HomeMy WebLinkAboutPRE_PRE22-000090_220414_v1
PREAPPLICATION MEETING
Upland Group Development A & B
17616, 17800, 17804 - 116th Ave SE / 17619,17633 – 118th Ave SE
PRE22-000090
CITY OF RENTON
Department of Community & Economic Development
April 14, 2022
Contact Information:
Planner: Andrew Van Gordon, 425.430.7286, avangordon@rentonwa.gov
Public Works Plan Reviewer: Nathan Janders, 425.430.7382, njanders@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@rentonrfa.org
Building Department Reviewer: Rob Shuey, 425.430.7235, rshuey@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the 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: April 4, 2022
TO: Andrew Van Gordon, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Upland Group Short Plat
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. Water is provided by Soos Creek Water District. A water availability certificate will
be required from them. New water mains and fire hydrants will be required to be extended
into the sites.
2. The fire impact fees are applicable at the rate of $829.77 per single-family unit. This fee
is paid at building permit issuance. Credit will be granted for the removal of the 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.
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 12, 2022
TO: Andrew Van Gordon, Senior Planner
FROM: Nathan Janders, Civil Engineer
SUBJECT: Upland Group development A & B
17616 116th Ave SE & 17800 116th Ave SE
PRE22-000090
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 parcels 6196600040,
6196600340, 6196600320 and 6196600325 (for development A) along with parcel 6196600100 (for
development B). 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 Soos Creek Water and Sewer District.
2. Obtain a water availability certificate from Soos Creek and provide it with the construction permit
submittal.
3. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton
Regional Fire Authority.
4. Plans approved by Soos Creek shall be routed to the City for final review prior to construction permit
issuance.
Sanitary Sewer
1. The project is within Soos Creek Water and Sewer District.
2. Obtain a water availability certificate from Soos Creek and provide it with the construction permit
submittal.
3. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton
Regional Fire Authority.
4. Plans approved by Soos Creek shall be routed to the City for final review prior to construction permit
issuance.
Surface Water
1. There is an existing ditch and culverts along 116th Ave SE and 118th Ave SE fronting development A.
There are no existing conveyance systems along 116th Ave SE fronting development B.
2. There is no existing on site conveyance system or stormwater features.
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 Matching Forested Site Conditions. The site falls
within the Soos Creek 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. Information on the water table and soil permeability (measured infiltration rates), with
recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be
included in the report. The report should also include information concerning the soils, geology,
drainage patterns and vegetation present shall be presented in order to evaluate the drainage,
erosion control and slope stability for site development of the proposed plat. The applicant must
demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage,
or excess surface water runoff.
8. Erosion control measures to meet the City requirements shall be provided.
9. The development falls within the R-6 zone which has a maximum impervious surface area of 55% per
lot.
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. A construction stormwater general permit from the Department of Ecology is required if clearing and
grading of the site exceeds one acre.
12. 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 home.
• Some of the current properties contain single family homes, 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/1/edoc/1059222/2017-
2018%20Fee%20Schedule.pdf
Transportation
1. Per City code 4-6-060 frontage improvements are required for new construction in excess of
$150,000. The proposed development A fronts 116th Ave SE to the west and 118th Ave SE to the east.
The proposed development B fronts 116th Ave SE to the west.
• For development A:
i. 116th Ave SE is classified as a Minor Arterial street with an existing right-of-way (ROW)
width of approximately 60 feet per the King County Assessors Map. To meet the City’s
complete street standards for a Minor Arterial street, a minimum ROW width of 91
feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW
centerline are required and include a minimum 54 foot paved road (27 feet from
centerline), 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. Approximately
15.5 feet of dedication will be required pending final survey.
1. The City’s will support an alternate standard to match the established
standard street section for 116th Ave SE. The City established standard street
section for 116th Ave SE, which shall be installed by the developer as part of
the proposed plat, includes a ROW width of 79-ft, to include 44-ft of paved
roadway width (22 feet from centerline), including a 5-ft bike lane, 0.5-ft curb
and gutter, 8-ft planter, 8-ft sidewalk and 1 feet clear space back of sidewalk.
