HomeMy WebLinkAboutPRE24-000162_Staff_Comments_240627_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
3901 Park Ave N
3901 Park Ave N (APN 3342700405)
PRE24-000162
June 27, 2024
Contact Information:
Planner: Andrew Van Gordon, 425-430-7286, avangordon@rentonwa.gov
Public Works Plan Reviewer: Michael Sippo, 425-430-7298, msippo@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 to engineers, architects, and contractors who will work on the project. You will
need to submit an PDF copy of this packet when you apply for land use and/or
environmental permits.
When the project application is ready for submittal, you may email the project planner to
start the prescreen process. Similarly, you may contact the assigned planner if there are any
questions regarding submittal requirements.
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: Andrew Van Gordon, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Lay 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. One existing fire hydrant will meet the minimum requirements.
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. Dead end streets that exceed 150-feet in length
require an approved turnaround. Dead ends up to 300-feet long are allowed to use
hammerhead type turnarounds. Dead end streets that are over 300-feet long are required to
have a full 90-foot diameter cul-de-sac. The proposed new dead-end street is over 300-feet
long so that a full cul-de-sac turnaround applies in this case. A variance to use a hammerhead
type turnaround may be applied for with the condition that all new homes shall be equipped
with approved residential fire sprinkler systems.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 25, 2024
TO: Andrew Van Gordan, Planning
FROM: Michael Sippo, Development Engineering
SUBJECT: Lay Short Plat
3901 Park Avenue N
PRE24-000162
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 3342700405.
The following comments are based on the pre-application submittal made to the City of Renton by the
applicant.
EXISTING SITE CONDITIONS
Water Water service is provided by the City of Renton. It is in the Kennydale 308 Pressure Zone.
There is an existing 12-inch water main in Park Ave N that can deliver 3,400 gallons per
minute. The approximate static water pressure is 81 psi at a ground elevation of 122’. There is
an existing 8-inch water main in Wells Ave N that can deliver approximately 1,200 gallons per
minute. The approximate static water pressure is 95 psi at a ground elevation of 88’. There is
an existing ¾-inch domestic water service and ¾-inch water meter to the existing single-family
residence (3901 Park Ave N) on the subject property.
Sewer Sewer service is provided by the City of Renton. There is existing 8-inch diameter sewer main
on Park Avenue N and Wells Ave N.
Storm This site contains steep slopes (regulated) and landslide hazard areas. The topography slopes
moderately from southeast to northwest. There is a conveyance system on Park Avenue N and
Wells Ave N.
Streets The proposed development fronts Park Avenue N along the east property line. Park Avenue N
is classified as a Collector Arterial. Existing right-of-way (ROW) width in Park Avenue NE is
approximately 50 feet.
Lay Short Plat - PRE24-000162
June 25, 2024
Page 2 of 5
CODE REQUIREMENTS
WATER
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. The following developer’s installed water main improvements will be required to provide
domestic and fire protection service to the development including but not limited to:
1. Extension of approximately 140 linear feet of 8-inch water main from the existing 8-inch dead
end water main in Wells Ave N at the north property line west to the existing 8-inch dead end
main in 3836 Lake Washington Blvd N at the west property line. A conceptual utility plan is
attached.
2. Extension of approximately 110 linear feet of 8-inch water main from the existing 8-inch dead
end water main in Wells Ave N at the north property line south to the property extents and the
terminus of new Wells Ave N.
3. A 15-foot utility easement will be required for the new water mains, hydrants, and water meters
within private property.
4. Installation of additional fire hydrant as required by the Fire Authority, if the proposed
residences on the new lots exceed 3,600 sf and if existing hydrants are located too far from
proposed buildings.
5. Installation of a new 1-inch water service and meter for Lots 2-4. The existing 3/4" water service
and meter for Lot 1 can remain if the home on Lot 1 remains.
6. A conceptual utility plan will be required as part of the land use application for the subject
development.
