HomeMy WebLinkAboutPRE25-000067 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
Afshar Short Plat – 1161 Camas Ave NE (APNs
0823059044 and 0823059136)
PRE25-000067
April 3, 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 28, 2025
TO: Nichole Perry, Assistant Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Camas 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 there is one existing fire hydrant that can meet the minimum
requirements. An approved fire sprinkler system can substitute for a required secondary fire
hydrant if needed.
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 exceeding
300 feet long require an approved 90-foot cul-de-sac. An approved variance for approved
hammerhead type fire apparatus turnaround can be approved if all the new homes have an
approved fire sprinkler system as proposed.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 1, 2025
TO: Nichole Perry, Associate Planner
FROM: Michael Sippo, Civil Engineer 3
SUBJECT: Afshar Short Plat
1161 Camas Ave NE
PRE25-000067
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)
0823059136 and 0823059044. The following comments are based on the pre-application submittal
made to the City of Renton by the applicant.
Water
1. Water service is provided by the City of Renton. The site is within the Highlands 435 Pressure
Zone. There is an existing 8-inch water main (see City water project plan no. W-319402) in Camas
Ave NE that can deliver a maximum capacity of 1,250 GPM. The static water pressure is about 68
psi at street elevation.
2. There is an existing ¾-inch domestic water meter serving the existing house on the property
(MTR-013496 and LAT-012926).
3. 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.
Below is a summary of the existing fire hydrants in the vicinity of the site. Please refer to the Fire
Authority for fire hydrant requirements:
• At east property line (HYD-NE-00499).
• At north side of the NE 12th St and Camas Ave NE intersection (HYD-NE-00079).
• Based on Renton Regional Fire Authority Comments: “the fire flow requirement for the
proposed single family homes is a minimum of 1,000 gpm for homes under 3,600 square
feet (including garage and basement areas) and goes up to a minimum of 1,500 gpm for
homes over 3,600 square feet. A minimum of one fire hydrant is required within 300-feet
of each proposed home. A minimum of two fire hydrants are required within 300-feet of
the proposed homes if they exceed 3,600 square feet. An approved fire sprinkler system
may substitute for the second hydrant only, if needed. Existing hydrants can count
toward the requirements if they are within the proper distance and they meet current
standards.”
4. Installation of an 6-inch water main from Camas Ave NE to the west property line, within a tract
and within a 15-foot wide utility easement along the south property lines, will be required.
5. Installation of domestic water service lines and meters will be required. One meter is required
for each single family home. Meter(s) sizing shall be per Uniform Plumbing Code, Chapter 6. A
minimum of a 1” water meter and service will be required for the installation of an approved fire
sprinkler system with a double check valve assembly (DCVA) downstream of the water meter per
City Standard Plan 340.8
6. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped with
one.
7. Installation of a landscape irrigation meter and double check valve assembly (DCVA) per City
Standard Plan 340.8, if applicable.
8. 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.
9. A conceptual utility plan will be required as part of the land use application for the subject
development.
10. For water mains located on private property, a 15-ft wide utility easement is required for all on-
site water mains, hydrants, meters and related appurtenances.
11. 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 2025 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 $5,025.00 per 1-inch meter, $25,125 per 1-1/2 inch meter, and
$40,200 per 2-inch meter.
• Water service installation charges for each proposed domestic water service is
applicable. Water Service installation is $2,875.00 per 1-inch service line, $4,605 per 1-
1/2 inch service, $4,735 per 2-inch service, and for services larger than 2-inch a $220
processing fee is applied and the Contractor will provide the materials and will install the
service line and water meter.
• Drop-in meter fee is $460.00 per 1-inch meter, $750.00 per 1-1/2 inch meter, and $950.00
per 2-inch meter.
• A credit will be applied to the existing service if abandoned.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11438465&dbid=0&repo=C
ityofRenton
Sanitary Sewer
1. Sewer service is provided by the City of Renton. The current home is being served by a side
sewer service.
2. There is an existing 8-inch wastewater main located in Camas Ave NE (see City plan no. S-
01881A).
