HomeMy WebLinkAboutPre-app Mtg Summary - 21-000276.pdf1
PRE-APPLICATION MEETING FOR
CK Renton Project
PRE21-000276
CITY OF RENTON
Department of Community & Economic Development
Planning Division
August 19, 2021
Contact Information:
Planner: Alex Morganroth, 425-430-7219, amorganroth@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
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
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, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
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FIRE & EMERGENCY SERVICES DEPARTMENT
M E M O R A N D U M
DATE: August 17, 2021
TO: Alex Morganroth, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: CK Project Duplex
1. The fire flow requirements for the proposed duplex is 2,500 gpm minimum. A minimum of three fire
hydrants are required within 300-feet of the proposed building. The existing 6-inch water main is not sufficient to
supply any standard hydrants. Extensive water main and fire hydrants installations will be required to construct
this project.
2. The fire impact fees are currently applicable at the rate of $829.77 per single family unit. This fee is paid
at building permit issuance. Credit will be granted for any existing homes that are removed or retained.
3. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved,
with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-
ton vehicle with 75-psi point loading. Access is required within 150-feet of all points on the buildings.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: August 18th, 2020
TO: Alex Morganroth, Planner
FROM: Scott Warlick, Engineering specialist III
SUBJECT: Cua & Chiang Architects
2831 NE 13th St
PRE21-000276
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) 7227801710. The
following comments are based on the pre-application submittal made to the City of Renton by the applicant.
Water
1. The project is within the City of Renton’s water service area in the Highlands 565 Pressure Zone.
2. The static water pressure is approximately 87 psi at ground elevation of 364 feet.
3. There is an existing 6-inch water main located in N 13th St that can deliver a maximum flow capacity of 1500
GPM (see water plan no. W-1878).
4. There is an existing ¾-inch domestic water meter (facility ID number MTR-000362) serving the existing duplex.
5. There is one existing fire hydrants within 300 feet of the property at the corner of NE 13th St & Index Ave NE
(HYD-NE-00053).
6. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire
Authority has determined that the preliminary fire flow demand for the proposed duplex’s is 2,500 gpm
Minimum.
The following developer’s installed water main improvements will be required to provide domestic and fire
protection service to the development including but not limited to:
7. Installation of an 8-inch looped water main from Harrington Ave NE will need to extend down NE 13th St and
up and around Index Ave NE before reconnecting into Harrington Ave NE because the fireflow demand
exceeds 2,500 gpm.
8. Installation of off-site and on-site fire hydrants, as required. The location and number of hydrants will be
determined by the Fire Authority based on the final fire flow demand and final site plan.
9. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped with one.
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10. A separate water service (1-inch) and meter is required for each duplex unit. The meters will be installed by City
forces and a water meter permit is required for each new 1-inch meter. The sizing of the meter and of the
private service line to the buildings shall be in accordance with the most recent edition of the Uniform Plumbing
Code Meters shall be placed in landscape strips, or behind the sidewalk, and within the right‐of‐way. Meters
shall not be installed within driveways.
11. A minimum 1-inch meter is required if the new duplex’s are equipped with fire sprinkler systems.
12. A pressure reducing valve is required downstream of the domestic water meters where the water pressure
exceeds 80 psi.
13. Civil plans for the water main improvements will be required and must be prepared by a professional engineer
registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards
for Water Main Extensions as shown in Appendix J of the City’s 2012 Water System Plan. Adequate horizontal
and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary
sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining
walls, rockeries or similar structures cannot be installed over the water main unless the water main is installed
inside a steel casing.
14. A conceptual utility plan will be required as part of the land use application for the subject development.
15. 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 2021
Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of
construction permit issuance.
• The SDC fee for water is based on the size of the new domestic water to serve the project. The current
water fee is $4,450.00 per 1-inch service.
• Water service installation charges for each proposed domestic water service is applicable. Water
Service installation is $2,875.00 per 1-inch service line.
• Drop-in meter fee is $400.00 per ¾-inch meter and $460.00 per 1-inch meter.
