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2024\PRE24-000284
TREE SIZE TREE CREDITS
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 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-
130H1e can be met.
Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-
040, Definitions D, of a property. A formal tree retention plan and tree retention worksheet
prepared by an arborist or landscape architect would be reviewed at the time of the land
use application.
8. Fences/Retaining Walls: If the applicant intends to install any fences or retaining walls as part
of this project, the location must be designated on the landscape plan and grading plan with
top of wall and bottom of wall elevations. A fence and/or wall detail should also be included
on the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from
the bottom of the footing to the finish grade at the top of the wall requires a building permit.
The maximum height of any fence or retaining wall is 72-inches subject to further height
limitations in setbacks and clear vision areas noted in RMC 4-4-040D. A fence shall not be
Error! Reference source not found.
Page 6 of 7
September 25, 2024
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2024\PRE24-000284
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.
Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other
masonry product that complements the proposed building and site development. There shall
be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public
rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional
information about fences and retaining walls.
9. Parking: Parking is required at a minimum and maximum of 1.6 per 3 bedroom or large
dwelling unit; 1.4 per 2 bedroom dwelling unit; 1.0 per 1 bedroom or studio dwelling unit. In
addition, guest parking shall be provided a rate of 10% of the total number of required spaces
and must be located in a common area accessible by guests. Bicycle parking is not required in
accordance with RMC 4-4-080 as the proposal would not exceed 5 dwelling units. Compliance
with the off street parking requirements will be verified at the time of formal Building or
Land Use Permit application.
10. Access/Driveways: The maximum width of single loaded garage driveways shall not exceed
nine feet (9’) and double loaded garage driveways shall not exceed 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 from entering the garage/residence or crossing any public sidewalk. One
driveway is permitted per each one hundred sixty-five feet (165’) of street frontage. The
location of ingress and egress driveways shall be subject to approval of the Department under
curb cut permit procedures. Driveways and driveway approaches in the public right-of-way
shall be paved with asphaltic concrete, cement, or equivalent alternative materials of a
permanent nature as approved by the Public Works Department. Surfacing treatments that
provide increased infiltration opportunities, such as permeable pavements, shall be used
where feasible and consistent with the Surface Water Design Manual. 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. 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 has proposed a 20-foot (20’)
wide access via a private driveway off Mill Ave S.
11. Critical Areas: According to COR Maps, there is a high erosion hazard, moderate landslide
hazard, and sensitive slopes mapped on the project site. Due to the presence of geological
hazards, a geotechnical study would 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. It is the applicant’s responsibility to determine whether
any other critical areas are present on the site prior to formal land use application.
12. Environmental Review: The construction of less than nine (9) dwelling units on a project site
is exempt from Environmental (SEPA) Review in accordance with WAC 197-11-800.
Error! Reference source not found.
Page 7 of 7
September 25, 2024
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2024\PRE24-000284
13. Permit Requirements: The proposal would require a civil construction permit and a building
permit. The City requires electronic plan submittal for all applications.
14. Detailed information regarding the application submittal can be found on the City’s
permitting webpage, 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.
16. 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 2024 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 of the City’s Development related fees is available for your review at
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=CityofRe
nton