HomeMy WebLinkAboutSTAFF COMMENTS_PRE21-000363PREAPPLICATION MEETING FOR
Blueberry Meadows
1828 NE 20th Street
PRE21-000363
CITY OF RENTON
Department of Community & Economic Development
Planning Division
October 28, 2021
Contact Information:
Planner: Angelea Weihs, 425.430.7312, aweihs@rentonwa.gov
Public Works Plan Reviewers: Scott Warlick, 425.430.7216, swarlick@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 assigned planner to have the documents pre-
screened.
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,
Community & Economic Development Administrator, Public Works Administrator, and
City Council).
M E M O R A N D U M
DATE:October 18, 2021
TO:Angelea Weihs, Associate Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Blueberry Variance
1. The fire flow requirements 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. It appears that there are no existing fire hydrants within 300-feet of all proposed
homes and a minimum of one would be required to be added.
2. The fire impact fees are currently applicable at the rate of $829.77 per single family unit
and $414.89 for an ADU. This fee is paid at building permit issuance.
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 end streets that exceed 300-feet in length require a full
90-foot cul-de-sac type turnaround.
4. If the applicant is applying for any variances, it is unclear what they are and/or what
they are for. The Renton Regional Fire Authority will consider preliminary approval of some
variances but will not blanket variances for multiple code requirements. Variances are
considered on a case-by-case basis. Applicant has not made clear their specific building desires
are far as building sizes and placement on the property.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:October 26th, 2021
TO:Angelea Weihs, Planner
FROM:Scott Warlick, Engineering Specialist III, Plan Review
SUBJECT:New SFR and ADU
1828 NE 20th St
PRE21-000363
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)
3343903201. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant.
WATER
1. The new SFR and ADU is within the City of Renton’s water service area and in the Highlands 435
Pressure Zone.
2. The site is located in wellhead protection zone 2.
3. There is an existing 6-inch water main in NE 20
th St that can deliver a maximum flow capacity of
1000 gallons per minute (gpm). The static water pressure is about 78 psi at ground elevation of
256-feet.
4. There is one existing hydrants located on NE 20
th St (Hydrant ID No. HYD-NE-00097) however it
does not appear that it is within 300-feet of the proposed residence.
5. Extension of 8-inch diameter water main, with a fire hydrant, (within a 15-feet wide public utility
easement) from the existing 6-inch main in NE 20th St to within 300’ of the proposed buildings.
6. A 15-feet wide water main easement will be required from the 8-inch water main termination to
the northern property line.
7. Separate service lines and meters are required for the ADU and single family residence.
8. Civil plans for the water main improvements will be required and 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.
PRE21-000363
New SFR and ADU
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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. The development is subject to applicable water system development charges (SDC’s) for the
new water service. 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 that are current will be charged at the time of construction permit issuance.
1. New water meters, 1-inch minimum will be required for the proposed ADU and SFR and are
subject to payment of water system development charges. The 2021 SDC fee for an SFR with a
1-inch meter is $4,450.00 and the 2021 SDC fee for an ADU with a 1-inch meter is $2,225.00.
SANITARY SEWER
1. This parcel is currently not hooked up to sanitary sewer.
2. There is a City of Renton 8-inch gravity wastewater main located in the street on NE 20
th St (Record
Drawing S-024901).
3. There is a City of Renton 8-inch gravity wastewater main located to the west on the neighboring
property (Record Drawing S-210903).
4. The developer will need to show how they propose to serve the new SFR and ADU with a sanitary
sewer service.
5. The side sewer connection will be made to the main and not the manhole. There is an existing 10
ft-wide easement (recording # 1999032225522) that runs along the east property line of the
parcel to the west (Parcel 3343903200) that will provide access to the sewer main. The subject
lot will not require any additional easements to access the sewer main.
6. Depending on the size and material of the existing side sewer, ADU units are allowed to connect
to the same side sewer as the dwelling. However, detached ADU’s will be required to pay an SDC
fee for sewer connection.
