HomeMy WebLinkAboutPRE24-000391 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
Index Ave Five Unit Development
1536 Index Ave NE, Renton WA 98056 (APN 1823059236)
PRE24-000391
January 16, 2025
Contact Information:
Planner: Nichole Perry, 425.430.7286
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 of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, 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: January 7, 2025
TO: Nicole Perry, Associate Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Index 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 3,750
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. Water main
extensions may also be required.
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 adequate as they exist from the city
streets.
THE DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: January 9th, 2025
TO: Nichole Perry, Planner
FROM: Huy Huynh, Civil Engineer II
SUBJECT: Index Townhomes
1536 Index Ave
PRE24-000390
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)
7227801760. 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 84 psi at ground elevation of 372-feet. Per our water
availability certificates, we typically will want the static pressure at the street elevation where the
water meter is instead of the FFE of the existing/proposed building.
3. There is an existing 6-inch water main located in Index Ave NE that can deliver a maximum flow
capacity of 1500 GPM (see water plan no. W-18780A).
4. There are one existing ¾-inch domestic water meter and water lateral serving the property (facility ID
number MTR-009260 and LAT-011263)
5. There are two existing fire hydrants within 300-feet of all points of the property.
• HYD-NE-00046
• HYD-NE-00047
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
3,750 gpm minimum with no sprinklers. Water main extensions may also be required. The existing water
system cannot provide the fire flow demand of 3,750 GPM. The maximum capacity of the existing 6-
inch water main in NE 13th St is 1,500 GPM and the maximum capacity of the existing 8-inch water main
in Harrington Ave NE is 2,500 GPM. The applicant will need to reduce the fire flow demand of the
proposed development to a maximum of 1,500 GPM by using other construction materials and methods
including the use of an automatic fire sprinkler system. The applicant shall verify the fire flow demand
to determine the revised fire flow demand with the proposed alternatives. If the fire flow can be
reduced to 1,500 GPM, 2 new hydrants will be required, one within 150 feet of all buildings and the
other hydrant within 300 feet of the buildings.
• One of the new hydrants shall be located at the northeast corner of the intersection of
Harrington Ave NE and Index Ave NE and it shall be connected to the existing 6-inch main in
Index Ave NE.
• The second hydrant shall be located along Index Ave NE along the property frontage, and it shall
be connected to the new 8-inch water main to be installed within the new interior access road
and connecting the water 6-inch water main in Index Ave NEW.
6. A new dead-end 8-inch water line will be required in the private access road to provide water
service to the domestic meters and for fire sprinkler use to the proposed townhomes.
7. A separate water service (1-inch) and meter is required for each townhome unit per COR Std Plan
320.1. 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.
8. A minimum 1-inch meter is required if the new townhomes are equipped with fire sprinkler systems.
A minimum 1-inch DCVA will be required for installation downstream of the proposed water meters
per COR Std Plan 340.8.
9. A pressure reducing valve is required downstream of the domestic water meters where the water
pressure exceeds 80 psi per COR Std Plan 340.5.
10. Installation of off-site and on-site fire hydrants, as required per COR Std Plan 310.1 and 310.2. The
location and number of hydrants will be determined by the Fire Authority based on the final fire flow
demand and final site plan.
11. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped with one.
12. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable.
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 $5,025.00 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 concrete gravity wastewater main located in NE 13th St (record drawing 11140).
3. The existing SFR is connected to city sewer. A new 6-inch side sewer stub to the property line will be
required for each new townhome unit.
4. A new 8-inch sewer line will also be required in the private access road to provide service to the
proposed townhomes. The stubs and the private main would be owned and maintained by the
homeowner association.
5. Sewer extension to the East property line may be required.
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 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 $4,025.00 per 1-inch meter
• A credit will be given for abandoning the existing stub.
• Final determination of applicable fees will be made after the water meter size has been
determined.
• The full fee schedule can be found at: https://rentonwa.gov/city_hall/finance/budget
Surface Water
1. There is currently no storm system located along NE 13th St or Index Ave NE. An extension of the storm
system will be required.
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 Index Ave NE to the South
• Index Ave NE is classified as a residential access street, with an existing right-of-way (ROW)
width of approximately 50-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. Dedication of approximately 1.5-
feet will be required.
