HomeMy WebLinkAboutPRE24-000385_Staff Comments_250102DEPARTMENT 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
Vistaridge Townhomes
3401 NE 12th St and 1161 Olympia Ave NE
Parcel No. 0923059124 and 0923059135
PRE 24-000385
January 02, 2024
Contact Information:
Planner: Mariah Kerrihard, 425-430-7328, mkerrihard@rentonwa.gov
Public Works Plan Reviewer: Huy Huynh, 425-430-7384, hhuynh@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 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, 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: December 30, 2024
TO: Mariah Kerrihard, Associate Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: View Ridge 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 buildings is calculated at the rate of 3,250
gpm if an 8-unit, fire sprinklered building was proposed or 3,750 gpm if a four unit non-
sprinklered building was proposed. Four hydrants fire hydrants are required. One within 150
feet and three within 300 feet of each of the proposed buildings. Fire flows that exceed 2,500
gpm require a looped water main around the complex of buildings. Existing water mains
cannot provide the required fire flow, so some kind of re-design and/or size reduction will be
required in order to meet actual fire flow existing at the site.
2. Approved fire sprinkler systems are required throughout the buildings if they exceed the
four-unit threshold or to reduce fire flow demand. 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. An approved turnaround is not required.
THE DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: December 31st, 2024
TO: Mariah Kerrihard, Planner
FROM: Huy Huynh, Civil Engineer II
SUBJECT: NE 12th THs
3401 NE 12th St
PRE24-000385
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) 0923059124
& 0923059135. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant.
Water
1. The project is within the City of Renton’s water service area in the Highlands 565 Pressure Zone.
2. The static water pressure is approximately 54 psi at ground elevation of 440-feet.
3. There is an existing 12-inch water main located in NE 12th St that can deliver a maximum flow capacity
of 1500 GPM (see water plan no. W-14180D). There is an existing 8-inch water main located in NE 12th
St that can deliver a maximum flow capacity of 1500 GPM (see water plan no. W-14180D). There is an
existing 16-inch water main located in NE 12th St that can deliver a maximum flow capacity of 1500
GPM (see water plan no. W-14180D).
4. There is one existing ¾-inch domestic water lateral and meter (facility ID number LAT-011315 and
MTR-009717) serving the existing house.
5. There is one existing fire hydrants within 300-feet of all points of the property (Hydrant ID HYD-NE-
00028)
6. Based on the review of project information submitted for the pre-application meeting, Renton
Regional Fire Authority has determined that the preliminary fire flow demand for the proposed
townhomes is 2,500 gpm minimum with no sprinklers, or 1,500 gpm if townhomes are sprinklered.
7. A new 8-inch water line will also be required in the private access road to provide water service to
the domestic meters and for fire sprinkler use to the proposed townhomes.
8. Installation of off-site and on-site fire hydrants, as required. The location and number of hydrants will
be determined by the Fire Authority based on the final fire flow demand and final site plan.
9. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped with one.
10. A separate water service (1-inch) and meter is required for each townhome unit. The meters will be
installed by City forces and a water meter permit is required for each new 1-inch meter. The sizing of
the meter and of the private service line to the buildings shall be in accordance with the most recent
edition of the Uniform Plumbing Code Meters shall be placed in landscape strips, or behind the
sidewalk, and within the right‐of‐way. Meters shall not be installed within driveways.
11. A minimum 1-inch meter is required if the new townhomes are equipped with fire sprinkler systems.
12. A pressure reducing valve is required downstream of the domestic water meters where the water
pressure exceeds 80 psi.
13. Civil plans for the water main improvements will be required and must be prepared by a professional
engineer registered in the State of Washington. Please refer to City of Renton General Design and
Construction Standards for Water Main Extensions as shown in Appendix K of the City’s 2019 Water
System Plan. Adequate horizontal and vertical separations between the new water main and other
utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the
operation and maintenance of the water main. Retaining walls, rockeries or similar structures cannot
be installed over the water main unless the water main is installed inside a steel casing.
14. A conceptual utility plan will be required as part of the land use application for the subject
development.
15. The development is subject to applicable water system development charges (SDC’s) and meter
installation fees based on the number and size of the meters for domestic uses and for fire sprinkler
use. The development is also subject to fees for water connections, cut and caps, and purity tests.
Current fees can be found in the 2025 Development Fees Document on the City’s website. Fees will
be charged based on the rate at the time of construction permit issuance.
