HomeMy WebLinkAboutPRE22-000079 (R-8 and R-14 Young Preliminary Plat) Meeting SummaryPREAPPLICATION MEETING FOR
Young Preliminary Plat
8047 and 8055 S 130th St, Renton, WA 98178
PRE22-000079
CITY OF RENTON
Department of Community & Economic Development
Planning Division
April 7, 2022
Contact Information:
Planner: Clark H. Close, 425.430.7289, cclose@rentonwa.gov
Public Works Plan Reviewer: Nate 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 or email
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:March 21, 2022
TO:Clark Close, Senior Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Young Short Plat and Townhomes
Comments based on the assumption that these units will be built under the International
Residential Code. Starting February 1st, 2021, townhomes over 4 units will require sprinklers
per state amendment.
1. The fire flow requirement for single-family homes is 1,000 gpm minimum for dwellings
up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square
feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is
required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to
1,500 gpm. The fire flow requirements for the townhomes is 2,500 gpm if built with non-rated
construction and no fire sprinklers. Three fire hydrants are required. One within 150-feet and
two within 300-feet of each of the proposed buildings. Fire sprinklers systems may be needed
due to limited fire flow availability in this area.
2. The fire impact fees are applicable at the rate of $829.77 per townhome or single family
unit. This fee is paid at building permit issuance. Credit will be granted for the removal of the
tow existing homes.
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. An approved hammerhead type turnaround would meet
minimum requirements. Maximum grade is 15 percent.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:April 7, 2022
TO:Clark Close, Senior Planner
FROM:Nathan Janders, Plan Reviewer
SUBJECT:Young Preliminary Plat
8047 and 8055 S 130th St
PRE22-000079
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)
2144800306, 2144800305 and 2144800300. 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 West Hill 495 Pressure Zone.
2. The static water pressure is approximately 93 psi at ground elevation of 280 feet.
3. There is an existing 8-inch water main located in S 130 St that can deliver a maximum flow capacity of
2,000 GPM (see water plan No. W-037708).
4. There is an existing 8-inch water main located in an easement (KC recording number
20210820000998) on parcel 2147000000 that can deliver a maximum flow capacity of 1,250 GPM (see
water plan No. W-3971).
5. There are separate, existing, ¾-inch water services and meters providing service parcels 2144800306
and 2144800300.
6. 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 single-family homes
is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the
dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. The fire
flow requirements for the townhomes is 2,500 gpm if built with non-rated construction and no fire
sprinklers. Per City code a looped water main is required around the development when the fire flow
demand exceeds 2,500 gpm.
7. Based on the information provided with the pre-application submittal documents, the following
developer’s installed water main improvements will be required to provide domestic and fire
protection service to the development including but not limited to the items that follow.
Installation of minimum 8-inch water main within the interior access roads. The new water
mains shall be connected to the existing 8-inch main in S 130th St and to the existing 8-inch
main within the easement on parcel 2147000000.
A 15 feet wide public water easement is required for any public water main, hydrants and
water meters located outside City right-of-way. A minimum 10-foot setback is required from
the building foundation to the new water main.
Installation of a separate water service (minimum 1-inch) and meter for each townhome unit
and single family residence. The sizing of the meter shall be in accordance with the most
recent edition of the Uniform Plumbing Code. All residential domestic water meters shall have
a double check valve assembly (DCVA) installed behind the meter on private property if the
building has 3 stories or more and/or if a residential fire sprinkler system is used.
Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if
applicable.
Installation of off-site and on-site fire hydrants. The location and number of hydrants will be
determined by the RRFA based on the final fire flow demand and final site plan. A hydrant is
required within 50 feet of the building’s fire sprinkler system fire department connection
(FDC).
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 K of the City’s 2019 Water
System Plan. Adequate horizontal and vertical separations between the new water main and other
utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the
operation and maintenance of the water main. Retaining walls, rockeries or similar structures cannot
be installed over the water main unless the water main is installed inside a steel casing.
9. A conceptual utility plan will be required as part of the land use application for the subject
development.
10. 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 $4,450.00 per 1-inch meter.
Water service installation charges for each proposed domestic water service is applicable.
Water Service installation is $2,875.00 per 1-inch service line.
Drop-in meter fee is $400 per ¾-inch meter and $460.00 per 1-inch meter.
A credit will be applied to the existing services if abandoned.
