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PREAPPLICATION MEETING
Sung Short Plat
13805 – 156th Ave SE
PRE22-000142
CITY OF RENTON
Department of Community & Economic Development
May 26, 2022
Contact Information:
Planner: Andrew Van Gordon, 425.430.7286, avangordon@rentonwa.gov
Public Works Plan Reviewer: Jonathan Chavez, 425.430.7288, jchavez@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 27, 2022
TO: Andrew Van Gordon, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Sung Short Plat
1. The fire flow requirement for a single-family home is 1,000 gpm minimum for dwellings
up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square
feet, a minimum of 1,500 gpm fire flow would be required. A minimum of on e fire hydrant is
required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to
1,500 gpm. A minimum of one new fire hydrant is required. Water is provided by King County
Water District 90. A water availability certificate is required from the water district. Water
mains shall be extended into and through the site. A minimum of one new fire hydrant is
required.
2. The fire impact fees are currently applicable at the rate of $829.77 per single family unit.
This fee is paid at building permit issuance. Credit will be granted for the removal/retention 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. Maximum grade is 15 percent. Dead end streets
over 150-feet long require an approved hammerhead turnaround. It appears that only a 16-
foot-wide roadway is proposed and this is not acceptable.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: May 18, 2022
TO: Andrew Van Gordon, Associate Planner
FROM: Jonathan Chavez, Civil Engineer III
SUBJECT: Glen Sung Short Plat
13805 156th Avenue SE
PRE22-000142
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 1463400055.
The following comments are based on the pre-application submittal made to the City of Renton by the
applicant.
EXISTING SITE CONDITIONS
Water The site is located in the King County Water District 90 Utility District service area.
Sewer The site is located in the City of Renton sewer service area. There is existing 8-inch diameter
sewer main south of the project property, on 156th Avenue SE (see Sewer Plan S-396104).
Storm The topography slopes moderately from northeast to southwest. There is a conveyance system
on the east side of 156th Avenue SE (see Storm Plan P-2954P). No critical areas are mapped on our GIS
City of Renton Map.
Streets The proposed development fronts 156th Avenue SE along the east property line. 156th Avenue SE
is classified as a minor arterial with an existing Right-of-Way (ROW) width of 60 feet.
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CODE REQUIREMENTS
WATER
1. Water service is provided by King County Water District 90.
2. Applicant shall obtain a water availability certificate from the District and provide it with the civil
construction permit submittal.
3. Review of the water plans will be conducted by King County Water District 90 and the Renton
Regional Fire Authority.
4. Plans approved by King County Water District 90 shall be routed to the City for final review prior
to permit issuance.
SEWER
1. A sewer main extension will be required to the north property line, along the street frontage on
156th Avenue SE.
2. A sewer main extension will be required to serve the proposed project. The sewer extension
shall occur in the new half-street, at the south property line.
3. A 15-foot utility easement will be required for the new sewer mains and manholes within
private property.
4. A separate side sewer will be required for each new lot. All new side sewers shall be a minimum
of 6”. All side sewers shall flow by gravity to the main at a minimum slope of 2%.
5. 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.
a. The 2022 Wastewater fees are $3,500.00 per 1-inch meter.
b. Sewer Special Assessment District (SAD) fee is applicable on the project. The Central
Plateau Interceptor SAD fee will be applicable for the project. The underlying parcel has
paid the SAD fee for existing lot and would receive credit for the one lot. The SAD fee
should be charged on each additional lot for a total of 3 lots x $538.48, as of 5/17/2022.
SURFACE WATER
1. A drainage report complying with the current Renton Surface Water Design Manual (RSWDM)
will be required. Based on the City’s flow control map, the site falls within the City’s Flow Control
Duration Standard (Forested Site Conditions). The site falls within the Lower Cedar Drainage
Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in
the RSWM. All stormwater improvements as per the drainage review along with stormwater
improvements in the frontage are required to be provided by the developer.
a. The project is adjacent to the City’s SE 144th St Basin Flood Problem Flow Control
Standard Area. Any project area that drains to the storm system along the east side of
156th Ave SE shall adhere to the City’s Flood Problem Flow Control Standard which
includes matching the Existing Site Conditions for the 100-year Peaks in addition to
adherence to the Flow Control Duration Standard Matching Forested site conditions.