• The SDC fee for water is based on the size of the new domestic water to serve the project.
The current water fee is $5,025 per 1-inch service.
• Water service installation charges for each proposed domestic water service is applicable.
Water Service installation is $2,875.00 per 1-inch service line.
• Drop-in meter fee is $400.00 per ¾-inch meter and $460.00 per 1-inch meter.
• If abandoned, a water system redevelopment credit will apply for the existing meter.
• The full fee schedule can be found at: https://rentonwa.gov/city_hall/finance/budget
Sanitary Sewer
1. The project is within the City of Renton’s sanitary sewer service area.
2. There is an 8-inch clay gravity wastewater main located in NE 12th St (record drawing S-141806).
3. The existing house is connected to the city sewer. A 6-inch side sewer stub to the property line will be
required for each new townhome unit. A sewer main installation is also anticipated within the plat.
4. A conceptual utility plan will be required as part of the land use application for the subject
development.
5. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer
is based on the size of the new domestic water to serve the project. Current fees can be found in the
2025 Development Fees Document on the City’s website. Fees will be charged based on the rate at
the time of construction permit issuance.
• The current sewer fee is $5,025.00 per 1-inch meter
• Final determination of applicable fees will be made after the water meter size has been
determined.
• A credit will be given if the existing sewer stub is cut and cap.
• The full fee schedule can be found at: https://rentonwa.gov/city_hall/finance/budget
Surface Water
1. There is currently no storm system fronting the parcel. An extension of the storm system will be
required along NE 12th St.
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 Peak Rate Flow Control (Matching Existing) Standard. The site falls within the East
Lake Washington drainage 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.
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 for the new Townhomes is charged per square foot of new impervious
surface at $0.94 per square foot, but not less than $2,350.
• The full fee schedule can be found at: https://rentonwa.gov/city_hall/finance/budget
Transportation
1. Per City code 4-6-060 frontage improvements are required for new construction in excess of
$175,000. The proposed project fronts NE 12th St to the North.
• N 12th St is classified as a residential access street, with an existing right-of-way (ROW) width
of approximately 60-feet with an existing paved width of approximately 20-feet. To meet the
City’s complete street standards for Residential Access streets, a minimum ROW width of 53-
feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW
centerline shall be required and include a 26-foot paved road (13-feet each side), a 0.5-foot
curb, an 8-foot planting strip, and a 5-foot sidewalk. No dedication is anticipated.
Undergrounding of all existing utilities (i.e. communications, power, etc.) is required on all frontages
per RMC 4-6-090.
2. For a unit lot subdivision, a privately owned unit lot drive may serve as access to the site. Unit lot
drives shall have a minimum paved roadway width of sixteen feet (16’) however, the Fire
Department may require the paved roadway to be up to twenty feet (20’), with 0.5’ curbs, and an
eight foot (8’) wide landscaping strip and five foot (5’) wide sidewalk along one side of the drive.
Each unit lot drive can serve as access for up to nine (9) lots. Refer to RMC 4-6-060.K for further
detail.
3. Refer to City code 4-4-080 regarding driveway regulations.
• A minimum separation of 5-feet is required between driveway and the property line.
• Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide
slotted drains.
• The maximum width of single loaded garage driveway shall not exceed nine feet (9') and
double-loaded garage driveway shall not exceed sixteen feet (16').
4. Street lighting is required for projects that consists of 4 or more residential units.
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. The development is subject to transportation impact fees. Fees will be charged based on the rate at
the time of construction permit issuance.
• The 2024 transportation impact fee is $6,345.23 per townhome unit.
General Comments
1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone,
and cable services, etc.) along property frontage or within the site must be underground as outlined
in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these
franchise utilities must be inspected and approved by a City of Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-
of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. 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.
4. All construction utility permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer
shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-
to-date plan submittal requirements:
https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=968701
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
6. 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 development fee schedule.
