HomeMy WebLinkAboutPRE24-000168_Meeting_Summary_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200
|www.rentonwa.gov
PREAPPLICATION MEETING FOR
Jones Renton Short Plat North and South
3108 Park Ave N (APN:3342103216) and (APN: 3342103250)
PRE 24-000168
06/11/2024
Contact Information:
Planner: Mariah Kerrihard, 425.430.7238, mkerrihard@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: June 11, 2024
TO: Mariah Kerrihard, Assistant Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Jones Short Plat
1. The fire flow requirements for a single-family home is 1,000 gpm minimum for dwellings
up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square
feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is
required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to
1,500 gpm. Existing fire hydrants will meet the minimum requirements. Existing fire hydrants
shall be retrofitted with 5-inch storz fittings as needed.
2. The fire impact fees are currently applicable at the rate of $421.98 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 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. Proposed 16-foot-wide access roadway on the
North portion of the project is not acceptable.
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 13, 2023
TO: Mariah Kerrihard, Planner
FROM: Huy Huynh, Civil Engineer II
SUBJECT: 3108 Park Ave N
3108 Park Ave N
PRE24-000168
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) 3342103216
and 3342103250. 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 435 Pressure Zone. The
existing static water pressure is 96 at ground elevation of 214. Installation of pressure-reducing valve
downstream of each water meter as required by the UPC if water supply pressure is over 80 psi.
2. The project is located within the Wellhead Protection Area Zone 2.
3. There is an existing 8-inch ductile iron water main located in Park Ave N that can deliver a maximum
flow capacity of 2500 gpm (water project plan no. W-395602).
4. There is an existing 3/4-inch water meter and 1” water service for the existing house (MTR-011237)
on parcel 3342103216. There is no water service on parcel 3342103250.
5. Two new lots on parcel 3342103250 shall connect to the proposed 8” water main in association with
Civil Permit C24002370 if constructed and accepted by the city. This plan is currently under City
review.
6. Two new lots on parcel 3342103216 shall connect to the existing 8-inch water main located on Park
Ave NE.
7. Based on Renton Regional Fire Authority’s review comments on the submitted information for the
pre-application, the preliminary fire flow demand for the development is 1,000 gpm 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 is required.
8. A minimum 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. 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.
• There are two existing fire hydrants located within 300-feet of the proposed buildings in
parcel 3342103216 located as follows.
o 50-feet west of the property line at the southwest corner of Park Ave N and N
32nd St. (HYD-N-00027)
o 100-feet north of the property line at the southeast corner of Park Ave N and N
32nd St (HYD-N-00175)
• There Is one existing fire hydrant located within 300-feet of the proposed buildings in
parcel 3342103250 located as follows.
o 80-feet northwest of the property line in the northwest corner of Park Ave N and
N 31st St. (HYD-N-00011)
o Note a new fire hydrant will be installed under Civil Permit C24002370 within
Parcel 3342103215.
9. Installation of a “Storz” adapter on the existing hydrants if they are not already equipped with one.
10. A separate water service (1-inch) and meter is required for each lot. Water meters 2” in size or less
will be installed by City forces and a water meter permit is required for each meter and service line
installation. 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 UPC. Meters shall be placed in landscape strip and
within the ROW. Meters shall not be installed within driveways.
11. Civil plans for the water main improvements will be required and must be prepared by a
Professional Engineer registered in the State of Washington. Please refer to City of Renton General
Design and Construction Standards for water main extensions as shown in Appendix K of the City’s
2021 Water System Plan.
12. A conceptual utility plan will be required as part of the land use application for the subject
development.
13. Adequate separation between utilities is required. Minimum separation between water and all other
utilities is 10-feet horizontal and 1.5-feet vertical.
1. 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.
• Credit will be given for the existing meter is demoed.
• Drop-in meter fee is $460 per 1” meter.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof
Renton
Sanitary Sewer
1. The project is within the City of Renton’s sanitary sewer service area.
2. There is an existing 8-inch concrete gravity wastewater main located in Park Ave N fronting parcel
3342103216 (record drawing S-01420F). There is an existing 8-inch PVC gravity wastewater main
located in Garden Ave N (record drawing S-293503). There is an existing 6-inch concrete wastewater
main located in Park Ave N fronting parcel 3342103250 (record drawing S-01790F).
