HomeMy WebLinkAboutPRE25-000030 Meeting Summary (5-Lot Short Plat Wetlands)DEPARTMENT 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
5-Short Plat with Wetland Tract
18654 108th Ave SE, Renton WA 98058 (APN 3223059141)
PRE25-000030
February 27, 2025
Contact Information:
Planner: Nichole Perry, 425.430.7286
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: February 19, 2025
TO: Nichole Perry, Assistant Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: VT Investments 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. Water is supplied by Soos Creek Water District. A water availability certificate is
required to be provided.
2. The fire impact fees are currently applicable at the rate of $421.98 per single family unit.
This fee is paid at building permit issuance.
3. Fire department apparatus access roadways are required to be a minimum of 20 feet
wide and fully paved, with 25 feet inside and 45 feet outside turning radius. Fire access
roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading. Access is
required within 150 feet of all points on all the buildings. Dead end access roadways require an
approved fire apparatus turnaround. Dead end access exceeding 300 feet requires a full 90-
foot diameter cul-de-sac. Access as proposed does not meet minimum fire department
requirements. Dead end access roadways that exceed 500 feet require all new homes to be
equipped with an approved fire sprinkler system per local city ordinance. In this case, this
would be proposed Lot 5. A variance to use an approved hammerhead type turnaround may be
applied for. Any variance approved would require all new homes to have approved fire
sprinkler systems.
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: Feb 24th, 2025
TO: Nichole Perry, Planner
FROM: Huy Huynh, Civil Engineer
SUBJECT: VT Short Plat
18654 108th Ave SE
PRE25-000030
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)
3223059141. 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 Soos Creek Water and Sewer District.
2. A water availability certificate from Soos Creek shall be provided with the land use application.
3. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the
Renton Regional Fire Authority.
4. Plans approved by Soos Creek shall be routed to the City for final review prior to construction
permit issuance.
Sanitary Sewer
1. The project is within Soos Creek Water and Sewer District.
2. A sewer availability certificate from Soos Creek shall be provided with the land use application.
3. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the
Renton Regional Fire Authority.
4. Plans approved by Soos Creek shall be routed to the City for final review prior to construction
permit issuance.
Surface Water
1. There is no stormwater infrastructure fronting the parcel.
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 Matching Forested Site
Conditions. The site falls within the Black River 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. On site critical areas that effect stormwater review include an onsite wetland. Applicant shall
provide reports as outlined in section 1.2.2.1.1 of the RSWDM for potential impacts to wetland
hydrology.
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. Basic water quality treatment will be
required for parcels with single family (including duplex) land use, while enhanced basic water
quality treatment will be required for parcels with multifamily land use (triplex and greater).
6. Any proposed detention and/or water quality vault shall be designed in accordance with the
RSWDM that is current at the time of civil construction permit application. Separate structural
plans will be required to be submitted for review and approval under a separate building permit
for the detention and/or water quality vault.
7. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the
new runoff created by this development to the maximum extent feasible. On-site BMPs 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.
8. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design
Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration
rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and
Appendix C shall be included in the report. The report should also include information
concerning the soils, geology, drainage patterns and vegetation present shall be presented in
order to evaluate the drainage, erosion control and slope stability for site development of the
proposed plat. The applicant must demonstrate the development will not result in soil erosion
and sedimentation, landslide, slippage, or excess surface water runoff.
9. Erosion control measures to meet the City requirements shall be provided.
10. The development falls within the R-14 zone which has a maximum impervious surface area of
80% per lot.
11. A construction stormwater permit from the Department of Ecology is required if clearing and
grading of the site exceeds one acre.
12. 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 SDC fee is $2,350 per dwelling.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-
2018%20Fee%20Schedule.pdf
Transportation
1. Per City code 4-6-060 frontage improvements are required for new construction in excess of
$175,000. The proposed project fronts 108th Ave SE to the west.
• 108th Ave SE is classified as a Principal Arterial street, with an existing right-of-way (ROW)
width of approximately 80 feet with an existing paved width of approximately 58 feet. To
meet the City’s complete street standards for 5 lane Principal Arterial streets, a minimum
ROW width of 103 feet is required. Per RMC 4-6-060 half of street improvements as taken
from the ROW centerline shall be required 33 feet each side (consisting of one 12-foot
center turn lane, two 11-foot travel lanes, and 5-foot bike lane), a 0.5 foot curb, an 8 foot
planting strip, a 8 foot sidewalk, 2 foot clear space at back of walk, street trees and storm
drainage improvements. Approximately 11.5 feet of dedication will be required pending
final survey.
