HomeMy WebLinkAboutPre-app Mtg Summary - 20-000232.pdf1
PRE-APPLICATION MEETING FOR
Dietsch-Becker Property
PRE20-000232
CITY OF RENTON
Department of Community & Economic Development
Planning Division
October 29, 2020
Contact Information:
Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov
Public Works Plan Reviewer: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org
Building Official: Rob Shuey, 425-430-7235, rshuey@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
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RENTON REGIONAL
FIRE AUTHORITY
M E M O R A N D U M
DATE: October 26, 2020
TO: Alex Morganroth, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Dietsch Becker 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 all the proposed new lots. A minimum of one new hydrant will be required along with water main line
extensions.
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.
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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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: October 27, 2020
TO: Alex Morganroth, Senior Planner
FROM: Jonathan Chavez, Civil Engineer III
SUBJECT: Dietsch-Becker Plat
PRE20-000232
I have reviewed the pre-application submittal for the Dietsch-Becker Plat at the intersection of NE Sunset Blvd.
and Hoquiam Avenue NE (KC Parcel ID: 0323059090). The applicant is proposing to subdivide the property into 12
single-family lots.
WATER
Water service is provided by the City of Renton.
The site is in the Highlands service area in the 565’ hydraulic pressure zone.
The approximate static water pressure is 64 psi at a ground elevation of 416’.
Below is a summary of existing water mains located in the vicinity of the site:
o 12” water main on the north side of NE Sunset Boulevard that can provide 3,300 gallons per
minute (gpm). Reference COR Project File WTR2701861 in COR Maps for record drawings.
Below is a summary of the existing fire hydrants in the vicinity of the site. Installation of additional fire
hydrants and/or modification of existing fire hydrants may be required by the Renton Regional Fire
Authority (RRFA) to meet development standards:
o On NE Sunset Blvd., northwest of the site (COR Facility ID HYD-NE-00524).
The following developer’s installed water main improvements will be required to provide domestic and fire
protection service to the development including but not limited to:
1. Installation of a 8-inch water main in NE Sunset Blvd NE from the end of the existing 12” water main to
Hoquiam Ave NE
2. Installation of a 8-inch water main in Hoquiam Ave NE from the above new 8” water main to the south
property line
3. Installation of 8” water main within the new interior access road and access tract to serve the new homes.
4. A 15-foot utility easement will be required for the new water mains, hydrants, and water meters within
private property.
5. Installation of additional fire hydrants as required by the Fire Authority.
6. Installation of a separate water service and meter for each new single-family lot. The sizing of the meter
shall be in accordance with the most recent edition of the Uniform Plumbing Code.
a. All residential domestic water meters shall have a double check valve assembly (DCVA) installed
behind on the meter on private property per City Standards if a residential fire sprinkler system is
required. The DCVA may be located inside the building if the location is approved by the City Plan
Reviewer and City Water Utility Department.
7. A pressure reducing valve is required downstream of the domestic water meter as water pressure
exceeds 80 psi.
8. A conceptual utility plan will be required as part of the land use application for the subject development.
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9. Civil plans for the water main improvements will be required and must be prepared by a Professional
Engineer registered in the State of Washington. Please refer to City of Renton General Design and
Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2012 Water
System Plan.
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 2020 Development Fees Document on the City’s website.
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 $4,400.00 per meter.
b. Water service installation charges for each proposed domestic water service is applicable. Water
Service installation for a 1-inch water service line is $2,875.00* per service line (if installed by city
only –not applicable for this development since the meters will be connected to the new interior
water line). This is payable at construction permit issuance.
c. Drop-in meter fee is $460.00* per meter for a 1-inch meter. This is payable at issuance of the
building.
d. 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.
SEWER
1. Sewer service is provided by the City of Renton.
2. There is an existing 8” PVC sewer main to the north on NE Sunset Boulevard (Reference COR Project File(s)
WWP2701861).
