HomeMy WebLinkAboutPreApp Meeting Summary_PRE20-000130PREAPPLICATION MEETING FOR
Lincoln Place Short Plat
Parcel number 3343902559
PRE20-000130
CITY OF RENTON
Department of Community & Economic Development
Planning Division
July 9, 2020
Contact Information:
Planner: Angelea Weihs, 425.430.7312, aweihs@rentonwa.gov
Public Works Plan Reviewer: Nathan Janders, 425.430.7382, njanders@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@rentonRFA.org
Building Department Reviewer: Craig Burnell, 425.430.7290, cburnell@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the 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).
FIRE & EMERGENCY
SERVICES DEPARTMENT
M E M O R A N D U M
DATE:June 29, 2020
TO:Angelea Weihs, Associate Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Lincoln Place Short Plat
1. The fire flow requirement for the proposed single family homes is a minimum
of 1,000 gpm for homes under 3,600 square feet (including garage and
basement areas) and goes up to a minimum of 1,500 gpm for homes over
3,600 square feet. A minimum of one fire hydrant is required within 300-feet
of each proposed home. A minimum of two fire hydrants are required within
300-feet of the proposed homes if they exceed 3,600 square feet. It appears
one existing fire hydrant can meet the minimum requirements. Existing 6-
inch water main is undersized and shall be replaced with a minimum 8-inch
water line.
2. The fire impact fees are currently applicable at the rate of $829.77 per each
individual home. This fee is paid at time of building permit issuance.
3. Fire department apparatus access roadways are required within 150-feet of all points on all buildings. Fire access roads are required to be a minimum of 20-feet unobstructed fully paved width with turning radius of 25-feet inside and 45-feet outside minimum. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. Dead end streets that exceed 300-feet in length require an approved fire apparatus full 90-feet diameter cul-de-sac type turnaround. Any homes over 500-feet dead end shall be provided with an approved fire sprinkler system.
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:July 6, 2020
TO:Angelea Weihs, Planner
FROM:Nathan Janders, Civil Engineer II
SUBJECT:Lincoln Place Short Plat
1316 Lincoln Pl NE
PRE20-000130
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)
3343902559. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant.
Water
1. The project is within the City of Renton’s water service area in the Highlands 435 Pressure Zone.
2. The static water pressure is approximately 82 psi at ground elevation of 246 feet.
3. There is an existing 6-inch water main located in Lincoln Place NE that can deliver a maximum flow
capacity of 1,200 GPM (see water plan no. W-0459).
4. There is no existing water service to the property.
5. Installation of a minimum 1-inch domestic water service lines and meters will be required for each
lot. Meters shall be placed in landscape strips, or behind the sidewalk,
and within the right-of-way. Meters shall not be installed within driveways.
6. Installation of off-site and on-site fire hydrants, as required. The location and number of hydrants will
be determined by the Fire Authority based on the final fire flow demand and final site plan.
7. 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, excluding the use of an automatic fire sprinkler system, for homes under
3,600 square feet. If fire flow exceeds the available capacity, then the existing 6-inch water main will
be required to be upsized to 8-inch in Kennewick Ave NE and from NE 13th Pl to the intersection of
NE 12th St and Monterey Ave NE.
8. If water main improvements are required, then civil plans must be prepared by a professional
engineer registered in the State of Washington. Please refer to City of Renton General Design and
Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2012 Water
System Plan. Adequate horizontal and vertical separations between the new water main and other
utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the
operation and maintenance of the water main. Retaining walls, rockeries or similar structures cannot
be installed over the water main unless the water main is installed inside a steel casing.
9. A conceptual utility plan will be required as part of the land use application for the subject
development.
10. A pressure reducing valve is required downstream of the domestic water meters where the water
pressure exceeds 80 psi.
11. 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 will
be charged based on the rate at the time of construction permit issuance.
The SDC fee for water is based on the size of the new domestic water to serve the project.
The current water fee is $4,400.00 per 1-inch meter
Water service installation charges for each proposed domestic water service is applicable.