• If abandoned, a water system redevelopment credit will apply for the existing meter.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton&cr=1
Sanitary Sewer
1. The project is within the City of Renton’s sanitary sewer service area.
2. There is an 8-inch concrete gravity wastewater main located in NE 13th St (record drawing S-11140F).
3. The existing Duplex is connected to the city sewer. A new 6” side sewer stub to the property line will be required
for the new Duplex unit.
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 2021 Development
Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit
issuance.
• The current sewer fee is $3,450.00 per 1-inch meter
• Final determination of applicable fees will be made after the water meter size has been determined.
• The full fee schedule can be found at:
https://rentonwa.gov/UserFiles/Servers/Server_7922657/Image/City%20Hall/Administrative%20Servi
ces/Finance/Finance/2019-2020%20Fee%20Schedule_Feb%202020.pdf
Surface Water
1. There is currently no storm system located along NE 13th St or Index Ave NE. An extension of the storm system
will be required.
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2. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual
will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2017 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 Peak
Rate Flow Control (Matching Existing) Standard. The site falls within the East Lake Washington 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=CityofRenton
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 in order of
preference by feasibility as described in Section C.1.3 of the 2017 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 2017 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 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) fees. Fees will be charged
based on the rate at the time of construction permit issuance.
• The current SDC fee for the new duplex is charged per square foot of new impervious surface, but not
less than $2,000.
• The full fee schedule can be found at:
https://rentonwa.gov/UserFiles/Servers/Server_7922657/Image/City%20Hall/Administrative%20Servi
ces/Finance/Finance/2019-2020%20Fee%20Schedule_Feb%202020.pdf
Transportation
1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $150,000. The
proposed project fronts NE 13th St to the northwest.
a. N 24th St is classified as a residential access street, with an existing right-of-way (ROW) width of
approximately 50 feet with an existing paved width of approximately 20 feet. To meet the City’s
complete street standards for Residential Access streets, a minimum ROW width of 53 feet is required.
Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and
include a 26 foot paved road (13 feet each side), a 0.5 foot curb, an 8 foot planting strip, and a 5 foot
sidewalk. Dedication of approximately 1.5 feet will be required.
2. Undergrounding of all existing utilities (i.e. communications, power, etc.) is required on all frontages per RMC
4-6-090.
3. Refer to City code 4-4-080 regarding driveway regulations.
a. A minimum separation of 5 feet is required between driveway and the property line.
b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains.
c. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and double-loaded
garage driveway shall not exceed sixteen feet (16').
4. Street lighting is not required from a project that consists of less than 4 residential units.
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5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench
Restoration and Street Overlay Requirements.
6. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of
construction permit issuance.
a. The 2021 transportation impact fee is $5,645.22 per Duplex unit.
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=968701
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 2021 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.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: August 19, 2021
TO: Preapplication File No. 21-000276
FROM: Alex Morganroth, Senior Planner
SUBJECT: CK Renton Duplex
2831 and 2833 NE 13th St
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, and City Council).
Review comments may also need to be revised based on site planning and other design changes required by City
staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal
Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton.
Project Proposal: The applicant is proposing to construct a duplex on the property located at 2831 NE 13th St (APN
7227801710). The property is 14,240 square feet (0.33 acres) and is within the Residential -14 (R-14) zoning
designation. An existing duplex is currently located on the project site. The proposal is to retain the existing duplex
and construct a second 2-unit multi-family structure to the behind the existing structure. Vehicular access to the
proposed units would be provided via two existing driveway curb cuts off of NE 13th St. The applicant is proposing
five (5) new surface parking stalls at the back of the site adjacent to the proposed new building which would be
accessed via the existing south driveway. Two existing parking stalls are located adjacent to the existing duplex
structure and accessed via the existing north driveway. A Wellhead Protection Area Zone 2 is mapped on the project
site.
Current Use: The project site contains on existing duplex. The applicant proposes to retain the structure.
Zoning/Density Requirements: The subject property is located within the R-14 zoning classification. Attached
dwelling units – flats are a permitted use in the R-14 zone. A minimum of 7.0 dwelling units and a maximum of
14.0 dwelling units per acre is allowed in the R-4 zone. The Residential High Density Land Use designation is intended
to create new units where access, topography, and adjacent land uses create conditions appropriate for a variety
of housing unit types, or where there is existing multifamily development.