H:\CED\Planning\Current Planning\Admin Docs\templates\Staff Report Templates
Department of Community
& Economic Development
M E M O R A N D U M
DATE: January 02, 2024
TO: Pre-Application File No. 24-000385
FROM: Mariah Kerrihard, Assistant Planner
SUBJECT: Vistaridge Townhomes – 3401 NE 12th St
Parcel No. 0923059124 and 0923059135
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 is proposing a residential townhome development at 3401
NE 12th St and 1161 Olympia Ave NE (APN: 0923059124 and 0923059135). The project site
located at 3401 NE 12th St totals approximately 26,140 square feet. The project site located
at 1161 Olympia Ave NE totals approximately 12,800 square feet. Both project sites are
located within the Residential Multi-Family (RMF) zoning classification, Urban Design District
B, and the Residential High Density (RHD) land use designation. It is unclear if the proposal
would include five (5) or four (4) separate townhome residential structures with four (4)
residential units per building resulting in a total of eighteen (18) to twenty (20) units total on
the project site. Access to the site proposed via NE 12th St and Olympia Ave NE. According to
COR maps, the site is not mapped with any critical areas.
Current Use: According to the applicant, both project sites are currently developed with
single family residences and accessory structure.
1. Zoning /Land Use Designation, and Overlays: The property is located within the
Residential High Density (RHD) land use designation, the Residential Multi-Family (RM-
F) zoning designation, and Urban Design District B. Attached dwellings – townhouses
are a permitted use within the RM-F zone, provided specified use(s) shall be subject
to the standards of RMC 4-2-115, Residential Design and Open Space Standards,
applicable to the R-10 and R-14 zones, in lieu of the overlay design district B
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standards of RMC 4-3-100. Pursuant to Code Interpretation 169 finalized July 5, 2023,
townhouses in the RMF zone are permitted via the unit lot subdivision process.
2. 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 “RM-F standards” herein). Individual unit lots created for
townhouses and cottage house developments are exempt from the following standards
of RMC 4-2-110A, Development Standards for Residential Zoning Designations (Primary
and Attached Accessory Structures): maximum net density, minimum lot size,
minimum lot width, minimum lot depth, yard setbacks, maximum building coverage,
and maximum impervious surface area.
Density – The density range allowed in the RM-F zone is a minimum of 10.0 to a maximum
of 20.0 dwelling units per net acre (du/ac). The area of public and private streets and
critical areas would be deducted from the gross site area to determine the “net” site area
prior to calculating density. Public alleyways are not deducted from the gross site area.
No right-of-way dedication was shown on the submitted pre-application
documents. 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.
Unit Lot Subdivision Standards: Parent sites developed or proposed to be developed
with attached townhouse dwellings may be subdivided into unit lots and the remainder
of the parent site shall be platted as one or more tracts. Any private open space or private
amenities for a dwelling unit shall be provided on the same unit lot as the dwelling unit.
The density of the parent site shall not exceed the maximum net density of the zone. Only
one dwelling unit shall be located on a unit lot. Individual unit lots created for townhouse
developments are exempt from the following standards of RMC 4-2-110A, Development
Standards for Residential Zoning Designations (Primary and Attached Accessory
Structures): maximum net density, minimum lot size, minimum lot width, minimum lot
depth, yard setbacks, maximum building coverage, and maximum impervious surface
area. The parent site would need to comply with all development standards as
though it were a standalone lot. Please see RMC 4-7-090 for additional requirements
and regulations for unit lot subdivisions.
Minimum Lot Size, Width and Depth – There is no minimum lot size requirement in the
RM-F zone. The minimum lot depth is 50 feet for townhouse developments. The minimum
lot width for townhouse developments is 25 feet for interior lots and 30 feet for corner
lots. Submitted plans would need to show compliance with the required lot size and
dimensional standard with the land use application.
Building Coverage – The RM-F zone allows a maximum building coverage of 70% of the
lot area for townhouse development. Building coverage requirements for the parent
site would be verified at the time of land use and building permit review.
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 RM-
F zone are 15 feet for the front yard (except when all vehicle access is taken from an
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alley, then it is 10-feet), 10 feet for the rear yard, 5 feet for interior side yards, and 15 feet
for secondary front yards.
Building Height – The maximum wall plate height is 32 feet with 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 pre-application
materials did not indicate a proposal for building height expansion. An increase up to 32
ft. possible subject to administrative conditional use permit approval. Elevations were
not provided with the preapplication materials; building height would be verified at
the time of land use application.
Impervious Surface Area - The maximum impervious surface would be limited to 75% of
the parent parcel. Impervious surface requirements for the parent site would be
verified at the time of land use and building permit review.
The building height and coverage requirements would be verified at the time of
formal application.
Maximum Number of Units per Building – N/A for attached dwellings.
