HomeMy WebLinkAboutPRE24-000248_Staff Comments_240905DEPARTMENT 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
2902 Lake WA Blvd Project
2902 Lake Washington Blvd N
PRE 24-000248
09/05/2024
Contact Information:
Planner: Mariah Kerrihard, 425.430.7238, mkerrihard@rentonwa.gov
Public Works Plan Reviewer: Yong Qi, 425.430.7439, yqi@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org
Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, 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: August 27, 2024
TO: Mariah Kerrihard, Associate Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Lake Washington/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. It appears that adequate fire hydrants exist in this area.
2. The fire impact fees are currently applicable at the rate of $421.98 per single
family/duplex unit. This fee is paid at building permit issuance. Credit will be provided for the
existing home that will be removed.
3. Fire department apparatus access roadways are acceptable from existing city streets.
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: September 5, 2024
TO: Maria Kerrihard, Assistant Planner
FROM: Yong Qi, Civil Engineer III
SUBJECT: Lake Wa Blvd Project
2902 Lake Washington Boulevard
PRE24-000248
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)
3342100475. 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 Kennydale 308 Pressure Zone.
2. The static water pressure is approximately 98 psi at ground elevation of 80 feet.
3. There is an existing 8-inch water main located in Alley that can deliver a maximum capacity of 1,600
GPM (see water plan No. W-299002).
4. There is an existing 6-inch dead end water main located in N 29th St that can deliver a maximum
capacity of 700 GPM (see water plan No. W-018801).
5. There is an existing 3/4-inch water service and meter (MTR-001721) to the existing residence at 2902
N 29th St.
6. A separate water service (1-inch) and meter is required for each lot. The 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.
7. A minimum 1-inch meter is required if the new homes are served by residential sprinkler systems. If
a residential sprinkler system is required, a double check valve assembly (DCVA) backflow
prevention device is required downstream of the water meter on-site.
8. A pressure reducing valve is required downstream of the water meter on private property as the
water pressure exceeds 80 PSI.
9. 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.
10. 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. A
minimum of 1 hydrant must be within 300 feet of each lot. There are three existing fire hydrants
within 300-ft of the site as follows.
• HYD-N-00333 (Located in the NE corner at the intersection of Lake Washington Blvd N and N 30th
St)
• HYD-N-00125 (Located in the NE corner at the intersection of Lake Washington Blvd N and N 29th
St, at the SW corner of the project site)
• HYD-N-00390 (Located directly east of the SE property line corner)
11. Installation of a “Storz” adapter on the existing hydrants will be required, if they are not already
equipped with one.
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. The existing 6-inch main in Nth 29th St is undersized and cannot provide adequate flow to the existing
fire hydrant located at the northeast cornder of Lake Washington Blvd N / N 29th St. The water main
shall be replaced with a minimum 8-inch from this corner of the intersection east to the point of
connection with the 8-inch main at the alley. Applicant shall take note of utility spacing requirements
and proximity to the curbline ensuring adequate spacing per appendix K is achieved.
14. A conceptual utility plan will be required as part of the land use application for the subject
development.
15. 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 $4,850.00 per 1-inch service.
• Water service installation charges for each proposed domestic water service is applicable.
Water Service installation is $2,875.00 per 1-inch service line.
• Drop-in meter fee is $400 per ¾-inch meter and $460.00 per 1-inch meter.
• A credit will be applied if the existing meter is demoed.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11015107&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 gravity wastewater main located in Lake Washington Blvd N (see record
drawing S-012602).
3. There is an existing 8-inch gravity wastewater main located in N 29th St (see record drawing S-
012605).
4. There is an existing 6-inch concrete sewer stub located in the southwest corner of the property. The
stub may be re-used if in a suitable location for the project, a CCTV video is taken and provided to
the City for review and approval, and the stub is lined; else, a new stub shall be provided and the
existing stub shall be cut and capped at the main.
5. 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.
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 fee for is $3,650.00 per 1-inch meter.
• A credit will be applied if the existing stub is demoed.
• Final determination of applicable fees will be made after the water meter size has been
determined.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11015107&dbid=1&repo=CityofRent
on
Surface Water
1. There is an existing 12-inch surface water main on the east side of Lake Washington Blvd N (no
record drawing is available).
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 Peak Rate Flow Control Standard – Matching Existing site conditions. The site falls
within the East Lake Washington drainage basin.
