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HomeMy WebLinkAboutPre-App Meeting SummaryDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov PREAPPLICATION MEETING FOR 8225 S 132nd St 6 Townhouses 8225 S 132nd St, Renton, WA 98178 PRE 24-000323 November 7, 2024 Contact Information: Planner: Jill Ding, 425-430-6598, jding@rentonwa.gov Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies to engineers, architects, and contractors who will work on the project. You will need to submit an PDF copy of this packet when you apply for land use and/or environmental permits. When the project application is ready for submittal, you may email the project planner to start the prescreen process. Similarly, you may contact the assigned planner if there are any questions regarding submittal requirements. 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 pr oposal 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, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: October 29, 2024 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: 132nd 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 Washington State building code amendment. 1. The fire flow requirement for the proposed building is calculated at the rate of 2,500 gpm if built with non-rated construction and residential fire sprinkler systems. Three fire hydrants are required. One within 150 feet and two within 300 feet of each of the proposed building. It appears that there are two existing fire hydrants that are within the required distance, one additional fire hydrant shall be installed near the site , within 150 feet of the proposed building. Fire flows that exceed 2,500 gpm require a looped water main around the building. 2. Approved fire sprinkler systems are required throughout the building as it exceeds the four unit threshold. Separate plans and permits required by the fire department. 3. The fire impact fees are applicable at the rate of $579.41 per townhome unit. This fee is paid at building permit issuance. 4. 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 fire apparatus access roadway grade allowed is 15 percent. No fire apparatus access turnaround required for the proposed access roadway. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 7, 2024 June 20, 2011 TO: Jill Ding, Senior Planner FROM: Yong Qi, Civil Engineer III SUBJECT: Six Townhouse on 132nd St 8225 S 132nd St., Renton, WA PRE24-000323 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 No: 2144800535. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. The development is within the City of Renton’s water service area in the West Hill 495-hydraulic pressure zone. There is an existing 8-inch City water main (Record Dwg: W-061301) in S 132nd Street that can deliver a maximum flowrate of 2,500 gallons per minute (gpm). The static water pressure ranges from about 112 psi at ground level elevation 236 feet to 119 psi at ground level 220 feet. 2. Based on Renton Regional Fire Authority’s review comments on the submitted information for the pre-application, the fire flow requirement for the proposed townhouses is 2,500 gpm minimum. The available flow from the 8-inch water main in S 132nd St is limited to 2,500 gpm. Therefore, the applicant will need to bring the fire flow demand down to 2,500 gpm or less with alternate design and/or construction methods. 3. The following water system improvements will be required as part of the development: a. A new 8-inch (minimum size) water main will be required within the new access road, and it shall be connected to the existing 8-inch water main in S 132nd St. b. A 15-foot utility easement will be required for any water main and for related appurtenances that are not located within the public right-of-way. c. Installation of additional fire hydrants as required by the Renton Regional Fire Authority. The final location and number of the hydrants shall be determined by the Fire Authority based on the final site plan. PRE24-000323 Page 2 of 6 November 7, 2024 d. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped with one. e. Installation of a separate domestic water meter and service line to each townhouse, and a double check valve assembly (DCVA) behind the meter per City standard is required. f. A 1-inch water meter is required for each townhouse served by a sprinkler system. g. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. h. A privately owned pressure-reducing-valve (PRV) is required downstream of each water meter because the water pressure is over 80 psi. 4. A conceptual utility plan will be required as part of the land use application for the subject development. 5. Civil plans for the water main improvements will be required and must be prepared by a Professional Engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for water main extensions as shown in Appendix K of the City’s 2021 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Minimum separation between water and all other utilities is 10-feet horizontal and 1.5-feet vertical. 6. Retaining walls, rockeries or similar structural cannot be installed over the water main unless the water main is installed inside a steel casing. 