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HomeMy WebLinkAboutPre-App 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 527 Renton Ave S Retaining Wall 527 Renton Ave S, Renton, WA 98055 PRE 25-000318 October 2, 2025 Contact Information: Planner: Jill Ding, 425-430-6598, jding@rentonwa.gov Public Works Plan Reviewer: Scott Warlick, 425-430-7216, swarlick@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 pr oposal 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). DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 29, 2025 TO: Jill Ding, Senior Planner FROM: Scott Warlick, Engineering Specialist III SUBJECT: Utility and Transportation Comments 527 Renton Ave S PRE25-000318 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) 7221400201. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water Comments 1. The new project is within the City of Renton’s water service area and in the Rolling Hills 490 Pressure Zone. 2. There is an existing 8-inch water main in Renton Ave S (Record Dwg: W-193903). The static water pressure is about 87 psi at ground elevation of 286-feet. 3. There is one existing hydrant located on Renton Ave S (Hydrant ID No. HYD-S-00037) that appears to be within 300-feet of the project. Sewer Comments 1. Sewer service is provided by City of Renton. 2. There is a 10-inch vitrified Clay Pipe sewer main located in Cedar Ave S west of the property (Record Dwg: N/A). 3. There is an existing 6” PVC sewer stub serving the property from the west. At the property line there is a 4” side sewer connection to the existing single-family residence from the sewer stub. Surface Water Comments 1. The site contains critical areas. There are regulated slopes, erosion hazards, and a landslide hazard with severity of moderate mapped on-site. 527 Renton Ave S –Error! Reference source not found. Page 2 of 3 2. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the City’s Flow Control (matching existing peak conditions) Standard. The site falls within the Lower Cedar River drainage basin. 3. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details are available online in the City of Renton website https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=Cityo fRenton 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 may 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 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 may be 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 an d 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. The development falls within the R-8 zone which has a maximum impervious surface area of 65% per lot. 9. 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 $0.94 per sqft of new impervious surface. b. The full schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10593568&dbid=1& repo=CityofRenton. 527 Renton Ave S –Error! Reference source not found. Page 3 of 3 Transportation Comments 1. Per City code 4-6-060 frontage improvements are required for new construction or addition in excess of $175,000. The proposed project is not anticipated to trigger frontage improvements. 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. 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. 3. 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. 4. 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: https://rentonwa.gov/cms/one.aspx?portalId=7922741&pageId=9687014 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 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 development fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 2, 2025 TO: Pre-Application File No. PRE25-000318 FROM: Jill Ding, Senior Planner SUBJECT: 527 Renton Ave S Retaining Wall – 527 Renton Ave S, Renton, WA 98055 APN 7221400201 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 project site is located on the west side of Renton Ave S, at 527 Renton Ave S (APN 7221400201). The property totals approximately 10,875 square feet (0.25 acres) in area and is located within the Residential-8 (R-8) zone. The project site is currently developed with an existing single family residence, totaling approximately 3,320 square feet in area, which is proposed to remain. The proposal includes the replacement of existing, failing wood retaining walls on the west end of the property with a more structurally sound retaining walls. The purpose is to reduce the potential of soil erosion from the project site. The proposed retaining walls would also create usable space for parking and for the possible construction of an accessory dwelling unit (ADU). The proposal consists of the construction of two (2) retaining walls; the lower wall would have a maximum height of eight feet and the upper wall would have a height of four to six feet. The project covers approximately 2,000 square feet and the applicant is anticipating 200 to 250 tons of clean crushed rock for drainage. According to City of Renton (COR) Maps, the project site is mapped with a moderate coal mine hazard area, high erosion hazard area, moderate landslide hazard area, sensitive slopes, and protected slopes. Current Use: The subject property is currently developed with an existing 3,320 square foot single family residence. 527 Renton Ave S Retaining Wall Page 2 of 6 October 2, 2025 1. Zoning and Overlay Districts: The surrounding area, including this property, has a Comprehensive Plan land use designation of Residential Medium Density (RMD) and is zoned Residential 8 (R-8) dwelling units per acre. The Residential-8 (R-8) Zone 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. 2. Development Standards: The project is be subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “R-8 standards” herein). Building Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the R-8 zone are 20 feet for the front yard (except when all vehicle access is taken from an alley, then 15 feet), 25 feet for the rear yard, 5 feet for interior side yards, and 15 feet for secondary front yards. Compliance with setbacks would be verified at the time of formal land use application. 3. Fences/Walls: Any fences or retaining walls are subject to the requirements outlined in RMC 4-4-040. The location of any fences or retaining walls must be designated on the landscape plan and grading plan with top of 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 feet (4’) 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 . Fences, hedges, or retaining walls shall not exceed forty-eight inches (48") in height within any part of the front yard setback. In no case shall a fence, hedge, or retaining wall exceed forty-two inches (42") in height in any part of the clear vision area as defined by RMC 4-11-030. Fences, hedges, or retaining walls shall not exceed seventy-two inches (72") in height within any part of the interior side yard setback to the point where they intersect the front yard setback or a secondary front yard setback, in which case they shall be governed by the applicable limitations of the front yard or secondary front yard setbacks. Fences, hedges, or retaining walls shall not exceed seventy-two inches (72") in height within the rear yard setback. The proposal for an eight-foot (8’) high retaining wall would exceed the maximum height requirement of seventy-two inches (72”) permitted for retaining walls. 