3. 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
4. A surface water main in N 29th St shall be provided in accordance with the standards found in Chapter
4 of the RSWDM extending from Lake Washington Blvd N to the eastern extent of the property.
5. 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.
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
in order of preference by feasibility 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. Critical areas on site that may affect stormwater review include landslide hazards, regulated slopes,
and Zone 2 of an aquifer protection area (APA). Within Zone 2 of the APA stormwater open
conveyance systems, such as ditches and channels, and water quality facilities may require a liner per
section 6.2.4 and 1.2.4.3 of the 2022 RSWDM.
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. The development is subject to a surface water system development charge (SDC) fees. Fees will be
charged based on the rate at the time of construction permit issuance.
• The current SCD fee for new single family homes is $2,300 per home.
• A credit will be applied if the existing single family home is demoed.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11015107&dbid=1&repo=Cityof
Renton
Transportation
1. Per City code 4-6-060 frontage improvements are required for new construction in excess of
$150,000. The proposed project fronts Lake Washington Blvd N to the west, N 29th St to the south, an
Alley to the east and private property to the north.
• Lake Washington Blvd N is classified as a Collector Arterial street with an existing right-of-way
(ROW) width of 60 feet per the King County Assessors map. To meet the City’s complete street
standards for Collector Arterial streets with 2 lanes a minimum ROW width of 83 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 46 foot paved road (23 feet each side), a 0.5 foot
curb, an 8 foot planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk and storm
drainage improvements. Dedication of approximately 11.5 feet would be required pending
final survey.
i. However, the City has reviewed this section of Lake Washington Blvd N and will
support a lesser standard to match the established street section for Lake Washington
Blvd N. This street section shall include a pavement width of 36 feet (18 feet from
ROW centerline) with a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk,
street trees and storm drainage improvements. Dedication of approximately 4.5 feet
is required for the modified improvements.
• N 29th St is classified as a residential access street with an existing right-of-way (ROW) width
of approximately 50 ft per the King County Assessor Map. 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. Dedication of approximately 1.5 feet will be required pending final survey.
• The Alley has an existing ROW width of approximately 12 feet. To meet the City’s complete
street standards for Alleys a minimum ROW width of 16 feet is required. Per RMC 4-6-060 half
of street improvements shall be required and include a minimum 12-foot paved road.
Dedication of approximately 2 feet would be required pending final survey.
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 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. Per RMC 4-4-080F.7 for lots in the R-6 and R-8 zones abutting an Alley all parking areas and/or
attached or detached garages shall not occur in the front of the building and/or in the area between
the front lot line and the front building line; parking areas and garages must occur at the rea or side
of the building and vehicular access shall be taken from the Alley. See RMC 4-2-115 Residential Design
and Open Space Standards.
4. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090.
5. Street lighting is not required for a project that consists of less than 4 residential units. See RMC 4-6-
060 for street lighting requirements.
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 is $11,485.67 per single family home.
• A credit will be applied if the existing home is demoed.
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. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-
of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. 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.
4. 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
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets.
6. Fees quoted in this document reflect the fees applicable in the year 2019 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.
H:\CED\Planning\Current Planning\Admin Docs\templates\Staff Report Templates
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: September 5th, 2024
TO: Pre-Application File No. 24-000248
FROM: Mariah Kerrihard, Assistant Planner
SUBJECT: 2902 Lake WA Blvd Project 2902 Lake Washington Blvd N
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 proposal is comprised of one parcel at 2902 Lake Washington Blvd N, PID
3342100475, located to the northeast of the intersection of Lake Washington Blvd N and N 29th
St. The proposal is to subdivide the existing lot into two (2) individual lots, the existing house
would be demolished. A new single-family home would be built on each of the new two (2)
subdivided lots. Driveways are proposed to connect with N 29th St for Lot 10 and the alleyway to
the east of the project site for Lot 11. The subject property is 10,648 square feet (0.24 acres) in
area and is zoned Residential-8 (R-8). The proposed lot size for each new lot is approximately
5,910 square feet (Lot 10) and 4,738 square feet (Lot 11). According to City of Renton (COR) Maps,
the site contains regulated slopes (>15% & <=40%), landslide hazards and within a wellhead
protection area zone on-site.
Current Use: The project site is currently developed with a single-family residence which is
proposed to be removed. According to the King County Department of Assessments, the primary
structure was built in 1990 and the total square footage is 3,380.
