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HomeMy WebLinkAboutC_STAFF_COMMENTS_260402_v1DEPARTMENT 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 Davonne Short Plat 4725 NE 10th St (APN 1023059380) PRE 26-000061 April 2, 2026 Contact Information: Planner: Mariah Kerrihard, 425-430-7238, mkerrihard@rentonwa.gov Public Works Plan Reviewer: Heather Bray, 425-430-7383, hbray@rentonwa.gov Fire Prevention Reviewer: Hugo Sotelo, 425.276.9587,hsotelo@RentonRFA.org Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies to engineers, architects, and contractors who will work on the project. You will need to submit an PDF copy of this packet when you apply for land use and/or environmental permits. When the project application is ready for submittal, you may email the project planner to start the prescreen process. Similarly, you may contact the assigned planner if there are any questions regarding submittal requirements. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: March 16th 2026 TO: Mariah Kerrihard, Associate Planner FROM: Hugo Sotelo, DFM SUBJECT: NE 10th St Short Plat Pre26-61 Fire Flow 1. Fire flow requirements for single-family dwelling are 1,000 gpm. for dwellings up to 3,600 square feet, including garages and basements. Dwellings exceeding 3,600 square feet require a minimum fire flow of 1,500 gpm. 2. A minimum of one fire hydrant shall be located within 300 feet of the structures when the required fire flow is 1,000 gpm. When the required fire flow increases to 1,500 gpm, two hydrants shall be provided within 300 feet of the structures. Theres an existing hydrant on NE 10th Street that appears to meet the required distance for the 1,000-gpm requirement. Fire Impact Fees 3. Fire impact fees apply at a rate of $779.24 per single-family dwelling unit. These fees are collected at the time of building permit issuance. 4. Credit may be applied for any existing homes that are removed or retained as part of the proposed project. Fire Dept. Access 5. Fire apparatus access roads shall be a minimum of 20 feet in width, paved, and designed with a minimum 25-foot inside turning radius and 45-foot outside turning radius. 6. Access roads shall be designed to support a 30-ton fire apparatus with a 75-psi point load. Fire department access shall be provided such that all portions of the exterior walls of the building are within 150 feet of an approved fire apparatus access road. 7. The maximum allowable grade for fire apparatus access roads is 15 percent. NE 10th Street currently does not meet the minimum required 20-foot paved width for fire apparatus access. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 2nd, 2026 June 20, 2011 TO: Mariah Kerrihard, Associate Planner FROM: Heather Bray, Civil Plan Reviewer SUBJECT: NE 10th St Short Plat 4725 NE 10th St PRE26-000061 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 4725 NE 10th St. The following comments are based on the pre-application submitted to the City of Renton by the applicant. EXISTING CONDITIONS The site is a rectangular parcel that is 1.06 acres in size. It has two single-family residential homes and two accessory structures. On-site critical areas that may affect stormwater review include sensitive slopes. Water Water service is provided by King County Water District 90 (KCWD90). Review of the water plans will be conducted by KCWD90 and the Renton Regional Fire Authority. Plans approved by KCWD90 shall be routed to the City for final review prior to permit issuance. The applicant shall provide a certificate of water availability with the Land Use application. Sewer Wastewater service is provided by the City of Renton. There is an existing 8-inch vitrified clay gravity wastewater main located in NE 10th St (see City plan no. S-295001). Storm There is a 12-inch polyproplene main in NE 10th St at the SE corner of the intersection of NE 10th St and Duvall Ave NE (see City plan no. R-410044). Based on the current site topography, the site appears to drain stormwater run-off towards the southwest corner of the property. NE 10th St Short Plat PRE26-000061 Page 2 of 5 April 2nd, 2026 2 Streets NE 10th St is a Residential Access Street with an existing right of way (ROW) width of 15.0-ft as measured using the King County Assessor’s Map and 6-feet of asphalt paving for a pedestrian pathway. There is active construction associated with Hazen High School that is currently building partial street improvements on the north side of NE 10th St that consists of 6-feet of asphalt paving, a 0.5-ft curb, 5-feet of sidewalk, and 8.5-feet of landscaping. SEWER COMMENTS 1. An 8-inch gravity sewer main extension is required to serve the units within the shared driveway. a. A minimum 15-foot-wide public sewer easement is required for any public sewer main located outside of the city right-of-way. 2. All new sewer stubs shall be a minimum of 6-inch and shall run at a slope of at least 2% to the main. All new side sewers and sewer stubs shall conform to the standards in RMC 4-6- 040 and City of Renton Standard Details. 3. For lots where a gravity connection to the existing and proposed sewer main is not possible, individual grinder pumps and force mains will be required for each lot. The applicant shall make every effort to accomplish gravity side sewers. Should the applicant pursue grinder pumps, they will be required to demonstrate it is not feasible to adjust grading or pad elevations to accomplish gravity side sewers. The private force main should connect to a 6- inch sewer stub that is a minimum of 2% in slope dedicated specifically to the private force main. Private utility easements will be needed for any force main or gravity side sewer that passes through an adjacent lot prior to connecting to the existing sewer main. 4. 