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HomeMy WebLinkAboutPRE25-000161_Staff_Comments_Meeting_Summary_250605DEPARTMENT 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 4-Plex APN 2144800732 PRE 25-000161 June 5, 2025 Contact Information: Planner: Mariah Kerrihard, 425-430-7238, 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: June 3, 2025 TO: Mariah Kerrihard, Associate Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Jensen 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 preliminary fire flow requirement is calculated at the rate of 3,250 gpm if built with non-rated construction and no fire sprinklers, which is the base residential code requirement for the proposed four-unit buildings. Four fire hydrants are required. One within 150-feet and three within 300-feet of each of the proposed buildings. Looped water mains are required to be provided for all buildings with fire flows over 2,500 gpm per city ordinance. The fire flow for a fire sprinklered building would be 2,250 gpm. Three fire hydrants would be required. One within 150-feet and two within 300-feet of each of the proposed building. The looped water mains requirement would no longer be necessary. 2. The fire impact fees are applicable at the rate of $421.98 per townhome unit. This fee is paid at building permit issuance. 3. Fire department apparatus access roadways are required to be minimum 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 all buildings. Dead end streets that exceed 150-feet in length require an approved turnaround. Existing city street appears adequate for fire apparatus access. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 5, 2025 TO: Mariah Kerrihard, Planner FROM: Huy Huynh, Development Engineering SUBJECT: 84th Ave 4 Plex Parcel 2144800732 PRE25-000161 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) 2144800732. 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 Earlington 370 Pressure Zone. 2. The static water pressure is approximately 64 psi at ground elevation of 222 feet. 3. There is an existing 12-inch water main located on the west side of 84th Ave S that can deliver a maximum flow capacity of 2,800 GPM (see water plan No. W-092505 ). 4. There is an existing ¾-inch water service and meter serving 13249 84th Ave S (LAT-020253 and MTR- 017008) east of the proposed development along 84th Ave S. 5. 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 3,250 GPM minimum with no fire sprinkler. The applicant will need to reduce the fire flow demand of the proposed development below 2,800 GPM. The fire flow for a fire sprinklered building would be 2,250 GPM. Three fire hydrants would be required. One within 150-feet and two within 300-feet of each of the proposed buildings. 6. There is one existing fire hydrant within 300 feet of the parcel (HYD-SW-00460). 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. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) is required if applicable. 9. 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. 10. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped with one. 11. 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. 12. A conceptual utility plan will be required as part of the land use application for the subject development. 13. 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 meter. • A credit for the existing service will be applied if it is demoed. • 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 per ¾-inch meter and $460.00 per 1-inch meter. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11438465&dbid=0&repo=Cityof Renton Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an 8-inch gravity wastewater main located in 84th Ave S (see record drawing C-293906). There is an existing 15-inch gravity wastewater main located in the private drive on the North side of the parcel (see record drawing S-293903) 3. There is one existing 6-inch PVC sewer stub serving the existing parcel. The stub can be CCTV’d and if found acceptable to the sewer department can be lined and re-used else it shall be cut and capped at the main if does not align with the proposed development. 4. Individual sewer stubs from a sewer main and individual side sewers are required for each unit. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 5. A conceptual utility plan will be required as part of the land use application for the subject development. 6. 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 SDC fee is $4,025.00 per 1-inch meter. • A credit for the existing service will be applied if demoed. • The project is within the Earlington Sewer Interceptor special assessment district. • 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://edocs.rentonwa.gov/Documents/DocView.aspx?id=11438465&dbid=0&repo=Cityof Renton 7. The development may be subject to King County Wastewater Treatment Division capacity charge. Information about the charge including rates may be found here: https://kingcounty.gov/en/dept/dnrp/waste-services/wastewater-treatment/sewer- system-services/capacity-charge/about Surface Water 1. There is no stormwater infrastructure fronting the parcel. 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 Flow Control Duration Standard Matching Forested Site Conditions. The site falls within the West Lake Washington drainage basin and West Hill sub basin. 3. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details are available online in the City of Renton website https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton 4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced 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 falls within the R-10 zone which has a maximum impervious surface area of 70% per lot, and maximum building coverage of 55% per lot. 9. 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://edocs.rentonwa.gov/Documents/DocView.aspx?id=11438465&dbid=0&repo=Cityof Renton Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $175,000. The proposed project 84th Ave S to the East. • 84th Ave S is classified as a Residential Access street. Existing Right-Of-Way (ROW) width is approximately 60 feet per the King County Assessors Map however the ROW centerline is offset. To meet the City’s complete street standards for Residential Access streets, minimum ROW is 53 feet. Per City code 4-6-060, minimum half street improvements shall include a pavement width of 26 feet (13 feet from centerline), a 0.5 foot curb, an 8 foot planting strip, a 5 foot sidewalk, street trees and storm drainage improvements. Dedication is not anticipated. 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. Undergrounding of all existing utilities is required on all frontages per RMC 4-6-090. 