HomeMy WebLinkAboutPRE24-000345 Meeting Summary (8-Lot Short Plat Subdivision)DEPARTMENT 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
108th 8-Lot Short Subdivision
17023 108th Ave SE (APN 0087000295)
PRE24-000345
11/20/24
Contact Information:
Planner: Nichole Perry, 425.430.7286
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 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: November 12, 2024
TO: Nicole Perry, Associate Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: 108th Ave SE Short Plat
1. The fire flow requirement for a single-family home is 1,000 gpm minimum for dwellings
up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square
feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is
required within 300 feet of the proposed buildings and two hydrants if the fire flow goes up to
1,500 gpm. Water is provided by Soos Creek Water District. A water availability certificate is
required to be provided. It appears that one existing fire hydrant is in this area. Additional
water main extensions and fire hydrants coverage are required.
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.
3. Fire department 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 require an
approved fire apparatus turnaround. Dead end streets less than 300 feet long are allowed to
install a hammerhead type turnaround. No turnaround was shown on the plans.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: November 19, 2024
June 20, 2011
TO: Nichole Perry, Associate Planner
FROM: Michael Sippo, Civil Engineer III
SUBJECT: 108th 8-Lot Short Subdivision
17023 108th Ave SE, Renton, WA
PRE24-000345
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 #
0087100-0295. The following comments are based on the pre-application submittal made to the
City of Renton by the applicant.
WATER COMMENTS
1. The subject development is within the water service area of Soos Creek Water and Sewer
District. A water availability certificate from Soos Creek Water and Sewer District is required
as part of the Land use Application
2. A copy of the water main improvements plans shall be submitted to the City of Renton as a
part of the City’s Civil Construction permit.
3. The number and locations of fire hydrants shall be determined by the City of Renton Fire
Department as part of the review of the project plans..
SEWER COMMENTS
1. The subject development is within the water service area of Soos Creek Water and Sewer
District. A sewer availability certificate from Soos Creek Water and Sewer District is required
as a part of the Land use Application.
2. A copy of the sewer main improvement plans shall be submitted to the City of Renton as a
part of the City’s Civil Construction permit..
108th 8-Lot Short Subdivision_PRE24-000345 Page 2 of 4
November 19, 2024
2
3. If the existing homes on the sites are served by private on-site septic systems, the septic
systems shall be abandoned in accordance with King County Department of Health
regulations and Renton Municipal Code.
4. The development may be subject to King County Wastewater Treatment Division capacity
charge. Information about the charge including rates may be found here:
https://kingcounty.gov/en/dept/dnrp/waste-services/wastewater-treatment/sewer-
system-services/capacity-charge/about
SURFACE WATER
1. There is an existing 18” stormwater main located 108th Ave SE (see record drawing R-260308).
2. The Renton Subdivision project to the west recently installed a downstream bypass system
that routes stormwater to 106th Ave SE.
3. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface
Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton
Surface Water Design Manual (RSWDM) to determine what type of drainage review is
required for this site. The site falls within the City’s Flow Control Duration Standard Area
matching Forested Conditions. The site falls within the Black River drainage basin and
Panther Creek subbasin. The site does not fall within the City’s Aquifer Protection Area (APA).
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.
6. 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.
7. A Construction Stormwater Permit from Department of Ecology may be required since
clearing and grading of the site and frontage could potentially exceed one acre. Applicant
must obtain permit and provide proof prior to Civil Permit issuance.
8. 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. Any removal
108th 8-Lot Short Subdivision_PRE24-000345 Page 3 of 4
November 19, 2024
3
of existing underground storage tanks and/or contaminated soils will be required to meet all
local, State and Federal requirements.
9. Erosion control measures to meet the City requirements shall be provided
10. 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.