3. Per City Code 4-6-010, the developer is required to install a new sewer main on Hoquiam Avenue NE,
from NE Sunset Blvd. The extension shall terminate at the south property line, on Hoquiam Avenue NE.
a. The developer would need to extend a sewer main far enough into Hoquiam Ave NE to provide a
gravity main into the development with a manhole at the end. The force mains would then connect
to this manhole/gravity main. The developer would not need to extend the sewer main along the
full frontage of Hoquiam.
b. Individual grinder pumps may be used for lots which cannot achieve gravity. The force mains will
be private and can be in a joint trench behind the ROW in an easement (you can reference the plat
to the west for an example of this).
4. The developer will need to show how they propose to serve the new development with sanitary sewer
service to each of the units.
5. A separate side sewer will be required for the residential and commercial portions of the building. All new
side sewers shall be a minimum of 6”. All side sewers shall flow by gravity to the main at a minimum slope
of 2%.
6. The development is subject to a wastewater system development charge (SDC) fee. The 2020 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 $3,400.00 per meter.
a. This project falls in the Honey Creek Special Assessment District. The additional fee is assessed at
$250 per unit for residential projects.
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. All
stormwater improvements as per the drainage review along with stormwater improvements in the frontage
are required to be provided by the developer.
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2. The site topography slopes moderately from the north and south, to the center of the site. There is an
existing 24-inch stormwater main with an outfall located at the northwest corner of the lot (Reference
COR Project File(s) TED2701861) in COR Maps for record drawings).There is an 18-inch storm water main
with an outfall at the southeast corner of the site (Reference COR Project File(s) TED2701861) in COR
Maps for record drawings). This site contains regulated slopes, landslide hazard areas, a classified
stream/creek (Honey Creek), and a wetland.
3. 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.
4. Maintenance access is required for any proposed stormwater tracts and shall be designed and installed in
accordance with the City adopted SWDM.
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 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 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.
8. Erosion control measures to meet the City requirements shall be provided.
9. 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.
10. Construction Storm water General Permit from the Department of Ecology is required if clearing and
grading of the site exceeds one acre.
11. The 2020 Surface water system development fee is $0.76 per square foot of new impervious surface, but
no less than $1,900.00 per single-family home. 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. NE Sunset Boulevard is classified as a principal arterial street. The available right of way (ROW) width on
the frontage of NE Sunset Blvd. is 60 feet (as per the King County assessor map). Per RMC 4-6-060, the
minimum right of way width for a principal arterial street with 4 lanes is 91’. The minimum paved
roadway width for a principal arterial with 4 lanes is 54’. The paved roadway section consists of 4 – 11’
travel lanes, 1 – 12’ center turn lane, and 2 – 5’ bike lanes. A 0.5’ curb, 8’ planter, and 8’ sidewalk are
required along both sides of the pavement. 2’ of clear space behind the sidewalk is required along both
sides of the roadway. Dedication to accommodate this street section will be required.
a. The City is working on a feasibility study to determine what the necessary improvements at the
intersection of Sunset and Hoquiam will be.
b. Based on TIP 20-42, the City will require a dedicated right turn lane from Elma Place to Hoquiam
Avenue NE.
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2. The proposed development fronts Hoquiam Avenue NE along the east property line(s). Hoquiam Avenue
NE is classified as a collector street. The available right of way (ROW) width on the frontage of Hoquiam
Avenue NE is 60 feet (as per the King County assessor map). Per RMC 4-6-060, the minimum right of way
width for a Collector Arterial with 2 lanes is 83’. The minimum paved roadway width for a collector arterial
with 2 lanes is 30’. The paved roadway section consists of 2 – 10’ travel lanes, 2 – 8’ parking lanes, and 2 –
5’ bike lanes. A 0.5’ curb, 8’ planter strip, and 8’ sidewalk are required along both sides of the pavement. 2’
of clear space behind the sidewalk is required along both sides of the roadway. Dedication to accommodate
this street section will be required.
3. The new street intersection radius must be a minimum of 35’.
4. Street grades shall not exceed 15 percent.
5. 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.
6. Refer to City code 4-4-080 regarding driveway regulations:
a. 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.
b. 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.
c. Driveways shall not be closer than 5-feet to any property line.
7. Street lighting and street trees are required to be installed by the developer AND must meet current city
standards. Lighting and Photometric plans are required to be submitted with the land use application and
will be reviewed during the construction utility permit review.