• To meet the City’s alley standard per RMC 4-6-060, the minimum ROW width of 16’ with a 12’
pavement is required. Dedication is not anticipated.
Undergrounding of all existing utilities (i.e. communications, power, etc.) is required on all frontages
per RMC 4-6-090.
2. Refer to City code 4-4-080 regarding driveway regulations.
• A minimum separation of 5-feet is required between driveway and the property line.
• Maximum driveway slopes shall not exceed 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').
3. Street lighting is required for projects that consists of 4 or more residential units.
4. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench
Restoration and Street Overlay Requirements.
5. The development is subject to transportation impact fees. Fees will be charged based on the rate at
the time of construction permit issuance.
• The 2025 transportation impact fee is $6,987.79 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 2025 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.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2024\PRE24-000391
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: January 16, 2025
TO: Pre-Application File No. PRE24-000391
FROM: Nichole D. Perry, Associate Planner
SUBJECT: Index Ave Townhomes - 1536 Index Ave NE, Renton, WA
98056 (APN 7227801760)
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 five-unit residential development consisting
of a combination of (4) attached dwelling units (Units 1-4) and (1) detached unit (Unit 5) at
1536 Index Ave NE, Renton, WA 98056 (APN 7227801760). The subject property covers
14,891 square feet (0.34 acres), according to the county assessor, though a survey is planned
by the applicant to confirm the lot size, which may be closer to 17,700 square feet as noted
by the applicant. The City will refer to the county assessors’ site as the correct square
footage. The site is located within the Residential High Density (R-14) zoning district and the
Comprehensive Plan designation of Residential High Density (RHD). According to City of
Renton (COR) maps, the site does not contain any critical areas.
Current Use: The project site is currently developed with a 1,440 square foot single-family
residence and a 620 square foot detached garage.
1. Zoning/Land Use Designation, and Overlays: The property is located within the
Residential High Density (R-14) zoning designation and the Residential High Density
land use designation. Per RMC 4-2-020, the purpose of the Residential-14 Zone (R-
14) is 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.
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According to RMC 4-2-060, Zoning District Uses and Standards, detached and
attached dwelling units are permitted uses within the R-14 zoning district such as
attached townhouses, carriage houses, and a detached dwelling. However, the
maximum number of dwellings permitted on a single legal lot includes detached
dwellings (1 primary dwelling with 1 accessory dwelling unit) or multiple attached
dwellings, provided density and dimensional standards are met. Therefore, the
current proposal does not comply with current code. Attached dwellings -
townhouses are a permitted use within the R-14 zone.
2. Development Standards: Per RMC 4-2-110A, the following are the development
standards for the R-14 zone.
Density and Number of Dwellings- The R-14 zoning district requires a minimum net
density of 7 dwelling units per net acre and allows a maximum net density of 14 dwelling
units per net acre.
For a lot size of 0.34 acres (14,891 square feet), the minimum number of units
allowed is four (4) units (rounding per density calculations). If a new survey confirms
a larger lot size (e.g., 0.41 acres or 17,700 square feet) and King County updates its
records, the maximum density could accommodate up to five (5) units. The
maximum number of dwellings permitted on a single legal lot includes detached
dwellings (1 primary dwelling with 1 accessory dwelling unit) or multiple attached
dwellings, provided density and dimensional standards are met. The proposed
project must align with these density limits and the maximum number of dwellings
allowed per legal lot. These applicable provision(s) or standard(s) are not eligible for
a variance.
Minimum Lot Size, Width and Depth – The submitted plans should show compliance with
the minimum lot size requirement of 3,000 square feet in the R-14 zone for detached
dwellings. The minimum lot width is 30 feet, and the minimum lot depth is 60 feet.
The combined site area of approximately 0.34 acres (14,891 square feet) exceeds the
minimum lot size requirement. If any site modifications or lot boundary adjustments
are proposed, they must meet dimensional standards prior to building permit
issuance. Submitted plans would need to show compliance with the required lot
size and dimensional standards with the land use application.
Setbacks – The R-14 zone requires a 15-foot minimum front/secondary front yard setback
except when all vehicle access is taken from an alley, then 10 ft. A 10-foot rear yard
setback and a 4-foot side yard setback are required.
