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PREAPPLICATION MEETING
Sky Plat 460 – Raymond Ave NW
460 Raymond Ave NW
PRE22-000056
CITY OF RENTON
Department of Community & Economic Development
March 10, 2022
Contact Information:
Planner: Andrew Van Gordon, 425.430.7286, avangordon@rentonwa.gov
Public Works Plan Reviewer: Yong Qi, 425.430.7439, yqi@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 assigned planner to have the documents pre-
screened.
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,
Community & Economic Development Administrator, Public Works Administrator, and
City Council).
M E M O R A N D U M
DATE: March 2, 2022
TO: Andrew Van Gordon, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Sky Short Plat
1. The fire flow requirement for a single-family home is 1,000 gpm minimum for dwellings
up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square
feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is
required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to
1,500 gpm. Existing hydrants can be counted toward the requirements if they meet current
code including 5-inch storz fittings, none of the existing hydrants are such equipped. Dead end
existing small 6-inch water main in Raymond Place Northwest cannot deliver the minimum fire
flow required and would have to be replaced.
2. The fire impact fees are currently applicable at the rate of $829.77 per single family unit.
Credit will be granted for the removal/retention of the one existing home.
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. A cul-de-sac type turnaround is required and shall
be a minimum of 90-foot diameter. Dead end street as proposed is at the maximum length
allowed by city code, 700-feet long. All homes by city ordinance beyond 500-feet long dead
end are required to be equipped with an approved fire sprinkler system, this would be lot
numbers 5 through 10. Maximum street grade is 15 percent.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: March 10, 2022
June 20, 2011
TO: Andrew Van Gordon, Planner
FROM: Yong Qi, Development Engineer
SUBJECT: Sky Plat
460 Raymond Ave NW, Renton, WA
PRE22-000056
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 #
0723059055 & 0723059104. The following comments are based on the pre-application submittal made
to the City of Renton by the applicant.
Water
1. Water service is provided by City of Renton. There is an existing 3/4-inch water meter serving the
existing residence on the west property (Facility ID No. LAT-005270).
2. There is a 6-inch dead end water main in Raymond Place NW (Record Dwg: W-0148) that can
deliver 750 gpm. There is a 12-inch water main in 84th Ave South (Record Dwg: W-092501) that
can deliver a maximum flow rate of 2,500 gpm. The static water pressure is about 45 psi at ground
elevation 390 feet.
3. Below is a summary of the existing fire hydrants in the vicinity of the site. Please refer to the
Renton Regional Fire Authority (RRFA) for fire hydrant requirements:
a. One within the west side planting strip of 84th Ave S to the west of the project site
(Facility ID No. WSV-08535).
b. One at the intersection of 84th Ave S and S 126th Street to the northwest of the
project site (Hydrant ID No. HYD-NW-00053).
4. Based on the review of project information submitted for the pre-application meeting, in order
to provide domestic and fire protection service to the development will include but not limit to
the items that follow:
a. Water service to the east 6 lots will be provided by installing a new 10-inch water main from
84th Ave south in Raymond Place NW and extended on site.
Sky Plat PRE22-000056 Page 2 of 5
March 10, 2022
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b. The location and number of fire hydrants will be determined by the RRFA based on the final
fire flow demand and final site plan
c. A 15-foot-wide public water easement is required for any public water main, hydrants and
water meters located outside City Right of Way.
d. A separate water service (1-inch) and meter is required for each lot. The meter will be
installed by City forces and a water meter permit is required. The sizing of the meter and of
the private service line to the building shall be in accordance with the most recent edition of
the Uniform Plumbing Code (UPC). Meters shall be placed in landscape strips and shall not
be installed within driveways. 84th Ave S is a king-county ROW and a County permit will be
required for utility and roadway work within 84th Ave S.
e. A minimum of 1-inch meter is required if the new homes are served by sprinkler systems.
f. Water mains shall have a minimum 10-foot horizontal and 1.5-foot vertical clearance
between sanitary and storm utilities. Clearance is measured from outside edge to outside
edge of pipe.
g. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if
applicable.
5. A conceptual utility plan will be required as part of the land use application for the subject
development.
6. 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 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 structural cannot be installed over the water main unless the water
main is installed inside a steel casing.
7. The development is subject to applicable water system development charges (SDC’s) fee 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 fees for water connections, cut and caps, and
purity tests. Current fees can be found in the 2022 Development Fees Document on the City’s
website. Fees will be charged based on the rate at the time of construction permit issuance.
a. The SDC fee for water is based on the size of the new domestic water to serve the project.