The area of public and private streets (including driveway tracts) and critical areas (excluding buffers) would be
deducted from the gross site area to determine the “net” site area prior to calculating density. In order to
calculate the proposed density of the project, any area of public road, private easement, and/or critical area
dedication must be known. The gross site area is approximately 0.33 acres. Based on the gross site area of 0.33
acres, four (4) dwelling units would result in a gross density of 12.24 du/ac (4 units / 0.33 acres = 12.24 du/ac).
The proposed gross density of 12.24 du/ac would be within the density range permitted for the R-14 zone.
Development Standards: The project is subject to RMC 4-2-110A, “Development Standards for Residential Zoning
Designations” effective at the time of complete application (noted as “R-14 standards” herein). In addition, new
units constructed in the R-14 zone are subject to RMC 4-2-115, “Residential Design and Open space Standards”.
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Minimum Lot Size, Width and Depth – The minimum lot size in the R-14 zone is 3,000 square feet. The minimum lot
depth is 60 feet. The minimum lot width is 30 feet for interior lots and 40 feet for corner lots. Not applicable; the
site is not proposed to be subdivided.
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-14 zone are 15 feet for the front yard, 10 feet
for the rear yard, 4 feet for interior side yards, and 15 feet for secondary front yards. The application materials
indicated the proposal for a basement demolition; however, no building expansion was proposed with the pre-
application submittal Setback dimensions for the proposed new dwelling units appear to comply with setback
requirements. Setbacks for the new dwelling units would be reviewed at the time of building permit. The existing
duplex also appears to comply with the required setbacks. Any expansion to the existing duplex would be required
to comply with the current R-14 setbacks. Building setback requirements would be verified at the time of land use
and building permit review.
Building Height – The maximum wall plate height is 24 feet with 3 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 pre-application materials did not indicate a proposal for building height
expansion. Elevations were not provided with the preapplication materials; building height would be verified at
the time of building permit review.
Building Coverage – The R-14 zone allows a maximum building coverage of 65% of the lot area. Building coverage
requirements would be verified at the time of land use and building permit review.
Impervious Surface Area – The maximum impervious surface would be limited to 80%. Impervious surface
requirements would be verified at the time of land use and building permit review.
Residential Design and Open Space Standards: All new residential dwelling units in the R-14 zone would be subject
to the Residential Design Standards outlined in RMC 4-2-115. In addition, when new dwelling units are created in
the R-10 and R-14 zones, any existing dwelling units included in the development shall comply with the standards
of this Section. For example, dwellings shall be arranged to ensure privacy so that side yards abut other side yards
(or rights-of-way) and do not abut front or back yards or lots accessed by easements or pipestems shall be
prohibited. An open space requirement for four (4) or more units requires 350 square feet of common open space
for each unit and each ground-related dwelling shall have a private yard that is at least two hundred fifty (250)
square feet in size with no dimension less than eight feet (8') in width. An additional two hundred fifty (250) square
feet of open space per unit shall be added to the required amount of common open space for each unit that is not
ground related. An example of the residential design standard requirement includes building entry must take access
from and face a street, park, common green, pocket park, pedestrian easement, or open space. The provided site
plan does not show compliance with several of these standards. All site design, open space and residential design
standards applicable to the R-14 zone would be verified at the time of building permit application or through site
plan review.
Residential Design Standards – see RMC 4-2-115 for a complete list of standards and requirements.
Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The
site plan application will need to include elevations and details for the proposed methods of screening (see RMC 4-
4-095).
Refuse and Recycling Areas: Multi-family residences using thirty-five (35) gallon garbage carts or smaller must be
provided either within the garage or outside. Storage within a garage must be appropriately sized to accommodate
both vehicles and refuse and recycling carts. Storage space for carts must measure at least two feet by six feet (2’ x
6’) floor area and sixty inches (60”) high. This space must be identified on floor plans. Storage located outside must
measure at least two feet by six feet (2’ x 6’) in size and be located on the same lot as the dwelling in a side or rear
yard. Outdoor storage must be adequately screened from public view, made of wood, masonry, or ornamental
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metal. A minimum of one and one-half (1-1/2) square feet per dwelling unit in multi-family residences shall be
provided for recyclables deposit areas. A minimum of three (3) square feet per dwelling unit shall be provided for
refuse deposit areas. A total minimum area of eighty (80) square feet shall be provided for refuse and recyclables
deposit areas. See RMC 4-4-090 for additional information and standards. The submitted material does not show
compliance with the refuse and recycling standards. Compliance with the refuse and recyclable standards for
multi-family use must be demonstrated at the time of formal application.
