HomeMy WebLinkAboutPRE20000054_132nd_Short_Plat_Meeting Summary_200311PREAPPLICATION MEETING FOR
SE 132nd Short Plat
PRE 20-000054
CITY OF RENTON
Department of Community & Economic Development
Planning Division
March 12, 2020
Contact Information:
Planner: Brittany Gillia, 425.430.7246, bgillia@rentonwa.gov
Public Works Plan Reviewer: Nathan Janders, 425-430-7382, njanders@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@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).
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M E M O R A N D U M
DATE:March 4, 2020
TO:Brittany Gillia, Assistant Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:132nd St 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. The existing fire hydrants are not within 300 feet of all of the proposed new lots. A
minimum of one new hydrant will be required. Water service provided by King County Water
District 90.
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.
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AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:March 9, 2020
TO:Brittany Gillia, Planner
FROM:Nathan Janders, Plan Reviewer
SUBJECT:132nd St Short Plat
15514 SE 132nd St
PRE20-000054
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) 1423059115
and 1423059116. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant.
Water
1. The project is in King County Water District 90 service area.
Sanitary Sewer
1. The project is within the City of Renton’s sanitary sewer service area.
2. There is an 8-inch gravity wastewater main located in SE 132
nd St (see record drawing S-393306).
3. There is an 8-inch gravity wastewater main located in 156
th Ave SE (see record drawing S-399902).
4. A minimum 8-inch sewer main extension will be required to extend from the existing 8-inch main in
SE 132nd St within the new access road to service all properties. Sewer main extensions shall be in
accordance with RMC 4-6-060.
5. Individual sewer stubs from the new sewer main and individual side sewers are required for each
lot. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard
Details. The existing sewer stubs installed as part of the SE 132nd St sewer main extension project
may be used for the development if their locations will work for the proposed development.
6. A conceptual utility plan will be required as part of the land use application for the subject
development.
7. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer
is based on the size of the new domestic water to serve the project. Current fees can be found in the
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2020 Development Fees Document on the City’s website. Fees will be charged based on the rate at
the time of construction permit issuance.
The current sewer fee for is $3,400.00 per 1-inch meter.
Final determination of applicable fees will be made after the water meter size has been
determined.
The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-
2018%20Fee%20Schedule.pdf
8. The development is within the Central Plateau Interceptor SAD boundary and is subject to SAD fees.
All lots are subject to the SAD fee. The SAD has reached its maximum value of $538.48 per lot.
Payment of these fees is required at time of building permit issuance.
9. The development is within the Varma/Ram Sewer Latecomer boundary and is subject to the
latecomer agreement per King County recording number 20181212000993. Parcel 1423059115 is
subject to an assessed amount of $13,457.71 per unit with a maximum of two assessed units. Parcel
1423059116 is subject to an assessed amount of $13,457.71 per unit with a maximum of two
assessed units.
Surface Water
1. There is an existing public stormwater main on the south side of SE 132
nd.
2. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design
Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2017 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 Matching Forested Site Conditions. The site falls
within the Lower Cedar River drainage basin.
3. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current
City of Renton Standard Details are available online in the City of Renton website
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton
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 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.
6. 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
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demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage,
or excess surface water runoff.
7. Erosion control measures to meet the City requirements shall be provided.
8. The development falls within the R-4 zone which has a maximum impervious surface area of 50% per
lot.
9. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of
the site exceeds one acre. If required, applicant must obtain permit and provide proof prior to Civil
Permit issuance.
10. The development is subject to a surface water system development charge (SDC) fees. Fees will be
charged based on the rate at the time of construction permit issuance.
The current SDC fee is $0.76 per square foot of new impervious surface but not less than
$1,900.
The current SDC fee for a single family residence is $1,900 per lot.
The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-
2018%20Fee%20Schedule.pdf
Transportation
1. Per City code 4-6-060 frontage improvements are required for new construction in excess of
$150,000. The proposed project fronts SE 132nd St to the south and 156th AVE SE to the east.