The current water fee is $ 4,500 per 1-inch meter, and $ 22,500 per 1-1/2-inch meter.
b. Water service installation charges for each proposed domestic water service is applicable.
Water service installation is $2,875 per 1-inch service line, and $ 4,605 per 1-1/2-inch
service, and the Contractor will provide the materials and will install the service line and
water meter.
c. Drop-in meter fee is $ 460 per 1-inch meter, and $ 750 per 1-1/2-inch meter.
d. A credit will be applied to the existing service if abandoned.
e. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe
nton&cr=1
Sewer
1. Sewer service is provided by City of Renton.
2. There is an existing 8’’ concrete gravity wastewater main located in the Raymond Place NW
flowing to the east (Record Dwg: S-006706).
Sky Plat PRE22-000056 Page 3 of 5
March 10, 2022
3
3. The project is required to add a sewer main extension from the site to the sewer main located in
the Raymond Place NW. A minimum of 8-inch sewer main extension conforming to the standards
in RMC 4-6-040 is required.
4. 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.
5. A conceptual utility plan will be required as part of the land use application for the subject
development.
6. 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 2022 Development Fees Document on the City’s website. Fees will be charged
based on the rate at the time of construction permit issuance.
a. The current sewer fee is $ 3,500 per 1-inch meter, and $ 17,500 per 1-1/2-inch meter.
b. Final determination of applicable fees will be made after the water meter size has been
determined.
c. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityo
fRenton
Surface water
1. There are 12-inch concrete storm main and associated catch basins (Record Dwg: 906075)
flowing to the east along the northeast property line.
2. Refer to Figure 1.1.2.A – Flow Chart in the 2017 City of Renton Surface Water Manual (2017
RSWDM) to determine what type of drainage review is required for this site. A drainage
study complying with the 2017 RSWDM will be required. Based on the City’s flow control
map, this site falls within the Flow Control Duration Standard area (matching Forested site
conditions). The project site is located in the West Lake Washington - Seattle South basin
and West Hill sub basin.
3. Drainage report and drainage plans based on 2017 RSWDM are required to be provided.
4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the
applicant will be required to provide basic water quality treatment. Any proposed detention
and/or water quality vault shall be designed in accordance with the 2017 RSWDM. 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. Special inspection from the
building department is required.
5. Any new storm conveyance 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.
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 extend 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 appliable to the project. The final drainage plan and drainage report must be
submitted with the utility construction permit construction.
7. The east portion of the site is located within the High Landslide Hazard area. The site also
contains steep slope hazard areas (sensitive and protected slopes) and an erosion hazard
area located on the south and southwest.
Sky Plat PRE22-000056 Page 4 of 5
March 10, 2022
4
8. A geotechnical report for the site is required and shall be submitted with the land use
application. Information concerning the soils, geology, drainage patterns, vegetation present,
water table and soil permeability, with recommendations of appropriate on-site BMP options
with typical designs for the site from the geotechnical engineer, shall be submitted with the
application. The geotechnical report should include an on-site infiltration test to clearly show
if the site is suitable or unsuitable for infiltration.
9. Erosion control measures to meet the City requirements shall be provided.
10. All work proposed outside of the applicant’s property will require a permanent drainage
easement to be provided to the City and a temporary construction easement prior to any
permits being issued.
11. The current City of Renton Surface Water Standard Plans that shall be used in all drainage
submittals. The current City of Renton Standard details are available online at the City of
Renton website:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRent
on.
12. Construction Storm water General Permit from the Department of Ecology is required if
clearing and grading of the site exceeds one acre.
13. The development is subject to a surface water system development charge (SDC) fee. Fees
will be charged based on the rate at the time of construction permit issuance.
a. The 2022 Surface water system development fee is $0.84 per square foot of new
impervious surface, but no less than $2,100.00.
b. The full schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=C
ityofRenton
TRANSPOTATION
1. 84th Ave S is within the jurisdiction of King County. Applicant will need to contract King County to
determine if additional right of way (ROW) or frontage improvements will be required.