11. The 2024 Surface water system development fee is $0.92 per square foot of new impervious
surface, but no less than $2,300.00. This is payable prior to issuance of the construction
permit. This fee is subject to change based on the calendar year the construction permit is
issued. Credit will be given for existing impervious surfaces. The full fee schedule can be
found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&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 proposed project fronts 108th Ave SE to the East:
a. 108th Ave SE is classified as Minor Arterial with an existing right of way (ROW) width
ranging from of 60’ to 65’ as measured using the King County Assessor’s Map. Per
RMC 4-6-060, to meet the City’s complete street standards for Minor Arterial streets,
a minimum ROW width of 91 feet is required. Per City code 4-6-060, half street
improvements shall include a pavement width of 54 feet (27 feet from centerline
including a new 5’ bike), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk,
2-foot minimum clearance between sidewalk and property line, street trees and
storm drainage improvements. Since the existing street wide are vary along the
project frontage, the dedication of ROW fronting the site will be vary from 12.5’ to
15.5’ depending on final survey.
b. To the west, the Renton subdivision plat is installing part of a through road. The
proposed project will be required to complete the remaining half by installing half
street improvements including 20-foot pavement, 0.5-foot curb, 8-foot planter, and
5-foot sidewalk. An additional dedication of 33.5-feet from the North property line is
required.
2. On and off-site ADA, curbing, sidewalk and parking lot/drive-aisle improvements will be
reviewed in conjunction with the civil construction permit and will require a grading plan
consisting of spot elevations and slopes showing that ADA and City specifications are being
met.
3. Refer to City code 4-4-080 regarding driveway regulations.
a. A minimum separation of 5 feet is required between driveway and the property line.
b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall
provide slotted drains.
c. The width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the
returns or the taper section.
4. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-
6-090.
5. Street lighting is required for a project that consists of more than four (4) residential units.
See RMC 4-6-060 for street lighting requirements. Lighting plans are required to be submitted
with the land use application and will be reviewed during the construction utility permit
review.
108th 8-Lot Short Subdivision_PRE24-000345 Page 4 of 4
November 19, 2024
4
6. A traffic impact analysis is required when the estimated vehicular traffic generated from a
proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM
(3:00 – 6:00) peak periods. The analysis must include a discussion on traffic circulation to
and from the site and onsite traffic circulation. The study shall include trip generation and
trip distribution for the project for both AM and PM peak hours.
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. development is subject to
transportation impact fees. Fees will be charged based on the rate at the time of
building permit issuance.
a. Unless otherwise noted on the fee schedule, the 2024 transportation impact fee is
$8,031.94 per net new PM peak hour person vehicle trip.
b. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&rep
o=CityofRenton
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 fee schedule.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2024\PRE24-000345
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: November 21, 2024
TO: Pre-Application File No. PRE24-000345
FROM: Nichole Perry, Associate Planner
SUBJECT: 108th 8-Lot Short Subdivision – 17023 108th Ave SE (APN
0087000295)
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 is proposing to subdivide 17023 108th Ave SE (APN 0087000295
into eight (8) single-family residential lots and one (1) stormwater/open space tract. The subject
property is 42,180 square feet (0.97-acre) in area and is located in the Residential-14 (R-14) zoning
district. Driveway access for the new lots is proposed through right-of-way (ROW) dedication
along 108th Ave SE and through a planned half-street dedication along the north property line.
Public utility connections, including water and sewer, would be coordinated with Soos Creek
Water and Sewer District. Stormwater drainage is proposed to be collected in a 3,214 square foot
underground storm vault within the proposed storm tract along the western property line.
According to the City of Renton (COR) Maps, the site contains regulated slopes (>15% & <=25%)
in the central portion and the southwest corner of the lot.
Current Use: The project site is currently vacant land. It is undeveloped, and there is tree coverage
and vegetation which would be evaluated during the review process.
1. Zoning/Land Use Designation, and Overlays: The subject property is zoned Residential-14 (R-
14) and has a Comprehensive Land Use Designation of Residential High-Density (RHD). The
purpose of the Residential-14 Zone (R-14) is to encourage development, and redevelopment, of
residential neighborhoods that provide a mix of detached and attached dwelling structures
organized and designed to combine characteristics of both typical single family and small-scale
multi-family developments. The Residential-14 (R-14) allows a maximum density of fourteen (14)
108 8-Lot Short Subdivision
Page 3 of 8
November 21, 2024
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2024\PRE24-000345
dwelling units per net acre. There also may be one detached (1) Accessory Dwelling Unit (ADU)
with a single-family home allowed per legal lot.