7. The new SFR and ADU is subject to a wastewater system development charge (SDC) fee. SDC fee
for sewer is based on the size of the new domestic water to serve the project. The 2021 SDC fee
for an SFR 1-inch meter install is $3,450.00. The 2021 SDC fee for an ADU 1-inch meter install is
$1,725.00.
8. This parcel is subject to West Kennydale Sewer Interceptor Special Assessment District (SAD)
fee. The West Kennydale Sewer Interceptor fee is $1,050.00 per lot. Payment of these fees will
be required prior to issuance of the utility construction permit.
SURFACE WATER
1. There is a 24-inch Storm water main located in the north side of NE 20
th ST (Record Drawing R-
316912.
2. Critical areas on site that may affect stormwater review include: wetlands, landslide hazard, and
regulated (steep) slopes.
3. The site is located in Zone 1 Modified and Zone 2 of the City’s Aquifer Protection Area (APA). In
these zones, stormwater open conveyance systems, such as ditches and channels, and water
quality facilities may require a liner per sections 6.2.4 and 1.2.4.3 of the 2017 RSWDM.
PRE21-000363
New SFR and ADU
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4. 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 Flow Control Duration (Matching Forested) Standard. The site
falls within the East Lake Washington drainage basin.
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 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, 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.
11. The current SDC fee for the new SFR is charged per square foot of new impervious surface, but
not more than $2,000. The current SDC fee for the new ADU is charged per square foot of new
impervious surface, but not more than $1,000.
12. The full fee schedule can be found at:
https://rentonwa.gov/UserFiles/Servers/Server_7922657/Image/City%20Hall/Administrative%2
0Services/Finance/Finance/2019-2020%20Fee%20Schedule_Feb%202020.pdf
TRANSPORTATION
1. The proposed SFR and ADU fronts NE 20
th ST along the south property line and is classified as a
Residential Access Road. Existing right-of-way (ROW) width is 60-feet. To meet the City’s complete
street standards for Error! Reference source not found. streets, minimum ROW is 53-feet.
Therefore no ROW dedication will be required. Per City code 4-6-060, half street improvements
shall be required and must include a pavement width of 26-feet (13-feet from centerline), a 0.5-
foot curb, an 8-foot planting strip, an 5-foot sidewalk, street trees and storm drainage
improvements.
PRE21-000363
New SFR and ADU
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2. 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. See fire department comments
for additional details.
3. A formal fee-in-lieu request may be submitted for the street frontage improvements along NE
20th St. See the wavier and fee-in-lieu request form using the following link:
http://rentonwa.gov/uploadedFiles/Business/CED/FORMS/BPW.pdf
A fee-in-lieu can be paid at $110 per linear foot.
4. If you wish to construct the frontage improvements, a full utility construction permit will be
required. Requirements for intake of a full utility construction permit are listed below.
a. Payment of plan review / inspection fees. Plan review / inspection fees are based on
the anticipated value of the construction of the frontage improvements.
b. Survey prepared by a Professional Land Surveyor licensed in the State of Washington
c. Civil Plans prepared by a Professional Civil Engineer licensed in the State of Washington.
d. Survey and Civil Plans shall conform to the City of Renton attached survey and drafting
standards.
e. A written drainage and geotechnical assessment to account for the portion of right of
way where work will be done.
f. First review of utility permit plans takes approximately three to four weeks.
5. Payment of the transportation impact fee is applicable on the construction of the SFR and ADU at
the time of application for the building permit. The 2021 rate of transportation impact fee is
$10,861.69 per single family house. All transportation impact fees have been waived for ADU’s.
The transportation impact fee that is current at the time of building permit application will be
levied, payable at building permit issue.
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:
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New SFR and ADU
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https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=968701
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 2021 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.
