HomeMy WebLinkAboutPRE23-000224_227 GardenAveN_LetsBuildItShortPlat_MemoSummaryDEPARTMENT 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
Let’s Build It Short Plat & DADU’s
227 Garden Ave N (APN 7564600245)
PRE23-000224
August 3, 2023
Contact Information:
Planner: Brianna Burroughs, 425-430-7246, bburroughs@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
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 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: July 24, 2023
TO: Brianna Burroughs, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Let’s Build 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. It appears there are no existing fire hydrants within 300 feet of the proposed new
homes. A minimum of one new fire hydrant shall be added. If larger homes (over 3,600 sq.ft.)
are constructed, they would have to be equipped with an approved fire sprinkler system due to
the existing small 6-inch water main.
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. No charges apply to the existing house that is to
remain.
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. Fire apparatus is required to be constructed from
Garden Avenue, the public alley is far too narrow for this purpose.
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: July 27, 2023
TO: Brianna Burroughs, Associate Planner
FROM: Scott Warlick, Engineering Specialist III
SUBJECT: Utility and Transportation Comments for 227 Garden Ave N
PRE23-000224
227 Garden Ave N
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)
7564600245. 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 Pressure Zone.
2. The static water pressure is approximately 68 psi at ground elevation of 38-feet.
3. The development is within Zone 1 of the city’s wellhead protection area.
4. There is an existing 6-inch water main located in Garden Ave N that can deliver a maximum
flow capacity of 1,400 gpm (see record Dwg: W-115608).
5. There is an existing ¾-inch domestic water meter serving the existing home on the subject
property. The service line to the meter is 3/4-inch.
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 development is 1,000 gpm for homes under 3,600 SF and goes up to a minimum of
1,500 gpm for homes over 3,600 SF.
• Installation of at least 1 fire hydrant will be required. Show installation of fire
hydrant and meters as part of the Civil Plans submitted for the frontage
improvements.
7. A separate water service (1-inch) and meter (minimum 3/4-inch) is required for each home
and 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 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.
8. A minimum 1-inch meter is required if the new homes are served by sprinkler systems.
227 Garden Ave N – PRE23-000050
Page 2 of 5
9. 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.
10. A conceptual utility plan will be required as part of the land use application for the subject
development.
11. 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 2023 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 $4,850.00 per 1-inch service for the single family
home and $2,425.00 per 1 inch service for an ADU.
• Water service installation charges for each proposed domestic water service is
applicable. Water Service installation is $2,875.00 per 1-inch service line for the single
family home and $1,437.50 for an ADU.
• Drop-in meter fee is $400.00 per ¾-inch meter and $460.00 per 1-inch meter for the
single family home and $200.00 per ¾-inch meter and $230.00 per 1-inch meter for
an ADU.
• 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/DocView.aspx?id=10403697&dbid=0&repo=Cit
yofRenton
Sanitary Sewer
1. The project is within the City of Renton’s sanitary sewer service area.
2. There is an 8-inch PVC gravity wastewater main located to the west of the property in an alley
(record dwg: S-051310).
3. There is an existing 6” PVC sewer stub to the subject property.
4. The developer will need to show how they propose to serve the new SFR and ADU’s with a
sanitary sewer service. An easement will be required for the east parcel to drain across the
west parcel.
5. Depending on the size and material of the existing side sewer, ADU units are allowed to
connect to the same side sewer as the dwelling. However, detached ADU’s will be required to
pay an SDC fee for sewer connection.
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. 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 2023 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 $3,650.00 per 1-inch meter for a single family home and
$1,825.00 for an ADU.
227 Garden Ave N – PRE23-000050
Page 3 of 5
• A sewer system redevelopment credit will apply for the existing sewer service if it is
abandoned.
• 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://edocs.rentonwa.gov/Documents/DocView.aspx?id=10403697&dbid=0&repo=Cit
yofRenton
Surface Water
1. There is no stormwater main along the frontage of the property on Garden Ave N.
2. An extension of the storm water conveyance system may be required in accordance with
chapter 4 of the RSWDM.
3. The site falls within Zone 1 of the Aquifer Protection Area (1-Year Wellhead Capture Zone).
Therefore, open facilities such as flow control and water quality treatment ponds,
stormwater wetlands, and infiltration facilities, on-site BMPs that rely on infiltration, and
open conveyance systems such as ditches and channels are prohibited.
4. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water
Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 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 Standard
(matching Existing conditions). The site falls within the Lower Cedar River drainage basin.
5. 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=CityofRent
on
6. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the
applicant will be required to provide basic water quality treatment. 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.
7. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate
the new runoff created by this development to the maximum extent feasible. On-site BMPs
shall be evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage
plan, including the application of on-site BMPs, shall be included with the land use application,
as applicable to the project. The final drainage plan and drainage report must be submitted
with the utility construction permit application.
8. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design
Manual Section C.1.3. Information on the water table and soil permeability (measured
infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement
#9 and Appendix C shall be included in the report. The report should also include information
concerning the soils, geology, drainage patterns and vegetation present shall be presented in
order to evaluate the drainage, erosion control and slope stability for site development of the
227 Garden Ave N – PRE23-000050
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proposed plat. The applicant must demonstrate the development will not result in soil erosion
and sedimentation, landslide, slippage, or excess surface water runoff.
9. Erosion control measures to meet the City requirements shall be provided.
10. The development falls within the R-8 zone which has a maximum impervious surface area of
65% per lot.
11. 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 new single family homes is $2,300.00 per home and $1,150.00
for a new ADU.
• A credit will be applied for the existing homes.
• The full fee schedule can be found at: https://rentonwa.gov/city_hall/finance/budget
Transportation
1. Per City code 4-6-060 frontage improvements are required for new construction in excess of
$175,000. The proposed project fronts Garden Ave N to the east and an alley to the west.
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
36-feet. To meet the City’s complete street standards for a residential access street,
a minimum ROW width of 53-feet is required. No dedication of ROW will be required.
Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall
be required and include a 10-foot travel lane with a 6-foot parking lane, a 0.5-foot
curb, an 8-foot planting strip, a 5-foot sidewalk and 1-foot clear behind sidewalk.
b. The Alley is required to meet the requirements of RMC 4-6-060. ROW width of
16-feet is required with a 12-foot paved lane. Dedication of 16-feet will be
required for the alley.
2. 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.
See fire department comments for additional details.
3. Undergrounding of all existing utilities is required on all frontages per RMC 4-6-090.
4. 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').
5. Street lighting is not required from a project that consists of less than 4 residential units.
6. Paving and trench restoration within the City of Renton right of way shall comply with the
City’s Trench Restoration and Street Overlay Requirements.
7. 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 2023 transportation impact fee is $12,208.54 per single family home and $0 for
the ADU.
b. The current property contains one single family home, the developer will receive a
credit for the existing homes.
227 Garden Ave N – PRE23-000050
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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=9687014
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 2023 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.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: August 03, 2023
TO: Pre-Application File No. 23-000224
FROM: Brianna Burroughs, Associate Planner
SUBJECT: Let’s Build It – 227 Garden Ave N (Parcel number 7564600245)
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 Ci ty 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:
Location: 227 Garden Ave N (Parcel number 7564600245)
Zone: Residential 8 (R-8)
Proposal: Short Plat- One existing lot into two. Proposes to save
existing house, add one primary, and two DADU’s (one on
each lot)
Lot Square Footage: Exist:
14000 SF
Proposed Lot 1: 6,975
SF (approx.)
Proposed Lot 2:
6,900 SF (approx.)
Current Lot Type: Internal lot with alley
Site Access: Primary access from Garden Ave N; additional access
available from the alley to the West
Current Use: Single Family- 1.5 story
Primary Structure Square
Footage:
2140 SF (Lot 1)
Zoning/Land Use: The subject property is located within the Residential-8 (R-8) zoning
classification. The Residential Medium Density Land Use designation is intended to implement the
Let’s Build It PRE23-000224
Page 2 of 8
August 03, 2023
R-8 zone. The R-8 zone is established for single family dwellings. Development in the R-8 zone is
intended to be single family residential at moderate density.
Detached dwellings and detached accessory dwelling units (DADU’s) are permitted within the
R-8 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, 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 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. The R-8 zone has a minimum density of four (4) dwelling units per acre
with a maximum of eight (8) dwelling units per acre.
