HomeMy WebLinkAboutPre-app Mtg Summary - 20-000015.pdf1
PRE-APPLICATION MEETING FOR
Brar Short Plat
PRE20-000015
CITY OF RENTON
Department of Community & Economic Development
Planning Division
February 27, 2020
Contact Information:
Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov
Public Works Plan Reviewer: Mike Sippo, 425-430-7293, msippo@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org
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).
2
FIRE & EMERGENCY SERVICES DEPARTMENT
M E M O R A N D U M
DATE: January 29, 2020
TO: Alex Morganroth, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: 132th Short Plat
1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600
square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of
1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the
proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. The existing fire hydrants are
not within 300 feet of all of the proposed new lots. A minimum of one new hydrant will be required.
2. The fire impact fees are currently applicable at the rate of $829.77 per single family unit. This fee is paid
at building permit issuance. Credit will be granted for any existing homes that are removed or retained.
3. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved,
with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to
support a 30-ton vehicle with 75-psi point loading. Access is required within 150-feet of all points on the
buildings. Dead end streets that exceed 150-feet in length require an approved hammerhead type
turnaround. Maximum grade is 15 percent.
3
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: February 25, 2020
TO: Alex Morganroth, Planning
FROM: Michael Sippo, Civil Plan Reviewer
SUBJECT: Utilities & Transportation Comments for Brar 5-Lot Short Plat
8054 S 132nd Street
PRE20-000015
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) 2144800460. The
following comments are based on the pre-application submittal made to the City of Renton by the applicant.
WATER
1. The development is within the City of Renton’s water service area in the West Hill 495-hydraulic pressure
zone. There is an existing 8-inch City water main (see water plan no. W-0613) in S 132nd Street that can
deliver a maximum flowrate of 2,400 gallons per minute (gpm). The static water pressure ranges from
about 110 psi at ground level elevation 242 feet to 102 psi at ground level 272 feet.
2. There is an existing ¾-inch water meter serving the existing house at 8054 S 132nd Street.
3. Based on Renton Regional Fire Authority’s review comments on the submitted information for the pre-
application, the preliminary fire flow demand for the development is 1,000 gpm 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 is required.
4. A minimum one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the
fire flow goes up to 1,500 gpm. The existing fire hydrants are not within 300 feet of all of the proposed new
lots. A minimum of 1 new hydrant will be required.
5. The maximum capacity of the existing 8-inch water main in S 132nd St is 2,400 gpm. Looped water mains
are required for flows over 2,500 gpm.
6. The following water system improvements will be required as part of the development:
a. Installation of approximately 300 feet of a minimum 8-inch diameter on-site water main within the
interior residential street (extending to the north extents of the property) connecting to the existing
8” water main located in S 132nd St.
b. Installation of approximately 80 feet of a minimum 8-inch diameter on-site water main to provide
a connection to the existing 8-inch City water main located at the neighboring property (Parcel ID:
2144800500) to the east.
c. A 15-foot utility easement will be required for any water main and for related appurtenances that
are not located within the public right-of-way.
4
d. Installation of additional fire hydrants as required by the Renton Regional Fire Authority. The final
location and number of the hydrants shall be determined by the Fire Authority based on the final
site plan.
e. Installation of a separate domestic water meter and service line (minimum 1-inch in size) to each
new home. The sizing of the domestic water meters shall be done in accordance with Chapter 6 of
Uniform Plumbing Code. A double check valve assembly (DCVA) is required behind the domestic
water meter if the buildings are 3-story or more.
f. A pressure-reducing-valve (PRV) is required behind each water meter because the water pressure
is over 80 psi.
7. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped with one.
8. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water
main is inside a steel casing.
9. A conceptual utility plan will be required as part of the land use application for the subject development.
10. Civil plans for the water main improvements will be required and must be prepared by a registered
professional engineer in the State of Washington. A civil plan showing the preliminary water main extension
shall be submitted with the land use application.
11. Adequate separation between utilities is required. Minimum separation between water and all other
utilities is 10-feet horizontal and 1.5-feet vertical.
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 that are current will be
charged 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 for a single 3/4 x 5/8-inch or 1-inch meter is $4,400.00 per meter.
b. The SDC fee for fire service is based on the size of the fire service line to serve the project (if
required).
c. The existing meter serving the 8054 residence will require replacement and/or relocation due to
the location of the existing meter falling within the required frontage improvements.
d. Water service installation charges for each proposed domestic water service is applicable. Water
Service installation for a 3/4 x 5/8-inch or 1-inch water service line is $2,875.00* per service line.
This is payable at construction permit issuance.
e. Drop-in meter fee is $460.00* per meter for a 3/4 x 5/8 -inch or 1-inch meter. This is payable at
issuance of the building.
f. SDC fees are assessed and payable at construction permit issuance.
SEWER
1. Sewer service is provided by City of Renton.
2. There is an 8-inch wastewater main located in S 132nd Street that terminates at the southeast corner of the
property and does not extend along the project frontage (S-3685).