Water Service installation is $2,875.00 per 1-inch service line
Drop-in meter fee is $460.00 per 1-inch meter
The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-
2018%20Fee%20Schedule.pdf
Sanitary Sewer
1. The project is within the City of Renton’s sanitary sewer service area.
2. There is an 8-inch gravity wastewater main located in NE 12th St (record drawing S-01440).
3. There is an 8-inch gravity wastewater main located in NE 13th st (record drawing S-375803).
4. The existing property is not connected to the sanitary sewer.
5. Per Code 4-6-040, a sewer main extension in accordance with the City’s engineering standards shall
be constructed in Lincoln Pl NE. To service lots 3 and 4, the applicant will need to either: extend an 8-
inch diameter sewer main, within a 15-ft public sewer easement if on private property, from NE 12th
St to the north property line of lot 4 or extend an 8-inch diameter sewer main from NE 13th St to the
south property line of lot 3. Lots 1 and 2 may be connected to the existing main in NE 13th St.
6.Individual sewer stubs from the sewer main and individual side sewers to serve each lot shall be
provided by the developer. Sewer stub size is 6 inches from the sewer main and minimum size of
individual side sewer to each house is 4 inches. Refer to City of Renton Standard Plan 406.2.
7. A conceptual utility plan will be required as part of the land use application for the subject
development.
8. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer
is based on the size of the new domestic water to serve the project. Current fees can be found in the
2020 Development Fees Document on the City’s website. Fees will be charged based on the rate at
the time of construction permit issuance.
The current sewer fee for is $3,400.00 per 1-inch meter
Final determination of applicable fees will be made after the water meter size has been
determined.
The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-
2018%20Fee%20Schedule.pdf
Surface Water
1. There is a City of Renton 12-inch stormwater main in NE 12th St (Record drawing R-218802) and in NE
13th St (Record drawing R-375805).
2. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design
Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2017 Renton Surface Water Design
Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls
within the City’s Peak Rate Flow Control (Matching Existing) Standard. The project discharges runoff
over steep slopes of a landslide hazard area. Therefore, the project shall meet the requirements of
the “Flood Problem Flow Control Standard”. This standard includes adherence to the Flow Control
Duration Standard Matching Existing site conditions, in addition to matching the 100-year peak
Existing site conditions. The site falls within the East Lake Washington – Renton drainage basin. The
site falls within Zone 2 of the City’s Aquifer Protection Area (APA). In this Zone, open facilities and
conveyance systems may require a liner per sections 6.2.4 and 1.2.4.3 of the RSWDM.
3. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current
City of Renton Standard Details are available online in the City of Renton website
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton
4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will
be required to provide basic water quality treatment. Any proposed detention and/or water quality
vault shall be designed in accordance with the 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.
5. 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
in order of preference by feasibility 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.
6. 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.
7. Erosion control measures to meet the City requirements shall be provided.
8. The development falls within the R-8 zone which has a maximum impervious surface area of 65% per
lot.
9. The development is subject to a surface water system development charge (SDC) fees. Fees will be
charged based on the rate at the time of construction permit issuance.
The current SDC fee is $0.76 per square foot of new impervious surface but no less than
$1,900.
The current SCD fee for new single family homes is $1,900 per home.
The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-
2018%20Fee%20Schedule.pdf
Transportation
1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $150,000.
The proposed project fronts NE 13th St to the North.
NE 13th St is classified as a residential access street, with an existing right-of-way (ROW) width
of approximately 38.5 feet with a paved width of approximately 20 feet and a cul-de-sac
radius of approximately 55.5 feet with a paved width of approximately 43 feet. To meet the
City’s complete street standards for Residential Access streets, a minimum ROW width of 53
feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW
centerline shall be required and include a 26 foot paved road (13 feet each side), a 0.5 foot
curb, an 8 foot planting strip, and a 5 foot sidewalk. Dedication of approximately 14.5 feet will
be required. To meet the City’s complete street standards for cul-de-sac design, a minimum
ROW radius of 55 feet is required. Per RMC 4-6-060.H cul-de-sac design shall include a 45 feet,
a landscaped center island with a radius of 20 feet delineated by curbing and the cul-de-sac
turnaround shall be approved by the administrator and Renton Fire Authority.
2. Applicant is proposing to install a public half street along the east side of Lincoln Pl NE.
3. Shared driveways are allowed for access to up to 4 lots provided at least one of the four (4) lots abuts
a public right-of-way with at least fifty (50) linear feet of frontage and the subject lots are not created
by a subdivision of ten (10) or more lots. Refer to the shared driveway requirements as outlined in
RMC 4-6-060J. Shared driveways shall be within a tract; the width of the tract and paved surface shall
be a minimum of sixteen feet (16'); the Fire Department may require the tract and paved surface to
be up to twenty feet (20') wide. If a shared driveway abuts properties that are not part of the
subdivision, an eight foot (8') wide landscaped strip shall be provided between the shared driveway
and neighboring properties.
