HomeMy WebLinkAboutPRE_20000049_Chelan_Short_Plat_Meeting Summary_200311PREAPPLICATION MEETING FOR
Chelan Street Short Plat
1051 Chelan Ave NE
PRE20-000049
CITY OF RENTON
Department of Community & Economic Development
Planning Division
March 12, 2020
Contact Information:
Planner: Matt Herrera, 425.430.6593, mherrera@rentonwa.gov
Development Engineering: Michael Sippo, 425.430.7298, msippo@rentonwa.gov
Fire: Corey Thomas, 425.276.9582, CThomas@rentonrfa.org
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, ,
Department of Community & Economic Development Administrator, Public Works
Administrator and City Council).
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M E M O R A N D U M
DATE:March 4, 2020
TO:Matt Herrera, Senior Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Chelan 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. Existing dead end water main limits the available fire flow. If homes exceed 3,600
square feet, approved residential fire sprinkler systems would be required.
2. The fire impact fees are currently applicable at the rate of $829.77 per single family unit.
This fee is paid at building permit issuance. Credit will be granted for any existing homes that
are removed or retained.
3. Fire department apparatus access roadways are required to be a minimum of 20-feet
wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways
shall be constructed to support a 30-ton vehicle with 75-psi point loading. Access is required
within 150-feet of all points on the buildings. Dead end streets that exceed 150-feet in length
require an approved turnaround. Dead end streets that exceed 300-feet in length, require a full
90-foot diameter cul-de-sac type turnaround. Homes on dead end streets that exceed 500-
feet, require an approved residential fire sprinkler system, regardless of size. In this case this
would apply to Lots 2, 3, 5 and 6.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:March 11, 2020
TO:Matt Herrera, Planning
FROM:Michael Sippo, Civil Plan Reviewer
SUBJECT:Utilities & Transportation Comments for Chelan Ave NE Short Plat
1051 Chelan Ave NE
PRE20-000049
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)
1023059133. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant.
WATER
1. Water service is currently being provided by King County Water District #90, however, is located
within the City of Renton’s water service area. The existing service is being provided by a 4” water
main located within Chelan Ave NE.
2. Due to being located within the City’s water service area, the new development will be required
to connect to and extend City water to serve the new homes.
3. The site is located outside of an Aquifer Protection Area.
4. The development is within the City of Renton’s water service area in the Highlands 565-hydraulic
pressure zone. There is an existing 8-inch City water main (see water plan no. W-3325) in Chelan
Ave NE that can deliver a maximum flowrate of 1,250 gallons per minute (gpm). The static water
pressure ranges from about 67 psi at ground level elevation 410 feet to 58 psi at ground level 432
feet.
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. The existing fire hydrants are not within 300 feet
of all of the proposed new lots. A minimum of 1 new hydrant will be required.
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Chelan Ave NE Short Plat – PRE20-000049
March 10, 2020
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7. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully
paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be
constructed to support a 30-ton vehicle with 75-psi point loading. Access is required within 150-
feet of all points on the buildings. Dead end streets that exceed 150-feet in length require an
approved turnaround.
8. The maximum capacity of the existing 8-inch water main in Chelan Ave NE is 1,250 gpm. Looped
water mains are required for flows over 2,500 gpm.
9. The following water system improvements will be required as part of the development:
a. Abandon and cap the existing service from Water District #90. This work shall be
coordinated directly with Water District #90 to meet all of its requirements.
b. Installation of approximately 150 feet of a minimum 8-inch diameter water main spanning
south to north along the project frontage in Chelan Ave NE. The water main will connect
to the existing water main stub located in Chelan Ave NE.
c. Installation of up to 300 feet of minimum 8-inch diameter water main within the interior
residential street (extending to the west extents of the property) connecting to the new
8” water main located in Chelan Ave NE along the project’s frontage.
d. 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.
e. Installation of additional fire hydrants as required by the Renton Regional Fire
Authority. The final location and number of the hydrants shall be determined by the Fire
Authority based on the final site plan.
f. Installation of a separate domestic water meter and service line (minimum 1-inch in size)
to each new home. The sizing of the domestic water meters shall be done in accordance
with Chapter 6 of Uniform Plumbing Code. A double check valve assembly (DCVA) is
required behind the domestic water meter if the buildings are 3-story or more.
10. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped with
one.
11. Retaining walls, rockeries or similar structures cannot be installed over the water main unless
the water main is inside a steel casing.
12. A conceptual utility plan will be required as part of the land use application for the subject
development.
13. 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.
14. Adequate separation between utilities is required. Minimum separation between water and all
other utilities is 10-feet horizontal and 1.5-feet vertical.
15. 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 2020 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 3/4 x 5/8-inch or 1-inch meter is $4,400.00 per meter.
b. The SDC fee for fire service is based on the size of the fire service line to serve the project
(if required).
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Chelan Ave NE Short Plat – PRE20-000049
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Page 3 of 6
c. The existing meter serving the 1051 residence will require abandonment due to being
owned by Water District #90. Since the service is being provided by another district, it is
not eligible for an SDC connection credit.
d. Water service installation charges for each proposed domestic water service is applicable.
Water Service installation for a 3/4 x 5/8-inch or 1-inch water service line is $2,875.00*
per service line. This is payable at construction permit issuance.
e. SDC fees are assessed and payable at construction permit issuance.
SEWER
1. Sewer service is provided by City of Renton.
2. There is an 8-inch wastewater main located in Chelan Ave NE that terminates at the southeast
corner of the property and does not extend along the project frontage (S-3325).
3. The existing septic drainfield located at 1051 Chelan Ave NE will need to be decommissioned and
removed in accordance to Washington State Department of Health Requirements.
4. Public sanitary sewer will be required to be extended along the entirety of the project frontage
to the north approximately 150 lineal feet.
5. Public sanitary sewer will be required to be extended to the west along the proposed public street
to the terminus of the public street (hammerhead or turnaround) for an approximate length of
200 lineal feet or to the maximum extent feasible to serve gravity sewer.
6. Lots located on the western half of the site will either require extensive fill (10 to 15 feet) to
provide gravity sanitary sewer or provide private lift stations.
7. A separate side sewer will be required for each building. All new sewer stubs shall be a minimum
of 6” and shall run at a slope of at least 2% to the main. Any buildings which cannot achieve a
gravity connection will need a private lift station(s).
8. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for
sewer is based on the size of the new domestic water to serve the project. The current sewer fee
for a 1-inch meter install is $3,400.00 per meter. Since the existing home is currently being served
by a private septic drainfield it is not eligible for an SDC connection credit.
9. The Honey Creek Sewer Interceptor (Residential) Special Assessment District fee (SAD) fee will
be applicable to the project. The SAD fee rate when it was established in 1986. The Honey Creek
Sewer Interceptor (Residential) has reached its peak assessment. The SAD Fee for the project
will be $250.00/lot. Since the property does not currently front sewer main, no additional
assessment for front foot will be assessed.
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 – Honey 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 near the west property line. The site topography slopes from
slight to moderate from east to west. There is a 12-inch stormwater main (R-3325) in Chelan Ave
NE south of the subject property frontage located along the west side of the existing roadway.
The stormwater main drains to a private water quality facility located on the 102305-9129 and
9468 parcels. The Applicant will need to ensure that this conveyance and water quality system is
protected.
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Chelan Ave NE Short Plat – PRE20-000049
March 10, 2020
Page 4 of 6
3. There is a City-owned storm drainage pond located on the adjacent parcel to the site’s western
south half (Facility ID No. 111336 – D-3645). The applicant will need to ensure that the
stormwater pond and associated appurtenances and property are protected.
4. Per the September 30, 2019 Wetland Delineation Report prepared by the Watershed Company,
there is an existing Category 3 wetland (Wetland C) located on the adjacent parcel to the north
near the site’s northwest corner. The wetland buffer is 100’ with an additional 15’ building
setback line (BSBL). Any modification or development on or within the wetland buffer will be
required to meet the 2017 Renton Surface Water Design Manual requirements and chapter 4-3-
050, Critical Areas Regulations, of the City of Renton Municipal Code.
5. Detailed plans for any proposed cut and fill operations shall be submitted. These plans shall
include the angle of slope, contours, compaction and retaining walls.
6. Maximum retaining wall height is 6-ft from finished grade. Based on the site topography, terraced
retaining walls may be needed for the development. Retaining walls over 4-feet in height from
footing require a separate building permit.