8. 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.
9. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements.
10. The transportation impact fee is based on the type of land use. For a single-family home, the 2020
transportation impact fee is $7,820.42 per lot. 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. Adequate separation between utilities as well as other features shall be provided in accordance with code
requirements:
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required
with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building.
3. All civil construction permits for utility and street improvements will require separate plan submittals. All
utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil
plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal
requirements:
http://rentonwa.gov/business/default.aspx?id=42473
4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on
separate sheets.
5. Additional Building Permit Applications will be required for the following:
a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b. Detention vaults for storm water flow control.
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c. Demo of any existing structures on the project site(s).
6. 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.
City of Renton | 2021-2026 Transportation Improvement Program
TIP #:20-42
NE Sunset Blvd Transit and Access Improvements,
Union Ave NE to Hoquiam Ave NE
Project
City Account #:
Planning Area:Highlands
Street Classification:Principal Arterial
Project Length:0.70 mi
Description:This project would address transit and traffic operational needs through key improvements
such as channelization, access management through installation of medians, and/or transit
signal priority (TSP) treatments that modify signal timing or phasing to improve both reliability
and travel time of public transit. This project would also include EB right turn only lanes at
Elma Pl NE and Hoquiam Ave NE.
Purpose:Improve traffic operations and safety.
Project
Aspects:
Operations and Safety, Active Transportation
Status/
Changes:
New Project. Initially part of project TIP # 20-19, this project focuses on the eastern end of SR
900 around Duvall and prepares for potential upgrade of Metro route 240 to bus rapid transit
service. Programmed estimates are for planning and design only.
Funding Status:
Candidate
Planning:$100,000
Preliminary Engineering $5,480,000
ROW:$3,700,000
Construction:$22,000,000
Expenditures:
Priority Rank 50
For Projects, these expenditures are for the life of the project.
For Programs, they are the total expenditures programmed for
the 6 years in the TIP, 2021-2026
30'
60'±
133.88'
100'
STANDARD
BUFFER
100'
60'±60'75'
REDUCED
BUFFER
LOT 1
6,463 S.F.
LOT 2
6,704 S.F.
LOT 3
5,307 S.F.LOT 4
5,800 S.F.
LOT 5
5,657 S.F.
LOT 6
5,006 S.F.LOT 7
5,032 S.F.LOT 8
5,008 S.F.LOT 9
5,002 S.F.
LOT 10
6,293 S.F.
LOT 11
6,338 S.F.
LOT 12
5,831 S.F.
TRACT A
3,914 S.F.
TRACT B
2,140 S.F.TRACT C
1,945 S.F.
ROW
14,483 S.F.
TRACT D
88,131 S.F.420410400400400410400
45'20'NE SUNSET BLVDSE R
E
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-I
S
S
A
Q
U
A
H
R
D
HOQUIAM AVE NEDUVALL AVE NEFIELD AVE NEHazen High
School NILE AVE NENE 10TH STREETELMA PL NENE 16TH STREET
NE 12TH ST
NE 11TH PL
NE 11TH CT
NE 11TH ST
NE 10TH PL
Hazen
Reservoir
City of Renton
King County
CONCEPTUAL SITE PLAN
RENTON, Washington
9.30.20
PROJECT 20519
Disclaimer and Assumptions:
This Site Plan Concept was prepared and intended for use exclusively by the client for Conceptual Site Planning, only.
Boundary Survey, Stream Location, Wetland Boundaries and Buffers provided by Eastside Consultants, Inc.
All other data represented herein was obtained from a variety of public sources, including City of Renton and King County GIS Data
There is no guarantee or verification of accuracy of public data retrieved, implied by PACE.
NO ADDRESS ASSIGNED
SITE INFORMATION
ADDRESS
032305-9090
PARCEL
RENTON WASHINGTON
AREA 176,853 SF 4.06 AC
ZONED R8
Percent of Site Coverage: 50%
Building Coverage, 65% Impervious
surface - estimated
DIETSCH-BECKER PROPERTY
ADJACENT ROW SHOWN ON CITY'S
GIS AS 60'±, NOT 30' FROM
STREET CENTERLINE WHICH MIGHT
INDICATE A ROADWAY DEDICATION
REQUIREMENT. JURISDICTIONAL
VERIFICATION NEEDED.
