HomeMy WebLinkAboutPRE_StaffComments_240307_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
Shoychin Subdivision Plat
1248 Redmond Pl NE
PRE 24-000021
March 7, 2024
Contact Information:
Planner: Andrew Van Gordon, 425.430.7286, avangordon@rentonwa.gov
Public Works Plan Reviewer: Huy Huynh, 425.430.7384, hhuynh@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, Development Engineering Director, Department of
Community & Economic Development Administrator, Public Works Administrator and
City Council).
M E M O R A N D U M
DATE: February 29, 2024
TO: Andrew Van Gordon, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Shoyin 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 adequate hydrants and fire flow exist in this area.
2. The fire impact fees are currently applicable at the rate of $829.77 per single family unit.
This fee is paid at building permit issuance. Credit will be granted for any existing homes that
are removed or retained.
3. Fire department apparatus access roadways are adequate from existing city streets.
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: March 5, 2024
TO: Andrew Van Gordon, Planner
FROM: Huy Huynh, Development Engineer
SUBJECT: Engineering Comments for Shoychin Subdivision
1248 Redmond Pl NE
PRE24-000021
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)
3307800010. The following comments are based on the pre-application submittal made to the
City of Renton by the applicant.
Water
1. The project is within the City of Renton’s water service area in the Highlands 565 Pressure
Zone.
2. The static water pressure is approximately 55 psi at ground elevation of 438 feet.
3. The site is located outside of the City’s Wellhead Protection Area Zones.
4. There is an existing 8-inch water main located in NE 12th St that can deliver a maximum flow
capacity of 2,500 GPM.
5. There is an existing ¾-inch domestic water meter (UBRef#430446) serving the existing home
at 1248 Redmond Pl NE. Existing meter is located within Redmond Pl NE in the cul-de-sac (this
meter is to remain).
6. There are existing fire hydrants within 300 feet of the property.
• On the west side of the cul-de-sac in Redmond Pl NE (HYD-NE-01057).
• Along the property’s southern frontage to the west on NE 12th St (HYD-NE-01061).
7. 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.
8. A separate water service (1-inch) and meter (minimum 1-inch) is required for each lot. 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
Shoychin Subdivision –PRE24-000021
Page 2 of 5
driveways. The new water service shall be connected to the existing 8-inch City water main in
NE 12th St.
9. A minimum 1-inch meter is required if the new homes are served by sprinkler systems.
10. 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.
11. Installation of a “Storz” adapter on the existing hydrants will be required, if they are not
already equipped with one.
12. A water main extension is not anticipated, however, if the project changes resulting in a water
main extension a civil construction plans for the water main improvements will be required
and must be prepared by a professional engineer registered in the State of Washington.
Please refer to City of Renton General Design and Construction Standards for Water Main
Extensions as shown in Appendix J of the City’s 2019 Water System Plan. Adequate horizontal
and vertical separations between the new water main and other utilities (storm sewer pipes
and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and
maintenance of the water main. Retaining walls, rockeries or similar structures cannot be
installed over the water main unless the water main is installed inside a steel casing.
13. A conceptual utility plan will be required as part of the land use application for the subject
development.
14. 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 2024 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 per 1 in meter
• Water service installation charges for each proposed domestic water service is
applicable. Water Service installation is $2,875 per 1 in meter
• Drop-in meter fee is $460 per 1” meter.
• Credit will be given for the abandonment of existing service.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1
&repo=CityofRenton
Sanitary Sewer
1. Structures located within the existing sanitary sewer easement must be removed.
2. The project is within the City of Renton’s sanitary sewer service area.
3. There is an 8-inch gravity wastewater main located on-site (record drawing: S-304303).
4. The existing home on Lot 1 is connected to the city sewer.
5. Individual sewer stubs from the sewer main and individual side sewers are required for each
lot. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton
Standard Details. The existing stub may be reused.
Shoychin Subdivision –PRE24-000021
Page 3 of 5
6. All new side sewer stubs shall be a minimum of 6”. All side sewers shall flow by gravity to
the main at a minimum slope of 2%.
7. A conceptual utility plan will be required as part of the land use application for the subject
development.
8. 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 2024 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 SDC fee is $3,650.00 per 1-inch meter.
• A credit will be given if the existing sewer stub is cut and cap.
• 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=10067864&dbid=1&repo
=CityofRenton
Surface Water
1. There is a City of Renton 12-inch stormwater main to the south of the property that runs west
along NE 12th St (record drawing: R-304308).
2. There is a 12-inch private stormwater main to the west of the property in Redmond Pl NE
(record drawing: R-30430A
3. 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 2012 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 (matching forested
conditions) Standard. The site falls within the May Creek 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=CityofRent
on
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
Shoychin Subdivision –PRE24-000021
Page 4 of 5
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-8 zone which has a maximum impervious surface area of
65% per lot.