4. Street lighting is not required for a project that consists of 4 or less residential units. See RMC 4-6-060 for street lighting requirements. 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 building permit issuance. • The 2025 transportation impact fee is $6,987.79 per townhome unit. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11438465&dbid=0&repo=Cityof Renton 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. 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 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: http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. 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\2025\PRE25-000161 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 5, 2025 TO: Pre-Application File No. 25-000161 FROM: Mariah Kerrihard, Associate Planner SUBJECT: 4-Plex – APN 2144800732 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 four (4) 2-story residential attached townhome units at APN 2144800732. The vacant property has street frontage along 84th Ave S to the east. The subject property is located within the Residential-10 (R-10) zone. Access to the development is proposed via individual driveways from 84th Ave S. According to King County Department of Assessments the subject property totals approximately 18,750 square feet (0.43 acres). According to City of Renton (COR) maps, there is a Type F stream located approximately 145 feet north of the subject property, there may not be identified critical areas on the project site. Current Use: The subject property is currently vacant of any structures. 1. Zoning /Land Use Designation, and Overlays: The property is located within the Residential High Density (RHD) land use designation, the Residential-10 (R-10) zoning designation and within the West Hill Community Planning Area. The Residential-10 Zone (R-10) is established for high-density residential development that will provide a mix of residential styles including small lot detached dwellings or attached dwellings such as townhouses and small-scale flats. Development promoted in the zone is intended to increase opportunities for detached dwellings as a percent of the housing stock, as well as allow some small-scale attached housing choices and to create high-quality infill development that increases density while maintaining the single-family character of the existing neighborhood. Allowable base densities range from five (5) to ten (10) dwelling units per net acre. The zone serves as a transition to higher density multi -family Error! Reference source not found. Page 2 of 10 June 5, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000161 zones. Attached dwellings – townhouses are a permitted use within the R-10 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. 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 “R-10 standards” herein). Density – The density range allowed in the R-10 zone is a minimum of 5.0 to a maximum of 10.0 dwelling units per net acre (du/ac). 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. The gross site area is approximately 0.43 acres. Based on the gross site area of 0.43 acres, four (4) dwelling units would result in a gross density of du/ac (4 units / 0.43 = 9.3 du/ac). The proposed gross density of 9.3 du/ac would be within the density range permitted for the R-10 zone. 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. Unit lot subdivisions of nine (9) or fewer unit lots shall be processed as short subdivisions, and subject to all provisions of RMC 4-7-070, Detailed Procedures for Short Subdivisions, unless otherwise specified by this Section. Unit lot subdivisions shall be subject to RMC 4-9-200, Master Plan and Site Plan Review; however, RMC 4-9-200C2b, SEPA Exempt Development, shall not apply. 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. Error! Reference source not found. Page 3 of 10 June 5, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000161 Minimum Lot Size, Width and Depth – There is no minimum lot size requirement in the R- 10 zone for attached dwellings, however, the minimum lot size for detached dwellings is 4,000 square feet. The minimum lot depth is 70 feet for the R-10 zone. The minimum lot width is 40 feet for interior lots and 50 feet for corner lots. Submitted plans would need to show compliance with the required lot size and dimensional standard with the land use application. Setbacks – The R-10 zone requires a 20-foot (20’) minimum front yard setback except when all vehicle access is taken from an alley, then 15-feet (15’). A 15-foot rear yard setback and 4-foot (4’) side yard setback for detached units and attached units and 0 ft. for the attached side(s) are required. Setbacks are the minimum required distance between the building footprint and the property line and any private access easement or tract. In the R-10 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. Submitted plans must comply with the required setbacks at the time of formal land use application. Building Standards – The R-10 standards allow a maximum building coverage of 55% of the lot area. The maximum impervious coverage in the R-10 zone is 70%. The maximum wall plate height is restricted to 24 feet. The buildings shall be no more than two (2) stories in height. 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. Elevations were not provided with the preapplication materials; building height and lot coverage requirements would be verified at the time of land use application. Maximum Number of Units per Building – No more than four (4) units per building. 3. Residential Design and Open Space Standards: All new primary dwelling units within the R-10 zone are required to meet applicable standards within RMC 4-2-115 Residential Design and Open Space Standards. The standards of the Site Design subsection are required to be addressed at the time of land use application. The following are applicable subsections in the R-10 zone. 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. Error! Reference source not found. Page 4 of 10 June 5, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000161 Standards for Common Open Space: 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. 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. Primary Entry Standards: Both of the following are required: 1. The entry shall take access from and face a street, park, common green, pocket park, pedestrian easement, or open space, and 2. The entry shall include a porch or stoop with a minimum depth of five feet (5') and minimum height twelve inches (12") above grade. 