2. Shared driveways are allowed for access up to 4 lots provided at least one of the four lots abuts
a public right-of-way with at least fifty linear feet of frontage and the subject lots are not created
by a subdivision of ten or more lots. Refer to the shared driveway requirements as outlined in
RMC 4-6-060.J. Shared driveways shall be within a tract; the width of the tract and paved
surface shall be a minimum of sixteen feet; the Fire Authority may require the tract and paved
surface to be up to twenty feet wide. If a shared driveway abuts properties that are not part of
the subdivision an eight foot wide landscaped strip shall be provided between the shared
driveway and neighboring properties.
3. A turnaround is required for dead end streets in excess of 150 feet. Refer to RMC 4-6-060 for
requirements and RRFA comments for variance criteria.
4. 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').
5. Undergrounding of all new and existing utilities is required on all frontages per RMC 4-6-090.
6. Street lighting is required for a project that consists of more than 4 units.
7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Trench Restoration and Street Overlay Requirements.
8. The development is subject to transportation impact fees. Fees will be charged based on the rate
at the time of building permit issuance.
• The 2025 transportation impact fee for the project is $11,486 per dwelling.
https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-
2018%20Fee%20Schedule.pdf
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 2025 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.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2025\PRE25-000030
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: February 27, 2025
TO: Pre-Application File No. PRE25-000030
FROM: Nichole Perry, Associate Planner
SUBJECT: 5-Lot Short Plat with Wetland Tract – 18654 108th Ave SE
(APN 3223059141)
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 modiflcation 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 subdivide 18654 108th Ave SE (APN
3223059141) into five (5) single-family residential lots with the remainder of the lot containing
the wetland and stormwater area as a separate tract. The subject property is 81,892 square
feet (1.88 acres) in area and is located in the Residential-14 (R-14) zoning district. Driveway
access for the new lots is proposed through right-of-way (ROW) dedication along 108th Ave
SE and through a planned 20-foot (20’) wide paved driveway along the north property line with
a hammerhead turnaround between Lots 2 and 3 (approximately 460 feet from 108th Ave SE).
Public utility connections, including water and sewer, would be coordinated with Soos Creek
Water and Sewer District. According to the City of Renton (COR) Maps, the site contains
some regulated slopes (>15% & <=25%). One area of regulated slopes is located in the
central eastern portion of the property and another area of regulated slopes in the
southwestern corner of the lot. The site contains two Category III wetlands located in the
western and central portions of the property, requiring a 75-foot buffer and a 15-foot
structure setback from the outer buffer edge.
Current Use: The project site is currently undeveloped, vacant land with vegetation, tree
coverage, an overgrown driveway and concrete pad from the previously demolished house.
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1. Zoning/Land Use Designation, and Overlays: The subject property is zoned
Residential-14 (R-14) and has a Comprehensive Land Use Designation of Residential High-
Density (RHD). The purpose of the Residential-14 Zone (R-14) is 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. The Residential-14 (R-14)
allows a maximum density of fourteen (14) dwelling units per net acre. There also may be one
detached (1) Accessory Dwelling Unit (ADU) with a single-family home allowed per legal lot.
2. Development Standards: The project would be subject to RMC 4-2-110A, “Development
Standards for Residential Zoning Designations,” effective at the time of complete application
(noted as “R-14 standards” herein).
Density – Densities in the R-14 range from seven (7) to fourteen (14) units per net acre with
opportunities for bonuses up to eighteen (18) dwelling units per net acre. 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
fioodways) 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, the area of
public road, private driveway/easement, and/or critical area dedication must be known. All
fractions resulting from net density calculations shall be rounded up 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,
and fractions less than 0.50 shall be rounded down to the nearest whole number.
The proposed subdivision of the 81,892 square feet (1.88 acres) parcel into flve (5) single-
family lots and appears to be consistent with the net density requirements of the R-14 zone.
A density worksheet was not included with the pre-application submittal materials. 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,
according to zoning standards, is 3,000 square feet for detached dwellings. The minimum lot
width is 30 feet for interior lots and 40 feet for corner lots; the minimum lot depth is 60 feet.
Proposed lot sizes and dimensions on the submitted short plat layout are as follows:
• Lot 1: 8,227 square feet with a lot width of approx. 52.50 feet (measured perpendicular to
the midpoint) and a lot depth of approximately 132.01 feet (measured from midpoint to
midpoint).
• Lot 2: 6,930 square feet with a lot width of approx. 52.50 feet and a lot depth of approx.
132.01 feet.
• Lot 3: 6,930 square feet with a lot width of approx. 52.50 feet and a lot depth of approx.