Maximum Units per acre 8 units
Current lot size in acres 0.32 acres
Proposed lots 2
Gross density 6.22 du/ac
The applicant would be required to demonstrate compliance with the net density requirements
of the zone at the time of formal application.
The proposal to subdivide the property into two lots currently meets the density standards of
this section. Please be advised, this calculation will change following any dedication of frontage
to accommodate street improvements as well as any other proposed easements or tracts. A
density worksheet deducting street improvements identified in the preapplication meeting and
this memo would be required with the land use 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-8
standards” herein).
Minimum Lot Size, Width and Depth –
Minimum lot size 5,000 SF
Minimum lot size of one lot in a short plat less
than one acre
4,500
Minimum Lot width 50 FT
Minimum Lot width for Corner lots 60 FT
Minimum Lot Depth 80FT
In order to ensure compliance with Tier 1 requirements for Tree Preservation Priority, pursuant
to RMC 4-4-130H2a, lot size and lot dimensions of the zone may be decreased by a maximum of
10 percent (10%), provided the applicant can demonstrate to the Administrator’s satisfaction that
the reduction is necessary to ensure the preservation of all significant trees, as defined in RMC 4-
Let’s Build It PRE23-000224
Page 3 of 8
August 03, 2023
11-200, required for retention within dedicated tract(s), pursuant to RMC 4-4-130H1a, Minimum
Tree Retention Requirements.
Both lots appear to meet the minimum lot width standards. Compliance with minimum lot size,
width and depth standards will be verified at the time of land use application.
Building Standards –
Building Coverage: 50%
Impervious Surface Coverage: 65%
Building Height: The maximum wall plate height is restricted to
24 feet, the buildings shall be not more than
two (2) 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 vertical feet (4’) 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 horizontal feet (1.5’) from each façade for each one vertical foot
(1’) above the maximum wall plate height. The maximum wall plate height for detached accessory
structures is 12 feet (12’) 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 development would need to comply with the maximum building coverage, impervious
surface requirements, and building height regulations of the zone at the time of building permit
review. Existing development proposed for retention is required to comply with impervious
surface and building coverage limitations and would be reviewed for compliance at the time of
land use application.
Setbacks and lot type –
Front Yard Setback: 20FT 15 FT when access is taken from the
alley
Secondary Front Yard Setback: 15FT
Side Yard Setback: 5FT
Rear Yard Setback: 25FT
Building Separation: 4FT- A proposed ADU must be four feet (4’)
from any residential structure. (Anything
closer would be considered attached, and
attached ADU’s are not permitted).
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August 03, 2023
Lot Type:
Lot One is an internal lot. Lot Two does not currently have a conforming lot type.
The alley is not considered a street, which is a requirement to be considered an internal lot
(minimum lot width for a street is 20FT). The current lot is too narrow to be able to
accommodate a shared driveway tract proposal for Lot Two. A shared driveway requires 20FT
width for a drive aisle to accommodate emergency vehicle access and an additional eight foot
wide landscaping tract. That would make Lot One only 22 FT wide which would also be non-
conforming.
Currently the proposed Lot Two does not appear to meet front yard setbacks as it does not have
a front yard. Compliance with required setbacks and building orientation for new development
would be verified at the time of building permit application. Existing development proposed for
retention would be reviewed for compliance at the time of land use application.
Residential Design and Open Space Standards
Future single-family building permits would be subject to the RMC 4-2-115, Residential Design
and Open Space Standards. Requirements related to garages, entries, modulation,
windows/doors, scale, bulk, and character, roof forms, eaves, architectural detailing, and
materials/color should be reviewed in their entity prior to submitting permit applications.
Please note that the primary structure’s building orientations will be towards the primary street,
which is Garden Ave N. Compliance with building design requirements would be verified at the
time of building permit application.
Access/Parking: Access for Lot Two is proposed to be accessed the alley to the west. Access to
Lot 1 is proposed to remain the same off Garden Ave N. Each lot is required to accommodate off
street parking for a minimum of two (2) vehicles (See ADU parking requirements in the next
section). The maximum width of single loaded garage driveways shall not exceed nine feet (9’)
and double loaded garage driveways shall not exceed 16 feet. Maximum driveway slopes shall not
exceed 15 percent; provided, that driveways exceeding eight percent (8%) shall provide slotted
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August 03, 2023
drains at the lower end with positive drainage discharge to restrict runoff from entering the
garage/residence or crossing any public sidewalk. Driveways shall not be closer than five feet (5’)
to any property line except as allowed per RMC 4-4-080I9, Joint Use Driveways.