1. Zoning /Land Use Designation, and Overlays: The subject property is zoned Residential-8 (R-
8) zoning classification, and the Residential Medium Density (RMD) Comprehensive Plan Land
Use designation is intended to implement the (R-8) zone. The Residential-8 Zone (R-8) is
established for single family residential dwellings allowing a range of four (4) to eight (8)
dwelling units per net acre. Development in the R-8 Zone 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. It is
intended to accommodate uses that are compatible with and support a high-quality
2902 Lake WA Blvd Project
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September 5, 2024
residential environment and add to a sense of community. Detached dwelling units are
permitted within the R-8 zone and one (1) ADU is permitted per legal lot1.
The density range allowed in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 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-8 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-8 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-8 zone has a minimum density of
four (4) dwelling units per acre and a maximum density of eight (8) dwelling units per acre. 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-8 zone,
according to the zoning standards, 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. Proposed lot sizes range from 5,910 square feet to 4,738 square feet. Lot
dimensions as identified on the submitted short plat layout identify the lots with a range of
widths from 57 feet for Lot 10 and 57 feet for Lot 11. The proposed two (2) lots are identified
with depths of 117 feet for Lot 10 and 78 ft for Lot 11, respectively. Lot 1 does not meet the
corner lot width of 60 feet. Detailed information is required at Preliminary Short Plat
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-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 (24’), and the buildings shall not be more than two (2) 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
1 “Missing middle” house bills for housing (E2SHB 1110) and accessory dwelling units (EHB 1337).
2902 Lake WA Blvd Project
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September 5, 2024
project an additional four vertical feet (4’) from the roof surface. Non-exempt vertical
projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height
unless the projection is stepped back one-and-a-half horizontal feet (1.5’) from each façade
for each one vertical foot (1’) above the maximum wall plate height. 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 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. The required yard setbacks in zone standards for primary structures are as
follows:
Front Yard: 20 feet.
Secondary Front Yard: 15 feet.
Rear yard: 25 feet.
Side yards: 5 feet.
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: The proposed structure would be subject to
the Residential Design Standards outlined in RMC 4-2-115. The proposal’s compliance with
the residential design standards would be verified at the time of building permit review.
4. 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
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.
5. 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
2902 Lake WA Blvd Project
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September 5, 2024
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:
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
2902 Lake WA Blvd Project
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September 5, 2024
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, there does not seem to be any trees on the property. Tree
retention standards shall be applied to the developable area, as defined in RMC 4-11-040,
Definitions D, of a property. A formal tree retention plan and tree retention worksheet
prepared by an arborist or landscape architect would be reviewed at the time of the land
use application.
6. Fences/Retaining Walls: If the applicant intends to install any fences or retaining walls as part
of this project, the location must be designated on the landscape plan and grading plan with
top of 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.
7. Parking: Lot 10 is proposed to gain access from the shared alleyway and Lot 11 is proposed to
gain access from N 29th St. Each lot is required to have two on-site vehicle parking spaces.
8. Access/Driveways: Access to the proposed lot 10 is shown as a twenty-six foot (26’) wide
driveway off the alleyway, and access to the proposed lot 11 is shown as a twenty-five (25’)
wide driveway off N 29th St. 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.
Alley access is the preferred street pattern for all new residential development except in the
Residential Low Density (RLD) 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. Both new homes shall take access from the existing alley.
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’)
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September 5, 2024
to any property line except as allowed per RMC 4-4-080I.9, Joint Use Driveways. Compliance
with driveway standards would be verified at the time of building permit review.
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 regulated slopes (>15% & <=25% and >15%
& <=40%), landslide hazards and a wellhead protection area zone 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. 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. Permit Requirements: The proposal would require approval of an administrative short plat.
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. Each modification request
is $290.00. All fees are subject to change. 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. 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, and its associated fee, will be required following construction of the subdivision’s
infrastructure.
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.
12. Public Information Sign: Public Information Signs are required for all Type II and Type III Land
Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the
public of potential land development, specific permits/actions being considered by the City,
and to facilitate timely and effective public participation in the review process. The applicant
must follow the specifications provided in the public information sign handout. The applicant
is solely responsible for the construction, installation, maintenance, removal, and any costs
associated with the sign.
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September 5, 2024
13. 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 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 Short Plat is valid for five (5) years with a possible one-year
extension (RMC 4-7-070M). It is the applicant’s responsibility to monitor the expiration
dates.