2. Storm drainage improvements along all public street frontages are required to conform to the
City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site
shall be designed and sized in accordance with standards found in Chapter 4 of the 2017
RSWDM and shall account for the total upstream tributary area, assuming developed conditions
for onsite tributary areas and existing conditions for any offsite tributary areas.
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3. Maintenance access is required for any proposed stormwater tracts and shall be designed and
installed in accordance with the City adopted SWDM.
4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant
will be required to provide basic water quality treatment. Any proposed detention and/or water
quality vault shall be designed in accordance with the RSWDM that is current at the time of civil
construction permit application. Separate structural plans will be required to be submitted for
review and approval under a separate building permit for the detention and/or water quality
vault.
5. 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.
6. 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.
7. A Construction Stormwater Permit from Department of Ecology is required since clearing and
grading of the site exceeds one acre. Applicant must obtain permit and provide proof prior to
Civil Permit issuance.
8. Erosion control measures to meet the City requirements shall be provided.
9. The current City of Renton Surface Water Standard Plans that shall be used in all drainage
submittals are available online at the City of Renton website.
10. Effective June 22, 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 June 22, 2022 will be subject to these new stormwater requirements. Please refer to
RMC 4-1-045 for information regarding project vesting.
11. The 2022 Surface water system development fee is $2,100 per new single-family lot. Fees that
are current will be charged at the time of permit issuance.
TRANSPORTATION
1. The proposed project fronts 156th Ave SE along the east property line. 156th Avenue SE is
classified as a minor arterial street with an existing ROW of approximately 60-feet. Per RMC 4-6-
060, the minimum right of way width for a minor arterial with four lanes is 91’. The minimum
paved roadway width is 54’ consisting of four travel lanes. The street section shall include 5-foot
bicycle lanes, a 0.5-foot curb, an 8-foot planter, and 8-foot sidewalk are required.
a. However, City staff determined that a 71-foot ROW including a three-lane street with
bike lanes, no parking, was applicable to this section of 156th Avenue SE. Therefore, half
street improvements include a paved roadway with of 44-feet (22 feet from centerline),
a 0.5-foot curb, 8-foot planter and 5-foot sidewalk would be required. A right of way
dedication of 5.5’ would be required to provide the half right of way width of 35.5’.
Final right of way dedication width shall be determined by survey. The applicant would
have to submit a formal street modification request for review for this section of 156th
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Avenue SE. If a street modification request is not received, street frontage
improvements and right of way dedication in accordance with RMC 4-6-060 will be
required.
2. This project falls within the East Plateau Planning Area. The plan requires a through road at the
south property line to extend SE 4th Place. The project will be required to provide half street
residential access road improvements. The ROW dedication will be 37’ and improvements will
consist of the following:
a. A 20’ minimum paved width, two .5’ curbs, a 5’ sidewalk, 8’ planter strip, a 3’ clear
space at the back of south curb, and storm drain improvements.
b. The dedication can be reduced to 34’ provided that you get a temporary construction
easement from the north property to build the improvements.
3. A minimum intersection radius of 35 feet is required at the intersection of minor arterial streets.
Property corner dedication meeting City code is required to be provided.
4. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each
intersection. Ramps shall be oriented to provide direct pedestrian crossings.
5. Current City of Renton standards require a turnaround for dead-end streets greater than 150
feet. Dead-end streets up to 300 feet may utilize a hammerhead turnaround provided it meets
the requirements for emergency services access, including a 25-ft inside and 45-ft outside
turning radius. Reference RMC 4-6-060H. The hammerhead turnaround shall have a design
approved by the Administrator and Fire and Emergency Services.
6. Refer to City code 4-4-080 regarding driveway regulations.
a. A minimum separation of 5 feet is required between driveway and the property line.
b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide
slotted drains.
c. 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').