3. There is an existing 8-inch wastewater main that runs along unimproved NE 11th Ct from east to
west and encroaches along a portion of the southeast property corner and continues east to
west within the NE Sunset Blvd right-of-way (see City plan no. S-01881A)
4. There is an existing 4” PVC side sewer serving the existing home on the eastern portion of the
site. This sewer flows into a 6” concrete stub and then into the sewer main in Camas Ave NE.
5. The Applicant will need to show how they propose to serve the new development with sanitary
sewer service.
6. The project will be required to provide a public utility easement for the existing sewer main
where it crosses across or within 7.5’ of the property.
7. Individual sewer stubs from the sewer main and individual side sewers are required for the
residential uses. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City
of Renton Standard Details.
8. A conceptual utility plan will be required as part of the land use application for the subject
development.
9. The development is subject to a wastewater system development charge (SDC) fee. The 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 2025 Fee Schedule on the City’s website. Fees will be charged based on the
rate at the time of construction permit issuance.
a. The current sewer fee is $4,025.00 per 1-inch meter, $20,125.00 per 1-1/2 inch meter,
$32,200.00 per 2-inch meter, a $64,400.00 per 3-inch meter.
b. Final determination of applicable fees will be made after the water meter size has been
determined.
c. The full fee schedule can be found at
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11438465&dbid=0&repo=C
ityofRenton
Surface Water
1. 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 standad area matching existing site
conditions. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required
in the RSWM. The site falls within the East Lake Washington drainage basin. Regulated slopoes
are located just south of the project site.
2. The existing site topography is generally flat, with gentle sloping from the north to south. There is
no on-site stormwater conveyance system. Stormwater from the site either infiltrates or
gradually flows off-site. There is a 12” stormwater main on the east side of Camas Ave NE (see
City plan no. R-246001). Stormwater that collects from the frontages gradually flows south to NE
Sunset Blvd.
3. Storm drainage improvements along all public street frontages are required to conform to the
City’s street and stormwater conveyance standards. Any new storm drain 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.
4. 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.
5. 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.
6. 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.
7. Erosion control measures to meet the City requirements shall be provided.
8. A preliminary drainage plan and technical information report is required to be submitted with the
land-use submittal.
9. The development is subject to a stormwater system development charge (SDC) fee. The SDC fee
for stormwater is based on the new impervious surface area proposed for the project. Current
fees can be found in the 2025 Fee Schedule on the City’s website. Fees will be charged based on
the rate at the time of construction permit issuance.
d. The current stormwater fee is $0.94 per square foot of new impervious surface area but
no less than $2,350.00.
e. Final determination of applicable fees will be made during the civil construction permit
review process.
f. The full fee schedule can be found at
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11438465&dbid=0&repo=C
ityofRenton
Transportation
1. Per City code 4-6-060 frontage improvements are required for new construction of short
subdivisions. The proposed project fronts Camas Ave NE to the east, NE Sunset Blvd to the
south and private property on all other sides.
a. Camas Ave NE is classified as a residential access street with an existing right of way
width of approximately 40’. Per RMC 4-6-060, the minimum right of way width for a
residential access street is 53’; a dedication of approximately 6.5’ will be required. Per
City code 4-6-060, half street improvements shall include a pavement width of 26 feet
(13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 5-foot sidewalk,
street trees and storm drainage improvements.
b. NE Sunset Blvd is classified as a principal arterial street with an existing right of way
width of approximately 220’. Per RMC 4-6-060, the minimum right of way width for a
principal arterial street is 91’; no dedication of right of way will be required. Per City
code 4-6-060, half street improvements shall include a pavement width of 54 feet (27
feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, a 2-
foot clear space, street trees and storm drainage improvements.
i. Due to the steep slopes located between the property and NE Sunset Blvd,
consideration may be taken for a modification of street improvements along
this corridor, which may revise the street section or to retain the existing. A
modification request with justification may be made with the land-use
application which includes a fee-in-lieu of frontage improvements in
accordance with RMC 4-9-060 (9)(b)(i).
