HomeMy WebLinkAboutPRE25-000172_Staff_Comments_Meeting_Summary_250709DEPARTMENT 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
Huynh Middle Housing
3409 NE 7th St (APN 8011100105)
PRE 25-000172
July 10, 2025
Contact Information:
Planner: Mariah Kerrihard, 425-430-7238, mkerrihard@rentonwa.gov
Public Works Plan Reviewer: Heather Bray, 425-430-7383, hbray@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: July 10, 2025
TO: Mariah Kerrihard, Associate Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Huynh 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 2,750 gpm if built with
non-rated construction and no fire sprinklers, which is the base residential code requirement
for the proposed four-unit buildings. Three fire hydrants are required. One within 150-feet and
two 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. It appears that only
2,250 gpm is available at this site. The building design shall be revised in order to lower the
required fire flow. Fire sprinkler system is one possible design change to consider.
The fire flow for a fire sprinklered building would be 1,750 gpm. Two fire hydrants would be
required. One within 150-feet and two within 300-feet of each of the proposed buildings. The
looped water mains requirement would no longer be necessary.
Fire flow for each ADU is 1,000 gpm and one fire hydrant is required within 300 feet of each
ADU.
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: July 10th, 2025
June 20, 2011
TO: Mariah Kerrihard, Associate Planner
FROM: Heather Bray, Civil Plan Reviewer
SUBJECT: Huynh Middle Housing
3409 NE 7th Street
PRE25-000172
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
#8011100105. The following comments are based on the pre-application submittal made to the
City of Renton by the applicant.
EXISTING CONDITIONS
The site is approximately 0.33 acres in size and is rectangular in shape. There is 1 existing single-
family residence on site and an accessory structure. There are several trees and groundcover
throughout the site.
Water Water service is provided by the City of Renton. The site is in the Highlands service area in
the 565 hydraulic pressure zone. There is an existing 8-inch City water main located in NE
7th St (see Water plan no. W-188504) that can deliver a maximum total flow capacity of
2,250 gallons per minute (gpm). The approximate static water pressure is 78 psi at ground
elevation of 385 feet. There is an existing ¾-inch water service to the existing single-family
home (Facility ID No. MTR-010167) and a 1-inch meter to the DADU. The site is located
outside of the Wellhead Protection Area Zone.
Sewer Wastewater service is provided by the City of Renton. There is an existing 8-inch PVC
gravity wastewater main located in NE 7th St (see City plan no. S-365902).
Storm There is an existing 12-inch stormwater main in NE 7th St (see City plan no. R-371015). The
existing property does not contain stormwater facilities. Based on the current site
topography, the site appears to drain stormwater run-off towards the west property line.
Huynh Middle Housing PRE25-000172 Page 2 of 6
July 7th, 2025
2
Streets NE 7th Street is a Residential Access Street with an existing right of way (ROW) width of
60.0-ft as measured using the King County Assessor’s Map and approximately 26.0-ft of
asphalt paving.
WATER COMMENTS
1. To provide domestic and fire protection service to the development, improvements include
but are not limited to:
a. All residential domestic water meters shall have a double check valve assembly
(DCVA) installed behind the meter on private property per City Standards if a fire
sprinkler system is required.
b. The existing domestic water service of the demolished house shall be cut, capped,
and abandoned.
c. Installation of a landscape irrigation meter with a backflow prevention assembly
(DCVA) if applicable.
d. A pressure reducing valve will need to be installed if the static pressure exceeds 80
psi.
e. A new fire hydrant must be installed within 300 feet of each building. The applicant
is responsible for coordinating with Renton Fire Authority (RFA) to determine
whether a fire sprinkler system is required for the proposed fourplex and/or if an
additional hydrant is required.
f. In accordance with current development regulations (RMC 4-6-080D), a separate
water service connection and meter is required for each residential and/or
commercial building served by City water.
g. Water service to the proposed fourplex may be provided through a single meter,
which must be sized in accordance with the Uniform Plumbing Code (UPC) meter
sizing criteria. The applicant shall submit a completed meter sizing worksheet
identifying all water fixtures in the building to determine the appropriate meter size.
Water and sewer monthly commodity charges will be billed at the multi-family rate.
h. Alternatively, the applicant may choose to install a separate 1-inch water service
with a ¾-inch meter for each unit of the fourplex. Water and sewer monthly
commodity charges will be billed at the single-family residential rate.
i. For the proposed second accessory dwelling unit (ADU), a separate 1-inch water
service line with a ¾-inch meter is required.