The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=CityofR
enton
Sanitary Sewer
1. The project is within the City of Renton’s sanitary sewer service area.
2. There is an existing 8-inch gravity wastewater main located in an easement (KC recording number
20210820000998) on parcel 2147000000 (see record drawing S-2971).
3. There is an existing 8-inch gravity wastewater main located in S 130
th St (see record drawing S-2829).
4. There are separate, existing, 6-inch sewer stubs and side sewers serving parcels 2144800306 and
2144800300.
5. A minimum 8-inch sewer main is to be provided within the proposed development proving service
to all lots. Individual sewer stubs and side sewers are required for each townhome unit and single-
family residence. The sewer main, stubs and side sewers shall conform to the standards in RMC 4-6-
040 and City of Renton Standard Details.
6. A 15-foot easement is required for any public sewer main located outside of the right-of-way.
7. A conceptual utility plan will be required as part of the land use application for the subject
development.
8. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer
is based on the size of the new domestic water to serve the project. Current fees can be found in the
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 $3,400.00 per 3/4-inch or 1-inch meter.
A credit will be applied if the existing services are abandoned.
Final determination of applicable fees will be made after the water meter size has been
determined.
The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=CityofR
enton
9. The development is located within the 80
th Ave S Special Assessment District (SAD) and is subject to
SAD Fees as part of the development. This SAD does not accrue interest and is assessed at $11,608.84
per residential unit if connecting to the existing sewer main in S 130th St.
Surface Water
1. There are no existing on-site stormwater facilities and there are no facilities immediately downstream
and adjacent to the proposed development.
2. Critical areas on site that may affect stormwater review include steep slopes.
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 Flow Control Duration Standard Area - Matching Forested. The site falls within the
West Lake Washington – Seattle South drainage basin.
4. 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
5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will
be required to provide enhanced 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.1.3 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.
7. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual
Section C.1.3. The geotech report should include an on-site infiltration test and include the measured
infiltration rate to clearly show if the site is suitable or unsuitable for infiltration.
8. Erosion control measures to meet the City requirements shall be provided.
9. A Construction Stormwater Permit from Department of Ecology is required as clearing and grading of
the site exceeds one acre.
10. Effective July 1, 2022, the City of Renton will be adopting a new stormwater manual which will be
based on the 2021 King County Surface Water Design Manual. All projects vested on or after July 1,
2022 will be subject to these new stormwater requirements. Please refer to RMC 4-1-045 for
information regarding project vesting.
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 $0.84 per square foot of new impervious surface but not less than
$2,100.
The current SDC fee is $2,100 per single family residence.
The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=CityofR
enton
Transportation
1. Per City code 4-6-060 frontage improvements are required for new construction in excess of
$150,000. The proposed project fronts S 130th St to the north, Renton Ave S to the north-east and
private property on all other sides.
S 130th 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. To meet the City’s complete street
standards for a Residential Access street 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 minimum 26 foot paved road (13 feet each side), a 0.5 foot curb, an 8 foot
planting strip, a 5 foot sidewalk, street trees and storm drainage improvements. No
dedication is anticipated.
Renton Ave S is classified as a Minor Arterial street with an existing right-of-way (ROW) width
or approximately 77 feet per the King County Assessors Map. To meet the City’s complete
street standards for Minor Arterial streets with 4 lanes a minimum ROW width of 91 feet is
required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline
shall be required and include a minimum 54 foot paved road (27 feet each side), a 0.5 foot
curb, an 8 foot planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk, street
trees and storm drainage improvements. Dedication, as needed for frontage improvements,
will be required pending final survey.
i. However, City Transportation section has recommended that the existing street
pavement width is satisfactory for the City. Therefore, frontage improvements as
taken from the back of curb include an 8 foot planting strip, an 8 foot sidewalk, a 2
foot clear space at the back of walk, street trees and storm drainage improvements.
Dedication as needed for the above listed improvements will be required pending
final survey. A street modification request is required per RMC 4-9-250.D and may be
submit with the land use application.
2. The proposed narrative indicates installation of a private access road. Instead, a half public street shall
be provided along the western property line. Per RMC 4-6-060 half residential streets shall have a
minimum 35 foot right-of-way that includes a 20 foot paved road, a 0.5 foot curb, an 8 foot planting
strip, a 5 foot sidewalk, street trees and storm drainage. Additional internal access roads or alleys will
be required and may be either public or private depending on the final site configuration.