2. Refer to City code 4-4-080 for complete driveway regulations.
a. A minimum separation of 5 feet is required between the driveway and the property line.
b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide
slotted drains.
c. The width of any driveway shall not exceed thirty feet (30’) exclusive of the radii of the
returns or the taper section.
d. There shall be no more than one driveway for each 165 feet of street frontage.
3. Current City of Renton 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. Reference RMC 4-6-060H. Access is required within 150 feet of all points on all
the buildings. Dead end access roadways exceeding 300 feet long require an approved 90-foot
cul-de-sac. An approved variance for approved hammerhead type fire apparatus turnaround
can be approved if all the new homes have an approved fire sprinkler system as proposed. The
hammerhead turnaround shall have a design approved by the Administrator and Fire and
Emergency Services.
4. Shared driveways are allowed for access to up to 4 lots provided at least one of the four (4) lots
abuts a public right-of-way with at least fifty (50) linear feet of frontage and the subject lots are
not created by a subdivision of ten (10) or more lots. Refer to the shared driveway requirements
as outlined in RMC 4-6-060J. Shared driveways shall be within a tract; 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.
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 or
5,000 square feet of commercial. See RMC 4-6-060 for street lighting requirements.
7. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are
required to do a traffic impact analysis. The trips should be calculated based on the guidelines
of the current ITE Trip Generation Manual. Refer to the policy guidelines for traffic impact
analysis. If the site generates 20 or more new peak hour trips in either AM peak or PM peak,
then the applicant should contact the City to get information of the locations where traffic
analysis is required.
8. Paving and trench restoration within the City ROW shall comply with the City’s Trench
Restoration and Street Overlay Requirements.
9. The development is subject to transportation impact fees. Fees will be charged based on the
rate at the time of building permit issuance.
a. Unless otherwise listed on the City Fee Schedule the impact fee per new single-family
residence is $11,485.67.
b. The property contains an existing residence, the developer will receive a credit for the
existing home if it is demoed. Credits are good for up to 3 years from the demolition of
the existing structure.
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.
H:\CED\Planning\Current Planning\Pre-Applications\2025\PRE-25-000067 Staff Report
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 3, 2025
TO: Pre-Application File No. PRE25-000067
FROM: Nichole Perry, Associate Planner
SUBJECT: Afshar Short Plat – 1161 Camas Ave NE (APNs 0823059044
and 0823059136)
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 Afshar Short Plat project involves a 2-parcel project located at 1161
Camas Ave NE, APNs 0823059044 and 0823059136, situated in the R-8 zoning district. The
proposal aims to subdivide the existing two (2) lots into three (3) single-family residential lots.
The subject properties have a combined area of 19,865 square feet (0.46 acres). Driveway
access for the new lots is proposed via a driveway from the corner of Camas Ave NE and NE
11th Ct, currently called 11th Court at the southern portion of the property line. To satisfy the
fire department requirement of a 20 feet wide paved driveway, a strip of 4 feet is proposed as
an easement from lots 3 and 2, to be added to the tract. According to the City of Renton (COR)
Online Mapping, there are no critical areas on site.
Current Use: The project site at 1161 Camas Ave NE (APN 0823059044) currently contains
one-story single family dwelling unit and a detached garage with vegetation. The second
project site NA address, (APN 0823059136) The site does not include any structures and
contains some vegetation.
1. Zoning /Land Use Designation, and Overlays: The subject property is zoned
Residential-8 (R-8), and the Residential Medium Density (RMD) Comprehensive Plan
Land Use designation. 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. It is intended to implement the Residential Medium Density Comprehensive Plan
designation. Development in the R-8 Zone is intended to create opportunities for new
Afshar Short Plat
Page 2 of 9
April 3, 2025
H:\CED\Planning\Current Planning\Pre-Applications\2025\PRE-25-000067 Staff Report
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 residential environment and add to a sense of community. Uses in the R-8 zone
are limited to detached dwelling units, with one (1) Accessory Dwelling Unit (ADU)
allowed per legal lot.