2. A conceptual utility plan will be required as part of the land use application for the subject
development.
3. Civil plans for the water main improvements will be required and must be prepared by a
Professional Engineer registered in the State of Washington. Please refer to City of Renton
General Design and Construction Standards for water main extensions as shown in Appendix
K of the City’s 2021 Water System Plan. Adequate horizontal and vertical separations
between the new water main and other utilities (storm sewer pipes and vaults, sanitary
sewer, power, gas, electrical) shall be provided for the operation and maintenance of the
water main. Retaining walls, rockeries or similar structural cannot be installed over the water
main unless the water main is installed inside a steel casing.
4. 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
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3
and caps, and purity tests. Current fees can be found on the City’s website. Current fees
will be charged at the time of construction permit issuance.
a. The SDC fee for water is based on the size of the new domestic water to serve the
project. The current water fee for a single 1-inch meter is $5,025.00 per meter.
b. The SDC fee for fire service is based on the size of the fire service line to serve the
project.
c. Water service installation charges for each proposed domestic water service is
applicable. Water Service installation for a 1-inch water service line is $2,875.00 per
service line.
d. Drop-in meter fee is $460.00 per meter for a 1-inch meter. This is payable at
issuance of the building.
e. Fire sprinkler service fee is $648.00, if applicable.
f. Credit will be applied for the existing ¾-inch meter being removed.
g. Final determination of applicable fees will be made after the water meter size has
been determined. SDC fees are assessed and payable at construction permit
issuance. The full fee schedule can be found here.
SEWER COMMENTS
1. All new sewer stubs shall be a minimum of 6-inch and shall run at a slope of at least 2% to
the main. All new side sewers and sewer stubs shall conform to the standards in RMC 4-6-
040 and City of Renton Standard Details. 4-inch side sewers to each individual unit off of
the main 6-inch stub is acceptable for the multi-plex.
2. There will need to be an HOA to manage ownership of the multi-plex if they are all under
one 6-inch side sewer stub. If units are to be sold, there needs to be an HOA agreement,
and the HOA is responsible for owning and operating the sewer outside the buildings.
3. A covenant will need to be recorded that identifies if the property is to ever be subdivided,
individual side sewers will need to be installed per dwelling to the main.
4. For lots where a gravity connection to the existing and proposed sewer main is not possible,
individual grinder pumps and force mains will be required for each lot. The applicant shall
make every effort to accomplish gravity side sewers. Should the applicant pursue grinder
pumps, they will be required to demonstrate it is not feasible to adjust grading or pad
elevations to accomplish gravity side sewers. The private force main should connect to a 6-
inch sewer stub that is a minimum of 2% in slope dedicated specifically to the private force
main. Private utility easements will be needed for any force main or gravity side sewer that
passes through an adjacent lot prior to connecting to the existing sewer main.
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.
a. The current sewer fee for a 1-inch meter install is $4,025.00 per meter.
b. Fees will be charged based on the rate at the time of construction permit issuance.
c. The full fee schedule can be found here.
SURFACE WATER COMMENTS
Huynh Middle Housing PRE25-000172 Page 4 of 6
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1. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface
Water Design Manual (RSWDM) will be required. Refer to Figure 1.1.2.A – Flow Chart in the
2022 RSWDM to determine what type of drainage review is required for this site. The site
falls within the City’s Flow Control Duration Standard (matching Forested site conditions).
The site falls within the Lower Cedar River basin.
2. Drainage report and drainage plans based on 2022 RSWDM are required to be provided.
3. Storm drainage improvements along all public street frontages are required to conform to
the City’s Street and stormwater conveyance standards. Any new storm conveyance
installed on or off-site shall be designed and sized in accordance with standards found in
Chapter 4 of the 2022 RSWDM. New storm drains shall be designed to account for the total
upstream tributary area, assuming developed conditions for onsite tributary areas and
existing conditions for any offsite tributary areas.
4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the
applicant will be required to provide enhanced basic water quality treatment. All proposed
stormwater facilities shall be designed in accordance with the current RSWDM 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 all proposed
detention and/or water quality vaults.
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 appliable to the project. The final drainage plan and drainage report
must be submitted with the utility construction permit construction.
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 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 current City of Renton Surface Water Standard Plans that shall be used in all drainage
submittals. The current City of Renton Standard details are available online at the City of
Renton website here.