From: Robert Shuey
Sent: Tuesday, October 12, 2021 2:09 PM
To: Matthew Herrera
Subject: PRE21-000363
Follow Up Flag: Follow up
Flag Status: Flagged
The building department comment on the pre-application submittal:
There are multiple places in the reports that reference the 2015 IBC. The currently adopted code is the
2018 IBC. Please review the documents to verify that the currently adopted code doesn’t require any
changes to the reports.
Have a great afternoon.
Rob Shuey CBO
BUILDING OFFICIAL
City of Renton l CED l Development Services
Desk: 425-430-7290 l Fax: 425-430-7231
Cell: 206-550-8523
Email rshuey@rentonwa.gov
COVID-19 UPDATE
City Hall is currently closed to the public but we are still available to assist you.
· Pay Invoice, Apply for Over-the-Counter Permit, Schedule an Inspection: Permitting Portal
· Contact Staff
o Building or General Permitting: permittech@rentonwa.gov or 425-430-7200
o Planning: planningcustomerservice@rentonwa.gov or 425-430-7294
o Public Works Permitting: pwpermitting@rentonwa.gov or 206-402-8626
o Code Compliance: Renton Responds or 425-430-7373.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21-
000363\Working Files
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:October 28, 2021
TO:Pre-Application File No. 21-000363
FROM:Angelea Weihs, Associate Planner
SUBJECT:Blueberry Meadows
1828 NE 20th Street
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 https://www.codepublishing.com/WA/Renton/.
Project Proposal: The subject property parcel (no. 3343903201) is located at 1828 NE 20th Street, within the
Residential-4 (R-4) Zone and Residential Low Density (RLD) Comprehensive Plan Land Use of Designation. The total
area of the site is 50,110 SF. The parcel is a vacant “flag lot” (defined in RMC 4-11-120) that accesses via a
“flagpole” that extends from NE 20th ST. The applicant is proposing a new single-family home (approximately
3,500 square foot residence) and potentially a new accessory dwelling unit (ADU). Access to the lot is proposed to
be retained via the existing lot flagpole that extends from NE 20th ST. Wellhead Protection Area Zone 2, Moderate
Landslide Hazards, and Wetlands are mapped on the project site.
Current Use: The subject site is currently vacant.
Zoning/Density Requirements: The subject property is zoned Residential-4 (R-4). Within the R-4 Zone, accessory
dwelling units (ADUs) may be allowed as an accessory use to a detached single-family dwelling. The primary
residence shall be subject to the development standards identified in RMC 4-2-110A, “Development Standards for
Single Family Zoning Designations”. The proposed ADU shall be subject to the development standards identified
in RMC 4-2-110C, “Development Standards for Residential Development (Accessory Dwelling Units)”, and
consistent with the architectural character of the primary structure. Unless owner occupancy is not required as a
result of the conditional use permit process (see RMC 4-9-030H), prior to the issuance of building permits the
property owner shall (a) file an affidavit affirming that the owner will live on site, occupying the primary dwelling
or ADU; and (b) record a notice on the property title bearing the notarized signature of all property owners listed
on the property title and including: the legal description of the property, a copy of the approved site/floor plan,
and the applicability of the restrictions and limitations regarding ADUs in RMC Title IV.
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Development Standards: The project shall be subject to the development standards identified in RMC 4-2-110A,
“Development Standards for Single Family Zoning Designations” and the development standards identified in RMC
4-2-110C, “Development Standards for Residential Development (Accessory Dwelling Units)”, effective at the time
of complete application.
Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-4 zone, is 9,000 square feet for
parcels being subdivided. For short plats of parcels smaller than one acre, one parcel may be allowed to be smaller
than the required minimum lot size indicated. In the R-4 zone one lot may be 8,000 square feet if all other parcels
meet the required minimum lot size standard of the zone. Minimum lot width is 70 feet for interior lots and 80
feet for corner lots; minimum lot depth is 100 feet. Not applicable. No subdivision is proposed.