7. The development is subject to applicable water system development charges (SDC’s) fee and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2024 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 SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee for a single 1-inch meter is $4,850.00 per meter. b. Water Service installation fee is $2,875.00 per 1-inch service line. c. Drop-in meter fee is $460.00 per meter for a 1-inch meter. d. Fire sprinkler service fee is $648 for each townhouse. e. Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at construction permit issuance. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityo fRenton&cr=1. SEWER COMMENTS 1. Sewer service is provided by City of Renton. 2. There is an 8-inch PVC sewer main located in S 132nd St Ave S north of the property (Record Dwg: S-368503), which connected to the 8-inch PVC sewer main along the west property line onsite within a 15-feet wide public sewer easement (Record Dwg: S-368504). 3. There are two existing 4-inch side sewer serving the properties to the east (8229 & 8231 S 132nd ST) crossing the middle of the project site, private sewer easements are required. The existing side sewer lines may need to be relocated to accommodate the footprint of the proposed townhouses and shall be shown on the site plan. 4. A minimum of 12-foot-wide paved access with turnaround for the two existing onsite sewer manholes and sewer main along the west property line is required. All sewer easement conditions (e.g., no buildings or structures (fences) within the easement, no deep-rooted vegetation, PRE24-000323 Page 3 of 6 November 7, 2024 landscaping in the easement area needs to be easily restored or replaced, no digging in the easement area that could damage the sewer main per KC record # 20131219000501) shall be met. 5. A separate side sewer will be required for each townhouse. All new sewer stubs shall be a minimum of 6-inch and shall run at a slope of at least 2% to the main. All new side sewers and sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 6. A conceptual utility plan will be required as part of the land use application for the subject development. 7. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the domestic water meters to serve the project. Current fees can be found in the 2024 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 current sewer fee for a 1-inch meter is $3,650.00 per meter, 1-1/2-inch meter is $18,250.00 and a 2-inch meter is $29,200.00. b. SDC fees are payable at construction permit issuance. c. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityo fRenton. 8. The development is located within the S 132nd Street Sewer Extension Special Assessment District and is subject to SAD Fees as part of the development. This SAD fee is currently assessed at $13,791.56 per dwelling unit. SURFACE WATER 1. There is a 12-inch stormwater main in S 132nd Street north of the subject property. There is a stream onsite within the south portion of the property that conveys runoff from the west to east. The Applicant will need to ensure that this conveyance system is protected. 2. A drainage report complying with the current version of the City’s adopted 2022 Renton Surface Water Design Manual (RSWDM) will be required. Based on the City’s flow control map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is within the West Lake Washington – Seattle South Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWDM. 3. 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 2022 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. 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. 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. PRE24-000323 Page 4 of 6 November 7, 2024 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. Critical areas that may affect surface water review, the south portion of project site is within regulated slopes. 9. The current City of Renton Surface Water Standard Plans that shall be used in all onsite drainage submittals. The current City of Renton Standard details are available online at the City of Renton website: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton. 10. The development is subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. a. The 2024 Surface water system development fee is $0.92 per square foot of new impervious surface, but no less than $2,300.00. b. The full schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityo fRenton&cr=1. TRANSPORTATION 1. The proposed development fronts S 132nd Street along the north property line. S 132nd Street is classified as a Collector Arterial Road. The existing ROW width is approximately 60 feet. To meet the City’s complete street standards for collector arterial streets, minimum ROW is 83 feet (2 lanes) or 94 feet (3 lanes). The project will be required to construct the following frontage improvements to mirror the Earlington Townhomes project to the north along the entire S 132nd Street frontage: a. 11.5 feet of ROW dedication. b. The Earlington Townhomes project to the north was constructed under the 2-lane scenario with a road transition at approximately halfway along the frontage from no parking lane to added parking lane (see sketch below). c. The half street section improvement for S 132nd Street fronting the project site will include a 10-foot eastbound travel lane, a 5-foot eastbound bike lane, a 0.5-foot curb, 8- foot planter, 8-foot sidewalk and 2-foot clear space, street trees and storm drainage improvements. PRE24-000323 Page 5 of 6 November 7, 2024 2. A turnaround per City Standard is required if a dead-end street is greater than 150 feet per RMC 4-6-060.H.2. 