All site design, open space, and residential design standards applicable to the R-14 zone would be verified at the
time of building permit application or through site plan review.
Landscaping: Except for critical areas, all portions of the development area not covered by structures, required
parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover.
The minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs,
and landscaping. Street trees in the ROW planter will also be required.
Surface parking lots shall contain a perimeter landscaping screen at least 10-feet in width measured from the
ROW. Within this perimeter screen trees shall be planted at a minimum of 2-inch caliper at an average rate of 30
lineal feet of street frontage, shrubs at the minimum rate of one per 20 square feet, and groundcover in
quantities that will provide at least 90-percent coverage within 3-years.
Surface parking lots containing between 15 and 50 stalls shall provide a minimum of 15 square feet of interior
parking lot landscaping per stall. Any interior parking lot landscaping area shall be sized to dimensions of at least
eight feet (8') by twelve feet (12'). Landscaping shall be dispersed throughout the parking area and shall include a
mixture of trees, shrubs, and groundcover.
Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. A
conceptual landscape plan demonstrating compliance with the landscape standards shall be submitted at the
time of land use application.
Significant Tree Retention: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and
cottonwoods) are proposed to be removed, a tree inventory, tree retention plan, arborist report, 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 20% of significant trees, and indicate how proposed building footprints
would be sited to accommodate preservation of significant trees that would be retained (RMC 4-4-130H1.a). When
the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper
or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to
replace each protected tree removed. 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.
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 20%; significant trees adjacent to critical areas and their associated buffers; and significant trees over 60’ in
height or greater than 18” caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native
evergreen or deciduous trees; and other significant non-native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention
and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved
enhancement project within a critical area or its buffer.
The Administrator may require an independent review of any land use application that involves tree removal and
land clearing at the City's discretion. A formal tree retention plan and arborist report would be required with the
land use application.
Based on the result of the submitted arborist report which documents the good health of the landmark red cedar
on site, this tree will be required to be retained as part of the project.
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Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the location must be
designated on the landscape plan. A wall taller than four feet requires a building permit. Fences up to six-feet in
height are permitted in the rear yard and side yard; fences up to four feet are permitted in the front yard. Any part
of a yard that is within a clear vision area has a limited fence height of 42-inches. 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. New or existing fencing would need to comply with the fence requirements
of the code (RMC 4-4-040).
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. Please refer to retaining wall standards (RMC
4-4-040) for additional information about fences and retaining walls.
Parking: Parking is required at a minimum and maximum of 1.6 per 3 bedroom or large dwelling unit; 1.4 per 2
bedroom dwelling unit; 1.0 per 1 bedroom or studio dwelling unit. In addition, guest parking shall be provided a
rate of 10% of the total number of required spaces. Bicycle parking is not required in accordance with RMC 4-4-080
as the proposal would not exceed 5 dwelling units.
The pre-application materials indicated a total of two 2 bedroom units in the existing duplex and a total of two 3
bedroom units in the proposed duplex. Therefore a total of seven (7) spaces shall be provided including six (6)
spaces for residents and one guest parking space. Compliance with the off street parking requirements will be
verified at the time of formal Building or Land Use Permit application.
A twenty five percent (25%) reduction or increase from the minimum or maximum number of parking spaces may
be granted for nonresidential uses through site plan review if the applicant can justify the modification to the
satisfaction of the Administrator. Justification might include, but is not limited to, quantitative information such as
sales receipts, documentation of customer frequency, and parking standards of nearby cities.
Access/Driveways: New buildings or structures on a site requires site-wide compliance with all parking regulations
(RMC 4-4-080). All changes to parking lots, loading areas, or driveways shall comply with the current parking
regulations of RMC 4-4-080, “Parking, Loading, and Driveway Regulations. Driveway widths and quantity are limited
by the driveway standards, in RMC 4-4-080I. Driveways shall not be closer than 5-feet to any property line and not
exceed 40 percent of the street frontage. The width of any driveway shall not exceed 30-feet. The maximum
driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. Driveways exceeding 8% shall
provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the
residences or crossing any public sidewalks.