Building Standards – The R-4 standards allow a maximum building coverage of 35% of the lot area for the primary
dwelling. The maximum impervious coverage in the R-4 zone is 50% for the primary dwelling. The maximum wall
plate height for the primary dwelling is restricted to 32 feet, and the building shall be not more than three 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.
ADUs are subject to the maximum wall plate height of RMC 4-2-110A, and associated conditions and shall not be
taller than the primary structure. The total gross floor area of the ADU shall not exceed 1,000 square feet (for lots
greater than 9,000 square feet) or 75% of the total gross floor area of the primary structure, whichever is smaller.
Compliance with the building standards for new single-family home and proposed ADU would be verified at the
time of building permit review, unless a Conditional Use Permit was requested to allow for an exemption from
owner occupancy requirements.
Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The
required setbacks for the R-4 zone for the primary dwelling are: Front yard: 30 feet for the primary structure; Rear
yard: 25 feet; Side yards: 20 feet combined (minimum of 7.5 feet on either side); and Secondary Front yard: 30
feet. Corner lots required to have a front yard and a secondary front yard are relieved of the requirement to have
a rear yard; in place of a rear yard setback, the side yard setback of the zone shall apply.
The required minimum setbacks for accessory dwelling units in Zone R-4 are:
Front yard and secondary front yard - The ADU shall be set back an additional 5 ft. parallel to and measured from
the front facade of the primary structure and shall comply with the setbacks applied to the primary structure, as
identified in RMC 4-2-110A, Development Standards for Residential Zoning Designations. ADUs shall not be
permitted between the primary structure and the street unless approved in the Conditional Use Permit process.
Rear yard for accessory dwelling unit – 5 ft. When located within 10 ft. of the rear property line, at least 25% of
the lineal length of the rear yard shall remain unoccupied from accessory dwellings, except when the rear property
line abuts an alley.
Side yards for accessory dwelling units – 5 feet.
Compliance with the setback requirements for new single-family home and proposed ADU would be verified at
the time of building permit review, unless a Conditional Use Permit was requested to allow for an exemption
from owner occupancy requirements.
Residential Design and Open Space Standards: All new primary dwelling units in the Residential-4 zone are subject
to the Residential Design and Open Space Standards outlined in RMC 4-2-115. All new accessory dwelling units in
the Residential-4 zone are subject to the Accessory Dwelling Unit Residential Design Standards outlined in RMC 4-
2-116. The proposal’s compliance with the design standards for both the primary dwelling and proposed ADU
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would be verified at the time of building permit review, unless a Conditional Use Permit was requested to allow
for an exemption from owner occupancy requirements.
Access/Parking: Access to the new SFR and ADU is proposed via a flagpole access easement extending from NE
20th Street, which goes through mapped wetland and wetland buffer (see comments below regarding critical
areas). All off-street parking areas shall be paved with asphaltic concrete, cement or equivalent alternative
material of a permanent nature as approved by the Public Works Department. Each lot is required to
accommodate off street parking for a minimum of two vehicles for the primary dwelling. A minimum of one
parking space and a maximum of two parking spaces is required for the ADU. ADUs located within 1/4 mile of a
mass transit facility, as defined in RMC 4-2-080, shall be exempt from off-street parking requirements. Driveways
and curb cuts are subject to RMC 4-4-080I. The proposal’s compliance with the access and parking standards for
both the primary dwelling and proposed ADU would be verified at the time of building permit review, unless a
Conditional Use Permit was requested to allow for an exemption from owner occupancy requirements.
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: Single-family building permits shall comply with the maintenance and street tree requirements of
RMC 4-4-070, Landscaping. Street trees and landscaping is required within the Right-of-Way on public streets.
Street trees and, at a minimum, groundcover are to be located in this area when present. Street trees shall be
selected from the City’s Approved Street Tree List and shall have a minimum caliper of two inches (2"). Street
trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following
intervals; provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases
may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing
distances from facilities located in the right-of-way including, but not limited to, underground utilities, street
lights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s
Approved Tree List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on
center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet
(50') on center.