3. On and off-site ADA ramps, curbing, and sidewalk improvements will be reviewed in conjunction with the civil construction permit and will require a grading plan consisting of spot elevations and slopes showing that ADA and City specifications are being met. 4. Refer to City code 4-4-080 regarding driveway regulations. 5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 6. All existing and proposed utility lines (i.e., electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. 7. Street lighting is required for a project that consists of more than four (4) residential units. See RMC 4-6-060 for street lighting requirements. 8. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. a. The 2024 transportation impact fee is $6,987.79 per townhouse dwelling unit. 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. PRE24-000323 Page 6 of 6 November 7, 2024 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 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: 4. https://www.rentonwa.gov/cms/one.aspx?portalId=7922741&pageId=9687014 5. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. 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). 7. Fees quoted in this document reflect the fees applicable in the year 2024 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 fee schedule. 30' - 0" 11' - 6" 41' - 6" DRIVEWAY 20' - 0" 262 SF 12' - 0" 262 SF 262 SF 262 SF 262 SF 15' - 0" 20' - 0" 5' - 0" COMMUNITY SPACE 2 168 SF COMMUNITY SPACE 3 336 SF COMMUNITY SPACE 4 168 SF 29' - 0" 18' - 0" COMMUNITY SPACE 1 583 SF COMMUNITY SPACE 5 332 SF 262 SF 12 ' - 1 " 24' - 0" 131' - 10" 21' - 11" 22' - 0" 22' - 0" 22' - 0" 22' - 1" 21' - 10" SETBACK 15' - 1" 20' - 0 3/4" SIDEWALK 3' - 0" 1' - 0"12' - 0"34' - 0" TOWNHOUSE 1 TOWNHOUSE 2 TOWNHOUSE 3 TOWNHOUSE 4 TOWNHOUSE 5 TOWNHOUSE 6 COMMUNITY SPACE 6 518 SF COMMUNITY SPACE - PEA PATCH 1,004 SF COMMUNITY SPACE - HARDSCAPE TOTAL: 1,101 SF CONTINUOUS/ CONNECTED BY SIDEWALK PRIVATE YARD PATIO POTENTIAL COMMUNITY SPACE GREEN/ FOREST 2,150 SF FOR TOWNHOUSE #6 137' - 10" 3' SIDEWALK 3' POTENTIAL PEDESTRIAN BRIDGE CENTERLINE OF STREAM (RED LINE) 2 0 ' - 0 " 2 0 ' - 0 " NS 40' BUFFER 20' DRIVE WAY B U F F E R S E T B A C K15' - 0 " 8' STREET PARKING (SITE ON THE NORTH SIDE DOESN'T HAVE AND REVIEW SAID TO MIRROR) CAN BE REMOVED AND ADD BACK TO SITE AREA? SEWER EASEMENT (RED HATCH) POTENTIAL PEDESTRIAN BRIDGE PROTECTED SLOPED AREA - SEE SURVEY FOR ACTUAL AREA 15' BUFFER 90' - 0 3/4" 294' - 0 5/8" 293' - 11 3/32" 20' - 0" 23' - 1" 9' - 0" 20' - 0" WHEEL STOP 13 3 ' - 1 1 1 / 4 " 3' FLARE, TYP POWER EASEMENT (ORANGE HATCH) CENTERLINE OF ROW SEWER LINE GAS LINE 135' - 7" S/W 8' - 0" 2' - 0" PLANTER 8' - 0"6" 8' - 0" BIKE 5' - 0" 10' - 0" DATE:ISSUED FOR: 900 WINSLOW WAY E SUITE 210 BAINBRIDGE ISLAND WA 98110 P 206.780.0876 NOT FOR CONSTRUCTION 10 / 1 8 / 2 0 2 4 4 : 4 8 : 0 2 P M X: \ _ P R O J E C T S \ R a a b e _ M a r k - 8 2 2 5 S 1 0 3 \ 5 - D o c u m e n t s \ R e v i t\ 8 2 2 5 T o w n h o u s e . r t e A1.00 ARCHITECTURAL SITE PLAN 6 T O W N H O U S E Pr o j e c t N u m b e r 6 TOWNHOUSE 8225 S 132ND ST Renton, WA 98178 PROJECT STATUS 2024.10.18 C O P Y R I G H T © 2 0 2 3 b y C O A T E S D E S I G N I NC . N 0'2'8'4' SCALE 1" = 20'-0" 1 SITE PLAN TRUE NORTH SITE INFORMATION: SITE ADDRESS: 8225 S. 132ND ST. RENTON, WA 98178 PARCEL #214480-0535 LOT AREA 26,501± S.F. 0.61 ACRE POTENTIAL OWNER: MARK RAABE 22222 SE 42ND LANE ISSAQUAH, WA 98029 MIN. NET DENSITY REQUIRED 7 DWELLING UNIT MIN. PER ACRE.: REQUIRED MIN. DWELLING UNIT FOR LOT 26.501 s.f.: (7 X 26,501)/43560 = 4.24 -4 UNITS 6 UNITS PROPOSED LEGAL DESCRIPTION EARLINGTON ACRES TRS PLat Block: 20 Plat Lot: 5 BUILDING COVERAGE: LOT AREA 26,501 S.F. PROTECTED SLOPE AREA 6,685 S.F. REVISED LOT AREA 19,816 S.F. SIX-PLEX FOOTPRINT 4,246 S.F 4,246/19,815 = 18.1% < 65% MAX BUILDING FLOORS AREA: TOWNHOUSES 1-5: 3 STORY 1ST FLOOR: 749 S.F. EA 2ND FLOOR: 749 S.F. EA 3RD FLOOR: 749 S.F. EA TOWNHOUSE #6 3 STORY 1ST FLOOR 386 S.F. 2ND FLOOR 386 S.F. 3RD FLOOR 386 S.F. ESTIMATE BUILDING AREA TOTAL: 12,393 S.F. IMPERVIOUS AREA SIXPLEX FOOTPRINT 4,246 S.F. DRIVEWAY 4,068 S.F. SIDEWALKS 489 S.F. COMMUNITY HARDSCAPE 1,004 S.F. IMPERVIOUS AREA: 9,807/ 19,816= 49% < 80% max. BUILDING HEIGHT WALL PLATE HEIGHT - 32 ' max. " 6' max. TO RIDGE COMMON OPEN SPACE FOR 6 UNITS COMMON OPEN SPACE REQUIREMENT: 6 X 350 s.f. = 2,100 s.f. PROPOSED COMBINED COMMON SPACES OF PEA PATCH AND HARDSCAPE = 2,106 s.f. PRIVATE YARDS FOR 4 UNITS PRIVATE YARDS REQUIREMENT: 250 S.F. PROPOSED - 262 S.F. LANDSCAPE: FOREST STREAM AREA UNTOUCHED = 12,105 S.F. PARKING REQUIREMENTS A MINIMUM OF 2.0 PER DWELLING UNIT, HOWEVER, 1.0 PER DWELLING UNIT MAY BE PERMITTED FOR 1 BEDROOM OR LESS DWELLING UNITS. TANDEM PARKING IS ALLOWED. TOWNHOUSE #1-5 ARE 2-3 BEDROOMS WITH 2 PARKING (1 INSIDE GARAGE/ 1 OUTSIDE TANDEM) TOWNHOUSE #6 IS A 1 BEDROOM DWELLING. IT WILL HAVE SURFACE PARKING ON THE NORTH SIDE. REQUIRED 11 PARKING STALLS PROVIDED 11 PARKING STALLS SITE ISSUES WE HAVE A STREAM TO THE BOTTOM THAT IS NS, 40' BUFFER. would LIKE TO KNOW THE OFFICIAL SETBACK AREA TO THE STREAM. PART OF THIS IS PART OF THE AVERAGING. 