9. The development is subject to a surface water system development charge (SDC) fee. Fees
will be charged based on the rate at the time of construction permit issuance.
a. The 2025 Surface water system development fee is $2,350 per one new single-
family house.
b. Credit will be applied for the existing single-family house being demolished.
c. The full schedule can be found here.
TRANSPORTATION COMMENTS
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1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building
additions exceed an overall valuation of $175,000, the project site(s) shall be required to
meet the City’s Complete Streets Standards:
a. NE 7th Street is classified as a residential access street. Per RMC 4-6-060, the
minimum right of way (ROW) width for a residential access street is 60-ft. Half street
improvements as taken from the ROW centerline will be required and include a
minimum 16-foot paved road, 0.5 feet of cub and gutter, an 8-foot planting strip,
and 5-foot sidewalk, street trees and storm drainage improvements.
2. If a shared driveway is proposed as part of this development, it shall meet the design
standards found in RMC 4-6-060. Shared driveways may be allowed for access to four (4) or
fewer residential lots. Shared driveways shall be wholly in a tract. Shared driveways shall
not be more than 200-ft in length. The paved surface shall be a minimum of 20-ft to meet
Renton Regional Fire Authority standards. The maximum grade of the shared driveway shall
not exceed 15%. Drainage improvements per City standards are required along the shared
driveway. An access easement shall cover the entirety of the tract.
3. On-site and off-site curb ramps, sidewalk improvements will be reviewed in conjunction
with the civil construction permit and will require a grading plan consisting of spot
elevations and slopes showing that ADA and City specifications are being met.
4. Refer to City code 4-4-080 regarding driveway regulations.
5. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-
6-090.
6. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
7. Street lighting per City standards is required along NE 7th Street as the proposed
development is larger than 4 residential units. A street lighting plan and photometric
analysis should be submitted at the time of construction permit submittal.
8. A traffic impact analysis is required when estimated vehicular traffic generated from a
proposed development exceeds 20 vehicles per hour in either the AM (6:00 - 9:00) or PM
(3:00 –6:00) peak periods estimated by the applicant engineer using the current ITE Trip
Generation book. The applicant engineer can contact the City to determine the extent of the
traffic study that will be required for the project. If the peak trips exceed 20, a traffic impact
study will be required to be included with the land use application.
9. The transportation impact fee is based on the type of land use. For a single -family dwelling,
the 2025 transportation impact fee is $11,485.67. Transportation impact fees are subject to
change based on the calendar year the building permit is issued.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along
property frontage or within the site must be underground. The construction of these
franchise utilities must be inspected and approved by a City of Renton inspector.
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. a. Show
all retaining walls on profile view. No walls shall be greater than 6’.
3. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults
will require a separate building permit. Structural calculations and plans prepared by a
licensed engineer will be required as part of the building permit review.
Huynh Middle Housing PRE25-000172 Page 6 of 6
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4. Adequate separation between utilities as well as other features shall be provided in
accordance with code requirements:
a. Provide rim and invert elevations on all drainage and sewer structures.
b. 7-ft minimum horizontal and 1-ft vertical separation between storm and other
utilities is required except for water lines which require 10-ft horizontal and 1.5-ft
vertical.
c. The stormwater line should be minimum 5 feet away from any other structure or
wall or building.
d. Trench of any utility should not be in the zone of influence of the retaining wall or of
the building.
5. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page
for the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
6. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on
separate sheets.
7. A demo permit is required for the demolition of the existing building. The demo permit shall
be acquired through the building department.
8. 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\PRE25-000172
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: July 10, 2025
TO: Pre-Application File No. 25-000172
FROM: Mariah Kerrihard, Associate Planner
SUBJECT: Huynh Middle Housing – 3409 NE 7th St (APN 8011100105)
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 subject property is located at 3409 NE 7th St ((APN 8011100105). The
applicant proposes to construct a four-plex and an ADU on a lot with an existing single-family
residence and ADU. The proposal would include the demolition of the existing single family
residence. The project site is zoned Residential-8 (R-8) and located in the Residential
Medium Density (MD) land use designation. The subject property has street frontage on NE
7th St. The property is approximately 14,314 square feet (0.33 acre) in size. Access would be
taken from NE 7th St via a 20-feet (20’) shared driveway tract. According to City of Renton
(COR) Maps, there are no critical areas mapped on the project site, and it appears there may
be mature trees that would be removed for the proposal.
Current Use: The site is currently developed with a single-family residence that is 1,380
square-feet (built in 1952) and an ADU that is 1,000 square-feet. The single-family residence
is proposed for removal.
