HomeMy WebLinkAboutPRE_Pre-application_Meeting Summary_240215_v1PREAPPLICATION MEETING FOR
Renton Highlands Short Plat
5815 NE 8th St, Renton, WA 98059
PRE22-000092
CITY OF RENTON
Department of Community & Economic Development
Planning Division
April 21, 2022
Contact Information:
Planner: Clark H. Close, 425.430.7289, cclose@rentonwa.gov
Public Works Plan Reviewer: Nate Janders, 425.430.7382, njanders@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 or email
and schedule an appointment with the assigned planner to have the documents pre-
screened.
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,
Community & Economic Development Administrator, Public Works Administrator, and
City Council).
M E M O R A N D U M
DATE:April 21, 2022
TO:Clark Close, Senior Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Renton Highlands Short Plat
1. The fire flow requirement for single-family homes 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. Water is provided by King County Water District 90. A water availability certificate
will be required from them. Water main in NE 8th Street is only a 6-inch main and thus has
limited fire flow available. New water mains and fire hydrants will be required to be extended
into the sites.
2. The fire impact fees are applicable at the rate of $829.77 per single-family unit. 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 turnaround. Dead end access roadways more than 300-feet long will
require a full 90-foot cul-de-sac. This applies to both proposed access roadways. NE 8th Street is
not a public street, it is a private road with access gates across it, thus treated as a dead-end
street. Private access easements must be obtained and recorded prior to short plat approval.
Dead end access roadways in excess of 500-feet require all new homes to have an approved fire
sprinkler system. Approved turnarounds cannot be part of the driveway for a single family
home.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:April 21, 2022
TO:Clark Close, Senior Planner
FROM:Nathan Janders, Civil Engineer
SUBJECT:Renton Highlands Short Plat
5815 NE 8th St
PRE22-000092
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 1123059068.
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 King County Water District 90’s (KCWD90) service area.
2. Obtain a water availability certificate from KCWD90 and provide it with the construction permit
submittal.
3. Review of the water plans will be conducted by KCWD90 and the Renton Regional Fire Authority.
4. Plans approved by KCWD90 shall be routed to the City for final review prior to construction permit
issuance.
Sanitary Sewer
1. The project is within the City of Renton’s sanitary sewer service area.
2. There is an existing 8-inch gravity wastewater main located in Pasco Place NE (see record drawing S-
3587).
3. A minimum 8-inch sewer main is to be provided within the proposed development proving service
to all lots. Individual sewer stubs and side sewers are required for each single-family residence. The
sewer main, stubs and side sewers shall conform to the standards in RMC 4-6-040 and City of
Renton Standard Details.
4. A 15-foot easement is required for any public sewer main located outside of the right-of-way.
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. 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
2022 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 for is $3,400.00 per 3/4-inch or 1-inch meter.
Final determination of applicable fees will be made after the water meter size has been
determined.
The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=CityofR
enton
7. The development is located within the East Renton Interceptor Special Assessment District (SAD) and
is subject to SAD Fees as part of the development. This SAD does not accrue interest and is assessed
at $316.80 per residential unit.
Surface Water
1. There is no existing on site conveyance system or stormwater features.
2. There is an existing 12-inch stormwater main in Pascoe Pl NE conveying west to east along the
property frontage and is part of the Cedar River Drainage Basin (see record drawing R-3587).
3. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design
Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2017 Renton Surface Water Design
Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls
within the City’s Flow Control Duration Standard Matching Forested Site Conditions. The property is
bisect by two drainage basins, Cedar River and May Creek; the majority of the site falls within the May
Creek drainage basin while a small portion along the southern property line falls within the Cedar
River drainage basin.
4. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current
City of Renton Standard Details are available online in the City of Renton website
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton
5. 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.
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 extent 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 applicable to the
project. The final drainage plan and drainage report must be submitted with the utility construction
permit application.
7. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual
Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with
recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be
included in the report. The report should also include information concerning the soils, geology,
drainage patterns and vegetation present shall be presented in order to evaluate the drainage,
erosion control and slope stability for site development of the proposed plat. The applicant must
demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage,
or excess surface water runoff.
8. Erosion control measures to meet the City requirements shall be provided.
9. The development falls within the R-4 zone which has a maximum impervious surface area of 50% per
lot.
10. Effective July 1, 2022, the City of Renton will be adopting a new stormwater manual which will be
based on the 2021 King County Surface Water Design Manual. All projects vested on or after July 1,
2022 will be subject to these new stormwater requirements. Please refer to RMC 4-1-045 for
information regarding project vesting.
11. A construction stormwater general permit from the Department of Ecology is required if clearing and
grading of the site exceeds one acre.
12. A class IV Forest Practices permit is required if 5,000 board feet of timber is removed.
13. 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 is $2,100 per single family home.
The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-
2018%20Fee%20Schedule.pdf
Transportation
1. Per City code 4-6-060 frontage improvements are required for new construction in excess of
$150,000. The proposed development fronts Pasco Pl NE along a portion of the southern property
line and private property on all other sides.