The project layout does not appear to comply with access standards do to lot configuration.
Compliance with access requirements would be verified at the time of land use application.
Compliance with driveway standards would be verified at the time of building permit review.
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 will also be required. Landscaping may include hardscape such as decorative
paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths
between the curb and sidewalk are established according to the street development standards of
RMC 4-6-060, Street Standards. Street trees and, at a minimum, groundcover are to be located in
this area when present. Street trees shall be planted in the center of the planting strip between
the curb and the sidewalk at the following intervals; provided, that, where right-of-way is
constrained, irregular intervals and slight increases or decreases may be permitted or required.
Additionally, trees shall be planted in locations that meet required spacing distances from
facilities located in the right-of-way including, but not limited to, underground utilities,
streetlights, utility 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.
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. Please be
aware that frontage improvements will be required.
Significant Tree Retention: A review of COR Maps appears to show that there are no mature trees
on the site. Significant trees (greater than 6-inch caliper or 8-caliper inches for alders and
cottonwoods) proposed to be removed, are required to provide 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. Please refer to RMC 4-
4-130, Tree Retention and Land Clearing Regulations for further general and specific tree
retention and land clearing requirements.
In addition to retaining a minimum of 30% of existing significant trees, each new lot would be
required to provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage
retention of existing significant trees with larger trees being worth more tree credits.
TREE SIZE TREE CREDITS
New small species tree 0.25
New medium species tree 1
New large species tree 2
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August 03, 2023
TREE SIZE TREE CREDITS
Preserved tree 6 – 9 caliper inches 4
Preserved tree 10 – 12 caliper inches 5
Preserved tree 12 – 15 caliper inches 6
Preserved tree 16 – 18 caliper inches 7
Preserved tree 19 – 21 caliper inches 8
Preserved tree 22 – 24 caliper inches 9
Preserved tree 25 – 28 caliper inches 10
Preserved tree 29 – 32 caliper inches 11
Preserved tree 33 – 36 caliper inches 12
Preserved tree 37 caliper inches and
greater
13
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on
slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their
associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches
(18") caliper; and trees that shelter interior trees or trees on abutting properties from strong
winds, which could otherwise allow such sheltered trees to be blown down if removed.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other
significant native evergreen or deciduous trees; and other significant non-native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods
are used as part of an approved enhancement project within a critical area or its buffer.
The Administrator may require independent review of any land use application that involves tree
removal and land clearing at the City's discretion.
The Administrator may authorize the planting of replacement trees on the site if it can be
demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-
130H1e can be met.
Tree installations will be required if no significant trees are on site. See the Tree Credit
Worksheet to calculate how many trees need to be installed on the property. Tree installation
and retention standards shall be applied to the developable area, as defined in RMC 4-11-040,
Definitions D, of a property. A formal tree installation plan and tree retention worksheet
prepared by an arborist or landscape architect would be reviewed at the time of the land use
application.
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August 03, 2023
Fences/Walls: Existing fences and retaining walls need to be shown on the site plan and marked
for retention or removal. 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 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 property appears to be within a seismic hazard area.
It is the applicant’s responsibility to determine if designated critical areas or their buffers are
located on the property.
A geotechnical report will be required to be submitted with the land use permit application.
Environmental Review: Short Plats are generally exempt from State Environmental Policy Act
(SEPA) review. However, the project may be subject to Environmental Review, in accordance with
RMC 4-9-070 H.3., if it is determined that designated critical areas or their buffers are located on
the property.
Permit Requirements: The proposal would require administrative short plat approval. The
application would be reviewed within an estimated time frame of six to eight weeks. The 2023
fees would total $6,384.00 ($6,080.00 Preliminary Short Plat + $304.00 Technology Fee (5%) =
$6,080.00). Each modification request is $290.00. A 5% technology fee added to the total cost of
the reviews would also be assessed at the time of land use application. All fees are subject to
change. Detailed information regarding the land use permit application submittal requirements
can be found on the Short Plat Submittal Requirements checklist. Other informational applications
and handouts can be found on the City’s Digital Records Library. The City requires electronic plan
submittal for all applications. Please refer to the City’s Electronic File Standards. A Final Short
Plat application, and its associated fee, will be required following construction of the subdivision’s
infrastructure.
