HomeMy WebLinkAboutPRE20000043_Meeting SummaryPREAPPLICATION MEETING FOR
430 Maple Apartments
PRE 20-000043
CITY OF RENTON
Department of Community & Economic Development
Planning Division
February 27, 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: Craig Burnell, 425.430.7290
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: February 21, 2020
TO: Jill Ding, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Maple Apartments
1. The preliminary fire flow is 2,250 gpm. A minimum of three fire hydrants are
required. One within 150-feet and two within 300-feet of the building. One
hydrant is required within 50-feet of all fire department connections for
standpipes and sprinkler systems. Fire flows over 2,500 gpm require looped
water mains around the building.
2. Fire impact fees are applicable at the rate of $964.53 per multifamily unit.
This fee is paid at time of building permit issuance. No ch arge for parking
garage areas. Credit is due for the removal of one existing home.
3. Approved fire sprinkler, standpipe and fire alarm systems are required
throughout all the buildings. Dry standpipes are required in all stairways.
Direct outside access is required to the fire sprinkler riser room. Fire alarm
system is required to be fully addressable and full detection is required.
Separate plans and permits required by the fire department. City ordinance
requires full NFPA 13 fire sprinkler systems for all buildings in excess of
12,000 square feet.
4. Fire department apparatus access roadways are adequately served from the
existing public street.
5. If the building elects to install an optional elevator, it shall meet the size
requirements for a bariatric size stretcher. Car size shall accommodate a
minimum of a 40-inch by 84-inch stretcher.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: February 21, 2020
TO: Jill Ding, Planner
FROM: Jonathan Chavez, Plan Reviewer
SUBJECT: Renton Garden-Style Apartments
430 Maple Avenue SW
PRE20-000043
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) 1823059165.
The following comments are based on the pre-application submittal made to the City of Renton by the
applicant.
WATER
The proposed development is within the City of Renton’s water service area and in the 196-pressure
zone.
The development is inside of the City’s Wellhead Protection Area Zone 2 (Ten-Year Capture Zone).
There are existing water mains in the vicinity of the site:
12-inch water main in Maple Ave SW that can deliver a maximum capacity of 5,000 gallons per
minute (gpm) – refer to City water project plan no. W-0891.
12-inch water main in Hardie Ave SW that can deliver a maximum capacity of 5,000 gpm – refer
to water project plan no. W-2165.
8-inch water main in a Utility Easement on the south adjacent property that can deliver a
maximum capacity of 2,500 gpm – refer to water project plan no. W-2348.
The static water pressure is approximately 56 psi at ground elevation of 64 feet.
There is an existing 3/4-inch domestic service with 3/4-inch water meter (UB Ref #570702) to the
subject property.
Based on the review of project information submitted for the pre-application meeting, Renton Regional
Fire Authority has determined that the preliminary fire flow demand for the proposed development is
2,250 gpm including the use of an automatic fire sprinkler system. The following developer’s installed
water main improvements will be required to provide domestic and fire protection service to the
development including but not limited to:
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February 21, 2020
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1. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for
backflow prevention to each building. The fire sprinkler stub and related piping shall be done by
a registered fire sprinkler designer/contractor. The DDCVA shall be installed on the private
property in an outside underground vault per City standard plan no. 360.2. The DDCVA may be
installed inside the building if it meets the conditions as shown on City’s standard plan 360.5 for
the installation of a DDCVA inside a building. The location of the DDCVA inside the building
must be pre-approved by the City Plan Reviewer and Water Utility.
2. Installation of additional fire hydrants around the building as required by the Fire Authority.
3. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department
connection (FDC).
4. Installation of a separate domestic water meter to each building. The sizing of the meters shall
be in accordance with the most recent edition of the Uniform Plumbing Code.
5. A 15-foot utility easement will be required for the new hydrants and water meters within the
property.
6. All residential domestic water meters shall have a double check valve assembly (DCVA) installed
behind on the meter on private property per City Standards. The DCVA may be located inside
the building if the location is approved by the City Plan Reviewer and City Water Utility
Department.
7. Domestic water meters size 3-inch or larger shall be installed in an exterior vault per City
Standard Plan 320.4. The meter vault shall be located within public right-of-way or within an
easement on private property.