8225 S 132nd St SCALE 1" = 200'-0" 2 VICINTY PLAN SITE AREA PROJECT NARRATIVE: DESCRIPTION PROPOSING A 6 UNITS TOWNHOUSE DEVELOPMENT ON AN EMPTY LOT WITH COMMUNITY SPACES MAYBE COMBINATION OF OPEN AREAS AND PEA PATCHES. THERE IS A STREAM TO THE SOUTH. THAT MIGHT AFFECT THE SETBACK OF THE PROJECT. ARE NOT SURE IF WE NEED TO GET BUFFER AVERAGE BY A BIOLOGIST. ANOTHER REVIEW STATED THE RIGHT OF WAY NEEDS TO MIRROR THE TOWNHOUSE COMPLEX ON THE NORTH OF THE STREET. THEY DON'T HAVE 8' STREET PARKING. SO THIS SITE WILL DON'T NEED THE 8' STREET PARKING CORRECT. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 7, 2024 TO: Pre-Application File No. 24-000323 FROM: Jill Ding, Senior Planner SUBJECT: 8225 S 132nd St 6 Townhouses - 8225 S 132nd St, Renton, WA 98178 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, Development Engineering 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 proposes to build six (6) attached townhomes. The subject property is located at 8225 S 132nd St (APN 2144800535) which is located just south of the Earlington Village townhouse project. The project site totals 0.61 acres (26,483 square feet) in area and is zoned Residential-14 (R-14). Access to the site would be provided via a new driveway extended from S 132nd St. According to City of Renton (COR) Maps, the site contains sensitive and protected slopes and a Type Ns (Non-Fish Seasonal) stream. Current Use: According to King County Department of Assessments, the parcel is vacant. 1. Zoning /Land Use Designation, and Overlays: The subject property is located within the Residential-14 (R-14) zoning classification. The Residential High Density Land Use designation is intended to implement the R-14 zone. The R-14 zone is established to encourage development and redevelopment of residential neighborhoods that provide a mix of detached and attached dwelling structures organized and designed to combine characteristics of both typical single family and small-scale multi-family developments. Structure size is intended to be limited in terms of bulk and scale so that the various unit types allowed in the zone are compatible with one another and can be integrated together into a quality neighborhood. Project features are encouraged such as yards for private use, common open space areas, and landscaped areas that enhance a neighborhood and foster a sense of community. Civic and limited commercial uses may be allowed when they support the purpose of the designation. Attached dwellings are permitted within the R-14 zone. 8225 S 132nd St 6 Townhouses Page 2 of 12 November 7, 2024 2. 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-14 standards” herein). Density – The density range allowed in the R-14 zone is a minimum of seven (7) dwelling units with a maximum of 14 dwelling units per net acre. The area of public rights-of-way, legally recorded private access easements and critical areas (such as protected slopes, Class 1 to 4 streams, etc.) 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. A density worksheet was not included with the pre-application submittal materials; therefore, staff was unable to verify compliance with the density requirements. A completed density worksheet would be required with the land use application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-14 zone is 3,000 square feet for lots for detached dwellings. There is no minimum lot size for attached dwellings. The minimum lot width is 30 feet and 40 feet for corner lots. The minimum lot depth is 60 feet. If any subdivision is proposed, the proposed lots would be required to meet the minimum lot size, width, and depth requirements of the R-14 zone at the time of formal land use application. Building Standards – The R-14 standards allow a maximum building coverage of 65% of the lot area. The maximum impervious coverage in the R-14 zone is 80%. The maximum wall plate height is restricted to 24 feet but can be increased up to 32 feet subject to administrative conditional use permit approval. 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 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. Submitted plans would need to show compliance with required coverage limit. In addition, the building height and coverage requirements would be verified at the time of formal application. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement or tract. The required setbacks for the R- 14 zone are as follows: front yard: 15 feet, except when all vehicle access is taken from an alley then 10 feet; rear yard: 10 feet; side yards: four feet (4’) for detached units; and secondary front yards: 15 feet. When a lot abuts an alley, the rear yard shall always be the yard abutting the alley. The Community and Economic Development Administrator or 8225 S 132nd St 6 Townhouses Page 3 of 12 November 7, 2024 designee may modify the rear yard provision through the site development plan review process where it is determined that specific portions of the required on-site perimeter landscaping strip may be developed and maintained as a usable public open space with an opening directly to a public entrance. In the R-14 zone to ensure adequate vehicular maneuvering area, garages and carports that are accessed through alleys shall be set back as follows: Nine-foot (9’) garage doors shall be at least 26 feet (26’) from the back edge of the alley or 16-foot (16’) garage doors shall be at least 24 feet (24’) from the back edge of the alley. Except for alley-accessed garages conforming to the previous requirements, the vehicle entry for a garage or carport shall be set back twenty feet (20') from the property line where vehicle access is provided; all other facades of a garage shall be subject to the applicable zone’s minimum setback. Compliance with required setbacks would be verified at the time of land use application. 