HomeMy WebLinkAboutPre-app Mtg Summary - 24-000209.pdfCityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000209
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PRE-APPLICATION MEETING FOR
WEI Renton Townhomes
PRE24-000209
CITY OF RENTON
Department of Community & Economic Development
Planning Division
August 15th, 2024
Contact Information:
Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov
Public Works Plan Reviewer: Sam Morman, 425-430-7383, samorman@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org
Building Official: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000209
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Renton Regional Fire Authority
M E M O R A N D U M
DATE: July 16, 2024
TO: Alex Morganroth, Principal Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Wei 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 requirements for the proposed townhomes is 2,500 gpm minimum. A minimum of three fire
hydrants are required. One within 150 feet of the buildings and two additional hydrants within 300 feet
of the proposed buildings. Water is provided by Soos Creek Water District. A water availability letter is
required to be provided.
2. The fire impact fees are currently applicable at the rate of $579.41 per multi family unit. This fee is paid
at building permit issuance. No fee for the retention of the existing single-family unit.
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. Approved fire department turnaround is required for dead end roads that exceed 150-feet
long. A hammerhead type turnaround is acceptable. The proposed hammerhead turnaround shall meet
our minimum specifications of 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning
radius which it does not as shown.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000209
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: August 15, 2024
TO: Alex Morganroth, Senior Planner
FROM: Sam Morman, Civil Engineer II
SUBJECT: WEI Renton Townhomes
16826 108th Ave SE
PRE24-000209
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) 2923059038. The
following comments are based on the pre-application submittal made to the City of Renton by the applicant.
WATER
1. Water Service provider will be Soos Creek Water and Sewer District. A water availability
certificate will be required to be submitted to the City.
SANITARY SEWER
1. Sewer Service will be provided by Soos Creek Water and Sewer District. A sewer availability certificate will
be required to be submitted to the City.
STORM DRAINAGE
1. There is an existing 12-inch concrete piped conveyance system on 108th Ave SE that flows from north to south.
2. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual
will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water Design Manual
(RSWDM) to determine what type of drainage review is required for this site. The site falls within the City’s Flow
Control Duration (Matching Forested Conditions) Standard area. The site falls within the Black River drainage
basin and the Panther Creek sub basin.
3. 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
4. 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.
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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 2022 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 2022 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. Erosion control measures to meet the City requirements shall be provided.
8. 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 charged per square foot of new impervious surface at $0.92 per square foot, but
not less than $2,300.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=CityofRenton
TRANSPORTATION
1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $175,000. The
proposed project fronts 108th Ave SE to the west, and private property on all other sides.
2. 108th Ave SE is classified as a Minor Arterial Road. Existing right of way (ROW) width is approximately 60 feet.
To meet the City’s complete street standards for minor arterial streets, minimum ROW width is 91 feet. Half
street improvements as taken from the ROW centerline will be required and include a pavement width of 27
feet (2-11-ft travel lanes, plus a 5-ft bike lane), a 0.5-ft curb, an 8-ft planting strip, an 8-ft sidewalk, 2-ft minimum
clearance between sidewalk and property line, street trees and storm drainage improvements.
• However, the portion of 108th Ave SE fronting the parcel is designated to have a striped bike lane in
accordance with the City of Renton Trails and Bicycle Master. The City will support a modification
request from the applicant to maintain the existing curb-to-curb width on 108th Ave SE. Within the
paved roadway, the applicant will need to install the striping for a 5-foot bicycle lane running along the
west side of the existing fog line, matching the location of the bicycle lane further south along 108th Ave
SE. Behind the curb, the modified street section is to include an 8-ft planting strip, an 8-ft sidewalk, 2-
ft minimum clearance between sidewalk and property line, street trees and storm drainage
improvements. A modification shall be included with the land use application.
3. To access the site, a private alley may be utilized. Per the City’s complete street standards for alleys, the
minimum width is sixteen feet (16’) however, the Fire Department may require the paved roadway to be up
to twenty feet (20’).
4. 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').
5. For dead end streets that exceed 150-feet in length an approved turnaround per RMC 4-6-060 is required.
6. Undergrounding of all existing utilities is required on all frontages per RMC 4-6-090.
7. Street lighting is required for projects that consists of 4 or more residential units. Lighting and Photometric
plans are required to be submitted with the land use application and will be reviewed during the construction
utility permit review.
8. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench
Restoration and Street Overlay Requirements.
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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 2024 transportation impact fee is $6,987.79 per townhome unit.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=CityofRenton
General Comments
1. 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.
2. 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
3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets.
4. Fees quoted in this document reflect the fees applicable in the year 2023 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.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: August 15th, 2024
TO: Preapplication File No. 24-000209
FROM: Alex Morganroth, Principal Planner
SUBJECT: WEI Renton Townhomes
16826 108th Ave SE (APN 2923059038)
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 https://www.codepublishing.com/WA/Renton.
Project Proposal: The applicant is proposing a two (2) lot subdivision and construction of (6) new residential
townhomes on a property located at 16826 108th Ave SE (APN 2923059038). The property is 29,110 square feet
(0.67 acres) in size and has a Residential-14 (R-14) zoning designation. The site is designated Residential High Density
(RHD) in the Comprehensive Plan. An existing single-family home is currently located on the project site. The
proposal is to retain the single-family home and construct two (2) new buildings with three (3) townhome units in
each building. Vehicular access to the proposed units would be provided via a new 20-foot wide hammerhead
shared driveway extending off of 108th Ave SE. Multiple trees are located on the site based on recent aerial
photography. According to City of Renton (COR) Maps, no critical areas are mapped on the site.
Current Use: The project site contains an existing 2,460 sq. ft. single-family home constructed in 1931 (detached
dwelling unit). The applicant proposes to retain the structure.
1. Zoning Requirements: The property is located within the Residential High Density (RHD) land use
designation and the Residential-14 (R-14) zoning designation. The Residential High Density Land Use
designation is intended to create new units where access, topography, and adjacent land uses create
conditions appropriate for a variety of housing unit types, or where there is existing multifamily
development. Attached dwellings - townhouses are a permitted use within the R-14 zone. Detached
dwelling units are permitted in the R-14 zone.
2. Density Requirements: The density range allowed in the R-14 zone is a minimum of 7.0 to a maximum of
14.0 dwelling units per net acre (du/ac). The area of public and private streets (including driveway tracts)
and critical areas (excluding buffers) would be deducted from the gross site area to determine the “net”
site area prior to calculating density. Based on the gross site area of 0.67 acres, seven (7) dwelling units
would result in a gross density of 10.5 du/ac (7 units / 0.67 acres = 10.5 du/ac). The proposed gross density
of 10.5 du/ac would be within the density range permitted for the R-14 zone. The applicant would be
required to submit a density worksheet at the time of formal land use application demonstrating
compliance with the net density requirements..
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3. Development Standards: The project is subject to RMC 4-2-110A, “Development Standards for Residential
Zoning Designations” effective at the time of complete application (noted as “R-14 standards” herein).
Minimum Lot Size, Width and Depth – The minimum lot size in the R-14 zone is 3,000 square feet. The
minimum lot depth is 60 feet. The minimum lot width is 30 feet for interior lots and 40 feet for corner lots.
The two (2) proposed lots appear to comply with the lot dimensional requirements for the R-14 zone.
Building Setbacks – Setbacks are the minimum required distance between the building footprint and the
property line and any private access easement. The required setbacks in the R -14 zone are 15 feet for the
front yard (10 feet when access taken from an alley), 10 feet for the rear yard, 4 feet for interior side yards
(none for attached dwelling units), and 15 feet for secondary front yards. The proposed townhomes and
existing single-family home appear to meet the setback requirements for the R-14 zone. It is the
applicant’s responsibility to demonstrate compliance with the setbacks at the time of preliminary short
plat review.
Building Height – The maximum wall plate height is 24 feet with 3 stories. An increase up to 32 ft. possible
subject to conditional use permit approval. 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 pre-application materials did not indicate a proposal for
building height expansion. Elevations with measurable heights were not provided with the preapplication
materials; building height for both the new and existing units would be verified at the time of land use
and building permit review.
Building Coverage – The R-14 zone allows a maximum building coverage of 65% of the lot area. Building
coverage requirements for the parent site would be verified at the time of land use and building permit
review.
Impervious Surface Area – The maximum impervious surface would be limited to 80%. Impervious surface
requirements for the parent site would be verified at the time of land use and building permit review.
Maximum Number of Units per Building – No more than six (6) units per building.