4. A conceptual road/driveway plan will be required as part of the land use application for the subject
development.
5. Per RMC 4-6-060 maximum street grade is 15%.
6. Undergrounding of all existing utilities is required on all frontages per RMC 4-6-090.
7. Refer to City code 4-4-080 regarding driveway regulations.
A minimum separation of 5 feet is required between driveway and the property line.
Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide
slotted drains.
The maximum width of single loaded garage driveway shall not exceed nine feet (9') and
double-loaded garage driveway shall not exceed sixteen feet (16').
8. Street lighting is not required from a project that consists of four or less residential units.
9. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench
Restoration and Street Overlay Requirements.
10. The development is subject to transportation impact fees. Fees will be charged based on the rate at
the time of construction permit issuance.
The 2019 transportation impact fee is $7,820.42 per single family home.
General Comments
1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and
cable services, etc.) along property frontage or within the site must be underground as outlined in
RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. 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 construction utility 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 shall be included with the civil plan submittal. Each plan shall be on separate sheets.
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.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2020\PRE20-000130
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:July 9, 2020
TO:Pre-Application File No. 20-000130
FROM:Angelea Weihs, Associate Planner
SUBJECT:Lincoln Place Short Plat – East of 1301 Lincoln Pl NE (Parcel number
3343902559)
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 for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall
or online at www.rentonwa.gov.
Project Proposal: The subject property (Parcel number 3343902559) is located to the east of
1301 Lincoln Pl NE. The parcel has frontage on NE 13th Street and is located within the R-8 Zone.
The site area is approximately 27,126 sf (0.62 acres) and is currently vacant. The proposal is to
subdivide the property into 4 lots. The applicant proposes to access proposed Lots 3 and 4 via a
new improved public half-street, Lincoln Pl NE, which is currently a private access tract. The
applicant proposes to access Lots 1 and 2 via NE 13th St, which is an existing public street. The
proposed lots range in size from 5,281 SF to 5,882 SF in size. Wellhead Protection Area Zone 2 is
mapped on the project site. No other critical areas are mapped on the project site.
Current Use: The property is currently vacant.
Zoning/Density Requirements: The subject property is located within the Residential-8 (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 1 net acre. The Residential Medium Density Land Use
designation is intended to implement the R-8 zone. Development in the R-8 zone is intended to
create opportunities for new single family residential neighborhoods and to facilitate high-
quality infill development that promotes reinvestment in existing single family neighborhoods. It
is intended to accommodate uses that are compatible with and support a high-quality
residential environment and add to a sense of community. Detached single family residential
dwelling units are permitted uses within the R-8 zoning designation.
Lincoln Place Short Plat, PRE20-000130
Page 2 of 5
July 9, 2020
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2020\PRE20-000130
Density: The area of public and private streets and critical areas would be deducted from the
gross site area to determine the “net” site area prior to calculating density. In order to calculate
the proposed density of the project, any area of public road, private driveway/easement, and/or
critical area dedication must be known. All fractions which result from net density calculations
shall be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations
for minimum or maximum density which result in a fraction that is 0.50 or greater shall be
rounded up to the nearest whole number. Those density calculations resulting in a fraction that
is less than 0.50 shall be rounded down to the nearest whole number. Based on the gross land
area of 27,126 square feet, the 4-lot proposal arrives at a gross density of approximately 6.4
du/ac (4 lots / 0.62 gross acres = 6.4 du/ac). The applicant would be required to demonstrate
compliance with the net density requirements of the zone at the time of formal application,
after deduction of ROW dedication and any access tracts. Based on the gross density of 6.4
du/ac, the subject site would meet the minimum density requirements of the zone.
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.
Proposed lots 1-4 appear to comply with minimum lot size, width, and depth requirements for
the zone . The applicant will need to demonstrate compliance with the minimum lot size,
width and depth criteria of the zone (following deduction of required ROW dedication,
including the required cul-de-sac), based on the definitions of lot size, width, and depth (RMC
4-11-120), at the time of formal land use 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. The maximum wall plate height for detached accessory structures is
12 feet. The gross floor area must be less than that of the primary structure. Accessory
structures are also included in building lot coverage calculations. The new single family homes
would need to comply with the maximum building coverage, impervious surface requirements,
and building height regulations of the zone at the time of building permit review.
