HomeMy WebLinkAboutPRE20000269_Meeting SummaryPREAPPLICATION MEETING FOR
Cypress Lane Short Plat
PRE 20-000269
CITY OF RENTON
Department of Community & Economic Development
Planning Division
December 3, 2020
Contact Information:
Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov
Public Works Plan Reviewer: Jonathan Chavez, 425-430-7388, jchavez@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org
Building Department Reviewer: Rob Shuey, 425.430.7235
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).
M E M O R A N D U M
DATE: November 30, 2020
TO: Jing Ding, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: 162nd 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 on e fire hydrant is
required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to
1,500 gpm. Water is provided by Soos Creek Water District. A water availability certificate will
be required from the water district.
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 existing homes that
are 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. Distance of dead-end street in this case is measured out to
114th Avenue Southeast. Distance of dead-end street exceeds 300-feet, so a full 90-foot
diameter cul-de-sac is required.
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: November 30, 2020
TO: Jill Ding, Senior Planner
FROM: Jonathan Chavez, Civil Engineer III
SUBJECT: 162nd Street Short Plat
PRE20-000269
I have reviewed the pre-application submittal for the above referenced project at 11221 &
11233 SE 162nd Street (KC Parcel ID: 0088000132 & 0088000151). The applicant is proposing to
subdivide 2 existing lots into 8 new buildable lots.
WATER
1. Water service is provided by Soos Creek Water and Sewer District.
2. Applicant shall obtain a water availability certificate from the District and provide it with
the civil construction permit submittal.
3. Review of the water plans will be conducted by Soos Creek Water and Sewer District
and the Renton Regional Fire Authority.
4. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for
final review prior to permit issuance.
SEWER
1. Sewer service is provided by Soos Creek Water and Sewer District.
2. Applicant shall obtain a sewer availability certificate from the District and provide it with
the civil construction permit submittal.
3. Review of the sewer plans will be conducted by Soos Creek Water and Sewer District.
4. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for
final review prior to permit issuance.
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 Black River 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.
2. The site topography slopes moderately from the east to the west. The site contains
regulated slopes. There is an existing stormwater ditch located along the property
frontage on SE 162nd Street.
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
SE 162nd Street Short Plat – PRE20-000269
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November 30, 2020
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. Construction Storm water General Permit from the Department of Ecology is required if
clearing and grading of the site exceeds one acre.
9. Erosion control measures to meet the City requirements shall be provided.
10. The current City of Renton Surface Water Standard Plans that shall be used in all
drainage submittals are available online at the City of Renton website.
11. The 2020 Surface water system development fee is $0.76 per square foot of new
impervious surface, but no less than $1,900.00. This is payable prior to issuance of the
construction permit. This fee is subject to change based on the calendar year the
construction permit is issued.
TRANSPORTATION
1. The proposed development fronts SE 162nd Street along the north property line(s). SE
162nd Street is classified as a residential access street. Per RMC 4-6-060, the minimum
right of way width for a residential access street is 53 feet. Per City code 4-6-060, half
street improvements shall include a pavement width of 26 feet (13 feet from
centerline), a 0.5-foot curb, an 8-foot planting strip, an 5-foot sidewalk, street trees and
storm drainage improvements.
a. Refer to the following record drawings to design the frontage improvements to
match existing improvements along SE 162nd Street:
SE 162nd Street Short Plat – PRE20-000269
Page 3 of 4
November 30, 2020
i. https://edocs.rentonwa.gov/Documents/DocView.aspx?id=1336813&
2. 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.
3. The new street intersection radius must be a minimum of 25’.
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.
a. Ramps across new/existing curb ramps must be ADA compliant (upgraded) as
well.
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. Paving and trench restoration shall comply with the City’s Trench Restoration and
Overlay Requirements.
8. The transportation impact fee is based on the type of land use. For single-family
residential, 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:
SE 162nd Street Short Plat – PRE20-000269
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November 30, 2020
a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b. Detention vaults for storm water flow control.
c. Demo of any existing structures on the project site(s).
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.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: December 3, 2020
TO: Pre-Application File No. 20-000269
FROM: Jill Ding, Senior Planner
SUBJECT: 162nd St Short Plat
11221 & 11233 SE 162nd St
(Parcel Nos. 0088000132 & 0088000151)
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 https://www.codepublishing.com/WA/Renton/.