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-14 standards” herein).
Density – Densities in the R-14 range from seven (7) to fourteen (14) units per net acre with
opportunities for bonuses up to eighteen (18) dwelling units per net acre. The area of public rights-
of-way, legally recorded private access easements, and critical areas (i.e., very high landslide
hazard areas, protected slopes, 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, the area of public road, private
driveway/easement, and/or critical area dedication must be known. All fractions resulting from
net density calculations shall be rounded up at two (2) numbers past the decimal (e.g., 5.5678
becomes 5.56). 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, and fractions less than 0.50 shall be
rounded down to the nearest whole number.
The proposed subdivision of the 42,154 square feet (0.97 acres) parcel into eight (8) single-family
lots includes approximately 11,657 square feet of right-of-way dedication and appears to be
consistent with the net density requirements of the R-14 zone. A density worksheet was included
with the pre-application submittal materials. The net density was calculated to be 11.4 du/ac (8
dwelling unit / .07 net acres = 11.4 du/ac) which falls within the allowed density range of the R-
14 zone. 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.
Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-14 zone, according
to zoning standards, is 3,000 square feet for detached dwellings. The minimum lot width is 30 feet
for interior lots and 40 feet for corner lots; the minimum lot depth is 60 feet. Proposed lot sizes
and dimensions on the submitted short plat layout are as follows:
• Lot 1: 3,472 square feet with a lot width of approximately 32.5 feet (measured perpendicular
to the midpoint) and a lot depth of approximately 107.1 feet (measured from midpoint to
midpoint).
• Lot 2: 3,472 square feet with a lot width of approx. 32.5 feet and a lot depth of approx. 107
feet.
• Lot 3: 3,472 square feet with a lot width of approx. 32.5 feet and a lot depth of approx. 107
feet.
• Lot 4: 3,472 square feet with a lot width of approx. 32.5 feet and a lot depth of approx. 107
feet.
• Lot 5: 3,472 square feet with a lot width of approx. 32.5 feet and a lot depth of approximately
107 feet.
• Lot 6: 3,472 square feet with a lot width of approx. 32.5 feet and a lot depth of approx. 107
feet.
108 8-Lot Short Subdivision
Page 4 of 8
November 21, 2024
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2024\PRE24-000345
• Lot 7 (Corner Lot): 3,216 square feet with a lot width of approx. 53.6 feet and a lot depth of
approx. 60 feet.
• Lot 8: 3,216 square feet with a lot width of approx. 53.6 feet and a lot depth of approx. 60
feet.
Based on the submitted short plat layout, Lots 1 through 8 appear to comply with the required
minimum lot size, frontage width, and depth for the R-14 zone. Detailed information is required
at the Preliminary Short Plat submittal to confirm compliance with lot width, depth, and size
requirements. Submitted plans must demonstrate compliance with the required lot size and
dimensional standards as part of the land use application.
Building Standards – The R-14 standards allow a maximum building coverage of 65% of the lot
area, with a maximum impervious surface coverage of 80%. The maximum wall plate height in the
R-14 zone is restricted to 32 feet, and buildings are limited to three (3) stories. Roofs with a pitch
equal to or greater than 4:12 may project an additional six (6) vertical feet above the maximum
wall plate height, and common rooftop features, such as chimneys, may project an additional four
(4) feet from the roof surface. Any non-exempt vertical projections (e.g., decks, railings) that
extend above the maximum wall plate height must be stepped back by one-and-a-half (1.5)
horizontal feet for each one (1) vertical foot above the wall plate height. Accessory structures are
included in the building lot coverage calculations, per RMC 4-2-110A. For development standards
related to detached accessory buildings, refer to RMC 4-2-110B.