Dedication of 9.5 feet of ROW fronting the site will be required. Applicant will
need to submit a modification as outlined in City code 4-9-250C.5.d with the
land use application for the above listed street frontage improvements.
ii. 118th Ave SE is classified as a Residential Access street with an existing ROW width of
approximately 60 feet per 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 are required and include a minimum 26 foot paved road (13 feet from
centerline), a 0.5 foot curb, an 8 foot planting strip, a 5 foot sidewalk, street trees and
storm drainage improvements. No dedication is anticipated.
iii. A new public street meeting the standards of a Residential Access street shall be
installed connecting 116th Ave SE to 118th Ave SE through the proposed project.
1. A half public street (residential access) may be provided along the western
half of the development. 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.
2. A complete residential access street shall be provided along the eastern half
of the development. Per RMC 4-6-060 residential streets shall have a
minimum 53 foot right-of-way that includes a 26 foot paved road, with, on
both sides of the roadway, a 0.5 foot curb, an 8 foot planting strip, a 5 foot
sidewalk, street trees and storm drainage.
• For development B:
i. 116th Ave SE is classified as a Minor Arterial street with an existing right-of-way (ROW)
width of approximately 60 feet per the King County Assessors Map. To meet the City’s
complete street standards for a Minor Arterial street, a minimum ROW width of 91
feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW
centerline are required and include a minimum 54 foot paved road (27 feet from
centerline), 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. Approximately
15.5 feet of dedication will be required pending final survey.
1. The City’s will support an alternate standard to match the established
standard street section for 116th Ave SE. The City established standard street
section for 116th Ave SE, which shall be installed by the developer as part of
the proposed plat, includes a ROW width of 79-ft, to include 44-ft of paved
roadway width (22 feet from centerline), including a 5-ft bike lane, 0.5-ft curb
and gutter, 8-ft planter, 8-ft sidewalk and 1 feet clear space back of sidewalk.
Dedication of 9.5 feet of ROW fronting the site will be required. Applicant will
need to submit a modification as outlined in City code 4-9-250C.5.d with the
land use application for the above listed street frontage improvements.
ii. A half public street (residential access) shall be provided along the northern 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.
2. Refer to City code 4-4-080 regarding driveway regulations.
• A minimum separation of 5 feet is required between driveway and the property line.
• Maximum driveway slopes shall not exceed 8%.
• Driveway width shall not exceed thirty feet exclusive of the radii or the returns of the taper
section.
3. For dead end streets that exceed 150-feet in length an approved turnaround per RMC 4-6-060 is
required.
4. Undergrounding of all existing utilities is required on all frontages per RMC 4-6-090.
5. Street lighting is required for a project that consists of more than 4 residential units. See RMC 4-6-060
for street lighting requirements.
6. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench
Restoration and Street Overlay Requirements.
7. 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 home is $10,861.69.
• Some of the current properties contain single family homes, 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/1/edoc/1059222/2017-
2018%20Fee%20Schedule.pdf
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 2020 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: April 14, 2022
TO: Pre-Application File No. 22-000090
FROM: Andrew Van Gordon, Associate Planner
SUBJECT: Upland Group Development A & B – 17616, 17800, 17804 – 116th
Ave SE / 17619, 17633 – 118th Ave SE (Parcel numbers 619660-
0040, 619660-0100, 619660-0320, 619660-0325, 6199660-0340)
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 project area includes five parcels. Four (17616 – 116th Ave SE, 17619 &
17633 – 118th Ave SE, and parcel 619660-0325), referred to as Upland Group Development A in
the application materials, are contiguous; 17800/17804 – 116th Ave SE (parcel 619660-0100),
referred to as Upland Group Development B in the application materials, does not abut one of
the other four parcels. 17616 and 17800/17804 – 116th Ave SE have street frontage on 116th Ave
SE. 17619 and 17633 – 118th Ave SE have street frontage on 118th Ave SE. Parcel 619660-0325
does not have street frontage; access to the parcel is via a 20-foot access easement from 118th
Ave SE across 17633 – 118th Ave SE. The properties are located within the R-6 zone. 17800/17804
– 116th Ave SE is not contiguous with the other four properties; it has a site area of approximately
42,447 square feet (0.97 acre). It is vacant. The other four properties have a combined site area
of approximately 127,542 square feet (2.97 acres). They are improved with three (3) detached
dwellings and associated accessory structures. The proposal is to subdivide the four (4) contiguous
properties into 12 residential lots with 17800/17804 – 116th Ave SE being subdivided into four
(4) residential lots. Access to all residential lots is proposed via private residential access
street/right-of-way. The proposed lot sizes range from 7,352 square feet (Lot 2) to 10,759 square
feet (Lot 12).