3. Residential Design and Open Space Standards: All new townhouse units in the RMF
zone would be subject to the Residential Design Standards outlined in RMC 4-2-115 for
the R-14 zone in lieu of Urban Design District B regulations. Residential Design Review
occurs as part of the Site Plan 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 developments of more than four structures shall
incorporate a variety of home sizes, lot sizes, and unit clusters. Building entries 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 twenty
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 formal land use
application.
Residential Design Standards – see RMC 4-2-115 for a complete list of standards and
requirements.
4. 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 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
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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 would be verified at the time of formal land use
application.
All site design, open space, and residential design standards applicable to the R-14
zone would be verified at the time of site plan review.
5. Landscaping: Except for 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.
Individual unit lots are exempt from the following subsections of Section 4-4-070,
Landscaping but instead are applied to the parent site for unit lot subdivisions:
a. RMC 4-4-070F1, Street Frontage Landscaping Required;
b. RMC 4-4-070F2, Street Trees and Landscaping Required Within the Right-of-Way
on Public Streets; and
c. RMC 4-4-070F3, Front Yard Trees Required When Street Trees Are Not Located
Within the Right-of-Way Abutting a Front Yard.
Stormwater Facility Perimeter Landscaping: A landscaping strip with a minimum
fifteen feet (15') of width shall be located on the outside of the perimeter fence, unless
otherwise determined through the site plan review or subdivision review process.
Please refer to landscape regulations (RMC 4-4-070) for additional general and specific
landscape requirements. A conceptual landscape plan demonstrating compliance
with the landscape standards shall be submitted at the time of land use application.
6. 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.
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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
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.
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The Administrator may require independent review of any land use application that
involves tree removal and land clearing at the City's discretion.
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.
7. 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 limited fence height of 42 inches. 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. 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.
8. Parking: Townhouse development requires a minimum and maximum of 2 onsite
parking stalls per dwelling unit. Parking spaces within the garages shall be a minimum
of 9’x20’. Parking stalls within garages may count toward minimum requirements.
One-half (0.5) bicycle parking space is required per each dwelling unit. Spaces shall
meet the requirements of RMC 4-4-080 F11c, Bicycle Parking Standards.
The number of parking spaces required for attached dwellings pursuant to RMC 4-4-
080F10d, 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. Compliance with this requirement would be verified at
the time of formal land use application.
9. Access/Driveways: The existing access is shown as a driveway off NE 12th St for one
project site, and Olympia Ave NE for the other project site. Each lot is required to
accommodate off street parking for a minimum of two (2) vehicles. Detached homes
require a minimum of 2.0 per dwelling unit. 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'). Driveways shall not be
closer than five feet (5') to any property line. Maximum driveway slopes shall not exceed
15 percent; provided, that driveways exceeding eight percent (8%) shall provide slotted
drains at the lower end with positive drainage discharge to restrict runoff entering the
garage/residence or crossing any public sidewalk. If the grade exceeds 15%, a variance
is required. Driveways shall not be closer than five feet (5’) to any property line except
as allowed per RMC 4-4-080I.9, Joint Use Driveways.
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In accordance with RMC 4-7-150E.5, Alley access is the preferred street pattern for
all new residential development except in the Residential Low Density land use
designation (RC, R-1, and R-4 zones) and the R-6 zone. Please revise the proposed
layout to provide an alley loaded access to the proposed townhomes.
Alternatively, in accordance with RMC 4-6-060K, unit lot drives may be constructed
to serve unit lot subdivisions. Each unit lot drive may serve up to nine (9) unit lots.
Each unit lot drive shall be accessed by a public street.
The design of each unit lot drive shall meet the following standards:
a. Roadway Width: The paved roadway shall be a minimum of sixteen feet (16')
wide; the Fire Department may require the paved roadway to be up to twenty feet
(20') wide.
b. Curb: Except for points of ingress/egress, curb shall be installed along the
perimeter of the roadway.
c. Landscaping Strip and Sidewalk: There shall be an eight foot (8') wide
landscaping strip between the curb and a five foot (5') wide sidewalk along one side
of the unit lot drive.
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.
The applicant shall demonstrate compliance with access standards at the time of
formal short plat application. Compliance with individual driveway and parking
standards would be verified at the time of building permit review.
10. Critical Areas: Per COR Maps, critical areas or their associated buffers are not located
on the site. It is the applicant’s responsibility to ascertain whether any critical areas
or environmental concerns are present on the subject property prior to development
and/or construction.
