HomeMy WebLinkAboutPRE25-000040 Meeting SummaryDEPARTMENT 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
Dulay 102nd Ave SE Subdivision
18845 102nd Ave SE, Renton WA 98055 (APN 3223059028 and
3223059285)
PRE25-000040
March 13, 2025
Contact Information:
Planner: Nichole Perry, 425.430.7286
Public Works Plan Reviewer: Michael Sippo, 425.430.7298, msippo@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: March 4, 2025
TO: Nichole Perry, Assistant Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Dulay 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. No charge/fee for the existing home that may be
retained or removed.
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 hammerhead type fire apparatus turnaround.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: March 13, 2025
June 20, 2011
TO: Nichole Perry, Associate Planner
FROM: Michael Sippo, Civil Engineer III
SUBJECT: Dulay 102nd Ave SE Short Subdivision
18845 & 18855 102nd Ave SE, Renton, WA
PRE25-000040
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 #
322305-9028 and 332305-9285. The following comments are based on the pre-application
submittal made to the City of Renton by the applicant.
WATER COMMENTS
1. The subject development is within the water service area of Soos Creek Water and Sewer
District. A water availability certificate from Soos Creek Water and Sewer District is required
as part of the Land use Application
2. A copy of the water main improvements plans shall be submitted to the City of Renton as a
part of the City’s Civil Construction permit.
3. Based on Renton Regional Fire Authority’s review comments on the submitted information
for the pre-application, the preliminary fire flow demand for the development is 1,000 gpm
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 is required.
4. A minimum 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. The existing fire hydrants are not within 300
feet of all of the proposed new lots. A minimum of 1 new hydrant will be required.
5. The number and locations of fire hydrants shall be determined by the City of Renton Fire
Department as part of the review of the project plans.
6. The site is located outside of an Aquifer Protection Area.
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SEWER COMMENTS
1. The subject development is within the water service area of Soos Creek Water and Sewer
District. A sewer availability certificate from Soos Creek Water and Sewer District is required
as a part of the Land use Application.
2. A copy of the sewer main improvement plans shall be submitted to the City of Renton as a
part of the City’s Civil Construction permit.
3. If the existing homes on the sites are served by private on-site septic systems, the septic
systems shall be abandoned in accordance with King County Department of Health
regulations and Renton Municipal Code.
4. The development may be subject to King County Wastewater Treatment Division capacity
charge. Information about the charge including rates may be found here:
https://kingcounty.gov/en/dept/dnrp/waste-services/wastewater-treatment/sewer-
system-services/capacity-charge/about
SURFACE WATER
1. There is existing conveyance system consisting of 12” CPEP located of the east side of 102nd
Ave SE along the project’s frontage and flows from north to south. The site’s natural
topography flows from the east to west to a low point located along the central portion of the
site’s west property line which where the ground topography continues downslope to the
west and southwest within the neighboring 18833 property (single family residential parcel).
In general, runoff then continues southward over multiple single-family residential parcels
towards SE 192nd St where drainage channels and/or features may exist, however, there are
no formal mapped conveyance systems across these properties.
2. Based on City of Renton GIS Mapping (COR Maps) the site contains regulated slopes (15-
25%) near the site’s low-point on the western property line and the adjacent downstream site
contains slopes ranging from 15% to greater than 40% (sensitive and protected). There are
also regulated landslide hazard areas approximately 300’ to the west downslope of the
subject property.
3. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface
Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton
Surface Water Design Manual (RSWDM) to determine what type of drainage review is
required for this site. The site falls within the Flow Control Duration Standard Matching
Forested Site Conditions and is within the Black River Drainage Basin and Upper Springbrook
Creek Drainage Sub-basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of
drainage review required in the RSWDM. The site does not fall within the City’s Aquifer
Protection Area (APA).
4. The development is subject to a full drainage review and must demonstrate that the
proposed project complies with all 9 core requirements and all 6 special requirements as
outlined in the RSWDM.
