HomeMy WebLinkAboutPRE21000387_Meeting SummaryPREAPPLICATION MEETING FOR
235 Garden Development
PRE 21-000387
CITY OF RENTON
Department of Community & Economic Development
Planning Division
November 18, 2021
Contact Information:
Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov
Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org
Building Department Reviewer: Rob Shuey, 425.430.7235, rshuey@rentonwa.gov
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
formal submittal.
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).
M E M O R A N D U M
DATE: November 3, 2021
TO: Jill Ding, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Park Short Plat or ADU
1. The fire flow requirements for a single-family or ADU home is 1,000 gpm minimum for
dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds
3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire
hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow
goes up to 1,500 gpm.
2. The fire impact fees are currently applicable at the rate of $829.77 per single family unit
and $414.89 per ADU. This fee is paid at building permit issuance.
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. Dead end streets that exceed 150-feet in length
require an approved hammerhead turnaround.
Park Place North is well below the minimum 20-foot width requirement and as such, no new
homes or ADUs would be approved with this as their primary fire department access.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: November 18, 2021
June 20, 2011
TO: Jill Ding, Senior Planner
FROM: Yong Qi, Civil Engineer III
SUBJECT: 235 Garden Development
235 Garden Ave N
PRE21-000387
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 125380-0211.
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 Valley 196 hydraulic zone.
2. There is an existing ¾ -inch water meter serving the existing house (facility ID number LAT -
014945).
3. There is an existing 6-inch ductile iron water main (see City water project plan no. W-115608) in
Garden Ave N, which can deliver a maximum flow rate of 1,000 gallon per minute. The static
water pressure is approximately 70 psi at ground elevation 38 feet.
4. There is one fire hydrant to the north of the project site (Facility ID No. HYD-N-00091), which is
within the sidewalks at the intersection of N 3rd St and Garden Ave N. Please refer to the
Renton Regional Fire Authority (RRFA) for fire hydrant requirements.
5. Based on the review of project information submitted for the pre-application meeting, in order
to provide domestic and fire protection service to the development, developer constructed
improvements will include but are not limited to the items that follow:
a. Installation of a 1-inch water service and domestic water meter is required for the new
home or ADU. The meter will be installed by City forces and a water meter permit is
required. The sizing of the meter and of the private service line to the building shall be in
accordance with the most recent edition of the Uniform Plumbing Code (UPC).
b. Installation of additional hydrants and/or fire sprinkler system as determined by the RRFA
based on the final fire flow demand and final site plan.
235 Garden Development PRE21-000387 Page 2 of 5
November 18, 2021
6. A conceptual utility plan will be required as part of the land use application for the subject
development.
7. The development is subject to applicable water system development charges (SDC’s) fee and
meter installation fees based on the number and size of the meters for domestic uses. Current
fees can be found in the 2021 Development Fees Document on the City’s website. Fees will be
charged based on the rate at the time of construction permit issuance.
a. The SDC fee for water is based on the size of the new domestic water meter to serve the
project. The current water fee is $ 4,450 per 1-inch meter.
b. Water service installation charges for the new proposed domestic water service is
applicable. Water service installation is $2,875 per 1-inch service line.
c. Drop-in meter fee is $ 460 per 1-inch meter.
d. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe
nton
SEWER
1. Sewer service is provided by City of Renton.
2. There is an existing 8’’ PVC gravity wastewater main located within the alley right-of-way between
Park Ave N and Garden Ave N (see record dwg: S-051310), and the existing house is connected to
the sewer main with a 6’’ PVC stub (Facility ID No. SLAT-10909). Note: As part of its construction,
the 8” sewer main’s trench was backfilled with CDF.
3. The proposed new home or ADU will be required to install a separate new sewer stub to the
existing 8’’ sewer main within the alley to the west of the subject parcel. The new sewer stub shall
conform to the standards in RMC 4-6-040 and City of Renton Standard Details.
4. Based on the side sewer card for the existing house at 235 Garden Ave N, the existing side sewer
will need to be rerouted so that it does not fall within the building footprint of any new structures
on the proposed lot. A private utility easement will need to be granted across the proposed lot to
secure rights for the house at 235 Garden Ave N to have a side sewer across the proposed parcel.
