HomeMy WebLinkAboutPRE25-000112_Staff CommentsDEPARTMENT 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
Lincoln Peak Short Plat
3601 Lincoln ave NE
PRE 25-000112
04/24/25
Contact Information:
Planner: Mariah Kerrihard, 425-430-7238, mkerrihard@rentonwa.gov
Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org
Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider
giving copies to engineers, architects, and contractors who will work on the project. You will
need to submit an PDF copy of this packet when you apply for land use and/or
environmental permits.
When the project application is ready for submittal, you may email the project planner to
start the prescreen process. Similarly, you may contact the assigned planner if there are any
questions regarding submittal requirements.
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: April 15, 2025
TO: Mariah Kerrihard, Assistant Planner
FROM: Hugo Sotelo, DFM
SUBJECT: Lincoln Peak 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 availability appears to be adequate for the required GPM.
2. The fire impact fees are currently applicable at the rate of $421.98 per single family unit.
This fee is paid upon building permit issuance. Credit is available for the removal of or
retention of the existing homes.
3. An approved turnaround for Fire department apparatus access roadways is required for
dead end streets if they exceed 150- feet and are to be a minimum of 20-feet wide 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 the buildings. The required angles of approach for fire department
apparatus are 8 degrees and the angle of departure is 10 degrees.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 24th, 2025
TO: Mariah Kerrihard , Planner
FROM: Yong Qi, Civil Plan Reviewer
SUBJECT: Lincoln Peak Short Plat
3601 Lincoln Ave NE, Renton, WA 98056
PRE 25-000112
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 reviewed the application for the Lincoln Peak Short Plat at 3601 Lincoln Ave NE APN 3345700230
and have the following comments:
EXISTING CONDITIONS
The site is approximately 1.1 acres in size and is rectangular in shape. There is 1 existing single-family
residence on site and an accessory structure. There are several trees and groundcover throughout the
site, and lawn in the southeast corner of the property designated for the residence.
Water Water service is provided by City of Renton. The site is in the Kennydale service area in the
308 hydraulic pressure zone. There is an existing 12-inch City water main located in Lincoln
Ave NE (see Water plan no. W-04000A) that can deliver a maximum total flow capacity of
2,800 gallons per minute (gpm). The approximate static water pressure is 51 psi at ground
elevation of 190 feet. There is an existing ¾-inch water service to the existing single-family
home (Facility ID No. MTR-002263). The site is located outside of the Wellhead Protection
Area Zone.
Sewer Wastewater service is provided by the City of Renton. There is an existing 8-inch PVC gravity
wastewater main located in Lincoln Ave NE (see City plan no. S-390801). The existing single-
family house is served by an existing on-site septic system.
Lincoln Peak Short Plat – PRE25-000112
Page 2 of 7
Storm There is an existing 18-inch stormwater main in Lincoln Ave NE (see City plan no. R-27280A)
and an existing 16-inch stormwater main in NE 36th St across a portion of the site (see City
plan no. R-279708). The existing property does not contain stormwater facilities. Based on the
current site topography, the site appears to drain stormwater run-off towards the northwest
property line. The site contains moderate and high landslide hazards, high erosion hazard
areas, and regulated slopes up to 90% grade along the west property line.
Streets Lincoln Ave NE is a Residential Access Street with an existing right of way (ROW) width of 60.0-
ft as measured using the King County Assessor’s Map and approximately 20.0-ft of asphalt
paving. NE 36th St is a Residential Street with an existing right of way (ROW) width of 30.0-ft
and approximately 14.0-ft of gravel paving.
WATER COMMENTS
1. Based on the review of project information submitted for the pre-application meeting, RRFA has
determined that the preliminary fire flow demand for the proposed development 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. In order to
provide domestic and fire protection service to the development, improvements include but are
not limited to:
a. Installation of a minimum of 8-inch diameter water main extension will be required in
NE 36th Street. The new 8-inch water mains should connect to the existing 12-inch
water main in Lincoln Avenue NE. A new fire hydrant will be required at the end of the
dead-end main (See attached conceptual water main layout).
b. If fire flow demand exceeds 1,000 GPM, a minimum of 10-inch water main extension
will be required.
c. A 15-foot-wide utility easement will be required for the new water main(s), hydrants
and water meters located outside of the city right of way.
d. Water mains shall have a minimum 10-ft horizontal and 1.5-ft vertical clearance
between sanitary and storm utilities. Clearance is measured from outside edge to
outside edge of pipe.
e. Installation of domestic water meter is required for each of the single-family house.