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.
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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. Any new storm conveyance installed on or off-site shall be designed and sized in accordance
with standards found in Chapter 4 of the 2022 RSWDM and shall account for the total
upstream tributary area, assuming developed conditions for onsite tributary areas and
existing conditions for any offsite tributary areas.
8. A Construction Stormwater Permit from Department of Ecology may be required since
clearing and grading of the site and frontage could potentially exceed one acre. Applicant
must obtain permit and provide proof prior to Civil Permit issuance.
9. 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. Any removal
of existing underground storage tanks and/or contaminated soils will be required to meet all
local, State and Federal requirements.
10. All work proposed outside of the applicant’s property will require a permanent drainage
easement to be provided to the City and a temporary construction easement prior to any
permits being issued.
11. Erosion control measures to meet the City requirements shall be provided
12. The current City of Renton Surface Water Standard Plans that shall be used in all drainage
submittals are available online at the City of Renton website.
13. The 2025 Surface water system development fee is $0.94 per square foot of new impervious
surface, but no less than $2,350.00. This is payable prior to issuance of the construction
permit. This fee is subject to change based on the calendar year the construction permit is
issued. Credit will be given for existing impervious surfaces. The full fee schedule can be
found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11438465&dbid=0&repo=CityofRent
on
TRANSPORTATION
1. The proposed development fronts 102nd Ave SE along the east property line. 102nd Ave SE
is classified as a Residential Access Street. Existing right-of-way (ROW) width is
approximately 44 feet (measured 30 feet from the street centerline to the property’s east
property line). Meeting the City’s complete street standards for Residential Access Streets
(53 feet) is dependent on the location of existing paved street within the right of way, right of
way dedication is likely not applicable – subject to survey information, however, based on
preliminary review the street appears centered within the ROW and the current 44’ width (30’
from centerline) is sufficient to build the improvements without a dedication. As per RMC 4-
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6-060, half street frontage improvements will be required to be built on 102nd Ave SE
frontage by the developer. Final determination of specific right-of-way dedication will be
confirmed when the survey and preliminary engineering design is complete. Street frontage
improvements including paved travel roadway width of 26 feet or paved width to match
existing paved width along the corridor (the larger number is required), 0.5 feet wide curbs, 8
feet wide landscaped planters, 5 feet wide sidewalks, drainage improvements, and
streetlights are required to be provided on 102nd Ave SE. Right of way of the public streets
should extend to the back of the sidewalk. On and off-site ADA, curbing, sidewalk and
parking lot/drive-aisle improvements will be reviewed in conjunction with the civil
construction permit and will require a grading plan consisting of spot elevations and slopes
showing that ADA and City specifications are being met.
2. The applicant is required to provide the frontage improvements unless a waiver or
modification of the street frontage improvements as outlined in City code 4-9-250(C)(5)(d) is
requested.
3. Current City of Renton and Renton Regional Fire Authority standards require a turnaround for
dead-end streets greater than 150 feet. Dead-end streets up to 300 feet may utilize a
hammerhead turnaround provided it meets the requirements for emergency services
access, including a 25-ft inside and 45-ft outside turning radius. Fire access roadways shall
be constructed to support a 30-ton vehicle with 75-psi point loading. No part of the
turnaround may be part of the parking areas in front of the house. Reference RMC 4-6-060H.
The hammerhead turnaround shall have a design approved by the Administrator and Fire and
Emergency Services.
4. Refer to City code 4-4-080 and 4-6-060(J) regarding driveway regulations.
a. A minimum separation of 5 feet is required between driveway and the property line.
b. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2.
c. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall
provide slotted drains at the lower end with positive drainage discharge to restrict
runoff from entering the garage.
d. 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').
e. Shared driveways can be no longer than 200 feet.
5. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-
6-090.