5. A conceptual utility plan will be required as part of the land use application for the subject
development.
6. The development is subject to a wastewater system development charge (SDC) fee. SCD fee for
sewer is based on the size of the new domestic water to serve the project. Current fees can be
found in the 2021 Development Fees Document on the City’s website. Fees will be charged
based on the rate at the time of construction permit issuance.
a. The current sewer fee is $ 3,450 per 1-inch meter.
b. Final determination of applicable fees will be made after the water meter size has been
determined.
c. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityo
fRenton
Surface water
1. The existing site topography is generally flat. There is no on-site stormwater conveyance system.
Stormwater from the site either infiltrates or gradually flows off-site. Approximately 200 feet to
the north of the project site, there is a City of Renton 10-inch concrete stormwater main (Record
Dwg: R-155821) in the N 3rd St with associated catch basins collecting the stormwater from
Garden Ave N and Park Place N.
235 Garden Development PRE21-000387 Page 3 of 5
November 18, 2021
2. Refer to Figure 1.1.2.A – Flow Chart in the 2017 City of Renton Surface Water Manual (2017
RSWDM) to determine what type of drainage review is required for this site. A drainage study
complying with the 2017 RSWDM will be required. Based on the City’s flow control map, this site
falls within the Peak Rate Flow Control Standard area (matching existing site conditions). The
site is located in the Lower Cedar River basin and Cedar Main Urban sub basin. Since the site
falls within Zone 1 of the Aquifer Protection Area (APA), open facilities, open conveyance
systems, and on-site BMPs that rely on infiltration are prohibited.
3. Drainage report and drainage plans based on 2017 RSWDM are required to be provided.
4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant
will be required to provide basic water quality treatment. Any proposed detention and/or water
quality vault shall be designed in accordance with the 2017 RSWDM. Separate structural plans
will be required to be submitted for review and approval under a separate building permit for
the detention and/or water quality vault. Special inspection from the building department is
required.
5. Any new storm conveyance installed on or off-site shall be designed and sized in accordance
with standards found in Chapter 4 of the 2017 RSWDM and shall account for the total upstream
tributary area, assuming developed conditions for onsite tributary areas and existing conditions
for any offsite tributary areas.
6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the
new runoff created by this development to the maximum extend feasible. On-site BMPs shall be
evaluated as described in Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan,
including the application of on-site BMPs, shall be included with the land use application, as
appliable to the project. The final drainage plan and drainage report must be submitted with the
utility construction permit construction.
7. The site is located in the FEMA Zone X - 0.2 PCT ANNUAL CHANCE FLOOD HAZARD area.
8. A geotechnical report for the site is required and shall be submitted with the land use application.
Information concerning the soils, geology, drainage patterns, vegetation present, water table and
soil permeability, with recommendations of appropriate on-site BMP options with typical designs
for the site from the geotechnical engineer, shall be submitted with the application.
9. Erosion control measures to meet the City requirements shall be provided.
10. All work proposed outside of the applicant’s property will require a permanent drainage
easement to be provided to the City and a temporary construction easement prior to any
permits being issued.
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:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton.
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 2021 Surface water system development fee is $0.80 per square foot of new
impervious surface, but no less than $2,000.00.
b. The full schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityo
fRenton “
TRANSPOTATION
235 Garden Development PRE21-000387 Page 4 of 5
November 18, 2021
1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions
exceed an overall valuation is greater than $150,000, the project site(s) shall be required to meet
the City’s Complete Streets Standards.
a. Garden Ave N is classified as a residential access street, with an existing right-of-way (ROW)
width of approximately 60 feet with an existing paved width of approximately 40 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 street improvements as taken from the
ROW centerline will be required and include a minimum 13-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. No dedication would be required for this project.
b. A modification request to keep the existing frontage the same will be required to be
submitted to the city for review.
2. An alley of Park Place N to the west of the property with an existing right of way width of
approximately 8-feet. Per RMC 4-6-060, the minimum right of way width for an alley is 16-feet;
therefore, a dedication of 8-feet of right of way will be required depending on the final survey.
