HomeMy WebLinkAboutC_PRE20-000242 Meeting Summary_201029PREAPPLICATION MEETING FOR
Prismo Project Short Plat
924 SW 4th Pl, Renton, WA 98057
PRE20-000242
CITY OF RENTON
Department of Community & Economic Development
Planning Division
October 29, 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: 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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M E M O R A N D U M
DATE: October 26, 2020
TO: Brittany Gillia, Assistant Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Prismo 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. Credit will be granted for the one existing home that is
removed or replaced.
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
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: October 26, 2020
TO: Brittany Gillia, Planner
FROM: Nathan Janders, Plan Reviewer
SUBJECT: Prismo Short Plat
924 SW 4th Pl
PRE20-000242
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) 2143700840. The
following comments are based on the pre-application submittal made to the City of Renton by the applicant.
Water
1. The project is within the City of Renton’s water service area in the Earlington 370 Pressure Zone.
2. The static water pressure is approximately 87 psi at ground elevation of 168 feet.
3. There is an existing 8-inch water main located in SW 4th Pl that can deliver a maximum flow capacity of 2,500
GPM (see water plan No. W-308205).
4. There are no existing fire hydrants within 300 feet of the property.
5. There is an existing 3/4-inch water service to the existing residence at 924 SW 4th Pl. This meter will be required
to be cut and capped at the property line.
6. A separate water service (1-inch) and meter is required for each lot. The meters will be installed by City forces
and a water meter permit is required for each new 1-inch meter. The sizing of the meter and of the private
service line to the buildings shall be in accordance with the most recent edition of the Uniform Plumbing Code
Meters shall be placed in landscape strips, or behind the sidewalk, and within the right‐of‐way. Meters shall
not be installed within driveways. The existing ¾-inch meter shall be cut and capped at the main line by city
forces. A water meter permit is required for this work.
7. A minimum 1-inch meter is required if the new homes are equipped with residential fire sprinkler systems.
8. A pressure reducing valve is required downstream of the domestic water meters where the water pressure
exceeds 80 psi.
9. Installation of off-site and on-site fire hydrants, as required. The location and number of hydrants will be
determined by the Fire Authority based on the final fire flow demand and final site plan.
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10. 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. Adequate
horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and
vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the
water main. Retaining walls, rockeries or similar structures cannot be installed over the water main unless
the water main is installed inside a steel casing.
11. A conceptual utility plan will be required as part of the land use application for the subject development.
12. 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 will be charged based on the rate at the time
of construction permit issuance.
The SDC fee for water is based on the size of the new domestic water to serve the project. The current
water fee is $4,400.00 per 1-inch service.
Water service installation charges for each proposed domestic water service is applicable. Water
Service installation is $2,875.00 per 1-inch service line.
Drop-in meter fee is $400.00 per ¾-inch meter and $460.00 per 1-inch meter.
If abandoned, a water system redevelopment credit will apply for the existing meter.
The full fee schedule can be found at:
https://rentonwa.gov/UserFiles/Servers/Server_7922657/Image/City%20Hall/Administrative%20Ser
vices/Finance/Finance/2019-2020%20Fee%20Schedule_Feb%202020.pdf
Sanitary Sewer
1. The project is within the City of Renton’s sanitary sewer service area.
2. There is an existing 8-inch gravity wastewater main located in SW 4th Pl (see record drawing S-308205).
3. Individual sewer stubs from the 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.
4. Record drawings indicate there is 1 existing sewer stub for the property at the southwest corner. The existing
stub can be CCTV’d and if found acceptable to the sewer department may be re-used if the size/locations are
compatible with the proposed plan. Lining of the stub may be required for re-use.
5. The site is served by a private on-site septic system. The septic system shall be abandoned in accordance with
King County Department of Health regulations and Renton Municipal Code.
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 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.
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The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-2018%20Fee%20Schedule.pdf
Surface Water
1. 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
Peak Rate Flow Control Standard Area. The site falls within the Black River drainage basin. The site contains
regulated slopes.
2. There are no existing surface water features on site or fronting the property. There is an existing 8 inch
stormwater main to the southest of the property on the north side of SW 4 th Pl (see record drawing W-3082)
and there is an existing ditch to the southeast of the property on the south side of SW 4th Pl.
