HomeMy WebLinkAboutPRE21000275_Finger_Cross_210812.pdfPREAPPLICATION MEETING FOR
Lex Short Plat
PRE 21-000275
CITY OF RENTON
Department of Community & Economic Development
Planning Division
August 12, 2021
Contact Information:
Planner: Jill Ding, 425.430.6598, jding@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: Rob Shuey, 425.430.7235, rshuey@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the 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).
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AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:August 9, 2021
TO:Jill Ding, Senior Planner
FROM:Nathan Janders, Civil Engineer II
SUBJECT:Finger Cross
108 S Tobin St
PRE21-000275
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)
7229300005. 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 Valley 196 Pressure Zone.
2. The static water pressure is approximately 72 psi at ground elevation of 30 feet.
3. There is an existing 8-inch water main located in Lake Ave S that can deliver a maximum flow capacity
of 2,000 GPM (see water plan no. W-048502).
4. There is an existing 12-inch water main located in S Tobin St that can deliver a maximum flow capacity
of 2,800 GPM (see water plan no W-002009).
5.There is an existing ¾-inch water meter (LAT-015546) serving the existing residence at 108 S
Tobin St.
6. A minimum 1-inch meter is required if the new homes are served by sprinkler systems.
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 for homes under 3,600 SF and goes up to a minimum of 1,500 gpm for
homes over 3,600 SF.
8. 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.
9. A conceptual utility plan will be required as part of the land use application for the subject
development.
10. 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
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use. The development is also subject to fees for water connections, cut and caps, and purity tests.
Current fees can be found in the 2021 Development Fees Document on the City’s website. Fees will
be charged based on the rate at the time of construction permit issuance.
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 $400 per ¾-inch meter and $460.00 per 1-inch meter.
A credit will be applied to any service that is abandoned.
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 in Lake Ave S (see record drawing S-044904).
3. There is a 12-inch gravity wastewater main in S Tobin St (see record drawing S-190107).
4. The existing home is connected to the City sewer.
5. A conceptual utility plan will be required as part of the land use application for the subject
development.
Surface Water
1. There is an existing 12inch surface water main on the west side of Lake Ave S (no record drawing
available).
2. There is an existing 24inch surface water main on the south side of S Tobin St (see record drawing D-
217209).
3. 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 Forest Duration Flow Control Standard and the City’s . The site falls within the Black
River drainage basin.
4. Critical areas on site that effect surface water include: aquifer protection area zone 2.
5. 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
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
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.
8. 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,
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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.
9. Erosion control measures to meet the City requirements shall be provided.
10. 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.
a. The current SCD fee for single family additions greater than 500 square feet is $0.80 per
square foot not to exceed $2,000.
Transportation
1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $150,000.
The proposed project fronts Lake Ave S to the west, S Tobin St to the south and private property on
all other sides.
Lake Ave S is classified as a residential access street, with an existing right-of-way (ROW) width
of 30 feet according to the King County Assessors map with an existing paved width of
approximately 22 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 11.5 feet would be required.
S Tobin St is classified as a residential access street, with an existing right-of-way (ROW) width
of 60 feet according to the King County Assessors map with an existing paved width of
approximately 40 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.
i. However, the existing curb-curb paved width of approximately 40 feet shall be
maintained. Therefore, the street section includes an approximate 40 foot paved road
(20 feet each side), a 0.5 foot curb, an 8 foot planting strip, a 5 foot sidewalk, street
trees and storm drainage improvements. Dedication of approximately 3.5 feet will be
required pending final survey.
2. 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').
3. Undergrounding of all existing utilities is required on all frontages per RMC 4-6-090.
4. No Street lighting is required for a project that consists of less than 4 residential units.
5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench
Restoration and Street Overlay Requirements.
6. The development is subject to transportation impact fees. Fees will be charged based on the rate at
the time of construction permit issuance.
The 2021 transportation impact fee is $10,861.69 per single family home.
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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.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:August 12, 2021
TO:Pre-Application File No. PRE21-000275
FROM:Jill Ding, Senior Planner
SUBJECT:Finger Cross
108 S Tobin St
(Parcel No. 7229300005)
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official
decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator,
Public Works Administrator, Planning Director, and City Council). Review comments may also
need to be revised based on site planning and other design changes required by City staff or
made by the applicant. The applicant is encouraged to review all applicable sections of the
Renton Municipal Code. The Development Regulations are available online at
www.rentonwa.gov
Project Proposal: The subject property is located at the northeast corner of the intersection of S
Tobin St and Lake Ave S and is addressed as 108 S Tobin St (parcel no. 7229300005). The subject
site is 8,000 sq. ft. (0.18 acres) and is located within the Commercial Arterial (CA) zone and
Urban Design District D. The project site is located within the FAR Airport Height Restriction
Overlay. The site is currently developed with an existing 900 sq. ft. single story, single family
residence. The proposal is to construct an approximately 720 sq. ft. addition with an
approximately 840 sq. ft. deck. It appears that the applicant may retain the single family
residential use, however the use may change to a restaurant, office, or other commercial use in
the future. Access is currently provided off of Lake Ave S, it is unclear if the proposal would
result in a change in access. A wellhead protection area, zone 2 and seismic hazard area are
mapped on the project site.