7. Maintenance access is required for any proposed stormwater tract and shall be designed and
installed in accordance with the City adopted SWDM.
8. Storm drainage improvements along all public street frontages are required to conform to the
City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site
shall be designed and sized in accordance with standards found in Chapter 4 of the 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.
9. 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.
10. 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 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.
11. A Construction Stormwater Permit from Department of Ecology is required since clearing and
grading of the site will exceed one acre.
12. 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.
13. Erosion control measures to meet the City requirements shall be provided.
14.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.
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton.
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Chelan Ave NE Short Plat – PRE20-000049
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15. The 2020 Surface water system development fee is $0.76 per square foot of new impervious
surface, but no less than $1,900.00 for each new lot. 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 Chelan Ave NE along the east property line. Chelan Ave NE is
currently underdeveloped along the property frontage and contains only a private 18’ wide joint
use driveway/private street spanning from the south property line and to the north and onto
adjacent northern properties.
2. South of the proposed development, Chelan Ave NE is developed to the intersection with NE 10
th
Street. The street was developed under previous road standards and does not meet current
requirements. The street consists of a pavement width of approximately 30’ with curb, gutter
and 5’ sidewalks on both sides and a right-of-way width of 42’.
3. Chelan Ave NE is classified as a Residential Access Street. The existing ROW width is approximately
12 feet. To meet the City’s complete street standards for residential streets, minimum ROW is 53
feet. The project will be required to construct the following frontage improvements along the
entire Chelan Ave NE frontage:
a. 35.5 feet of ROW dedication.
b. The half street section will include (2) 10’ travel lanes, 0.5’ curb, 8’ planter, and 5’
sidewalk.
4. Per RMC 4-6-060 (J) shared driveways are only allowed to serve a maximum of 4-lots. Since the
project is proposing 6 lots, a public residential street meeting RMC 4-6-060 (F) is required. The
project will be required to construct a residential street meeting the following requirements:
a. 53 feet of ROW dedication along the interior portion of the site running from east to west
where the street terminates in a public cul-de-sac or hammer-head turn-around.
b. The full street section consists of: 26’ of pavement (2-10’ travel lanes and 1-6’ parking
lane), (2) 0.5’ curbs, (2) 8’ planter strips, and (2) 5’ sidewalks.
c. Per RMC 4-6-060, Cul-de-sacs shall have a minimum paved and landscaped radius of
forty five feet (45') with a right-of-way radius of fifty five feet (55') for the turnaround. A
landscaped center island with a radius of twenty feet (20') delineated by curbing shall be
provided in the cul-de-sac.
d. Dead-end streets measured between 150 and 300-feet may utilize a hammerhead
turnaround meeting the requirements for emergency services access, including a 25-
foot radius and a length of 45’. Reference RMC 4-6-060H. The hammerhead shall have a
design approved by the Administrator and Fire and Emergency Services.
5. Street grades shall not exceed 15 percent.
6. 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.
7. 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.
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Chelan Ave NE Short Plat – PRE20-000049
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d. Driveways shall not be closer than 5-feet to any property line.
8. 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.
9. 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.
10. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
11. The transportation impact fee is based on the type of land use. For a single family dwelling, the
2020 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. A demo permit is required for the demolition of any existing building(s). The demo permit shall
be acquired through the building department.
7. Fees quoted in this document reflect the fees applicable in the year 2020 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.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:March 12, 2020
TO:Pre-Application File No. PRE20-000049
FROM:Matt Herrera, Senior Planner
SUBJECT:Chelan Street Short Plat
1051 Chelan Ave NE
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, 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 linked here and available online at www.rentonwa.gov
Project Proposal: The project site (APN 102305-9133) is located at 1051 Chelan Ave NE and totals
approximately 46,609 square feet (1.07 acres) in area and is zoned Residential-8 (R-8). The
applicant proposes is to subdivide the existing parcel into six (6) single-family lots. The narrative
indicates lot size ranges from 5,000 to 6,000 square feet. Access to the proposed lots would be
provided via a two (2) abutting shared driveway tracts extending from Chelan Ave NE. Previous
wetland studies indicate a Category III wetland is located on the abutting northern property
Current Use: The property is developed with an existing single family home. It appears from the
short plat drawing that the existing single family home would be removed.
