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HomeMy WebLinkAboutPRE_PRE25-000314_Meeting Summary_251030_Final_v2DEPARTMENT 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 Single-Family Home at Lake Ave S 1805 Lake Ave S Renton, WA 98055 PRE25-000314 October 30, 2025 Contact Information: Planner: Valerie Porter, 425-430-7288, vporter@rentonwa.gov Public Works Plan Reviewer: Heather Bray, 425-430-7383, hbray@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). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 30th, 2025 June 20, 2011 TO: Valerie Porter, Senior Planner FROM: Heather Bray, Civil Plan Reviewer SUBJECT: 1805 Lake Ave S PRE25-000314 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 1805 Lake Ave S. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. EXISTING CONDITIONS The site is approximately 0.35 acres in size and is rectangular in shape. There is an existing single- family residence with an accessory building. Water Water service is provided by the City of Renton. The site is in the West Talbot Hill service area in the 300 hydraulic pressure zone. There is an existing 8-inch City water main located in Lake Ave S (see Water plan no. W-319803) that can deliver a maximum total flow capacity of 2,000 gallons per minute (gpm). The approximate static water pressure is 93 psi at ground elevation of 85 feet. There is an existing ¾-inch water service to the existing single- family home (Facility ID No. MTR-002058). 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 concrete gravity wastewater main located in Lake Ave S (see City plan no. S-00220B). There is also a private 6-inch sewer stub going into the property on the east side of the site. Storm There is an existing 8-inch stormwater main in Lake Ave S (see City plan no. D-212401). The existing property does not contain stormwater facilities. Based on the current site topography, the site appears to drain stormwater run-off towards the west property line. Streets Lake Ave S 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 24.0-ft of asphalt paving. 1805 Lake Ave S PRE25-000314 Page 2 of 5 October 30th, 2025 2 WATER COMMENTS 1. The existing ¾” water service and meter may be re-used if sized appropriately per the most recent Uniform Plumbing Code (UPC) unless a fire sprinkler system is proposed. Minimum size for a water meter with is 1” for a residential dwelling with a fire sprinkler system. a. If ¾” water service is not adequate, or if a residential fire sprinkler is proposed, cut and cap existing ¾” water service at main by City Forces. b. Installation of new water meters and services by City Forces per COR Std Plan 320.1. c. Water meters may not be located with driveways. 2. 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. 3. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. 4. A pressure reducing valve will need to be installed per COR Std plan 340.5 and the most recent UPC since the static pressure exceeds 80 psi 5. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped with one. Installation of additional fire hydrants as required by the Renton Regional Fire Authority (RRFA). RRFA to provide the required fire flow demand. There are two existing fire hydrants within 300-ft of the property: a. HYD-S-00137 b. HYD-S-00138 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) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2025 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The current SDC fee for a 1-inch domestic water meter is $5,025.00. b. Drop-in meter fee is $400.00 per 1-inch meter. c. Credit will be given for the existing ¾” meter to be abandoned. d. The full fee schedule can be found here. SEWER COMMENTS 1. The existing sewer line will need to be cut and capped at the property line. A new 6-inch sewer line from property line to building structure will need to be installed per City of Renton Standard 406.2. This new sewer may be connected to the existing sewer stub if in acceptable condition to the sewer department. 2. The existing sewer stub needs to be CCTV’d and can be re-used if found acceptable to the sewer department. Otherwise, a new sewer stub shall be installed to serve the proposed use. 3. If applicable, all new side sewers and 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 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 1805 Lake Ave S PRE25-000314 Page 3 of 5 October 30th, 2025 3 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 SDC fee is $4,025 per 1-inch meter. b. Credit will be given for the existing ¾” meter to be abandoned. c. The full fee schedule can be found here. SURFACE WATER COMMENTS 1. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart 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 may be required. Based on the City’s flow control map, the site falls within the City’s Flow Control Duration Standard area (Matching Forest Conditions). The site falls within the Black River Basin. 2. Critical areas on site that may affect stormwater review include regulated (steep) slopes, high erosion hazard, coalmines, high landslide hazard, and high seismic hazard. 3. 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. 4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 6. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 7. Erosion control measures to meet the City requirements shall be provided 8. 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 current stormwater SDC fee for a single-family residence is $2,350.00. b) Credit will be given for the existing house to be demolished. c) The full schedule can be found here. 1805 Lake Ave S PRE25-000314 Page 4 of 5 October 30th, 2025 4 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. Lake Ave S 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 60-ft. Half-street improvements as taken from the ROW centerline will be required and include a minimum 16-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. A Fee-in-Lieu will be supported for this street frontage. See the City Fee Schedule for cost per linear foot of frontage. 