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. Building height 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. The required yard setbacks in the R-14 zone for primary structures are as follows:
• Front Yard: 15 feet, or 10 feet if all vehicle access is from an alley.
• Secondary Front Yard: 15 feet.
• Rear Yard: 10 feet.
• Side Yards: 4 feet for detached dwellings; 0 feet for attached sides of attached dwellings.
According to the submitted site plan, the building footprints appear to be compliant with the R-
14 setback requirements. Compliance with required setbacks for new development would be
reviewed as part of the short plat application and further verified at the time of the building
permit application.
3. Residential Design and Open Space Standards: All single family residences would be subject
to the Residential Design Standards outlined in RMC 4-2-115. Residential Design Review occurs as
part of the Building Permit Review. 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.
4. Landscaping: Except for 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, with a mix of trees, shrubs, and groundcover. Street trees in the ROW planter
108 8-Lot Short Subdivision
Page 5 of 8
November 21, 2024
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2024\PRE24-000345
will also be required. Minimum planting strip widths between the curb and sidewalk are
established according to the street development standards of RMC 4-6-060, Street Standards.
Street trees and, at a minimum, groundcover are to be located in this area when present. Street
trees shall be planted in the center of the planting strip between the curb and the sidewalk at the
following intervals; provided, that, where right-of-way is constrained, irregular intervals and slight
increases or decreases may be permitted or required. Additionally, trees shall be planted in
locations that meet required spacing distances from facilities located in the right-of-way including,
but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and
driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the
following spacing is required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-
sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50')
on center. Please refer to landscape regulations (RMC 4-4-070) for further general and specific
landscape requirements.
A conceptual landscape plan shall be provided with the land use application as prepared by a
licensed Landscape Architect 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: Application materials identify that there are mature trees on the
site. A tree inventory along with an arborist report, and tree plan 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
108 8-Lot Short Subdivision
Page 6 of 8
November 21, 2024
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2024\PRE24-000345
TREE SIZE TREE CREDITS
Preserved tree 12 – 15 caliper inches 6
Preserved tree 16 – 18 caliper inches 7
Preserved tree 19 – 21 caliper inches 8
Preserved tree 22 – 24 caliper inches 9
Preserved tree 25 – 28 caliper inches 10
Preserved tree 29 – 32 caliper inches 11
Preserved tree 33 – 36 caliper inches 12
Preserved tree 37 caliper inches and greater 13
Protected trees within a subdivision shall be retained in the order of priority listed in RMC 4-4-
130H.2. Protection of trees or groves by placement within a dedicated tract (Tier 1) is the highest
priority.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on
slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their
associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches
(18") caliper; and trees that shelter interior trees or trees on abutting properties from strong
winds, which could otherwise allow such sheltered trees to be blown down if removed.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other
significant native evergreen or deciduous trees; and other significant non-native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated
for retention and are not able to be retained unless the alders and/ or cottonwoods are used as
part of an approved enhancement project within a critical area or its buffer.
The Administrator may require independent review of any land use application that involves tree
removal and land clearing at the City's discretion.
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.
The submitted site plan does not identify any saved trees on the subject property. Tree retention
standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D
108 8-Lot Short Subdivision
Page 7 of 8
November 21, 2024
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2024\PRE24-000345
for the property. The Administrator may require an independent review of any land use
application involving tree removal and land clearing at the City’s discretion. Additionally, the
Administrator may authorize the planting of replacement trees on-site if it can be demonstrated
that the replacement requirements in RMC 4-4-130H.1.e can be met. A formal tree retention
plan and tree retention worksheet, prepared by an arborist or landscape architect, will be
required and 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 the wall and bottom of wall elevations. A fence and/or wall detail should also be included on
the plan. A retaining wall that is four (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 4-4-040. 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.
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. No fences or retaining walls were shown on the submitted materials.
For more information about fences and retaining walls refer to RMC 4-4-040.