2. The project proposes to subdivide the east portion of the site into 6 residential Lots accessing
through Raymond Place NW, which requires a public residential access and turnaround per RMC
4-6-060. The new public residential access will require a minimum ROW width of 53 feet, 20’
paved fire lanes, half street improvements including 0.5 feet of cub and gutter, an 8-foot
planting strip, and 5-foot sidewalk, street trees and storm drainage improvements. Please refer
to the Fire Authority for fire access roadways requirement.
3. 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.
4. Undergrounding of all exiting utilities is required on all frontages per RMC 4-6-090.
5. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
6. Street lighting and trees are required to meet current city standards. Lighting plans are required
to be submitted with the land use application and will be reviewed during the construction utility
permit review.
Sky Plat PRE22-000056 Page 5 of 5
March 10, 2022
5
7. A traffic study meeting City of Renton traffic study guidelines is required at the land-use submittal.
If the result of the study is more than 20 new trips in the AM or PM peak hours, a traffic impact
analysis will be required.
8. The development is subject to transportation impact fees. Fees will be charged based on the rate
at the time of construction permit issuance.
a. Unless noted otherwise in the Fee Schedule, for a single-family dwelling, the 2022
transportation impact fee is $10,861.69.
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.
c. Demo of any existing structures on the project site(s).
6. Fees quoted in this document reflect the fees applicable in the year 2022 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 fee schedule.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: March 10, 2022
TO: Pre-Application File No. 22-000056
FROM: Andrew Van Gordon, Associate Planner
SUBJECT: Sky Plat 460 – Raymond Ave NW – 460 Raymond Ave NW (Parcel
numbers 072305-9055, 072305-9104)
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 subject property is two (2) lots located at 460 Raymond Ave NW (Parcel
numbers 072305-9055, 072305-9104). 460 Raymond Ave NW (parcel 072305-9055) has public
street frontage on 84th Ave S and is located within the R-8 Zone; parcel 072305-9104 has street
frontage on Raymond Pl NW and is within the R-8 Zone. The combined site area is approximately
149,847 square feet (3.44 acres); parcel 072305-9055 is currently improved with a detached
dwelling. The proposal is to subdivide the properties into ten (10) residential lots and two tracts.
Access to Lot 1 through Lot 4 is proposed from 84th Ave S. Access for the remainder is proposed
via an approximately 260-foot dead-end with cul-de-sac extension of Raymond Pl NW.
Of note, the applicant’s narrative identifies a subdivision of 10 lots with two tracts, but the
provided site plan appears to show nine lots and two tracts. As the applicant is requesting updated
information for PRE15-000480, this memo will review against 10 lots as that was the number of
proposed lots for the previous pre-application meeting.
Current Use: The project area is currently developed with a detached dwelling on parcel 072305-
9055. Per the provided designs the existing dwelling would be demolished. Parcel 072305-9104 is
vacant.
Zoning/Density Requirements/Land Use: The subject property is located within the Residential-
8 (R-8) zoning classification. The density range allowed in the R-8 zone is a maximum of 8 dwelling
units per net acre with a minimum of 4 dwelling units per net acre; if alleys are not part of the
proposed or existing street configuration, and alleys are considered practical, the maximum
density shall be 6 dwelling units. The Residential Medium Density Land Use designation is
Sky Plat 460 – Raymond Ave NW, PRE22-000056
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March 10, 2022
intended to implement the R-8 zone. The R-8 zone 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. It is intended to accommodate
uses that are compatible with and support high-quality environment and add to a sense of
community. Detached dwelling units are permitted within the R-8 zone.
Density: The area of public and private streets, legally recorded private access easements and
critical areas (i.e. very high landslide hazard areas, protected slopes, wetlands, Class 1 to 4 streams
and lakes, or floodways) would be deducted from the gross site area to determine the “net” site
area prior to calculating density. To calculate the proposed density of the project, any area of
public road, private driveway/easement, and/or critical area dedication must be known. All
fractions which result from net density calculations shall be truncated at two (2) numbers past
the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density that
result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole number. Those
density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the
nearest whole number. Based on the approximate gross land area of 3.44 acres, a 10-lot
proposal arrives at a gross density of approximately 2.90 du/ac (10 lots / 3.44 gross acres = 2.90
du/ac). 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 Residential 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 and 60 feet for corner lots;
minimum lot depth is 80 feet. To meet the variation requirements of RMC 4-2-115, lot dimensions
and setbacks are allowed to be decreased and/or increased; provided, that when averaged the
applicable lot standards of the zone are met. The minimum front and rear yard setback reduction
shall be limited to two and one-half feet (2.5’) or ten percent (10%), whichever is greater. The
minimum lot width and lot area reduction shall be limited to ten percent (10%) of the lot width
and lot area of the zone. The variation requirements of RMC 4-2-115 do not require variations to
the lot depth requirements; therefore, the averaging position is not applicable to the minimum
lot depth requirements. Width between side lot lines at their foremost points (i.e., the points
where the side lot lines intersect with the street right-of-way line) shall not be less than eighty
percent (80%) of the required lot width except in the cases of (1) pipestem lots, which shall have
a minimum width of twenty feet (20') and (2) lots on a street curve or the turning circle of cul-de-
sac (radial lots), which shall be a minimum of thirty five feet (35'). No residentially zoned lot shall
have a depth-to-width ratio greater than four-to-one (4:1) (RMC 4-7-170). Based on the pre-
application submittal provided by the applicant, it is unclear if all lots are fully meeting lot sizing
requirements because the provided lot layout drawings are blurry and difficult to read.
