HomeMy WebLinkAboutPRE19000260_Meeting SummaryPREAPPLICATION MEETING FOR
Birk Short Plat
PRE 19-000260
CITY OF RENTON
Department of Community & Economic Development
Planning Division
October 31, 2019
Contact Information:
Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov
Public Works Plan Reviewer: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov
Fire Prevention Reviewer: Cory Cappelletti, 425.430.7057, ccappelletti@RentonRFA.org
Building Department Reviewer: Craig Burnell, 425.430.7290
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
formal submittal.
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, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
FIRE & EMERGENCY
SERVICES DEPARTMENT
M E M O R A N D U M
DATE: October 25, 2019
TO: Jill Ding, Senior Planner
FROM: Cory Cappelletti, Plans Review Inspector
SUBJECT: Birk Short Plat
1. The fire flow requirement for the proposed single family homes is a minimum
of 1,000 gpm for homes under 3,600 square feet (including garage and
basement areas) and goes up to a minimum of 1,500 gpm for homes over
3,600 square feet. A minimum of one fire hydrant is required within 300-feet
of each proposed home. A minimum of two fire hydrants are required within
300-feet of the proposed homes if they exceed 3,600 square feet. Existing
hydrants can count toward the requirements if they are within the proper
distance and they meet current standards. There does not appear to be any
fire hydrants within 300 feet.
2. The fire impact fees are currently applicable at the rate of $829.77 per each
individual home. This fee is paid at time of building permit issuance.
3. Fire department apparatus access roadways are required within 150-feet of
all proposed buildings. 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. Dead end
streets that exceed 150-feet in length require an approved hammerhead
type turnaround. When dead end roadways exceed 300-feet a full 90-foot
diameter cul-de-sac type turnaround is required. New houses are not
allowed to be built on a dead end road of more than 700 feet. These lots are
more than 700 feet down a dead end road. Secondary access is required.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: October 29, 2019
TO: Jill Ding, Planner
FROM: Jonathan Chavez, Plan Reviewer
SUBJECT: Birk Short Plat
3600 (Block) Jones Ave NE
PRE19-000260
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-
binding and may be subject to modification and/or concurrence by official City decision-makers. Review
comments may also need to be revised based on site planning and other design changes required by
City staff or made by the applicant.
I have completed a preliminary review for the above-referenced proposal located at parcel(s) 3345700125
and 3345700140. 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 Kennydale 320 hydraulic zone.
2. The static water pressure is approximately 113 psi at ground elevation of 60 feet.
3. The site is located outside the City's Wellhead Protection Area Zones.
4. There is an existing 12-inch City water main located in at Jones Ave NE, approximately in line with
NE 40th St to the east, that can deliver a maximum capacity of 3,300 gallons per minute (gpm) -
(Water Project No. W-0400).
5. The following water system improvements will be required as part of the development:
a. Installation of approximately 750 feet of a minimum 12-inch diameter off-site water
main in Jones Ave NE, with connection to the existing 12-inch water main in Jones Ave
NE north of the site.
b. Installation of approximately 825 feet of a minimum 8-inch diameter on-site water
main, with connections to the new 12-inch off-site water main in Jones Ave NE.
c. If a fire sprinkler system is used, installation of a fire sprinkler stub a with a detector
double check valve assembly (DDCVA) for backflow prevention to each building. The fire
sprinkler stub and related piping shall be done by a registered fire sprinkler
designer/contractor. The DDCVA shall be installed on the private property in an outside
underground vault per City standard plan no. 360.2. The DDCVA may be installed inside
the building if it meets the conditions as shown on the City’s standard plan 360.5. The
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October 29, 2019
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location of the DDCVA inside the building must be pre-approved by the City Plan Reviewer
and Water Utility.
d. Installation of off-site and on-site fire hydrants. The location and number of hydrants will
be determined by the Renton Regional Fire Authority based on the final fire flow demand
and final site plan. A hydrant is required within 50 feet of the buildings’ fire sprinkler
system fire department connections (FDC’s) if a fire sprinkler system is used.