3. 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').
4. For dead end streets that exceed 150 feet in length an approved turnaround per RMC 4-6-060 is
required.
5. Street lighting is required along all public street frontages for projects with more than 4 residential
units. See RMC 4-6-060 for street lighting requirements.
6. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090.
7. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are
required to do a traffic impact analysis. The trips should be calculated based on the guidelines of the
current ITE Trip Generation Manual. Refer to the attached policy guidelines for traffic impact
analysis for guidelines. If the site generates 20 or more new peak hour trips in either AM peak or PM
peak, then applicant should contact the City to get information of the locations where traffic
analysis is required.
8. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Restoration and Overlay requirements.
9. The development is subject to transportation impact fees. Fees will be charged based on the rate at
the time of building permit issuance.
The 2022 transportation impact fee for a single family house is $10,861.69.
The property contains two existing single family homes and will receive a credit if demoed.
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.
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 up-
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.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2022\PRE22-000079
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:April 7, 2022
TO:Pre-application File No. 22-000079
FROM:Clark H. Close, Senior Planner
SUBJECT:Young Preliminary Plat – 8047 and 8055 S 130th St
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official
decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator,
Public Works Administrator, Planning Director, Development Services Director, and City
Council). Review comments may also need to be revised based on site planning and other design
changes required by City staff or made by the applicant. The applicant is encouraged to review
all applicable sections of the Renton Municipal Code. The Development Regulations are
available online at www.rentonwa.gov.
Project Proposal: The project site is on three (3) properties located within the West Hill
Community Planning Area in the City of Renton at the intersection of S 130th St and Renton Ave
S at 8047 and 8055 S 130th St (APNs 2144800306, 2144800305, and 2144800300). According to
King County Department of Assessments, the total site area is approximately 60,917 square feet
(1.4 acres). Two (2) properties are located in the Residential-8 (R-8) zone and are designated
Residential Medium Density in the Comprehensive Plan (APNs 214480-0306 and -0305). One (1)
property is located in the Residential – 14 du/ac (R-14) zone and is designated Residential High
Density in the Comprehensive Plan (APN 2144800300). The applicant is proposing to create 15
total dwellings units on 15 lots – five (5) 2 story single family detached homes on the R-8 zoned
parcels and two (2) 2 story triplex townhomes plus two (2) 2 story duplex townhomes on the R-
14 zoned parcel. The existing homes and one outbuilding are proposed to be demolished.
Vehicular access to the site is proposed via a private shared access driveway.
The topography within the site includes regulated slopes from north to south (about 30 feet of
elevation change). The proposed buildable areas on each R-14 zoned lot would range between
1,555 square feet and 2,022 square feet and between 2,722 square feet and 3,539 square feet
for the R-8 zoned lots.
Current Use: The properties contain two (2) existing single-family structures and a large
outbuilding. All existing structures are proposed to be demolished.
Comprehensive Plan/Zoning: Two (2) of the subject properties are located within the
Residential Medium Density (RMD) land use designation and the R-8 zoning classification. The
Residential Medium Density Land Use designation is intended to create opportunities for new
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single family residential neighborhoods and to facilitate high-quality infill development that
promotes reinvestment in existing single family neighborhoods. The density range allowed in
the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per one net acre. Detached
single family residential dwelling units are a permitted uses within the R-8 zoning designation.
The property located furthest east is located within the Residential High Density (RHD) land use
designation and Residential-14 (R-14) zoning classification. The purpose of the Residential-14
Zone (R-14) is to encourage development, and redevelopment, of residential neighborhoods
that provide a mix of detached and attached dwelling structures organized and designed to
combine characteristics of both typical single-family and small-scale multi-family developments.
Structure size is intended to be limited in terms of bulk and scale so that the various unit types
allowed in the zone are compatible with one another and can be integrated together into a
quality neighborhood. Project features are encouraged, such as yards for private use, common
open spaces, and landscaped areas that enhance a neighborhood and foster a sense of
community. Detached and attached dwelling are a permitted uses in the R-14 designation,
provided the proposal complies with the density range specified by the zone.
Development Standards: The project would be subject to RMC 4-2-110A, “Development
Standards for Residential Zoning Designations” effective at the time of complete application
(noted as “R-8 or R-14 standards” herein). These standards are available on the City’s website.