Current Use: The project area is currently developed with detached dwellings and accessory
structures. Per the provided documentation the existing structures would all be demolished.
Upland Group Development A & B – 17616, 17800, 17804 – 116th Ave SE / 17619, 17633 – 118th Ave SE
Page 2 of 9
April 14, 2022
Zoning/Density Requirements/Land Use: The subject property is located within the Residential-
6 (R-6) zoning classification. The density range allowed in the R-6 zone is a maximum of six (6)
dwelling units per net acre with a minimum of three (3) dwelling units per acre. The Residential
Medium Density Land Use designation is intended to implement the R-6 zone. The R-6 zone is
established for single-family residential at moderate density. Detached dwelling units are
permitted within the R-6 zone.
Density: In order to calculate the proposed density of the project, any area of public road, private
driveway/easement, and/or critical area dedication must be known. All fractions which result
from net density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678
becomes 4.56). Calculations for minimum or maximum density that result in a fraction that is 0.50
or greater shall be rounded up to the nearest whole number. Those density calculations resulting
in a fraction that is less than 0.50 shall be rounded down to the nearest whole number.
As all properties are not contiguous, separate subdivision review would be required. Based on the
approximate gross land area of 2.97 acres for Upland Group Development A, the 12-lot proposal
arrives at a gross density of approximately 4.04 du/ac (12 lots / 2.97 gross acres = 4.04 du/ac).
Based on the approximate gross land area of .97 acre for Upland Group Development B, the four
(4) lot proposal arrives at a gross density of approximately 4.12 du/ac (4 lots / 0.97 gross acre =
4.12).
The gross density would result in 4.04 du/ac and 4.12 du/ac; however, the applicant would be
required to demonstrate compliance with the net density requirements of the zone at the time
of formal application. A density worksheet deducting street improvements identified in the
preapplication meeting and this memo would be required with the land use application.
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-6 standards” herein).
Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-6 zone is 7,000
square feet for parcels being subdivided. Minimum lot width is 60 feet and 70 feet for corner lots;
minimum lot depth is 90 feet.
Drawings submitted for the pre-application meeting show proposed lots meeting requirements.
Submitted plans would need to show compliance with the required lot size and dimensional
standard with the land use application.
Building Standards – The R-6 standards allow a maximum building coverage of 40% of the lot area.
The maximum impervious coverage in the R-6 zone is 55%. The maximum wall plate height is
restricted to 24 feet, and the buildings shall be not more than two (2) stories. Roofs with a pitch
equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum
wall plate height; common rooftop features, such as chimneys, may project an additional four (4)
vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall
not extend above the maximum wall plate height unless the projection is stepped back one-and-
a-half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum
wall plate height. The maximum wall plate height for detached accessory structures is 12 feet and
the total floor area must be less than that of the primary structure. Accessory structures are also
included in building lot coverage calculations.
Upland Group Development A & B – 17616, 17800, 17804 – 116th Ave SE / 17619, 17633 – 118th Ave SE
Page 3 of 9
April 14, 2022
New detached dwellings and associated structures would need to comply with the maximum
building coverage, impervious surface requirements, and building height regulations of the zone
at the time of building permit review.
Setbacks – Setbacks are the minimum required distance between the building footprint and the
property line. The required setbacks for the R-6 zone are: Front yard: 25 feet for the primary
structure; Rear yard: 25 feet; Side yards: combined 15 feet with not less than 5 feet on either side;
and secondary front yards: 25 feet.
Compliance with required setbacks for the new detached dwellings and accessory structures
would be verified at the time of building permit application.
Residential Design and Open Space Standards: These Residential Design and Open Space
Standards (RMC 4-2-115) are conceived to implement policies established in the Land Use
Element of the Comprehensive Plan, enhance quality of life by encouraging new residential
development to produce beautiful neighborhoods of well-designed homes, and to mitigate
adverse impacts of density for the neighborhood and the surrounding community. These
standards are divided into three (3) areas:
a. Site Design: Quality neighborhoods are characterized by well landscaped, safe,
pedestrian oriented streets fronted by a variety of housing types. These qualities are
enhanced by lots in a variety of sizes and widths and by homes which vary in scale and
massing, each with a prominent entry and generous fenestration facing the street.