Setbacks – Setbacks are the minimum required distance between the building footprint and the
property line. The required setbacks for the R-8 zone are: Front yard: 20 feet for the primary
structure; Rear yard: 20 feet; Side yards: 5 feet; and Side yards along streets: 15 feet. Side yard
along a street is defined as the yard requirement that is neither a front yard nor a rear yard, yet
it abuts a street right-of-way or private street. Compliance with required setbacks for the new
single family homes would be verified at the time of building permit application.
Lincoln Place Short Plat, PRE20-000130
Page 3 of 5
July 9, 2020
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2020\PRE20-000130
Access/Parking: The applicant proposes to access proposed Lots 3 and 4 via a new improved
public half-street, Lincoln Pl NE, which is currently a private access tract. The applicant proposes
to access Lots 1 and 2 via NE 13th St, which is an existing public street. As stated in the
Development Engineering Comments, ROW dedication, including the completion of the cul-de-
sac, is required along NE 13th ST. The proposed subdivision would need to be redesigned to
comply with public street regulations per RMC 4-6-060, prior to land use application.
Driveways: The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a
variance is required. The maximum width of single loaded garage driveways shall not exceed 9
feet and double loaded garage driveways shall not exceed 16 feet.
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, with the exception of areas for required walkways and driveways and those
zones with building setbacks less than ten feet (10'). In those cases, ten feet (10') of landscaping
shall be required where buildings are not located. 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, a certified nurseryman or other certified
professional.
Significant Tree Retention: An aerial image of the site identifies mature trees on the site. If
significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are
proposed to be removed, a tree inventory and a tree retention plan along with an arborist
report, tree retention plan and tree retention worksheet shall be provided with the formal land
use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at
least 30% of significant trees. The Administrator may authorize the planting of replacement
trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient
number of trees can be retained. Please refer to Tree Retention and Land Clearing Regulations
RMC 4-4-130 for further general and specific tree retention and land clearing requirements.
In addition to retaining 30% of existing significant trees, each new lot would be required to
provide a minimum tree density of 2 trees per 5,000 square feet of lot area onsite. Protected
trees that do not contribute to a lot's required minimum tree density shall be held in
perpetuity within a tree protection tract.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees
on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their
associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen
inches (18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; Other
significant native evergreen or deciduous trees; and Other significant non- native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods
are used as part of an approved enhancement project within a critical area or its buffer.
Lincoln Place Short Plat, PRE20-000130
Page 4 of 5
July 9, 2020
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2020\PRE20-000130
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 Short Plat application.
Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this
project, the location must be designated on the landscape plan or grading plan. A fence and/or
wall detail should also be included on the plan. A fence taller than 6 feet shall require a building
permit or an explicit exemption from the Building Official. 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.
Critical Areas: Wellhead Protection Area Zone 2 is mapped on the project site. The overall
purpose of the wellhead protection regulations is to protect aquifers used as potable water
supply sources by the City from contamination by hazardous materials. Some uses are
restricted that store, handle, treat, use, or produce substances that pose a hazard to
groundwater quality. If fill is used, then a fill source statement is needed.
Environmental Review: Except when located in sensitive areas (such as wetland or protected
slopes) or lands covered by water, short plats of 9 or fewer residential lots are 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 2020
administrative short plat application fee 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 new 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.
The applicant is responsible for the procurement, installation and maintenance of the sign.
Detailed information regarding the land use application submittal requirements is provided on
the City of Renton website (www.rentonwa.gov).
Fees: In addition to the applicable building and construction fees, impact fees would be
required. Such fees would apply to all projects and would be calculated at the time of building
permit application and payable prior to building permit issuance. The 2020 impact fees are as
follows:
Lincoln Place Short Plat, PRE20-000130
Page 5 of 5
July 9, 2020
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2020\PRE20-000130
A Transportation Impact Fee based on $7,820.42 per each new detached dwelling unit.
A Parks Impact Fee based on $3,945.70 per each new detached dwelling unit.
A Fire Impact fee of $829.77 per each new detached dwelling unit.
Renton School District Impact Fee is $6,862.00 per each new detached dwelling unit.
A handout listing Renton’s development-related fees is available on the City of Renton website
for your review.
Note: When the formal application materials are complete, the applicant is strongly
encouraged to have one copy of the application materials pre-screened at the 6th floor front
counter prior to submitting the complete application package. Please call Angelea Weihs,
Associate Planner at 425-430-7312 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.