8. Installation of a separate water meter for landscape irrigation. A DCVA per City Standard Plan
340.8 is required downstream of the irrigation meter. DCVAs size 2-inch or smaller shall be
installed a meter box and DCVAs size 3-inch or larger shall be installed in an exterior vault per
City Standard Plan 320.4.
9. The existing domestic water service should be should be cut and capped.
10. Retaining walls, rockeries or similar structures cannot be installed over the water main unless
the water main is inside a steel casing.
11. A conceptual utility plan will be required as part of the land use application for the subject
development.
12. Adequate separation between utilities is required. Minimum separation between water and non-
potable water utilities is 10-feet horizontal and 1.5-feet vertical.
13. The development is subject to applicable water system development charges (SDC’s) and meter
installation fees based on the number and size of the meters for domestic uses and for fire
sprinkler use. The development is also subject to fees for water connections, cut and caps, and
purity tests. Current fees can be found in the 2020 Development Fees Document on the City’s
website.
a. The SDC fee for water is based on the size of the new domestic water to serve the project.
The current water fee for a single 1-inch meter is $4,400.00 per meter, 1-1/2 inch meter
is $22,000.00 and a 2-inch meter is $35,200.00.
b. The SDC fee for fire service is based on the size of the fire service line to serve the project.
c. A credit will be issued for any water service that is abandoned.
d. Water service installation charges for each proposed domestic water service is applicable.
Water Service installation for a 1-inch water service line is $2,875.00* per service line, a
1-1/2 inch water service is $4,605.00* per service line and for $4,735.00* for each 2-inch
water service line. This is payable at construction permit issuance.
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e. Drop-in meter fee is $460.00* per meter for a 1-inch meter, $750.00* for a 1-1/2 inch
meter, and $950.00* for a 2-inch meter. This is payable at issuance of the building.
f. Final determination of applicable fees will be made after the water meter size has been
determined. SDC fees are assessed and payable at construction permit issuance.
SEWER
1. The site is located in the City of Renton sewer service area.
2. There is an existing 8 inch diameter City of Renton sewer main (S-1422) located to the
southwest of the proposed site.
3. There is an existing 8 inch diameter city of Renton sewer main (S-1422) located to the southeast
of the proposed site.
4. The applicant will be required to extend the sewer main on Maple Avenue SW to the north
property line.
5. A separate side sewer will be required for each residential building. All new side sewers shall be
a minimum of 6”. All side sewers shall flow by gravity to the main at a minimum slope of 2%.
6. The development is subject to a wastewater system development charge (SDC) fee. The 2020
SDC fee for sewer is based on the size and number of new domestic water services to serve the
project. The current sewer fee for a 1-inch meter install is $3,400.00 per meter.
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
Peak Rate Flow Control Standard area matching Existing 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 contains regulated slopes greater than 40%. The site topography slopes extensively from
the northwest to the southeast. There is a stormwater culvert and conveyance system that runs
north to south on the west and east side of the property.
3. The site is located within Zone 2 of the Aquifer Protection Area (APA), and therefore open facilities
and open conveyance systems may require a liner in accordance with the design criteria in
Sections 6.2.4 and 1.2.3.3 of the 2017 City of Renton Surface Water Design Manual.
4. 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.
5. Maintenance access is required for any proposed stormwater tracts and shall be designed and
installed in accordance with the City adopted SWDM.
6. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant
will be required to provide enhanced basic water quality treatment. Any proposed detention
and/or water quality vault shall be designed in accordance with the RSWDM that is current at the
time of civil construction permit application. Separate structural plans will be required to be
submitted for review and approval under a separate building permit for the detention and/or
water quality vault.
7. 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
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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.
8. A Construction Stormwater Permit from Department of Ecology is required since clearing and
grading of the site exceeds one acre. Applicant must obtain permit and provide proof prior to Civil
Permit issuance.
9. 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.
10. Erosion control measures to meet the City requirements shall be provided.
11. 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.
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 Maple Avenue SW along the west property line(s). Maple
Avenue SW 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. The Applicant will be required to tie into the existing curb line at the southwest property
corner. The Applicant will install and continue the curb at the same offset from the
property line as the property to the south and provide the 8’ planter strip and 5’
sidewalk behind the new curb. Dedication may be required pending field survey.