4. Residential Design and Open Space Standards: All new residential dwelling units in the R-14 zone would
be subject to the Residential Design and Open Space Standards outlined in RMC 4-2-115. In addition, when
new dwelling units are created in the R-10 and R-14 zones, any retained dwelling units included in the
development shall comply with the standards in RMC 4-2-115. Residential Design Review occurs as part of
the Building Permit Review. For example, site design requirements for townhomes in the R-14 zones would
require 350 square feet of common open space for each unit in the development. Open space may not have
a slope greater than 5%. Each ground-related dwelling shall have a private yard that is at least 250 square
feet in size with no dimension less than eight feet (8') in width. An additional two hundred fifty (250) square
feet of open space per unit shall be added to the required amount of common open space for each unit
that is not ground related. An example of the residential design standard requirement includes building
entry must take access from and face a street, park, common green, pocket park, pedestrian easement, or
open space. Open space should be contiguous to the majority of the dwellings in the development,
accessible to all dwellings, and shall be at least thirty feet (30') wide All site design, open space and
residential design standards applicable to the R-14 zone would be verified at the time of land use review.
5. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical
equipment. The site plan application will need to include elevations and details for the proposed methods
of screening (see RMC 4-4-095).
6. Refuse and Recycling Areas: Multi-family residences using thirty-five (35) gallon garbage carts or smaller
must be provided either within the garage or outside. Storage within a garage must be appropriately sized
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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. 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. 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. See RMC 4-4-090 for
additional information and standards. Compliance with the refuse and recyclable standards for multi-
family use must be demonstrated at the time of formal application.
7. 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 Standards. 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 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. Please be aware that frontage
improvements will be required.
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.
8. Significant Tree Retention: Application materials identify that there are mature trees on the site. When
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. Please refer to
RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention
and land clearing requirements.
In addition to retaining a minimum of 30% of existing significant trees, each new lot would be required to
provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing
significant trees with larger trees being worth more tree credits.
TREE SIZE
TREE
CREDITS
New small species tree 0.25
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TREE SIZE
TREE
CREDITS
New medium species tree 1
New large species tree 2
Preserved tree 6 – 9 caliper inches 4
Preserved tree 10 – 12 caliper inches 5
Preserved tree 12 – 15 caliper inches 6
Preserved tree 16 – 18 caliper inches 7
Preserved tree 19 – 21 caliper inches 8
Preserved tree 22 – 24 caliper inches 9
Preserved tree 25 – 28 caliper inches 10
Preserved tree 29 – 32 caliper inches 11
Preserved tree 33 – 36 caliper inches 12
Preserved tree 37 caliper inches and greater 13
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;
significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper ; and trees that
shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such
sheltered trees to be blown down if removed.
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.
The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to
the Administrator's satisfaction that replacement requirements in RMC 4-4-130H1e can be met.
Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions
D, of a property. 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.
9. Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the location
must be designated on the landscape plan. A wall taller than four feet requires a building permit. Fences up
to six-feet in height are permitted in the rear yard and side yard; fences up to four feet are permitted in the
front yard. Any part of a yard that is within a clear vision area has a limi ted fence height of 42 inches. A
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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. New or existing fencing would
need to comply with the fence requirements of the code (RMC 4-4-040).
Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product
that complements the proposed building and site development. There shall be a minimum three-foot (3')
landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining
wall standards (RMC 4-4-040) for additional information about fences and retaining walls.
10. Parking: Townhouse and detached unit development requires two (2) onsite parking stalls per dwelling
unit. Parking spaces within the garages shall be a minimum of 9’x20’. Vehicle surface parking lots shall meet
minimum landscape standards in RMC 4-4-070, including perimeter and surface parking.
Bicycle parking based on 0.5 spaces per one dwelling unit would be required for the project. The bicycle
parking shall be provided 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. Designated bicycle parking
spaces within individual garages can count toward the minimum requirement.
The number of parking spaces required for attached dwellings pursuant to RMC 4-4-080F.10.d, Parking
Spaces Required Based on Land Use, may be averaged and dispersed among unit lots or within the parent
site; however, at least one parking space shall be provided within each unit lot.