2. On-site and off-site curb ramps, sidewalk improvements will be reviewed in conjunction with the building permit and will require a grading plan consisting of spot elevations and slopes showing that ADA and City specifications are being met. 3. Refer to City code 4-4-080 regarding driveway regulations. 4. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4- 6-090. 5. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 6. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. a. The 2025 transportation impact fee for multifamily housing is $11,485.67 per dwelling. b. A credit will be applied for the single-family residence to be demolished. c. The full fee schedule can be found here. 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’. 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. 1805 Lake Ave S PRE25-000314 Page 5 of 5 October 30th, 2025 5 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. 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 the fee schedule here. 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: October 30, 2025 TO: Pre-Application File No. PRE25-000314 FROM: Valerie Porter, 425-430-7288, vporter@rentonwa.gov SUBJECT: Single-Family Home at Lake Ave S 1805 Lake Ave S, Renton, WA 98055 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 subject property is located 1805 Lake Ave S, Renton, WA (APN: 3340401115) and is 15,096 (0.35 acres) in size. The site is currently developed with an existing single-family home and detached garage. The applicant is proposing to demolish the existing structures and construct a new single-family home approximately 1,010 square feet with an attached garage. The driveway providing primary access to the site will be relocated to the south side of the site. According to City of Renton (COR) Maps, the subject parcel is located within the Airport Influenced Area (Outer Approach/Departure Zone). The site is also heavily impacted by the following geological hazard areas: regulated steep slopes (>15% & <=90%), high erosion hazard area, high landslide hazard area, high seismic hazard area, and moderate and high coal mine hazard areas. Current Use: The site is currently developed with an existing single-family residence built in 1926 with a detached garage. 1. Zoning /Land Use Designation, and Overlays: The Comprehensive Plan designation for the site is Residential Medium Density (RMD), and it is located within the Residential-6 (R-6) zoning designation. According to RMC 4-2-060, Uses Allowed in Zoning Designations, a detached single family home is permitted uses within the R-6 zone. 2. Development Standards: The proposal is subject to RMC 4-2-110A, Development Standards for Residential Low and Medium Density Zones – Primary Structures, effective Single-Family Home at Lake Ave S Page 2 of 8 October 29, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000314 at the time of complete application. Building elevations showing all facades shall be provided with the permit application. Density – The minimum density required in the R-6 zone is three (3) dwelling units per net acre. The maximum density permitted is six (6) dwelling units per net acre. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. The minimum lot density for the site is 1 unit per net acre (3 units x 0.35 acres = 1 units) and the maximum number of units allowed on the site is 2 units per net acre (6 units x 0.35 acres = 2 units). 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-6 zone is 7,000 square feet for parcels being subdivided. The minimum lot depth is 90 feet and the minimum lot width is 60 feet with the minimum lot width for corner lots is 70 feet. No changes are proposed to the existing lot dimensions. 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-6 zone are 25 feet for the front yard, 25 feet for the rear yard, and the side setbacks must be a combined 15 feet with not less than 5 feet on either side. For corner lots the minimum secondary front yard setback is 25 feet. As shown on the submitted site plan, the proposed building appears to be outside of any required setback area. However, building setbacks will be verified at the time of the building permit application. Building Height and Impervious Surface Coverage – In the R-6 zone, the maximum wall plate height is 24 feet, and the building may not exceed two stories. The proposal states the building will be limited to 24 feet, which comply with building height requirements outlined in RMC 4-2-110A, Development Standards for Residential Low Density and Medium Density Zones – Primary Structures. Roofs with a pitch equal to or greater than 4:12 may 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.) may 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 R-6 zone allows a maximum building coverage of 40% of the lot area and a maximum impervious surface area of 55%. The proposal would result in an impervious surface coverage of approximately 18%, which complies with the impervious surface coverage permitted in the R-6 zone. The building height and coverage requirements would be verified at the time of a formal application submission. Maximum Number of Units per Building – Per RMC 4-2-110A, Development Standards for Residential Low Density and Medium Density Zones – Primary Structures, a maximum of four (4) attached dwelling units is allowed per building. Single-Family Home at Lake Ave S Page 3 of 8 October 29, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000314 3. Residential Design and Open Space Standards: All new residences within the R-6 zone are subject to the Residential Design Standards outlined in RMC 4-2-115, Residential Design and Open Space Standards. Building elevations were not submitted for review. Applications subject to the Residential Design and Open Space Standards must demonstrate compliance with the applicable standards at the time of submittal. 