132.01 feet.
• Lot 4: 6,930 square feet with a lot width of approx. 52.50 feet and a lot depth of approx.
132.01 feet.
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• Lot 5: 7,314 square feet with a lot width of approx. 555.5 feet and a lot depth of
approximately 132.04 feet.
• Wetland Tract: 45,662 square feet with a lot width of approx. 620.91 feet and a lot depth
of approx. 132.03 feet.
Based on the submitted short plat layout, Lots 1 through 5 appear to comply with the
required minimum lot size, frontage width, and depth for the R-14 zone. Detailed
information is required at the Short Plat submittal to confirm compliance with lot width,
depth, and size requirements. Submitted plans must demonstrate compliance with the
required lot size and dimensional standards as part of the land use application.
Building Standards – The R-14 standards allow a maximum building coverage of 65% of the
lot area, with a maximum impervious surface coverage of 80%. The maximum wall plate
height in the R-14 zone is restricted to 32 feet, and buildings are limited to three (3) stories.
Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet
above the maximum wall plate height, and common rooftop features, such as chimneys, may
project an additional four (4) feet from the roof surface. Any non-exempt vertical projections
(e.g., decks, railings) that extend above the maximum wall plate height must be stepped back
by one-and-a-half (1.5) horizontal feet for each one (1) vertical foot above the wall plate
height. Accessory structures are included in the building lot coverage calculations, per RMC
4-2-110A. For development standards related to detached accessory buildings, refer to RMC
4-2-110B.
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. Building height would be verified at the time of building permit
review.
Setbacks – Setbacks are the minimum required distance between the building footprint and
the property line. The required yard setbacks in the R-14 zone for primary structures are as
follows:
• Front Yard: 15 feet, or 10 feet if all vehicle access is from an alley.
• Secondary Front Yard: 15 feet.
• Rear Yard: 10 feet.
• Side Yards: 4 feet for detached dwellings; 0 feet for attached sides of attached dwellings.
• Setback from Wetland buffer: 15 feet
According to the submitted site plan, the building footprints appear to be compliant with
the R-14 setback requirements. Compliance with required setbacks for new
development would be reviewed as part of the short plat application and further verified
at the time of the building permit application.
3. Residential Design and Open Space Standards: All single family residences would be
subject to the Residential Design Standards outlined in RMC 4-2-115. Residential Design
Review occurs as part of the Building Permit Review. Requirements related to garages,
entries, modulation, windows/doors, scale, bulk, and character, roof forms, eaves,
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architectural detailing, and materials/color should be reviewed in their entity prior to
submitting permit applications.
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. Street
trees in the ROW planter will also be required. 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 are to be located in
this area when present. Street trees shall be planted in the center of the planting strip
between the curb and the sidewalk 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, flre hydrants, and driveways; such spacing
standards are identifled 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: flfty feet (50') on center.
Please refer to landscape regulations (RMC 4-4-070) for further general and speciflc
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.
Storm drainage facilities are required to comply with the minimum 15-foot perimeter
landscaping strip on the outside of the fence unless otherwise determined through the site
plan review or subdivision review process. Please refer to landscape regulations RMC 4-4-
070 for further general and speciflc landscape requirements.
5. Significant Tree Retention: A tree inventory along with an arborist report, and tree plan
retention plan and tree retention worksheet shall be provided with the formal land use
application as deflned in RMC 4-8-120. The tree retention plan must show preservation of at
least 30% of signiflcant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing
Regulations for further general and speciflc tree retention and land clearing requirements.
In addition to retaining a minimum of 30% of existing signiflcant 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 signiflcant trees with larger trees being worth more tree
credits.
TREE SIZE
TREE
CREDITS
New small species tree 0.25
New medium species tree 1
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CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
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TREE SIZE
TREE
CREDITS
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.
Signiflcant trees shall be retained in the following priority order:
Priority One: Landmark trees; signiflcant trees that form a continuous canopy; signiflcant
trees on slopes greater than twenty percent (20%); signiflcant trees adjacent to critical areas
and their associated buffers; signiflcant 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
signiflcant native evergreen or deciduous trees; and other signiflcant 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.
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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.
The submitted site plan does not identify any saved trees on the subject property.
However, site vegetation includes species such as bigleaf maple, red alder, black
cottonwood, Douglas-fir, and one giant sequoia, as noted in the Delineation Report. Tree
retention standards shall be applied to the developable area, as defined in RMC 4-11-
040, Definitions D for the property. The Administrator may require an independent review
of any land use application involving tree removal and land clearing at the City’s
discretion. Additionally, the Administrator may authorize the planting of replacement
trees on-site if it can be demonstrated that the replacement requirements in RMC 4-4-
130H.1.e can be met. A formal tree retention plan and tree retention worksheet,
prepared by an arborist or landscape architect, will be required and 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 flnish 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 4-4-040.