7. Street lighting is not required along all public street frontages for projects with less than four
lots.
8. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
9. The transportation impact fee is based on the type of land use. For a single-family homes, the
2022 transportation impact fee is $10,861.69 per lot. Transportation impact fees are subject to
change based on the year the building permit is applied for.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along
property frontage or within the site must be underground. The construction of these franchise
utilities must be inspected and approved by a City of Renton inspector.
2. Adequate separation between utilities as well as other features shall be provided in accordance
with code requirements:
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft
vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
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3. All civil construction 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 and tree retention shall be included with the civil plan submittal. Each plan
shall be on separate sheets.
5. Additional Building Permit Applications will be required for the following:
a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b. Detention vaults for storm water flow control.
c. Demo of any existing structures on the project site(s).
6. Fees quoted in this document reflect the fees applicable in the year 2022 only and will be
assessed based on the fee that is current at the time of the permit application or issuance, as
applicable to the permit type. Please visit www.rentonwa.gov for the current development fee
schedule.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: May 26, 2022
TO: Pre-Application File No. 22-000142
FROM: Andrew Van Gordon, Associate Planner
SUBJECT: Sung Short Plat – 13805 – 156th Ave SE (Parcel number
1463400055)
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 is located at 13805 - 156th Ave SE (Parcel number 1463400055).
The property has street frontage on 156th Ave SE. The property is located within the R-4 zone. The
site area is approximately 49,161 square feet (1.12 acres) and is currently improved with a
detached dwelling and accessory structures. The proposal is to subdivide the project area into
three (3) residential lots, a stormwater tract and a shared driveway tract. Access to all lots is
proposed from the shared driveway. The proposed lot sizes range from 9,929 square feet (Lot 3)
to 11,408 square feet (Lot 1).
Current Use: The project area is currently developed with a detached dwelling and accessory
structures. A private easement for access and utilities abuts the northern property line for the
benefit of this lot and 13801 – 156th Ave SE to the west. Per the provided documentation the
existing structure would be demolished, and the private easement preserved.
Zoning/Density Requirements/Land Use: The subject property is located within the Residential-
4 (R-4) zoning classification. The density range allowed in the R-4 zone is a maximum of 4 dwelling
units per net acre with no minimum. The Residential Low Density Land Use designation is intended
to implement the R-4 zone. The R-4 zone is established to promote urban detached dwellings
serviceable by urban utilities and containing open space amenities. Development within the R-4
zone is intended to be an intermediate lower density residential zone. Detached dwelling units
are permitted within the R-4 zone.
Density: The area of public rights-of-way, legally recorded private access easements and critical
areas (i.e. very high landslide hazard areas, protected slopes (except evaluate on a case-by-case
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May 26, 2022
basis those protected slopes created by previous development, wetlands, Class 1 to 4 streams
and lakes or floodways) would be deducted from the gross site area to determine the “net” site
area prior to calculating 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. Based on the approximate gross land area of 1.12 acres, the three (3) lot
proposal arrives at a gross density of approximately 2.67 du/ac (3 lots / 1.12 gross acres = 2.67
du/ac). The gross density would result in 2.67 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-4 standards” herein).
Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-4 zone is 9,000
square feet for parcels being subdivided. Minimum lot width is 70 feet and 80 feet for corner lots;
minimum lot depth is 100 feet. Submitted plans would need to show compliance with the
required lot size and dimensional standard with the land use application.
Building Standards – The R-4 standards allow a maximum building coverage of 35% of the lot area.
The maximum impervious coverage in the R-4 zone is 50%. The maximum wall plate height is
restricted to 32 feet, and the buildings shall be not more than three (3) stories. Roofs with a pitch
equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum
wall plate height; common rooftop features, such as chimneys, may project an additional four (4)
vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall
not extend above the maximum wall plate height unless the projection is stepped back one-and-
a-half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum
wall plate height. The 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. New development 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-4 zone are: Front yard: 30 feet for the primary
structure; Rear yard: 25 feet; Side yards: combined 20 feet with not less than 7.5 feet on either
side; and secondary front yards: 30 feet. When a lot abuts an alley, the rear yard shall always be
the yard abutting the alley. Compliance with required setbacks for the new development would
be verified at the time of building permit application.