Compliance with the development standards would be verified at time of preliminary
subdivision review.
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. Wall plates of a
modulated portion of a building may exceed the maximum wall plate height if the roof surface
does not exceed the ridgeline of the primary roof surface. Such facade modulations shall be no
wider than ten feet (10') or twenty five percent (25%) of the building elevation, whichever is
Sky Plat 460 – Raymond Ave NW, PRE22-000056
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March 10, 2022
greater. 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. If the height of wall plates on a building are less than
the stated maximum the roof may project higher to account for the difference, yet the combined
height of both features shall not exceed the combined maximums (e.g., if the maximum wall plate
height of a zone is twenty-four feet (24') and the wall plates of a structure are no taller than
twenty feet (20'), the roof may project up to ten feet (10') instead of six feet (6')). Common
rooftop features, such as chimneys, may project an additional four (4) vertical feet from a roof
surface. The topmost surface of roofs pitched less than 4:12 and rooftop decks shall be below the
maximum wall plate height unless such surfaces are stepped back one and one-half (1.5)
horizontal feet from each minimum building setback line for each one vertical foot above the
maximum wall plate height, in which case they may extend up to six (6) vertical feet above the
maximum wall plate height. Deck enclosures (i.e., railings) located above the maximum wall plate
height and not stepped back shall be constructed of transparent tempered glass or its equivalent,
as determined by the Administrator. For shed roofs, wall plates supporting a primary roof surface
that has only one sloping plane (e.g., shed roof) may exceed the stated maximum if the average
of wall plate heights is equal to or less than the maximum wall plate height allowed. Accessory
structures are also included in building lot coverage calculations. New structures would need to
comply with the maximum building coverage, impervious surface requirements, and building
height regulations of the zone 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, except when all
vehicle access is taken from an alley then 15 ft. for the primary structure; Rear yard: 25 feet; Side
yards: 5 feet; and secondary front yards: 15 feet. In the R-8 zone, to ensure adequate vehicle
maneuvering area, garages and carports that are accessed through alleys shall be set back as
follows:
• Nine-foot (9’) garage doors shall be at least twenty-six feet (26’) from the back edge of
the alley; or
• Sixteen-foot (16’) garage doors shall be at least twenty-four feet (24’) from the back edge
of the alley.
Except for alley-accessed garages conforming to the above, the vehicle entry for a garage or
carport shall be set back twenty feet (20’) from the property line where vehicle access is provided;
all other facades of a garage shall be subject to the applicable zone’s minimum setback.
Compliance with required setbacks for the new detached dwellings would be verified at the time
of building permit application.
Residential Design and Open Space Standards: The project would be subject to RMC 4-2-115,
“Residential Design and Open Space Standards” effective at the time of complete application.
Lot Configuration: One of the following is required of preliminary plat applications:
1. Lot width variation of ten feet (10’) minimum of one per four (4) abutting street-fronting
lots, or
2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square feet size
difference) for street-fronting lots, or
3. A front yard setback variation of at least five feet (5’) minimum for at least every four (4)
abutting street fronting lots.
Lots shall be configured to achieve both of the following:
Sky Plat 460 – Raymond Ave NW, PRE22-000056
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March 10, 2022
1. The location of stormwater infiltrating LID facilities is optimized, consistent with the
Surface Water Design Manual. Building and property line setbacks are specified in the
Surface Water Design Manual for infiltration facilities.