Zoning/Density Requirements: The subject property is zoned Residential-8 (R-8). The minimum
density in the R-8 zone is 4.0 dwelling units per net acre (du/ac) and the maximum density is 8.0
du/ac. Private access easements, critical areas (except buffers), and public right-of-way are
excluded from the total area to determine net density. Alleys (public or private) are not excluded.
The applicant would be required to demonstrate compliance with the net density requirements
of the zone at the time of prior to the City accepting the short plat application for review. A
completed Density Worksheet will be required with the master application.
Development Standards: The project would be subject to RMC 4-2-110A, “Development
Standards for Residential Zoning Designations (Primary Structures)” effective at the time of
complete application. Please refer to this code section in its entirety when preparing application
submittal materials. The following are some of the standards that would apply to your proposal:
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Chelan Street Short Plat
Preapplication Meeting
March 12, 2020
R-8 Development Standards
Minimum Lot Size 5,000 square feet
Minimum Lot Width 50-feet
Minimum Lot Width (Corner Lots)60-feet
Minimum Lot Depth 80-feet
Minimum Front Yard 20-feet or 15-feet with alley access
Minimum Secondary Front Yard (Corner Lots)15-feet
Minimum Rear Yard 20-feet (corner lots utilize the side yard
setback in place of the rear yard)
Minimum Side Yard 5-feet
Maximum Building Coverage 50-percent
Maximum Impervious Surface Area 65-percent
Maximum Height Two stories and maximum wall plate height of
24-feet. 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.
Minimum Tree Density 2 significant trees per 5,000 sf. of lot area
Lots do not appear to meet width or depth requirements. Proposed building footprints do not
appear to meet setbacks. Front yard setbacks for Lots 1, 2, 4, and 5 appear to be 10-feet. Setback
compliance would be verified at the time of single family building permit review. Building
coverage, impervious surface, height requirements would be verified at the time of single family
building permit review.
Residential Design Standards: New homes within the subdivision would be subject to the
Residential Design Standards outlined in RMC 4-2-115. Key characteristics of the design standards
include a variety of housing architectural styles, enhanced by attention to selection of exterior
materials, colors, architectural detailing, and ensuring that garages do not visually dominate the
streetscape. The proposal’s compliance with the residential design standards would be verified
at the time of building permit review.
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 (private side) is 10 feet and shall contain trees, shrubs, and landscaping.
The applicant would also be required to provide planting in the 8-foot wide landscape strip
between the curb and sidewalk with groundcover and a minimum of one (1) street tree per new
lot along the newly constructed Chelan Ave NE frontage. A 15-foot perimeter landscaping screen
is required around any storm drainage facility. A conceptual landscape plan would be required
to be submitted with the land use application.
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Chelan Street Short Plat
Preapplication Meeting
March 12, 2020
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 Retention/ Land Clearing (Tree
Inventory) Plan, arborist report, and tree retention worksheet shall be provided with the master
application. The tree retention plan must show preservation of at least 30 percent (30%) of
significant trees, and indicate how proposed building footprints would be sited to accommodate
preservation of significant trees that would be retained. Tree retention standards shall be
applied to the developable area of a property (i.e., land within critical areas and their buffers,
public rights-of-way, private PUD streets, shared driveways, and public trails shall be excluded).
If the number to be retained includes a fraction of a tree, any amount equal to or greater than
one-half (1/2) tree shall be rounded up. 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.
In addition to retaining 30% of existing significant trees, each newly created 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 tree retention plan prepared by an arborist or
landscape architect would be reviewed at the time of land use application.
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 and grading plan. 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. 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.
Retaining wall heights for residential development are limited to 6-feet in height for interior side
yards and rear yards and 4-feet in height front yards and side or rear yards along a street.
Terrace widths must be equal to the wall height and landscaped. Retaining walls shall be
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Chelan Street Short Plat
Preapplication Meeting
March 12, 2020
composed of brick, rock, textured or patterned concrete, or other masonry product that
compliments the proposed building and site development.
Access: Access to the proposed lots is shown as two (2) abutting shared driveway tracts each
serving three (3) lots with no turnaround. The City would not permit to abutting shared driveway
tracts and a public street would be required to serve six (6) lots. Shared driveways may be
considered by the City for access to four (4) or fewer lots, provided:
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;
The subject lots are not created by a subdivision of ten (10) or more lots;
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;
The shared driveway would not adversely affect future circulation to neighboring
properties;
The shared driveway is no more than three hundred feet (300') in length; and
The shared driveway poses no safety risk and provides sufficient access for emergency
vehicles and personnel.