10. 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 SCD fee for new single-family homes is $2,300 per home.
• A credit will be applied for the existing 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
$175,000. The proposed project fronts NE 12th St to the south and Redmond Pl NE to the west.
a. NE 12th St is classified as a collector arterial street, with an existing right-of-way (ROW)
width of approximately 60 feet with an existing paved width of approximately 40 feet.
To meet the City’s complete street standards for collector arterial streets, a minimum
ROW width of 83 feet is required. Per RMC 4-6-060 half of street improvements as
taken from the ROW centerline shall be required and include a 30-foot paved road
(15 feet each side), a 5’ protected bike lane, a 8-foot parking lane, a 0.5 foot curb, an
8 foot planting strip, and a 8 foot sidewalk, 2’ clear space behind sidewalk. Dedication
of approximately 11.5 feet will be required.
b. Redmond Pl NE is a private access drive.
2. Undergrounding of all existing utilities is required on all frontages per RMC 4-6-090.
3. Refer to City code 4-4-080 regarding driveway regulations.
a. A minimum separation of 5 feet is required between driveway and the property line.
b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall
provide slotted drains.
c. The maximum width of single loaded garage driveway shall not exceed nine feet (9')
and double-loaded garage driveway shall not exceed sixteen feet (16').
4. Street lighting is not required from a project that consists of less than 4 residential units.
5. Paving and trench restoration within the City of Renton right of way shall comply with the
City’s Trench Restoration and Street Overlay Requirements.
6. The development is subject to transportation impact fees. Fees will be charged based on the
rate at the time of construction permit issuance.
a. The 2024 transportation impact fee is $12,208.54 per single family home.
b. The current property contains one single family home, the developer will receive a
credit for the existing home.
General Comments
Shoychin Subdivision –PRE24-000021
Page 5 of 5
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:
http://rentonwa.gov/business/default.aspx?id=42473
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 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: March 7, 2024
TO: Pre-Application File No. 24-000021
FROM: Andrew Van Gordon, Associate Planner
SUBJECT: Shoychin Subdivision Plat – 1248 Redmond Pl NE (Parcel number
3307800010)
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
https://www.codepublishing.com/WA/Renton/.
Project Proposal: The applicant proposes to subdivide 1248 Redmond Pl NE (APN 3307800010)
into three (3) residential lots for the benefit of detached dwellings. A variance request to reduce
the setback is proposed for the middle and southern-most lots. Proposed access is not shown on
the site plan. The property has street frontage along NE 12th St to the south; Redmond Pl NE is
located on site, abutting the western property line. The lot is located within the Residential – 8
(R-8) zone. The site area is approximately 35,330 square feet (0.81 acre). COR Maps does not
indicate the presence of critical areas or their associated buffers on the site. Various easements
are present on the site.
Current Use: The project area is currently improved with a 2,920 square foot detached dwelling
which is proposed to be retained.
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
R-8 zone. The R-8) is established for single family residential dwellings allowing a range of four (4)
to eight (8) dwelling units per net acre. It is intended to implement the Residential Medium
Density Comprehensive Plan designation. Development in the R-8 Zone is intended to create
opportunities for new single family residential neighborhoods and to facilitate high-quality infill
development that promotes reinvestment in existing single-family neighborhoods. It is intended
to accommodate uses that are compatible with and support a high-quality residential
environment and add to a sense of community.
Detached dwellings are permitted within the R-8 zone.
Shoychin Subdivision Plat
Page 2 of 7
March 7, 2024
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
basis those protected slopes created by previous development, wetlands, Class 1 to 4 st reams
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
and a maximum of eight (8) dwelling units per acre. Based on the approximate gross land area of
0.81 acre, the three (3) lot proposal arrives at a gross density of approximately 3.69 du/ac (3 lots
/ 0.81 gross acre = 3.69 du/ac).
The gross density would result in 3.69 du/ac. The applicant would be required to demonstrate
compliance with the net density requirements of the zone at the time of formal application. A
density worksheet 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 – The minimum lot size permitted in the R-8 zone is 5,000
square feet for parcels being subdivided. Minimum lot width is 50 feet (50’); minimum lot width
for corner lots is 60 feet (60’); minimum lot depth is 80 feet (80’).
It is unclear what the complete layout of the lots would entail as a full site plan was not
provided. Based on the provided drawings the middle lot would not meet width requirements
as it is only 40 feet (40’) wide. The southern-most lot is a corner lot as it abuts NE 12th St and
Redmond Pl NE. Based on the provided drawings it would not meet the width requirements as
it is only 50 feet (50’) wide. It is unclear what the depth of the lots would be. Of note, within the
subdivision code (RMC 4-7-170, Residential Lots – General Requirements and Minimum
Standards) no residentially zoned lot shall have a depth-to-width ratio greater than four-to-one
(4-1). Compliance with minimum lot size, width and depth standards would be verified at the
time of land use application.