3. There is an existing 6-inch concrete stub fronting parcel 3342103216 (record drawing S-01420F).
There is an existing 6-inch concrete stub fronting parcel 3342103250 (record drawing S-01790F).
4. 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.
(existing stub may be reused if the location is suitable, a CCTV inspection is approved by the
Wastewater Utility and a liner is installed).
5. Two new lots on parcel 3342103216 shall have an independent connection to the 8-inch sewer main
located in Park Ave NE. there is a proposed sewer main located in Road A that is under reviewed. If
constructed and accepted by the city, two new lots on parcel 3342103250 shall connect to this sewer
main.
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.
• Final determination of applicable fees will be made after the water meter size has been
determined.
• Credit will be given for the existing stubs if cut and cap.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof
Renton
Surface Water
1. There is no public stormwater main fronting both parcels.
2. 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 East Lake Washington Basin – West Kennydale subbasin.
3. Critical area onsite will affect drainage includes: APA Zone 2, regulated slope and landslide hazard.
4. Based on the City’s flow control map, the site falls within the City’s Peak Rate Flow Control Standard
area Matching existing peak conditions.
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=CityofRenton
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. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with
standards found in Chapter 4 of the 2022 RSWDM and shall account for the total upstream tributary
area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite
tributary areas.
8. 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 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.
9. 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 proposed plat. The applicant must
demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage,
or excess surface water runoff.
10. Erosion control measures to meet the City requirements shall be provided.
11. The development falls within the R-8 zone which has a maximum impervious surface area of 65% per
lot.
12. A Construction Stormwater Permit from Department of Ecology is required if land disturbance of the
site exceeds one acre. If required, applicant must obtain permit and provide proof prior to Civil Permit
issuance.
13. The development maybe subject to a surface water system development charge (SDC) fee. Fees will
be charged based on the rate at the time of construction permit issuance.
a) The current SDC fee is $2,300 per residential dwelling unit.
b) A credit will be given for the demolition of the existing dwelling.
c) The full schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=Cityof
Renton.
Transportation
1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $175,000.
Both parcels fronts Park Ave N to the West.
• Park Ave N is classified as a collector arterial street with an existing right-of-way (ROW) width
of approximately 50 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 46-foot
paved road (23 feet each side), 10 feet travel lane, 5 feet protected bike lane (between
parking and motor vehicle travel 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 16.5
feet will be required.
i. CED staff in conjunction with Transportation Division concurrence has previously
determined a street section for Park Ave N that includes a pavement width of 32 feet
(measured from the existing west curb line in Park Ave N), 8 foot planting strip, 5 foot
sidewalk and 0.5 foot curb. Therefore, the Transportation Division would support a
request for modification from Code required frontage improvements. This would
result in a total ROW width of 57 feet, requiring 7 feet of ROW dedication depending
on final survey. On-street parking could be provided along the development side of
Park Ave N to include one parking lane with no additional ROW dedication above the
7 feet. Approval of a street modification request would be required to reduce the
width of ROW dedication from 16.5 to 7 feet. A street modification shall be submit
with land use application.
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 15%. Driveways exceeding 8% shall provide
slotted drains.
• 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').
3. Undergrounding of all existing utilities is required on all frontages per RMC 4-6-090.
4. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection.
Ramps shall be oriented to provide direct pedestrian crossings.
5. A shared driveway is allowed for access up to 4 lots provided at least one of the four lots abuts a
public right-of-way with at least fifty linear feet of frontage and the subject lots are not created by a
subdivision of ten or more lots. Refer to the shared driveway requirements as outlined in RMC 4-6-
060.J. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a
minimum of sixteen feet; the Fire Authority may require the tract and paved surface to be up to
twenty feet wide. If a shared driveway abuts properties that are not part of the subdivision an eight
foot wide landscaped strip shall be provided between the shared driveway and neighboring
properties.