e. A 15-foot utility easement will be required for any water main and for related
appurtenances that are not located within the public right-of-way.
f. A minimum 10-foot setback is required from the building foundation to the water main.
g. Installation of a separate water service (minimum 1-inch) and meter for each lot. The
sizing of the meter shall be in accordance with the most recent edition of the Uniform
Plumbing Code. All water meters for residential buildings with 3-story or more shall have
a double check valve assembly (DCVA) installed behind the meter and on private property
per City Standards. The DCVA may be located inside the building if the location is
approved by the City Plan Reviewer and City Water Utility Department.
h. A pressure reducing valve is required downstream of the domestic water meters as the
water pressure exceeds 80 psi.
i. Installation of a separate water meter for landscape irrigation with a DCVA per City
Standard Plan 340.8.
j. Installation of a “Storz” adapter on the existing hydrants within 300 feet of the
development, if they are not already equipped with one.
6. All new construction must have fire hydrants capable of delivering a minimum of 1,000 gpm. One
primary hydrant is required within 300 feet of the buildings. Homes larger than 3,600 square feet
will require an additional hydrant and may require sprinklers. Final determination will be made
by the Fire Department.
7. Retaining walls, rockeries or similar structures cannot be installed over the water main unless
the water main is inside a steel casing.
8. A conceptual utility plan will be required as part of the land use application for the subject
development.
9. Civil plans for the water main improvements will be required and must be prepared by a
registered professional engineer in the State of Washington. A civil plan showing the preliminary
water main extension shall be submitted with the land use application.
10. Adequate separation between utilities is required. Minimum separation between water and non-
potable water utilities is 10-feet horizontal and 1.5-feet vertical.
11. 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 2019 Development Fees Document on the City’s
website. Fees that are current will be charged 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 current water fee for a single 1-inch meter is $4,050.00 per meter, 1-1/2 inch meter
is $20,250.00 and a 2-inch meter is $32,400.00.
b. The SDC fee for fire service is based on the size of the fire service line to serve the project.
c. Final determination of applicable fees will be made after the water meter size has been
determined. SDC fees are assessed and payable at construction permit issuance.
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SEWER
1. Sewer service will be provided by City of Renton. The existing sewer main in Jones Ave NE to the
north of the property is an 18-inch main which discharges into a 36-inch King County transmission
main at the 72-inch diameter King County Manhole in Jones Ave NE. Connection to this manhole
would need to be reviewed by King County.
2. The sewer main extension would need to be design by a professional engineer licensed in the
State of Washington and would need to be sized in accordance with the DOE Orange Book.
3. Sewer mains that service multiple individual single family homes are required to be public sewer
mains. If the roads within the plats will be private, a 15-ft public sewer easement will be required.
4. A separate side sewer will be required for each lot. All new sewer stubs shall be a minimum of 6”
and shall run at a slope of at least 2% to the main.
5. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for
sewer is based on the size and number of new domestic water services to serve the project. The
current sewer fee for a 1-inch meter install is $3,100.00 per meter.
SURFACE WATER
1. A drainage report complying with the current version of the City adopted Surface Water Design
Manual (SWDM) will be required. Based on the City’s flow control map, the site falls within the
Flow Control Duration Standard area matching Forested Site Conditions and is within the May
Creek Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage
review required in the RSWM.
2. The site contains regulated slopes greater than 40%, high erosion potential, and is in a landslide
hazard area. The site topography slopes extensively from west to east. There are no storm
drainage improvements in the area.
3. Maintenance access is required any proposed stormwater tracts and shall be designed and
installed in accordance with the City adopted SWDM.
4. 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 of f-site
shall be designed and sized in accordance with standards found in Chapter 4 of the 2017 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.
5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant
will be required to provide basic water quality treatment. Any proposed detention and/or water
quality vault shall be designed in accordance with the RSWDM that is current at the time of civil
construction permit application. Separate structural plans will be required to be submitted for
review and approval under a separate building permit for the detention and/or water quality
vault.
6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the
new runoff created by this development to the maximum extent feasible. On-site BMPs shall be
evaluated in order of preference by feasibility as described in Section C.1.3 of the 2017 RSWDM.