Shared Driveway Standards: 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 shared
driveway may be required to include a turnaround. No sidewalks are required for shared
driveways; however, drainage improvements pursuant to City Code are required (i.e., collection
and treatment of stormwater), as well as an approved pavement thickness. The maximum grade
for the shared driveway shall not exceed fifteen percent (15%), except for within approved hillside
subdivisions.
Dead End Streets: Be advised that dead-end streets between 150-feet to 300-feet in length
require a dedicated hammerhead turnaround and dead end streets between 300-feet to 500-feet
require a cul-de-sac.
Alley Access - Alley access is the preferred street pattern for all new residential development in
the R-8 zone. If the developer or property owner demonstrates that alley access is not practical,
the use of alleys may not be required. For parcels in the R-8 zone, the maximum density shall be
six (6) dwelling units per net acre when alleys are not part of the proposed or existing street
configuration, and alleys are considered practical.
Driveways and Parking: The maximum width of single loaded garage driveways shall not exceed
nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Except for
joint use driveways, driveways shall not be closer than five feet (5') to any property line. Maximum
driveway slopes shall not exceed fifteen percent (15%); 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. To exceed
fifteen percent (15%), a variance is required. Each lot would be required to provide a minimum of
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Chelan Street Short Plat
Preapplication Meeting
March 12, 2020
two (2) parking spaces. A maximum of 4 vehicles may be parked on a lot, including those vehicles
under repair and restoration, unless kept within an enclosed building. Compliance with the
driveway regulations would be verified at the time of formal land use review.
Critical Areas: A wetland delineation report was prepared by The Watershed Company dated
September 30, 2019 indicates that a Category III wetland is located just north of the subject
property. Category III wetlands require a 100-foot buffer and 15-foot building setback from that
buffer. The buffer and setback will affect the western portion of the subject property. A native
growth protection area would be required to be instituted to protect the critical area from
development. This area would be required to be placed within a tract via the short plat with a
covenant and deed restriction that prohibits any development, alteration, or disturbance within
the native growth protection area. The short plat will be required to provide a tract for the
delineated wetland buffer. It is the applicant’s responsibility to ascertain whether any
additional critical areas or environmental concerns are present on the subject property prior to
site development or building construction.
Environmental Review: Typically short plats are exempt from State Environmental Policy Act
(SEPA) review, however due to the wetland buffer located on the subject property an
environmental checklist must be submitted with the short plat application. A threshold
determination will be issued prior to or concurrently with the short plat decision.
Permit Requirements: The proposal would require administrative short plat approval. The
application would be reviewed within an estimated time frame of six to eight weeks. The 2020
administrative short plat application fee is $5,544.00 ($5,280.00 plus a 5% Technology Surcharge
Fee) and the environmental checklist fee is $1,659.00 ($1,580.00 plus 5% Technology Surcharge
Fee). All fees are subject to change. Detailed information regarding the land use application
submittal can be found in CED Forms on the City’s Digital Records Library under the Community
and Economic Development tab on the City’s website at www.rentonwa.gov. The City requires
electronic plan submittal for all applications.
Once Preliminary Short Plat approval is obtained, the applicant must obtain a civil construction
permit to 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. Single family building permits will be required for the future homes.
Public Notice: 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 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 2020 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 $3,945.70 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 $6,862.00 per each new detached dwelling unit.
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Chelan Street Short Plat
Preapplication Meeting
March 12, 2020
The City of Renton Fee Schedule that includes development related fees is available on the City
of Renton website for your review.
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 Matt
Herrera, Senior Planner at 425-430-6593 or mherrera@rentonwa.gov to schedule a prescreen
appointment.
Expiration: The preliminary short plat approval 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.
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Chelan Short Plat Utilities
This map is a user generated static output from an Internet mapping site and
is for reference only. Data layers that appear on this map may or may not be
accurate, current, or otherwise reliable.
None
3/11/2020
Legend
64032
THIS MAP IS NOT TO BE USED FOR NAVIGATION
Feet
Notes
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Information Technology - GIS
RentonMapSupport@Rentonwa.gov
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