7. Civil plans for the water main improvements will be required and must be prepared by a
Professional Engineer registered in the State of Washington. Please refer to City of Renton
General Design and Construction Standards for Water Main Extensions as shown in Appendix K
of the City’s 2021 Water System Plan.
8. Adequate separation between utilities is required. Minimum separation between water and
non-potable water utilities is 10-feet horizontal and 1.5-feet vertical.
9. 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.
a. The SDC fee for water is based on the size of the new domestic water to serve the
project. The 2024 water fees are $4,850.00 per 1-inch meter.
b. Water service installation charges for each proposed domestic water service is
applicable. Water Service installation fee is $2,875.00* per 1-inch service line. Fee is
payable at permit issuance.
c. Drop-in meter fee is $460.00* per 1-inch meter, $750.00 per 1-1/2-inch meter, and
$950.00 per 2-inch meter. Meters larger than 2-inches are set by the contractor and a
processing fee of $220 is required. Fee is payable at permit issuance.
d. A credit for the water system redevelopment fee will be issued for the existing water
service to be cut can capped as part of the project.
e. Final determination of applicable fees will be made after the water meter size has been
determined. SDC fees are assessed and payable at permit issuance.
Lay Short Plat - PRE24-000162
June 25, 2024
Page 3 of 5
SEWER
1. A sewer main extension will be required to serve the proposed project.
2. A 15-foot utility easement will be required for the new sewer mains and manholes within the
property.
3. The developer will need to show how they propose to serve the new development with sanitary
sewer service to each of the units.
4. A separate side sewer will be required for each new lot. All new side sewers shall be a minimum
of 6”. All side sewers shall flow by gravity to the main at a minimum slope of 2%.
5. 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.
a. The 2024 Wastewater fees are $3,650.00 per 1-inch meter.
SURFACE WATER
1. A drainage report complying with the current 2022 Renton Surface Water Design Manual
(RSWDM) will be required. Based on the City’s flow control map, the site falls within the City’s
Peak Rate Flow Control Standard (Matching Existing Conditions). The site falls within the May
Creek and East Lake Washington Drainage Basins. Refer to Figure 1.1.2.A – Flow chart to
determine the type of drainage review required in the RSWM. All stormwater improvements as
per the drainage review along with stormwater improvements in the frontage are required to be
provided by the developer.
a. Note: Under the 2022 RSWDM stormwater requirements, on-site BMP sizing credits
for modeling credits can no longer be used for privately maintained on-site BMPs,
with the exception of full dispersion and full infiltration BMPs.
2. Storm drainage improvements along all public street frontages are required to conform to the
City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site
shall be designed and sized in accordance with standards found in Chapter 4 of the 2022
RSWDM and shall account for the total upstream tributary area, assuming developed conditions
for onsite tributary areas and existing conditions for any offsite tributary areas.
3. Maintenance access is required for any proposed stormwater tracts and shall be designed and
installed in accordance with the City adopted SWDM.
4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant
will be required to provide basic water quality treatment. Any proposed detention and/or water
quality vault shall be designed in accordance with the 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.
5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the
new runoff created by this development to the maximum extent feasible. On-site BMPs shall be
evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan,
including the application of on-site BMPs, shall be included with the land use application, as
applicable to the project. The final drainage plan and drainage report must be submitted with
the utility construction permit application.
Lay Short Plat - PRE24-000162
June 25, 2024
Page 4 of 5
6. 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.
7. Erosion control measures to meet the City requirements shall be provided.
8. The current City of Renton Surface Water Standard Plans that shall be used in all drainage
submittals are available online at the City of Renton website.
9. The 2022 Surface water system development fee is $2,300 per new single-family lot. Fees that
are current will be charged at the time of permit issuance.
TRANSPORTATION
1. The proposed development fronts Park Avenue N along the east property line. Park Avenue N is
classified as a Collector Arterial. Existing right-of-way (ROW) width in Park Avenue NE is
approximately 50 feet. To meet the City’s complete street standards for collector arterial
streets, minimum right of way width is 83 feet.
a. The Transportation Division has no plans to widen Park Avenue N at this time.
