HomeMy WebLinkAboutPRE_StaffComments_240711_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
Sekhon SP
1402 N 28th St (APN 3342103289)
PRE24-000180
July 11, 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 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 21, 2024
TO: Andrew Van Gordon, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Sekhon 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 on e fire hydrant is
required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to
1,500 gpm.
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. No charge/fee for the existing home that may be
retained or removed.
3. Fire department apparatus access roadways are adequate as provided by the existing
city streets.
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: July 9, 2023
TO: Andrew Van Gordon, Planner
FROM: Huy Huynh, Civil Engineer II
SUBJECT: 1402 N 28th St
1402 N 28th St
PRE24-000180
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 3342103289.
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 98 psi at ground elevation of 208.
2. The project is located within the Wellhead Protection Area Zone 2.
3. There is an existing 12-inch water main located in N 28th St that can deliver a maximum flow capacity
of 4000 gpm (water project plan no. W-218001). There is an existing dead end 8-inch water main
located in private access tract that can deliver a maximum flow capacity of 1 250 gpm (water project
no. W-383001)
4. There is an existing 3/4-inch water meter (MTR-011110) and service (LAT-009756) for the existing
house.
5. 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.
6. 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 is an existing fire hydrant in the southwest corner of the site along N28th St (Hydrant
ID no. HYD-N-00321)
7. Installation of a “Storz” adapter on the existing hydrants if they are not already equipped with one.
8. 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.
9. A private owned pressure reducing valve (PRV) will be required for each new lot as the static pressure
of the proposed development exceeds 80 psi. Applicant to confirm if there is an existing PRV of the
existing SFR. If the existing PRV is damaged or broken, it will be replaced with a new one.
10. A conceptual utility plan will be required as part of the land use application for the subject
development.
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 if 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 12-inch gravity wastewater main located in N 28th St (record drawing S-143305).
There is an existing 8-inch gravity wastewater main located in private access tract (record drawing S-
383003)
3. There is an existing 6-inch stub fronting the parcel (record drawing S-143305 ).
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 installed if the wastewater utility determines one is needed.
5. 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%.
6. A conceptual utility plan will be required as part of the land use application for the subject
development.
7. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer
is based on the size of the new domestic water to serve the project. Current fees can be found in the
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 the parcel. There is a private stormwater main located
in the private access tract to the West of the parcel (record drawing R-383006)
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 – South Kennydale subbasin.
3. Critical area onsite will affect drainage includes APA Zone 2. In zone 2 of the City’s Aquifer Protection
Area (APA) stormwater open conveyance systems, such as ditches and channels, and water quality
facilities may requires and liner per section 6.2.4 of the 2022 RSWDM.
4. Based on the City’s flow control map, the site falls within the City’s Peak Rate Flow Control Standard
area Matching existing site 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.
The parcel fronts N 28th St to the South
• The site fronts N 28th St, a residential access street, on the South side of the property. The
available right of way (ROW) width on the frontage of N 28th S is 25 feet. Per RMC 4-6-060,
the minimum right of way width for Residential Access Street is 53’. Half street improvements
as taken from the ROW centerline will be required and include a minimum 26 foot paved road
(13 feet from center), 0.5 feet of curb, an 8-foot planting strip, and 5-foot sidewalk. Dedication
of 14 feet is required
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. A joint use driveway shall provide access to no more than two (2) lots and each lot shall abut a public
street. Joint use access to the driveway shall be assured by easement or other legal form acceptable
to the City. Street lighting is not required for a project that consists of less than 4 residential units. See
RMC 4-6-060 for street lighting requirements.
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 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.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: July 11, 2024
TO: Pre-Application File No. 24-000180
FROM: Andrew Van Gordon, Associate Planner
SUBJECT: Sekhon SP – 1402 N 28th St (APN 3342103289)
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 1402 N 28th St (APN 3342103289) into two
(2) residential lots. The subdivision is for the benefit of detached dwellings. The property has
street frontage along N 28th St to the south and abuts an access easement to the west. The lot is
located within the Residential-6 (R-6) zone. The site area is approximately 17,100 square feet
(0.39 acres). Access is proposed via individual driveways accessing from N 28th St.
Current Use: The project area is currently improved with a detached dwelling and associated
detached garage. The applicant proposes to keep the existing detached dwelling and place it on
Lot 1. The accessory detached garage is proposed to be demolished. Per City of Renton (COR)
Maps, the site is within Wellfield Protection Area: Well 5A, Zone 2. Kennydale Creek is
approximately 35 feet (35’) to the southeast of the site.
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.
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July 11, 2024
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
(noted as “R-6 standards” herein).
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 0.39 acres, the two (2) lot
proposal arrives at a gross density of approximately 5.12 du/ac (2 lots / 0.39 gross acres = 5.12
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 5.12 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 (70’); 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.
Lot 2 is a corner lot as it abuts a private access easement to the west which was created as
part of the Nantucket Short Plat, recording number 20160829900001. As such, the minimum
width required is 70 feet (70’). A variance would be required to reduce lot width. Compliance
with minimum lot size, width and depth standards would be verified at the time of land use
application.
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,
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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, because Lot 2 is a corner lot, the front yard setback would
be applicable from N 28th St and the secondary front yard setback would be applicable from
the private access easement to the west. A variance would be required to reduce the setback
from the private access easement. 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
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
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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
Preserved tree 22 – 24 caliper inches 9
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TREE SIZE TREE CREDITS
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
constructed on top of a retaining wall unless the total combined height of the retaining wall
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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 N 28th St. 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 within the right-
of-way and are within five feet (5’) of the property lines. 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 within Wellfield Protection Area: Well 5A, Zone 2 and
is within 100 feet of Kennydale Creek. Per COR Maps, the portion of the creek within 100 feet
is piped.
No buffers are required along segments of piped or culverted streams. Easements and
setbacks from pipes or culverts consistent with stormwater requirements may be required.
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. Each variance request is $1,490.00. 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.
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,
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July 11, 2024
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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