3. The existing septic drainfield located at 8054 S 132nd St will need to be decommissioned and removed in
accordance to Washington State Department of Health Requirements.
4. Public sanitary sewer will be required to be extended along the entirety of the project frontage to the west.
5. Public sanitary sewer will be required to be extended to the north along the proposed public half-street to
the northern extents of the subject property.
6. A separate side sewer will be required for each building. All new sewer stubs shall be a minimum of 6” and
shall run at a slope of at least 2% to the main. Any buildings which cannot achieve a gravity connection will
need a private lift station(s).
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. The current sewer fee for a 1-inch meter
install is $3,400.00 per meter.
5
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 West Lake Washington – Seattle
South Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review
required in the RSWM.
2. The site contains regulated slopes. The site topography slopes moderately from north to south. There is a
12-inch stormwater main in S 132nd Street south of the subject property located along the north side of the
existing roadway. The Applicant will need to ensure that this conveyance system is protected.
3. 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.
4. Maximum retaining wall height is 6-ft from finished grade. Based on the site topography, terraced retaining
walls may be needed for the development. Retaining walls over 4-feet in height from footing require a
separate building permit.
5. Maintenance access is required for any proposed stormwater tract and shall be designed and installed in
accordance with the City adopted SWDM.
6. 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.
7. 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.
8. 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.
9. A Construction Stormwater Permit from Department of Ecology is not required since clearing and grading
of the site does not exceed one acre.
10. 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 slo pe
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.
11. Erosion control measures to meet the City requirements shall be provided.
12. 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.
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton.
13. The 2020 Surface water system development fee is $0.76 per square foot of new impervious surface, but
no less than $1,900.00 for each new lot. 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 S 132nd Street along the south property line.
2. S 132nd Street is classified as a Collector Arterial Road. The existing ROW width is approximately 60 feet. To
meet the City’s complete street standards for collector arterial streets, minimum ROW is 83 feet (2 lanes)
6
or 94 feet (3 lanes). The project will be required to construct the following frontage improvements to match
the Earlington Townhomes project to the east along the entire S 132nd Street frontage:
a. 11.5 feet of ROW dedication.
b. The Earlington townhomes project to the east was constructed under the 2-lane scenario. The half
street section will include (1) 10’ westbound travel lane, (1) 5’ westbound bike lane, 8’ parking strip
(approx. halfway along frontage extending west), 0.5’ curb, 8’ planter, 8’ sidewalk and 2’ clear
space.
3. Per RMC 4-6-060 (J) shared driveways are only allowed to serve a maximum of 4-lots. Since the project is
proposing 5 lots, a public residential street meeting RMC 4-6-060 (F) is required. Where the new public
street straddles the west property line with the neighboring 8048 property, the applicant may elect to
construct half street improvements running north/south to the northern property extent:
a. 35.5 feet of ROW dedication along the western portion of the site.
b. The half street section consists of: 1.5’ (min.) clear zone the west, 0.5’ curb, 20’ of pavement, 0.5’
curb, 8’ planter and 5’ sidewalk.
c. The existing home will be required to be either demolished or relocated since the proposed ROW
dedication and improvements will create the non-conforming placement on the lot where the
home proposed to be retained.
4. Per City code 4-6-060, frontage improvements for S 132nd Street shall include a 0.5-foot curb, an 8-foot
planting strip, an 8-foot sidewalk, 2 foot clear space, street trees and storm drainage improvements.
5. Per City code 4-6-060, frontage improvements for the new residential street shall include a 0.5-foot curb,
an 8-foot planting strip, a 5-foot sidewalk, street trees and storm drainage improvements.
6. Current City of Renton standards require a turnaround for dead-end streets greater than 150 feet.
a. Dead-end streets measured between 150 and 300-feet may utilize a hammerhead turnaround
meeting the requirements for emergency services access, including a 25-foot radius and a length of
45’. Reference RMC 4-6-060H. The hammerhead shall have a design approved by the Administrator
and Fire and Emergency Services.
7. Street grades shall not exceed 15 percent.
8. 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.
9. Refer to City code 4-4-080 regarding driveway regulations:
a. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2.
b. 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.
c. 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.
d. Driveways shall not be closer than 5-feet to any property line.
10. Street lighting and street 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.
11. A traffic impact analysis is required when the estimated vehicular traffic generated from a proposed
development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak
periods. The analysis must include a discussion on traffic circulation to and from the site and onsite traffic
circulation. The study shall include trip generation and trip distribution for the project for both AM and
PM peak hours.
12. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements.
13. The transportation impact fee is based on the type of land use. For a single family dwelling, the 2019
transportation impact fee is $7,820.42. Transportation impact fees are subject to change based on the year
the building permit is applied for.
7
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. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-
way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. 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.
4. 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
5. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on
separate sheets.