Density – The density range allowed in the R-8 zone is a minimum of 4.0 to a maximum of 8.0
dwelling units per one net acre. The minimum net density requirements in the R-14 zone is 7
dwelling units per acre. The maximum net density is 14 dwelling units per net acre. Density
bonuses are possible for applicants requesting additional market-rate dwelling units in exchange
for the construction of affordable dwelling units (see RMC 4-9-065 for additional information).
The area of public streets and critical areas would be deducted from the gross site area to
determine the “net” site area prior to calculating density. In addition, net density is calculated
after the deduction of critical areas, wetlands, Class 1 to 4 streams, floodways, and public rights-
of-way and legally recorded private access easements. Required critical area buffers, public and
private alleys, unit lot drives, drives, joint use driveways (and the access easements upon them),
and trails shall not be subtracted from gross acres for the purpose of net density calculations.
Calculations for minimum or maximum density which result in a fraction that is one-half (0.50)
or greater shall be rounded up to the nearest whole number. Those density calculations
resulting in a fraction that is less than one-half (0.50) shall be rounded down to the nearest
whole number. A review of the proposed site plan that was submitted with the pre-application
packet had an approximate gross acreage around 60,917 square feet (1.4 acres). The gross
area of the R-8 zoned parcels is 29,867 square feet (0.69 acres) and the gross area of the R-14
zoned parcel is 31,050 square feet (0.71 acres). The gross density of the R-8 zoned parcel was
calculated to be 7.2 dwelling units per acre (5 units / 0.69 acres = 7.2 du/ac) and the gross
density of the R-14 zoned parcel was calculated to be 14.1 dwelling units per acre (10 units /
0.71 acres = 14.1 du/ac). Densities of 7.2 and 14.1 du/ac would meet the density ranges
allowed for the R-8 and R-14 zones without density bonus allowances applied. A Density
Worksheet would be required at the time of formal land use application. The applicant would
be required to demonstrate compliance with the net density requirements of each zone at the
time of formal application.
Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-8 zone is 5,000
square feet for parcels being subdivided. Minimum lot width is 50 feet for interior lots and 60
feet for corner lots; minimum lot depth is 80 feet. As proposed, it is unclear whether all five lots
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would meet the requirements for the R-8 zone after the proposed access easement or
minimum access standard is applied. It is the applicant’s responsibility to demonstrate
compliance with the minimum lot size, width and depth criteria of the zone at the time of
formal application.
There is no minimum lot size required for attached dwellings within the R-14 zone. The
requirements for lot width and depth are 30 feet for interior lots and 40 feet for corner lots and
the minimum lot depth is 60 feet, respectively. There is no minimum lot size, lot width or lot
depth requirements for individual unit lot subdivisions. The applicant is proposing a subdivision
with townhouses and single-family lots with widths and depths of variable distances. The
applicant would be required to demonstrate compliance with lot standards of the zones at the
time of formal application.
Setbacks – Setbacks are the minimum required distance between the building footprint and the
property line and any private access easement. The required setbacks for the R-8 zone are:
Front yard: 20 feet for the primary structure (except when all vehicle access is taken from an
alley, then 15 feet); Rear yard: 25 feet; Side yards: 5 feet; and Secondary Front yard: 15 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 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
side yards are required to have a 4-foot setback for unattached sides and zero feet for the
attached side(s). Compliance with setbacks would be reviewed through subdivision
application.
Building Height and Impervious Surface Coverage – The R-8 standards allow a maximum building
coverage of 50% of the lot area. The maximum impervious coverage in the R-8 zone is 65%. The
maximum wall plate height in the R-8 zone is restricted to 24 feet, and the buildings shall be not
more than two stories. Roofs with a pitch equal to or greater than 4:12 may project an
additional six (6) vertical feet from the maximum wall plate height; common rooftop features,
such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-
exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall
plate height unless the projection is stepped back one-and-a-half (1.5) horizontal feet from each
façade for each one (1) vertical foot above the maximum wall plate height. Detached accessory
structures must remain below a height of 12 feet. The total floor area of all accessory buildings
shall not be greater than the floor area of the primary residential uses. Accessory structures are
also included in building lot coverage calculations.
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 maximum wall plate height in the R-14 zone
is restricted to 24 feet, increase up to 32 feet is possible subject to administrative conditional
use permit approval, and the buildings shall be not more than three stories.
The building height and coverage requirements would be verified at the time of formal
application.