2. The proposed development fronts Hardie Avenue SW along the east property line(s). Hardie
Avenue SW is classified as a Collector Arterial Road. Existing right-of-way (ROW) width is
approximately 60 feet. Per City code 4-6-060, a 2-lane Collector Arterial Roadway requires a
ROW width of 83 feet. The half street improvements shall include a pavement width of 46 feet
(23 feet from centerline), a 5-foot bike lane, an 8-foot parking lane a 0.5-foot curb, an 8-foot
planting strip, an 8-foot sidewalk, 2-feet of clear space at back of sidewalk, street trees and
storm drainage improvements. Dedication will be subject to final survey.
a. The Transportation Division will support a modification request from the Applicant to
maintain the existing curb-to-curb width on Hardie Avenue SW. The modified street
section will be as follows: 44 foot paved width, a 0.5-foot curb, an 8-foot planting strip,
an 8-foot sidewalk, 2-feet of clear space at back of sidewalk, street trees and storm
drainage improvements. Dedication will be subject to final survey.
3. Street grades shall not exceed 15 percent.
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4. 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.
5. 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.
6. Street lighting and street trees are required to 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.
7. 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.
8. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
9. The transportation impact fee is based on the type of land use. For a single family house, the 2020
transportation impact fee is $4,064.56. Transportation impact fees are subject to change based
on the year the building permit is applied for.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property
frontage or within the site must be underground. The construction of these franchise utilities must
be inspected and approved by a City of Renton inspector.
2. Adequate separation between utilities as well as other features shall be provided in accordance
with code requirements:
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft
vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
3. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for
the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan
shall be on separate sheets.
5. Additional Building Permit Applications will be required for the following:
a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b. Detention vaults for storm water flow control.
Renton Garden-Style Apartments – PRE20-000043
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c. Demo of any existing structures on the project site(s).
6. Fees quoted in this document reflect the fees applicable in the year 2019 only and will be assessed
based on the fee that is current at the time of the permit application or issuance, as applicable to
the permit type. Please visit www.rentonwa.gov for the current development fee schedule.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: February 27, 2020
TO: Pre-Application File No. PRE20-000043
FROM: Jill Ding, Senior Planner
SUBJECT: 430 Maple Apartments
430 Maple Ave SW
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, 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 subject property is located at 430 Maple Ave SW (parcel no. 1823059165) and abuts two
street frontages, Maple Ave SW and Hardie Ave SW. The project site totals 58,065 square feet (1.33 acres) and is
located within the RM-F zone and Urban Design District B. An existing single family residence is proposed for
removal. The proposal is to construct a 32 unit three-story apartment building totaling 22,650 square feet with
surface parking for 34 vehicles. Vehicular access to the project site is proposed off Maple Ave SW. Protected
slopes, a seismic hazard area, and a wellhead protection area, zone 2 are mapped on the project site.
Current Use: The site is currently developed with an existing single family residence, proposed for removal.
Zoning: The property is located within the Residential High Density (RHD) land use designation, the Residential
Multi-Family (RMF) zoning designation, and Urban Design District B. Attached dwellings – flats are a permitted
use within the RMF zone.
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 RMF standards herein.
Density- The minimum net density in the RMF zone is 10 du/ac and the maximum net density is 20 du/ac.
Density bonuses are possible for applicants requesting bonus market-rate dwelling units in exchange for the
construction of affordable dwelling units (see RMC 4-9-065 for additional information). The maximum bonus
density is 30% above maximum density or density allowed in the zone. Net density is calculated after the
deduction of areas required for public right-of-way dedication, private access easements, and critical areas from
the gross site area.
Using the gross area of 1.33 acres, a 32 dwelling unit proposal would result in a gross density of roughly 24.1
du/ac (32 dwelling units / 1.33 acres = 24.1 du/ac), which exceeds the maximum density of 20 du/ac permitted
PRE20-000043 – 430 Maple Apartments
February 27, 2020
in the RMF zone. 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 land use application. The applicant would be required to demonstrate
compliance with the net density requirements or request a density bonus in compliance with RMC 4-9-065, at
the time of formal application.