Garages, which a necessity to today’s lifestyles, should not visually dominate the
landscape.
b. Open Space: In order to provide residents with a livable community, private and public
open space shall be provided. Public open spaces shall be located so that a hierarchy
and/or variety of open spaces through the neighborhood is created.
c. Residential Design: Key characteristics of attractive neighborhoods include variety of
housing architectural styles, enhances by attention to selection of exterior materials,
colors and architectural detailing.
The following requirements are applicable to projects in the R-6 zone.
• Lot Configuration
One of the following is required for preliminary plat applications:
1. Lot width variation of 10 feet minimum of one per four (4) abutting street -
fronting lots; or
2. Minimum of four (4) lot sizes (minimum of 400 gross square feet size difference)
for street-fronting lots; or
3. A front yard setback variation of at least five feet (5’) minimum for at least every
four (4) abutting street fronting lots.
Lots shall be configured to achieve both of the following:
1. The location of stormwater infiltration LID facilities is optimized, consistent with
the Surface Water Design Manual. Building and property line setbacks are
specified in the Surface Water Design Manual for infiltration facilities.
2. Soils with good infiltration potential for stormwater management are preserved
to the maximum extent practicable as defined by the Surface Water Design
Manual.
Upland Group Development A & B – 17616, 17800, 17804 – 116th Ave SE / 17619, 17633 – 118th Ave SE
Page 4 of 9
April 14, 2022
Submitted plans would need to show compliance with requirements at time of land use
application.
• Garages: The visual impact of garages shall be minimized, while porches and front doors
shall be the emphasis of the front of the home. Garages shall be located in a manner that
minimizes the presence of the garage and shall not be located at the end of view corridors.
Alley access is encouraged. If used, shared garages shall be within an acceptable walking
distance to the housing unit it is intended to serve.
• Primary Entry: Entrances to homes shall be a focal point and allow space for social
interaction. Front doors shall face the street and be on the facade closest to the street.
When a home is located on a corner lot (i.e., at the intersection of two roads or the
intersection of a road and a common space) a feature like a wrapped porch shall be used
to reduce the perceived scale of the house and engage the street or open space on both
sides.
• Façade Modulation: Buildings shall not have monotonous facades along public areas.
Dwellings shall include articulation along public frontages; the articulation may include
the connection of an open porch to the building, a dormer facing the street, or a well-
defined entry element.
• Windows and Doors: Windows and front doors shall serve as an integral part of the
character of the home. Primary windows shall be proportioned vertically rather than
horizontally. Vertical windows may be combined together to create a larger window area.
Front doors shall be a focal point of the dwelling and be in scale with the home. All doors
shall be of the same character as the home.
• Scale, Bulk and Character: A diverse streetscape shall be provided by using elevations and
models that demonstrate a variety of floor plans, home sizes, and character.
Neighborhoods shall have a variety of home sizes and character.
• Roofs: Roofs shall represent a variety of forms and profiles that add character and relief
to the landscape of the neighborhood. The use of bright colors, as well as roofing that is
made of material like gravel and/or a reflective material, is discouraged.
• Eaves: Eaves should be detailed and proportioned to complement the architectural style
of the home.
• Architectural Detailing: Architectural detail shall be provided that is appropriate to the
architectural character of the home. Detailing like trim, columns, and/or corner boards
shall reflect the architectural character of the house.
• Materials and Colors: A diversity of materials and color shall be used on homes
throughout the community. A variety of materials that are appropriate to the
architectural character of the neighborhood shall be used. A diverse palette of colors shall
be used to reduce monotony of color or tone.
New detached dwellings would be required to comply with the residential design
requirements at time of building permit review.
Access/Parking: Access to all lots is proposed via 53’ wide residential access street or a 35’ half
street for both Upland Group Development A and B. The half street improvements are proposed
for the western portion of Upland Group Development A and for the entirety of Upland Group
Development B.
Each lot is required to accommodate off street parking for a minimum of two (2) vehicles. The
maximum width of single loaded garage driveways shall not exceed nine feet (9’) and double
loaded garage driveways shall not exceed 16 feet. Maximum driveway slopes shall not exceed
Upland Group Development A & B – 17616, 17800, 17804 – 116th Ave SE / 17619, 17633 – 118th Ave SE
Page 5 of 9
April 14, 2022
fifteen percent (15%); provided, that 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. Detached dwellings are required to provide a
minimum of two (2) parking spaces per dwelling unit. Driveways shall not be closer than five feet
(5’) to any property line except as allowed per RMC 4-4-080I.9 Joint Use Driveways.