15' DRAINAGE EASEMENT 8909151389
25' SLOPE AND CONSTRUCTION
EASEMENT (TEMPORARY) FOR
DRAINAGE CONSTRUCTION 8909151388
VERIFY EXPIRATION FOR REMOVAL
INTERSECTION SEPARATION, LIMITED ACCESS 130' MIN. REQUIRED
PER WSDOT 2018 DESIGN MANUAL SECTION 530.05(3).
JURISDICTIONAL VERIFICATION REQUIRED.
24" DIA. STORMWATER
OUTFALL, SURFACE FLOW
TO HONEY CREEK
18" DIA. STORMWATER
OUTFALL, SURFACE
FLOW TO HONEY CREEK
PER RMC 4-2-110A DEVELOPMENT STANDARDS FOR RESIDENTIAL
ZONING REQUIRES 60' ON CORNER LOTS, R-8 ZONE
HONEY CREEK (NS)
STREAM AND WETLAND
BUFFER PROVIDED BY
OTHERS
CULVERT EXTENSION MAY BE REQUIRED TO
ACCOMMODATE ROW IMPROVEMENTS. MAY
BE SUBJECT TO CRITICAL AREA PERMITTING
REQUIREMENTS.
TREE DENSITY
2 SIGNIFICANT TREES PER 5,000 SF
4-2-110A RESIDENTIAL STANDARDS
OPEN SPACE REQUIREMENTS
NOT REQUIRED PER SECTION 4-2-115
RESIDENTIAL AND OPEN SPACE STANDARDS
REQUIREMENTS
3,670 SF BUFFER AVERAGING
ADDITIONAL BUFFER
SEE CRITICAL AREA REGULATION RMC
4-3-050(I)(3)(b)
3,617 SF BUFFER AVERAGING
REDUCED BUFFER OR ENHANCEMENT
SEE CRITICAL AREA REGULATION RMC
4-3-050(I)(3)(a) OR (b)
CITY OF RENTON PUBLIC
WORKS PUBLIC STREET
STANDARDS RMC 4-6-060(F)
POTENTIAL UNDERGROUND
STORMWATER VAULT SIZE
(ELIMINATES LOT 9)
CITY OF RENTON
SHARED DRIVEWAY
STANDARDS RMC
4-6-060(J)
Site Evaluation Notes:
1.The property Preliminary Development Evaluation provided by PACE herein, is for exclusive use of Ms. Stacie
Dietsch-Becker.
2.The Conceptual Site Planning reconnaissance is limited to City of Renton Code Review.
3.The lot yield is subject to review and approval by the City of Renton, via the Formal Preliminary Plat process.
4.Contact with the City Public Works Department should be pursued relative to location of the Stormwater
Management Facility, as potentially the City may allow the Facility to be located within the public right-of-way
on-site.
5.Application of Private Road Standards to be verified by the City of Renton.
6.It is advised to reach out to WSDOT and the City of Renton Public Works Department to further clarify the
future needs for intersection improvements at Hoquiam Avenue and SE Renton-Issaquah Rd.
7.It should be anticipated that Frontage Improvements along Hoquiam Avenue and SE Renton-Issaquah Rd.
may be required by the City of Renton.
8.Additional Critical Areas review is recommended by the Biologist to resolve the option of Buffer Enhancement
and / or Buffer Reduction, via options described in Renton Municipal Code.
9.A Critical Area review is recommended by the Geotechnical Engineer Consultant to address potential
opportunities and constraints of the soils, potential import of “Fill” material and stability evaluation / protection
of all existing or regulated slopes.
10.Grading of the site is not provided herein.
11.Additional site survey is recommended to map the existing regulated trees, to allow for subsequent evaluation
by a Certified Arborist.
12.A review by a Consulting Certified Arborist of existing trees is recommended to address requirements of Tree
retention and or Tree Mitigation measures allowed per Renton Municipal Code.
13.Intersection separation evaluation and final design is subject further potential review and design input by the
City of Renton and your Traffic Engineer.