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 can be found in the 2026 Development Fees Document on the City’s website. a. The current sewer fee for a 1-inch meter install is $4,025.00 per meter. b. This parcel is subject to a Special Assessment District. The East Renton Interceptor fee is $316.80 per lot. Payment of these fees will be required prior to issuance of the civil construction permit. c. Fees will be charged based on the rate at the time of construction permit issuance. d. The full fee schedule can be found here. SURFACE WATER COMMENTS 1. A 12-inch gravity storm main extension is required from the intersection of NE 10th St and Duvall Ave NE to the furthest easterly property line of APN 1023059380. 2. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual (RSWDM) will be required. Refer to Figure 1.1.2.A – Flow Chart in the 2022 RSWDM to determine what type of drainage review is required for this site. The site falls within the City’s Flow Control Duration Standard (matching Forested site conditions). The site falls within the Lower Cedar River basin. 3. The north property line of this site serves as a drainage basin boundary for the Lower Cedar River basin (connection point at Catch Basin Facility ID 509070). The north half of NE 10th St NE 10th St Short Plat PRE26-000061 Page 3 of 5 April 2nd, 2026 3 is within the May Creek drainage basin which is captured in a 12-inch concrete stormwater main within NE 10th St. 4. Drainage report and drainage plans based on 2022 RSWDM are required to be provided. 5. Storm drainage improvements along all public street frontages are required to conform to the City’s Street and stormwater conveyance standards. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM. New storm drains shall be designed to account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 6. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide basic water quality treatment. All proposed stormwater facilities shall be designed in accordance with the current RSWDM at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for all proposed detention and/or water quality vaults. 7. 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 appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit construction. 8. 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. 9. Erosion control measures to meet the City requirements shall be provided. 10. An NPDES permit from the Department of Ecology will be required if total site disturbance exceeds 1 acre. A copy of the approval shall be provided to City of Renton prior to construction. 11. 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 here. 12. 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 2026 Surface water system development fee is $2,350 per one new single- family house. b. Credit will be given to any single-family dwelling that is demolished. c. The full schedule can be found here. 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: NE 10th St Short Plat PRE26-000061 Page 4 of 5 April 2nd, 2026 4 a. NE 10th St is classified as a Residential Access Street. Per RMC 4-6-060, the minimum right of way (ROW) width for 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. The project will be required to complete the roadway section on the north side of NE 10th St which consists of an additional 10 feet of asphalt paving needed on the easterly side of the site, extending 25 feet east of the northeastern most property corner up to the improvements done under Civil Construction Permit C24005771. Coordinate pavement limits with the current City of Renton Project Manager. ii. Dedication of approximately 30 feet is required pending final survey. 2. If a shared driveway is proposed as part of this development, it shall meet the design standards found in RMC 4-6-060. Shared driveways may be allowed for access to four (4) or fewer residential lots. Shared driveways shall be wholly in a tract. Shared driveways shall not be more than 200-ft in length. The paved surface shall be a minimum of 20-ft to meet Renton Regional Fire Authority standards. The maximum grade of the shared driveway shall not exceed 15%. Drainage improvements per City standards are required along the shared driveway. An access easement shall cover the entirety of the tract. 3. On-site and off-site curb ramps, sidewalk improvements will be reviewed in conjunction with the civil construction permit and will require a grading plan consisting of spot elevations and slopes showing that ADA and City specifications are being met. 4. Refer to City code 4-4-080 regarding driveway regulations. 5. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4- 6-090. 6. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 7. Street lighting per City standards is required along NE 10th Street as the proposed development is larger than 4 residential units. A street lighting plan and photometric analysis should be submitted at the time of construction permit submittal. 8. The transportation impact fee is based on the type of land use. For a single-family dwelling, the 2026 transportation impact fee is $11,485.67. Transportation impact fees are subject to change based on the calendar year the building permit is issued. a. Credit will be given to any single-family dwelling that is demolished. 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: NE 10th St Short Plat PRE26-000061 Page 5 of 5 April 2nd, 2026 5 a. Provide rim and invert elevations on all drainage and sewer structures. b. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required except for water lines which require 10-ft horizontal and 1.5-ft vertical. c. The stormwater line should be minimum 5 feet away from any other structure or wall or building. d. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 5. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall conform 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 buildings. The demo permits shall be acquired through the building department. 8. Fees quoted in this document reflect the fees applicable in the year 2026 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. The full fee schedule can be found 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: April 2, 2026 TO: Pre-Application File No. PRE26-000061 FROM: Mariah Kerrihard, 425-430-7238, mkerrihard@rentonwa.gov SUBJECT: Davonne Short Plat – 4725 NE 10th St (APN 1023059380) 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 proposal is comprised of one parcel at 4725 NE 10th St, PID 1023059380, located to the southeast of the intersection of Duvall Pl NE and NE 10th St. The applicant, Brian Le, is proposing to subdivide the existing parcel into six (6) separate residential lots for the benefit of detached dwellings. The subject property is 46,173 square feet (1.06 acres) in area and is zoned Residential-8 (R-8). The site is currently developed with two (2) single-family residences and associated accessory structures, all of which are proposed for demolition in conjunction with the short subdivision. The proposed new lots range in area from approximately 5,225 to 5,608 square feet. Vehicular access to four (4) of the proposed lots is proposed via a shared private access tract extending from NE 10th St. The remaining two (2) lots are proposed to take direct access via individual driveways from NE 10th St. According to City of Renton (COR) maps, the site contains regulated slopes. Current Use: The site is developed with two single-family residential improvements, both of which are proposed for removal in conjunction with the short subdivision. Per King County Department of Assessments property records, the primary dwelling was constructed in 1954 and has an assessed living area of approximately 2,230 square feet. A second dwelling unit was constructed in 1976 with an assessed living area of approximately 860 square feet. 1. Zoning /Land Use Designation, and Overlays: The subject property is zoned Residential-8 (R-8) zoning classification and the Residential Medium Density (RMD) Comprehensive Plan Land Use designation is intended to implement the (R-8) zone. The Residential-8 Zone (R-8) is established for single family residential dwellings allowing a range of four (4) to eight (8) dwelling units per net acre. It is intended to implement the Residential Medium Density Comprehensive Plan designation. Development in the R-8 Zone applies to lands suitable for moderate-density residential uses, including single-family and middle Davonne Short Plat Page 2 of 8 April 6, 2026 H:\CED\Planning\Current Planning\Admin Docs\templates\Staff Report Templates CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000061 housing, where there is opportunity to reinvest in existing single-family residential neighborhoods through infill development or the development of new residential plats. Detached dwelling units are permitted within the R-8 zone and two (2) ADUs are permitted per legal lot. 2. Development Standards: The project is subject to RMC 4-2-110A, “Development Standards for Residential Low Density and Medium Density Zones – Primary Structures” effective at the time of complete application. Density – The area of public rights-of-way, legally recorded private access easements and critical areas (i.e., very high landslide hazard areas, protected slopes, wetlands, Class 1 to 4 streams and lakes or floodways) would be deducted from the gross site area to determine the “net” site area prior to calculated density. In order to calculate the proposed density of the project, any area of public road, private driveway/easement, and/or critical area dedication must be known. All fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g., 5.5678 becomes 5.56). Calculations for minimum or maximum density that result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number. The R-8 zone has a minimum density of four (4) dwelling units per acre and a maximum density of eight (8) dwelling units per acre. A density worksheet was not included with the pre-application submittal materials; therefore, staff was unable to verify compliance with the density requirements. A completed density worksheet would be required with the land use application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-8 zone, according to the zoning standards, is 5,000 square feet for parcels being subdivided. Minimum lot width is 50 feet for interior lots and 60 feet for corner lots; minimum lot depth is 80 feet. Proposed lot sizes range from 5,225 square feet to 5,608 square feet. Lot dimensions as identified on the submitted short plat layout identify the lots with a range of widths from 56 feet for Lot A, 60 feet for Lot B, 60 feet for Lot C, 55 feet for Lot D, 52.9 feet for Lot E and 52.9 feet in length for Lot F. The proposed six (6) lots are identified with depths of approximately 95 feet. Based on the submitted site plan the proposed lots appear to comply with the required minimum lot size, width and depth for the R-8 zone. Detailed information is required at the Short Plat submittal to confirm compliance with lot width, depth, and size requirements. The 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% of the lot area. The maximum impervious coverage in the R-8 zone is 65%. The maximum wall plate height is restricted to 24 feet, and the buildings shall be not more than two stories. 