2. Soils with good infiltration potential for stormwater management are preserved to the
maximum extend practicable as defined by the Surface Water Design Manual.
Compliance with the standards would be verified at time of preliminary subdivision review.
Garages: The visual impact of garages shall be minimized, while porches and front doors shall be
the emphasis of the front of the home. Garages shall be in a manner that minimizes the presence
of the garage and shall not be located at the end of view corridors. Alley access is encouraged. If
used, shared garages shall be within an acceptable walking distance to the housing unit it is
intended to serve.
Primary Entry: Entrances to homes shall be a focal point and allow space for social interaction.
Front doors shall face the street and be on the facade closest to the street. When a home is
located on a corner lot (i.e., at the intersection of two roads or the intersection of a road and a
common space) a feature like a wrapped porch shall be used to reduce the perceived scale of the
house and engage the street or open space on both sides.
Façade Modulation: Buildings shall not have monotonous facades along public areas. Dwellings
shall include articulation along public frontages; the articulation may include the connection of an
open porch to the building, a dormer facing the street, or a well-defined entry element.
Windows and Doors: Windows and front doors shall serve as an integral part of the character of
the home. Primary windows shall be proportioned vertically rather than horizontally. Vertical
windows may be combined to create a larger window area. Front doors shall be a focal point of
the dwelling and be in scale with the home. All doors shall be of the same character as the home.
Scale, Bulk and Character: A diverse streetscape shall be provided by using elevations and models
that demonstrate a variety of floor plans, home sizes, and character. Neighborhoods shall have a
variety of home sizes and character.
Roofs: Roofs shall represent a variety of forms and profiles that add character and relief to the
landscape of the neighborhood. The use of bright colors, as well as roofing that is made of material
like gravel and/or a reflective material, is discouraged.
Eaves: Eaves should be detailed and proportioned to complement the architectural style of the
home.
Architectural Detailing: Architectural detail shall be provided that is appropriate to the
architectural character of the home. Detailing like trim, columns, and/or corner boards shall
reflect the architectural character of the house.
Materials and Color: A diversity of materials and color shall be used on homes throughout the
community. A variety of materials that are appropriate to the architectural character of the
neighborhood shall be used. A diverse palette of colors shall be used to reduce monotony of color
or tone.
Access/Parking: Access to the four western lots is proposed via direct access onto 84th Ave S.
Access to the remainder of lots is proposed via direct access onto an approximately 260-foot dead
end cul-de-sac extension of Raymond Pl NW. Each lot is required to accommodate off street
parking for a minimum of two vehicles. The maximum width of single loaded garage driveways
shall not exceed 9 feet and double loaded garage driveways shall not exceed 16 feet for single
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family dwellings. Maximum driveway slopes shall not exceed fifteen percent (15%); provided, that
driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive
drainage discharge to restrict runoff from entering the garage/residence or crossing any public
sidewalk. Detached dwellings are required to provide a minimum of two (2) parking spaces per
dwelling unit. Driveways shall not be closer than five feet (5’) to any property line except as
allowed per RMC 4-4-080 I.9 Joint Use Driveways. Adjoining lots may utilize a joint use driveway
accessed from a public street where such joint use driveway reduces the total number of
driveways entering the street network, subject to the approval of the Department of Community
and Economic Development. Joint use driveways must be created upon the common property
line of the properties served or through the granting of a permanent access easement when said
driveway does not exist upon a common property line. If the adjoining lots are residential, the
joint use driveway shall provide access to no more than two (2) lots and each lot shall abut a public
street. Joint use access to the driveway shall be assured by easement or other legal form
acceptable to the City.
Residential access for streets requires a right-of-way of fifty-three feet (53’) with sidewalks,
planting strips, street trees and curbs on both sides; parking lanes are required on one side of the
street. Dead end roads greater than 300 feet in length, as measured from the right-of-way line,
are required to be designed as cul-de-sacs. Cul-de-sac and dead-end streets are limited in
application and may only be permitted by the Administrator where, due to demonstrable physical
constraints, no future connection to a larger street pattern is physically possible. Cul-de-sacs shall
have a minimum paved and landscaped radius of forty-five feet (45') with a right-of-way radius of
fifty-five feet (55') for the turnaround.
Alley access is the preferred street pattern for new residential development in the R-8 zone. New
residential development in areas without existing alleys shall utilize alley access for interior lots;
interior lots are defined as a lot that generally abuts or has frontage on only one street. 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.