Since the proposal involves the development of new buildings, the applicant should
verify that any changes to the site layout or additions comply with these setback
requirements. Submitted plans would need to show the existing structures and any
future structures or additions to the existing building must comply with the required
setbacks at the time of formal land use application.
Building Height and Impervious Surface Coverage – The maximum number of stories is
three (3). Permitted building height in the R-14 zone is 24 ft., (increase up to 32 ft. possible
subject to administrative conditional use permit approval). The maximum impervious
surface coverage is 80%.
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If the applicant would like to build to the maximum height of 32 feet, a CUP will be
required. Application does not guarantee approval, however, there have been
several projects in the surrounding area where this has been allowed only when
there are plans for a high quality design of townhomes.
Any future changes to the site must stay within the allowable height and impervious
surface coverage limits. The formal land use review will verify compliance with
these standards.
Maximum Number of Units per Building – No more than six (6) units per building.
3. Refuse and Recycling Areas: Refuse and Recycling Areas: Per RMC 4-2-115 and
RMC 4-4-090, 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 floor plans. Storage located
outside must measure at least two feet by six feet (2’ x 6’) in size and be located on the
same lot as the dwelling in a side or rear yard. Outdoor storage must be adequately
screened from public view, made of wood, masonry, or ornamental metal. A minimum of
one and one-half (1-1/2) square feet per dwelling unit in multi-family residences shall be
provided for recyclables deposit areas. A minimum of three (3) square feet per dwelling
unit shall be provided for refuse deposit areas. A total minimum area of eighty (80) square
feet shall be provided for refuse and recyclables deposit areas. See RMC 4-4-090 for
additional information and standards. Compliance with the refuse and recyclable
standards for multi-family use must be demonstrated at the time of formal
application.
4. 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:
RMC 4-4-070F.1, Street Frontage Landscaping Required;
RMC 4-4-070F.2, Street Trees and Landscaping Required Within the Right-of-Way
on Public Streets; and
RMC 4-4-070F.3, 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.
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5. Significant Tree Retention: Application materials identify that there are two (2)
significant trees at the SE corner of the lot. The proposal is to preserve those trees. 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
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.
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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 credit
worksheet prepared by an arborist or landscape architect would be required if the
proposal includes any expansion or addition of the existing building.
6. Screening: Screening is required for all surface-mounted and rooftop utility and
mechanical equipment as per RMC 4-4-095, Screening and Storage Height/Location
Limitations. The proposal should include elevations and details of the methods used for
screening any equipment if applicable. Screening measures should address visual
impact reduction for areas where vehicles or contractor equipment may be stored.
Compliance would be verified during the formal land use review process.
7. Fences/Retaining Walls: If the project includes fencing or retaining walls, their
locations must be clearly shown on the landscape plan and grading plan, including top
of wall and bottom of wall elevations. Any retaining wall that is four feet (4’) or taller
(measured from the footing to the top of the wall) will require a building permit. The
maximum allowable height for fences and retaining walls is 72 inches, subject to
additional height restrictions in setbacks and clear vision areas, as noted in RMC 4-4-
040D. If the proposal includes a fence on top of a retaining wall, ensure that the total
combined height does not exceed the height limit for a standalone fence. The plans
should also consider screening requirements for any fenced yard areas and ensure an
adequate visual buffer.
8. Parking: Per RMC 4-4-080, townhouse development requires two (2) onsite parking
stalls per dwelling unit. Parking spaces within the garages shall be a minimum of 9’x20’.
Per RMC 4-4-080F.11, bicycle parking shall be provided for all residential developments
that exceed five (5) residential units. For attached dwellings there shall be one-half (0.5)
bicycle parking space per one dwelling unit. Spaces shall meet the requirements of
subsection F11c of this Section, Bicycle Parking Standards. The bicycle parking shall be
provided for secure extended use and shall protect the entire bicycle and its components
and accessories from theft and weather. Acceptable examples include bike lockers, bike
check-in systems, in-building parking, and limited access fenced areas with weather
protection. Designated bicycle parking spaces within individual garages can count
toward the minimum requirement.
The number of parking spaces required for attached dwellings pursuant to RMC 4-4-
080F10d, 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.