The proposed subdivision of the parcel into three (3) single-family lots include
approximately 19,865 square feet (0.46 acres) in area. This appears to be consistent
with the net density requirements of the R-8 zone at 6.52 du/ac (3 dwelling units /
0.46 ac). The area dedicated to right-of-way would be deducted from the gross site
area to calculate the “net” site area for density calculations, which would be
provided at the time of formal land use application.
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 round up at two (2) numbers past the decimal (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 4 dwelling units 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 – Minimum Lot Size, Width, and Depth – The
minimum lot size permitted in the R-8 zone, according to 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. For short plats of parcels smaller
than one acre, one parcel may be allowed to be smaller than the required minimum lot
size, provided all other parcels meet the required minimum lot size standard of the zone.
In the R-8 zone, one of the lots may be reduced to four thousand five hundred (4,500)
square feet. Proposed lot sizes and dimensions on the submitted short plat layout are as
follows:
• Lot 1: 5,750 square feet with a lot width of approximately 50 feet (measured
perpendicular to the midpoint) and a lot depth of approximately 115 feet (measured
from midpoint to midpoint).
Afshar Short Plat
Page 3 of 9
April 3, 2025
H:\CED\Planning\Current Planning\Pre-Applications\2025\PRE-25-000067 Staff Report
• Lot 2: 4,686 square feet with a lot width of approximately 51 feet and a lot depth of
approximately 93 feet.
• Lot 3: 6,295 square feet with a lot width of approximately 75.5 feet and a lot depth of
approximately 83 feet.
Based on the site plan submitted by the applicant, all three lots appear to comply
with the required minimum lot size, frontage width, and depth for the R-8 zone.
Detailed information is required at the 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 standards with
the land use application.
Building Standards – The R-8 zoning standards allow a maximum building coverage of
50% of the lot area, with a maximum impervious surface coverage of 65%. The maximum
wall plate height in the R-8 zone is restricted to 24 feet, and buildings are limited to two
(2) 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 Section 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 R-8 zone for primary structures are
as follows:
Front Yard: 20 ft. except when all vehicle access is taken from an alley, then 15 ft.
Secondary Front Yard (applies to Corner Lots): 15 feet.
Rear yard: 25 feet.
Side yards: 5 feet.
Compliance with required setbacks for new development would be verified at the
time of building permit 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.
Afshar Short Plat
Page 4 of 9
April 3, 2025
H:\CED\Planning\Current Planning\Pre-Applications\2025\PRE-25-000067 Staff Report
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, fire hydrants, and driveways; such spacing standards are identified in the City’s
Approved Tree List. Generally, the following spacing is required: i. Small-sized maturing
trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center;
and iii. Large-sized maturing trees: fifty feet (50') on center. 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.
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 specific landscape requirements.
5. Significant Tree Retention: When significant trees (greater than 6-inch caliper or 8-
caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory
and a tree retention plan along with an arborist report, tree retention plan and tree
retention worksheet shall be provided with the formal land use application as defined in
RMC 4-8-120. The tree retention plan must show preservation of at least 30% of
significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing
Regulations for further general and specific tree retention and land clearing
requirements.
In addition to retaining a minimum of 30% of existing significant trees, each new lot would
be required to provide a minimum tree density of 30 tree credits per net acre. Tree credits
encourage retention of existing significant trees with larger trees being worth more tree
credits.
TREE SIZE
TREE
CREDITS
New small species tree 0.25
New medium species tree 1
New large species tree 2
Preserved tree 6 – 9 caliper inches 4
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TREE SIZE
TREE
CREDITS
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 4-4-130 H.2. Protection of trees or groves by placement within a dedicated tract
(Tier 1) is the highest priority.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
to critical areas and their associated buffers; significant trees over sixty feet (60') in height
or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees
on abutting properties from strong winds, which could otherwise allow such sheltered
trees to be blown down if removed.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non-native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical area
or its buffer.
The Administrator may require independent review of any land use application that
involves tree removal and land clearing at the City's discretion.