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.
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. A landscaping wall was proposed on the submitted sit plan. For
more information about fences and retaining walls refer to RMC 4-4-040.
7. Parking: Each lot within the 5-lot subdivision is required to provide a minimum of two (2)
on-site vehicle parking spaces per dwelling unit. Proposed parking layouts and
conflgurations must adhere to R-14 standards, ensuring sufficient on-site parking for each
single-family home. Compliance with parking standards will be verified during the
building permit review phase.
8. Access: Access for the proposed lots includes a new 20’ shared paved driveway and
ROW dedication along 108th Ave SE. Alley access is the preferred street pattern for new
residential development in the R-14 zone, except where site conditions make it impractical.
Per RMC 4-6-060.J, shared driveways are allowed as access for up to 4 lots provided at least
one of the four lots abuts a public right-of-way with at least flfty linear feet of frontage and the
subject lots are not created by a subdivision of ten or more lots. A reasonable use variance
would need to be applied for in order to have compliance with the driveway per RMC 4-9-250.
Compliance with access standards for the R-14 zone would be verified at the time of the
formal Short Plat application, with individual driveway and parking compliance
confirmed during building permit review.
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9. Driveways: Access for the proposed lots shall be provided via a driveway to 108th Ave
SE. Driveway widths are limited according to zoning standards, with single-loaded garage
driveways not exceeding nine feet (9') and double-loaded garage driveways not exceeding
sixteen feet (16'). Driveways must maintain a minimum flve-foot (5') distance from property
lines unless allowed per RMC 4-4-080 for joint-use driveways. Maximum driveway slopes
shall not exceed 15 percent (15%); 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. Due to the onsite wetland, the access design (half-street or
otherwise) would be based on a reasonable use variance. Compliance with driveway
spacing, safety, and design standards per RMC 4-4-080 and RMC 4-6-060 would be
required at the time of formal application.
10. Critical Areas: The site contains regulated slopes (15-25%) in the central-eastern portion
and the southwestern corner of the property, as well as two Category III wetlands located in
the western and central portions of the lot. Due to the presence of regulated slopes and a
wetland, a geotechnical study and wetland assessment would be required at the time of
building permit application. This study must address whether the proposed development
would not increase the risk of geological hazards to adjacent or abutting properties beyond
pre-development conditions, would not adversely impact other critical areas, and can be
safely accommodated on-site. It is the applicant’s responsibility to confirm if any
additional critical areas are present on the site prior to submitting a formal land use
application.
11. Environmental Review: The development requires a SEPA review due to the presence of
two Category III wetlands with associated buffers and regulated slopes. The extent of grading
(over 500 cubic yards) and potential wetland buffer modiflcations will determine SEPA
applicability. If the project avoids direct wetland buffer impacts and grading remains below
SEPA thresholds, the proposal may be exempt from SEPA review. Compliance with RMC 4-
9-070 and WAC 197-11-800 will be reviewed at the time of formal land use application.
12. Permit Requirements: The proposal for a flve-lot plat would require an administrative
short plat application, reasonable use variance and SEPA. The land use review would include
public notice and a two-week public comment period. Once a complete application is
submitted and all fees are paid, a decision can be issued in approximately 8 weeks. The 2025
short plat fee is $6,268.00. Modiflcation requests are $299.00 each. 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.
13. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of
submittal requirements and may be modifled in cases where additional information is
required to complete the review of an application. In addition, non-applicable submittal
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requirements may be waived. The applicant should contact the assigned Project Manager
if there are any questions regarding submittal requirements.
14. Public Information Sign: Public Information Signs are required for all Type II and Type III
Land Use Permits as classifled by RMC 4-8-080. Public Information Signs are intended to
inform the public of potential land development, speciflc permits/actions being considered
by the City, and to facilitate timely and effective public participation in the review process.
The applicant must follow the speciflcations 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.
Once the 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 flnal 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.
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 2025 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 $1,003.00 (+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.
The City of Renton Fee Schedule listing all City Development related fees is available for your
review on the city’s website.
16. 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 Nichole Perry, Associate Planner, at 425-430-7286 or nperry@rentonwa.gov
to submit prescreen materials and subsequent land use application.
17. Expiration: Upon approval, the Short Plat is valid for flve (5) years with a possible one-
year extension (RMC 4-7-070M). It is the applicant’s responsibility to monitor the
expiration dates.