6. Street lighting is required for a project that consists of more than 4 residential units. See RMC 4-6-060
for street lighting requirements.
7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench
Restoration and Street Overlay Requirements.
8. The development is subject to transportation impact fees. Fees will be charged based on the rate at
the time of building permit issuance.
• The 2024 transportation impact fee is $12,208.54 per single family home
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof
Renton
• The current property at contains one single family home, the developer will receive a credit
for the existing home if it is demoed.
General Comments
1. All existing and proposed utility lines (i.e., electrical, phone, and cable services, etc.) along
property frontage or within the site must be underground. The construction of these franchise
utilities must be inspected and approved by a City of Renton inspector.
2. Adequate separation between utilities as well as other features shall be provided in accordance
with code requirements:
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
3. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for
the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan
shall be on separate sheets.
5. Additional Building Permit Applications will be required for the following:
a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b. Detention vaults for storm water flow control.
c. Demo of any existing structures on the project site(s).
6. Fees quoted in this document reflect the fees applicable in the year 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 fee schedule.
7. A demo permit is required for the demolition of the existing building. The demo permit shall be
acquired through the building department.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2024\PRE24-000168
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 13, 2024
TO: Pre-Application File No. PRE24-000168
FROM: Mariah Kerrihard, Assistant Planner
SUBJECT: Jones Renton Short Plat North and South
3108 Park Ave N (APN: 3342103216) and
APN: 3342103250
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, Development Services Director, Development
Engineering 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 northern project site (APN: 3342103216) is located at 3108 Park Ave N and
totals approximately 25,700 square feet (0.59 acres) in area and is zoned Residential-6 (R-6). The
northern project site currently contains one primary structure, a shed, and a detached garage.
The existing single-family residence is proposed to be removed. The proposal is to subdivide the
existing parcel into two (2) lots. The proposed lots would have lot areas of 9,215 square feet (Lot
1) and 12,857 square feet (Lot 2). The proposed access is via Park Ave N and will be accessed by a
16-foot shared driveway. The site is vegetated with bushes, grasses, and sparse trees. Four trees
are proposed for removal. According to City of Renton (COR) Maps, the site is mapped within a
moderate landslide hazard, regulated slopes, and Wellhead Protection Area Zone 2.
The southern project site is located at parcel number 3342103250 and totals approximately
15,025 square feet (0.35 acres) in area and is zoned Residential-6 (R-6). This project site is
currently vacant and consists of mostly grass. The proposal is to subdivide the existing parcel into
two (2) lots. The proposed lots would have lot areas of 8,933 square feet (Lot 1) and 8,789 square
feet (Lot 2). According to COR Maps, this site is mapped within a moderate landslide hazard and
Wellhead Protection Area Zone 2.
Current Use: According to the King County Department of Assessments, the property is developed
with an existing 1,610 square foot single family residence, that was built in 1953.
1. Zoning / Density and Land Use Designation, and Overlays: The subject properties are zoned
Residential-6 (R-6), Residential Medium Density (RMD) and within the Kennydale community
Jones Renton Short Plat North and South
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planning area. The minimum density in the R-6 zone is 3.0 dwelling units per net acre (du/ac)
and the maximum density is 6.0 du/ac. Private access easements, critical areas and public
right-of-way are deducted from the total area to determine net density. For purposes of
calculating net density: all fractions shall be truncated at two numbers past the decimal.
Should a calculation result in a fraction of a dwelling unit that is 0.50 or greater, the fraction
shall be rounded up to the nearest whole number, for example, 4.56 dwelling units becomes
5.0. Should a calculation result in a fraction that is less than 0.50, the fraction shall be rounded
down to the nearest whole number, for example, 4.49 dwelling units becomes 4.0 dwelling
units. A density worksheet was not included with the pre-application submittal materials;
therefore, staff was unable to verify compliance with the 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 formal application.
2. Development Standards: The project would be subject to RMC 4-2-110A, “Development
Standards for Single Family Zoning Designations” effective at the time of complete application
(noted as “R-6 standards” herein).