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 building permit or land use permit 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:
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Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater
than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant
trees over sixty feet (60') in height or greater than eighteen inches (18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; Other significant native
evergreen or deciduous trees; and Other significant non- native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention
and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved
enhancement project within a critical area or its buffer.
The Administrator may require independent review of any land use application that involves tree removal and
land clearing at the City's discretion.
If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an
evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected
tree removed. A formal tree retention plan prepared by an arborist or landscape architect would be reviewed
at the time of building permit or land use permit 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: Based on the City’s Critical Areas Maps, Wellhead Protection Area Zone 2, Moderate Landslide
Hazards, and Wetlands are mapped on the project site. A wetland assessment and delineation report would be
required with the permit application. The wetlands buffer would be based on category of the wetland as well as
wildlife function per the following table:
A 15-foot setback is required between buildings and critical area buffers. The proposed access does not comply
with the required wetland buffer and would therefore require a reasonable use variance, unless the proposal
can meet the criteria for either a buffer reduction or buffer averaging as shown below.
Low Impact Land Uses – Unpaved trails
and low intensity open space
All Other Land Uses
Wetland Category Buffer Buffer
High
wildlife
function
(8-9
points)
Moderate
wildlife
function
(5-7
points)
Low
wildlife
function
(3-4
points)
All
Other
Scores
High
wildlife
function
(8-9
points)
Moderate
wildlife
function
(5-7
points)
Low
wildlife
function
(3-4
points)
All
Other
Scores
Category I – Bogs &
Natural Heritage Wetlands 175 ft 200 ft
Category I - All others 175 ft 125 ft 75 ft 75 ft 200 ft 150 ft 115 ft 115 ft
Category II 150 ft 100 ft 75 ft n/a 175 ft 150 ft 100 ft n/a
Category III 100 ft 75 ft 50 ft n/a 125 ft 100 ft 75 ft n/a
Category IV 40 ft n/a 50 ft n/a
A 15-foot setback is required between buildings and critical area buffers. Impervious ground surfaces, such
as driveways may be located within 15-foot setback area, provided that such improvements may be subject
to water quality regulations and maximum impervious surface limitations.
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Criteria for Reduction of Wetland Buffer Width with Enhancement: The reviewing official must find that the
proposal meets all the following criteria:
i. The reduced buffer will function at a higher level than the standard buffer; and
ii. An enhanced buffer shall never be less than seventy five percent (75%) of the standard width at its
narrowest point; and
iii. The buffer area has less than fifteen percent (15%) slopes and no direct or indirect, short-term or
long-term, adverse impacts to regulated wetlands, as determined by the City, and
iv. The proposal shall rely upon a site-specific evaluation and documentation of buffer adequacy based
upon Wetlands in Washington State, Volume 1: A Synthesis of the Science (Ecology Publication No. 05-
06-006, March 2005) and Wetlands in Washington State, Volume 2: Managing and Protecting Wetlands
(Ecology Publication No. 04-06-008, April 2005), or similar approaches; and
v. The proposed buffer standard is based on consideration of the best available science as described in
WAC 365-195-905; and
Criteria for Averaging of Wetland Buffer Width: Averaging may be allowed only where the applicant
demonstrates all of the following:
i. There are existing physical improvements in or near the wetland and buffer; and
ii. That width averaging will not adversely impact the wetland function and values; and
iii. That the total area contained within the wetland buffer after averaging is no less than that contained
within the required standard buffer prior to averaging; and
iv. A site-specific evaluation and documentation of buffer adequacy based upon Wetlands in
Washington State, Volume 1: A Synthesis of the Science (Ecology Publication No. 05-06-006, March
2005) and Wetlands in Washington State, Volume 2: Managing and Protecting Wetlands (Ecology
Publication No. 04-06-008, April 2005), or similar approaches have been conducted. The proposed
buffer standard is based on consideration of the best available science as described in WAC 365-195-
905; and
v. In no instance shall the buffer width be reduced by more than seventy five percent (75%) of the
standard buffer. Greater buffer width reductions require review as a variance pursuant to RMC 4-9-
250B; and
vi. Buffer enhancement in the areas where the buffer is reduced shall be required on a case-by-case
basis where appropriate to site conditions, wetland sensitivity, and proposed land development
characteristics.