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 (4) vertical feet 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 (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height. The maximum height for detached accessory structures is 12 feet. The gross floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. See RMC 4-2-110E for development standards for detached accessory buildings. 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. Davonne Short Plat Page 3 of 8 April 6, 2026 H:\CED\Planning\Current Planning\Admin Docs\templates\Staff Report Templates CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000061 Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement or tract. For through lots, corner lots, and lots without street frontage, the front yard will be determined by the Planning Division Director. Minimum Front Yard 20 ft. except when all vehicle access is taken from an alley, then 15 ft. Minimum Secondary Front Yard (applies to Corner Lots) 15 ft. Minimum Freeway Frontage Setback 10 ft. landscaped setback from the property line. Minimum Rear Yard 25 ft. Minimum Side Yard 5 ft. Compliance with the required setbacks for new development would be verified at the time of the building permit application. Existing development proposed for retention would be reviewed for compliance at the time of the land use 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. Refuse and Recycling Areas: Storage space for carts shall be provided either within a garage, an accessory structure, or as an exterior storage area on the same lot, with a minimum clear area of 2 feet by 6 feet and a minimum height of 60 inches, and any indoor storage shall be identified on building floor plans. Outdoor storage areas shall be adequately screened from public view using wood, masonry, or ornamental metal; carts shall not be stored within or obstruct any minimum required parking space at any time; and a sufficiently sized collection point and direct, smooth-surfaced path shall be provided to allow carts to be rolled to the public street or other approved collection location. Lots containing multiple dwelling units shall be limited to a maximum of one refuse/recyclables/compostables deposit area per building and no more than two collection points, consistent with RMC 4-4-090C.1.f. in compliance with RMC 4-4-090. 5. Landscaping: Ten feet (10') of on-site landscaping is required along all public street frontages with a mix of trees, shrubs, and groundcover, with the exception of areas for required walkways and driveways. Street trees, selected from the City’s Approved Street Tree List, 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 Davonne Short Plat Page 4 of 8 April 6, 2026 H:\CED\Planning\Current Planning\Admin Docs\templates\Staff Report Templates CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000061 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. Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two (2) trees are to be located in the front yard prior to final inspection. Storm drainage facilities are required to comply with the minimum 15-foot perimeter landscaping strip on the outside of the fence unless otherwise determined through the site plan review or subdivision review process. Please refer to landscape regulations RMC 4-4-070 for further general and specific landscape requirements. 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. All landscaping shall meet the requirements of RMC 4-4-070, Landscaping. 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. 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. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. 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 13 – 15 caliper inches 6 Davonne Short Plat Page 5 of 8 April 6, 2026 H:\CED\Planning\Current Planning\Admin Docs\templates\Staff Report Templates CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000061 TREE SIZE TREE CREDITS 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. 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, as defined in RMC 4-11-040, Definitions D, of a property. No trees are proposed for removal. A formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application if trees are proposed for removal. 7. 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. Within residential zones the maximum height of any fence, hedge, or retaining wall shall not exceed 48 inches (48”) within the front yard and secondary front yard and 72 inches (72”) elsewhere on the site. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry products that complement the proposed building and site development. 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. There shall be a minimum three-foot (3') landscaped setback at the base of retaining Davonne Short Plat Page 6 of 8 April 6, 2026 H:\CED\Planning\Current Planning\Admin Docs\templates\Staff Report Templates CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000061 walls abutting public rights-of-way. 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. Please refer to fence and retaining wall standards (RMC 4-4-040) for additional information. 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. Per RMC 4-2-110C, one (1) parking stall is required per ADU. The applicant must provide detailed parking information with the permit application, including stall dimensions, drive aisle measurements, and total parking calculations. If an alley is present, all parking area and garages must be at the rear of the building. 