HomeMy WebLinkAboutPRE22-000324_Ding SHPL Meeting Summary_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
Ding Short Plat
2605 Monroe Ct NE
PRE 22-000324
October 6, 2022
Contact Information:
Planner: Brittany Gillia, 425.430.7246, bgillia@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, 206.550.8523, 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
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).
M E M O R A N D U M
DATE: September 16, 2022
TO: Brittany Gillia, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Monroe Short Plat
1. The fire flow requirement for a single-family 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. Existing dead end 8-inch water main will limit the available fire flow to 1,000 gpm.
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 given for the removal/retention of
one existing single-family home.
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. Maximum grade is 15 percent. Dead end access
roads over 300-feet in length requires an approved 90-foot diameter cul-de-sac apparatus
turnaround.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: October 6, 2022
June 20, 2011
TO: Brittany Gillia, Associate Planner
FROM: Yong Qi, Development Engineer
SUBJECT: Renton Ding Short Plat
2605 Monroe Ct NE
PRE22-000324
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 #
0423059006. 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. There is an existing 8-inch ductile iron water main (see City water project plan no. W-216004) in
Lynwood Ave NE, which can deliver a maximum flow rate of 1,250 gallon per minute. There is
also an existing 8-inch ductile iron water main (see City water project plan no. W-216004) in
Monroe Ct NE, which can deliver a maximum flow rate of 1,250 gallon per minute. The static
water pressure is about 72 psi at ground elevation 400 feet.
3. There is no record that the existing house on the property is connected to the City’s water
system. If a private well is being used, then it must be decommissioned by a certified well driller
in accordance with the Department of Ecology’s requirements. A copy of the well
decommission certificate by Ecology must be submitted to the City.
4. Below is a summary of the existing fire hydrants in the vicinity of the site. Please refer to the Fire
Authority for fire hydrant requirements:
a) One within the landscaping area of Monroe Ct NE adjacent to the south property line
(Hydrant ID No. HYD-NE-00793)
b) One to the northwest of the project site at 122nd Ave SE (Hydrant ID No. HYD-NE-00799).
5. Based on the review of project information submitted for the pre-application meeting, Renton
Regional Fire Authority (RRFA) has determined that the preliminary fire flow demand for the
proposed development is 1,000 gpm. In order to provide domestic and fire protection service to
the development, improvements include but are not limited to:
Monroe Ding Short Plat PRE22-000324 Page 2 of 5
October 06, 2022
a. Installation of an 8-inch water main within the new cul-de-sac.
b. Any new water mains located onsite will require a 15-foot-wide permanent easement
dedicated to the city.
c. Water mains shall have a minimum 10-foot horizontal and 1.5-foot vertical clearance
between sanitary and storm utilities. Clearance is measured from outside edge to outside
edge of pipe.
a. Installation of domestic water meter is required for each lot. Water meters 2” in size or less
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 each lot shall be in accordance with the most recent edition
of the Uniform Plumbing Code (UPC). A minimum of 1-inch water meter is required if the
home is served by sprinkler systems.
d. Installation of off-site and on-site fire hydrants. The location and number of fire hydrants
will be determined by the RRFA based on the final fire flow demand and final site plan.
e. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped
with one.
f. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if
applicable.
6. A conceptual utility plan will be required as part of the land use application for the subject
development.
7. 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 K
of the City’s 2021 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 structural cannot be installed over the water main unless the water
main is installed inside a steel casing.
8. The development is subject to meter installation fees based on the number and size of the meters
for domestic uses and for fire sprinkler use. Current fees can be found in the 2022 Development
Fees document on the City’s website. Fees will be charged based on the rate at the time of
construction permit issuance.
a. Water service installation charges for each proposed domestic water service is applicable.
Water service installation is $2,875 per 1-inch service line, and the Contractor will provide the
materials and will install the service line, meter setter, and meter box as part of the
installation of the water main extension.
b. Drop-in meter fee is $460 per 1-inch meter.
c. 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 the City of Renton.
2. There is an existing 8-inch PVC wastewater main and associated manholes located on Monroe Ct
NE to the south of the property (Record Drawing: S-21600B).
3. The existing project site is currently served by a private on-site septic system. The septic system
shall be abandoned in accordance with King County Department of Health regulations and
Renton Municipal Code.
Monroe Ding Short Plat PRE22-000324 Page 3 of 5
October 06, 2022
4. The project will be required to install a new 8” diameter sewer main in Monroe Ct NE from
existing manhole (SSMH6086) to the project’s proposed cul-de-sac. All sewer mains shall
conform to the standards in RMC 4-6-040.
5. Each new single-family home shall be served by its own, individual 6’’ diameter side sewer stub.
All new side sewers and sewer stubs shall conform to the standards in RMC 4-6-040 and City of
Renton Standard Details.