A mitigation plan will be required with the land use application for any proposed buffer reduction or averaging.
Maintenance and monitoring for five-years would be required. The City may seek secondary review of wetland
reports and/or mitigation plan with those review costs the responsibility of the applicant.
For variance requests related to the critical areas regulations, a reasonable use variance may be granted if all of
the following criteria are met:
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a. That the granting of the variance will not be materially detrimental to the public welfare or injurious to
the property or improvements in the vicinity and zone in which subject property is situated;
b. There is no reasonable use of the property left if the requested variance is not granted;
c. The variance granted is the minimum amount necessary to accommodate the proposal objectives;
d. The need for the variance is not the result of actions of the applicant or property owner; and
e. The proposed variance is based on consideration of the best available science as described in WAC 365-
195-905; or where there is an absence of valid scientific information, the steps in subsection F of this
Section are followed.
A moderate landslide hazard area is mapped over the site. A geotechnical report shall be provided by a qualified
professional. The study shall demonstrate that the proposal will not increase the threat of the geological hazard
to adjacent properties beyond the pre-development conditions, the proposal will not adversely impact other
critical areas, and the development can be safely accommodated on the site. In addition, the study shall assess
soil conditions and detail construction measures to assure building stability.
A Wellhead Protection Area 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: The construction of one new single-family residence on an existing legal lot is exempt
from Environmental (SEPA) Review, provided the proposed development complies with RMC 4-3-050; however,
this exception does not apply to projects requiring a variance or reasonable use exception from RMC 4-3-050.
Based on the pre-application submittal, the project will require environmental review.
Permit Requirements: The proposal may require a Reasonable Use Variance, unless the proposal can meet the
criteria for a buffer reduction or averaging. The proposal would also require Environmental (SEPA) Review. A
Conditional Use Permit would be required if the applicant requests an exemption from owner occupancy
requirements for the ADU. The application would be reviewed within an estimated time frame of six to eight
weeks. The 2021 reasonable use variance application fee is $1,540.00. The application fee for SEPA Review
(Environmental Checklist) is $1,600. The Conditional Use Permit application fee is $1,600.00. A 5% technology fee
would also be assessed at the time of land use application. All fees are subject to change. Detailed information
regarding the land use permit application submittal requirements can be found on the City website under CED
Forms - Submittal Requirements. Other informational applications and handouts can be found on the City’s Digital
Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s
Electronic File Standards.
Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use Permits as
classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land
development, specific permits/actions being considered by the City, and to facilitate timely and effective public
participation in the review process. The applicant must follow the specifications provided in the public information
sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any
costs associated with the sign.
Fees: In addition to the applicable building and construction fees, impact fees would be required for the primary
dwelling. Impact fees are not applicable for the proposed Accessory Dwelling Unit. The fee in effect at the time of
permit issuance will apply. The 2021 impact fees are as follows:
A Transportation Impact Fee based on $10,861.69 per each new detached dwelling unit.
A Parks Impact Fee based on $2,914.99 per each new detached dwelling unit.
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A Fire Impact fee of $829.77 per each new detached dwelling unit.
Renton School District Impact Fee is $7,681.00 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.
Next Steps: When the formal application materials are complete, should a land use application be needed, the
applicant shall have the application materials pre-screened prior to submitting the complete application package.
Please contact Angelea Weihs, Associate Planner at aweihs@rentonwa.gov or 425-430-7312 for an appointment.
Expiration: Upon approval, a variance is valid for two (2) years with a possible one (1) year extension (RMC 4-7-
070M).