6. Street lighting is required for a project that consists of more than four (4) residential units.
See RMC 4-6-060 for street lighting requirements. Lighting plans are required to be submitted
with the land use application and will be reviewed during the construction utility permit
review.
7. A traffic impact analysis is required when the estimated vehicular traffic generated from a
proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM
(3:00 – 6:00) peak periods. The analysis must include a discussion on traffic circulation to
and from the site and onsite traffic circulation. The study shall include trip generation and
trip distribution for the project for both AM and PM peak hours.
8. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
9. Payment of the transportation impact fee is applicable on the construction of the single
family houses at the time of application for the building permit. The current 2025 rate of
transportation impact fee is $11,485.67 per dwelling for single family residences, and
$6,184.59 per dwelling for accessory dwelling unit. The transportation impact fee that is
Dulay 102nd Ave SE Short Subdivision_PRE25-000040 Page 5 of 5
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current at the time of building permit application will be levied, payable at building permit
issuance.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e., electrical, phone, and cable services, etc.) along
property frontage or within the site must be underground. The construction of these
franchise utilities must be inspected and approved by a City of Renton inspector.
2. Adequate separation between utilities as well as other features shall be provided in
accordance with code requirements:
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft
vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
3. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page
for the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each
plan shall be on separate sheets.
5. Additional Building Permit Applications will be required for the following:
a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b. Detention vaults for storm water flow control.
c. Demo of any existing structures on the project site(s).
6. Fees quoted in this document reflect the fees applicable in the year 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 fee schedule.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2025\PRE25-000040
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: March 13, 2025
TO: Pre-Application File No. PRE25-000040
FROM: Nichole Perry, Associate Planner
SUBJECT: Dulay 102nd Ave SE Subdivision – 18845 102nd Ave SE (APNs
3223059028 and 3223059285)
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 two (2) existing single-family
residential lots at 18845 and 18855 102nd Ave SE (APNs 3223059028 and 3223059285) into
four (4) single-family residential lots and one (1) stormwater tract. The subject properties
have a combined site area of 51,271 square feet (1.18 acres) and are located in the
Residential-4 (R-4) zoning district. Driveway access for the new lots is proposed through a
planned 20-foot (20’) wide private access or joint-use driveway with a hammerhead
turnaround between the stormwater tract and Lot 4. According to the City of Renton (COR)
Maps, the site contains regulated slopes (>15% & <=25%), which are located on the western
portion of the western most property (APN 3223059028).
Current Use: The project site currently consists of two (2) parcels, APN 3223059028 and APN
3223059285. Parcel no. 3223059028 is a flag lot and is currently undeveloped, vacant land
with vegetation and tree coverage. Parcel no. 3223059285 contains an existing single-family
residence with vegetation and tree coverage.
1. Zoning/Land Use Designation, and Overlays: The subject property is zoned
Residential-4 (R-4) and has a Comprehensive Land Use Designation of Residential Low-
Density (RLD). The purpose of the Residential-4 Zone (R-4) is to provide for low-density
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residential neighborhoods characterized primarily by detached single-family dwellings on
larger lots, consistent with the suburban character of the area. The Residential-4 (R-4) zoning
district allows a maximum net density of four (4) dwelling units per net acre.
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-4 standards” herein).
Density – Densities in the R-4 zoning district have no minimum dwelling units and can have a
maximum of four (4) 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 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 0.50 or greater shall be rounded up to the nearest whole number, while fractions less
than 0.50 shall be rounded down to the nearest whole number.
The proposed subdivision of the 51,271 square foot (1.18-acre) site includes a 5,000 square
foot private access easement, resulting in a net site area of 46,271 square feet (1.06 acres).
The proposed four (4) single-family lots yield a net density of approximately 3.77 dwelling
units per acre, which is consistent with the net density requirements of the R-4 zone. A
density worksheet was 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-4 zone,
according to zoning standards, is 9,000 square feet for detached dwellings. The minimum lot
width is 70 feet for interior lots and 80 feet for corner lots; the minimum lot depth is 100 feet.