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 a wastewater system development charge (SDC) fee. Current fees
can be found in the 2022 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 $ 3,500 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
8. This development is located in the Honey Creek Interceptor Special Assessment District (SAD) and
the fee is $250.00 plus interest per lot. SAD fees are due at the time of construction permit
issuance.
SURFACE WATER
1. Refer to Figure 1.1.2.A – Flow Chart in the 2022 City of Renton Surface Water Manual (2022
RSWDM) to determine what type of drainage review is required for this site. A drainage study
complying with the 2022 RSWDM will be required. Based on the City’s flow control map, this site
falls within Flow Control Duration Standard area (matching Forested site conditions). The project
site is located in the May Creek Basin and Honey Creek sub basin.
2. Drainage report and drainage plans based on 2022 RSWDM are required to be provided.
3. Storm drainage improvements along all public street frontages are required to conform to the
City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site
shall be designed and sized in accordance with standards found in Chapter 4 of the 2022
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.
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 2022 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. 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 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.
Monroe Ding Short Plat PRE22-000324 Page 4 of 5
October 06, 2022
6. 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.
7. Critical areas are present onsite or adjacent to the site that may affect stormwater review. The
project site is within regulated slope areas.
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. The geotechnical report should include an on-site infiltration test to clearly show if
the site is suitable or unsuitable for infiltration.
9. Erosion control measures to meet the City requirements shall be provided.
10. A Construction Stormwater General Permit from Department of Ecology will be required if
grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan
(SWPPP) is required for this site.
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. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is based on the
2021 King County Surface Water Design Manual. All projects vested on or after June 22, 2022
will be subject to these new stormwater requirements. Please refer to RMC 4-1-045 for
information regarding project vesting.
13. 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 2022 Surface water system development fee is $0.84 per square foot of new impervious
surface, but no less than $2,100.00.
b) The full schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe
nton
TRANSPORTATION
1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions
exceed an overall valuation of $175,000, the project site(s) shall be required to meet the City’s
Complete Streets Standards.
a. The proposed extension Monroe Court NE for an internal residential road shall be per
RMC 4-6-060. Monroe Court NE is classified as Residential Access Street, to meet the
City’s complete street standards for Residential Access Street, a minimum ROW width of
53 feet is required, a residential street shall have a right of way width of 53’ with a
paved roadway width of 26’ consisting of 2 - 10’ travel lanes and 1 - 6’ parking lane, a
0.5’ curb, 8’ planter strip, and 5’ sidewalk on both sides of the roadway.
b. Per RMC 4-6-060, Cul-de-sacs shall have a minimum paved and landscaped radius of
forty-five feet (45') with a right-of-way radius of fifty-five feet (55') for the turnaround. A
landscaped center island with a radius of twenty feet (20') delineated by curbing shall be
provided in the cul-de-sac.
2. Undergrounding of all exiting utilities is required on all frontages per RMC 4-6-090.
Monroe Ding Short Plat PRE22-000324 Page 5 of 5
October 06, 2022
3. Refer to City code 4-4-080 regarding driveway regulations.
4. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
5. Street lighting and street trees are required to meet current city standards. Lighting plans are
required to be submitted with the land use application and will be reviewed during the
construction utility permit review.
6. A traffic study meeting City of Renton traffic study guidelines is required at the land-use
submittal. If the result of the study is more than 20 new trips in the AM or PM peak hours, a
traffic impact analysis will be required.
7. The development is subject to transportation impact fees. Fees will be assessed at the time of a
complete building permit application. The 2022 transportation impact fee for net new pm peak
hour vehicle trips is $7,145.85 per trip.
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. 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.
3. 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
4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan
shall be on separate sheets.
5. 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).
6. Fees quoted in this document reflect the fees applicable in the year 2022 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 fee schedule.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: October 6, 2022
TO: Pre-Application File No. 22-000324
FROM: Brittany Gillia, Associate Planner
SUBJECT: Ding Short Plat – 2605 Monroe Ct NE (APN 0423059006)
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 online at www.rentonwa.gov.
Project Proposal: The subject property is located at 2605 Monroe Ct NE (APN 0423059006). The
applicant is proposing to subdivide the existing 118,483 square foot (2.72 acre) site into seven (7)
parcels, with six (6) of the lots ranging between approximately 9,000 and 11,600 square feet and
the remaining land designated as a critical area tract. The property has a Comprehensive Land
Use designation of Residential Low Density (RLD) and is located within the Residential-4 (R-4)
zone. Access to the lots is proposed via a new cul-de-sac running north-south through the center
of the project and connecting to Monroe Ct NE. No trees are identified on the proposed materials.