14.Verification of the property boundary, critical area delineation and buffer recommendations have not been
verified by PACE.
15.Additional topographic mapping is recommended to better evaluate the site. Topographic data herein is
sourced from King County GIS Data, no guarantee is implied.
16.Domestic Water and Sanitary Sewer services have not been identified or evaluated.
VICINITY MAP
SCALE 1:800
PROJECT LOCATION
Setbacks: Front: 20', Side: 5' Rear: 20'
Building Height: 2 Stories
Parking: 4 per lot, 2 driveway and 2
garages
N
E
S
U
N
S
E
T
B
L
V
D
EXTEND 8-INCH WATER MAIN FROM NE SUNSET
BLVD TO HOQUIAM AVE NE AND ALONG
HOQUIAM AVE NE TO SOUTH PROPERTY LINE
8-INCH WATER MAIN
W (E)W (E)W (E)W (E)W (E)W
(
E
)
W
W W W W W W W W W
WWWWWEXISTNG 12" WATER MAIN
PRE20-000232 - Dietsch-Becker Short Plat
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: October 29, 2020
TO: Pre-Application File No. 20-000232
FROM: Alex Morganroth, Senior Planner
SUBJECT: Dietsch-Becker Property – APN 0323059090
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 available online at
www.rentonwa.gov.
Project Proposal: The applicant is proposing to subdivide an existing parcel into twelve lots. The subject property is
not addressed, but is located near the intersection of Hoquiam Ave NE and NE Sunset Blvd (APN 0323059090). The
project site totals 176,853 sq. ft. (4.06 acres) in area and is currently undeveloped. The site has a Comprehensive
Plan Land Use of Designation of Residential Medium Density and a zoning designation of Residential-8 (R-8) dwelling
units per net acre (du/ac). The applicant is proposing to subdivide the parcel and construct new detached single-
family homes on each of the twelve new lots. The proposal also includes two driveway tracts and one stormwater
tract (that would eliminate Lot 9). The proposed lots sizes range from 5,002 sq. ft. to 6,704 sq. ft. Access to the
twelve lots is proposed via a new public limited access residential street off of Hoquiam Ave NE. According to COR
Maps, sensitive slopes, protected slopes, a Type Ns stream (Honey Creek), an unclassified wetlands, and a moderate
landslide hazard are located on the site. The applicant did not indicate any trees or vegetation on the site proposed
for removal.
Current Use: The project site is currently forested and undeveloped land.
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 one net acre. The
Residential Medium Density Land Use designation 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. Detached single family residential dwelling units are permitted uses within the R-8
zoning designation.
The area of public and private streets (including the paved portion of driveway tracts) and critical areas would be
deducted from the gross site area to determine the “net” site area prior to calculating density. The area of the
required dedication and proposed public street (ROW) would be deducted from the gross site area when calculating
the net density.
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Using the proposed layout provided by the applicant, a net area of approximately 70,154 sq. ft., a 12-lot proposal
yields a nets density of roughly 7.5 du/ac (12 lots / 1.61 acres = 7.5 du/ac) which would be within the permitted
density range of the R-8 zone. The calculated net density does not include the required dedication (see
Transportation section in attached memo from Jonathan Chavez), which may result in a higher du/ac. For minimum
or maximum density which result in a fraction that is one-half (0.50) or greater shall be rounded up to the nearest
whole number. Those density calculations resulting in a fraction that is less than one-half (0.50) shall be rounded
down to the nearest whole number. A Density Worksheet would be required at the time of formal short plat
application. 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. Minimum lot width is 50 feet for interior lots and 60 feet for corner lots; minimum lot
depth is 80 feet. The width of lots at their foremost points (i.e., the points where the side lot lines intersect with
the street ROW line) cannot be less than 80% of the required lot width (40 feet for R-8 zone), except in cases of lots
on a street curve or the turning circle of a cul-de-sac, which must have a minimum of 35 feet. Lots abutting both a
public street and a driveway tract are classified as corner lots. As proposed, all lots appear to meet the dimensional
requirements for the R-8 zone. It is the applicant’s responsibility to demonstrate compliance with the minimum
lot size, width and depth criteria of the zone at the time of formal application.