SE 132nd St is classified as a residential access street, with an existing right-of-way (ROW)
width of approximately 60 feet with an existing paved width of approximately 22 feet. To
meet the City’s complete street standards for Residential Access streets, a minimum ROW
width of 53 feet is required. Per RMC 4-6-060 half of street improvements as taken from the
ROW centerline shall be required and include a 26 foot paved road (13 feet each side), a 0.5
foot curb, an 8 foot planting strip, a 5 foot sidewalk, street trees and storm drainage
improvements. No dedication would be required.
156th Ave SE is classified as a Minor Arterial street. Existing right-of-way (ROW) width is
approximately 60 feet with an existing paved width of approximately 30 feet. To meet the
City’s complete street standards for Minor Arterial streets, minimum ROW is 91 feet. Per City
code 4-6-060, half street improvements shall include a pavement width of 54 feet (27 feet
from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, a 2-foot clear
space at the back of walk, street trees and storm drainage improvements.
i. However, the adopted Renton Trails and Bicycle Master Plan designates 156
th Ave SE
for use with a designated bike lane. Therefore a modified frontage along 156th Ave SE
will be required and shall consist of a 44 foot paved roadway (consisting of two 11
foot travel lanes, a 12 foot turn lane, and two 5 foot bike lanes), a 0.5-foot curb, an 8-
foot planting strip, a 5-foot sidewalk, street trees and storm drain improvements. A
street modification will be required with the land use application. Dedication of
approximately 5.5 feet will be required.
2. A new Residential Access street extending north off of Se 132
nd St would be required. Per city code
4-6-060 Residential Access streets shall be 53 feet wide and include a 26 foot paved road, with each
side containing a 0.5 foot curb, an 8 foot planting strip, a 5 foot sidewalk, street trees and storm
drainage improvements.
As an alternative, the applicant may consider a half public street along the northern or
western property line. Per city code 4-6-060 a half street improvement shall be a minimum
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of 35-feet with a 20-foot paved road, a 0.5-foot curb, an 8-foot planting strip, an 5-foot
sidewalk, street trees and storm drainage improvements.
3. For dead end roads in excess of 150 feet an approved fire access turnaround is required. See city
code 4-6-060 for types of turnaround allowed.
4. Refer to City code 4-4-080 regarding driveway regulations.
A minimum separation of 5 feet is required between driveway and the property line.
Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide
slotted drains.
The maximum width of single loaded garage driveway shall not exceed nine feet (9') and
double-loaded garage driveway shall not exceed sixteen feet (16').
5. It is the preferable that driveway access not be taken directly from 156
th and all driveways access be
taken from internal access to the plat.
6. Undergrounding of all existing utilities is required on all frontages per RMC 4-6-090.
7. Street lighting is required for a project that consists of more than 4 residential units. See RMC 4-6-060
for street lighting requirements.
8. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench
Restoration and Street Overlay Requirements.
9. The development is subject to transportation impact fees. Fees will be charged based on the rate at
the time of construction permit issuance.
The 2020 transportation impact fee is $7,820.42 per single family home.
The current property contains one single family home, the developer will receive a credit for
the existing home if it is demoed.
The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-
2018%20Fee%20Schedule.pdf
General Comments
1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and
cable services, etc.) along property frontage or within the site must be underground as outlined in
RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. 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 construction utility 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:
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http://rentonwa.gov/business/default.aspx?id=42473
4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets.
5. 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. 20-000054
FROM:Brittany Gillia, Assistant Planner
SUBJECT:Subdivision Into 8 Lots
15430 SE 132nd Street, 15514 SE 132nd Street
Parcel Numbers 1423059115 and 1423059116
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, 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 project site is located at 15430 SE 132nd Street (parcel number 1423059115) and
15514 SE 132nd Street (parcel number 1423059116). The subject site is a combined area of 89,376 square
feet (2.05 acres) and is located within the Residential-4 (R-4) zone. The proposal would combine both
parcels to divide them into 8 lots. The all structures would be removed from the subject site. Access for
two of the lots would be taken from 156th Ave SE, and the remaining 6 lots would share a 25 ft wide public
driveway with a cul de sac that branches off of 132nd Street. No critical areas are mapped on the project
site.
Current Use: The combined site has an existing single-family residence, a mobile home, and accessory
structures that are proposed to be removed.