Maximum Number of Units per Building – In the R-14 zone, no more than six (6) units per
building.
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Residential Design and Open Space Standards: All new residential dwelling units in the R-8 and
R-14 zones 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. In the R-14 zone, an open space requirement for four (4) or more units
would require 350 square feet of common open space for each unit. Open space shall be located
in a highly visible area and be easily accessible to the neighborhood. Open space(s) shall be
contiguous to the majority of the dwellings in the development and accessible to all dwellings.
For sites larger than one acre in size, open space(s) shall be at least forty feet (40') in at least one
dimension. For all sites, to allow for variation, open space(s) of less than the minimum
dimension (thirty feet (30') or forty feet (40'), as applicable) are allowed; provided, that when all
of a site’s open spaces are averaged, the applicable dimension requirement is met. Common
open space areas shall have a maximum slope of five percent (5%).
In the R-14 zone, standards for private yards require each ground-related dwelling to 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. See RMC 4-2-115 for additional information and standards. All site
design, open space and residential design standards applicable to the R-8 and R-14 zones
would be verified at the time of preliminary plat and site plan review.
Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC
4-4-090, “Refuse and Recyclables Standards.” Single family and two (2) attached residences
(duplexes) shall be exempt from refuse and recycling standards. For multi-family developments
a minimum of one and one-half (1-1/2) square feet per dwelling unit in multi-family residences
shall be provided for recyclables deposit areas, except where the development is participating in
a City-sponsored program in which individual recycling bins are used for curbside collection. A
minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. A
total minimum area of eighty (80) square feet shall be provided for refuse and recyclables
deposit areas. The proposed six (6) townhomes (3-plex or greater) would require a minimum of
80 square feet for refuse and recyclables deposit areas.
Multi-family residences using thirty-five (35) gallon garbage carts or smaller, when allowed,
must be provided either within the garage or outside. Storage within a garage must be
appropriately sized to accommodate both vehicles and refuse and recycling carts. Storage space
for carts must measure at least two feet by six feet (2’ x 6’) floor area and sixty inches (60”) high.
This space must be identified on floor plans. Storage located outside must measure at least two
feet by six feet (2’ x 6’) in size and be located on the same lot as the dwelling in a side or rear
yard. Outdoor storage must be adequately screened from public view, made of wood, masonry,
or ornamental metal. The submitted material does not show compliance with the refuse and
recycling standards. Compliance with the refuse and recyclable standards for multi-family use
must be demonstrated at the time of formal application. See RMC 4-4-090 for additional
information and standards.
Landscaping: Pervious areas, with the exception of critical areas, shall have landscape
treatment. Landscaping may include hardscape such as decorative paving, rock outcroppings,
fountains, plant containers, etc. Minimum planting strip widths between the curb and sidewalk
are established according to the street development standards of RMC 4-6-060. Street trees
and, at a minimum, groundcover are to be located in this area when present. 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
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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. A conceptual landscape plan shall be provided with the formal
land use application as prepared by a registered Landscape Architect, a certified nurseryman
or other certified professional.
Storm drainage facilities are required to comply with the minimum 15-foot perimeter
landscaping strip on the outside of the fence unless otherwise determined through the site plan
review or subdivision review process. Please refer to landscape regulations RMC 4-4-070 for
further general and specific landscape requirements.
Utility boxes that are not located in alleyways or away from public gathering spaces shall be
screened with landscaping or berms.
Stormwater Facility Perimeter Landscaping - A landscaping strip with a minimum fifteen feet
(15') of width shall be located on the outside of the perimeter fence, unless otherwise
determined through the site plan review or subdivision review process. A conceptual landscape
plan prepared by a qualified professional shall be submitted at the time of formal land use
application.
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. Currently, tree retention plan must show preservation of
at least 30 percent (30%) of significant trees in the R-8 zone and at least 20 percent (20%) of
significant trees in the R-14 and indicate how proposed building footprints would be sited to
accommodate preservation of significant trees that would be retained (please note that tree
regulations (D-197) are proposed to change this year that would require properties subject to
active land development permits to retain a minimum of thirty percent (30%) of all significant
trees on site). Tree retention standards shall be applied to the developable area of a property
(i.e., land within critical areas and their buffers, public rights-of-way, private PUD streets, shared
driveways, and public trails shall be excluded). If the number to be retained includes a fraction
of a tree, any amount equal to or greater than one-half (1/2) tree shall be rounded up. 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.