Landscaping: With the exception of critical areas, all portions of the development area not
covered by structures, required parking, access, circulation or service areas, must be landscaped
with native, drought-resistant vegetative cover. The minimum on-site landscape width required
along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in
the ROW planter will also be required. Landscaping may include hardscape such as decorative
paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths
between the curb and sidewalk are established according to the street development standards of
RMC 4-6-060. Street trees and, at a minimum, groundcover are to be located in this area when
present. Street trees shall be planted in the center of the planting strip between the curb and the
sidewalk at the following intervals; provided, that, where right-of-way is constrained, irregular
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intervals and slight increases or decreases may be permitted or required. Additionally, trees shall
be planted in locations that meet required spacing distances from facilities located in the right-
of-way including, but not limited to, underground utilities, street lights, utility poles, traffic signs,
fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree
List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on
center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing
trees: fifty feet (50') on center. A conceptual landscape plan shall be provided with the land use
application as prepared by a licensed Landscape Architect, a certified nurseryman or other
certified professional.
Storm drainage facilities are required to comply with the minimum 15-foot perimeter
landscaping strip on the outside of the fence unless otherwise determined through the site plan
review or subdivision review process. Please refer to landscape regulations RMC 4-4-070 for
further general and specific landscape requirements.
Significant Tree Retention: Staff review of aerial images of the site identifies there are mature
trees on the site. If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and
cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with
an arborist report, tree retention plan and tree retention worksheet shall be provided with the
formal land use application as defined in RMC 4-8-120. The tree retention plan must show
preservation of at least 30% of significant trees. The Administrator may authorize the planting of
replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an
insufficient number of trees can be retained. Please refer to Tree Retention and Land Clearing
Regulations RMC 4-4-130 for further general and specific tree retention and land clearing
requirements.
In addition to retaining 30% of existing significant trees, each new lot would be required to provide
a minimum tree density of 2 trees per 5,000 square feet of lot area onsite. Protected trees that
do not contribute to a lot's required minimum tree density shall be held in perpetuity within a
tree protection tract.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on
slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their
associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen
inches (18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other
significant native evergreen or deciduous trees; and other significant non-native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods
are used as part of an approved enhancement project within a critical area or its buffer.
The Administrator may require independent review of any land use application that involves tree
removal and land clearing at the City's discretion.
If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch
caliper or an evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new
trees to replace each protected tree removed. Trees located within public rights-of-way and
shared driveways do not count towards tree retention standards. A formal tree retention plan
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prepared by an arborist or landscape architect would be reviewed at the time of the Short Plat
application.
Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project,
the location must be designated on the landscape plan and grading plan with top of wall and
bottom of wall elevations. 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. The maximum height
of any fence or retaining wall is 72-inches subject to further height limitations in setbacks and
clear vision areas noted in RMC 4-4-040D. 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.
Hillside subdivisions: A subdivision in which the average aslope is twenty percent (20%) or in
which any street in the subdivision has grades greater than fifteen percent 15% at any point. The
subject development may be considered to be a hillside subdivision, as it appears much of the
property is located in an area identified as regulated slopes on the City’s critical area maps.
The following additional standards shall apply to hillside subdivisions (RMC 4-7-220):
1. Application Information: Information concerning the soils, geology, drainage patterns,
and vegetation 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
that the development of the hillside subdivision will not result in soil erosion and
sedimentation, landslide, slippage, excess surface water runoff, increased costs of
building and maintaining roads and public facilities and increased need for emergency
relief and rescue operations.
2. Grading: Detailed plans for any proposed cut and fill operations shall be submitted. These
plans shall include the angle of slope, contours, compaction, and retaining walls. Plans
shall be consistent with requirements in RMC 4-4-060, Grading, Excavation and Mining
Regulations.
3. Tracts: Areas of the subdivision deemed to be critical areas due to designation as
protected slopes shall be located within a tract or tracts.
4. Streets:
a. Streets may only have a grade exceeding fifteen percent (15%) if approved by the
Department and the Fire Department.
b. Street widths may be less than those required in the street standards for streets
with grades steeper than fifteen percent (15%) if parking prohibition on one or
both sides of the street is approved by the Administrator.
5. Lots: Lots may be required to be larger than minimum lot sizes required by the Zoning
Code. Generally, lots in steeper areas of the subdivision should be larger than those in
less steep areas of the subdivision.