A preliminary drainage plan, including the application of on-site BMPs, shall be included with the
land use application, as applicable to the project. The final drainage plan and drainage report must
be submitted with the utility construction permit application.
7. A Construction Stormwater Permit from Department of Ecology is required since clearing and
grading of the site exceeds one acre. Applicant must obtain permit and provide proof prior to Civil
Permit issuance.
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8. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design
Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration
rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and
Appendix C shall be included in the report. The report should also include information 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.
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 2019 Surface water system development fee is $0.72 per square foot of new impervious
surface, but no less than $1,800.00. 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.
TRANSPORTATION
1. The proposed development fronts Jones Avenue NE along the west property line(s). Jones
Avenue NE is a Residential Access Street with an existing right of way width of 60 feet. To meet
the City’s new complete street standards, street improvements including 26 feet of paving, curb
and gutter, 8-foot planter strip, 5-foot sidewalk, and storm drainage improvements are required
to be constructed in the right-of-way fronting the site in Jones Ave NE. Street improvements
within the plat will require a 53-foot roadway section with 26 feet of pavement, a .5-foot curb,
an 8-foot planter strip, and 5-foot sidewalk along both sides of the street. The street standards
noted may be subject to the modification process.
2. Street grades shall not exceed 15 percent.
3. 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.
4. Refer to City code 4-4-080 regarding driveway regulations:
a. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2.
b. 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.
c. 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.
d. Driveways shall not be closer than 5-feet to any property line.
5. Street lighting and street trees are required to meet current city standards. Lighting plans are
required to be submitted with the land use application and will be reviewed during the
construction utility permit review.
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.
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8. The transportation impact fee is based on the type of land use. For a single family house, the 2019
transportation impact fee is $7,820.42. 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. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the
right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. Adequate separation between utilities as well as other features shall be provided in accordance
with code requirements:
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft
vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
4. All 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
5. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan
shall be on separate sheets.
6. 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).
7. Fees quoted in this document reflect the fees applicable in the year 2019 only and will be assessed
based on the fee that is current at the time of the permit application or issuance, as applicable to
the permit type. Please visit www.rentonwa.gov for the current development fee schedule.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: October 31, 2019
TO: Pre-Application File No. PRE19-000260
FROM: Jill Ding, Senior Planner
SUBJECT: Birk Short Plat
38XX Jones Ave NE
334570-0125 and 334570-0140
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, 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 www.rentonwa.gov
Project Proposal: The project site is comprised of two rectangular shaped vacant lots (Tax Parcel
nos. 334570-0125 and 334570-0140) located on the east side of Jones Ave NE north of NE 38th
St. The project site totals approximately 138,937 square feet (3.12 acres) and is zoned
Residential-8 (R-8). The proposal is to subdivide each parcel into 9 lots via two short plats. There
is one storm drainage tract, access is proposed via a 20-foot wide driveway easement. The
proposed lots would range in size from 5,557 square feet to 8,7 50 square feet. A wetland,
seismic hazard, protected slopes, high landslide hazard, and erosion hazard area are mapped on
the project site. In addition, the northwest corner of the site is mapped as within the shoreline
jurisdiction of May Creek.
Current Use: The property is currently vacant.
Zoning/Density Requirements: The subject property is located within the R-8 zoning
classification. The density range allowed in the R-8 zone is a minimum of 4.0 to a maximum of
8.0 dwelling units per 1 net acre. The Residential Medium Density Land Use designation is
intended to implement the R-8 zone. Development in the R-8 zone is intended to create
opportunities for new single family residential neighborhoods and to facilitate high-quality infill
development that promotes reinvestment in existing single family neighborhoods. It is intended
to accommodate uses that are compatible with and support a high-quality residential
environment and add to a sense of community. Detached single family residential dwelling units
are permitted uses within the R-8 zoning designation.