Building Standards – The R-8 standards allow a maximum building coverage of 50 percent (50%)
of the lot area. The maximum impervious coverage in the R-8 zone is 65 percent (65%). The
maximum wall plate height is restricted to 24 feet (24’), and 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.
Shoychin Subdivision Plat
Page 3 of 7
March 7, 2024
As a full site plan was not provided it is unclear if the proposal would meet these requirements.
The applicant would need to show compliance with the maximum building coverage and
impervious surface requirements for existing development at the time of land use permit
review. 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.
Setbacks – Setbacks are the minimum required distance between the building footprint and the
property line. The required setbacks for the R-8 zone are: Front yard: 20 feet (20’) except when
all vehicle traffic is taken from an alley, then 15 feet (15’); Secondary front yard (applies to corner
lots): 15 feet (15’); Rear yard: 25 feet (25’); Side yard: five feet (5’).
The applicant would need to show compliance with setback requirements from newly created
lot lines for existing development at the time of land use permit review. The proposed locations
of the new dwellings would not meet setback requirements. The dwelling on the southern-most
lot is approximately five and a half feet (5.5’) from NE 12 St and extends into a utility easement
per the Highpointe Division II recorded plat which created the parent lot. The middle lot is only
approximately five feet (5’) from the rear property line. Neither the middle lot nor the southern-
most lot appear to be meeting side yard setbacks as well. Of note, the proposal includes
variances for setback reductions due to hardship issues with placement of existing easements.
The provided materials do not specifically identify which setbacks are being requested for
reduction; variance justification was not provided. Of note, Planning would not support a
variance as the circumstances for which a variance would be necessary are being created by the
applicant due to the subdivision. Compliance with required setbacks for new development
would be verified at the time of building permit 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.
Compliance with lot configuration requirements would be verified at the time of land use
application. Compliance with building design requirements would be verified at the time of
building permit review.
Access/Parking: Access to the lots is not shown on submitted documents; it is anticipated that
existing access will be used for the northern-most lot. 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 15 percent; 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 crossing any public sidewalk. Driveways
shall not be closer than five feet (5’) to any property line except as allowed per RMC 4-4-080I.9,
Joint Use Driveways.
A Limited Residential Access right-of-way has a width of 45 feet (45’) with five-foot (5’) sidewalks
on both sides, eight-foot (8’) wide planting strip between curb and sidewalk on both sides, curbing
both sides, six-foot (6’) parking lane on one (1) side and one (1) 12-foot (12’) paved lane not
including the parking lane.
Shoychin Subdivision Plat
Page 4 of 7
March 7, 2024
A Limited Residential Access standard road abutting the western property line from NE 12 th St
stubbed to the northern property line would be supported. Per subdivision standards found in
RMC 4-7-150, Streets - General Requirements and Minimum Standards a grid street pattern shall
be used to connect existing and new development. Linkages shall be provided within and
between neighborhoods when they can create a continuous and interconnected network of
roads and pathways. Prior to adoption of a complete grid street plan, reasonable connections
that link existing portion of the grid system shall be made. At a minimum, stub streets shall be
required within a subdivision to allow future connectivity. Compliance with access and driveway
requirements would be verified at the time of 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 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.
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: A review of COR Maps appears to show that there are no 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. 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.
Shoychin Subdivision Plat
Page 5 of 7
March 7, 2024
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
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
Protected trees within a subdivision shall be retained in the order of priority listed in RMC 4-4-
130H.2. Protection of trees or groves by placement within a dedicated tract (Tier 1) is the highest
priority.
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.
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March 7, 2024
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-
130H.1.e can be met.
Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040,
Definitions D, of a property. A formal tree retention plan and tree retention worksheet prepared
by an arborist or landscape architect would be reviewed at the time of the land use 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
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: Per COR Maps there are no critical areas or associated buffers 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 short plat approval. The
application would be reviewed within an estimated time frame of eight (8) weeks. The 2024 fees
would total $6,384.00 ($6,080.00 Preliminary Short Plat + $304.00 Technology Fee (5%) =
$6,384.00). 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 2024 impact fees are as follows:
• A Transportation Impact Fee assessed at $11,485.67 per each new detached dwelling unit.
• A Parks Impact Fee assessed at $3,276.44 per each new detached dwelling unit.
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March 7, 2024
• A Fire Impact Fee assessed at $421.98 per each new detached dwelling unit.
• A Renton School District Impact Fee assessed at $2,161.00 (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 Andrew Van Gordon, Associate Planner at avangordon@rentonwa.gov or (425)
430-7286 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.
3/5/24, 9:25 AM Landmark Web Official Records Search
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