Minimum Lot Size, Width and Depth – There is no minimum lot size required in the RMF zone. The minimum lot
width is 50 feet for interior lots and 60 feet for corner lots and the minimum lot depth is 65 feet. The existing
site meets these dimensional standards.
Setbacks – Setbacks are the distance between the building and the property line or any private access easement.
Setback requirements are as follows: 20-foot minimum front yard setback; a 15-foot minimum rear yard
setback; and 5-foot minimum side yard. The project site has two street frontages and therefor two front yards.
The proposal appears to meet setback requirements.
Lot Coverage – The maximum building coverage is 35-percent. A maximum coverage of 45% may be allowed
through the Hearing Examiner site development plan review process. The maximum impervious surface
coverage is 75-percent of total lot area. The application must provide coverage calculations with the land use
application to verify conformance.
Building Height – The maximum wall plate height is 32 feet and three (3) maximum stories. An additional ten
feet (10') height and an additional story for a residential dwelling structure may be obtained through the
provision of additional amenities such as additional recreation facilities, underground parking, and additional
landscaped open space areas; as determined through the site development plan review process and depending
on the compatibility of the proposed buildings with adjacent or abutting existing residential development. 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. Building height is measured from the vertical distance from grade plane to the highest wall plate
combined with the height of any portion of the structure that extends above the wall plate (e.g., roof, deck,
etc.), excluding chimneys, ventilation stacks, and similar elements. Elevations were not included with the pre-
application materials; therefore staff was unable to verify compliance with this requirement.
Urban Design Regulations: Compliance with Urban Design Regulations, District ‘B’, is required. Please review
RMC 4-3-100 in its entirety. The land use or building application will be required to include a written narrative
identifying how the project meets each of the District B design regulations. The following items are some of the
standards applicable to your proposal:
Building Location and Orientation: Buildings shall be oriented to the street with clear connections to the
sidewalk. The front entry of a building shall be oriented to the street or a landscaped pedestrian-only
courtyard.
Building Entries: The primary entrance of each building shall be located on the facade facing a street,
shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include
human-scale elements. The primary entrance shall be made visibly prominent by incorporating
architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting
Alternatively, modifications to the building location, orientation, and building entry District B
requirements may be permitted in the following instances:
When the building is oriented to an interior courtyard, and the courtyard has a prominent
entry and walkway connecting directly to the public sidewalk; or
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February 27, 2020
When a building includes an architectural feature that connects the building entry to the
public sidewalk; or
In complexes with several buildings, when the building is oriented to an internal integrated
walkway system with prominent connections to the public sidewalk(s)
Surface Parking: Parking shall be located so that no surface parking is located between a building and
the front property line. Parking shall be located so that it is screened from surrounding streets by
buildings and landscaping. Any surface parking (existing and proposed) needs to be located in the rear
(eastern) portion of the property.
Recreation Areas and Open Space: All attached housing developments shall provide at least one
hundred fifty (150) square feet of private usable space per unit. At least one hundred (100) square feet
of the private space shall abut each unit. Private space may include porches, balconies, yards, and decks.
Architectural Requirements: All building facades shall include modulation or articulation at intervals of
no more than twenty feet (20'). Modulations shall be a minimum of two feet (2') in depth and four feet
(4') in width. Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall
be provided along the facade’s ground floor. All buildings shall use material variations such as colors,
brick or metal banding, patterns or textural changes.
Landscaping: Except for 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. Street trees and ground cover
shall be provided within ROW planter strips. Please refer to landscape regulations (RMC 4-4-070) for further
general and specific landscape requirements. A landscaping strip with a minimum fifteen feet (15') of width shall
be located on the outside of the perimeter fence of any stormwater facility, unless otherwise determined
through the site plan review or subdivision review process.
Surface parking lots with 15-50 parking spaces are required to provide 15 square feet of interior parking lot
landscaping per parking space, as specified below:
Interior Parking Lot Landscaping: Landscaping is required in parking lots in the amounts stipulated in RMC 4-4-
070F Any interior parking lot landscaping area shall be sized to dimensions of at least eight feet (8') by twelve
feet (12'). . Landscaping shall be dispersed throughout the parking area and shall include a mixture of trees,
shrubs, and groundcover as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial
uses. At least one tree for every six (6) parking spaces within the lot interior shall be planted.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area shall be planted. Up to fifty
percent (50%) of shrubs may be deciduous.
c. Ground cover shall be planted in sufficient quantities to provide at least ninety percent (90%) coverage of the
landscaped area within three (3) years of installation.
d. There shall be no more than fifty feet (50') between parking stalls and an interior parking lot landscape area.