Residential Design and Open Space Standards – Future single-family building permits would be
subject to the City’s design standards. Requirements related to garages, entries, modulation,
windows/doors, scale, bulk, and character, roof forms, eaves, architectural detailing, and
materials/color should be reviewed in their entity prior to submitting permit applications.
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May 26, 2022
Access/Parking: Access to all lots is proposed via a shared driveway. 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 15 percent; 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. Driveways shall not be closer than five feet (5’) to any property line except as allowed
per RMC 4-4-080 I.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.
A shared driveway would not be supported by the City. A public street connection of SE 4th Pl
from 156th Ave SE to 152nd Ave SE is anticipated along the southern portion of the subject
property. Residential half-street improvements would be required along the southern property
line. Forty-one feet (41’) of right-of-way to include 26 feet of pavement (two 10-foot wide travel
lanes and one 6-foot wide parking lane) with an eight-foot (8’) planting strip, five-foot (5’)
sidewalk and curbing on the developing side with a curb on the opposite side. A temporary cul-
de-sac or hammerhead turnaround would be required due to the half-street improvements
being between 150 feet and 300 feet in length.
The existing access easement does not meet current standards and conflicts with the required
street improvements that would be required along the southern portion of the property;
removal or alteration of it would require both 13801 and 13805 – 156th Ave SE to be included in
the short plat subdivision. Half street improvements, as outlined above, would be required along
the entirety of the southern boundary of both lots; half street improvements would also be
required along the western boundary of 13801 – 156th Ave SE abutting 154th Ave SE.
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
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; 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
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May 26, 2022
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.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on
slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their
associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen
inches (18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other
significant native evergreen or deciduous trees; and other significant non-native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods
are used as part of an approved enhancement project within a critical area or its buffer.
The Administrator may require independent review of any land use application that involves tree
removal and land clearing at the City's discretion.
If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch
caliper or an evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new
trees to replace each protected tree removed. 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 Short Plat 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.
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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 on the property.
Environmental Review: Short Plats are generally exempt from State Environmental Policy Act
(SEPA) review. However, the project may be subject to Environmental Review, in accordance with
RMC 4-9-070 H.3., if it is determined that designated critical areas or their buffers are located on
the property.
Permit Requirements: The proposal would require administrative short plat approval. The
application would be reviewed within an estimated time frame of six to 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 Short Plat Submittal Requirements 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. A Final Short
Plat application, and its associated fee, will be required following construction of the subdivision’s
infrastructure.
Public Information Sign: Public Information Signs are required for all Type II Land Use Permits as
classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential
land development, specific permits/actions being considered by the City, and to facilitate timely
and effective public participation in the review process. The applicant must follow the
specifications provided in the public information sign handout. The applicant is solely responsible
for the construction, installation, maintenance, removal, and any costs associated with the sign.
Fees: In addition to the applicable building and construction fees, impact fees would be required.
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 subdivision.
• 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.
Sung Short Plat, PRE22-000142
Page 6 of 6
May 26, 2022
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 Short Plat is valid for five years with a possible one-year extension
(RMC 4-7-070M). It is the responsibility of the owner to monitor the expiration date.
1
Andrew Van Gordon
From:Robert Shuey
Sent:Friday, April 29, 2022 9:21 AM
To:Andrew Van Gordon
Subject: PRE22-000142 • Building Review - Pre App/Pre Sub • Pre-Application Meeting
Submittal v1
Building department response to Questions for Permitting Staff:
What additional technical studies and permits may be required for this project? Building department will require
building, mechanical, electrical and plumbing permits for new single family structures.
Have a great day!
Rob Shuey, Building Official, CBO
City of Renton | CED | Building Division
1055 S Grady Way | 6th Floor | Renton, WA 98057
Virtual Permit Center | Online Applications and Inspections
D: (425) 430-7290 | M: (206) 550-8523 | rshuey@rentonwa.gov