3. Residential Design and Open Space Standards: All new primary dwelling units within the R- 14 zone are required to meet applicable standards within RMC 4-2-115 Residential Design and Open Space Standards. In addition, any retained dwelling units included in the development must also comply with these standards. The standards of the Site Design subsection are required to be addressed at the time of subdivision application. When new dwelling units are created in the R-14 zone any retained dwelling units included in the development shall comply with the standards of this section. The following are applicable subsections in the R-14 zone. • Lot Configuration o Dwellings shall be arranged to ensure privacy so that side yards abut other side yards (or rights-of-way) and do not abut front or back yards. Lots accessed by easement or pipestems shall be prohibited. Compliance with these requirements would be reviewed at the time of land use application. • Garages o 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. Compliance with these requirements would be reviewed at the time of land use application. • Open Space: Open space is a significant element in the development of livable communities and creates opportunities for good health. o Landscaping: All new buildings and new storm drainage facilities are subject to RMC 4-4-070, Landscaping. o Standards for Parks: For developments that are less than ten (10) net acres: No park is required, but is allowed. o Standards for Common Open Space: Development of four (4) or more units: Required to provide common open space as outlined below. Above ground drainage facilities (i.e., ponds, swales, ditches, rain gardens, etc.) shall not be counted towards the common open space requirement. 8225 S 132nd St 6 Townhouses Page 4 of 12 November 7, 2024 1. For each unit in the development, three hundred fifty (350) square feet of common open space shall be provided. 2. Open space shall be designed as a park, common green, pea-patch, pocket park, or pedestrian entry easement in the development and shall include picnic areas, space for recreational activities, and other activities as appropriate. 3. Open space shall be located in a highly visible area and be easily accessible to the neighborhood. 4. Open space(s) shall be contiguous to the majority of the dwellings in the development and accessible to all dwellings. For sites one acre or smaller in size, open space(s) shall be at least thirty feet (30') in at least one dimension. For sites larger than one acre in size, open space(s) shall be at least forty feet (40') in at least one dimension. For all sites, to allow for variation, open space(s) of less than the minimum dimension (thirty feet (30') or forty feet (40'), as applicable) are allowed; provided, that when all of a site’s open spaces are averaged, the applicable dimension requirement is met. 5. A pedestrian entry easement can be counted as open space if it has a minimum width of twenty feet (20') and within that twenty feet (20') a minimum five feet (5') of sidewalk is provided. 6. Pea-patches shall be at least one thousand (1,000) square feet in size with individual plots that measure at least ten feet by ten feet (10' x 10'). Additionally, the pea-patch shall include a tool shed and a common area with space for compost bins. Water shall be provided to the pea-patch. Fencing that meets the standards for front yard fencing shall surround the pea-patch with a one foot (1') landscape area on the outside of the fence. This area is to be landscaped with flowers, plants, and/or shrubs. 7. Grass-crete or other pervious surfaces may be used in the common open space for the purpose of meeting the one hundred fifty feet (150') distance requirement for emergency vehicle access but shall not be used for personal vehicle access or to meet off-street parking requirements. 8. Common open space areas shall have a maximum slope of five percent (5%). 9. Obstructions, such as retaining walls and fences, shall not be placed in common open spaces. A 6-unit townhome development would require a minimum of 2,100 square feet for common open space (6 units x 350 square feet = 2,100 square feet) that is easily accessible, has a minimum dimension of thirty feet (30’), a minimum slope of five percent (5%), and is contiguous to the majority of the dwellings. Compliance with these open space standards would be reviewed at the time of land use application. 