Per City code 4-6-060 the alley would need to be 12-feet paved with storm drainage
improvements.
3. Refer to City code 4-4-080 regarding driveway regulations:
a. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at
the lower end with positive drainage discharge to restrict runoff from entering the garage.
b. The maximum width of a single loaded garage driveway is 9 -feet and the maximum width of
a double loaded garage driveway is 16-feet. If a garage is not present, the maximum driveway
width is 16-feet.
c. Driveways shall not be closer than 5-feet to any property line.
4. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
5. The development is subject to transportation impact fees. Fees will be charged based on the rate
at the time of construction permit issuance.
a. Unless noted otherwise in the Fee Schedule, for a single-family dwelling, the 2021
transportation impact fee is $10,861.69; and for an ADU, the 2021 transportation impact fee
is $6,717.10.
GENERAL COMMENTS
1. 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.
2. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for
the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
235 Garden Development PRE21-000387 Page 5 of 5
November 18, 2021
3. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan
shall be on separate sheets.
4. Additional Building Permit Applications will be required for the following:
a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b. Detention vaults for storm water flow control.
c. Demo of any existing structures on the project site(s).
5. 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.
C:\Users\jding\AppData\Local\Temp\Planning Comments 21-000387 (R-8 2 lot Short Plat)_9008407\Planning
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: November 18, 2021
TO: Pre-Application File No. 21-000387
FROM: Jill Ding, Senior Planner
SUBJECT: 235 Garden Ave Development – 235 Garden Ave N
(Parcel No. 7564600230)
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, 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 for purchase for $50.00 plus
tax from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov.
Project Proposal: The project site (Tax Parcel no. 7564600230) is located at 235 Garden Ave N
and totals approximately 13,750 square feet in area and is zoned Residential-8 (R-8). An existing
single family residence and detached garage are proposed to remain on the eastern half of the
project site. The proposal is to subdivide the existing parcel into 2 legal lots, and/or construct an
Accessory Dwelling Unit (ADU) on the western half of the property. Access to the proposed lots
would be provided off of Garden Ave N and via the alley to the west. A seismic hazard area and
wellhead protection area, zone 1 are mapped on the project site.
Current Use: The property has an existing single-family residence and detached garage,
proposed to remain.
Zoning/Density Requirements: The subject property is located within the R-8 zoning
classification. The density range allowed in the R-8 zone is a minimum of 4.0 to a maximum of
8.0 dwelling units per 1 net acre. The Residential Medium Density Land Use designation is
intended to implement the R-8 zone. Development in the R-8 zone is intended to create
opportunities for new single family residential neighborhoods and to facilitate high-quality infill
development that promotes reinvestment in existing single family neighborhoods. It is intended
to accommodate uses that are compatible with and support a high-quality residential
environment and add to a sense of community. Detached single family residential dwelling units
are permitted uses within the R-8 zoning designation.
One (1) ADU is permitted per legal lot. The permitted ADU is determined by lot size and the size
of the primary structure; based on the total lot area of 13,750 sq. ft. the total gross floor area of
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the ADU shall not exceed 1,000 sq. ft. or 75% of the total gross floor area of the primary
structure, whichever is smaller. ADUs shall be located at least six (6) feet from any residential
structure.
Density: Net density is calculated after the deduction of public and private streets and critical
areas from the gross project site. Based on a gross site area of 13,750 square feet (0.32 acres),
the proposal for 2 lots on the 0.32 gross acre site would result in a gross density of 6.25 dwelling
units per acre (2 lots / 0.32 net acres = 6.25 dwelling units per acre), which is within the density
range permitted in the R-8 zone. The applicant would be required to demonstrate compliance
with the net density requirements of the zone at the time of formal application. Accessory
dwelling units are not counted as separate dwelling units for the purpose of net density
calculations.
Development Standards: The project would be subject to RMC 4-2-110A, “Development
Standards for Single Family Zoning Designations” and RMC 4-2-110C, “Development Standards
for Residential Development (Accessory Dwelling Units)”effective at the time of complete
application (noted as “R-8 standards” herein).
Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-8 zone, is 5,000
square feet for parcels being subdivided. For short plats of parcels smaller than one acre, one lot
may be allowed to be 4,500 square feet in area provided all other lots meet the 5,000 square
foot minimum lot area. Minimum lot width is 50 feet for interior lots and 60 feet for corner lots;
minimum lot depth is 80 feet. The following table evaluates each lot and compliance with the
minimum standards.
Lot # Size
Min. 5,000 sf
Width
Min. 50 ft, Corner 60 ft
Depth
Min. 80 ft
Compliance
1 6,750 50 135 Yes
2 7,000 50 140 Yes
Detailed information for the lots would be required at Short Plat submittal to show
compliance with the lot size, width, and depth requirements.
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 abo ve the
maximum wall plate height. The maximum wall plate 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.
ADUs are subject to the maximum wall plate height of RMC 4 -2-110A, and associated conditions
and shall not be taller than the primary structure. Additional ADU height allowances may be
permitted upon application and approval of a modification pursuant to RMC 4-9-250.
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The existing single family home would need to comply with the maximum building coverage,
impervious surface requirements, building height regulations of the zone. Building coverage,
impervious surface requirements and building height for the new home or ADU to be
constructed would be verified at the time of building permit review.
Setbacks – Setbacks are the minimum required distance between the building footprint and the
property line. The required setbacks for the R-8 zone are: Front yard: 20 feet for the primary
structure; Rear yard: 20 feet; Side yards: 5 feet; and secondary front yard: 15 feet. Side yard
along a street is defined as the yard requirement that is neither a front yard nor a rear yard, yet
it abuts a street right-of-way or private street.
The ADU shall be set back an additional 5 ft. parallel to and measured from the front facade of
the primary structure and shall comply with the front yard setbacks applied to the primary
structure, as identified in RMC 4-2-110A, Development Standards for Residential Zoning
Designations. A side and rear yard setback of 5 ft. would be required for the ADU, when located
within 10 ft. of the rear property line, at least 25% of the lineal length of the rear yard shall
remain unoccupied from accessory dwellings, except when the rear property line abuts an alley.
ADUs shall not be permitted between the primary structure and the street unless approved in
the Conditional Use Permit process.
The applicant would need to demonstrate that the existing home would comply with the
required setback areas at the time of formal short plat submittal. Setback requirements for
the new home or ADU would be verified at the time of building permit review.
Access/Parking: Access to the eastern lot is proposed to remain in its current
configuration off of Garden Ave N. Access to the western lot is proposed via the alley to
the west of the project site.
The Fire Department may require the tract and paved surface to be up to twenty feet (20') wide.
Minimum standards for dead end streets, if approved by the Department of Community
and Economic Development, are as follows:
LENGTH OF
STREET TYPE OF TURNAROUND
For up to
150' in
length
No turnaround required.
From 150'
to 300' in
length
Dedicated hammerhead
turnaround or cul-de-sac
required.
From 300'
to 500' in
length
Cul-de-sac required.
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LENGTH OF
STREET TYPE OF TURNAROUND
From 500'
to 700' in
length
Cul-de-sac required.
Fire sprinkler system
required for houses.
Longer than
700' in
length
Two means of access and fire
sprinklers required for all
houses beyond 500'.
Driveways: The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a
variance is required. The maximum width of single loaded garage driveways shall not exceed 9
feet and double loaded garage driveways shall not exceed 16 feet.
Landscaping: With the exception of critical areas, all pervious area shall have landscape
treatment. Landscaping may include hardscape such as decorative paving, rock outcroppings,
fountains, plant containers, etc. Ten feet (10') of on-site landscaping is required along all public
street frontages, with the exception of areas for required walkways and drivewa ys and those
zones with building setbacks less than ten feet (10'). In those cases, ten feet (10') of landscaping
shall be required where buildings are not located. 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. A conceptual landscape plan shall be provided with the formal land use application
as prepared by a registered Landscape Architect, a certified nurseryman or other certified
professional.