Project Proposal: The applicant is proposing to subdivide two existing parcels into 8 residential lots, one
lot/stormwater tract (Lot 3) and two shared driveway tracts (Tracts A and B). The subject property is located at
11221 and 11233 SE 162nd St (parcel nos. 0088000132 and 0088000151) along the south side of SE 162nd St. The
project site totals 67,977 square feet (1.56 acres) in area and is currently developed with two single-family homes
and associated detached accessory structures, proposed for removal. The site has a Comprehensive Plan Land Use
of Designation of Residential Medium Density and a zoning designation of Residential-8 (R-8). The proposed lot
sizes would range from 5,013 SF to 5,990 SF and the Lot 3/stormwater tract is proposed at 9,046 SF. Access to
the proposed lots is proposed via a new dead end public street off of SE 162nd St, which terminates in a cul-de-sac
turnaround. No critical areas are mapped on the project site.
Current Use: The project site is currently developed with two single-family homes and associated detached
accessory structures, which are proposed for removal.
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 private access easements) and critical areas
would be deducted from the gross site area to determine the “net” site area prior to calculating density. Using the
162nd St Short Plat
Page 2 of 5
December 3, 2020
gross area of 67,977 square feet (1.56 acres), an 8-lot short plat arrives at a gross density of 5.13 du/ac (8 lots /
1.56 acres = 5.13 du/ac), which is within the permitted density range; however, the area of the shared driveway
tracts and any public right-of-way dedication would need to be deducted to calculate net density. Calculations 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
preliminary 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).
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. Compliance with the building standards for the new single-family residences would be reviewed at the
time of building permit review.
Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The
required setbacks for the R-8 zone are: Front yard: 20 feet for the primary structure, except when all vehicle access
is taken from an alley, then 15 ft ; 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. Please note that lots with frontage
on both a public street and a shared driveway are classified as corner lots and therefore are subject to corner
lot yard standards.
Compliance with the setbacks for the proposed new single-family homes will be verified at the time of building
permit review.
Access/Driveways/Parking: Access to the proposed lots is proposed via a new dead end public street off of SE
162nd St, access to Lot 1 and 2 would be provided via Shared Driveway Tract A and access to Lots 5 and 6 would
be provided via a Shared Driveway Tract B. Shared driveways may be allowed for access to four (4) or fewer
residential lots, provided:
a. At least one of the four (4) lots abuts a public right-of-way and the street frontage of the lot is equal to or
greater than the lot width requirement of the zone;
b. The subject lots are not created by a subdivision of ten (10) or more lots;
c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic and/or
pedestrian circulation through the short subdivision or to serve adjacent property;
d. The shared driveway would not adversely affect future circulation to neighboring properties;
e. The shared driveway is no more than three hundred feet (300') in length; and
f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and
personnel.
162nd St Short Plat
Page 3 of 5
December 3, 2020
Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen
feet (16'); the Fire Department may require the tract and paved surface to be up to twenty feet (20') wide. If a
shared driveway abuts properties that are not part of the subdivision, an eight foot (8') wide landscaped strip shall
be provided between the shared driveway and neighboring properties. The landscape strip shall be within a tract
and planted with a mixture of trees, shrubs, and groundcover. The shared driveway may be required to include a
turnaround per subsection H of RMC 4-6-060. The maximum grade for the shared driveway shall not exceed fifteen
percent (15%), except for within approved hillside subdivisions.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. Compliance with driveway standards would be verified at the time of building
permit review. Each lot is required to accommodate off street parking for a minimum of two vehicles with one
additional space required for the Accessory dwelling unit.
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.
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 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.
162nd St Short Plat
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December 3, 2020
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 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, no critical areas are mapped on the project site. 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.
Environmental Review: Subdivisions of 9 or fewer residential lots is exempt from Environmental (SEPA) Review.
Permit Requirements: The proposal would require administrative short plat approval. The 2021 administrative
short plat application fee is $5,680 ($5,410 plus a 5% Technology Surcharge Fee). Any modifications requested
would be an additional $273 ($260 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 permitting page at
permitting.rentonwa.gov and clicking on “Land Use”, 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 2021 impact fees are as follows:
A Transportation Impact Fee based on $10,861.69 per each new detached dwelling unit.
A Parks Impact Fee based on $2,914.99 per each new detached dwelling unit.
A Fire Impact fee of $829.77 per each new detached dwelling unit.
A Renton School District Impact Fee of $7,681.00 (plus a 5% processing charge) 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 send a copy
of the application materials via email prior to submitting the complete application package. Please contact Jill
162nd St Short Plat
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December 3, 2020
Ding, Senior Planner at jding@rentonwa.gov or 425-430-6598 before sending any documents associated with
the project.
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.