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. Detached
accessory structures must remain below a height of 15 feet. The gross floor area must be less than that of the
primary structure. Accessory structures are also included in building lot coverage calculations. Compliance with the
building standards would be required to be demonstrated at the time of building permit review for the new
homes.
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. Corner lots required to have a front yard and a secondary front yard are
relieved of the requirement to have a rear yard; in place of a rear yard setback, the side yard setback of the zone
shall apply. Compliance with setbacks for the homes lots would be required to be demonstrated at the time of
building permit application.
Access/Driveways/Parking: Access to the lots was proposed via a 45-foot wide limited access residential street off
of Hoquiam Ave NE. Approximately half of the proposed new lots would be accessed via two driveway tracts off of
the new residential street.
Alley access is the preferred street pattern for all new residential development except in the Residential Low Access
easements are required to be placed in a separate driveway tract, which may be allowed for access to four (4) or
fewer residential lots (Per RMC 4-6-060J.1), provided:
a. At least one of the four (4) lots abuts a public right-of-way with at least fifty (50) linear feet of property;
and
b. The subject lots are not created by a subdivision of ten (10) or more lots; and
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; and
d. The shared driveway would not adversely affect future circulation to neighboring properties; and
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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.
Based on the proposed number of lots to be created (12), a shared driveway would not be allowed to be utilized
for lot access. If the lot yield is reduced to nine lots or less, utilizing shared driveways may be possible. 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. The tract shall be
the width of the paved surface plus eight feet (8') for a landscape strip, when the tract abuts properties that are not
part of the subdivision. The eight foot (8’) landscaping shall include a mixture o f trees, shrubs, and groundcover as
required in RMC 4-4-070 and shall serve as a buffer between the shared driveway and abutting properties that are
not part of the subdivision.
Alley access is the preferred street pattern for all new residential developm ent except in the Residential Low
Density land use designation (RC, R-1, and R-4 zones) and the R-6 zone. All new residential development in an area
that has existing alleys shall utilize alley access. New residential development in areas without existing alleys shall
utilize alley access for interior lots. If the developer or property owner demonstrates that alley access is not
practical, the use of alleys may not be required. The City will consider the following factors in determining whether
the use of alleys is not practical:
a. Size: The new development is a short plat.
b. Topography: The topography of the site proposed for development is not conducive for an alley
configuration.
c. Environmental Impacts: The use of alleys would have more of a negative impact on the environment
than a street pattern without alleys.
d. If site characteristics allow for the effective use of alleys.
Each lot is required to accommodate off street parking for a minimum of two vehicles.
The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. Driveways
exceeding 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from
entering the residences or crossing any public sidewalks.
Each lot is required to accommodate off street parking for a minimum of two vehicles.
Compliance with private driveway and parking standards would be verified at the time of building permit review.
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 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.
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. 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 or other certified
professional.
If a storm drainage facility is proposed as part of the subdivision plat plan, perimeter landscaping is required
around the facility. The perimeter landscape strip shall be a minimum of fifteen (15’) of width and shall be located
on the outside of the facility fence, unless otherwise determined through the subdivision process. For more
information about storm drainage facility landscaping refer to RMC 4-4-070.H.6.
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Significant Tree Retention: If significant trees are proposed to be removed, a tree inventory and a tree retention
plan along with a tree retention worksheet shall be provided with the formal land use 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. 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, the lot would be required to provide a minimum tree
density of two (2) trees per 5,000 square feet of lot area onsite.
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 an 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 formal land use application if any trees are proposed for removal.
Residential Design and Open Space Standards: All single family residences would be subject to the Residential
Design Standards for the R-8 zone, outlined in RMC 4-2-115. Residential Design Review occurs as part of the Building
Permit Review.