The Administrator may authorize the planting of replacement trees on the site if it can be
demonstrated to the Administrator's satisfaction that replacement requirements in RMC
4-4-130H.1.e can be met.
According to the submitted site plan, there appear to be trees present on the
property. Tree retention standards shall be applied to the developable area, as
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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. The
project narrative states that the project will adhere to the city’s 30% tree retention
requirement, with significant tree details to be provided in the Preliminary Short Plat
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.
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. No fences or retaining walls were shown on the
submitted materials.
For more information about fences and retaining walls refer to RMC 4-4-040.
7. Parking: Each lot within the Afshar Short Plat is required to provide a minimum of two (2)
on-site vehicle parking spaces per dwelling unit. Proposed parking layouts and
configurations will need to adhere to R-8 zoning 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 will be provided via a 16’ driveway connection from
Camas Ave NE. Alley access is the preferred street pattern for all new residential
development, except within the Residential Low Density (RLD) land use designation.
Shared driveways may be allowed for access to no more than four (4) residentially zoned
lots, and no more than four (4) residential units, the types of which are listed in RMC 4-2-
060C, provided:
a. At least one lot 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;
b. The subject lots are not created by a subdivision of ten (10) or more lots;
c. 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;
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d. The shared driveway would not adversely affect future circulation to neighboring
properties;
e. The shared driveway is no more than three hundred feet (300') in length; and
f. The shared driveway poses no safety risk and provides sufficient access for emergency
vehicles and personnel. Shared driveways shall be within a tract; 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. No sidewalks are required for shared
driveways; however, drainage improvements pursuant to City Code are required (i.e.,
collection and treatment of stormwater), as well as an approved pavement thickness.
The maximum grade for the shared driveway shall not exceed fifteen percent (15%),
except for within approved hillside subdivisions. An access easement shall be recorded
with the King County Recorder’s Office and be shown on the face of the plat to encumber
the entirety of the tract. The easement shall prohibit any temporary or permanent
physical obstructions within the easement including, but not limited to, the parking of
non-emergency vehicles.
Compliance with access standards 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: 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 five-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. Driveways shall not be closer
than five feet (5’) to any property line except as allowed per RMC 4-4-080I.9, Joint Use
Driveways.
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.
10. Critical Areas: The City of Renton’s mapping does not identify critical areas on site.
Sensitive and protected slopes are mapped within 30 feet (30’) of the project site.
Whenever a proposed development requires a development permit and a geologic
hazard, including sensitive slopes, is present on the site of the proposed development or
on abutting or adjacent sites within fifty feet (50') of the subject site, geotechnical studies
by licensed professionals, such as a geotechnical engineer and/or engineering geologist,
shall be required. It is the applicant’s responsibility to confirm if any additional
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critical areas are present on the site prior to submitting a formal land use
application.
11. Environmental Review: Projects consisting of nine (9) units or fewer that do not impact
a critical area are exempt from Environmental (SEPA) Review under Washington State
regulations in accordance with RCW 4-9-070G.1.a. However, the project may be subject
to Environmental Review, in accordance with RMC 4-9-070H.3, if it is determined that
critical areas are located on the property.
12. 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 2025 preliminary short plat fee is $6,268.00. Each
modification request is $299.00. 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.
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.
13. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of
submittal requirements and may be modified in cases where additional information is
required to complete the review of an application. In addition, non-applicable submittal
requirements may be waived. The applicant should contact the assigned Project
Manager if there are any questions regarding submittal requirements.
14. Public Information Sign: Public Information Signs are required for all Type II Land Use
Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform
the public of potential land development, specific permits/actions being considered by
the City, and to facilitate timely and effective public participation in the review process.
The applicant must follow the specifications provided in the public information sign
handout. The applicant is solely responsible for the construction, installation,
maintenance, removal, and any costs associated with the sign.
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;
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• 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.
A handout listing all of the City’s Development related fees is available for your review at
the following link: 2025 Fee Schedule.
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 five (5) years with a possible one-
year extension (RMC 4-7-070M). It is the applicant’s responsibility to monitor the
expiration dates.