Public Information Sign: Public Information Signs are required for all Type II Land Use Permits as
classified by RMC 4-8-080, Permit Classification. 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.
Fees: In addition to the applicable building and construction fees, impact fees would be required.
The fee in effect at the time of residential building permit issuance will apply. For informational
purposes, the 2023 impact fees are as follows:
• A Transportation Impact Fee assessed at $12,208.54 per each new detached dwelling unit.
• A Parks Impact Fee assessed at $3,276.44 per each new detached dwelling unit subdivision.
• A Fire Impact Fee assessed at $829.77 per each new detached dwelling unit.
Let’s Build It PRE23-000224
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August 03, 2023
• A Renton School District Impact Fee assessed at $2,911.00 (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.
Next Steps: When the formal land use application materials are complete, the applicant shall have
the application materials pre-screened prior to submitting the complete application package.
Please contact Brianna Burroughs, Associate Planner at bburroughs@rentonwa.gov or (425) 430-
7246 for an appointment.
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.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: August 3, 2023
TO: Pre-Application File No. 23-000224
FROM: Brianna Burroughs, Associate Planner
SUBJECT: DADUs for 227 Garden Ave N (Parcel number 7564600245)
General: We have completed a preliminary review of the Accessory Dwelling Unit (ADU) proposal at the
above address. The following comments on development and permitting issues are based on the
submittals and comments made to the City of Renton by the applicant in the application process and
pre-screen meeting as well as 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 Site & Proposal:
Location: 227 Garden Ave N (Parcel number 7564600245)
Zone: Residential 8 (R-8)
Lot Square Footage: Exist: 14000 Proposed Lot 1: 6,975 SF
(approx.)
Proposed Lot 2:
6,900 SF (approx.)
Lot Type: Internal lot with alley
Site Access: Primary access from Garden Ave N; additional access available
from the alley to the West
Current Use: Single Family- 1.5 story
Primary Structure Square Footage: 2140 SF (Lot 1)
The feedback for this application is based on the proposed Lot (SF) for this pre-application meeting.
Please keep in mind that the feedback from this meeting could change if the lot areas or building square
footage are altered. Most of the feedback below is for Lot 1 only because Lot 1 has the existing primary
residence; and the applicant did not provide enough information for Lot 2 to be analyzed.
Zoning/Density Requirements: One (1) dwelling unit with one (1) accessory dwelling unit (ADU) per lot is
allowed in the R-8 Zone, provided the property owner will occupy the principal dwelling or the ADU.
ADU for 227 Garden Ave N, PRE23-000224
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August 3, 2023
Prior to the issuance of building permits the owner shall record a notice on the property title. The notice
shall bear the notarized signature of all property owners listed on the property title and include the
following: the legal description of the property, and the applicability of the restrictions and limitations
regarding ADUs in RMC Title IV.
Development Standards: The proposed ADUs would be subject to RMC 4-2-110C, Development Standards
for Residential Development (Accessory Dwelling Units) effective at the time of building permit
application. The following standards are for all ADU’s in the R-8 Zone.
Building Standards –
Maximum coverage for the zone:
Building Coverage: The lot coverage of accessory dwelling units shall not
be calculated towards maximum building/lot coverage
Impervious Surface Coverage: 65%
Compliance with these standards would be reviewed at the time of building permit application.
Height –
Maximum Wall Plate Height ADUs shall not be taller than the primary
structure. However, PRADUs are allowed an extra
4’ (at a maximum 24’) above the primary
structure. Additional ADU height allowances may
be permitted upon application and approval of a
modification pursuant to RMC 4-9-250.
The current primary structure is one and a half story. It is unclear if the proposed ADUs are one story or
two stories. Additionally, it is unclear the size of the proposed primary structure on Lot 2. Compliance
with these standards would be reviewed at the time of building permit application.
