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HomeMy WebLinkAboutWong Short Plat Meeting NotesDEPARTMENT 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 Wong Short Plat 1333 Aberdeen Ave NE, Renton, WA 98056 (APN 3343901762) PRE 25-000166 June 26, 2025 Contact Information: Planner: Ashley Wragge, 425-430-7314, awragge@rentonwa.gov Public Works Plan Reviewer: Huy Huynh, 425-430-7384, hhuynh@rentonwa.gov Fire Prevention Reviewer: Hugo Sotelo, hsotelo@cityofrentonwa.onmicrosoft.com 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: June 26th 2025 TO: Ashley Wragge, Associate Planner FROM: Hugo Sotelo, DFM SUBJECT: Wong Short Plat (PRE25-000166) 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. The two existing hydrants seem to meet minimum requirements. 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. Credit will be provided for any homes removed or retained. 3. Fire department apparatus access roadways are required 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. Maximum fire apparatus access roadway grade allowed is 15 percent. The proposed 12ft. wide driveway would not be acceptable. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 26th , 2025 June 20, 2011 TO: Ashley Wragge, Assistant Planner FROM: Huy Huynh, Civil Engineer II SUBJECT: Wong Short Plat 1333 Aberdeen Ave NE PRE25-000166 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 # 3343901762. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The project is within the City of Renton’s water service area in the Highland 435 hydraulic zone. The static water pressure is approximately 61 psi at ground elevation of 294. 2. There is an existing ¾ -inch water service and meter serving the existing site (facility ID number LAT – 004347 and MTR-005803). 3. There is an existing 16-inch water main (see City water project plan no. W-28250D) in Aberdeen Ave NE Street, which can deliver a maximum flow rate of 2,500 gallons per minute (GPM). 4. There are three existing fire hydrants within 300 feet of the property o HYD-NE-00982 o HYD-NE-01152 o HYD-NE-01392 5. Based on the review of project information submitted for the pre-application meeting, in order to provide domestic and fire protection service to the development, developer constructed improvements will include but are not limited to the items that follow: a. Cut and cap existing ¾” water service at the main by City Forces. Installation of a 1-inch water service and domestic water meter is required for each lot (A and B). The meter will be installed by City forces and a water meter permit is required. The sizing of the meter and of the private service line to the building shall be in accordance with the most recent edition of the Uniform Plumbing Code (UPC). Wong Short Plat PRE25-000166 Page 2 of 5 June 26th, 2025 2 6. A conceptual utility plan will be required as part of the land use application for the subject development. 7. The development is subject to applicable water system development charges (SDC’s) fee and meter installation fees based on the number and size of the meters for domestic uses. 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. a. The SDC fee for water is based on the size of the new domestic water meter(s) to serve the project. The current water fee is $ 5,025.00 per 1-inch meter b. Water service installation charges for each proposed domestic water service is applicable. Water service installation is $2,875.00 per 1-inch service line c. Drop-in meter fee is $ 460 per 1-inch meter d. A credit will be applied to the existing service if abandoned. e. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe nton SEWER 1. Sewer service is provided by City of Renton. 2. There is an existing 8’’ concrete gravity wastewater main located in Aberdeen Ave NE (see record S-28250E). The existing house is connected to a 6’’ concrete sewer stub (Facility ID No. SLAT-12959). 3. The existing sewer stub shall be CCTV’d and can be reused if found in acceptable condition. Individual new sewer stubs from the sewer main and individual new side sewers are required for each lot. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 4. A conceptual utility plan will be required as part of the land use application for the subject development. 5. The development may be subject to King County Wastewater Treatment Division capacity charge. Information about the charge including rates may be found here: https://kingcounty.gov/en/dept/dnrp/waste-services/wastewater-treatment/sewer- system-services/capacity-charge/about 6. The development is subject to a wastewater system development charge (SDC) fee. SCD 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. 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. b. Final determination of applicable fees will be made after the water meter size has been determined. c. The developer will receive a credit for the existing homes if demoed. d. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityo fRenton 7. This property is in the Aberdeen Sewer Special Assessment District. There is a pending charge due, at development, for the property of $2,257.36. Wong Short Plat PRE25-000166 Page 3 of 5 June 26th, 2025 3 SURFACE WATER 1. There is a City of Renton 12-inch polyethylene stormwater main (record drawing D-28250A). 2. Refer to Figure 1.1.2.A – Flow Chart in the 2022 City of Renton Surface Water Manual (2022 RSWDM) to determine what type of drainage review is required for this site. A drainage study complying with the 2022 RSWDM will be required. Based on the City’s flow control map, this site falls within the Peak Rate Flow Control Standard area (matching existing site conditions). The site is located in the East Lake Washington – Renton basin and Johns Creek sub basin. The project is located in APA Zone 2. In this zone stormwater open conveyance systems, such as ditches and channels, and water quality facilities may require a liner per Sections 6.2.4 and 1.2.4.3 of the 2022 RSWDM. 