6. A demo permit is required for the demolition of any existing building(s). The demo permit shall be acquired
through the building department.
7. 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.
8
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: February 26, 2020
TO: Pre-Application File No. 20-000015
FROM: Alex Morganroth, Senior Planner
SUBJECT: Brar Short Plat
8054 S 132nd St
2144800460
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 five lots. The subject property is
located at 8054 S 132nd St SE near the corner of 84 Ave S and S 132nd St (APN 2144800460). The project site totals
32,776 sq. ft. (0.75 acres) in area and is currently developed with a single-family home and an accessory structure.
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 retain the existing home and
construct new detached single-family homes on each of the four new lots. The proposed lots sizes range from 5,433
sq. ft. to 10,896 sq. ft. Access to the five lots is proposed via a new shared driveway access easement off of S 132nd
St. According to COR Maps, no critical areas are located on the project site. The applicant did not indicate any trees
or vegetation on the site proposed for removal.
Current Use: The project site is currently developed with a single-family home and an associated detached
accessory structure.
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
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.
9
Using the gross area of 37,776 sq. ft., a 5-lot proposal arrives at a gross density of roughly 6.6 du/ac (5 lots / 0.75
acres = 6.6 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. As proposed,
it is unclear whether all five lots would meet the requirements for the R-8 zone after the proposed access
easement is placed within the required shared driveway tract. It is the applicant’s responsibility to demonstrate
compliance with the minimum lot size, width and depth criteria of the zone at the time of formal application.
Building Standards – The R-8 standards allow a maximum building coverage of 50% of the lot area. The maximum
impervious coverage in the R-8 zone is 65%. The maximum wall plate height is restricted to 24 feet, and the buildings
shall be not more than two stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six
(6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an
additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.)
shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a-half (1.5)
horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height. Detached
accessory structures must remain below a height of 15 feet. The gross floor area must be less than that of the
primary structure. Accessory structures are also included in building lot coverage calculations. Compliance with the
building standards would be required to be demonstrated at the time of building permit review for the new
homes. Compliance with the building standards for the existing home proposed to be retained would be required
to be demonstrated at the time of short plat application.
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 the homes lots would be required to be
demonstrated at the time of building permit application.
Access/Driveways/Parking: Access to the lots was proposed via a 20-foot wide access easement off of S 132nd St.
Access easements are required to be placed in a separate driveway tract, which may be allowed for access to four
(4) or fewer residential lots (Per RMC 4-6-060J.1), provided:
a. At least one of the four (4) lots abuts a public right-of-way with at least fifty (50) linear feet of property;
and
b. The subject lots are not created by a subdivision of ten (10) or more lots; and
c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic and/or
pedestrian circulation through the short subdivision or to serve adjacent property; and
d. The shared driveway would not adversely affect future circulation to neighboring properties; and
e. The shared driveway is no more than three hundred feet (300') in length; and
10
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 Fire Department may require the tract and paved surface to be up to twenty feet (20') wide. The tract
shall be the width of the paved surface plus eight feet (8') for a landscape strip, when the tract abuts properties
that are not part of the subdivision. The eight foot (8’) landscaping shall include a mixture 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. Based on the provided plan, the access easement area would need
to be widened to accommodate the landscape strip. In addition, the proposed 5-lot proposal would not be eligible
for using a driveway tract for access as it exceeds the 4-lot maximum. Therefore the applicant should consider
exploring the potential for either a four-lot proposal or an alternative method for access.
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.
Compliance with private driveway and parking standards would be verified at the time of building permit review.
Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location
must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on
the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing
to the finish grade at the top of the wall requires a building permit. A fence shall not be constructed on top of a
retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed
height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-040.
Landscaping: With the exception of critical areas, all pervious area shall have landscape treatment. Landscaping
may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Ten feet (10')
of on-site landscaping is required along all public street frontages. Where there is insufficient right-of-way space or
no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum
of two (2) trees are to be located in the front yard prior to final inspection. A conceptual landscape plan shall be
provided with the formal land use application as prepared by a registered Landscape Architect or other certified
professional.
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:
11
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes
greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers;
and Significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; Other significant
native evergreen or deciduous trees; and Other significant non- native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for
retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an
approved enhancement project within a critical area or its buffer.
The Administrator may require independent review of any land use application that involves tree removal and land
clearing at the City's discretion.
If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an
evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected
tree removed. A formal tree retention plan prepared by an arborist or landscape architect would be reviewed at
the time of the 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 present 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: The project is 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. 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.
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.
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 2020 impact fees are as follows:
12
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 $6,877.00 (+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 at the 6th floor front counter prior to submitting the complete
application package. Please contact Alex Morganroth, Senior Planner at amorganroth@rentonwa.gov or 425-
430-7219 for an appointment.
Expiration: Upon approval, the Short Plat is valid for five years with a possible one year extension (RMC 4-7-070M).
It is the responsibility of the owner to monitor the expiration date.