4. Refuse and Recycling Areas: According to RMC 4-4-090, Refuse and Recyclables Standards, residential developments must store refuse, recyclables, and compostable carts either within a garage, accessory structure, or outside. If carts are located within a garage, storage space must be appropriately sized to accommodate both vehicles and carts for refuse, recyclables, and compostables. Storage space for carts must measure at least two feet by six feet (2' x 6') floor area and sixty inches high. Indoor storage must be clearly identified on floor plans. If carts are located outside, the storage space must be at least two feet by six feet (2' x 6') in size and be located on the same lot as the dwelling. 5. Landscaping: The proposal would be subject to the landscaping regulations in RMC 4- 4- 070, Landscaping. With the exception of critical areas, all areas of the site not covered by structures, required parking, access, circulation or patios, must be landscaped. In addition, 10 feet of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. If frontage improvements are required, street trees in the right-of-way planter would be required. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060, Street Standards. Street trees and, at a minimum, groundcover is 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 & Spacing Guidelines. A landscape plan shall be provided with the permit application as prepared by a licensed Landscape Architect, a certified nurseryman or other certified professional. 6. 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, Submittal Requirements – Specific to Application Type. 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, 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. Single-Family Home at Lake Ave S Page 4 of 8 October 29, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000314 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: 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. Single-Family Home at Lake Ave S Page 5 of 8 October 29, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000314 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 4-4-130H1e can be met. Tree retention standards shall be applied to the developable area of a property. 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 formal application. 7. Fences/Retaining Walls: If the project includes fencing or retaining walls, their locations must be clearly shown on the landscape plan and grading plan, including top of wall and bottom of wall elevations. Any retaining wall that is four feet or taller (measured from the footing to the top of the wall) will require a building permit. The maximum allowable height for fences and retaining walls is 72 inches, subject to additional height restrictions in setbacks and clear vision areas, as noted in RMC 4-4- 040D. If the proposal includes a fence on top of a retaining wall, please ensure the total combined height does not exceed the height limit for a standalone fence. The plans should also consider screening requirements for any fenced yard areas and ensure an adequate visual buffer. For additional information about fences and retaining walls, please refer to retaining wall standards outlined under RMC 4-4-040. 8. Parking: The number of required parking spaces is based on the proposed land use per RMC 4-4-080, Parking, Loading, and Driveway Regulations. According to the parking table a detached single-family home is required to provide a minimum of two (2) parking stalls per dwelling unit. 9. Access/Driveways: No driveway shall be constructed in such a manner as to be a hazard to any existing street lighting standard, utility pole, traffic regulating device, fire hydrant, abutting street traffic, or similar devices or conditions. Along the street frontage, the maximum width of single-loaded garage driveways shall not exceed nine feet (9'), and the maximum width of double-loaded garage driveways shall not exceed sixteen feet (16'). It seems a double-loaded garage driveway is being proposed. The site plan shows a driveway approximately 19’-6” wide, which exceeds the 16’ requirement. RMC 4-4-080, Parking, Loading and Driveway Regulations, states, maximum driveway slopes shall not exceed fifteen percent (15%); provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence entering public or private streets, alleys, sidewalks, and/or pedestrian pathways. To exceed fifteen percent (15%), a variance from the Administrator is required. Compliance with access and driveway requirements would be verified at the time of the building permit application. Critical Areas: According to COR maps, the site contains regulated (steep) slopes (>15% & <=90%), high erosion hazard area, high landslide hazard area, high seismic hazard area, and moderate and high coal mine hazard area. It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal permit application. Single-Family Home at Lake Ave S Page 6 of 8 October 29, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000314 The provided site plan shows the lot being encumbered by protected slopes, where development is prohibited. A portion of the rear deck is proposed within the building setback buffer. RMC 4-3-050G, Development Standards, requires a building setback buffer of 15 feet for protected slopes with only the following allowed in the building setback buffer: a. Landscaping; b. Uncovered decks, less than eighteen inches (18") above grade; c. Building overhangs, if such overhangs do not extend more than twenty four inches (24") into the setback area; and d. Impervious ground surfaces, such as driveways and patios. As identified above, the deck may encroach into the buffer if it is less than eighteen inches (18”) above grade. If the deck is greater than eighteen inches (18”) above grade, the structure must be relocated outside of the building setback buffer or a variance complying with the decision criteria listed under RMC 4-9-250 must be requested. Due to the presence of geological hazards, a geotechnical study shall be required at the time of a formal application. All plans must show the location of the critical areas and associated buffers on the site. In addition, 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. In addition, the study shall assess soil conditions and detail construction measures to assure stability. Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include buffers and/or setbacks from buffers. Moderate coal mine hazards are areas where mine workings are deeper than two hundred feet (200') for steeply dipping seams, or deeper than fifteen (15) times the thickness of the seam or workings for gently dipping seams. These areas may be affected by subsidence. High coalmine hazards are areas with abandoned and improperly sealed mine openings and areas underlain by mine workings shallower than two hundred feet (200') in depth for steeply dipping seams, or shallower than fifteen (15) times the thickness of the seam or workings for gently dipping seams. These areas may be affected by collapse or other subsidence. A coalmine study prepared by a qualified professional shall be included with the application. The report shall review and document any possible mine openings and potential trough subsidence, and any known hazards previously documented or identified. It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development or building construction. 10. Environmental Review: Critical area reports were not submitted to the city for review. As a result, it is unclear if all critical areas impacting the site have been identified and whether potential impacts to these areas have been adequately addressed. Per RMC 4- 9-070, Environmental Review Procedures, construction of one new single-family Single-Family Home at Lake Ave S Page 7 of 8 October 29, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000314 residence on an existing legal lot is exempt from an Environmental (SEPA) Review, unless the proposed development fails to comply with the Critical Area Regulations (RMC 4-3- 050), i.e. developing within a critical area or those projects requiring a variance or reasonable use exception from RMC 4-3-050 or 4-3-090. In such case, an Environmental (SEPA) Review is required. 11. Permit Requirements: If any critical areas are impacted, the proposal may require a Critical Area Permit, a reasonable use variance permit, and Environmental (SEPA) Review. Should the proposal be revised and no impacts to critical areas are proposed, the proposed project will only require a building permit. If the project includes retaining walls, fences, or outdoor storage areas, separate permits may also be needed. All land use applications will be reviewed concurrently. The land use review would include public notice and a two-week public comment period. Once a complete application is submitted and all fees are paid, a decision can be issued in approximately 6-8 weeks. The 2025 application fees are as follows: Critical Area Permit is $1,454, Variance Permit is $1,536, and SEPA Review is $1,856, and 5% technology fee. Any modifications requested would require an additional $299 fee. When ready to apply for permits, contact the City of Renton Permit Services at PermitTech@rentonwa.gov. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s Permit Center website. The city now requires electronic plan submittal for all applications. Building Permits – New construction will require building permits. The project site is located within Airport Influenced Area. According to RMC 4-3-020E, the applicant is required to provide a certificate from an engineer or land surveyor clearly stating the proposed use will not penetrate the Federal Aviation Administration Regulation Part 77 Objects Affecting Navigable Airspace. In addition, an avigation easement granted to the City of Renton must be recorded and a description of construction and a construction schedule with the building permit application to ensure proper notice is provided to the responsible parties must be provide prior to approval of the building permit. Other Permits/Approvals – Additional permits may be required based on specific site improvements, such as grading permits for significant site work, or right-of-way permits if street improvements are needed. The applicant should ensure that all application materials and required plans are submitted according to the City’s submittal requirements, and compliance with permit conditions and mitigation measures will be verified during the formal review process. Detailed information regarding the land use permit application submittal requirements can be found online under the Submittal Requirements documents. 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. 12. 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 Single-Family Home at Lake Ave S Page 8 of 8 October 29, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000314 requirements may be waived. The applicant should contact the assigned Project Manager if there are any questions regarding submittal requirements. 13. Public Information Sign: Public Information Signs are required for a 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. Planned urban development projects require the applicant to install a public outreach sign per RMC 4- 8-120. 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 Fire impact fee: $421.98; • 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 is currently assessed at: $3,276.44. 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 Valerie Porter, Senior Planner, at 425-430-7288 or vporter@rentonwa.gov to submit prescreen materials and subsequent land use application. 16. Expiration: Once the Critical Area Permit has been issued, building permits shall be applied for within two years of the date of the Critical Area Permit approval, unless an extended time frame is granted by the Administrator or Hearing Examiner. It is the applicant’s responsibility to monitor the expiration dates.