Birk Short Plat
Preapplication Meeting
October 31, 2019
Density: Net density is calculated after the deduction of public and private streets and critical
areas from the gross project site. Flag lots may be permitted for new plats to achieve the
minimum density within the Zoning Code when there is no other feasible alternative to
achieving the minimum density. A density worksheet included areas of right-of-way, shared
driveways, and critical areas was not included with the pre-application submittal materials,
there staff was unable to calculate net density for the proposal. Based on a gross site area of
3.12 acres, the proposal for 18 lots would result in a gross density of 5.77 du/ac (18 lots / 3.12
acres = 5.77 du/ac), which is within the density range permitted in the R-8 zone. The applicant
would be required to demonstrate compliance with the net density requirements of the zone
at the time of formal application.
Development Standards: The project would be subject to RMC 4-2-110A, “Development
Standards for Single Family Zoning Designations” effective at the time of complete application
(noted as “R-8 standards” herein).
Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-8 zone, is 5,000
square feet for parcels being subdivided. For short plats of parcels smaller than one acre, one lot
may be allowed to be 4,500 square feet in area provided all other lots meet the 5,000 square
foot minimum lot area. Minimum lot width is 50 feet for interior lots and 60 feet for corner lots;
minimum lot depth is 80 feet. The proposed lots would range in size from 5,557 square feet to
8,750 square feet, which would exceed the minimum lot size required in the R-8 zone. The lots
as proposed appear to comply with the minimum lot width and dep th requirements of the R-8
zone.
Building Standards – The R-8 standards allow a maximum building coverage of 50% of the lot
area. The maximum impervious coverage in the R-8 zone is 65%. The maximum wall plate height
is restricted to 24 feet, and the buildings shall be not more than two stories. Roofs with a pitch
equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum
wall plate height; common rooftop features, such as chimneys, may project an additional four
(4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.)
shall not extend above the maximum wall plate height unless the projection is stepped back
one-and-a-half (1.5) horizontal feet from each façade for each one (1) vertical foot above the
maximum wall plate height. The maximum wall plate height for detached accessory structures is
12 feet. The gross floor area must be less than that of the primary structure. Accessory
structures are also included in building lot coverage calculations. Building coverage, impervious
surface requirements and building height for the new homes to be constructed 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 setbacks for the R-8 zone are: Front yard: 20 feet for the primary
structure; Rear yard: 20 feet; Side yards: 5 feet; and secondary front yard: 15 feet. Side yard
along a street is defined as the yard requirement that is neither a front yard nor a rear yard, yet
it abuts a street right-of-way or private street.
Setback requirements for the new homes would be verified at the time of building permit
review.
Access/Parking: Access to the lots is proposed via a looped 20-foot wide private access
easement from Jones Ave NE.
Shared driveways may be allowed for access to four (4) or fewer residential lots, provided:
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Preapplication Meeting
October 31, 2019
a. At least one of the four (4) lots abuts a public right-of-way and the street frontage of the
lot is equal to or greater than the lot width requirement of the zone
b. The subject lots are not created by a subdivision of ten (10) or more lots;
c. A public street is not anticipated by the City of Renton to be necessary for existing or
future traffic and/or pedestrian circulation through the short subdivision or to serve
adjacent property;
d. The shared driveway would not adversely affect future circulation to neighboring
properties;
e. The shared driveway is no more than three hundred feet (300') in length; and
f. The shared driveway poses no safety risk and provides sufficient access for emergency
vehicles and personnel.
Shared driveways shall be within a tract; the width of the tract and paved surface shall be a
minimum of sixteen feet (16'); the Fire Department may require the tract and paved surface to
be up to twenty feet (20') wide. If a shared driveway abuts properties that are not part of the
subdivision an eight foot (8’) wide landscaped strip shall be provided between the shared
driveway and neighboring properties. The landscape strip shall be within a tract and planted
with a mixture of trees, shrubs, and groundcover, as required in RMC 4-4-070.
The proposed private access easement would not comply with criteria “a” above. The proposal
would need to be reduced to a total of 4 lots or would need to be revised to provide a new
public street access to the new lots.
Driveways: The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a
variance is required. The maximum width of single loaded garage driveways shall not exceed 9
feet and double loaded garage driveways shall not exceed 16 feet.
