HomeMy WebLinkAboutPre-app Mtg Summary - 20-000075.pdf1
PRE-APPLICATION MEETING FOR
Williams Acre Subdivision
PRE20-000075
CITY OF RENTON
Department of Community & Economic Development
Planning Division
April 2, 2020
Contact Information:
Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov
Public Works Plan Reviewer: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425-276-95 82, 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).
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FIRE & EMERGENCY SERVICES DEPARTMENT
M E M O R A N D U M
DATE: February 19, 2020
TO: Alex Morganroth, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Williams Acre Subdivision
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 turnaround. Dead-ends up to 300 feet long are allowed to use hammerhead type
turnarounds.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: March 27, 2020
TO: Alex Morganroth, Senior Planner
FROM: Jonathan Chavez, Civil Engineer III, Plan Review
SUBJECT: Williams Short Plat
1400 Aberdeen Ave NE
PRE20-000075
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) 3343901680. The
following comments are based on the pre-application submittal made to the City of Renton by the applicant.
WATER
The project is within the City of Renton’s water service area in the 435-hydraulic zone.
The site is located in the Aquifer Protection Area, Zone 2.
There is an existing 16-inch City water main located in Aberdeen Ave NE that can deliver a maximum
capacity of 4,550 gallons per minute (gpm) - (see Water plan no. W-2825). The static water pressure is
approximately 56 psi at ground elevation of 305 feet.
There is existing water service(s) to the subject property.
o 3/4-inch domestic water meter(s)
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 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. 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:
1. Installation of approximately 150 feet of a minimum 8 -inch water main within the new interior
road/driveway. The new 8” water main shall be connected to the following existing water mains:
a. The existing 16” main in Aberdeen Ave NE
2. Installation of a separate domestic water service (minimum 1-inch) and water meter to each single family
home. The sizing of the meters shall be in accordance with the most recent edition of the Uniform
Plumbing Code. A minimum 1-inch meter is required if the new home is served by a sprinkler system.
3. Installation of off-site and on-site fire hydrants.
a. The location and number of hydrants will be determined by the RRFA based on the final fire flow
demand and final site plan.
b. A hydrant will be required at the end of the new 8-inch water main.
4. A 15-foot utility easement will be required for the new hydrants and water meters within the property.
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5. The existing domestic water service should be should be cut and capped.
6. A conceptual utility plan will be required as part of the land use application for the subject development.
7. Adequate separation between utilities is required. Minimum separation between water and non-potable
water utilities is 10-feet horizontal and 1.5-feet vertical.
8. 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.
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. Sewer service is provided by City of Renton.
2. There is an existing 8-inch wastewater main located in Aberdeen Ave NE (see City plan no. S-28250E).
3. The developer will need to show how they propose to serve the new development with sanitary sewer
service to each of the units.
4. 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%.
5. 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.
6. The site is in the Aberdeen Ave NE Special Assessment Districts (SADs). The Aberdeen Ave SAD total
(including interest): $31,763.18.
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 East Lake Washington - Renton
Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in
the RSWM. All stormwater improvements as per the drainage review along with stormwater
improvements in the frontage are required to be provided by the developer.
2. The site topography slopes moderately from the northwest to the southeast. There is an existing 12-inch
stormwater main located along the eastern frontage of Aberdeen Ave NE (see City plan no. D-28250A).
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.
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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 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 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 Aberdeen Ave NE along the west property line(s). Aberdeen Ave NE is
classified as a Collector Arterial Road. Existing right-of-way (ROW) width is approximately 60 feet. To meet
the City’s complete street standards for Collector Arterial streets, minimum ROW is 83 feet. Dedication of
11.5 feet of ROW fronting the site will be required. Per City code 4-6-060, half street improvements shall
include a pavement width of 46 feet (23 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an
8-foot sidewalk, 2 feet of clear space at back of walk, street trees and storm drainage improvements.
2. The section of Aberdeen Ave NE along the development site is designated as a Neighborhood Greenway
(Bicycle Boulevard) in the current update to the Renton Trails and Bicycle Master Plan. A Greenway would
not include bike lanes but could include traffic calming, signage, pavement marking improvements to
encourage bicycle travel. Therefore, an ultimate 36-foot width roadway is recommended to provide two
travel lanes with parking on each side.
3. The new internal site street shall be designed in accordance with the residential access street standards
found in RMC 4-6-060. The minimum right of way width for a residential access street is 53’. The
minimum paved roadway width is 26’ which includes 2 – 10’ travel lanes and 1 – 6’ parking lane. A 0.5’
curb, 8’ planter, and 5’ sidewalk are required along both sides of the roadway. Street grades shall not
exceed 15%.
4. 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. A landscaped center island with a radius of twenty feet
(20') delineated by curbing shall be provided in the cul-de-sac. Low impact development best
management practices shall be provided in the center island where feasible and consistent with City
standard details and the Surface Water Design Manual. The landscaping shall be maintained by the
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homeowners’ association or adjacent property owners. The cul-de-sac turnaround shall have a design
approved by the Administrator and the Fire Department.
5. Street grades shall not exceed 15 percent.
6. 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.
7. 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.
8. 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.
9. 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.
10. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements.
11. 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.