7. Parking: Each lot within the 8-lot subdivision is required to provide a minimum of two (2) on-
site vehicle parking spaces per dwelling unit. Proposed parking layouts and configurations must
adhere to R-14 standards, ensuring sufficient on-site parking for each single-family home.
Compliance with parking standards will be verified during the building permit review phase.
8. Access: Access for the proposed lots includes a new half-street connection to 108th Ave SE
and ROW dedication along 108th Ave SE. Alley access is the preferred street pattern for new
residential development in the R-14 zone, except where site conditions make it impractical.
Compliance with access standards for the R-14 zone would be verified at the time of the formal
Short Plat application, with individual driveway and parking compliance confirmed during
building permit review.
Compliance with driveway spacing, safety, and design standards per RMC 4-4-080 and RMC 4-6-
060 would be required at the time of formal application.
9. Driveways: Access for the proposed lots shall be provided via a new half-street connection to
108th Ave SE. Driveway widths are limited according to zoning standards, with single-loaded
garage driveways not exceeding nine feet (9') and double-loaded garage driveways not exceeding
sixteen feet (16'). Driveways must maintain a minimum five-foot (5') distance from property lines
unless allowed per RMC 4-4-080 for joint-use driveways. Maximum driveway slopes shall not
exceed 15 percent (15%); provided, that driveways exceeding eight percent (8%) shall provide
slotted drains at the lower end with positive drainage discharge to restrict runoff entering the
garage/residence or crossing any public sidewalk. If the grade exceeds 15%, a variance is required.
Compliance with driveway spacing, safety, and design standards per RMC 4-4-080 and RMC 4-
6-060 would be required at the time of formal application.
108 8-Lot Short Subdivision
Page 8 of 8
November 21, 2024
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2024\PRE24-000345
10. Critical Areas: COR Maps has identified regulated slopes (15-25%) on the project site. While
no other critical areas are indicated, the presence of regulated slopes suggests that a geotechnical
study may be required at the time of building permit application. This study must address whether
the proposed development would not increase the risk of geological hazards to adjacent or
abutting properties beyond pre-development conditions, would not adversely impact other critical
areas, and can be safely accommodated on-site. It is the applicant’s responsibility to confirm if
any additional critical areas are present on the site prior to submitting a formal land use
application.
11. Environmental Review: Projects consisting of nine (9) units or fewer that do not impact a
critical area are typically exempt from Environmental (SEPA) Review under Washington State
regulations. Based on the proposal submitted by the applicant, which includes the development
of eight single-family lots and is not expected to significantly impact critical areas (aside from
regulated slopes that will be addressed through a geotechnical study), the proposed project would
be exempt from SEPA review.
12. Permit Requirements: The proposal for an eight-lot subdivision would require an
administrative preliminary short plat application. The land use review would include public notice
and a two-week public comment period. Once a complete application is submitted and all fees are
paid, a decision can be issued in approximately 8 weeks. The 2025 preliminary short plat fee is
$6,268.00. Modification requests are $290.00 each. All fees are subject to change. All fees have a
5% Technology Fee added to the total cost of the reviews would also be assessed at the time of
land use application.
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.
13. 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.
14. 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.
Once the Preliminary Short Plat approval is obtained, the applicant must complete the required
improvements and dedications, as well as satisfy any conditions of the preliminary approval before
submitting for Final Short Plat review. Once final approval is received, the plat may be recorded.
The newly created lots may only be sold after the plat has been recorded. In addition to the
required land use permits, separate construction and building permits would be required.
108 8-Lot Short Subdivision
Page 9 of 8
November 21, 2024
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2024\PRE24-000345
15. 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 2025 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 $1,003.00 (+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 City Development related fees is available for your review on the city’s
website.
16. 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
Nichole Perry, Associate Planner, at 425-430-7286 or nperry@rentonwa.gov to submit prescreen
materials and subsequent land use application.
17. Expiration: Upon approval, the Short Plat is valid for five (5) years with a possible one-year
extension (RMC 4-7-070M). It is the applicant’s responsibility to monitor the expiration dates.