Landscaping: With the exception of critical areas, all pervious area shall have landscape
treatment. Landscaping may include hardscape such as decorative paving, rock outcroppings,
fountains, plant containers, etc. Ten feet (10') of on-site landscaping is required along all public
street frontages, with the exception of areas for required walkways and driveways and those
zones with building setbacks less than ten feet (10'). In those cases, ten feet (10') of landscaping
shall be required where buildings are not located. Where there is insufficient right-of-way space
or no public frontage, street trees are required in the front yard subject to approval of the
Administrator. A minimum of two (2) trees are to be located in the front yard prior to final
inspection. A conceptual landscape plan shall be provided with the formal land use application
as prepared by a registered Landscape Architect, a certified nurseryman or other certified
professional.
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.
Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this
project, the location must be designated on the landscape plan or grading plan. A fence and/or
wall detail should also be included on the plan. A fence taller than 6 feet shall require a building
permit or an explicit exemption from the Building Official. 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
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October 31, 2019
top of the wall requires a building permit. A fence shall not be constructed on top of a retaining
wall unless the total combined height of the retaining wall and the fence does not exceed the
allowed height of a standalone fence. For more information about fences and retaining walls
refer to RMC 4-4-040.
Significant Tree Retention: If significant trees (greater than 6-inch caliper or 8-caliper inches for
alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention
plan along with an arborist report, tree retention plan and tree retention worksheet shall be
provided with the formal land use application as defined in RMC 4-8-120. The tree retention
plan must show preservation of at least 30% of significant trees. The Administrator may
authorize the planting of replacement trees on the site if it can be demonstrated to the
Administrator's satisfaction that an insufficient number of trees can be retained. Please refer to
Tree Retention and Land Clearing Regulations RMC 4-4-130 for further general and specific tree
retention and land clearing requirements.
In addition to retaining 30% of existing significant trees, each new lot would be required to
provide a minimum tree density of 2 trees per 5,000 square feet of lot area onsite. Protected
trees that do not contribute to a lot's required minimum tree density shall be held in
perpetuity within a tree protection tract.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees
on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their
associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen
inches (18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; Other
significant native evergreen or deciduous trees; and Other significant non- native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods
are used as part of an approved enhancement project within a critical area or its buffer.
The Administrator may require independent review of any land use application that involves
tree removal and land clearing at the City's discretion.
If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch
caliper or an evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new
trees to replace each protected tree removed. A formal tree retention plan prepared by an
arborist or landscape architect would be reviewed at the time of the Short Plat application.
Critical Areas: A wetland, seismic hazard, protected slopes, high landslide hazard, and erosion
hazard area are mapped on the project site. In addition, the northwest corner of the site is
mapped as within the shoreline jurisdiction of May Creek. A wetland report would be required
to delineate and classify the wetland and a geotechnical report would be required to evaluate
the slopes, landslide hazards, erosion hazards, and seismic hazard areas. Wetlands and
protected slopes, as well as any associated buffer area are required to be protected within a
Native Growth Protection Area.
Environmental Review: The proposed project would be subject to Washington State
Environmental Policy Act (SEPA) review due to the size of the project. Therefore, an
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October 31, 2019
environmental checklist is a submittal requirement. An environmental determination would be
made by the Renton Environmental Review Committee.
Permit Requirements: No application for a short subdivision shall be approved if the land
being divided is held in common ownership with a contiguous parcel that has been subdivided
in a short subdivision within the preceding five (5) years. Such applications shall be processed
as preliminary plat, rather than a short plat. The proposal would require Preliminary Plat
approval with a SEPA threshold determination. Preliminary plats require a public hearing with
Hearing Examiner decision. All applications can be reviewed concurrently in an estimated time
frame of 12 weeks. The 2019 fee for a Preliminary Plat is $10,280.00 and an Environmental
Checklist review fee of $1,540.00. A 5% technology fee is added to the total application fee.
Detailed information regarding the land use application submittal and informational handouts
can be found on the City’s website by clicking “How Do I?” on the home screen, then “City
Documents” and then “CED Forms” under the Quick Browse heading for Community and
Economic Development. The City requires electronic plan submittal for all applications. The
City’s Electronic File Standards can also be found on the City’s website.