Zoning/Density Requirements: The subject property is located within the R-4 zoning classification. The
density range allowed in the R-4 zone is a maximum of 4.0 dwelling units per 1 net acre. The Residential-
4 Zone (R-4) is established to promote urban single family residential neighborhoods serviceable by urban
utilities and containing open space amenities. It is intended to implement the Residential Low Density
Comprehensive Plan designation. The Residential-4 (R-4) allows a maximum density of four (4) dwelling
units per net acre. The R-4 designation serves as a transition between rural designation zones and higher
density residential zones. It is intended as an intermediate lower density residential zone. Detached single
family residential dwelling units are permitted uses within the R-4 zoning designation.
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Subdivision Into 8 Lots, PRE20-000054
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March 12, 2020
Density: The density range allowed in the R-4 zone is a maximum of 4.0 dwelling units per net acre (du/ac).
The area of public and private streets and critical areas would be deducted from the gross site area to
determine the “net” site area prior to calculating density. Based on gross density the proposal for 8 lots
would result in a gross density of 3.9 dwelling units per acre (8 lots / 2.05 acres = 3.899 du/ac). The
provided site plan indicates that the applicant anticipates to dedicate 7,500 square feet of right-of-way
as part of the project. The project would need to meet density requirements using “net” square footage,
following the deduction of any additional required public right-of-way. A density worksheet would be
required at the time of formal land use 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-4 standards”
herein).
Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-4 zone, is 9,000 square
feet for parcels being subdivided. Minimum lot width is 70 feet for interior lots and 80 feet for corner lots;
minimum lot depth is 100 feet. Based on the applicant’s site plan, it is unclear if the project will comply
with minimum lot size, width, and depth requirements after necessary street improvements and
dedications have been made. The applicant will need to demonstrate compliance with the minimum lot
size, width, and depth requirements following the deduction of any required ROW dedication, at the
time of formal land use application.
Building Standards – The R-4 standards allow a maximum building coverage of 35% of the lot area. The
maximum impervious coverage in the R-4 zone is 50%. The maximum wall plate height is restricted to 32
feet, and the buildings shall be not more than three 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. 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-4 zone are: Front yard: 30 feet for the primary structure; secondary
front yard (for corner lots): 30 feet. Rear yard: 25 feet; and Side yards: Combined 20 feet with not less
than 7.5 ft. on either side. Setback requirements for the new homes would be verified at the time of
building permit review.
Access: The project narrative indicates access is proposed to be provided via 156th Ave SE and a public
driveway with cul-de-sac from SE 132nd Street. Based on development engineering comments, proposed
access will need to be updated to reflect applicable street standards.
Driveways/Parking: 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. Each lot is required to accommodate off street
parking for a minimum of two vehicles.
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
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Subdivision Into 8 Lots, PRE20-000054
Page 3 of 4
March 12, 2020
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 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.
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Subdivision Into 8 Lots, PRE20-000054
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March 12, 2020
Critical Areas: No critical areas are mapped on the project site. It is the applicant’s responsibility to
ascertain whether any critical areas or environmental concerns are present on the site during site
development or building construction.
Environmental Review: Except when located in sensitive areas such as wetland or protected slopes or
lands covered by water, short plats of 9 or fewer residential lots are categorically exempt from
Environmental (SEPA) Review.
Permit Requirements: The proposal would require administrative short plat approval. The 2020
administrative short plat application fee is $5,397.00 ($5,140 plus a 5% Technology Surcharge Fee). All
fees are subject to change. The applications would be reviewed concurrently within an estimated time
frame of six to eight weeks. Detailed information regarding the land use application submittal can be
found on the City’s new website by clicking “Land Use Applications” on the Community & Economic
Development page, then “All Forms (A to Z).” The City now requires electronic plan submittal for all
applications.
Once 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.
Public Notice: A minimum of one Public Information Sign is required for a Short Plat application. The
applicant is responsible for the procurement, installation and maintenance of the sign. Detailed
information regarding the land use application submittal requirements is provided on the City of Renton
website (www.rentonwa.gov).
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 $3945.70 per each new detached dwelling unit.
A Fire Impact fee of $829.77 per each new detached dwelling unit.
Issaquah School District Impact Fee is $14,501.00 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 contact Brittany Gillia, Assistant Planner at
bgillia@rentonwa.gov or 425-430-7246 for an appointment.
Expiration: Upon approval, the Short 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.
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