The site is mapped with protected slopes along the north edge of the parcel.
Current Use: The project site is currently occupied with a single family home and an associated
accessory structure.
Zoning/Density Requirements/Land Use: The subject property is located within the Residential-
4 (R-4) zoning classification. The density range allowed in the R-4 zone is a maximum of 4 dwelling
units per net acre with no minimum. The Residential Low Density Land Use designation is intended
to implement the R-4 zone. The R-4 zone is established to promote urban detached dwellings
serviceable by urban utilities and containing open space amenities. Development within the R-4
zone is intended to be an intermediate lower density residential zone. Detached dwelling units
are a permitted use within the R-4 zone.
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 (except evaluate on a case-by-case
bases those protected slopes created by previous development, 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 calculating density. In order to calculate the proposed density of the project, any
Ding Short Plat
Page 2 of 7
October 6, 2022
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., 4.5678 becomes 4.56). 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. Based on the approximate gross land area of 2.72 acres, the six (6) lot
proposal arrives at a gross density of approximately 2.2 du/ac (6 lots / 2.72 gross acres = 2.2
du/ac). A density worksheet was not included with the pre-application submittal materials;
therefore, staff was unable to verify compliance with the net 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 plat application.
Development Standards: The project would be subject to RMC 4-2-110A, “Development
Standards for Residential Zoning Designations” effective at the time of complete application
(noted as “R-4 standards” herein).
Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-4 zone is 9,000
square feet for parcels being subdivided. Minimum lot width is 70 feet and 80 feet for corner lots;
minimum lot depth is 100 feet. Submitted materials do not include measurements for each of
the proposed lots. Two of the lots appear to have lot widths measured at 55 feet and 60 feet,
which is not compliant with minimum lot width standards. Submitted plans would need to show
compliance with the required lot size and dimensional standard with the short plat land use
application.
Building Standards – The R-4 standards allow a maximum building coverage of 35% of the lot area.
The maximum impervious coverage in the R-4 zone is 50%. The maximum wall plate height is
restricted to 32 feet, and the buildings shall be not more than three 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 wall plate height for detached accessory structures is 12 feet and
the total floor area must be less than that of the primary structure. Accessory structures are also
included in building lot coverage calculations. New detached dwellings 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.
Setbacks – Setbacks are the minimum required distance between the building footprint and the
property line. The required setbacks for the R-4 zone are: Front yard: 30 feet for the primary
structure; Rear yard: 25 feet; Side yards: combined 20 feet with not less than 7.5 feet on either
side; and secondary front yards: 30 feet. When a lot abuts an alley, the rear yard shall always be
the yard abutting the alley. Compliance with required setbacks for the new detached dwellings
would be verified at the time of building permit application.
Access/Parking: Access to all lots is proposed via a cul-de-sac stemming off of Monroe Ct NE. 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
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October 6, 2022
fifteen percent (15%); provided, that driveways exceeding eight percent (8%) shall provide slotted
drains at the lower end with positive drainage discharge to restrict runoff from entering the
garage/residence or entering public or private streets, alleys, sidewalks, and/or pedestrian
pathways (CI-151). Detached dwellings are required to provide a minimum of two (2) parking
spaces per dwelling unit. Driveways shall not be closer than five feet (5’) to any property line
except as allowed per RMC 4-4-080 I.9 Joint Use Driveways. Proposed Right-of-Way dimensions
were not provided with the application materials. The applicant would be required to comply
with the City’s Complete Street Standards at the time of formal land use application.
Landscaping: With the exception of 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 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 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, street lights, utility 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. 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.
Significant Tree Retention: Staff review of aerial images of the site identifies there are mature
trees on the site. If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and
cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with
an arborist report, tree retention plan and tree retention worksheet shall be provided with the
formal land use application as defined in RMC 4-8-120. The tree retention plan must show
preservation of at least 30% of significant trees. 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. Please refer to Tree Retention and Land Clearing
Regulations RMC 4-4-130 for further general and specific tree retention and land clearing
requirements.
If significant trees are proposed to be removed, a tree inventory and a tree retention plan along
with a tree retention worksheet shall be provided with the formal land use application. The tree
retention plan must show preservation of at least thirty-percent (30%) of significant trees, and
indicate how proposed building footprints would be sited to accommodate preservation of
significant trees that would be retained.