Water meters 2-inch in size or less will be installed by City forces and a water meter
permit is required. A minimum of 1-inch water meter is required if the home is served
by sprinkler systems.
f. All residential domestic water meters shall have a double check valve assembly (DCVA)
installed behind the meter on private property per City Standards if a fire sprinkler
system is required.
g. The existing domestic water service of the demolished house shall be cut, capped, and
abandoned.
h. Installation of off-site and on-site fire hydrants. The location and number of fire
hydrants will be determined by the RRFA 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:
i. Along the western frontage of Lincoln Ave NE approximately 140-ft north of the
site (HYD-NE-00360).
i. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA)
if applicable.
Lincoln Peak Short Plat – PRE25-000112
Page 3 of 7
2. A conceptual utility plan will be required as part of the land use application for the subject
development.
3. 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 2021 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 structural cannot be installed over the water main unless the water
main is installed inside a steel casing.
4. 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 on the City’s website. Current fees will be charged at the
time of construction permit issuance.
a. The SDC fee for water is based on the size of the new domestic water to serve the
project. The current water fee for a single 1-inch meter is $5,025.00 per meter.
b. The SDC fee for fire service is based on the size of the fire service line to serve the
project.
c. Water service installation charges for each proposed domestic water service is
applicable. Water Service installation for a 1-inch water service line is $2,875.00 per
service line.
d. Drop-in meter fee is $460.00 per meter for a 1-inch meter. This is payable at issuance of
the building.
e. Fire sprinkler service fee is $648.00, if applicable.
f. Credit will be applied for the existing ¾-inch meter being removed.
g. Final determination of applicable fees will be made after the water meter size has been
determined. SDC fees are assessed and payable at construction permit issuance. The full
fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=Cit
yofRenton.
SEWER COMMENTS
1. The project will require sewer main extensions from the existing 8-inch wastewater main to
serve all lots within the short plat, , i.e., extension to the extreme southern property line along
Lincoln Ave NE with an 8-inch sewer main, extension to the west within NE 36th St with an 8-inch
sewer main, and extension to the north within the shared access fronting the proposed Lot 1
and 2 with an 8-inch sewer main may be needed to provide gravity sewer service for proposed
Lot 2. The sewer main extension conforming to the standards in RMC 4-6-040 will be required.
Additionally, a 15-foot-wide public sewer easement, centered on the proposed sewer main that
are not within the public right of way, will be required as part of the civil construction permit.
The following sewer system improvements are required:
a. Each lot shall be served by an individual side sewer, dual side sewers are not allowed.
b. If a side sewer is to service a lot through an open space tract or another property, then a
15-foot public sewer easement shall be provided.
Lincoln Peak Short Plat – PRE25-000112
Page 4 of 7
2. All new sewer stubs shall be a minimum of 6-inch and shall run at a slope of at least 2% to the
main. All new side sewers and sewer stubs shall conform to the standards in RMC 4-6-040 and
City of Renton Standard Details.
3. For lots where a gravity connection to the existing and proposed sewer main is not possible,
individual grinder pumps and force mains will be required for each lot. The applicant shall make
every effort to accomplish gravity side sewers. Should the applicant pursue grinder pumps, they
will be required to demonstrate it is not feasible to adjust grading or pad elevations to
accomplish gravity side sewers. The private force main should connect to a 6-inch sewer stub
that is a minimum of 2% in slope dedicated specifically to the private force main. Private utility
easements will be needed for any force main or gravity side sewer that passes through an
adjacent lot prior to connecting to the existing sewer main.
4. The existing on-site septic system serving the existing home shall be decommissioned in
accordance with King County Department of Health and City of Renton standards.
5. A conceptual utility plan will be required as part of the land use application for the subject
development.
6. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for
sewer is based on the size of the new domestic water to serve the project. Current fees can be
found in the 2025 Development Fees Document on the City’s website.
a. The current sewer fee for a 1-inch meter install is $4,025.00 per meter.
b. Fees will be charged based on the rate at the time of construction permit issuance.
c. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityo
fRenton.
SURFACE WATER COMMENTS
1. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water
Design Manual (RSWDM) will be required. Refer to Figure 1.1.2.A – Flow Chart in the 2022
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 Lower May Creek drainage basin.