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. 527 Renton Ave S Retaining Wall Page 3 of 6 October 2, 2025 Terracing is the act of forming hillside into a number of level flat areas (terraces) between retaining walls, which is often used when the maximum height of a single retaining wall is insufficient. The following standards shall apply to terraced slopes: i. Terrace Width: No portion of a retaining wall shall be measured as part of the terrace width. The width of a terrace shall be equal to the height of the tallest abutting retaining wall; however, the minimum terrace width shall be two feet (2'). Terrace width shall be measured from the back edge of a lower retaining wall to the foremost edge of the immediately succeeding and higher retaining wall. ii. Terrace Landscaping: Terraces created between retaining walls shall be permanently landscaped with a mixture of shrubs and groundcover (trees are optional) in conformance with the standards of RMC 4-4-070, Landscaping. Landscaping provided in front of retaining walls and within terraces shall contribute to any landscaping required by RMC 4-4-070F; the Administrator may grant exceptions for required trees based on land constraints. For land area that is not between two (2) retaining walls (i.e., not a terrace), the lower soil grade (i.e., ground at the bottom of a retaining wall’s exposed surface) and the upper soil grade (i.e., ground at the top a retaining wall) abutting a retaining wall shall be level for a horizontal distance (measured perpendicularly to the wall) equaling one foot (1') for every one foot (1') in height of the retaining wall. Compliance with the fencing and retaining wall standards would be verified at the time of formal application. 4. Significant Tree Retention: A review of COR Maps appears to show that there are mature trees on the site. If 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 4 527 Renton Ave S Retaining Wall Page 4 of 6 October 2, 2025 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 4-4-130H.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 are a 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. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree retention plan and tree retention 527 Renton Ave S Retaining Wall Page 5 of 6 October 2, 2025 worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. 5. Critical Areas: According to City of Renton (COR) Maps, the project site is mapped with a moderate coal mine hazard area, high erosion hazard area, moderate landslide hazard area, sensitive slopes, and protected slopes. A geotechnical report would be required to evaluate the slopes and coal mine hazard areas identified onsite. It is the applicant’s responsibility to ascertain if any critical areas or environmental concerns are present on the site during site development. 6. Environmental Review: Landfills and excavations in excess of five hundred (500) cubic yards would be subject to Environmental (SEPA) Review in accordance with WAC 197- 11-800. 7. Grading Permit: For any grading in excess of five hundred (500) cubic yards, the Hearing Examiner shall review, approve, disapprove, or approve with condition the location of the site and its effect on the surrounding area. The Hearing Examiner may grant a special permit, after a public hearing thereon in any zone, to allow depositing of minerals or materials, including but not limited to sand, gravel, rock, clay, peat and topsoil. A special permit shall be required on each site of such operation. To grant a special permit, the Hearing Examiner shall make a determination that the proposed activity would not be unreasonably detrimental to the surrounding area. The Hearing Examiner shall consider, but is not limited to, the following: i. size and location of the activity; ii. traffic volume and patterns; iii. screening, landscaping, fencing and setbacks; iv. unsightliness, noise and dust; v. surface drainage; and vi. the length of time the application of an existing operation has to comply with nonsafety provisions of Title IV. Special permits are valid until the approved plans have been satisfactorily completed. 8. Permit Requirements: The proposed project may require a Grade and Fill Permit, and Environmental (SEPA) Review, which would be processed concurrently within an estimated time frame of 12 weeks. The 2025 application fees would be $6,268 for a Grading and Filling Permit (Hearing Examiner), $1,856 for Environmental (SEPA) Review, and a 5% technology fee. All fees are subject to change. In addition to the required land use permits, separate construction and building permits would be required. All fees are subject to change. Detailed information regarding the land use permit application submittal requirements can be found in the Grade and Fill and Environmental Review Submittal Requirements checklists. 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 Plat application, and its associated fee, will be required following construction of the subdivision’s infrastructure. 9. 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. 527 Renton Ave S Retaining Wall Page 6 of 6 October 2, 2025 10. 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 Jill Ding, Senior Planner, at 425-430-6598 or jding@rentonwa.gov when you are ready to submit your application materials for application pre-screening. 11. Expiration: The special permit shall be null and void if the applicant has not begun activity within six (6) months after the granting of the permit, unless the Hearing Examiner grants an extension of time. Upon approval, modifications are valid for a period of two (2) years from the date of the decision. A single one (1) year extension may be requested pursuant to RMC 4-9-250. It is the responsibility of the applicant to monitor the expiration date. 1 Jill Ding From:Clark Close Sent:Wednesday, September 24, 2025 8:58 AM To:Jill Ding Subject:FW: PRE25-000318 • Building Review - Pre App/Pre Sub • Pre-Application Meeting Submittal v1 Jill, Please see building comments below. Thanks, CLARK CLOSE, Current Planning Manager City of Renton // Planning Virtual Permit Center // Online Applications and Inspections office 425-430-7289 From: Robert Shuey <RShuey@Rentonwa.gov> Sent: Wednesday, September 24, 2025 7:04 AM To: Clark Close <CClose@Rentonwa.gov> Subject: PRE25-000318 • Building Review - Pre App/Pre Sub • Pre-Application Meeting Submittal v1 Clark, Development Services comments on this project are as follows: 1. A geotechnical report from a licensed geotechnical engineer licensed by the State of Washington shall be provided with recommendations for the installation of the retaining walls. associated drainage, and special inspection requirements. 2. A building permit is required for both retaining walls as they are over 4 feet tall from the bottom of the footing and support a surcharge. Respectfully, ROBERT SHUEY, CBO, Director of Development Services/Building O6icial 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