Once Preliminary 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 Plat review. Once final plat approval is received, the plat may be
recorded. The newly created lots may only be sold after the plat has been recorded. Building
permits for each new individual lot would be accepted only following plat recording with the
exception of model homes permitted with a Tier I temporary use permit.
In addition to the required land use permits, separate construction and building permits would
be required.
Public Notice Requirements: The applicant will be required to conduct a neighborhood meeting,
install a public outreach sign, and install a public information sign prior to submitting the
Preliminary Plat application and SEPA checklist per the following:
Neighborhood Meeting - The applicant is required to conduct a neighborhood meeting.
The meeting shall be held at a location open to the public within Renton city limits, at a
location no further than two (2) miles from the project site. The applicant is required to
mail a written notice announcing the neighborhood meeting to property owners within
300-feet of the subject property. The neighborhood meeting is intended to be a
developer-neighborhood interaction. City staff members are not required to attend
and/or participate in neighborhood meetings. Please see RMC 4-8-090A for the
complete neighborhood meeting requirements.
Public Outreach Sign - The applicant is required to install a public outreach sign. Public
outreach signs are intended to supplement information provided by public information
signs by allowing an applicant to develop a personalized promotional message for the
proposed development. The sign is also intended to provide the public with a better
sense of proposed development by displaying a colored rendering of the project and
other required or discretionary information that lends greater understanding of the
project. See the Public Outreach Sign handout on the City’s website for more
information and specifications.
Public Information Sign - The applicant is required to install a proposed land use action sign on
the subject property per the specifications provided in the public information sign handout. The
applicant is solely responsible for the construction, installation, maintenance, removal, and any
Birk Short Plat
Preapplication Meeting
October 31, 2019
costs associated with the sign. See the Public Information Sign handout on the City’s website for
more information and specifications.
Fees: In addition to the applicable building and construction fees, impact fees would be
required. Such fees would apply to all projects and would be calculated at the time of building
permit application and payable prior to building permit issuance. The 2019 impact fees are as
follows:
A Transportation Impact Fee based on $7,820.42 per each new detached dwelling unit.
A Parks Impact Fee based on $2,740.07 per each new detached dwelling unit.
A Fire Impact fee of $829.77 per each new detached dwelling unit.
Renton School District Impact Fee is $6,877.00 per each new detached dwelling unit.
A handout listing Renton’s development-related fees is available on the City of Renton website
for your review.
Note: When the formal application materials are complete, the applicant is strongly
encouraged to have one copy of the application materials pre-screened at the 6th floor front
counter prior to submitting the complete application package. Please call Jill Ding, Senior
Planner at jding@rentonwa.gov or 425-430-6598 for an appointment.
Expiration: Upon approval, the Preliminary Plat is valid for five years with a possible one year
extension (RMC 4-7-070M). It is the responsibility of the owner to monitor the expiration date.
WWWW W W W W W W
W W W W W W W W WWWWWWWWWWWWWWWWWWWWWW WWWWWWWWWWWWWINSTALL NEW 12" MAIN
IN JONES AVE NE
CONNECT TO EXISTING
12" MAIN IN JONES AVE
NE TO THE NORTH OF
THE PROJECT SITE
EXISTING 12" DI MAIN
(W-0400)
FLOW = 3300 GPM
EXISTING 12" DI MAIN
(W-0400)
EXISTING 8" DI MAIN
(W-0400)
→ → TO NE 40TH ST → →
INSTALL NEW
8" MAIN ONSITE
INSTALL NEW
8" MAIN ONSITE
M M
INSTALL NEW SERVICES
(1" MIN), METERS, AND
PRVS TO EACH LOT (TYP.)
EXTEND 8" MAIN TO
PROPERTY BOUNDARY
W
PRV PRV
INSTALL ONSITE AND
OFFSITE HYDRANTS AS
DIRECTED BY RRFA (TYP.)
EXTEND 12" MAIN TO
PROPERTY BOUNDARY