2. Drainage report and drainage plans based on 2022 RSWDM are required to be provided.
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 conveyance installed on or
off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022
RSWDM. New storm drains shall be designed to 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. All proposed stormwater facilities
shall be designed in accordance with the current RSWDM 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 all proposed detention and/or water quality vaults.
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 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
Lincoln Peak Short Plat – PRE25-000112
Page 5 of 7
appliable to the project. The final drainage plan and drainage report must be submitted with the
utility construction permit construction.
6. Critical areas are present onsite or adjacent to the site that may affect stormwater review. There
are regulated slope, erosion hazard, and landslide areas found along the western side of the
property.
7. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design
Manual Section C.1.3. Information on the water table and soil permeability (measured
infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9
and Appendix C shall be included in the report. The report should also include information
concerning the soils, geology, drainage patterns and vegetation present shall be presented to
evaluate the drainage, erosion control and slope stability for site development of the proposed
plat. The applicant must demonstrate the development will not result in soil erosion and
sedimentation, landslide, slippage, or excess surface water runoff.
8. Erosion control measures to meet the City requirements shall be provided.
9. A Construction Stormwater General Permit from the Washington Department of Ecology will be
required if site clearing equals one acre or more.
10. The current City of Renton Surface Water Standard Plans that shall be used in all drainage
submittals. The current City of Renton Standard details are available online at the City of Renton
website:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton.
11. The development is subject to a surface water system development charge (SDC) fee. Fees will
be charged based on the rate at the time of construction permit issuance.
a. The 2025 Surface water system development fee is $2,350 per one new single-
family house.
b. Credit will be applied for the two existing single-family houses being demolished.
c. The full schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=C
ityofRenton.
TRANSPORTATION COMMENTS
1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions
exceed an overall valuation of $175,000, the project site(s) shall be required to meet the City’s
Complete Streets Standards:
a. Lincoln Avenue NE is classified as a residential access street. Per RMC 4-6-060, the
minimum right of way (ROW) width for a residential access street is 53-ft. To meet the
City’s complete street standards for Residential Access streets, a minimum ROW width
of 53 feet is required, half street improvements as taken from the ROW centerline will
be required and include a minimum 13-foot paved road, 0.5 feet of cub and gutter, an 8-
foot planting strip, and 5-foot sidewalk, street trees and storm drainage improvements.
i. However, the existing Lincoln Avenue NE paved roadway width adjacent to the
site is approximately 24-ft to 32-ft and not align with the street centerline. The
required roadway section for Lincoln Avenue NE shall be consistent with the
required roadway section for Carpenter Short Plat (LUA14-001200) located to
the north of this site. street improvements shall include a minimum 20-foot
paved road, 0.5 feet of cub and gutter, an 8-foot planting strip, and 5-foot
sidewalk, street trees and storm drainage improvements. Approximately 2-foot
ROW dedication would be required depending on final survey.
Lincoln Peak Short Plat – PRE25-000112
Page 6 of 7
b. NE 36th Street is classified as a residential access street. Per the King County Assessor’s
Map, the existing ROW width for NE 36th Street adjacent to the site is approximately
30-ft. Per RMC 4-6-060, the minimum ROW width for a residential access street is 53-ft.
A half residential access street will be required along the project’s NE 36th Street
frontage. The minimum paved roadway width shall be 20-ft, and a 0.5-ft curb, 8-ft
planter strip, and 5-ft sidewalk are required along the project frontage. The proposed
roadway section and 26.5-ft ROW dedication along NE 36th Street per the site plan
submitted within the preapplication package is conceptually acceptable.
2. If a shared driveway is proposed as part of this development, it shall meet the design standards
found in RMC 4-6-060. Shared driveways may be allowed for access to four (4) or fewer
residential lots. Shared driveways shall be wholly in a tract. Shared driveways shall not be more
than 200-ft in length. The paved surface shall be a minimum of 20-ft to meet Renton Regional
Fire Authority standards. The maximum grade of the shared driveway shall not exceed 15%.
Drainage improvements per City standards are required along the shared driveway. An access
easement shall cover the entirety of the tract.
3. For dead end roads in excess of 150 feet an approved fire access turnaround is required. See city
code 4-6-060 for types of turnarounds allowed.
4. On-site and off-site curb ramps, sidewalk 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.
5. Refer to City code 4-4-080 regarding driveway regulations.
6. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-
090.
7. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
8. Street lighting per City standards is required along the project’s Lincoln Avenue NE and NE 36th
Street frontages as the proposed development is larger than 4 residential units. A street lighting
plan and photometric analysis should be submitted at the time of construction permit submittal.
9. A traffic impact analysis is required when 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 estimated by the applicant engineer using the current ITE Trip Generation book.
The applicant engineer can contact the City to determine the extent of the traffic study that will
be required for the project. If the peak trips exceed 20, a traffic impact study will be required to
be included with the land use application.
10. The transportation impact fee is based on the type of land use. For a single-family dwelling, the
2025 transportation impact fee is $11,485.67. Transportation impact fees are subject to change
based on the calendar year the building permit is issued.
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. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the
right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. a. Show all
retaining walls on profile view. No walls shall be greater than 6’.
Lincoln Peak Short Plat – PRE25-000112
Page 7 of 7
3. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will
require a separate building permit. Structural calculations and plans prepared by a licensed
engineer will be required as part of the building permit review.
4. Adequate separation between utilities as well as other features shall be provided in accordance
with code requirements:
a. Provide rim and invert elevations on all drainage and sewer structures.
b. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required except for water lines which require 10-ft horizontal and 1.5-ft vertical.
c. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
d. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
5. 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
6. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
7. A demo permit is required for the demolition of the existing building. The demo permit shall be
acquired through the building department.
8. 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\Admin Docs\templates\Staff Report Templates
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 24, 2025
TO: Pre-Application File No. 25-000112
FROM: Mariah Kerrihard, Associate Planner
SUBJECT: Lincoln Peak Short Plat – 3601 Lincoln Ave NE
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and
permitting issues are based on the pre-application submittals made to the City of
Renton by the applicant and the codes in effect on the date of review. The applicant is
cautioned that information contained in this summary may be subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic
Development Administrator, Public Works Administrator, Planning Director, Development
Services Director, Development Engineering Director, and City Council). Review comments
may also need to be revised based on site planning and other design changes required by
City staff or made by the applicant. The applicant is encouraged to review all applicable
sections of the Renton Municipal Code. The Development Regulations are available online
at https://www.codepublishing.com/WA/Renton.
Project Proposal: The applicant is proposing a five (5) lot short plat with lots ranging from
5,816 to 7,901 square feet in size. The proposal aims to subdivide the existing lot into five (5)
single-family residential lots. The existing single-family residence is proposed to be removed.
The applicant is proposing half-street improvements including a five-foot (5’) sidewalk and
an eight-foot (8’) landscape strip, and a twenty-foot (20’) drive lane on NE 36th St with a
hammerhead turnaround. The subject property is located at 3601 Lincoln Avenue NE (APN:
3345700230) and is approximately 47,952 square feet (1.10 acres) in size. This site has a
Comprehensive Plan Land Use Designation of Residential Medium Density (RMD) and a
zoning designation of Residential-8 (R-8). According to the City of Renton (COR) Online
Mapping, there are sensitive and protected slopes, high erosion hazards, and moderate and
high landslide hazards.
Current Use: According to COR Maps, the site is currently developed with a single-family
residence built in 1928, a 1,000 square foot detached garage, and a 520 square foot carport.
1. Zoning/Land Use Designation, and Overlays: This site has a Comprehensive Plan Land
Use Designation of Residential Medium Density (RMD) and a zoning designation of
Residential-8 (R-8). Detached dwelling units are permitted within the R-8 zone and
one (1) ADU is permitted per legal lot1.
1 “Missing middle” house bills for housing (E2SHB 1110) and accessory dwelling units (EHB 1337).
Lincoln Peak Short Plat
Page 2 of 8
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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: 7,237 square feet with a lot width of 52 feet (52’) (measured perpendicular
to the midpoint) and a lot depth of 140 feet (140’) feet (measured from midpoint
to midpoint).
• Lot 2: 6,088 square feet with a lot width of 52 feet (52’) (measured perpendicular
to the midpoint) and a lot depth of 113 feet (113’) feet (measured from midpoint
to midpoint).
• Lot 3: 5,816 square feet with a lot width of 70 feet (70’) (measured perpendicular
to the midpoint) and a lot depth of 85 feet (85’) feet (measured from midpoint to
midpoint).
• Lot 4: 5,938 square feet with a lot width of 70 feet (70’) (measured perpendicular
to the midpoint), and a lot depth of 85 feet (85’) feet (measured from midpoint to
midpoint).