There shall be no more than one driveway for each one hundred sixty five feet (165') of street frontage serving any
one property or among properties under unified ownership or control; for each one hundred sixty five feet (165')
of additional street frontage another driveway may be permitted. As part of the project, the applicant would be
required to consolidate the access to a single driveway in order to comply with the driveway standards.
Compliance with the driveway width and spacing requirement will be verified at the time of formal Building or
Land Use Permit application.
Alley access is the preferred street pattern for all new residential development except in the Residential Low Density
land use designation (RC, R-1, and R-4 zones) and the R-6 zone. All new residential development in an area that has
existing alleys shall utilize alley access. New residential development in areas without existing alleys shall utilize
alley access for interior lots. The project would be required in dedicate and improve a 12 foot alley at the rear of
the property in preparation for the connection to the alley to the north after the adjacent site redevelops.
Critical Areas: According to COR Maps, a Wellhead Protection Area 2 is mapped on the project site. The overall
purpose of the wellhead protection regulations is to protect aquifers used as potable water supply sources by the
City from contamination by hazardous materials. Some uses are restricted that store, handle, treat, use, or produce
substances that pose a hazard to groundwater quality. If fill is used, then a fill source statement is needed.
Environmental Review: The construction of less than 9 dwelling units on a project site is exempt from
Environmental (SEPA) Review in accordance with WAC 197-11-800.
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Site Plan Approval: Per RMC 4-9-200, site plan review is required when new dwelling units are proposed within the
Residential Ten (R-10) and Residential Fourteen (R-14) zones, where existing dwelling units are included in the
proposal. The purpose of the site plan review process is to analyze the detailed arrangement of project elements
to mitigate negative impacts where necessary to ensure project compatibility with the physical characteristics of a
site and with the surrounding area. Site plan review ensures quality development consistent with City goals and
policies. Site plan review analyzes elements including, but not limited to, site layout, building orientation and design,
pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering, parking
and loading facilities, and illumination to ensure compatibility with potential future development. Decisional criteria
for site plan approval are itemized in RMC 4-9-200.E.3.
Permit Requirements: The Administrative Site Plan Review application can be reviewed in an estimated time frame
of 8 weeks once a complete application is accepted. The 2021 application fee for the Administrative Site Plan Review
application is $2,700.00. Any modification requests to code standards are $250.00 per modification. A 5%
technology fee 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 can be found on the City’s new website by clicking “Land
Use Applications” on the Community & Economic Development page, then “All Forms (A to Z)” at
https://edocs.rentonwa.gov/ Documents/Browse.aspx?startid=867190&cr=1. The City now requires electronic plan
submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website at
https://www.rentonwa.gov/cms/ one.aspx?portalId=7922741&pageId=9666400.
In addition to the required land use permits, separate construction and building permits would be required.
Public Information Sign: Public Information Signs are required for all Type II Land Use Permits, Site Plan
(Administrative), 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 (see land use forms on City website). The applicant is solely responsible for the
construction, installation, maintenance, removal, and any costs associated with the sign.
Impact Mitigation Fees: In addition to the applicable building and construction fees, impact fees would be required
for new dwelling units. Fees are payable prior to building permit issuance. For information purposes only, the 2021
fees for apartments are as follows:
• A Transportation Impact fee of $6,717.10 per each new apartment unit;
• A Park Impact fee of $2,3566.28 per each new multi-family units in a duplex;
• A Fire Impact fee of $829.77 per each new apartment unit; and
• Renton School District Impact fee of $4,989.00 per each new multi-family dwelling unit.
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 Alex Morganroth, Senior Planner at
425-430-7219 or amorganoth@rentonwa.gov to schedule a virtual prescreen appointment.
Expiration: Once the Site Plan application has been approved, the applicant has two years to comply with all
conditions of approval and to apply for any necessary permits before the approval becomes null and void. The
approval body that approved the original application may grant a single two-year extension. The approval body may
require a public hearing for such extension.