Current Use: Currently the site is developed with an existing 900 sq. ft. single family residence.
Development Standards: The project would be subject to RMC 4-2-120A, “Development
Standards for Commercial Zoning Designations” effective at the time of complete application
(noted as “CA standards” herein).
Zoning: The property is located within the Commercial & Mixed Use (CMU) land use designation
and the Commercial Arterial (CA) zoning designation. A single family residential use is
prohibited within the CA zone. The existing single family residence would be considered an
existing legal non-conforming use. In accordance with RMC 4-10-060D, the existing single
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family residence may be enlarged or altered subject to development standards and use
provisions of the R-14 zone (e.g., height limits, lot coverage, setbacks, parking, etc.). If the
applicant proposes to convert the single family residence to a restaurant, office, or other
commercial use prior to the construction of the proposed addition, then the CA development
standards and Urban Design District D Overlay regulations would apply for the proposed
addition. The submitted site plan indicates that the proposed addition would be a ‘residential
addition’; therefore for the purposes of this pre-application, the comments below reflect the
applicable requirements for a single family residential addition (which would be subject to the
R-14 development standards) to an existing non-conforming single family residence.
Setbacks – Setbacks are the minimum required distance between the building footprint and the
property line and any private access easement. The required setbacks in the R-14 zone are 15
feet for the front yard (except when all vehicle access is taken from an alley, then 10 feet), 10
feet for the rear yards, secondary front yards (applies to corner lots) would be required to have
a 15-foot setback, and interior side yards are required to have a 4-foot setback. For unattached
side(s), 0 feet for the attached side(s). The proposed addition would maintain a 16-foot
secondary front yard setback from Lake Ave S a 23-foot rear setback and a 12-foot interior
side yard setback, which would comply with the setback requirements of the R-14 zone.
Building and Impervious Surface Coverage – The maximum building coverage in the R-14 zone is
65-percent. The maximum impervious surface coverage is 80-percent of total lot area. The
proposed 720 sq. ft. addition and 840 sq. ft. deck to the existing 900 sq. ft. residence would
result in a new building footprint of 2,460 sq. ft., which would result in a building coverage of
31 percent on the 8,000 sq. ft. lot, which would comply with the building coverage
requirements of the R-14 zone. Information regarding impervious surface coverage was not
included with the pre-application materials, therefore staff was unable to verify compliance
with the impervious surface coverage requirements. The building lot coverage and impervious
surface coverage requirements would be verified at the time of formal application.
Building Height – The maximum wall plate height is 24 feet with the possibility to increase up to
32 feet with an administrative conditional use permit and a maximum of 3 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 project site is located within the Airport Height
Restriction Area and would be permitted a maximum building height of 20 feet at this
location. The applicant would be required to demonstrate compliance with the height
requirements of the zone at the time of permit application submittal.
Residential Design and Open Space Standards: All new residential dwelling units in the R-14
zone would be subject to the Residential Design Standards outlined in RMC 4-2-115. For
example, dwellings shall be arranged to ensure privacy so that side yards abut other side yards
(or rights-of-way) and do not abut front or back yards. Lots accessed by easements or pipestems
shall be prohibited. An open space requirement for four (4) or more units requires 350 square
feet of common open space for each unit and each ground-related dwelling shall have a private
yard that is at least two hundred fifty (250) square feet in size with no dimension less than eight
feet (8') in width. An additional two hundred fifty (250) square feet of open space per unit shall
be added to the required amount of common open space for each unit that is not ground
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related. An example of the residential design standard requirement includes building entry must
take access from and face a street, park, common green, pocket park, pedestrian easement, or
open space. Open space should be contiguous to the majority of the dwellings in the
development and accessible to all dwellings, and shall be at least thirty feet (30') wide. All site
design, open space and residential design standards applicable to the R-14 zone would be
verified at the time of formal land use application.
Landscaping: With the exception of critical areas, all pervious area shall have landscape
treatment. Landscaping may include hardscape such as decorative paving, rock outcroppings,
fountains, plant containers, etc. Ten feet (10') of on-site landscaping is required along all public
street frontages. Where there is insufficient right-of-way space or no public frontage, street
trees are required in the front yard subject to approval of the Administrator. A minimum of two
(2) trees are to be located in the front yard prior to final inspection.
A conceptual landscape plan shall be provided with the formal land use application as
prepared by a registered Landscape Architect or other certified professional.
Significant Tree Retention: If significant trees (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.
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 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.
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. Please refer to retaining wall standards (RMC 4-4-040) for additional information.
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Access/Parking: It appears that access to the site is provided via Lake Ave S, it is unclear if
changes to the access are proposed as a result of the proposed addition. The proposal would be
subject to the Driveway Standards found in RMC 4-4-080I.
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.
Critical Areas: A wellhead protection area, zone 2 and seismic hazard area are mapped on the
project site. A fill source statement would be required for any fill brought onto the project site.
In addition, a geotechnical analysis would be required to ensure the proposed development
would be compatible with any seismic requirements.
Environmental Review: The proposal would be exempt from Environmental (SEPA) Review as
the proposal does not include the construction of more than 9 residential dwelling units.
Permit Requirements: The proposal would require a building permit. 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 at:
https://www.rentonwa.gov/cms/ one.aspx?portalId=7922741&pageId=9666400.
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