Half street improvements may be allowed for a residential access street by the Administrator
when it is determined that the adjacent parcel of property has the potential for future
development and dedication of the right-of-way necessary for the completion of the street right-
of-way. The right-of-way for the half street improvement must be a minimum of thirty-five feet
(35') with twenty feet (20') paved. A curb, planting strip area, and sidewalk shall be installed on
the development side of the street according to the minimum design standards for public streets.
If the street is permitted a cul-de-sac, then the right-of-way for the half of the cul-de-sac shall be
dedicated, with installation of a temporary hammerhead turnaround. The property shall also
dedicate easements to the City for street lighting and fire hydrants. Additional easements shall be
provided for the franchise utilities outside of the dedicated right-of-way.
Joint use driveways reduce the number of curb cuts along individual streets and thereby improve
safety and reduce congestion while providing for additional on-street parking opportunities. Joint
use driveways should be encouraged when feasible and appropriate, particularly when there is
existing underutilized parking proximate to a subject site. Adjoining lots may utilize a joint use
driveway accessed from a public street where such joint use driveway reduces the total number
of driveways entering the street network, subject to the approval of the Department of
Community and Economic Development. Joint use driveways must be created upon the common
property line of the properties served or through the granting of a permanent access easement
when said driveway does not exist upon a common property line. If the adjoining lots are
residential, the joint use driveway shall provide access to no more than two (2) lots and each lot
shall abut a public street. Joint use access to the driveway shall be assured by easement or other
legal form acceptable to the City.
Planning would support half street improvements to include forty feet (40’) of public right-of-
way with twenty-six feet (26’) paved roadway (two ten-foot wide travel lanes plus six foot (6’)
wide parking lane) eight foot wide planter strip and five-foot wide sidewalk along the north side
of the street with new 0.5-foot wide curbs on both sides for Upland Group Development A.
Planning would support half street improvements to include forty feet (40’) of public right-of-
way with twenty-six feet (26’) paved roadway (two ten-foot wide travel lanes plus six foot (6’)
wide parking lane) eight foot wide planter strip and five-foot wide sidewalk along the south
side of the street with new 0.5-foot wide curbs on both sides for Upland Group Development B.
A hammerhead turnaround is acceptable for Upland Group Development B as the length of the
street is approximately 300 feet. The hammerhead will be required as right-of-way. Planning
would support a joint-use driveway extending from the hammerhead for Lot 14 and Lot 15
rather than a single use driveway for each individual lot; the home will be required to side load
off the joint use driveway tract.
Landscaping: With the exception of critical areas, all portions of the development area not
covered by structures, required parking, access, circulation or service areas, must be landscaped
with native, drought-resistant vegetative cover. The minimum on-site landscape width required
along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in
the ROW planter will also be required. Landscaping may include hardscape such as decorative
paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths
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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 is 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 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, streetlights, 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 land use
application as prepared by a licensed 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.
Significant Tree Retention: Staff review of aerial images of the site identifies there are mature
trees on the site. If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and
cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with
an arborist report, tree retention plan and tree retention worksheet shall be provided with the
formal land use application as defined in RMC 4-8-120. The tree retention plan must show
preservation of at least 30% of significant trees. The Administrator may authorize the planting of
replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an
insufficient number of trees can be retained. Please refer to Tree Retention and Land Clearing
Regulations RMC 4-4-130 for further general and specific tree retention and land clearing
requirements.
In addition to retaining 30% of existing significant trees, each new lot would be required to provide
a minimum tree density of 2 trees per 5,000 square feet of lot area onsite . Protected trees that
do not contribute to a lot's required minimum tree density shall be held in perpetuity within a
tree protection tract. Please note the tree retention regulations will be updated this year. New
developments will be subject to tree credit requirements that incentivize retention of larger
trees.
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.
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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. Trees located within public rights-of-way and
shared driveways do not count towards tree retention standards. A formal tree retention plan
and tree retention worksheet prepared by an arborist or landscape architect would be reviewed
at the time of the land use application. Please note the tree retention regulations will be
updated this year. New developments will be subject to tree credit requirements that require
retention of larger trees.
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 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 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.
Critical Areas: According to COR Maps, there are no critical areas in the project area.
