HomeMy WebLinkAboutPRE21000438_Meeting SummaryPREAPPLICATION MEETING FOR
Westview Short Plat
PRE 21-000438
CITY OF RENTON
Department of Community & Economic Development
Planning Division
December 16, 2021
Contact Information:
Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov
Public Works Plan Reviewer: Michael Sippo, 425-430-7298, msippo@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).
M E M O R A N D U M
DATE: December 9, 2021
TO: Jill Ding, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Westview Short Plat
1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings
up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square
feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is
required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to
1,500 gpm.
2. The fire impact fees are currently applicable at the rate of $829.77 per single family unit.
This fee is paid at building permit issuance.
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.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: December 14, 2021 (Revised January 5, 2022)
TO: Jill Ding, Senior Planner
FROM: Michael Sippo, Civil Engineer III
SUBJECT: Westview 6-Lot Short Plat Pre-App
640 S 55th St
PRE21-000438
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)
3213059119. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant.
WATER COMMENTS
1. The project is within the City of Renton’s water service area in the Talbot Hill 350 hydraulic zone.
2. The static water pressure is approximately 40 psi at ground elevation of 256 feet.
3. The site is located outside the City’s Wellhead Protection Area Zones.
4. There is an existing 8-inch City water main located in S 55th St (see water plan No. W-377601) that
ends approximately 300 feet west of the westerly property line of tax lot 3123059119. The 8-inch
water line can provide a maximum capacity of 1,250 gallons per minute (gpm).
5. 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.
6. Based on the information provided with the pre-application submittal documents, the following
developers installed water main improvements will be required to provide domestic and fire
protection service to the development including but not limited to the items that follow:
• Installation of approximately 420 feet of 8-inch diameter water main in S 55th St from the
existing water main to the new public road to the development.
• Installation of approximately 200 feet of 8-inch diameter water main within the plat
extending to the end of the proposed cul-de-sac/turnaround (if the vacant area north of
lots 3 and 4 is reserved for open space and is not developable).
Westview 6-Lot Short Plat – PRE21-000438
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December 14, 2021, Revised January 5, 2022
• Installation of fire hydrants. One hydrant is required within 150 feet and 300 feet of each
lot. The location and number of hydrants will be determined by the Fire Authority based
on the final fire flow demand and final site plan.
• A 15-foot wide public water easement is required for any public water main, hydrants and
water meters located outside City right-of-way.
• A separate water service (1-inch) and meter is required for each lot. The 1-inch “drop in”
meter will be installed by City forces and a water meter permit is required. The sizing of
the meter and of the private service line to the buildings shall be in accordance with the
most recent edition of the Uniform Plumbing Code. Meters shall be placed in landscape
strips, or behind the sidewalk, and within the right‐of‐way. Meters shall not be installed
within driveways.
• Water mains shall have a minimum 10 foot horizontal and 1.5 foot vertical clearance
between sanitary and storm utilities. Clearance is measured from outside edge to
outside edge of pipe.
• Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA)
if applicable.
• 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. Retaining walls, rockeries or similar structures cannot be
installed over the water main unless the water main is installed inside a steel casing.
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 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 2022 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 $4,500.00 per 1-inch meter.
• Drop-in meter fee is $460.00 per 1-inch meter.
• A credit will be applied to the existing service if abandoned.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=0&repo=City
ofRenton&cr=1
• The South Talbot Hill-Valley General Hospital Special Assessment District (SAD) is
applicable on the project. The SAD fee is based on fire flow, for developments with less
than 1,500 gpm fire flow the fee is $0.034 per square foot.
SEWER COMMENTS
1. Wastewater service is provided by City of Renton.
2. There is an existing 12-inch wastewater main located on S 55th St to the south of the property
(Record Drawing: S-229703).
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December 14, 2021, Revised January 5, 2022
3. There are two existing PVC sewer stubs serving the property (Record Drawing: S-229703).
4. The existing lot is not currently connected to the sewer system.
5. The developer will need to extend the sewer to serve the new development with a gravity sanitary
sewer service to each of the lots. The connection shall be made to the City man hole (SSMH0323)
within S 55th St.