Minimum Lot Size, Width and Depth – The minimum lot size permitted in Zone R-6 is 7,000
square feet for parcels less than one acre, with one lot allowed to be smaller than the required
minimum lot size. This single lot is allowed to be 6,250 square feet in Zone R-6. Minimum lot
width is 60 feet for interior lots, or 70 feet for corner lots. Minimum lot depth is 90 feet.
Submitted plans would need to show compliance with the required lot size and dimensional
standard with the land use application.
Building Standards – The R-6 standards allow a maximum building coverage of 40% of the lot
area. The maximum impervious coverage in the R-6 zone is 55%. The maximum wall plate
height is restricted to 24 feet, and the buildings shall not be more than two stories. Roofs with
a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the
maximum wall plate height; common rooftop features, such as chimneys, may project an
additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g.,
decks, railings, etc.) shall not extend above the maximum wall plate height unless the
projection is stepped back one-and-a-half (1.5) horizontal feet from each façade for each one
(1) vertical foot above the maximum wall plate height. Detached accessory structures are
restricted to a maximum wall plate height of 12 feet. The gross floor area must be less than
that of the primary structure. Accessory structures are also included in building lot coverage
calculations. The proposal’s compliance with the building standards for the new home would
be verified at the time of building permit review.
Setbacks – Setbacks are the minimum required distance between the building footprint and
the property line and any private access easement or tract. The required setbacks for the R-6
zone are: Front yard: 25 feet for the primary structure; Rear yard: 25 feet; Side yards:
combined 15 ft. with not less than 5 ft. on either side. Corner lots required to have a front
yard and a secondary front yard are relieved of the requirement to have a rear yard; in place
of a rear yard setback, the side yard setback of the zone shall apply. Lots adjacent to both
public right-of-way (ROW) and driveway tract frontage are classified as corner lots. Setback
compliance for the new homes would be verified at the time of building permit review.
3. Residential Design and Open Space Standards: The Residential Design and Open Space
Standards contained in RMC 4-2-115 would be applicable to any new residential structures.
Jones Renton Short Plat North and South
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4. Landscaping: With the exception of critical areas, all pervious area shall have landscape
treatment. Landscaping may include hardscape such as decorative paving, rock outcroppings,
fountains, plant containers, etc. Ten feet (10') of on-site landscaping is required along all
public street frontages. Where there is insufficient right-of-way space or no public frontage,
street trees are required in the front yard subject to approval of the Administrator. A
minimum of two (2) trees are to be located in the front yard prior to final inspection.
Street trees shall have a minimum caliper of two inches (2") and be planted pursuant to the
standards promulgated by the City, which may require root barriers, structured soils, or other
measures to help prevent tree roots from damaging infrastructure. 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 formal land use application as prepared by a registered Landscape Architect, or other
certified professional.
Stormwater Facility Perimeter Landscaping – A landscaping strip with a minimum fifteen feet
(15') of width shall be located on the outside of the perimeter 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.
5. Significant Tree Retention: A Tree Retention/ Land Clearing (Tree Inventory) Plan along with
a tree retention worksheet shall be provided with the formal land use application. When
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 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 replacement
requirements in RMC 4-4-130H.1.e can be met. 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.
Jones Renton Short Plat North and South
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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; and Significant trees over sixty feet (60') in height or greater than
eighteen inches (18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other
significant native evergreen or deciduous trees; and other significant non-native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained unless the alders and/ or cottonwoods
are used as part of an approved enhancement project within a critical area or its buffer. The
Administrator may require independent review of any land use application that involves
tree removal and land clearing at the City's discretion.
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
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prepared by an arborist or landscape architect would be reviewed at the time of the land
use application.