3. Drainage report and drainage plans based on 2022 RSWDM are required to be provided. 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 2022 RSWDM. 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. Special inspection from the building department is required. 5. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extend 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 appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit construction. 7. A geotechnical report for the site is required and shall be submitted with the land use application. Information concerning the soils, geology, drainage patterns, vegetation present, water table and soil permeability, with recommendations of appropriate on-site BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. The geotechnical report should include an on-site infiltration test to clearly show if the site is suitable or unsuitable for infiltration. 8. Erosion control measures to meet the City requirements shall be provided. 9. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided to the City and a temporary construction easement prior to any permits being issued. 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 per single family residence is $2,350.00. The full schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton Wong Short Plat PRE25-000166 Page 4 of 5 June 26th, 2025 4 TRANSPORTATION 1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation is greater than $175,000, the project site(s) shall be required to meet the City’s Complete Streets Standards. 2. Aberdeen Ave NE is classified as a Collector Arterial street with an existing right-of-way width of 62.5 feet per the King County Assessor’s Map (ROW centerline is offset with 32.5-feet abutting the proposed parcel from the ROW centerline). The existing roadway pavement width is approximately 32 feet. There are no existing frontage improvements along this portion of Aberdeen Ave NE. Per RMC 4-6-060, Complete Street Standards, a Collector Arterial street requires a minimum right-of-way width of 83 feet. A paved roadway width of 46 feet consisting of two 10-foot travel lanes, two 5-foot bike lanes and two 8-foot parking lanes is required. A 0.5- foot curb, 8-foot planter, and 8-foot sidewalk are required along each side of the pavement. To meet the City’s Complete Street Standards, right-of-way dedication of approximately 9 feet would be required to install the Collector Arterial street standard. a. However, the city will support a street modification to an alternative street section that includes aa 32-foot paved roadway (consisting of two 10-foot travel lanes and a 6-foot parking lane on each side of the roadway), a 0.5 foot curb, and 8-foot planting strip, a 5- foot sidewalk with a 2.5 foot clear space at the back of sidewalk, street trees and storm drainage improvements. 3. Refer to City code 4-4-080 regarding driveway regulations: a. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage. b. The maximum width of a single loaded garage driveway is 9-feet and the maximum width of a double loaded garage driveway is 16-feet. If a garage is not present, the maximum driveway width is 16-feet. c. Driveways shall not be closer than 5-feet to any property line. 4. Undergrounding of all exiting utilities is required on all frontages per RMC 4-6-090. 5. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings. 6. A shared driveway is allowed for access up to 4 lots provided at least one of the four lots abuts a public right-of-way with at least fifty linear feet of frontage and the subject lots are not created by a subdivision of ten or more lots. Refer to the shared driveway requirements as outlined in RMC 4-6-060.J. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet; the Fire Authority may require the tract and paved surface to be up to twenty feet wide. If a shared driveway abuts properties that are not part of the subdivision an eight foot wide landscaped strip shall be provided between the shared driveway and neighboring properties. 7. Street lighting is not required for a project that consists of less than 4 residential units. See RMC 4-6-060 for street lighting requirements. 8. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. Wong Short Plat PRE25-000166 Page 5 of 5 June 26th, 2025 5 9. Street trees are required to meet current city standards. 10. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of construction permit issuance. a. Unless noted otherwise in the Fee Schedule, for a single-family dwelling, the 2025 transportation impact fee is $11,485.67. b. The current property contains one single family home, the developer will receive one credit for the existing home. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e., electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 3. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 6. Fees quoted in this document reflect the fees applicable in the year 2025 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 26, 2025 TO: Pre-Application File No. PRE25-000166 FROM: Ashley Wragge, Assistant Planner SUBJECT: Wong Short Plat 1333 Aberdeen Ave NE, Renton, WA 98056 (APN 3343901762) 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 to subdivide 1333 Aberdeen Ave NE (APN 3343901762) into two residential lots for the benefit of future dwelling units. The project site is 17,346 square feet (0.40) acres and is an interior lot with access and frontage facing Aberdeen Ave NE. The proposal includes a twelve foot (12’) wide access easement along the south property line of Lot B for access to Lot A. The site is within the Comprehensive Land Use Designation of Residential Medium Density (RMD), is within the Residential-8 (R-8) zoning designation, and in the Kennydale Community Planning Area. According to the City of Renton (COR) Maps, the site is within the Well 5A Wellhead Protection Area Zone 2. Current Use: The project site currently has a 1,570 square foot single-family residence and an associated detached accessory structure. The applicant indicates both structures would be demolished. 1. Zoning /Land Use Designation, and Overlays: The subject property is located in the Residential-8 (R-8) zoning classification and in the Residential Medium Density (RMD) land use designation and is not subject to any overlays. The Residential-8 Zone (R-8) applies to lands suitable for moderate-density residential uses, including single-family and middle housing, where there is opportunity to reinvest in existing single-family residential neighborhoods through infill development or the development of new residential plats. It implements the Residential Medium Density land use designation. Wong Short Plat Page 2 of 8 June 26, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000166 2. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Single Family Zoning Designation” effective at the time of complete application (noted as “Residential-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 (except evaluate on a case-by-case basis those protected slopes created by previous development, 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 calculating density. In order to calculate the proposed density of the project, any area of public road, private driveway/easement, and/or critical area dedication must be known. All fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). 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 net density of four (4) dwelling units per acre (du/ac) with a maximum net density of eight (8) dwelling units per acre. Based on the approximate gross land area of 0.40 acres, the two (2) lot proposal has a gross density of approximately 5 du/ac (2 du / 0.40 gross acres = 5 du/ac). A density worksheet was not included with the pre-application submittal materials; therefore, staff was unable to verify compliance with the density requirements. A completed density worksheet would be required with the land use application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Minimum Lot Size, Width and Depth – The minimum lot size required in the R-8 zone is 5,000 square feet for parcels being subdivided. Minimum lot width is 50 feet (50’); minimum lot width for corner lots is 60 feet (60’); minimum lot depth is 80 feet (80’). 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. Flag lots, defined in RMC 4-11-120 “Definitions L” as, “[a] lot with property lines that generally form the outline of a flag and flagpole with access to a public road typically provided through the relatively narrow portion of the lot,” are only permitted for new plat when there is no other feasible alternative to achieving the minimum density. Proposed lot sizes and dimensions on the submitted short plat layout are as follows: · Lot A: Width: 70 feet (70’) Depth: 250 feet (250’) · Lot B: Width: 58 feet (58’) Depth: 125 feet (125’) Submitted plans would need to show compliance with the required lot size and dimensional standard with the land use application. Building Standards – The R-8 standards allow a maximum building coverage of 50 percent (50%) of the lot area. The maximum impervious coverage in the R-8 zone is 65 percent (65%). The maximum wall plate height is restricted to 24 feet (24’), and the buildings shall be not more than two (2) stories. Roofs with a pitch equal to or greater than 4:12 may Wong Short Plat Page 3 of 8 June 26, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000166 project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four vertical feet (4’) from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one- and-a-half horizontal feet (1.5’) from each façade for each one vertical foot (1’) above the maximum wall plate height. The maximum wall plate height for detached accessory structure is 12 feet (12’) and the total floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. Building height shall not exceed the maximum allowed by the subject zoning district or the maximum allowed pursuant to RMC 4-3-020, Airport Related Height and Use Restrictions, whichever is less. 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. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the R-8 zone are: Front yard: 20 feet (20’), except when access is taken from an alley, then it is 15 feet (15’); Secondary front yard (applies to corner lots): 15 feet (15’); Rear yard: 25 feet (25’); Side yard: 5 feet (5’). Compliance with required setbacks for new development would be verified at the time of building permit application. 3. Residential Design and Open Space Standards: Future single-family building permits would be subject to the RMC 4-2-115, Residential Design and Open Space Standards. Requirements related to garages, entries, modulation, windows/doors, scale, bulk, and character, roof forms, eaves, architectural detailing, and materials/color should be reviewed in their entity prior to submitting permit applications. Compliance with building design requirements would be verified at the time of building permit review. 