Development Engineering would support a modification request by the Applicant to
provide the following modified street improvements on Park Avenue N: maintain a
pavement width of 36 feet, install a 0.5-foot curb (match existing curb location directly
north of project property), an 8-foot planting strip, a 5-foot sidewalk, 2 feet of clear
space at back of walk, street trees and storm drainage improvements. Dedication to
accommodate these improvements will be required, pending field survey.
2. The proposed development fronts Wells Ave N at a portion of the north property line. Wells
Ave N is classified as a Limited Access Residential Street. Existing right-of-way (ROW) width in
Wells Ave N is 47 feet as constructed as a portion of the Senza Lakeview subdivision project.
a. In order to match the connection to Wells Ave N to the north the project will be
required to construct a 47 foot right of way from the north property line to the south
property line consisting of (2) 10’ travel lanes, (2) 6” curbs, (2) 8’ planters, and (2) 5’
sidewalks. The separate tract as shown on the preliminary plans prohibiting future
connection to N 38th St will not be allowed.
3. Street grades shall not exceed 15 percent.
4. A hammer-head turnaround meeting Renton Regional Fire Authority requirements as shown on
the preliminary plans is required. Since no future street connection to the west is feasible, the
hammerhead will need to utilize a curb cut driveway across the proposed sidewalk versus the
preliminary plans showing curb returns and a crosswalk. The hammerhead will be signed with
“no parking” signs.
5. 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.
6. Refer to City code 4-4-080 regarding driveway regulations:
a. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted
drains at the lower end with positive drainage discharge to restrict runoff from entering
the garage.
Lay Short Plat - PRE24-000162
June 25, 2024
Page 5 of 5
b. The maximum width of a single loaded garage driveway is 9-feet and the maximum
width of a double loaded garage driveway is 16-feet. If a garage is not present, the
maximum driveway width is 16-feet.
c. Driveways shall not be closer than 5-feet to any property line.
7. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
8. The transportation impact fee is based on the type of land use. For a single-family homes, the
2024 transportation impact fee is $11,485.67 per lot. Transportation impact fees are subject to
change based on the year the building permit is applied for.
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 2024 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.
106116.418SSMH115.917WVL116.129WFHMSN118116.936WVL121125.221SSMH128125.198SSMH129124.950SDCB148122.111PWP150121.175SDCB152118.863TRMP177122.149WMT179122.765GRGS187120.745MMB191106.236TRMP211105.461GRGS248104.552GRGS26189.373TRFR26292.183TRFR26785.171TRFR27387.984GRGS27488.486GRGS27589.459GRGS27692.936GRGS27792.289GRGS27988.672GRGS28091.420GRGS28194.851GRGS28296.124GRGS28397.167GRGS28498.736GRGS285100.446GRGS28699.675GRGS28796.121GRGS28894.693GRGS28992.608GRGS29083.657GRGS29184.118GRGS29286.186GRGS29390.118GRGS29489.950GRGS29590.138GRGS296103.846GRGSGRAPHIC SCALE01020401 INCH = 20 FT.1-INCH WATER METER FOREACH LOT IN RIGHT OF WAYOR EASEMENT. LOCATE INPLANTER STRIP ANDOUTSIDE OF DRIVEWAY (TYP)CONNECTTO EX. 8" WMNEW 8" DI WM15.0 ft WATER UTILITY EASEMENTCONNECT TOEX. 8" WMEX. 8" DI WMCOR PROJECT FILEWTR2702317EX. 8" DI WMCOR PROJECTFILE WTR2703934EX. 12" DI WMCOR PROJECTFILE WTR2702305EXISTING 3/4" METERCAN REMAIN IFEXISTING HOMEREMAINS.Ian Fitz-JamesWater Utility07/07/21
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 27, 2024
TO: Pre-Application File No. 24-000162
FROM: Andrew Van Gordon, Associate Planner
SUBJECT: 3901 Park Ave N – 3901 Park Ave N (APN 3342700405)
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 applicant proposes to subdivide 3901 Park Ave N (APN 3342700405) into
four (4) residential lots. The subdivision is for the benefit of detached dwellings. The property has
street frontage along Park Ave N to the east and Wells Ave N to the north. The lot is located within
the Residential-6 (R-6) zone. The site area is approximately 42,200 square feet (0.96 acres). Access
to Lot 1 is proposed via the existing driveway from Park Ave N; individual driveway access from
an extension of Wells Ave N is proposed for Lot 2 through 4.