Significant trees shall be retained in the following priority order:
o 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.
o Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non-native
trees.
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o 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. An inventory, retention plan, and arborist report
would be required with the application if significant trees are to be removed.
Fences/Retaining 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 and grading plan with top of
wall and bottom of wall elevations. A fence and/or wall detail should also be included on the
plan. A retaining wall that is 4 feet (4’) 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. The
maximum height of any fence or retaining wall is 72-inches subject to further height limitations
in setbacks and clear vision areas noted in RMC 4-4-040D. 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.
Hillside subdivisions: A subdivision in which the average slope is twenty percent (20%) or in
which any street in the subdivision has grades greater than fifteen percent (15%) at any point.
The subject development may be considered to be a hillside subdivision. The following
additional standards shall apply to hillside subdivisions (RMC 4-7-220):
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:
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.
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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.
Parking: Detached dwellings and townhouses require a minimum of two (2) parking spaces per
dwelling unit; however, one (1) parking space per dwelling unit may be permitted for one (1)
bedroom or less attached dwelling units. Tandem parking is allowed. Parking spaces within the
garages shall be a minimum of 9’x20’. Bicycle parking is required for developments that exceed
five (5) residential units. The proposal would be required to provide one-half (0.5) bicycle
parking space per attached dwelling unit and ten percent (10%) of the number of required off-
street vehicle parking spaces for detached dwellings.
The bicycle parking provided for the residents shall provide for secure extended use and shall
protect the entire bicycle and its components and accessories from theft and weather.
Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited
access fenced areas with weather protection. Spaces within the dwelling units or on balconies
do not count toward the bicycle parking requirement.
Please review RMC 4-4-080.F.10 and RMC 4-4-080.F.11 for further general and specific bicycle
parking requirements.
Access/Driveways: Access to the lots was proposed via a private shared access driveway and
garages are proposed to be accessed via a short alley, such that all the single family detached
homes and townhouses would be alley loaded. 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. A private shared access driveway would not
comply with minimum levels of street improvements and design based on the proposed
development (see Transportation Review Comments for more information). The location of the
alley access and alley access points would be subject to approval of the Department of
Community and Economic Development.
Street Pattern: A grid street pattern shall be used to connect existing and new development and
shall be the predominant street pattern. In addition, alley access is the preferred street pattern
except for properties in the Residential Low Density land use designation. New residential
development in areas without existing alleys shall utilize alley access for interior lots.
Compliance with street requirements and minimum standards shall be demonstrated at the
time of formal land use application.
Critical Areas: According to COR Maps, the project site contains regulated slopes (>15% &
<=40%). Geotechnical studies are required for development proposed on sites with any of the
following geologically hazardous areas:
a. Sensitive and protected slopes.
b. Medium, high, or very high landslide hazards.
c. High erosion hazards.
d. High seismic hazards.
e. Medium or high coal mine hazards.
The required studies shall demonstrate the following review criteria can be met:
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a. The proposal will not increase the threat of the geological hazard to adjacent or abutting
properties beyond pre-development conditions; and
b. The proposal will not adversely impact other critical areas; and
c. The development can be safely accommodated on the site.
Studies submitted and reviewed are valid for five (5) years from the date of study completion
unless the Administrator determines that conditions have changed significantly. A geotechnical
engineering report would be required with the formal application materials. It is the
applicant’s responsibility to determine whether any other critical areas are present on the site
prior to formal land use application.
Environmental Review: The proposed project would be subject to Washington State
Environmental Policy Act (SEPA) due to the number of lots proposed. Therefore, an
environmental checklist is a submittal requirement. An environmental determination will be
made by the Renton Environmental Review Committee.
Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the R-
14 zone. The purpose of the site plan review process is to analyze the detailed arrangement of
project elements to mitigate negative impacts where necessary to ensure project compatibility
with the physical characteristics of a site and with the surrounding area. Site plan review
ensures quality development consistent with City goals and policies. Site plan review analyzes
elements including, but not limited to, site layout, building orientation and design, pedestrian
and vehicular environment, landscaping, natural features of the site, screening and buffering,
parking and loading facilities, and illumination to ensure compatibility with potential future
development. Decisional criteria for site plan approval are itemized in RMC 4-9-200.E.3.