8225 S 132nd St 6 Townhouses Page 5 of 12 November 7, 2024 o Standards for Private Yards: Developments of four (4) or more dwelling units: Each ground-related dwelling shall have a private yard that is at least two hundred fifty (250) square feet in size with no dimension less than eight feet (8') in width. 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. Review for compliance with standards would be verified at the time of land use review. All six (6) units are required to meet standards. As proposed, it appears all six (6) units would meet this requirement. o Sidewalks, Pathways, and Pedestrian Easements: All of the following are required. 1. Sidewalks shall be provided throughout the neighborhood. The sidewalk may disconnect from the road, provided it continues in a logical route throughout the development. Permeable pavement sidewalks shall be used where feasible, consistent with the Surface Water Design Manual. 2. Front yards shall have entry walks that are a minimum width of three feet (3') and a maximum width of four feet (4'). 3. Pathways shall be used to connect common parks, green areas, and pocket parks to residential access streets, limited residential access streets, or other pedestrian connections. They may be used to provide access to homes and common open space. They shall be a minimum three feet (3') in width and made of paved asphalt, concrete, or porous material such as: porous paving stones, crushed gravel with soil stabilizers, or paving blocks with planted joints. Sidewalks or pathways for parks and green spaces shall be located at the edge of the common space to allow a larger usable green and easy access to homes. 4. Pedestrian Easement Plantings: Shall be planted with plants and trees. Trees are required along all pedestrian easements to provide shade and spaced twenty feet (20') on center. Shrubs shall be planted in at least fifteen percent (15%) of the easement and shall be spaced no further than thirty-six inches (36") on center. 5. For all homes that do not front on a residential access street, limited residential access street, a park, or a common green: Pedestrian entry easements that are at least fifteen feet (15') wide plus a five-foot (5') sidewalk shall be provided. Compliance with these standards would be verified at the time of land use application. • Residential Design: o 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. 8225 S 132nd St 6 Townhouses Page 6 of 12 November 7, 2024 ▪ Both of the following are required: The entry shall take access from and face a street, park, common green, pocket park, pedestrian easement, or open space, and the entry shall include a porch or stoop with a minimum depth of five feet (5') and minimum height twelve inches (12") above grade. Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. o 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. ▪ Both of the following are required: The primary building elevation oriented toward the street or common green shall have at least one articulation or change in plane of at least two feet (2') in depth; and a minimum of one side articulation that measures at least one foot (1') in depth shall occur for all facades facing streets or public spaces. o 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. ▪ All of the following are required: Primary windows shall be proportioned vertically, rather than horizontally, and vertical windows may be combined together to create a larger window area, and all doors shall be made of wood, fiberglass, metal, or glass and trimmed with three and one-half inches (3 1/2") minimum head and jamb trim around the door, and screen doors are permitted, and primary entry doors shall face a street, park, common green, pocket park, or pedestrian easement and shall be paneled or have inset windows, and sliding glass doors are not permitted along a frontage elevation or an elevation facing a pedestrian easement. o 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. ▪ All of the following are required: The primary building form shall be the dominating form and elements such as porches, principal dormers, or other significant features shall not dominate, and primary porch plate heights shall be one story. Stacked porches are allowed, and to differentiate the same models and elevations, different colors shall be used, and for single family dwellings, no more than two (2) of the same model and elevation shall be built on the same block frontage and the same model and elevation shall not be abutting, adjacent, or diagonal. o 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 8225 S 132nd St 6 Townhouses Page 7 of 12 November 7, 2024 roofing that is made of material like gravel and/or a reflective material, is discouraged. o Eaves: The design of eaves and overhangs act as unifying elements in the architectural character of a home. When sized adequately and used consistently, they work to create desirable shadows that help to create visual interest especially from blank, unbroken wall planes. Eaves should be detailed and proportioned to complement the architectural style of the home. ▪ The following is required: Eaves shall be at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves. o Architectural Detailing: Architectural detailing contributes to the visual appeal of a home and the community. It helps to create a desirable human scale and a perception of a quality, well-designed home. 