6. Fences/Retaining Walls: In any residential district, the maximum height of any fence, hedge
or retaining wall shall be seventy-two inches (72"). Fences, retaining walls or hedges shall not
exceed forty-eight inches (48") in height within the front yard setback. 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. However, fences
that provide at least fifty percent (50%) transparency, as viewed perpendicularly to the face
of the fence, may be allowed directly on top of a retaining wall. However, chain link fencing
shall not be installed. This exception shall not be applied to front yard setbacks, or clear vision
areas. New fencing would need to comply with the fence requirements of the code (RMC 4-
4-040). Retaining walls shall be composed of brick, rock, textured or patterned concrete, or
other masonry product that complements the proposed building and site development. There
shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting
public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional
information about fences and retaining walls.
7. Parking: Each lot is required to accommodate off-street parking for a minimum of two (2)
vehicles. The proposal’s compliance with the building standards for the new homes would
be verified at the time of building permit review.
8. Access/Driveways: Access to the Northern proposed lots would be provided via a 16-foot
shared driveway along the south property line of Lot 1. Access to the Southern proposed lots
is via residential driveways via the ROW from N 31st St. created by the Jones Renton Short
Plat. Where permitted, shared driveways may be allowed for access to four (4) or fewer
residential lots. Driveways exceeding 8% must provide slotted drains at the lower end of the
driveway. The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a
variance is required. The maximum width of single loaded garage driveways shall not exceed
9 feet and double loaded garage driveways shall not exceed 16 feet. Access to the proposed
lots would be provided via single family residential driveways. Compliance with the driveway
regulations would be verified at the time of formal land use review. Whenever a building
permit is applied for, the applicant shall build and install street improvements (RMC 4-6-
060). The location of the ingress and egress driveway shall be subject to approval of the
Department of Community and Economic Development. An approved turnaround is
required for dead end streets 150 feet or longer and a cul-de-sac is required for a dead-end
street from 300 feet to 500 feet. Compliance with street standards and access requirements
would be verified at the time of formal application.
9. Critical Areas: According to City of Renton (COR) Maps, the site is mapped within a moderate
landslide hazards and Wellhead Protection Area Zone 2. A fill source statement would be
required if fill is brought onto the project site. It is the applicant’s responsibility to ascertain
whether any additional critical areas or environmental concerns are present on the site
during site development or building construction.
10. Environmental Review: The proposed project is categorically exempt from Environmental
(SEPA) Review in accordance with WAC 197-11. 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.
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11. Permit Requirements: The proposal would require administrative short plat. An
administrative short plat application would be reviewed within an estimated time frame of
six to eight weeks. The 2024 administrative short plat application fee for the preliminary
phases is $6,384.00 ($6,080.00 Preliminary Short Plat plus a 5% Technology Surcharge Fee).
The 2024 Planned Urban Development (Preliminary Plan) fee is $5,544.00 ($5,280.00 each
plus a 5% Technology Surcharge Fee). 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 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.
12. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of
submittal requirements and may be modified in cases where additional information is
required to complete the review of an application. In addition, non-applicable submittal
requirements may be waived. The applicant should contact the assigned Project Manager if
there are any questions regarding submittal requirements.
13. Public Information Sign: Public Information Signs are required for all Type II Land Use Permits
(Administrative Short Plat) 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.
14. Impact Fees: In addition to the applicable building and construction fees, impact fees would
be required. Fees change periodically and the fees in effect at the time of building permit
issuance would apply. For informational purposes, the 2024 impact fees are as follows:
• A Fire impact fee assessed at $421.98 per each new detached dwelling unit;
• A transportation impact fee assessed at $11,485.67 for each new detached dwelling
unit;
• Renton School District Impact Fee $2,161.00 (+5% administrative fee) per each new
detached dwelling unit;
• Parks Impact Fee currently assessed at $3,276.44 per each new detached dwelling
unit subdivision.
A handout listing all the City’s Development related fees is available for your review at the
following link: 2023-2024 Fee Schedule.
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
Mariah Kerrihard, Assistant Planner, at 425-430-7238 or mkerrihard@rentonwa.gov to
submit prescreen materials and subsequent land use application.
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Expiration: Upon approval, the Short Plat is valid for five years with a possible one-year
extension (RMC 4-7-070M). It is the applicant’s responsibility to monitor the expiration
dates.