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. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be
required to provide enhanced 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 in order of
preference by feasibility as described in Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan,
including the application of on-site BMPs, shall be included with the land use application, as applicable to the
project. The final drainage plan and drainage report must be submitted with the utility construction permit
application.
6. A geotechnical soils report for the site is required per the standards found in section C.1.3 of the 2017 RSWDM.
Information on the water table and soil permeability with recommendations of appropriate on site BMP’s per
Core Requirement #9 and Appendix C shall be included in the report. The geotech report should include
information on the type of soil, presence of fill, suitability of infiltration
7. 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
8. Erosion control measures to meet the City requirements shall be provided.
9. 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 full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-2018%20Fee%20Schedule.pdf
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Transportation
1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $150,000. The
proposed project fronts SW 4th PL to the south and private property on all other sides.
SW 4th Pl is classified as a Residential Access street with an existing right-of-way (ROW) width of
approximately 60 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 minimum 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.
2. Shared driveways are allowed for access up to 4 lots provided at least one of the four lots abuts a public
right-of-way with at least fifty lenear feet of frontage and the subject lots are not created by a subdivision of
ten or more lots. Refer to the shared driveway requirements as outlined in RMC 4-6-060J. Shared driveways
shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet; the fire
department may require the tract and paved surface to be up to twenty feet wide. If a shared driveway
abuts properties that are not part of the subdivision, an eight foot wide landscaped strip shall be provided
between the shared driveway and neighboring properties.
3. 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 width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns or the
taper section.
4. Current City of Renton standards require a turnaround for dead-end streets greater than 150 feet. Dead-end
streets up to 300 feet may utilize a hammerhead turnaround provided it meets the requirements for
emergency services access, including a 25-ft inside and 45-ft outside turning radius. Reference RMC 4-6-
060H. The hammerhead turnaround shall have a design approved by the Administrator and Fire and
Emergency Services.
5. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090.
6. Street lighting is not required for a project that consists of less than four (4) residential units or 5,000 square
feet of commercial. See RMC 4-6-060 for street lighting requirements.
7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench
Restoration and Street Overlay Requirements.
8. 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 property contains one single family home; the developer will receive a credit for the existing home
if it is demoed.
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.
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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:
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 2019 only and will be assessed based on
the fee that is current at the time of the permit application or issuance, as applicable to the permit type.
Please visit www.rentonwa.gov for the current development fee schedule.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: October 29, 2020
TO: Pre-Application File No. 20-000242
FROM: Brittany Gillia, Assistant Planner
SUBJECT: Prismo Project Short Plat
924 SW 4th Pl
2143700840
General: We have completed a preliminary review of the pre-application for the above-referenced development
proposal. The following comments on development and permitting issues are based on the pre-application
submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The
applicant is cautioned that information contained in this summary may be subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development
Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council).
Review comments may also need to be revised based on site planning and other design changes required by City
staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton
Municipal Code. The Development Regulations are available online at www.rentonwa.gov.
Project Proposal: The applicant is proposing to subdivide an existing parcel into two lots. The subject property is
located at 924 SW 4th Pl (APN 214370-0840). The project site totals 12,300 sq. ft. (0.28 acres) in area and is
currently developed with a single-family home and two accessory structures. 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 demolish the existing structures and construct new
detached single-family homes on each of the new lots. Both Lot 1 and Lot 2 are proposed to have an area of 6,150
square feet. Access to the two lots is proposed via a new access easement off of SW 4th Pl. According to COR Maps,
the parcel is mapped with regulated slopes. The applicant indicated 6 trees on the site to be proposed for removal.
Current Use: The project site is currently developed with a single-family home and two associated detached
accessory structures.
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 driveway tracts) and critical areas would be deducted from the
gross site area to determine the “net” site area prior to calculating density. The proposed access easement is
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required to located within a separate shared driveway tract (see “Access” section below for addition information).
The area of the driveway tract would be deducted from the gross site area when calculating the net density.
Using the gross area of 12,300 sq. ft., a 2-lot proposal arrives at a gross density of roughly 7 du/ac (2 lots / 0.248
acres = 7.0 du/ac) which would be within the permitted density range of the R-8 zone. In the event the applicant
can show that minimum density cannot be achieved due to lot configuration, lack of access, environmental or
physical constraints, minimum density requirements may be waived. 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. Please note that for short plats of parcels smaller than one acre, one parcel may be allowed to
be smaller than the required minimum lot size, if all other parcels meet the required minimum lot size standard
of the zone. In the R-8 zone, one parcel may be allowed to be four thousand five hundred (4,500) square feet.