Design Standards - The proposed ADU must be architecturally compatible with the primary structure.
Plans submitted with a formal application should indicate such compatibility. If the primary structure does
not comply with the adopted architectural detailing standards adopted in the residential design standards
(RMC 4-2-115E3), the primary structure shall be brought to proportional compliance prior to the issuance
of ADU building permits.
a. The amount invested in physical improvements to reduce or eliminate the nonconformity related
to the architectural detailing shall be determined by multiplying the valuation of the ADU, as
determined by the City, by 10 percent (10%).
b. The Department shall evaluate and approve the allocation of the required investment in bringing
the primary structure into compliance based on the above formula and RMC 4-2-115E3.
The applicant will demonstrate compliance with design standards through the building permit process.
Maximum Unit Size- The maximum size of an ADU on a lot is 1,000 square feet or 75% of the primary
residence, whichever is smaller.
Lot Area Maximum ADU Size
3,000 sq. ft. or less 600 sq. ft.
3,001 – 4,999 sq. ft. or less 700 sq. ft.
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August 3, 2023
5,000 – 6,999 sq. ft. or less 800 sq. ft.
7,000 – 8,999 sq. ft. or less 900 sq. ft.
Greater than 9,000 sq. ft. 1,000 sq. ft.
For the purpose of calculating maximum unit size only, the square foot calculation shall not include
porches or exterior stairs. Garages attached to accessory dwellings shall be included in the square foot
calculation, except for when the entirety of the living area is located above a garage. The total floor area
of all accessory buildings shall not be greater than the floor area of the primary residential uses.
The square footage Lot 1 is approximately 6,975 SF. The primary structure is 2,140 SF. The primary
structure calculation at 75% would put the maximum ADU size at 1,605 SF. The Lot calculation puts the
maximum ADU size at 800 SF. The code standard says the calculation that is smaller shall apply.
Meaning that the property’s maximum ADU size is 800 SF. The applicant has not provided a lot
calculation of the proposed lot area or primary structure area for Lot 2. Therefore, staff is unable to
determine a square footage allowance for Lot 2.
Setbacks – Setbacks are the minimum required distance between the building footprint and the property
line and any private access easement.
The required minimum setbacks for permit ready accessory dwelling units are as follows:
Front & Secondary Front Yard: • The ADU shall be set back an additional 5 ft. parallel to and
measured from the front facade of the primary structure.
• ADUs shall not be permitted between the primary structure and
the street unless approved in the Conditional Use Permit
process.
Side Yard: 5 FT
Rear Yard: 5FT- When an accessory dwelling unit is located within 10 feet (10’)
of the rear property line, at least 25 percent (25%) of the lineal length
of the rear yard shall remain unoccupied from accessory dwellings.
Building Separation: 4FT- The proposed ADU must be four feet (4’) from any residential
structure. (Anything closer would be considered attached, and
attached ADU’s are not permitted).
The location of the proposed ADU on Lot 1 is in-line with the setback standards. Compliance with
setbacks will be verified through the building permit application process.
Access/Parking: Each residential lot is required to accommodate off street parking for a minimum of two
(2) vehicles. A minimum of one (1) off-street parking space and a maximum of two (2) parking spaces must
be provided for the proposed ADU. Driveways and curb cuts are subject to RMC 4-4-080I.
Driveway access and surface: One driveway is permitted per each one hundred sixty-five feet (165FT) of
street frontage. Driveways and driveway approaches in the public right-of-way shall be paved with
asphaltic concrete, cement, or equivalent alternative materials of a permanent nature as approved by the
Public Works Department. Surfacing treatments that provide increased infiltration opportunities, such as
permeable pavements, shall be used where feasible and consistent with the Surface Water Design
Manual.
ADU for 227 Garden Ave N, PRE23-000224
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August 3, 2023
Based on the information from the pre-application meeting notes on short plat requirements, the
current proposed driveways would not meet code standards (see the short plat meeting notes section
for more details). The applicant will be required to demonstrate how the site meets the
access/parking/driveway standards of code through the land use and building permit application
submittal.
Significant Tree Retention: If significant trees (greater than 6-inch (6”) caliper) 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
30 percent (30%) of significant trees and indicate how proposed building footprints would be sited to
accommodate preservation of significant trees that would be retained. 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.