6. Individual sewer stubs from the sewer main and individual side sewers are required for each lot.
All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard
Details.
a. The existing two side sewer stubs may be used. CCTV’ing stubs is required to ensure
they are adequate for use if they are used.
b. If the existing side sewer stubs are not used, they will be required to be abandoned to
the main in accordance with City standards.
c. Any portion of a side sewer passing through an adjacent parcel drive shall be in a private
easement.
7. RMC 4-6-10 requires utilities to be extended to the furthest extent of the parcel. A 15 ft wide
public sewer easement shall be provided to allow future connection to parcel 3123059125.
Based on preliminary layout an easement along the north property line would be needed
however final location to be determined with the final site plan. See attachment provided with
application materials.
8. A conceptual utility plan will be required as part of the land use application for the subject
development.
9. 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 2022 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 $3,500.00 per 1-inch meter.
• Final determination of applicable fees will be made after the water meter size has been
determined.
• The developer will receive a credit for the existing homes if demoed.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=0&repo=City
ofRenton&cr=1
STORM DRAINAGE COMMENTS
1. The site is currently vacant and there is no on-site stormwater conveyance system. The site
generally slopes from east to west. City of Renton Mapping (COR Maps) identifies an existing
stormwater vault along the north side of S 55th Street with unknown conveyance piping
connecting to the vault. COR maps also indicates that an existing 12-inch concrete pipe outfalls
onto the site near the east property line where S 55th Street curves to the east. The nature of
these existing systems will need to be evaluated in accordance to the 2017 Renton Surface
Water Design Manual and accommodated accordingly in the final engineering design of the plat
infrastructure and frontage improvements.
2. Critical areas on site that affect stormwater include landslide hazard and regulated slopes.
3. Refer to Figure 1.1.2.A – Flow Chart to determine what type of drainage review is required for
this site. The site falls within the City’s Flow Control Duration Standard (Forested Conditions).
The site falls within the Black River drainage basin. Drainage plans and a drainage report
complying with the adopted 2017 Renton Surface Water Design Manual will be required.
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December 14, 2021, Revised January 5, 2022
4. Storm drainage improvements along all public street frontages are required to conform to the
City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site
shall be designed and sized in accordance with standards found in Chapter 4 of the 2017
RSWDM and shall account for the total upstream tributary area, assuming developed conditions
for onsite tributary areas and existing conditions for any offsite (non-project) tributary areas.
5. 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.
6. 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.1.2.9.1.D 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.
7. A geotechnical soils report for the site is required per the standards found in section C.1.3 of the
2017 RSWDM. Information on the water table and soil permeability with recommendations of
appropriate on site BMP’s per Core Requirement #9 and Appendix C shall be included in the
report. The geotech report should include information on the type of soil, presence of fill,
suitability of infiltration
8. 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
9. Erosion control measures to meet the City requirements shall be provided.
10. Construction Storm water General Permit from the Department of Ecology is required if clearing
and grading of the site exceeds one acre.
11. 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 $2,100 per single family residence.
• The current SDC fee is $0.84 per square foot of new impervious surface but not less than
$2,100.
• The developer will receive a credit for any existing home that is demoed.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=0&repo=City
ofRenton&cr=1
TRANSPORTATION/STREET COMMENTS
1. The proposed development fronts S 55th St along the southwest and southeast property lines and
is classified as a Residential Access Street. Existing right-of-way (ROW) width is 60 feet. To meet
the City’s complete street standards for Residential Access Streets, minimum ROW is 53 feet. No
dedication of ROW will be required. Per City code 4-6-060, half street improvements shall include
a pavement width of 26 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, a
5-foot sidewalk, street trees and storm drainage improvements. Street grades shall not exceed
15%. Frontage improvements will need to take into account the existing road alignment and may
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December 14, 2021, Revised January 5, 2022
result in realignment of the roadway in order to accommodate the improvements or right-of-way
dedication provided.