Additionally, the subdivision regulations require new residential lots to contain a minimum width at their foremost
points (where the front property line meets ROW or private access) of no less than 80-percent of the required lot
width and no new lots shall have a depth-to-width ratio greater than four to one. The applicant would be required
to demonstrate compliance with lot standards of the zone at the time of formal application. This includes
addressing the width of Lot 1 to meet lot standards while accommodating an access tract that complies with
current street standards, as detailed below.
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 the setbacks for existing structures shall be demonstrated at the time of
preliminary short plat application submittal. Compliance with setbacks for proposed homes would be required
to be demonstrated at the time of building permit application.
Access/Driveways/Parking: Access to both lots is proposed via a 12-foot wide access easement off of SW 4th Pl.
Access easements are required to be placed in a separate shared driveway tract, which may be allowed for access
to four (4) or fewer residential lots (Per RMC 4-6-060.J.1), provided:
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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
e. The shared driveway is no more than three hundred feet (300') in length; and
f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and
personnel.
Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen
feet (16'); the Renton Fire Authority 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 of 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. The shared driveway may be required to include a
turnaround per subsection H of this Section. 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. Based on the provided plan and the lack of access options
to the northern portion of the parcel, the proposed access easement area would need to be widened to 16 feet
to accommodate Fire access. The proposed short plat layout would need to be revised to provide the onsite
shared driveway within a separate tract and an 8 foot landscape strip within a separate tract planted with a
mixture of trees, shrubs, and groundcover in order to reflect these standards. Per current standards, the
residential lot that abuts SW 4th Pl must be at least 50 linear feet wide after platting. Due to the minimum lot
width of 50 feet, the minimum access tract width of 16 feet, and the 8 feet of required landscaping, the minimum
starting parcel would need to be 78 linear feet along SW 4th Pl to accommodate a short plat without proposing
any modifications to from street standards or variances from current lot dimensional standards.
Alley access is the preferred street pattern for all new residential development 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.
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Fences/Retaining Walls: Any proposed fences must be designated on the landscape plan. Retaining walls shall be
composed of brick, rock, textured or patterned concrete, or other masonry product that complements the
proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base
of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for
additional information.
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.
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 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. The Administrator may require independent review of any land use application that involves tree
removal and land clearing at the City's discretion. 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 pro posed
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, regulated slopes (<=40%) are mapped on portions of the project site.
Whenever a proposed development requires a development permit and a geologic hazard, including sensitive
slopes, is present on the site of the proposed development or on abutting or adjacent sites within fifty feet (50')
Prismo Project Short Plat,
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of the subject site, geotechnical studies by licensed professionals, such as a geotechnical engineer and/or
engineering geologist, shall be required. The geotechnical report would need to demonstrate that the proposal
would not increase the threat of the geological hazard to adjacent or abutting properties beyond pre-development
conditions; the proposal will not adversely impact other critical areas; and the development can be saf ely
accommodated on the site. It is the applicant’s responsibility to ascertain whether 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 application would be
reviewed within an estimated time frame of six to eight weeks. The administrative short plat application fee for
2020 is $5,544.00 ($5,280.00 each plus a 5% Technology Surcharge Fee). Each modification request is $262.50
($250.00 each plus a 5% Technology Surcharge Fee). All fees are subject to change and fees are expected to
increase in 2021. Detailed information regarding the land use application submittal can be found on the City’s
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. Public
Information Signs are required for all Type II Land Use Permits, as classified by RMC 4-8-080. Public Information
Signs are intended to inform the public of potential land development, specific permits/actions being considered
by the City, and to facilitate timely and effective public participation in the review process. The applicant must
follow the specifications provided in the public information sign handout (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.
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. Credit would be given for the existing home on the site. The 2020 impact fees are as
follows:
A Transportation Impact Fee based on $7,820.42 each new dwelling unit;
A Parks Impact Fee based on $3,945.70 per each new a dwelling unit;
A Fire Impact fee of $829.77 per each new dwelling unit; and
Renton School District Impact Fee is $6,862.00 (+5% administrative fee) per each new 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 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 applicant’s responsibility to monitor the expiration dates.