Tree Credit Requirements: With the exception of interior remodels not involving any building
addition, removal of trees, or alteration of impervious areas, properties subject to an active land
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October 6, 2022
development permit shall comply with all of the following minimum tree credit requirements, and
apply the tree credit value table at (H.1.b.v).
i. Tree credit requirements shall apply at a minimum rate of thirty (30) credits per net
acre.
ii. Either tree retention or a combination of tree retention and supplemental tree
planting (with new small, medium, or large tree species) shall be provided to meet or
exceed the minimum tree credits required for the site.
iii. Supplemental tree planting shall consist of new small, medium, or large species trees,
as defined in RMC 4‐11‐200, Definitions T. The supplemental trees shall be planted
with a minimum size of two‐inch (2") caliper, or evergreen trees with a minimum size
of six feet (6') tall. The Administrator shall have the authority to approve, deny, or
restrict the tree species for proposed supplemental trees.
iv. Within subdivisions, location of supplemental tree replanting shall be prioritized
within tree tract(s) versus individual lots.
v. Tree credit value for each tree, existing or new, is assigned as shown in the following
table:
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October 6, 2022
All significant trees required to be retained shall be preserved in the priority order listed below,
with Priority One trees being the highest priority. Applications that propose retention of lower
priority trees in lieu of Priority One trees must demonstrate in writing to the Administrator’s
satisfaction that: (1) all reasonable efforts have been taken to preserve trees utilizing the highest
priority possible, (2) that retention of higher priority trees is not feasible or practical for the
project site, and (3) that the project proposal meets or exceeds the purposes and intent of this
Section. Significant trees shall be retained in the following priority order:
Priority One
i. Landmark trees;
ii. Significant trees that form a continuous canopy;
iii. Significant trees on slopes greater than twenty percent (20%);
iv. Significant trees adjacent to critical areas and their associated buffers;
v. Significant trees over sixty feet (60') in height or greater than eighteen inches (18")
caliper; and
vi. 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
i. Healthy tree groupings whose associated undergrowth can be preserved;
ii. Other significant native evergreen or deciduous trees; and
iii. 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
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. Protected trees that do not contribute to a lot's
required minimum tree density shall be held in perpetuity within a tree protection tract.
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 arborist report, tree retention plan and
tree retention worksheet prepared by an arborist or landscape architect would be required at
the time of the Preliminary Short Plat application.
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 and grading plan with top of wall and
bottom of wall elevations. A fence and/or wall detail should also be included on the plan. A
retaining wall that is 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. The maximum height
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of any fence or retaining wall is 72-inches subject to further height limitations in setbacks and
clear vision areas noted in RMC 4-4-040D. 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.
Critical Areas: According to COR Maps, the site is mapped with Protected Slopes. Geologically
hazardous areas are present on the site. Whenever a proposed development requires a
development permit and a geologic hazard is present on the site of the proposed development
geotechnical studies by licensed professionals, such as a geotechnical engineer and/or
engineering geologist, are required. The required study shall demonstrate the following review
criteria can be met: (a) The proposal will not increase the threat of the geological hazard to
adjacent or abutting properties beyond pre-development conditions; and (b) The proposal will
not adversely impact other critical areas; and (c) 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.
Environmental Review: Short plats are categorically exempt from Environmental (SEPA) Review
except for lands covered by water or critical areas as designated in RMC 4-9-070H.2. The proposed
short plat would no longer be exempt from environmental review if further investigation of the
site results in the identification of designated critical areas. If critical areas, including protected
slopes and very high landslide hazard areas, or their buffers are located on the subject property,
SEPA review will be required and an environmental checklist would be required with the short
plat application.
Permit Requirements: The proposal would require administrative short plat approval and SEPA
threshold determination if critical areas are found on the property. All applications can be
reviewed concurrently in an estimated time frame of six to eight weeks. The 2022 Administrative
Short Plat application fee is $5,410.00 and the Environmental Checklist fee is $1,600.00. Each
modification request is $260.00. 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 permit
application submittal requirements can be found on the Short Plat Submittal Requirements and
the Environmental Review Submittal Requirements. 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 it’s associated fee, will be required following construction of the short plat’s
infrastructure.
Public Information Sign: Public Information Signs are required for all Type III 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.
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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 2022 impact fees are as follows:
• A Fire impact fee of $829.77 per each new detached dwelling unit, not including ADUs;
• A transportation impact fee of $10,861 per each new detached dwelling unit, not
including ADUs;
• Renton School District Impact Fee of $2,659 (+5% administrative fee) per each new
detached dwelling unit, not including ADUs, unless an exemption can be made under RMC
4-1-190.I.1.a; and
• A Parks Impact Fee currently assessed at $2,914.99 per each new detached dwelling unit,
not including ADUs.
A fee schedule listing all of the City’s Development related fees is available for your review at
www.rentonwa.gov.
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
Brittany Gillia, Associate Planner at 425-430-7246 or bgillia@rentonwa.gov to submit prescreen
materials and subsequent land use application.
Expiration: Upon approval, the Short Plat is valid for five years with a possible one year extension
(RMC 4-7-070M). It is the applicant’s responsibility to monitor the expiration dates.