Current Use: The project area is currently improved with a detached dwelling and associated
detached accessory structures. The applicant proposes to keep existing structures and place them
on Lot 1. Per City of Renton (COR) Maps, the site is encumbered with a Moderate Landslide Hazard
area and sensitive slopes.
1. Zoning /Land Use Designation, and Overlays: The subject property is located within the
Residential-6 (R-6) zoning classification. The Residential Medium Density (RMD) Land Use
designation is intended to implement the R-6 zone. The R-6 zone is established for single
family dwellings and is intended to implement the Residential Medium Density
Comprehensive Plan designation. The R-6 zone allows a range of three (3) to six (6) dwelling
units per net acre. Development in the R-6 zone is intended to be single family residential at
moderate density.
Detached dwellings are permitted within the R-6 zone.
2. 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
3901 Park Ave N
Page 2 of 7
June 27, 2024
(noted as “R-6 standards” herein). ADUs would be subject to RMC 4-2-110C, Development
Standards for Residential Development (Accessory Dwelling Units).
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 streams and lakes or floodways) would be deducted from the gross site area to
determine the “net” site area prior to calculating density. In order to calculate the proposed
density of the project, any area of public road, private driveway/easement, and/or critical
area dedication must be known. All fractions which result from net density calculations shall
be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations
for minimum or maximum density that result in a fraction that is 0.50 or greater shall be
rounded up to the nearest whole number. Those density calculations resulting in a fraction
that is less than 0.50 shall be rounded down to the nearest whole number. The R-6 zone has
a maximum net density of six (6) dwelling units per acre with a minimum of three (3) dwelling
units per acre. Based on the approximate gross land area of 0.96 acres, the four (4) lot
proposal arrives at a gross density of approximately 4.16 du/ac (4 lots / 0.96 gross acres =
4.16 du/ac).
A density worksheet was not included with the pre-application submittal materials;
therefore, staff was unable to verify compliance with the density requirements. The gross
density would result in 4.16 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.
Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-6 zone is 7,000
square feet for parcels being subdivided. Minimum lot width is 60 feet (60’); minimum lot
width for corner lots is 70 feet (80’); minimum lot depth is 90 feet (90’). In order to ensure
compliance with Tier 1 requirements for Tree Preservation Priority, pursuant to RMC 4-4-
130H.2.a, lot size and lot dimensions of the zone may be decreased by a maximum of 10
percent (10%), provided the applicant can demonstrate to the Administrator’s satisfaction
that the reduction is necessary to ensure the preservation of all significant trees, as defined
in RMC 4-11-200, required for retention within dedicated tract(s), pursuant to RMC 4-4-
130H.1.a, Minimum Tree Retention Requirements. For short plats of parcels smaller than one
(1) acre, one parcel may be allowed to be smaller than the required minimum lot size. If all
other parcels meet the required minimum R-6 lot size standard, one (1) parcel may be allowed
to reduce the minimum lot size to 6,250 square feet.