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. ▪ All of the following are required: Three and one-half inches (3 1/2") minimum trim surrounds all windows and details all doors, and at least one of the following architectural details shall be provided on each home: shutters, knee braces, flower boxes, or columns, and where siding is used, metal corner clips or corner boards shall be used and shall be at minimum two and one-half inches (2 1/2") in width and painted. If shutters are used, they shall be proportioned to the window size to simulate the ability to cover them, and if columns are used, they shall be round, fluted, or strongly related to the home's architectural style. Six inches by six inches (6" x 6") posts may be allowed if chamfered and/or banded. Exposed four inches by four inches (4" x 4") and six inches by six inches (6" x 6") posts are prohibited. o 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. ▪ All of the following are required: Acceptable exterior wall materials are: wood, cement fiberboard, stucco, stone, and standard sized brick three and one-half inches by seven and one-half inches (3 1/2" x 7 1/2") or three and five-eighths inches by seven and five-eighths inches (3 5/8" x 7 5/8"). Simulated stone, wood, stone, or brick may be used to detail homes, and when more than one material is used, changes in a vertical wall, such as from wood to brick, shall wrap the corners no less than twenty four inches (24"). The material change shall occur at an internal corner or a logical transition such as aligning with a window edge or chimney. Material transition shall not occur at an exterior corner, and multiple colors on buildings shall be provided. Muted deeper tones, as opposed to vibrant primary colors, shall be the dominant colors. Color 8225 S 132nd St 6 Townhouses Page 8 of 12 November 7, 2024 palettes for all new structures, coded to the home elevations, shall be submitted for approval, and futters and downspouts shall be integrated into the color scheme of the home and be painted, or of an integral color, to match the trim color. o Mailboxes and Newspapers: Mailboxes shall be located so that they are easily accessible to residents. They shall also be architecturally compatible with the homes. ▪ All of the following are required: Mailboxes shall be clustered and located so as to serve the needs of USPS while not adversely affecting the privacy of residents; and mailboxes shall be lockable consistent with USPS standard; mailboxes shall be architecturally enhanced with materials and details typical of the home's architecture; and newspaper boxes shall be of a design that reflects the character of the home. o Hot Tubs, Pools, and Mechanical Equipment: Hot tubs, pools, and mechanical equipment shall be placed so as to not negatively impact neighbors. ▪ Hot tubs and pools shall only be located in back yards and designed to minimize sight and sound impacts to adjoining property. Pool heaters and pumps shall be screened from view and sound insulated. Pool equipment must comply with codes regarding fencing. o Utilities: Utility boxes that are not located in alleyways or away from public gathering spaces shall be screened with landscaping or berms. ▪ Utility boxes that are not located in alleyways or away from public gathering spaces shall be screened with landscaping or berms. Architectural building elevations were not provided. Compliance with all applicable specific requirements would be reviewed at the time of land use application. 4. 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 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. 8225 S 132nd St 6 Townhouses Page 9 of 12 November 7, 2024 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. 5. Significant Tree Retention: 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 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 Protected trees shall be retained in the order of priority listed in RMC 4-4-130H.2. Protection of trees or groves by placement within a dedicated tract (Tier 1) is the highest priority. 8225 S 132nd St 6 Townhouses Page 10 of 12 November 7, 2024 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- 130H.1.e 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. 6. Fences/Retaining Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan and grading plan with top of wall and bottom of wall elevations. A fence and/or wall detail should also be included on the plan. A retaining wall that is 4 feet 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. 7. Access/Driveway/Parking: Access is proposed from S 132nd St via a new 20-foot-wide driveway access road to the townhomes. The access driveway is proposed on the west side of the site and would align with the new intersection of S 132nd St and 83rd Ln S. Townhomes require a minimum of 2.0 parking spaces per dwelling unit, however, 1.0 per dwelling unit may be permitted for 1 bedroom or less dwelling units. Tandem parking is allowed. The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Compliance with access and parking requirements would be verified at the time of land use application. 