Perimeter Parking Lot Landscaping: Such landscaping shall be at least ten feet (10') in width as measured from
the street right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial
uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage.
PRE20-000043 – 430 Maple Apartments
February 27, 2020
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%)
of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area
within three (3) years of installation.
A conceptual landscape plan prepared by a qualified professional shall be submitted at the time of formal land
use application.
Significant Tree Retention: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and
cottonwoods) are proposed to be removed, a tree inventory, tree retention plan, arborist report, 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 20% of significant trees, and indicate how proposed building
footprints would be sited to accommodate preservation of significant trees that would be retained (RMC 4-4-
130H1.a). When the required number of protected trees cannot be retained, replacement trees, with at least a
two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper
inches of new trees to replace each protected tree removed. 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.
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 20%; significant trees adjacent to critical areas and their associated buffers; and significant trees over 60’ in
height or greater than 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. A formal tree retention plan would be reviewed at the time of land use
application.
Fences/Retaining Walls: Any proposed fences must be designated on the landscape plan. Retaining walls shall
be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the
proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the
base of retaining walls abutting public rights-of-way. The maximum height for retaining walls in any residential
district is six (6) feet or four (4) feet in the front yard setback. Please refer to retaining wall standards (RMC 4-4-
040) for additional information.
Parking: The City’s current off-street parking, loading area, and driveway requirements will apply to the entire
site with the addition of new buildings (RMC 4-4-080B.1.b).
No surface parking is permitted between the primary structure and front property line (RMC 4-4-100E.2).
A minimum and maximum of 1.6 per 3 bedroom or larger dwelling unit; 1.4 per 2 bedroom dwelling unit; 1.0 per
1 bedroom or studio dwelling unit (RMC 4-4-080F.10.d). Unit types were not provided with the application
therefore compliance with the parking requirements could not be verified. However, with a 32 unit proposal
the parking requirements would range between 51 – 32 stalls.
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The applicant will be required at the time of formal land use application to provide detailed parking
information (i.e. stall and drive aisle dimensions) and calculations of the subject site. It should be noted that
the parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x
20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact
surface parking spaces shall not account for more than 30 percent of the spaces in the surface parking lots.
ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of
8 feet in width for van accessible spaces. The appropriate amount of ADA accessible stalls based on the to tal
number of spaces must be provided.
The proposal also requires a minimum of one-half (0.5) bicycle parking spaces per dwelling unit. Spaces within
the dwelling units or on balconies do not count toward the bicycle parking requirement. See RMC 4-4-080F.11.b
for complete information regarding bicycle parking standards. Based on a proposal of 32 attached residential
units, a total of 16 bicycle stalls would be required. Bicycle parking must be shown on the land use application
submittal materials.
The bicycle parking provided for the residents shall provide for secure extended use and shall protect the entire
bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers,
bike check-in systems, in-building parking, and limited access fenced areas with weather protection. Spaces
within the dwelling units or on balconies do not count toward the bicycle parking requirement.
.
Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment.
The site plan application will need to include elevations and details for the proposed methods of screening (see
RMC 4-4-095).
Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC 4-4-090,
“Refuse and Recyclables Standards.” For multi-family developments a minimum of one and one-half (1-1/2)
square feet per dwelling unit in multi-family residences shall be provided for recyclables deposit areas, except
where the development is participating in a City-sponsored program in which individual recycling bins are used
for curbside collection. A minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit
areas. A total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit
areas. A 32 unit development would require 144 square feet to provide for minimum refuse and recyclables
deposit areas.
Multi-family residences using thirty-five (35) gallon garbage carts or smaller must be provided either within the
garage or outside. Storage within a garage must be appropriately sized to accommodate both vehicles and
refuse and recycling carts. Storage space for carts must measure at least two feet by six feet (2’ x 6’) floor area
and sixty inches (60”) high. This space must be identified on floor plans. Storage located outside must measure
at least two feet by six feet (2’ x 6’) in size and be located on the same lot as the dwelling in a side or rear yard.