In addition to retaining 30 percent (30%) of the existing significant trees, this lot would be required to
provide the minimum tree credit requirements. See below.
There appear to be no significant or landmark trees on site. Compliance with tree retention
requirements will be reviewed at the time of building permit application.
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 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 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:
TREE SIZE TREE CREDITS
New small species tree 0.25
New medium species tree 1
New large species tree 2
Preserved tree 6 – 9 caliper inches 4
Preserved tree 10 – 12 caliper inches 5
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August 3, 2023
TREE SIZE TREE CREDITS
Preserved tree 12 – 15 caliper inches 6
Preserved tree 16 – 18 caliper inches 7
Preserved tree 19 – 21 caliper inches 8
Preserved tree 22 – 24 caliper inches 9
Preserved tree 25 – 28 caliper inches 10
Preserved tree 29 – 32 caliper inches 11
Preserved tree 33 – 36 caliper inches 12
Preserved tree 37 caliper inches and greater 13
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes
greater than 20 percent (20%); Significant trees adjacent to critical areas and their associated buffers; and
Significant trees over 60 feet (60') in height or greater than 18 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 PRADU application that involves tree removal
and land clearing at the City's discretion.
There appear to be no significant or landmark trees on site. Tree installations will be required if no
significant trees are on site. See the Tree Credit Worksheet to calculate how many trees need to be
installed on the property. Tree installation and retention standards shall be applied to the developable
area, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree installation plan and tree
retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of
building permit application.
Critical Areas: According to COR Maps, the property appears to be within a seismic hazard area. It is the
applicant’s responsibility to determine if designated critical areas or their buffers are located on the
property.
A geotechnical report may be required to be submitted with the building permit application.
Environmental Review: The ADU project is Categorically Exempt from Environmental (SEPA) Review.
Permit Requirements: Accessory dwelling units require a single-family building permit application (in
addition to any other building permits for a primary dwelling). Please contact Brianna Burroughs,
Associate Planner at bburroughs@rentonwa.gov or (425) 430-7246 for follow up questions.
ADU for 227 Garden Ave N, PRE23-000224
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August 3, 2023
Fees: Most fees for new ADUs are waived as of the adoption date of Resolution 4422, through December
31, 2024. Document recording fees charged by King County and associated courier fees will be billed at
actual costs. Current courier and recording fees as of 2023 are $40.00 and $203.50 for the first page, and
$1.00 for each additional page, respectively. Payment in full shall by submitted to the City before
documents are sent for recording.
A handout listing Renton’s development-related fees is available on the City of Renton website for your
review.
The following development fees are waived for new ADUs:
▪ Building permit fees;
▪ Electrical permit fees for single-family and duplex;
▪ Mechanical permit fees;
▪ Plumbing permit fees;
▪ Administrative Conditional Use Permit fees;
▪ Water construction permit fees;
▪ Wastewater and surface water construction permit fees; and
▪ Transportation, Renton School District, and park impact fees for ADUs.
The following development fees are reduced by half (50%) for new ADUs:
▪ Water meter Installation fees;
▪ Water Service and wastewater fees (excluding Fire Service Fees); and
▪ Storm Water System Development Charges for new single-family residences.
Expiration: Upon approval, the building permit is valid for one year with a possible one-year extension.
227 Garden Ave N, Renton WA 98057
ZONING R-8
EXISTING LOT SIZE 14,000 SF
20'-0"25'-0"
277'-8 1/2"
138'-1 1/2"139'-9"
SUB-DIVISION LINE5'-0"5'-0"
227 Garden Ave N, Renton WA 98057
ZONING R-8
EXISTING LOT SIZE 14,000 SF
SUB-DIVIDE INTO TWO 7,000 SF LOTS 5'-0"20'-0"
277'-8 1/2"
138'-1 1/2"139'-9"
SUB-DIVISION LINE
DADU
DADU
500 SF FOOTPRINT
1000 SF TOTAL
20'-0"25'-0"25'-0"5'-0"DADU
DADU
500 SF FOOTPRINT
1000 SF TOTAL
PROPOSED
SFR
REAR SETBACK
REAR SETBACK
REAR SETBACK FRONT
SETBACK
FRONT
SETBACK