Lincoln Peak Short Plat
Page 3 of 8
April 24, 2025
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2025\PRE25-000112
• Lot 5: 7,901 square feet with a lot width of 87 feet (87’) (measured perpendicular
to the midpoint), and a lot depth of 85 feet (85’) feet (measured from midpoint to
midpoint).
Based on the site plan submitted by the applicant, the lots appear to comply with
the required lot depth and width 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.
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
Lincoln Peak Short Plat
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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
Preserved tree 10 – 12 caliper inches 5
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TREE SIZE
TREE
CREDITS
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
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
Lincoln Peak Short Plat
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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 in 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 exce ed 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 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 one (1) proposed lots (Lot 2) is proposed via a 20-foot (20’) joint use
driveway/shared driveway tract via NE 36th St. Alley access is the preferred street pattern
for all new residential development, except within the Residential Low Density (RLD) land
use designation. 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
Lincoln Peak Short Plat
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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: According to COR maps, the subject site contains sensitive and
protected slopes, high erosion hazards, and moderate and high landslide hazards. Due
to the presence of geological hazards, a geotechnical study would be required at the
time of building permit application. The study shall specifically address if the
proposal will not increase the threat of the geological hazard to adjacent or abutting
properties beyond pre-development conditions; and the proposal will not adversely
impact other critical areas; and the development can be safely accommodated on
the site.
A protected slopes is defined as a hillside, or portion thereof, with an average slope, as
identified in the City of Renton Steep Slope Atlas or in a method approved by the City, of
forty percent (40%) or greater grade and having a minimum vertical rise of fifteen feet
(15’). Development is prohibited on protected slopes. A critical areas protection tract is
required for protected slopes and an additional 15-foot structure setback is required
from the edge of the protected slope.
Hillside Subdivision – due to the grades present on the project site, this project may be
reviewed as a Hillside Subdivision in compliance with RMC 4-7-220. Because of their
steeper slopes, the sites of hillside subdivisions ordinarily should have greater attention
paid to the potential for drainage, erosion, and slope stability problems than other
subdivisions.
It is the applicant’s responsibility to determine whether any other critical areas are
present on the site prior to formal land use application.
11. Environmental Review: Short Plats with protected slopes are subject to Environmental
(SEPA) Review in accordance with WAC 197-11-800. An environmental checklist must be
submitted with the land use application. An environmental determination will be made
by the Renton Environmental Review Committee.
12. Permit Requirements: The proposal would require approval of an administrative short
plat approval and Environmental (SEPA) Review. The applications would be reviewed
within an estimated time frame of six to eight weeks. The 2025 preliminary short plat fee
is $6,268.00 and the SEPA review is $1,856.00. 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 and Environmental Review 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.
Lincoln Peak Short Plat
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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;
• A transportation impact fee $11,485.67;
• Renton School District Impact Fee $1,003.00 (+5% administrative fee) unless an
exemption can be made under RMC 4-1-190.I.1.a; and
• Parks Impact Fee currently assessed at $3,276.44 44 per each new detached
dwelling unit subdivision.
A handout listing all of the City’s Development related fees is available for your review at
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=City
ofRenton
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 Mariah Kerrihard, Associate Planner, at 425-430-7238 or
mkerrihard@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.
1
Mariah Kerrihard
From:Robert Shuey
Sent:Wednesday, April 16, 2025 7:21 AM
To:Mariah Kerrihard
Subject:PRE25-000112 • Building Review - Pre App/Pre Sub • Pre-Application Meeting Submittal
v1 • In Review
Follow Up Flag:Follow up
Flag Status:Flagged
Mariah,
Please see my responses to “Questions for Permitting StaƯ” from Development Services:
Are separate building permits required for a community entry monument and/or any walls? Building permits are
required for monument signs and any walls over 4 feet tall from the bottom of the footing to the top of the wall or
any walls, however tall, that support a surcharge.
Grinder pumps? Grinder pumps are allowed by the building department if they are approved by the utilities
department and installed pursuant to the Uniform Plumbing Code.
Have a great day!
ROBERT SHUEY, CBO, Director of Development Services/Building OƯicial
City of Renton // Development Services
Virtual Permit Center // Online Applications and Inspections
cell 206-550-8523
NOTICE OF PUBLIC DISCLOSURE: This message complies with Washington State’s Public Records Act – RCW 42.56