Outdoor storage must be adequately screened from public view, made of wood, masonry, or ornamental metal.
The submitted material does not show compliance with the refuse and recycling standards. Compliance with the
refuse and recyclable standards for multi-family use must be demonstrated at the time of formal application.
See RMC 4-4-090 for additional information and standards.
Access: Driveways shall not be closer than five (5) feet from side property lines. The width of the driveway shall
not exceed 30-feet or 40-percent of the street frontage. Driveway widths internal to the site shall be 24-feet in
width. Access to the site is proposed via a single driveway off of Maple Ave SW.
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February 27, 2020
Critical Areas: Protected slopes (grades up to 90 percent) a seismic hazard area, and a wellhead protection area,
zone 2 are mapped on the project site. A 15-foot structure setback is required for protected slopes. In addition,
protected slopes and their associated buffers shall be placed in a Native Growth Projection Area (tract or
easement). A geotechnical report would be required at the time of formal land use application. A fill source
statement will be required for any offsite soils brought to the site.
Environmental Review: The construction of more than 9 dwelling units on a project site is subject to
Environmental (SEPA) Review in accordance with WAC 197-11-800. In addition, the presence of critical areas on
the subject properties triggers SEPA review, regardless of number of units proposed. An environmental checklist
must be submitted with the land use application. An environmental determination will be made by the Renton
Environmental Review Committee.
Permit Requirements: The proposal is required to obtain Administrative Site Plan Approval and Environmental
(SEPA) Review, and all applications would be reviewed concurrently in an estimated time frame of 6-8 weeks
following acceptance of a complete application. The 2020 Site Plan Review application fee is $2,640 and the
SEPA checklist fee is $1,580. Any modification requests to code standards are $250.00 per modification. There is
an additional 5% technology fee at the time of land use application. Detailed information regarding the land use
application submittal can be found on the City’s website by clicking “City Documents” on the home screen, then
“CED Forms”. All forms are in alphabetical order. The City now requires electronic plan submittal for all
applications. The City’s Electronic File Standards can also be found on the City’s website.
In addition to the required land use permits, separate construction and building permits would be required.
Public Information Sign: The applicant will be required to install a public information sign on the property. The
applicant is responsible for the procurement, installation, and maintenance of the sign. The sign must be
installed prior to submitting the land use application.
Neighborhood Meeting Requirement: Subdivisions and projects estimated by the City to have a monetary value
equal to or greater than $10,000,000 requires the applicant to conduct a neighborhood meeting. The meeting
shall be held at a location open to the public within Renton city limits, at a location no further than two (2) miles
from the project site. The applicant is required to mail a written notice announcing the neighborhood meeting
to property owners within 300-feet of the subject property. The neighborhood meeting is intended to be a
developer-neighborhood interaction. City staff members are not required to attend and/or participate in
neighborhood meetings. Please see the attached RMC 4-8-090A for the complete neighborhood meeting
requirements.
Public Outreach Sign: Projects estimated by the City to have a monetary value equal to or greater than
$10,000,000 requires 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 attached Public Outreach sign
handout for more information and specifications.
Impact Fees: In addition to the applicable building and construction fees, the impact fees would be required
prior to the issuance of building permits. The 2020 impact fees are:
• Fire Impact Fee currently assessed at $964.53 per new dwelling unit;
• Transportation Impact Fee assessed at $4,836.31 per new apartment unit or $4,064.56 per condominium
unit;
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February 27, 2020
• Renton School District Impact Fee currently assessed at $2,455 per new multi-family unit. In addition, there
is a 5 percent processing fee required for school impact fees.
Parks Impact Fee currently assessed at $2,676.89 per new dwelling unit.
Next Steps: When the formal application materials are complete, the applicant is strongly encouraged to have
the application materials pre-screened. Please contact Jill Ding, Senior Planner at 425-430-6598 or
jding@rentonwa.gov to schedule an appointment.
Expiration: If approved, the site plan would be valid for two years with a possible two-year extension.