11. Access/Driveways: New buildings or structures on a site requires site-wide compliance with all parking
regulations (RMC 4-4-080). All changes to parking lots, loading areas, or driveways shall comply with the
current parking regulations of RMC 4-4-080, “Parking, Loading, and Driveway Regulations. Driveway widths
and quantity are limited by the driveway standards, in RMC 4-4-080I. Driveways shall not be closer than 5
feet to any property line and not exceed 40 percent of the street frontage. The width of any driveway shall
not exceed 30 feet. 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.
There shall be no more than one driveway for each one hundred sixty five feet (165') of street frontage
serving any one property or among properties under unified ownership or control; for each one hundred
sixty five feet (165') of additional street frontage another driveway may be permitted. The applicant has
proposed access via a private driveway off of 108th Ave SE.
Alley access is the preferred street pattern for all new residential development except in the Residential
Low Density (RLD) land use designation (RC, R-1, and R-4 zones) and the R-6 zone. All new residential
development in an area that has existing alleys shall utilize alley access. New residential development in
areas without existing alleys shall utilize alley access for interior lots. The project would be required to
dedicate and improve a 20-foot-wide alley (16 feet of pavement, 2 feet of clear space on either side) to be
used for access to both the existing single-family home and proposed townhomes, unless otherwise
approved by the Renton Fire Authority.
12. Critical Areas: No critical areas are mapped on the project site.
13. Environmental Review: The construction of less than nine (9) dwelling units on a project site is exempt
from Environmental (SEPA) Review in accordance with WAC 197-11-800.
14. Subdivision: Subdivisions of nine (9) unit lots or less shall be processed as a short plat and are subject to all
provisions of RMC 4-7-070, Detailed Procedures for Short Plat Subdivisions, unless otherwise specified by
this Section.
15. Site Plan Approval: Per RMC 4-9-200, site plan review is required when new dwelling units are proposed
within the Residential-10 (R-10) and Residential-14 (R-14) zones, where existing dwelling units are included
in the proposal. 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
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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.
16. Permit Requirements: The proposal would require Administrative Site Plan Review and Short Plat approval.
The applications would be reviewed concurrently within an estimated time frame of 8 weeks. The 2024
application fees would be $6,080.00 for the Preliminary Short Plat review and $3,030.00 for the Site Plan
Review. Each modification request is $290. All fees are subject to a 5% Technology Surcharge Fee. All fees
are subject to change. Detailed information regarding the land use application submittal can be found on
the City’s Permit Center website. The City now requires electronic plan submittal for all applications.
In addition to the required land use permits, separate construction and building permits would be required.
Detailed information regarding the land use application submittal can be found on the City’s permitting
webpage and 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.
17. Public Information Sign: Public Information Signs are required for all Type II and III Land Use Permits, as
classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land
development, specific permits/actions being considered by the City, and to facilitate timely and effective
public participation in the review process. The applicant must follow the specifications provided in the
public information sign handout (see land use forms on City website). The applicant is solely responsible for
the construction, installation, maintenance, removal, and any costs associated with the sign.
18. Impact Mitigation Fees: In addition to the applicable building and construction fees, impact fees would be
required. Such fees would apply to all projects and would be calculated at the time and payable at building
permit issuance. A handout listing Renton’s development-related fees is available on the City of Renton
website for your review.
19. Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees
would apply to all projects and would be calculated at the time of building permit issuance. For information
purposes, the 2024 impact fees are as follows but please note these fees change yearly:
• A Fire Impact fee of $579.41 per new multi-family dwelling unit;
• A Transportation Impact fee of $6,987.79 per new townhouse unit;
• A Parks Impact fee of $2,531.21 per dwelling unit; and
• A Renton School District Impact fee of $4,257 per dwelling unit (plus and additional 5% processing fee).
20. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of submittal
requirements and may be modified in cases where additional information is required to complete the
review of an application. In addition, non-applicable submittal requirements may be waived. The applicant
should contact the assigned Project Manager if there are any questions regarding submittal requirements
21. Next Steps: When the formal building permit application materials are complete, staff recommends the
applicant contact Alex Morganroth, Principal Planner at 425-430-7219 or amorganoth@rentonwa.gov to
schedule a review of the site and building design.
22. Expiration: If approved, the site plan would be valid for two years with a possible two-year extension. Upon
approval, the Short Plat is valid for five years with a possible one year extension (RMC 4-7-070M). It is the
applicant’s responsibility to monitor the expiration dates.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000209
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