4. Landscaping: With the exception of 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 and shall contain a mixture of trees, shrubs, and landscaping. Street trees in the ROW planter would also be required. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. 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. Wong Short Plat Page 4 of 8 June 26, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000166 A conceptual landscape plan shall be provided with the land use application as prepared by a licensed Landscape Architect, a certified nurseryman or other certified professional. Please be aware that frontage improvements will be required. 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. A review of COR Maps appears to show that there are mature trees on the site. 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, properties subject to an active land development permit shall comply with minimum tree credit retention requirements of a minimum of 30 credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Significant trees shall be retained in the following priority order: Wong Short Plat Page 5 of 8 June 26, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000166 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 an 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. A formal tree retention/planting plan and tree retention and tree credit worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application for any proposed tree removals. 6. Fences/Retaining Walls: The applicant would be required to show all existing fencing on the submitted drawings. If the applicant intends to install any new fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. The maximum height of any fence or retaining wall is 72-inches subject to further height limitations in setbacks and clear vision areas noted in RMC 4-4-040D. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-040. 7. Parking/Access: Access is proposed via a joint use driveway from Aberdeen Ave NE. Proposed access to Lot A (proposed rear lot) would be through Lot B (proposed front lot) along the property line to the south with a 12-foot (12’) access easement. Each lot is required to accommodate off-street parking for a minimum of two (2) vehicles. Joint use access to the driveway shall be assured by easement or other legal form acceptable to the City. 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; Wong Short Plat Page 6 of 8 June 26, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000166 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; 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. The shared driveway may be required to include a turnaround per subsection H of this Section. 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. 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. 8. 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. 9. Critical Areas: According to COR Maps, a Wellhead Protection Area zone 2 is mapped on the project site. If any fill is proposed, a fill sources statement is required. It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site. Wong Short Plat Page 7 of 8 June 26, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000166 10. Environmental Review: The proposal would be exempt from Environmental (SEPA) Review in accordance with RMC 4-9-070G.1.a. Short Plats are generally exempt from the State Environmental Policy Act (SEPA) review. 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. It is the applicant’s responsibility to confirm if any additional critical areas are present on the site prior to submitting a formal land use application. 11. 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. 12. Permit Requirements: The proposed project would require administrative short plat approval. The land use review would include public notice and a two-week public comment period. The land use permits would be processed within an estimated time frame of 6-8 weeks. The application fees are as follows $6,581 ($6,268 Preliminary Short Plat + $313.40 Technology Fee (5%) = $6,581). Each modification request is $299.00. A 5% technology fee added to the total cost of the reviews would also be assessed at the time of the land use application. All fees are subject to change. Detailed information regarding the land use permit application submittal requirements can be found on the Short Plat Submittal Requirements checklist. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. A building permit must be obtained to build buildings and structures. A Construction Permit must be obtained to install utility lines, transportation improvements and undertake work in City rights-of-ways. Building and Construction Permits are separate permits. A Final Short Plat application, and its associated fee, will be required following construction of the subdivision’s infrastructure. 13. 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. 14. 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 Transportation Impact Fee assessed at $11,485.67 per each new detached dwelling unit. · A Parks Impact Fee assessed at $3,276.44 per each new detached dwelling unit. · A Fire Impact Fee assessed at $421.98 per each new detached dwelling unit. Wong Short Plat Page 8 of 8 June 26, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000166 · A Renton School District Impact Fee assessed at $1,003.00 (plus a 5% processing charge) per each new detached dwelling unit. 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 15. 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 Ashley Wragge, Assistant Planner, at 425-430-7314 or awragge@rentonwa.gov to submit prescreen materials and subsequent land use application. 16. 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.