The applicant’s narrative and the applicant’s drawings do not match in terms of lot size. The
narrative indicates that the smallest lot will be Lot 2 at 9,513 square feet. The drawings
indicate that the smallest lot will be Lot 2 at 5,842 square feet. Further, the narrative
indicates the average lot size needs to be 7,000 square feet; the minimum lot size is required
to be 7,000 square feet for each lot unless one of the specific allowances to reduce the lot
size is permitted. As proposed, Lot 2 does not meet minimum lot size requirements. At 6,288
square feet Lot 3 would not meet minimum lot size requirements as all of the other lots are
not at least 7,000 square feet. Minimum lot width for interior lots is 60 feet (60’). Lot 2 and
Lot 3 both appear to be under this allowance. To deviate from width standards would
require review and approval through a variance. Compliance with minimum lot size, width
and depth standards would be verified at the time of land use application.
3901 Park Ave N
Page 3 of 7
June 27, 2024
Building Standards – The R-6 standards allow a maximum building coverage of 40 percent
(40%) of the lot area. The maximum impervious coverage in the R-6 zone is 55 percent (55%).
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.
Existing development would need to demonstrate compliance with maximum building
coverage and impervious surface requirements at the time of land use permit. 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-6 zone are: Front yard: 25 feet (25’);
Secondary front yard (applies to corner lots): 25 feet (25’); Rear yard: 25 feet (25’); Side yard:
combined 15 feet (15’) with not less than five feet (5’) on either side.
Existing development would need to demonstrate compliance with setbacks at the time of
land use permit review. Of note, it appears that the rear yard setback is shown as being 10
feet (10’) on the drawings which is incorrect. Compliance with required setbacks for new
development would be verified at the time of building permit application.
3. 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.
Future ADU building permits would be subject to RMC 4-2-116, Accessory Dwelling Unit
Residential Design Standards. Requirements related to application standards should be
reviewed in their entirety prior to submitting permit applications.
Compliance with building design requirements would be verified at the time of building
permit review.
4. 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 a mixture of 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 Standards. Street trees and, at a
minimum, groundcover are to be located in this area when present. Street trees shall be
3901 Park Ave N
Page 4 of 7
June 27, 2024
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.
5. Significant Tree Retention: A review of COR Maps appears to show that there are mature
trees on the site. 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% of significant trees. Please refer to RMC 4-4-130,
Tree Retention and Land Clearing Regulations for further general and specific tree retention
and land clearing requirements
In addition to retaining a minimum of 30% of existing significant trees, each new lot would be
required to provide a minimum tree density of 30 tree credits per net acre. Tree credits
encourage retention of existing significant trees with larger trees being worth more tree
credits.
TREE SIZE TREE CREDITS
New small species tree 0.25
New medium species tree 1
New large species tree 2
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
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June 27, 2024
TREE SIZE TREE CREDITS
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.
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.
6. Fences/Retaining 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
3901 Park Ave N
Page 6 of 7
June 27, 2024
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.
7. Access/Driveways/Parking: Access is proposed via individual driveways from Park Ave N and
Wells Ave N. Each lot is required to accommodate off street parking for a minimum of two (2)
vehicles for the detached dwelling. 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
As shown the driveways would not be meeting requirements as they are greater than 16
feet (16’) in width within the right-of-way and are within five feet (5’) of the property lines.
Of note, fire may support a hammerhead type turnaround with the condition that all new
homes shall be equipped with approved residential fire sprinkler systems. Compliance with
access and driveway requirements would be verified at the time of land use application.
8. Critical Areas: Per COR Maps, the site is encumbered with a Moderate Landslide Hazard area
and sensitive slopes.
Due to the presence of geological hazards, a geotechnical study may be required at the time
of land use application. It is the applicant’s responsibility to ascertain whether
environmental concerns are present on the site during site development or building
construction.
9. 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.
10. 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.
11. 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.
3901 Park Ave N
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June 27, 2024
12. Public Information Sign: Public Information Signs are required for all Type II and Type III Land
Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the
public of potential land development, specific permits/actions being considered by the City,
and to facilitate timely and effective public participation in the review process. The applicant
must follow the specifications provided in the public information sign handout. The applicant
is solely responsible for the construction, installation, maintenance, removal, and any costs
associated with the sign.