Pascoe Pl NE is classified as a Residential Access street with an existing right-of-way (ROW)
width of 53 feet per the King County Assessors Map. To meet the City’s complete street
standards for a Residential Access street, a minimum ROW width of 53 feet is required. A
complete street Per RMC 4-6-060 as taken from the ROW centerline is required and includes
a minimum 26 foot paved road (13 feet from centerline), with, on both sides of the roadway,
a 0.5 foot curb, an 8 foot planting strip, a 5 foot sidewalk, street trees and storm drainage
improvements. Approximately 53 feet of dedication will be required pending final survey.
NE 8th St is private property, however, the City plans for this street to become a public
Residential Access street. The existing parcel is 30 feet in width. To meet the City’s complete
street standards for a Residential Access street a minimum ROW width of 53 feet is required.
Per RMC 4-6-060 half of street improvements as taken from the ROW centerline are required
and include a minimum 26 foot paved road (13 feet from centerline), a 0.5 foot curb, an 8
foot planting strip, a 5 foot sidewalk, street trees and storm drainage improvements. If parcel
1123059129 remains private, the curb, planting strip and sidewalk shall be installed resulting
in a dedication of approximately 13.5 feet pending final survey; however, if the owner of
parcel 1123059129 is willing to dedicate the parcel as ROW, then 11.5 feet of dedication along
NE 8th St would be needed for the prescribed half street improvements.
Due to Pascoe Pl NE connecting into NE 8th St (a private street), an emergency access gate
shall be provided such that private residences are restricted from accessing NE 8th St from
Pascoe Pl NE but does provide the ability for emergency vehicles to gain access.
2. Refer to City code 4-4-080 regarding driveway regulations.
A minimum separation of 5 feet is required between driveway and the property line.
Maximum driveway slopes shall not exceed 8%.
Driveway width shall not exceed thirty feet exclusive of the radii or the returns of the taper
section.
3. For dead end streets that exceed 150-feet in length an approved turnaround per RMC 4-6-060 is
required.
4. Undergrounding of all existing and new utilities is required on all frontages per RMC 4-6-090.
5. Street lighting is required for a project that consists of more than 4 residential units. See RMC 4-6-060
for street lighting requirements.
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 building permit issuance.
The 2022 transportation impact fee for a single family home is $10,861.69.
Some of the current properties contain single family homes, the developer will receive a credit
for the existing homes if demoed.
The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-
2018%20Fee%20Schedule.pdf
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. 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 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:
http://rentonwa.gov/business/default.aspx?id=42473
4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets.
5. Fees quoted in this document reflect the fees applicable in the year 2020 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:April 21, 2022
TO:Pre-Application File No. 22-000092
FROM:Clark H. Close, Senior Planner
SUBJECT:Renton Highlands Short Plat – 5815 NE 8th St (APN 1123059068)
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 5815 NE 8th St (APN 1123059068). The
applicant is proposing to subdivide the existing, vacant lot, 84,070 square foot (1.93 acres) site
into seven (7) lots with a potential tract for stormwater facilities. The applicant has included two
(2) options for the subdivision layout (see attached proposed layouts). 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 from Pasco Pl NE and NE 8th St. Option 1
includes a 50-foot-wide right-of-way extension of Pasco Pl NE to N 8th St along the east property
line and Option 2 includes a partial right-of-way extension (approx. 120 feet) of Pasco Pl NE into
the site with the remaining two lots served from N 8th St. The proposed lots sizes range from
9,001 square feet to 11,144 square feet. Both layouts include a 20-foot-wide shared driveway
from the extension of Pasco Pl NE onsite. Up to 25 trees are shown on the site plan as trees to
remain.
Current Use: The project site is currently vacant.
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
Renton Highlands Short Plat
Page 2 of 6
April 21, 2022
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
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 1.93 acres, the seven (7) lot
proposal arrives at a gross density of approximately 3.63 du/ac (7 lots / 1.93 gross acres = 3.63
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 short 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 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 an extension of Pasco Pl 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 fifteen percent (15%);
Renton Highlands Short Plat
Page 3 of 6
April 21, 2022
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.
Shared driveways may be allowed for access to no more than four (4) residentially zoned lots and
no more than four (4) units (CI-163). Half street improvements may be allowed for a residential
access street by the Administrator when it is determined that the adjacent parcel of property has
the potential for future development and dedication of the right-of-way necessary for the
completion of the street right-of-way. The right-of-way for the half street improvement must be
a minimum of thirty-five feet (35') with twenty feet (20') paved. A curb, planting strip area, and
sidewalk shall be installed on the development side of the street according to the minimum design
standards for public streets. The property shall also dedicate easements to the City for street
lighting and fire hydrants. Additional easements shall be provided for the franchise utilities
outside of the dedicated right-of-way. The proposal to access a lot from a shared driveway
easement does not comply with access requirements. In addition, once final driveway access
locations are determined, the proposal would exceed the maximum number of lots permitted
to access from a shared driveway. The preliminary short plat proposal would need to comply
with complete street standards.