11. Environmental Review: The construction of nine (9) dwelling units or more on a project
site requires Environmental (SEPA) Review in accordance with WAC 197-11-800.
12. Subdivision: Unit lot subdivisions of greater than nine (9) unit lots shall be processed as
a preliminary plat and are subject to all provisions of RMC 4-7-080, Detailed Procedures
for Subdivisions, unless otherwise specified by this Section.
13. Site Plan Review: The project would be subject to Hearing Examiner Site Plan Review.
The purpose of the Site Plan process is the detailed arrangement of project elements so
as to be compatible with the physical characteristics of a site and with the surrounding
area. An additional purpose of the Site Plan is to ensure quality development consistent
with City goals and policies. General review criteria includes the following:
▪ Compliance and Consistency. Conformance with plans, policies,
regulations and approvals, including:
- Off-Site Impacts. Mitigation of impacts to surrounding properties
and uses.
- On-Site Impacts. Mitigation of impacts to the site.
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- Appropriate Location. Not to result in overconcentration of a
particular use.
- Access and Circulation. Safe and efficient access and circulation
for all users.
- Open Space. Incorporation of public and private open spaces to
serve as distinctive project focal points and to provide adequate
areas for passive and active recreation by the occupants/users of the
site.
- Views and Public Access. Provision of view corridors to shorelines
and Mt. Rainier, incorporates public access to shorelines, and
arranges project elements to protect existing natural systems where
applicable.
- Services and Infrastructure. Availability of public services and
facilities to accommodate the proposed use.
- Phasing. Inclusion of a detailed sequencing plan with development
phases and estimated time frames, if applicable.
14. Permit Requirements: The proposal would require Hearing Examiner Site Plan Review,
Preliminary Plat approval, and Environmental (SEPA) Review. The applications would be
reviewed concurrently within an estimated time frame of 12 weeks. The 2025
application fees would be $12,170 for the Preliminary Plat Review, $4,402 for the Site
Plan Review, and $1,856 for the SEPA Checklist 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. For unit lot subdivisions, construction may commence upon
approval of a site plan and issuance of a building permit prior to final subdivision
approval and recording if all applicable permits and approvals have been obtained by
the applicant. However, no dwelling unit or unit lot may be sold, transferred, occupied
or conveyed prior to final subdivision approval and recording.
15. 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.
16. Public Information Sign: Public Information Signs are required for all Type II and Type III
Land Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to
inform the public of potential land development, specific permits/actions being
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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.
17. Public Meeting: Please note a neighborhood meeting, according to RMC 4-8-090, is
required for:
a. Preliminary plat applications;
b. Planned urban development applications; and
c. Projects estimated by the City to have a monetary value equal to or greater than
ten million dollars ($10,000,000), unless waived by the Administrator.
The intent of this meeting is to facilitate an informal discussion between the project
developer and the neighbors regarding the project. The neighborhood meeting occurs
after a pre-application meeting and before submittal of applicable permit applications.
The public meeting shall be held within Renton city limits, at a location no further than
two (2) miles from the project site.
18. Public Outreach Sign: Planned urban development projects require the applicant to
install a public outreach sign. Public outreach signs are intended to supplement
information provided by public information signs by allowing an applicant to develop a
personalized promotional message for the proposed development. The sign is also
intended to provide the public with a better sense of proposed development by displaying
a colored rendering of the project and other required or discretionary information that
lends greater understanding of the project.
19. Impact Fees: In addition to the applicable building and construction fees, impact fees
would be required. Fees change periodically and the fees in effect at the time of building
permit issuance would apply. For informational purposes, the 2022 impact fees are as
follows:
• A Fire impact fee $579.41 per dwelling unit;
• A transportation impact fee $6,345.23 per dwelling unit;
• Renton School District Impact Fee $3,268 per dwelling (+5% administrative fee)
unless an exemption can be made under RMC 4-1-190.I.1.a; and
• Parks Impact Fee currently assessed at $2,222.84.
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=City
ofRenton
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 Mariah Kerrihard, Assistant Planner at 425-430-7238 or
mkerrihard@rentonwa.gov to submit prescreen materials and subsequent land use
application.
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Expiration: If approved, the preliminary plat would be valid for five years with a possible
one-year extension. The site plan would be valid for two years with a possible two-year
extension. It is the responsibility of the owner to monitor the expiration date.