6. Erosion Control Requirements: Any clearing or grading shall be accompanied by erosion
control measures as deemed necessary by the Department.
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Critical Areas: According to COR Maps, the following critical areas may exist on the site: high
erosion hazard areas, moderate and high landslide hazard areas, regulated slopes >15% & <=25%,
regulated slopes >25% & <=40%, and regulated slopes >40% & <=90%. Geotechnical studies are
required for development proposed on sites with any of the following geologically hazardous
areas:
a. Sensitive and protected slopes.
b. Medium, high, or very high landslide hazards.
c. High erosion hazards.
d. High seismic hazards.
e. Medium or high coal mine hazards.
The required studies shall demonstrate the following review criteria can be met:
a. The proposal will not increase the threat of the geological hazard to adjacent or abutting
properties beyond pre-development conditions; and
b. The proposal will not adversely impact other critical areas; and
c. The development can be safely accommodated on the site.
Studies submitted and reviewed are valid for five (5) years from the date of study completion
unless the Administrator determines that conditions have changed significantly. The project area
is encumbered with high erosion hazard areas, sensitive and protected slopes and high landslide
hazard areas. A geotechnical engineering report would be required with the formal application
materials. Please be advised that City Code requires geotechnical reports to be independently
reviewed by qualified specialists selected by the City at the applicant’s expense. An applicant
may request that independent review be waived by the Department Administrator in
accordance with 4-3-050D (RMC 4-3-050F.6).
Environmental Review: Environmental review is required for plats or when subdivision proposals
contain critical areas. Environmental Review is required for the project.
Permit Requirements: The proposal would require preliminary plat approval. The application
would be reviewed within an estimated time frame of eight to 12 weeks with a final decision being
made by the Hearing Examiner. The 2022 fees would total $13,051.50 ($10,830 Preliminary Plat
+ $1,600.00 Environmental Review + $621.50 Technology Fee (5%) = $13,051.50). Each
modification request is $260.00. A 5% technology fee added to the total cost of the reviews would
also be assessed at the time of land use application. All fees are subject to change. Detailed
information regarding the land use permit application submittal requirements can be found on
the Preliminary Plat Submittal Requirements checklist. Other informational applications and
handouts can be found on the City’s Digital Records Library. The City requires electronic plan
submittal for all applications. Please refer to the City’s Electronic File Standards. A Final Short
Plat application, and its associated fee, will be required following construction of the subdivision’s
infrastructure.
Public Notice Requirements: The applicant will be required to conduct a neighborhood meeting,
install a public outreach sign, and install a public information sign prior to submitting the required
land use application(s) and SEPA checklist per the following:
• Neighborhood Meeting Requirement: Preliminary plat 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
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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.
• Public Information Sign: Public Information Signs are required for all Type II and Type III
Land Use Permits (Environmental Review and Preliminary Plats, respectively), 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 the City website). The applicant is solely responsible for the construction.
Installation, maintenance, removal, and any costs associated with the sign.
• Public Outreach Sign: Preliminary plat applications require the applicant to install a
public outreach sign. Public outreach signs are intended to supplement information
provided by public information signs by allowing an applicant to develop a personalized
promotional message for the proposed development. The sign is also intended to
provide the public with a better sense of proposed development by displaying a colored
rendering of the project and other required or discretionary information that lends
greater understanding of the project. See the Public Outreach sign handout for more
information and specifications.
Public Information Sign: Public Information Signs are required for all Type III 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. 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.
The fee in effect at the time of residential building permit issuance will apply. For informational
purposes, the 2022 impact fees are as follows:
• A Transportation Impact Fee assessed at $10,861.69 per each new detached dwelling unit.
• A Parks Impact Fee assessed at $2,914.99 per each new detached dwelling unit.
• A Fire Impact Fee assessed at $829.77 per each new detached dwelling unit.
• A Renton School District Impact Fee assessed at $2,659.00 (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.
Next Steps: When the formal land use application materials are complete, the applicant shall have
the application materials pre-screened prior to submitting the complete application package.
Please contact Andrew Van Gordon, Associate Planner at avangordon@rentonwa.gov or (425)
430-7286 for an appointment.
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Expiration: Upon approval, the Preliminary Plat is valid for five years with a possible one-time
one-year administrative extension then an additional one-time one-year extension granted by the
Hearing Examiner. (RMC 4-7-080L). It is the responsibility of the owner to monitor the expiration
date.