8. Critical Areas: According to COR Maps, there are sensitive and protected slopes (>15% & <=90%) and an unnamed non-fish bearing seasonal stream (Type Ns) on the site. Geologically 8225 S 132nd St 6 Townhouses Page 11 of 12 November 7, 2024 hazardous areas are present on the site. Whenever a proposed development requires a development permit and a geologic hazard is present on the site of the proposed development geotechnical studies by licensed professionals, such as a geotechnical engineer and/or engineering geologist, are required. The required study shall demonstrate the following review criteria can be met: (a) The proposal will not increase the threat of the geological hazard to adjacent or abutting properties beyond pre-development conditions; and (b) The proposal will not adversely impact other critical areas; and (c) The development can be safely accommodated on the site. The geotechnical study must meet the requirements set forth in the City of Renton Critical Areas Regulations, RMC 4-3-050. Per RMC 4-3-050 the City may require an independent secondary review of any valid geotechnical reports by a qualified specialists selected by the City, at the applicant’s expense. Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include increased buffers and/or increased setbacks from buffers. Buffers are established from the top, toe, and sides of slopes. Alterations to critical areas buffers is subject to RMC 4- 3-050I. Protected slopes also require a 15-foot building setback beyond the required buffer. Type Ns streams require a minimum buffer of 50 feet with an additional structure setback from the buffer of 15 feet. Alterations to stream buffers may be permitted in the case of degraded stream buffer width with enhancement or an averaged stream buffer width per RMC 4-3-050I. Please note a stream study, prepared by a qualified biologist, would need to verify the classification and delineation of the stream. The city does not have a biologist on staff and may send out the stream study to a secondary reviewer with all costs to be paid by the applicant. A stream study is required because of the presence of the Type NS stream located on the lot. Streams and their associated buffers and protected slopes and their associated buffers are required to be protected from any proposed development activity via a native growth protection area. The most common method is to create a tract and record a permanent and irrevocable covenant running with the land or deed restriction on the property title of any critical area management tract or tracts created as a condition of a permit. It is the applicant’s responsibility to determine whether any other critical area s are present on the site prior to formal land use application. 9. Environmental Review: The proposed project would be subject to Washington State Environmental Policy Act (SEPA) due to the presence of critical areas onsite. Therefore, an environmental checklist is a submittal requirement. An environmental determination will be made by the Renton Environmental Review Committee. 10. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the R-14 zone. The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project compatibility with the physical characteristics of a site and with the surrounding are. Site plan review ensures quality development consistent with the 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 the potential future development. Decision criteria for site plan approval are itemized in RMC 4-9-200E.3. 8225 S 132nd St 6 Townhouses Page 12 of 12 November 7, 2024 11. Permit Requirements: The proposal would require administrative site plan review and Environmental (SEPA) Review. The application would be reviewed within an estimated time frame of 6-8 weeks. The 2025 fees would total $5,229.00 ($3,124.00 Admin. Site Plan Review + $1,856.00 Environmental Review + $249.00 Technology Fee (5%) = $5,229.00). Each modification request is $290.00. 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 Site Plan Review 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. 12. 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. 13. Public Notice Requirements: 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. 14. Impact 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 2025 impact fees are as follows: • A Transportation Impact Fee assessed at $6,987.79 per each new townhome unit. • A Parks Impact Fee assessed at $2,22.84 per each new townhome unit. • A Fire Impact Fee assessed at $579.41 per each new multifamily housing dwelling unit. • A Renton School District Impact Fee assessed at $3,268 (plus a 5% administrative fee) per each new multifamily housing dwelling unit. A handout listing all of the City’s Development related fees is available for your review at https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=CityofRe nton. 15. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened prior to submitting the complete application package. Please contact Jill Ding, Senior Planner, at 425-430-6598 or jding@rentonwa.gov to submit prescreen materials and subsequent land use application. 16. Expiration: Upon site plan approval, the site plan approval is valid for two (2) years with a possible two-year extension. A single two (2) year extension may be granted for good cause by the Administrator. It is the responsibility of the owner to monitor the expiration date.