Critical Areas: According to COR Maps, sensitive slopes, protected slopes, a moderate landslide hazard, a Type Ns
stream, and an unclassified wetlands is located on the site. Honey Creek is located along the southeast portion of
the property. The City’s COR mapping database identifies this reach of Honey Creek as Ns or a non-fish seasonal
stream; however, be advised that portions of the creek have been found to be fish bearing. Ns rated streams require
a minimum buffer of 50-feet and a structure setback of 15-feet from the edge of the buffer. Reduction of Ns stream
buffers are limited to a 40-foot buffer and the buffer would require enhancement. Buffer width may also be
averaged with a minimum width of 25-feet if the total area contained within the buffer after averaging is no less
than that contained within the required standard buffer width prior to averaging. Buffer averaging also requires
enhancement to the remaining buffer area. A standard stream study would be required to be prepared and
submitted at the time of Preliminary Plat application submittal to determine if stream buffer averaging or
reduction would be possible. See RMC 4-3-050.I.2 for buffer reduction and averaging criteria. A Native Growth
Protection Area would be established for the onsite stream and associated buffer as part of the site plan approval
process.
The wetlands on the site are currently unclassified according to COR Maps. The applicant will need to provide a
wetland assessment at the time of Preliminary Plat application submittal.
Based on the presence of geological hazards on the site, the applicant shall submit a geotechnical report for the site
prepared by a professional geotechnical engineer. The report shall be submitted with the formal land use
application.
It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns
are present on the site during site development or building construction.
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Environmental Review: The construction of more than nine (9) dwelling units on a project site, in addition to
development on a project site with critical areas, is subject to Environmental (SEPA) Review in accordance with
WAC 197-11-800. An environmental determination will be made by the Renton Environmental Review Committee.
This determination is subject to appeal by either the project proponent, by a citizen of the community, or another
entity having standing for an appeal. An environmental checklist must be submitted with the land use application.
Permit Requirements: The proposal is required to obtain preliminary plat approval. The proposal is also subject to
Environmental (SEPA) Review. All applications would be reviewed concurrently in an estimated time frame of 12
weeks following acceptance of a complete application. The 2020 Preliminary Plat application fee is $10,570.00 and
the Environmental Review fee is $1,580.00. Any modification requests to code standards are $250.00 per
modification. There is an additional 5% technology fee at the time of land use application. All fees are subject to
change and are expected to go up in 2021. Detailed information regarding the land use application submittal can
be found on the City’s website by clicking “City Documents” on the home screen, then “CED Forms”. All forms are
in alphabetical order. The City now requires electronic plan submittal for all applications. The City’s Electronic File
Standards can also be found on the City’s website.
In addition to the required land use permits, separate construction and building permits would be required. For unit
lot subdivisions, construction may commence upon approval of a site plan and issuance of a building permit prior
to final subdivision approval and recording if all applicable permits and approvals have been obtained by the
applicant. However, no dwelling unit or lot maybe sold, transferred, occupied or conveyed prior to final subdivision
approval and recording.
Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use Permits
(Preliminary Plat, SEPA Review), as classified by RMC 4-8-080. Public Information Signs are intended to inform the
public of potential land development, specific permits/actions being considered by the City, and to facilitate timely
and effective public participation in the review process. The applicant must follow the specifications provided in the
public information sign handout (see land use forms on City website). The applicant is solely responsible for the
construction, installation, maintenance, removal, and any costs associated with the sign.
Neighborhood Meeting Requirement: Preliminary plat applications or planned urban development applications
require the applicant 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 the attached RMC 4-8-090A for
the complete neighborhood meeting requirements.
Impact Fees: In addition to the applicable building and construction fees, the impact fees would be required prior
to the issuance of building permits. The 2020 impact fees for new single-family dwelling units are:
• Fire Impact Fee currently assessed at $829.77 per new dwelling unit;
• Transportation Impact Fee assessed at $7,820.42 per new dwelling unit;
• Renton School District Impact Fee assessed at $6,862.00 (+5% administrative fee) per new dwelling unit;
Parks Impact Fee currently assessed at $3,945.70 per new dwelling unit.
A handout listing Renton’s 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 is strongly encouraged to have
the application materials pre-screened. Please contact Alex Morganroth, Senior Planner at 425-430-7219 or
amorganroth@rentonwa.gov to schedule an appointment. .
Expiration: The preliminary plat would be valid for five years with a possible one-year extension. It is the applicant’s
responsibility to monitor the expiration dates