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. Garages may be attached or detached. Shared garages are also allowed, provided the regulations of RMC 4-4-080 are met. Carports are not allowed. One of the following is required: 1. The front porch projects in front of the garage a minimum of five feet (5’), and is a minimum of twelve feet (12’) wide, or 2. The garage is detached and set back from the front of the house and/or porch at least six feet (6’). Error! Reference source not found. Page 5 of 10 June 5, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000161 Additionally, all of the following is required: 1. Garage design shall be of similar design to the homes, and 2. If sides of the garage are visible from streets, sidewalks, pathways, trails or other homes, architectural details shall be incorporated in the design. All site design, open space, and residential design standards applicable to the R-10 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: Trash and recycling containers shall be located so that they have minimal impact on residents and their neighbors and so that they are not visible to the general public and a screened enclosure in which to keep containers shall be provided or garages shall be built with adequate space to keep containers. Screened enclosures shall not be located within front yards. 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 would be verified at the time of formal land use application. 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 4-4-070F.1, Street Frontage Landscaping Required; b. RMC 4-4-070F.2, Street Trees and Landscaping Required Within the Right-of-Way on Public Streets; and c. 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. Error! Reference source not found. Page 6 of 10 June 5, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000161 Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. Conceptual as well as detailed landscaping plans are required for all non-exempt development. Specific submittal requirements shall be as indicated in RMC 4-8-120, Submittal Requirements. The conceptual plans must be submitted at the time of land use permit application. Detailed landscape plans must be approved prior to issuance of a building permit or, for subdivisions, prior to issuance of permits for street or utility construction. A conceptual landscape plan demonstrating compliance with the landscape standards shall be submitted at the time of land use application. 6. Significant Tree Retention: Aerial view of the project site identify that there may be mature trees on the site. When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8- 120. The tree retention plan must show preservation of at least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, each new lot would be required to provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 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 Error! Reference source not found. Page 7 of 10 June 5, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000161 TREE SIZE TREE CREDITS Preserved tree 37 caliper inches and greater 13 Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. 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. 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. 8. 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. Error! Reference source not found. Page 8 of 10 June 5, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000161 9. Parking: Townhouse development requires a minimum and maximum of two (2) onsite parking stalls per dwelling unit. Parking spaces within the garages shall be a minimum of 9’x18’. Parking stalls within garages may count toward minimum requirements. 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 18 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. Compliance with parking requirements would be verified at the time of formal land use application. 10. Access/Driveways: Access to the site is proposed via individual driveways from 84th Ave S. 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'). 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. There shall be no more than one driveway for each one hundred sixty-five feet (165') of street frontage serving any one property or among properties under unified ownership or control; for each one hundred sixty-five feet (165') of additional street frontage another driveway may be permitted. 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. 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. 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. Error! Reference source not found. Page 9 of 10 June 5, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000161 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. 11. Critical Areas: According to City of Renton (COR) maps, there is a Type F stream located approximately 145 feet north of the subject property, there may not be identified critical areas on the project site. The City’s stream buffers are going to be increasing, and this may require a stream study. 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. 12. 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. 13. Site Plan Approval: Per RMC 4-9-200, site plan review is exempt due to the project being a SEPA exempt development. 14. Waiver 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. 15. Permit Requirements: The proposal would require a building permit. If the proposal includes unit lot subdivision, then it will require the applicant to go through the short subdivision process. The application would be reviewed within an estimated time frame of 12 weeks. The 2025 application fees would be $6,268 for the Preliminary Plat Review. Each modification request is $299. All fees are subject to a 5% Technology Surcharge Fee. All fees are subject to change. Detailed information regarding permits can be found on the City’s Permit Services website. 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. 16. 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 2025 impact fees are as follows: • A Fire impact fee $421.98 per dwelling unit; • A transportation impact fee $6,987.79 per dwelling; • Renton School District Impact Fee $3,268.00 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 $2,531.21. 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 Error! Reference source not found. Page 10 of 10 June 5, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000161 17. Next Steps: When the formal building permit application materials are complete, the applicant shall have the materials pre-screened prior to submitting the complete application package. Please contact Mariah Kerrihard, Associate Planner, at 425-430- 7238 or mkerrihard@rentonwa.gov to review prescreen materials. 18. Expiration: If a unit lot subdivision is proposed 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 applicant’s responsibility to monitor the expiration dates.