Proposed lot sizes and dimensions on the submitted short plat layout are as follows:
• Lot 1: 10,341.15 square feet with a lot width of approximately 75.00 feet (measured
perpendicular to the midpoint) and a lot depth of approximately 147.76 feet
(measured from midpoint to midpoint).
• Lot 2: 10,341.78 square feet with a lot width of approximately 70.04 feet and a lot
depth of approximately 147.73 feet.
• Lot 3: 10,339.64 square feet with a lot width of approximately 77.77 feet and a lot
depth of approximately 147.70 feet.
• Lot 4: 12,830.85 square feet with a lot width of approximately 85.54 feet and a lot
depth of approximately 150.03 feet.
• Stormwater Tract: 7,425.36 square feet with a lot width of approximately 49.50 feet
and a lot depth of approximately 150.30 feet.
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Based on the submitted short plat layout, Lots 1 through 4 appear to comply with the
required minimum lot size, frontage width, and depth for the R-4 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-4 standards allow a maximum building coverage of 35% of the lot
area, with a maximum impervious surface coverage of 50%. The maximum wall plate height
in the R-4 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-4 zone for primary structures are as
follows:
• Front Yard: 30 feet, or 20 feet if all vehicle access is from an alley.
• Secondary Front Yard: 30 feet.
• Rear Yard: 25 feet.
• Side Yards: Combined 20 feet with not less than 7.5 feet on either side.
According to the submitted site plan, the building footprints appear to be compliant with
the R-4 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.
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,
architectural detailing, and materials/color should be reviewed in their entity prior to
submitting permit applications.
3. 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
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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.
4. 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
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
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TREE SIZE
TREE
CREDITS
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.
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. 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,
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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.
7. Parking: Each lot within the 4-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-4 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’ private flre access roadway from
102nd Ave SE. Per RMC 4-6-060J, shared driveways are allowed as access for up to four (4)
lots provided at least one of the four lots abuts a public right-of-way and the street frontage
of the lot is equal to or greater than the lot width requirement of the zone, the subject lots are
not created by a subdivision of ten or more lots, a public street is not anticipated by the City
of Renton to be necessary for existing or future traffic and/or pedestrian circulation through
the short subdivision or to serve adjacent property, the shared driveway would not adversely
affect future circulation to neighboring properties, the shared driveway is no more than three
hundred feet (300') in length, and the shared driveway poses no safety risk and provides
sufficient access for emergency vehicles and personnel. In addition, the width of the tract
and paved surface shall be a minimum of sixteen feet (16'); the Fire Department may require
the tract and paved surface to be up to twenty feet (20') wide. If a shared driveway abuts
properties that are not part of the subdivision, an eight foot (8') wide landscaped strip shall
be provided between the shared driveway and neighboring properties. The landscape strip
shall be within a tract and planted with a mixture of trees, shrubs, and groundcover, as
required in RMC 4-4-070. The shared driveway shall be wholly within a tract. The tract shall
be shown and recorded on the face of the plat to be preserved in perpetuity. The owners of
the subject lots shall have an equal and undivided interest in the ownership of the tract.
Compliance with street access standards for the R-4 zone would be verified at the time
of the formal Short Plat application, with individual driveway and parking compliance
confirmed during building permit review.
9. Driveways: Access for the proposed lots shall be provided via a private driveway from
102nd Ave SE. Driveway widths are limited according to zoning standards, with single-loaded
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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. 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%) located on the south-western
portion of the property (APN 3223059028). A geotechnical study would be required at the time
of the 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 is categorically exempt from SEPA review due
to the proposal containing less than nine (9) detached single-family dwelling units.
Compliance with RMC 4-9-070 and WAC 197-11-800 will be reviewed at the time of the
formal land use application.
12. Permit Requirements: The proposal for a four (4) lot plat would require an administrative
short plat application. 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
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 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
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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.