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The applicant must provide detailed parking information with the formal land use
application, including stall dimensions, drive aisle measurements, and total parking
calculations. For lots abutting an alley, required parking shall be provided in the rear yard
area for any unit, when alley access is available. The plans should ensure that:
• Surface parking stalls have minimum dimensions of 9 feet x 20 feet, with compact
stalls measuring 8½ feet x 16 feet and parallel stalls measuring 9 feet x 23 feet.
• Compact spaces do not exceed 30% of the total spaces in surface parking areas.
• ADA-accessible stalls meet the required dimensions of 8 feet in width by 20 feet in
length, with an adjacent 8-foot-wide access aisle for van-accessible spaces. The
number of ADA stalls must align with the total parking provided.
• Bicycle Parking: Bicycle parking must be provided at a rate of 10% of the number of
required parking spaces. Depending on the scenario chosen and the total number of
spaces, the applicant must ensure compliance with RMC 4-4-080F.11 for bicycle
parking standards.
9. Access/Driveways: The project proposes vehicle access from both Index Ave NE
and the alley at the rear of the property. Per RMC 4-7-150, alley access is the preferred
street pattern for new residential development. Townhouse garages should be
accessed via the alley whenever feasible to minimize curb cuts along Index Ave NE and
maintain a pedestrian-friendly streetscape. To ensure adequate vehicular
maneuvering, garages accessed from the alley must be set back as follows: Nine-
foot (9') garage doors must be at least twenty-six feet (26') from the back edge of the
alley, and sixteen-foot (16') garage doors must be at least twenty-four feet (24') from
the back edge. The standard residential alley ROW width is 16 feet, with a 12-foot
paved surface (excluding parking).
The applicant's current site plan includes a 12-foot-wide driveway off Index Ave NE,
which will require further evaluation to determine compliance with driveway width,
separation, and slope regulations outlined in RMC 4-4-080. Driveways must maintain
a minimum separation of five (5) feet from property lines, with a maximum slope of
15%. Driveways exceeding 8% slope must incorporate slotted drains for
stormwater management. Maximum driveway widths are 9 feet for single-car garages
and 16 feet for double-car garages.
The alley at the rear of the site will require improvements to meet City standards,
including a minimum right-of-way (ROW) width of 16 feet with a 12-foot paved surface.
No additional ROW dedication is anticipated for the alley. If the Index Ave NE driveway
is retained, it must be designed to ensure safe circulation and minimize impacts on
pedestrian access. Compliance with all access-related standards will be verified
during formal land use review, and coordination with City staff will be required to
finalize the driveway and alley access configurations.
10.Residential Design Regulations and Open Standards: All new residential dwelling
units in the R-14 zone would be subject to the Residential Design Standards outlined in
RMC 4-2-115. Residential Design Review occurs as part of the Building Permit Review.
For example, site design requirements for townhomes in the R-14 zones would require
350 square feet of common open space for each unit in the development. Open space
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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 the
building entry that must take access from and face a street, park, common green,
pocket park, pedestrian easement, or open space. Open space should be contiguous to
the majority of the dwellings in the development, accessible to all dwellings, and shall
be at least thirty feet (30') wide. All site design, open space and residential design
standards applicable to the R-14 zone would be verified at the time of site plan
review.
11.Street Pattern: The proposal maintains the existing street pattern, with vehicle
access provided via Index Ave NE and the alley. No new public streets or significant
modifications to the existing street layout are proposed. However, per RMC 4-6-060,
half-street improvements along Index Ave NE will be required to meet the City’s
Complete Street Standards. The existing ROW is 50 feet wide, with a 20-foot paved
roadway, but to comply with City standards, a minimum ROW width of 53 feet is
required. As a result, a 1.5-foot ROW dedication will be necessary along the project
frontage to accommodate required improvements, including a 26-foot-wide paved
road (13 feet per side), a 0.5-foot curb and gutter, an 8-foot planting strip, and a 5-
foot sidewalk.
No additional ROW dedication is required for the alley, but the applicant must ensure it
meets maneuverability requirements for vehicles accessing townhouse garages.
Further review may be required to confirm that driveway locations, widths, and
access points align with City standards and do not negatively impact traffic flow.
Compliance with street design and ROW improvement standards will be reviewed
during the formal land use application process.
12.Critical Areas: No critical areas are mapped on the project site.