2. Refer to the shared driveway requirements as outlined in RMC 4-6-060J. Shared driveways are
only allowed for access up to 4 lots provided at least one of the four lots abuts a public right-of-
way with at least fifty linear feet of frontage and the subject lots are not created by a
subdivision of ten or more lots. Since the project is proposing more than 4 lots, a public
residential access street is required within the internal subdivision. Refer to the shared
driveway requirements as outlined in RMC 4-6-060J.
3. The proposed internal residential street shall be per RMC 4-6-060. Per RMC 4-6-060, a
residential street shall have a right of way width of 53’ with a paved roadway width of 26’
consisting of 2 – 10’ travel lanes and 1 – 6’ parking lane. A 0.5’ curb, 8’ planter strip, and 5’
sidewalk on both sides of the roadway. The intersection of the internal residential street and S
55th Street will need to be analyzed for intersection and stopping site distance due to the switch-
back roadway taking into account vehicle speeds, street grade and speed limit.
4. Current City of Renton standards require a turnaround for dead-end streets greater than 150
feet. Dead-end streets up to 300 feet may utilize a hammerhead turnaround provided it meets
the requirements for emergency services access, including a 25-ft inside and 45-ft outside
turning radius. Reference RMC 4-6-060H. The hammerhead turnaround shall have a design
approved by the Administrator and Fire and Emergency Services.
5. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-
090.
6. Street lighting is required for a project that consists of more than 4 residential units.
7. The short plat shall meet the requirements for safe route to schools identified in RCW 58.17.
8. Refer to City code 4-4-080 regarding driveway regulations.
a. A minimum separation of 5 feet is required between driveway and the property line.
b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide
slotted drains.
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.
a. The 2022 transportation impact fee is $10,861.69 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. 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.
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December 14, 2021, Revised January 5, 2022
3. 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 u p-
to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
5. Fees quoted in this document reflect the fees applicable in the year 2022 only and will be assessed
based on the fee that is current at the time of the permit application or issuance, as applicable to the
permit type. Please visit www.rentonwa.gov for the current development fee schedule.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: December 16, 2021
TO: Pre-Application File No. 21-000438
FROM: Jill Ding, Senior Planner
SUBJECT: Westview Short Plat
54X S 55th St
Parcel No. 3123059119
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 is rectangularly shaped and is located on the north side of S 55th St at 54X
S 55th St (parcel no. 3123059119). The applicant is proposing to subdivide the existing, vacant, 98,010 sq. ft. (2.25
acre) site into 6 lots, a shared driveway tract, and an open space tract. There are two residential zoning
designations mapped on the project site, approximately 46,000 sq. ft. of the site is located within the Residential
– 4 (R-4) zone and approximately 52,000 sq. ft. is located within the Residential – 1 (R-1) zone. The portion of the
project site located within the R-1 zone is also mapped within the Talbot Urban Separator Overlay. Access to the
proposed lots is proposed via a 20-foot wide shared driveway off of S 55th St. High and moderate landslide hazard
areas and sensitive and protected slopes are mapped on the project site.
Current Use: The site is currently vacant.
Zoning/Density Requirements: There is no minimum density requirement within the R-1 and R-4 zones. The
maximum density permitted for R-1 zoned properties within the Urban Separator Overlay is 1 dwelling unit per
gross acre (RMC 4-2-110E.36) subject to the requirements of RMC 4-3-110, Urban Separator Overlay Regulations.
The maximum density permitted in the R-4 zone is 4.0 dwelling units per net acre (du/ac). Net density is calculated
after the deduction of areas required for public right-of-way dedication, shared driveway tract, and critical areas
from the gross site area.
A density worksheet was not included with the pre-application submittal materials; therefore staff was unable
to verify compliance with the density requirements. The applicant would be required to submit a density
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December 16, 2021
worksheet for each zoning designation mapped on the project site, verifying that the proposed lots would
comply with the density requirements of the R-1 and R-4 zones.
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-1 and R-4 standards”
herein).
Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-1 zone is one acre. Minimum lot
width is 100 feet for interior lots and 110 feet for corner lots; the minimum lot depth required is 200 feet. W ithin
designated urban separators, clustering is required; individual lots shall not be less than ten thousand (10,000)
square feet and development shall be consistent with RMC 4-3-110, Urban Separator Overlay Regulations. Outside
of designated urban separators, clustering may be allowed in order to meet objectives such as preserving
significant natural features, providing neighborhood open space, or facilitating the provision of sewer service. The
maximum net density shall not be exceeded; except within urban separators a density bonus may be granted
allowing the total density to achieve one dwelling unit per gross contiguous acre. In order for the bonus to be
allowed, projects must provide native vegetation cover (either existing or new) on sixty five percent (65%) of the
gross area of all parcels in the land use action, including both the area within and outside the open space corridor.
In addition, projects shall provide at least one of the following:
a. Enhancement of wetlands at a ratio of one-half (1/2) acre enhanced for one acre delineated within the urban
separator pursuant to RMC 4-3-050M12b, Evaluation Criteria, and RMC 4-3-050M12c, Wetlands Chosen for
Enhancement. Enhancement proposed for a density bonus may not also be used for a mitigation for other wetland
alterations; or
b. The removal of and/or bringing into conformance with Renton standards of legal nonconforming uses from
the site; or
c. Natural surface pedestrian trails with public access. The trails can be part of an adopted trail system or, where
there is no planned trail system, of a configuration approved by the Community and Economic Development
Administrator. In the absence of either wetlands or legal nonconforming uses on the site, public access and trails
shall be provided and approved by the Community and Economic Development Administrator.
The minimum lot size permitted in the R-4 zone, is 9,000 square feet for parcels being subdivided. Minimum lot
width is 70 feet for interior lots and 80 feet for corner lots; minimum lot depth is 100 feet. The applicant would
be required to provide a lot layout during the application prescreening process and prior to the City formally
accepting the application that demonstrates all lots would comply with the minimum lot size, width, and depth
requirements of the R-1 and R-4 zones as well as the Urban Separator Regulations.
Building Standards – The R-1 standards allow a maximum building coverage of 20% of the lot area. The maximum
impervious surface coverage in the R-1 zone is 25%. The R-4 standards allow a maximum building coverage of 35%
of the lot area. The maximum impervious coverage in the R-4 zone is 50%. The maximum wall plate height
permitted in the R-1 and R-4 zones is restricted to 32 feet, and the buildings 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. Detached accessory structures must
remain below a height of 15 feet. The gross floor area must be less than that of the primary structure. Accessory
structures are also included in building lot coverage calculations. Compliance with the building standards for the
new building would be required to be demonstrated at the time of building permit review.
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December 16, 2021
Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The
required setbacks for the R-1 zone are: Front yard: 30 feet for the primary structure; Rear yard: 30 feet; Side yards:
15 feet; and Secondary Front yard: 30 feet.
The required setbacks for the R-4 zone 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. Setbacks for the new
residences would be verified at the time of building permit review.
Access/Parking: Access to the proposed lots is proposed via a 20 ft. wide shared driveway off of S 55th St.
Shared driveways may be allowed for access to four (4) or fewer residential lots, provided:
a. At least one of the four (4) lots abuts a public right-of-way and the street frontage of the lot is equal to or greater
than the lot width requirement of the zone;
b. The subject lots are not created by a subdivision of ten (10) or more lots;
c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic and/or
pedestrian circulation through the short subdivision or to serve adjacent property;
d. The shared driveway would not adversely affect future circulation to neighboring properties;
e. The shared driveway is no more than three hundred feet (300') in length; and
f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and personnel.
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. The landscape strip shall be within a tract
and planted with a mixture of trees, shrubs, and groundcover, as required in RMC 4-4-070. The shared driveway
may be required to include a turnaround. No sidewalks are required for shared driveways; however, drainage
improvements pursuant to City Code are required (i.e., collection and treatment of stormwater), as well as an
approved pavement thickness. The maximum grade for the shared driveway shall not exceed fifteen percent
(15%), except for within approved hillside subdivisions. Any driveway shall be setback at least 5 feet from the side
lot lines (unless utilizing a joint driveway). The proposal to access six lots off the shared driveway tract exceeds
the maximum number of lots (4) permitted to access from a shared driveway. The proposed layout would need
to be revised to comply with the shared driveway standards.