13. 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 per each new detached dwelling unit.
• A Renton School District Impact Fee assessed at $2,161.00 per each new detached
dwelling unit (plus an additional 5% processing fee).
• Parks Impact Fee currently assessed at $3,276.44 per each new detached dwelling unit.
Most fees for new ADUs are waived as of the adoption date of Resolution 4422. A handout
listing all of the City’s Development related fees is available for your review at
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=CityofRe
nton
14. 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
Andrew Van Gordon, Associate Planner, at 425-430-7286 or avangordon@rentonwa.gov to
submit prescreen materials and subsequent land use application.
15. 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.
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121 N88°45'47"W400.00'888786858483PARK AVENUE N.LOT 112,974.13 SFLOT 25842.82 SFLOT 36288.39 SFLOT 411421.22 SFTRACT A940.00 SFROW4184.73 SFFG 122.96GRAPHIC SCALETITLE SHEETBOUNDARY AND TOPODRAINAGE CONTROL PLAN (SWWP)GRADING AND DRAINAGE PLANROAD AND STORM PROFILESPARK AVENUE PLAN AND PROFILEUTILITY PLAN (WATER AND SEWER)C1.C2.C3.C4.C5.C6.C7.LEGENDSW 1/4, SEC 32, TWP 24N, RNG 5E, W.M.ENGINEER/SURVEYOR:O'BUNCO ENGINEERINGATTN: SAM OBUNIKE1042 WEST JAMES STREETSUITE 103, KENT WA 98032PO BOX 1307 97381PHONE:(206)228-0881Callbefore youD1-800-424-5555g.O'BUNCOENGINEERINGOFUSHU LWELBO.ATOMASTATESPRNEGIIOSAFESRSEEKININGTONEREREDLENGIN
NOTE:AAANNNNNNNPROJECT_NAME
CITY OFRENTONSHEET_NUMBER
LUA:C:A-NNNNNNNIN COMPLIANCE WITH CITY OF RENTON STANDARDSPR:AMY LAY SHORT PLATPRELIMINARY 3 LOT SHORT PLATCOVER SHEETSTEVE WONG SHORT PLAT SHEET INDEXSURVEYOR:PROPERTY OWNER:TAX PARCEL NUMBER:PROJECT ADDRESS:ZONING:JURISDICTION:PARCEL ACREAGE:O'BUNCO ENGINEERING1042 West James StreetSuite 103Kent, WA 98032AMY LAY3901 PARK AVE NRENTON, WA 98056334270-04053901 PARK AVE NR-6CITY OF RENTON41,770 SF FTOWNER:AMY LAY3901 PARK AVE NRENTON, WA 98056THE EAST 400 FT OF TRACT 86, C.D.HILLMANS LAKE WASHINGTONGARDEN OF EDEN ADDITION TO SEATTLE NO. 2 ACCORDING TO THEPLAT THEREOF RECORDED IN VOLUME 11 OF PLATS, PAGE 64, IN KINGCOUNTYLEGALBASIS OF BEARING: BASED ON FOUND MONUMENTS ON THE CENTERLINE OF PARK AVE N.BASIS OF BEARINGNAVD 88 DATUM.PER CITY OF RENTON SURVEY CONTROL POINT ID:RENT-526ELEVATION=182.09 FEETVERTICAL DATUM1. FIRST AMERICAN TITLE INSURANCE COMPANY PROVIDED FOR LANDDESCRIPTION AND REVELATION OF EASEMENTS2. THE UNDERGROUND UTILITIES SHOWN HAVE BEEN LOCATED BASEDON OBSERVABLE SURFACE EVIDENCE. THE SURVEYOR MAKES NOGUARANTEE THAT THE UNDERGROUND UTILITIES SHOWN COMPRISEALL SUCH UTILITIES IN THE AREA, EITHER IN SERVICE OR ABANDONED.SURVEYOR'S NOTESPROJECT INFORMATION