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.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 2, 2020
TO: Pre-Application File No. 20-000075
FROM: Alex Morganroth, Senior Planner
SUBJECT: Williams Acre Plat
PRE20-000075
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 applicant is proposing to subdivide an existing parcel into ten lots. The subject property is
located at 1400 Aberdeen Ave NE (APN 3343901680). The project site totals 73,181 sq. ft. (1.68 acres) in area and
is currently developed with a single-family home and three accessory structures. The site has a Comprehensive
Plan Land Use of Designation of Residential Medium Density and a zoning designation of Residential-8 (R-8)
dwelling units per net acre (du/ac). The applicant is proposing to demolish the existing home and accessory
structures and construct new detached single-family homes on each of the ten new lots. The proposed lots sizes
range from 5,000 sq. ft. to 7,747 sq. ft. Access to the ten lots is proposed via a new public street off of Aberdeen
Ave NE. According to COR Maps, a Wellhead Protection Area Zone 2 is located on the project site. No other
critical areas are mapped on the 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 three associated detached
accessory structures.
Zoning/Density Requirements: The subject property is located within the R-8 zoning classification. The density
range allowed in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per one net acre. The
Residential Medium Density Land Use designation is intended to create opportunities for new single family
residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing
single family neighborhoods. Detached single family residential dwelling units are permitted uses within the R-8
zoning designation.
The area of public and private streets (including driveway tracts) and critical areas would be deducted from the
gross site area to determine the “net” site area prior to calculating density. The area of the required dedication
and proposed public street (ROW) would be deducted from the gross site area when calculating the net density.
Using the proposed layout provided by the applicant, a net area of 62,259 sq. ft., a 10-lot proposal yields a nets
density of roughly 7 du/ac (10 lots / 1.42 acres = 7 du/ac) which would be within the permitted density range of
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the R-8 zone. The calculated net density does not include the required dedication (see Transportation section in
attached memo from Jonathan Chavez), which may result in a higher du/ac. 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. See diagram below from RMC 4-1-120 ‘Definitions L’ for lot measurement definitions. The width
of lots at their foremost points (i.e., the points where the side lot lines intersect with the street ROW line) cannot
be less than 80% of the required lot width (40 feet for R-8 zone ), except in cases of lots on a street curve or the
turning circle of a cul-de-sac, which must have a minimum of 35 feet. As proposed, Lots 3, 4, 7, and 8 do not
appear to meet the dimensional requirements for the R-8 zone. 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 o f 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
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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 45-foot wide limited access residential street off
of Aberdeen Ave NE.
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 maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. Driveways
exceeding 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from
entering the residences or crossing any public sidewalks.
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.
If a storm drainage facility is proposed as part of the subdivision plat plan, perimeter landscaping is required
around the facility. The perimeter landscape strip shall be a minimum of fifteen (15’) side and shall be located
on the outside of the facility fence, unless otherwise determined through the subdivision process.
Significant Tree Retention: If significant trees are proposed to be removed, a tree inventory and a tree retention
plan along with a tree retention worksheet shall be provided with the formal land use application. The tree
retention plan must show preservation of at least 30 percent (30%) of significant trees, and indicate how
proposed building footprints would be sited to accommodate preservation of significant trees that would be
retained. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated
to the Administrator's satisfaction that an insufficient number of trees can be retained.
In addition to retaining 30% of existing significant trees, the lot would be required to provide a minimum tree
density of 2 trees per 5,000 square feet of lot area onsite.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes
greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers;
and Significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper.
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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: A Wellhead Protection Area Zone 2 is present on the site. A source statement certified by a
professional engineer or geologist licensed in the State of Washington will need to be submitted prior to
stockpiling or grading imported fill at the project site. No other critical areas are mapped on the project site
according to COR maps. 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 construction of more than 9 dwelling units on a project site is subject to
Environmental (SEPA) Review in accordance with WAC 197-11-800 An environmental determination will be made
by the Renton Environmental Review Committee. This determination is subject to appeal by either the project
proponent, by a citizen of the community, or another entity having standing for an appeal. An environmental
checklist must be submitted with the land use application.
Permit Requirements: The proposal is required to obtain preliminary plat approval. The proposal is also subject to
Environmental (SEPA) Review. All applications would be reviewed concurrently in an estimated time frame of 12
weeks following acceptance of a complete application. The 2020 Preliminary Plat application fee is $10,570.00
and the Environmental Review fee is $1,580.00. 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. For
unit lot subdivisions, construction may commence upon approval of a site plan and issuance of a building permit
prior to final subdivision approval and recording if all applicable permits and approvals have been obtained by the
applicant. However, no dwelling unit or lot maybe sold, transferred, occupied or conveyed prior to final
subdivision approval and recording.
Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use Permits
(Preliminary Plat, SEPA Review), 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.
Neighborhood Meeting Requirement: Projects estimated by the City to have a monetary value equal to or
greater than $10,000,000 or PUD 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 neighborhood
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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.
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 for new single-family dwelling units are:
• Fire Impact Fee currently assessed at $829.77 per new dwelling unit;
• Transportation Impact Fee assessed at $7,820.42 per new dwelling unit;
• Renton School District Impact Fee assessed at $6,877.00 (+5% administrative fee) per new dwelling unit;
Parks Impact Fee currently assessed at $3,945.70 per new 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 application materials are complete, the applicant is strongly encouraged to have
the application materials pre-screened. Please contact Alex Morganroth, Senior Planner at 425-430-7219 or
amorganroth@rentonwa.gov to schedule an appointment. .
Expiration: The preliminary plat would be valid for five years with a possible one-year extension. It is the
applicant’s responsibility to monitor the expiration dates