Environmental Review: Upland Group Development A requires Environmental Review; review is
required for projects with 10 or more dwelling units. Upland Group Development B would not
require Environmental Review; short plats are generally exempt from State Environmental Policy
Act (SEPA) review. However, it may be subject to Environmental Review, in accordance with RMC
4-9-070 H.3., if it is determined that critical areas are located on the property.
Permit Requirements: Upland Group Development A would require plat approval. The application
would be reviewed within 12 weeks, and the decision would be issued by the Hearing Examiner.
The 2022 fees would total $13,051.50 ($10,830.00 Preliminary Plat + $1,600.00 Environmental
Review + $621.50 Technology Fee (5%) = 13,051.50).
Upland Group Development B would require administrative short plat approval. The application
would be reviewed within an estimated time frame of eight weeks. The 2022 fees would total
$5,680.50 ($5,410 Preliminary Short Plat + $270.50 Technology Fee (5%) = $5,680.50).
Each modification request is $260.00. A 5% technology fee added to the total cost of the reviews
would also be assessed at the time of land use application. All fees are subject to change. Detailed
information regarding the land use permit application submittal requirements can be found on
the Preliminary Plat Submittal Requirements and Short Plat Submittal Requirements checklists.
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. A Final Short Plat application, and its associated fee, will be required
following construction of the subdivision’s infrastructure.
Public Notice Requirements:
Neighborhood Meeting: A neighborhood meeting is required for preliminary plats. A required
neighborhood meeting shall occur after a pre-application meeting and before submittal of
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applicable permit applications. The meeting shall be held at a location open to the public and that
is in compliance with the Americans with Disabilities Act and can accommodate a reasonable
number of neighbors within the notification boundary. The public meeting shall be held within
Renton city limits, at a location no further than two (2) miles from the project site, unless an
alternate meeting location is approved by the Administrator. Full meeting requirements can be
found in RMC 4-8-090A Neighborhood Meetings.
Public Outreach Signs: Public outreach signs are required for preliminary plats. The sign shall be
erected at the approximate midpoint of the site’s street frontage and five feet (5') within the front
lot line or as otherwise directed by the Department for maximum visibility. The sign shall not be
removed until a temporary certificate of occupancy or a certificate of occupancy is issued. Full
public outreach sign requirements can be found in RMC 4-8-090B Public Outreach Signs.
Public Information Sign: Public Information Signs are required for all Type III and Type II Land Use
Permits (Preliminary Plat and Short Plats) as classified by RMC 4-8-080. Public Information Signs
are intended to inform the public of potential land development, specific permits/actions being
considered by the City, and to facilitate timely and effective public participation in the review
process. The applicant must follow the specifications provided in the public information sign
handout. The applicant is solely responsible for the construction, installation, maintenance,
removal, and any costs associated with the sign.
Fees: In addition to the applicable building and construction fees, impact fees would be required.
The fee in effect at the time of residential building permit issuance will apply. For informational
purposes, the 2022 impact fees are as follows:
• A Transportation Impact Fee assessed at $10,861.69 per each new detached dwelling unit.
• A Parks Impact Fee assessed at $2,914.99 per each new detached dwelling unit.
• A Fire Impact Fee assessed at $829.77 per each new detached dwelling unit.
• A Renton School District Impact Fee assessed at $2,659.00 (plus a 5% processing charge)
per each new detached dwelling unit.
A handout listing Renton’s development-related fees is available on the City of Renton website
for your review.
Next Steps: When the formal land use application materials are complete, the applicant shall have
the application materials pre-screened prior to submitting the complete application package.
Please contact Andrew Van Gordon, Associate Planner at avangordon@rentonwa.gov or (425)
430-7286 for an appointment.
Expiration: Upon approval, the Preliminary Plat is valid for five (5) years. One single-year
extension may be granted to an applicant who files a written request with the Administrator at
least 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. One additional one-year (1 year) extension beyond the one-year (1 year)
extension may be granted by the Hearing Examiner if the applicant shows need caused by unusual
circumstances or situations that occurred during the prior extension period, which makes it
unduly burdensome to file the final plat. The applicant must file a written request with the Hearing
Examiner and the Administrator for this additional extension; this request must be filed at least
thirty (30) days prior to the plat expiration date. The request must include documentation as to
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the need for the additional extension. (RMC 4-7-080L) Upon approval, the Short Plat is valid for
five (5) years with a possible one-year extension (RMC 4-7-070M). It is the responsibility of the
owner to monitor the expiration date.