Permit Requirements: The proposed subdivision of land into 15 or more individual lots showing
the general layout of streets and alleys, lots, blocks, and other elements of a subdivision would
require Preliminary Plat Review, Environmental (SEPA) Review, Site Plan Review, and a
Conditional Use Permit (for building height increases in the R-14 zone, if necessary). All land use
permits would be processed within an estimated time frame of 12 weeks. After the required
notification period, the Environmental Review Committee would issue a Threshold
Determination for the project. When the required two-week appeal period is completed, the
project would go before the Hearing Examiner. Once the Hearing Examiner issues a decision, a
two-week appeal period will commence. The 2022 Preliminary Plat Review, Site Plan Review and
Conditional Use Permit application fees are $10,830, $3,800, and $3,300 respectively. The 2022
application fee for SEPA Review (Environmental Checklist) is $1,600. Any modification requests
to code standards are $260 per modification. There is an additional 5% technology fee at the
time of land use application. All fees are subject to change prior to submittal.
Detailed information regarding the land use application submittal can be found on the
Preliminary Plat submittal checklist and Site Plan submittal checklist. 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.
In addition to the required land use permits, separate construction and building permits would
be required.
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
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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.
Public Meeting: Please note a neighborhood meeting, according to RMC 4-8-090, is required for:
a. Preliminary plat applications;
b. Planned urban development applications; and
c. Projects estimated by the City to have a monetary value equal to or greater than ten
million dollars ($10,000,000), unless waived by the Administrator.
The intent of this meeting is to facilitate an informal discussion between the project developer
and the neighbors regarding the project. The neighborhood meeting occurs after a pre-
application meeting and before submittal of applicable permit applications. The public meeting
shall be held within Renton city limits, at a location no further than two (2) miles from the
project site.
Public Outreach Sign: Planned urban development projects require the applicant to install a
public outreach sign. Public outreach signs are intended to supplement information provided by
public information signs by allowing an applicant to develop a personalized promotional
message for the proposed development. The sign is also intended to provide the public with a
better sense of proposed development by displaying a colored rendering of the project and
other required or discretionary information that lends greater understanding of the project.
Impact Fees: In addition to the applicable building and construction fees, impact fees would be
required. Fees change periodically and the fees in effect at the time of building permit issuance
would apply. For informational purposes, the 2022 impact fees are as follows:
A Fire impact fee based on the rate established by the Renton Fire Authority would be
assessed based on the use. For example, fire impact fee is assessed at $964.53 per new
multi-family dwelling unit or $829.77 per new single family dwelling;
A transportation impact fee for new multi-family dwelling unit is assessed at $6,717.10
per new unit or $10,861.69 for a new single family dwelling;
Renton School District Impact Fee assessed at $4,737 per new multi-family dwelling unit
or $2,659 per new single family dwelling (+5% administrative fee) unless an exemption
can be made under RMC 4-1-190.I.1.a; and
Parks Impact Fee currently assessed at $1,977.62 (5 or more units) per new multi-family
dwelling unit or $2,914.99 per new single family dwelling.
A handout listing all of the City’s Development related fees is available for your review at
www.rentonwa.gov.
Next Steps: When the formal application materials are complete, the applicant shall have the
materials pre-screened prior to submitting the complete application package. Please contact
Clark Close, Senior Planner at 425-430-7289 or cclose@rentonwa.gov to submit prescreen
materials and subsequent land use application.
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Expiration: The preliminary plat would be valid for five (5) years of the date of preliminary plat
approval with a possible one-year extension to an applicant who files a written request with the
Administrator at least thirty (30) days before the expiration of the original life of the preliminary
plat, provided the Administrator finds that the applicant has obtained issuance of a construction
permit and has made sustained progress towards final construction, engineering, and surveying
necessary to record a final plat. It is the applicant’s responsibility to monitor the expiration
dates.
214480-0305
16,367 S.F.
R8
214480-0300
31,050 S.F.
R14
PROPERTY LINE
214480-0306
13,500 S.F.
R8
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PROPERTY LINE 100'PROPERTY LINE 105.34'PROPERTY LINE 148.67'PROPERTY LINE 150'PROPERTY LINEPROPERTY LINE 298.67'PROPERTY LINESIDEWALK
SOUTH 130TH ST
PL 10'5' SIDEYARD SETBACK5' SIDEYARD SETBACK20' FRONT YARD SETBACK
25' FRONT YARD SETBACK