9. Access/Driveways: Access to the proposed Lots B, C, E, F is shown as a twenty-foot (20’) wide shared driveway off NE 10th St and Lot A and D are proposed as individual driveways off NE 10th St. Each lot is required to accommodate off-street parking for a minimum of two (2) vehicles. The maximum width of single loaded garage driveways shall not exceed nine feet (9’) and double loaded garage driveways shall not exceed 16 feet. Maximum driveway slopes shall not exceed 15 percent; 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 or crossing any public sidewalk. 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. Alley access is the preferred street pattern for new residential development, and all new residential development in areas with existing alleys is required to utilize alley access, while development in areas without existing alleys is expected to utilize alley access for interior lots, consistent with RMC 4-7-150E.5 and the street standards of RMC 4-6-060. Shared driveways may be allowed for access to no more than four (4) residentially zoned lots, and no more than four (4) residential units, the types of which are listed in RMC 4-2-060C, provided: a. At least one lot abuts a public right-of-way and the street frontage of the lot is equal to or greater than the lot width requirement of the zone; b. The subject lots are not created by a subdivision of ten (10) or more lots; c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic and/or pedestrian circulation through the short subdivision or to serve adjacent property; 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. Dead-end streets longer than 150 feet require an approved turnaround. Hammerhead-type turnarounds are permitted for dead-end streets up to 300 feet long. The applicant would need to request a variance from the Renton Fire Authority based on the proposal. Compliance with street access standards for the R-8 zone would be verified at the time of the formal Short Plat application. Compliance with parking, driveway spacing, safety, and design standards per RMC 4-4-080 and RMC 4-6-060 would be required at the time of formal application. Davonne Short Plat Page 7 of 8 April 6, 2026 H:\CED\Planning\Current Planning\Admin Docs\templates\Staff Report Templates CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000061 10. Critical Areas: According to City of Renton (COR) Maps, the subject site is mapped with regulated slopes (>25% and ≤40%). Due to the presence of geological hazards, a geotechnical study may be required at the time of building permit application. The study shall specifically address if the proposal will not increase the threat of the geological hazard to adjacent or abutting properties beyond pre-development conditions; and the proposal will not adversely impact other critical areas; and the development can be safely accommodated on the site. It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal land use application. 11. Environmental Review: The proposal would be exempt from Environmental (SEPA) Review in accordance with WAC 197-11-800(2)(f). 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. 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 requirements may be waived. The applicant should contact the assigned Project Manager if there are any questions regarding submittal requirements. 13. 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 would total $6,785.10 ($6,462 Preliminary Short Plat + $323.10 Technology Fee (5%) = $6,785.10. Each modification request is $308.00. All fees have a 5% Technology Fee added to the total cost of the reviews would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use application submittal requirements can be found on the Short Plat Submittal Requirements checklist. Other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. A Final Short Plat application, and its associated fee, will be required following construction of the subdivision’s infrastructure. A building permit must be obtained to build buildings and structures. A construction Permit must be obtained to install utility lines, 14. Public Information Sign: Public Information Signs are required for all Type II Land Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 15. Impact Fees: In addition to the applicable building and construction fees, impact fees would be required. Fees change periodically and the fees in effect at the time of building permit issuance would apply. For informational purposes, the 2026 impact fees are as follows: • A Fire impact fee $779.24; • A transportation impact fee $11,485.67 per each new detached dwelling unit; Davonne Short Plat Page 8 of 8 April 6, 2026 H:\CED\Planning\Current Planning\Admin Docs\templates\Staff Report Templates CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000061 • Renton School District Impact Fee $0.00 will be assessed for each single-family dwelling unit (+5% administrative fee) unless an exemption can be made under RMC 4-1-190.I.1.a; and • Parks Impact Fee currently assessed at $3,276.44. 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=CityofRenton 16. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened prior to submitting the complete application package. Please contact Planner: Mariah Kerrihard, 425-430-7328, mkerrihard@rentonwa.gov to submit prescreen materials and subsequent land use application. 17. Expiration: Upon approval, the Short Plat is valid for five (5) years with a possible one-year extension (RMC 4-7-070M). It is the applicant’s responsibility to monitor the expiration dates.