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. 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.
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.
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
Renton Highlands Short Plat
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April 21, 2022
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.
In addition to retaining 30% of existing significant trees, each new lot would be required to provide
a minimum tree density of two (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:
o 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.
o Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non-native
trees.
o 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. An inventory, retention plan, and arborist report
would be required with the application if significant trees are to be removed.
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. Trees located within public rights-of-way and
shared driveways do not count towards tree retention standards. A formal tree retention plan
and tree retention worksheet prepared by an arborist or landscape architect would be reviewed
at the time of the Preliminary Short Plat application. Please note the tree retention regulations
(D-197) will be updated this year. New developments would be subject to tree credit
requirements that require retention of larger trees.
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
Renton Highlands Short Plat
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April 21, 2022
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, there are no critical areas on the property.
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 critical areas are located on the property.
Permit Requirements: The proposal would require administrative preliminary short plat approval.
The application would be reviewed within an estimated time frame of eight weeks. The 2022 fees
would total $5,680.50 ($5,410 Preliminary Short Plat + $270.50 Technology Fee (5%) = $5,680.50).
Each modification request is $260.00. 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.
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
before submitting for Final Short Plat review. A Final Short Plat application, and its associated fee,
would be required following construction of the subdivision’s infrastructure. 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 Information Sign: Public Information Signs are required for all Type II Land Use Permits as
classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential
land development, specific permits/actions being considered by the City, and to facilitate timely
and effective public participation in the review process. The applicant must follow the
specifications provided in the public information sign handout. The applicant is solely responsible
for the construction, installation, maintenance, removal, and any costs associated with the sign.
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 would apply. For informational
purposes, the 2022 impact fees are as follows:
A Transportation Impact Fee assessed at $10,861.69 per each new detached dwelling unit.
A Parks Impact Fee assessed at $2,914.99 per each new detached dwelling unit.
A Fire Impact Fee assessed at $829.77 per each new detached dwelling unit.
A Renton School District Impact Fee assessed at $2,659.00 (plus a 5% administrative fee)
per each new detached dwelling unit.
A handout listing all of the City’s Development related fees is available for your review at
www.rentonwa.gov.
Renton Highlands Short Plat
Page 6 of 6
April 21, 2022
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 Clark
Close, Senior Planner at 425-430-7289 or cclose@rentonwa.gov to submit prescreen materials
and subsequent land use application.
Expiration: Upon approval, the Short Plat is valid for five (5) years with a possible one-year
extension (RMC 4-7-070M). It is the responsibility of the owner to monitor the expiration date.
NE 8TH ST148TH AVE SE
SCHEDULE B ITEMSVICINITY MAPN.T.S.SITESTEEP SLOPE/BUFFER DISCLAIMER:TOPOGRAPHIC & BOUNDARY SURVEYDATE:DRAFTED BY:CHECKED BY:SCALE:REVISION HISTORYSHEET NUMBEROFTOPOGRAPHIC & BOUNDARY SURVEYBASIS OF BEARINGSLEGAL DESCRIPTIONVERTICAL DATUMSURVEYOR'S NOTESLEGENDJOB NUMBER:REFERENCESPARCEL NO. 1123059068
KOVACS RESIDENCE
5815 NE 8TH ST
RENTON, WA 9805907/20/21IDV/GKDJGM/CSP1" = 20'07/29/21ADD TOPO11211141NW4SW4SE4NE4INDEXING INFORMATION1/41/4SECTION:TOWNSHIP:RANGE:COUNTY:NWSW1123N05E, W.M.KING
STREET DEDICATION
TO RENTONLOT 1LOT 2LOT 3LOT 4LOT 5LOT 7LOT 620' DRIVEWAYDRIVEWAY EASEMENT
TO LOT 3 NE 8TH STPASCO PL
N
E
DETENTION TANK NE 8TH STPASCO PL NE PROPOSED SITESITE PLANA001JOB #:DATE:CHK:DWN:SCALE: As ShownREVSTAMP:RENTON HIGHLANDS
5815 NE 8th St, Renton, WA 98059
AUTOCAD FILENAME:MARCH 18 2022AGAA02019
STREET DEDICATION
TO RENTON LOT 1LOT 2LOT 3LOT 4LOT 7LOT 620' DRIVEWAYDRIVEWAY EASEMENT
TO LOT 3 NE 8TH STPASCO PL
N
E DETENTION PONDLOT 5NE 8TH STPASCO PL NE PROPOSED SITESITE PLANA002JOB #:DATE:CHK:DWN:SCALE: As ShownREVSTAMP:RENTON HIGHLANDS
5815 NE 8th St, Renton, WA 98059
AUTOCAD FILENAME:MARCH 18 2022AGAA02019