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.
Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this
project, the location must be designated on the landscape plan or grading plan. A fence and/or
wall detail should also be included on the plan. A fence taller than 6 feet shall require a building
permit or an explicit exemption from the Building Official. 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. A fence shall not be constructed on top of a retaining
wall unless the total combined height of the retaining wall and the fence does not exceed the
allowed height of a standalone fence. For more information about fences and retaining walls
refer to RMC 4-4-040.
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 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. The Administrator may
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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. Please refer to
Tree Retention and Land Clearing Regulations RMC 4-4-130 for further general and specific tree
retention and land clearing requirements.
In addition to retaining 30% of existing significant trees, each new lot would be required to
provide a minimum tree density of 2 trees per 5,000 square feet of lot area onsite. Protected
trees that do not contribute to a lot's required minimum tree density shall be held in
perpetuity within a tree protection tract.
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; and Significant trees over sixty feet (60') in height or greater than eighteen
inches (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 independent review of any land use application that involves
tree removal and land clearing at the City's discretion.
If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch
caliper or an evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new
trees to replace each protected tree removed. A formal tree retention plan prepared by an
arborist or landscape architect would be reviewed at the time of the Short Plat application.
Critical Areas: The site is mapped with a seismic hazard area and a wellhead protection area,
zone 1. A geotechnical report may be required to demonstrate that site development would be
stable should a seismic event occur. The wellhead protection area may trigger the requirement
for a fill source statement for any fill brought to the site.
Environmental Review: Except when located in sensitive areas (such as wetland or protected
slopes) or lands covered by water, short plats of 9 or fewer residential lots are categorically
exempt from Environmental (SEPA) Review.
Permit Requirements: The proposal would require administrative short plat approval to
subdivide the property or a building permit to construct an ADU. The application would be
reviewed within an estimated time frame of six to eight weeks. The 2021 fees would total
$5,680.50 ($5,410 Short Plat + $270.50 Technology Fee = $5,680.50). Any modifications
requested would be an additional $273 ($260 plus a 5% Technology Surcharge Fee). All fees are
subject to change. The applications would be reviewed concurrently within an estimated time
frame of six to eight weeks. Detailed information regarding the land use application submittal
can be found on the City’s permitting page at permitting.rentonwa.gov and clicking on “Land
Use”, then “All Forms (A to Z).” The City now requires electronic plan submittal for all
applications.
Once Preliminary Short Plat approval is obtained, the applicant must complete the required
improvements and dedications, as well as satisfy any conditions of the preliminary approval
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before submitting for Final Short Plat review. Once final approval is received, the plat may be
recorded. The newly created lots may only be sold after the plat has been recorded. In addition
to the required land use permits, separate construction and building permits would be required.
Public Notice: A minimum of one Public Information Sign is required for a Short Plat
application. The applicant is responsible for the procurement, installation and maintenance of
the sign. Detailed information regarding the land use application submittal requirements is
provided on the City of Renton website (www.rentonwa.gov).
Fees: In addition to the applicable building and construction fees, impact fees would be required.
Such fees would be payable prior to building permit issuance. Fees change periodically and the
fee in effect at the time of building permit issuance would be required. For informational
purposes, the fees in effect at the date of this letter are as follows:
• A Transportation Impact Fee based on $10,861.69 per each new detached dwelling unit.
• A Parks Impact Fee based on $2,914.99 per each new detached dwelling unit.
• A Fire Impact fee of $829.77 per each new detached dwelling unit.
• A Renton School District Impact Fee of $7,681.00 (plus a 5% processing charge) per each
new detached dwelling unit.
A handout listing Renton’s development-related fees is available on the City of Renton website
for your review.
Note: When the formal application materials are complete, the applicant is strongly
encouraged to send a copy of the application materials via email prior to submitting the
complete application package. Please contact Jill Ding, Senior Planner at jding@rentonwa.gov
or 425-430-6598 before sending any documents associated with the project.
Expiration: Upon approval, the Short Plat is valid for five years with a possible one year
extension (RMC 4-7-070M). It is the responsibility of the owner to monitor the expiration date.