13.Environmental Review: The construction of less than nine (9) dwelling units on a
project site is exempt from Environmental (SEPA) Review in accordance with WAC 197-
11-800.
14.Site Plan Approval: Per RMC 4-9-200, site plan review is exempt due to the project
being a SEPA exempt development.
15.Conditional Use Permit: Under the proposed regulations, the Religious Institution
Use would be required to comply with the following criteria (RMC 4-9-030):
Consistency with Plans and Regulations: The proposed use shall be compatible
with the general goals, objectives, policies and standards of the Comprehensive
Plan, the zoning regulations and any other plans, programs, maps or ordinances
of the City of Renton.
Appropriate Location: The proposed location shall not result in the detrimental
overconcentration of a particular use within the City or within the immediate area
of the proposed use. The proposed location shall be suited for the proposed use.
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Effect on Adjacent Properties: The proposed use at the proposed location shall
not result in substantial or undue adverse effects on adjacent property.
Compatibility: The proposed use shall be compatible with the scale and
character of the neighborhood.
Parking: Adequate parking is, or will be made, available.
Traffic: The use shall ensure safe movement for vehicles and pedestrians and
shall mitigate potential effects on the surrounding area.
Noise, Light and Glare: Potential noise, light and glare impacts from the proposed
use shall be evaluated and mitigated.
Landscaping: Landscaping shall be provided in all areas not occupied by
buildings, paving, or critical areas. Additional landscaping may be required to
buffer adjacent properties from potentially adverse effects of the proposed use.
16.Permit Requirements:
Conditional Use Permit: Per RMC 4-9-030, conditional use permits allow for review of
certain uses with special characteristics that may not generally be appropriate within a
zoning district but may be permitted subject to conditions and mitigation measures that
protect public health, safety and welfare and ensure compatibility with other uses in the
district. This CUP application would be for increasing the maximum wall plate height.
Building Permits: Any demolition of existing structures and new construction will require
building permits. If the project includes retaining walls, fences, or outdoor storage areas,
separate permits may also be needed.
Other Permits/Approvals: Additional permits may be required based on specific site
improvements, such as grading permits for significant site work, or right-of-way permits
if street improvements are needed.
The applicant should ensure that all application materials and required plans are
submitted according to the City’s submittal requirements, and compliance with permit
conditions and mitigation measures will be verified during the formal review process.
The applications would be processed concurrently within an estimated time frame of 8
weeks. The 2025 application fees would total $1,948.80 ($1,856.00 Admin CUP + $92.80
Technology Fee (5%). All fees are subject to change.
Detailed information regarding the land use permit application submittal requirements
can be found on online under the Conditional Use Permit Submittal Requirements and
Submittal Requirements documents. Other informational applications and handouts
can be found on the City’s Digital Records Library. The City requires electronic plan
submittal for all applications. Please refer to the City’s Electronic File Standards.
17.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.
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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.
18.Impact Fees: In addition to standard building and construction fees, impact fees will
be required for the proposed redevelopment. These fees are subject to change, and the
rates in effect at the time of building permit issuance will apply. For informational
purposes, the 2025 impact fees are as follows:
Fire Impact Fee: The fire impact fees are applicable at the rate of $579.41 per townhome
unit. This fee is paid at building permit issuance. Please refer to the Fire Department
Comments.
The project is subject to a transportation impact fee based on the net new PM peak
hour person vehicle trips generated by the development. Per the 2025 fee schedule,
the transportation impact fee is $6,987.79 per townhouse unit.
19.Next Steps: When the formal application materials are complete, the applicant must
have the materials pre-screened prior to submitting the complete application package.
This step ensures that all required documents are in order and meet the City's
submission standards. Please contact Nichole Perry, Associate Planner, at 425-430-
7286 or nperry@rentonwa.gov to submit the pre-screen materials and for assistance
with the subsequent land use application.
Expiration: Once the Conditional Use Permit application has been approved, building
permits, licenses or land use permits required for the operation of a Conditional Use
Permit shall be applied for within two (2) years of the date of Conditional Use Permit
approval, unless an extended time frame is granted by the Administrator or Hearing
Examiner. A single two (2) year extension may be granted for good cause by the
Administrator. It is the applicant’s responsibility to monitor the expiration dates.