Each lot is required to accommodate off street parking for a minimum of two vehicles. The maximum driveway
slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. Driveways exceeding eight percent
(8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering
the garage/residence or crossing any public sidewalk. Compliance with private driveway standards would be
verified at the time of building permit review.
Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location
must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on
the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the
footing to the finish grade at the top of the wall requires a building permit. A fence shall not be constructed on
top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the
allowed height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-
040.
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December 16, 2021
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 are proposed to be removed, a tree inventory and a tree retention
plan along with a tree retention worksheet shall be provided with the formal land use application. The tree
retention plan must show preservation of at least 30 percent (30%) of significant trees, and indicate how
proposed building footprints would be sited to accommodate preservation of significant trees that would be
retained. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated
to the Administrator's satisfaction that an insufficient number of trees can be retained.
In addition to retaining 30% of existing significant trees, the lot would be required to provide a minimum tree
density of 2 trees per 5,000 square feet of lot area onsite.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater
than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant
trees over sixty feet (60') in height or greater than eighteen inches (18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native
evergreen or deciduous trees; and other significant non-native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention
and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved
enhancement project within a critical area or its buffer.
The Administrator may require independent review of any land use application that involves tree removal and
land clearing at the City's discretion.
If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an
evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected
tree removed. A formal tree retention plan prepared by an arborist or landscape architect would be reviewed
at the time of the formal land use application if any trees are proposed for removal.
Urban Separator Overlay: The project site is mapped within the Talbot Urban Separator Overlay. Approval of a
short plat on an undeveloped legal lot in the Talbot Urban Separator Overlay shall require dedication of fifty
percent (50%) of the gross land area of that portion of the parcel or parcels located within the Urban Separator
as a non-revocable open space tract retained by the property owner, or dedicated to a homeowners association
or other suitable organization as determined by the Administrator. In order to satisfy the dedication requirement,
some of the area to be dedicated may consist of land abutting the Urban Separator, as determined by the
Community and Economic Development Administrator, on a case-by-case basis. Acreage in tracts may include
critical areas and/or critical area buffers. At a minimum, open space shall be connected to another contiguous
open space parcel by a fifty foot (50') corridor.
Forest/vegetation clearing shall be limited to a maximum of thirty five percent (35%) of the gross acreage of the
site except:
i. The percentage of forest/vegetation coverage may be increased to qualify for the density bonus allowed in RMC
4-2-110E.
Westview Short Plat, PRE21-000438
Page 5 of 6
December 16, 2021
ii. Modification of the percentage of forest/vegetation retention may be approved if determined necessary to
meet the surface water retention/detention standards of RMC 4-3-110E5d of this Section.
iii. Forest/vegetation clearing greater than thirty five percent (35%) of individual building sites may be approved
to allow grading for a home site; provided, that:
(a) A landscape plan is provided for each building site showing compensating replanting of species with the same
or better water retention and erosion control functions;
(b) Five percent (5%) additional replacement landscaping per site is provided;
(c) Plant caliper is sufficient to achieve needed water retention and erosion control functions;
(d) Individual trees or stands of trees are retained when feasible. Feasibility is defined as locations and tree health
sufficient to ensure continued viability of the tree and safety of structures within the developed portion of the lot;
and
(e) The landscape plan provides massing of plant material to create either a connection to required open space or
is of sufficient size to create functional wildlife habitat.
b. If the existing cleared area of a site, as of March 21, 2005, is greater than thirty five percent (35%), approval of
a plat shall require replanting of forest/vegetative cover.
c. Forest/vegetation cover may include a combination of Northwest native vegetation including conifer, deciduous
trees and shrubs sufficient to provide water retention and erosion control. If existing vegetation is found to be
insufficient to meet forest/vegetation coverage standards, additional plantings shall be required.
d. Stormwater management shall comply with the Surface Water Design Manual.
e. Private access easements and improvements shall be established at the minimum standard needed to meet
public safety requirements.
f. Landscape plans required in RMC 4-4-070 shall include retention/replanting plans as applicable, consistent with
standards and plant lists in King County Department of Natural Resources and Parks Water and Land Resources
Division Publication “Going Native.”