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CITY OF RENTON Ι PERMIT SERVICES
DETERMINATION OF LEGAL LOT STATUS
INFORMATION:
A. HOW IS A LOT’S LEGAL STATUS DETERMINED?
Renton Municipal Code 4‐11‐120 defines a Legal Lot as one that was created “in compliance with applicable state and
local land segregation statues or codes in effect at the time that the lot was created” and meets those applicable
requirements published in RMC 4‐11‐120.
Please note that pursuant the Renton Municipal Code, a Legal Lot is not necessarily a buildable or developable site or
lot. All future development on any Legal Lot will be required to meet the current City of Renton development regulations
and code requirements at time of application for a building permit.
B. REQUIRED INFORMATION:
The burden of proving that a lot had been created legally, and still exists as a legal lot, is the responsibility of the per‐
son claiming legal lot status. Acceptable proof of legal status may include, but is not limited to, one or more of the
following:
A recorded document of a plat or short plat showing the lot in question
A copy of the King County approval for unrecorded subdivisions of four or fewer lots prior to July 1, 1974
A deed, real estate contract, or historical tax records dated prior to October 1, 1972
A letter or notice from King County previously recognizing a parcel as a legal lot (not to be confused with a tax lot)
A copy of a historic plat map showing is as a legal lot
Other reliable documentation that clearly shows that a parcel satisfies the requirements of RMC 4‐11‐120
Current tax statements and records, assessor’s maps, survey maps or other historical records alone typically are not
sufficient proof of a legal lot, except where these records satisfy the requirements of RMC 4‐11‐120 for legal lot status.
3.
C. LOCATING EVIDENCE NEEDED TO PROVE LEGAL LOT STATUS:
Puget Sound Regional Archives Office – Assessor’s records prior to 1973
King County Recorder’s Office – Historic plat maps and Kroll maps
Title Company – Older deeds or real estate contracts
3.
D. WHAT IS THE PROCESS FOR DETERMINING LEGAL LOT STATUS?
1. Please submit your completed request (on page 2 of this handout), with the required proof as specified in item B,
above, by email to Stephanie Rary, Property Services Specialist, at srary@rentonwa.gov. If you have questions
prior to your submittal, please feel free email Stephanie or call 425‐430‐6592.
2. Your request will be reviewed for proof of legal lot as per RMC 4‐11‐120.
3. The reviewer will typically notify you of an initial determination whether a legal lot(s) exists within two (2) weeks
of submittal. If there are structures on the property, you may be required to apply for a demolition permit. You
will be responsible to notify the reviewer when the demolition permit is finalized.
4. If approved, and, if applicable, the demolition permit has been completed and finalized, the reviewer will issue a
letter of legal lot status to King County Assessor’s office and the requestor. In approximately two (2) to four (4)
weeks, the lots will be segregated. The reviewer will notify you when segregation is complete.
rentonwa.gov/permitservices | planningcustomerservice@rentonwa.gov | 425‐430‐7294 9/4/2024 | Page 2 of 2
REQUEST FOR DETERMINATION OF
LEGAL LOT STATUS:
CONTACT INFORMATION OF APPLICANT/REQUESTOR
NAME: PHONE:
COMPANY: EMAIL:
MAILING ADDRESS:
PROPERTY INFORMATION
PROPERTY OWNER NAME(S):
EMAIL:
MAILING ADDRESS:
SITE ADDRESS: PARCEL #:
SQ. FT. OF LOT(S): # OF LOTS:
See item B. Required Information on page 1 of this handout for additional request submittal information.
REQUIRED INFORMATION (MUST SUBMIT AT LEAST ONE OF THE FOLLOWING): PROVIDED ( all that apply)
A RECORDED DOCUMENT FOR PLATS OR SHORT PLATS
A COPY OF THE HISTORIC PLAT MAP SHOWING THE LEGAL LOTS
A COPY OF THE KING COUNTY APPROVAL FOR UNRECORDED SUBDIVISIONS OF FOUR OR
FEWER LOTS PRIOR TO JULY 1, 1974
A DEED, REAL ESTATE CONTRACT, OR HISTORICAL TAX RECORDS DATED PRIOR TO
OCTOBER 1, 1972
A LETTER OR NOTICE FROM KING COUNTY PREVIOUSLY RECOGNIZING THE PARCEL AS A
LEGAL LOT
OTHER (DESCRIPTION):