Critical Areas: High and moderate landslide hazard areas and sensitive and protected slopes (grades between 25
and 90 percent) are mapped on the project site. A 15-foot structure setback is required for protected slopes. In
addition, protected slopes and their associated buffers shall be placed in a Native Growth Projection Area (tract).
A geotechnical report would be required at the time of formal land use application.
Hillside Subdivisions: The following additional standards shall apply to hillside subdivisions:
1. Application Information: Information concerning the soils, geology, drainage patterns, and vegetation 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 that the development of the hillside subdivision will not result in
soil erosion and sedimentation, landslide, slippage, excess surface water runoff, increased costs of building and
maintaining roads and public facilities and increased need for emergency relief and rescue operations.
2. Grading: Detailed plans for any proposed cut and fill operations shall be submitted. These plans shall include
the angle of slope, contours, compaction, and retaining walls. Plans shall be consistent with requirements in
RMC 4-4-060, Grading, Excavation and Mining Regulations.
3. Tracts: Areas of the subdivision deemed to be critical areas due to designation as protected slopes shall be
located within a tract or tracts.
4. Streets:
Westview Short Plat, PRE21-000438
Page 6 of 6
December 16, 2021
a. Streets may only have a grade exceeding fifteen percent (15%) if approved by the Department and the Fire
Department.
b. Street widths may be less than those required in the street standards for streets with grades steeper than
fifteen percent (15%) if parking prohibition on one or both sides of the street is approved by the Administrator. )
5. Lots: Lots may be required to be larger than minimum lot sizes required by the Zoning Code. Generally, lots in
steeper areas of the subdivision should be larger than those in less steep areas of the subdivision.
6. Erosion Control Requirements: Any clearing or grading shall be accompanied by erosion control measures as
deemed necessary by the Department.
Environmental Review: Projects with critical areas are subject to Environmental (SEPA) Review (RMC 4-9-
070H.2). An environmental checklist would be required with the short plat application. An environmental
threshold determination would be issued by the City’s Environmental Review Committee.
Permit Requirements: The proposal would require administrative Short Plat approval and Environmental (SEPA)
Review. However please be advised that if there are sufficient concerns by the residents in the area of the short
plat, or by City staff to warrant a public hearing, then the short plat may be referred to the Hearing Examiner for
public hearing and decision. The applications would be reviewed concurrently within an estimated time frame of
six to eight weeks. The 2022 administrative application fees would total $7,360.50 ($5,410.00 short plat +
$1,600.00 SEPA + $350.50 Technology Fee = $7,360.50). 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 payable prior to building permit issuance. The 2022 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.
• A Fire Impact fee of $829.77 per each new detached dwelling unit.
• Renton School District Impact Fee is $2,659.00 (plus a 5% surcharge fee) 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 shall have the application materials
pre-screened prior to submitting the complete application package. Please contact Jill Ding, Senior Planner at
jding@rentonwa.gov for pre-screening.
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.
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City of Renton Print map Template
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accurate, current, or otherwise reliable.
None
12/10/2021
Legend
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Feet
Notes
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WGS_1984_Web_Mercator_Auxiliary_Sphere
Information Technology - GIS
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City and County Labels
Addresses
Parcels
City and County Boundary
<all other values>
Renton
Environment Designations
Natural
Shoreline High Intensity
Shoreline Isolated High Intensity
Shoreline Residential
Urban Conservancy
Jurisdictions
Streams (Classified)
<all other values>
Type S Shoreline
Type F Fish
Type Np Non-Fish
Type Ns Non-Fish Seasonal
Unclassified
Not Visited
Wetlands
2' Primary
2' Intermediate
Renton Fire Hydrant
Hydrant Other System
W W W W W WWINSTALL APPROX 610 FT
OF 8" WATER MAIN
PRE21-000438 Westview 6-Lot Short Plat
NEW HYDRANT
EXIST 8" W
350-HYDRAULIC ZONE
1,250 GPM