1. Zoning /Land Use Designation, and Overlays: The subject property is located within the
Residential-8 (R-8) zoning classification and Medium Density Comprehensive Land Use
Designation. The Residential-8 Zone (R-8) is established for single family residential
dwellings allowing a range of four (4) to eight (8) dwelling units per net acre. It is intended
to implement the Residential Medium Density Comprehensive Plan designation.
Development in the R-8 Zone is intended to create opportunities for new single family
residential neighborhoods and to facilitate high-quality infill development that promotes
reinvestment in existing single-family neighborhoods. It is intended to accommodate
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uses that are compatible with and support a high-quality residential environment and
add to a sense of community. Up to four units per lot are permitted within the R-8 zone.
Accessory Dwelling units and Townhomes are permitted within the R-8 zone.
2. Development Standards: The project would be subject to RMC 4-2-110C, Development
Standards for Residential Development (Accessory Dwelling Unit) effective at the time of
complete application (noted as “R-8 standards” herein).
Density – Middle Housing is allowed in the following zones: RC, R-1, R-4, R-6, and R-8.
Up to four (4) units are allowed per lot, within applicable zones, or up to 6 units per lot in
qualifying situations:
• Up to 6 units per lot on all lots within 1/4-mile walking distance of a major transit
stop.
• Up to 6 units per lot if at least 2 units are reserved as affordable.
• Not all lots will qualify for development of four to six units, as each proposal must
comply with the development standards of the underlying zone.
• ADUs count toward maximum number of units per lot. For example, if two ADUs
are proposed, only four Middle Housing units are allowed.
A density worksheet was not included with the pre-application submittal materials;
therefore, staff was unable to verify compliance with the density requirements. A
completed density worksheet would be required with the land use application. The
applicant would be required to demonstrate compliance with the net density
requirements of the zone at the time of formal application.
Minimum Lot Size, Width and Depth –The minimum lot size permitted in the R-8 zone is
5,000 square feet for parcels being subdivided. Minimum lot width is 50 feet for interior
lots and 60 feet for corner lots; minimum lot depth is 80 feet. Submitted plans would
need to show compliance with the required lot size and dimensional standard with
the land use application.
Maximum Number of Units per Building – No more than four (4) units per building,
including any accessory dwelling units (ADUs) in the total count.
Building Standards – The R-8 standards allow a maximum building coverage of 50% of
the lot area. The maximum impervious coverage in the R-8 zone is 65%. The maximum
wall plate height is restricted to 24 feet, and the buildings shall be not more than two
stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6)
vertical feet from the maximum wall plate height; common rooftop features, such as
chimneys, may project an additional four (4) vertical feet from the roof surface. Non-
exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the
maximum wall plate height unless the projection is stepped back one -and-a-half (1.5)
horizontal feet from each façade for each one (1) vertical foot above the maximum wall
plate height. The maximum height for detached accessory structures is 12 feet. The gross
floor area must be less than that of the primary structure. Accessory structures are also
included in building lot coverage calculations.
Two (2) ADUs are permitted per legal lot as an accessory use to a principal dwelling.
These can be configured as one (1) attached ADU and one (1) detached ADU, two (2)
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attached ADUs, or two (2) detached ADUs. ADUs may be established within or as an
addition to the principal dwelling.
In RC, R-1, R-4, R-6, and R-8 zones, when two (2) ADUs are proposed, the second ADU
must comply with the location and setback requirements applicable to the principal
dwelling.
The total gross floor area of an ADU cannot exceed 1,000 sq. ft., and the maximum
building area also cannot exceed 1,000 sq. ft. per RMC 4-2-110C. For the sole purpose of
calculating maximum unit size, porches or exterior stairs are not included in the square
footage calculation. Garages attached to accessory dwellings are included in the square
footage calculation, unless the entirety of the living area is located above the garage.
ADUs are subject to the maximum wall plate height of RMC 4-2-110A and its associated
conditions. While the lot coverage of ADUs is not calculated towards maximum
building/lot coverage, their impervious coverage is included in lot impervious coverage
calculations.
New development would need to comply with the maximum building coverage,
impervious surface requirements, and building height regulations of the zone at the
time of 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 minimum setbacks
for accessory dwelling units in the R-8 zone are as follows:
For Detached ADUs the front yards and secondary front yards for accessory dwelling
units: ADUs shall comply with the front yard setback requirements of the underlying
zone, pursuant to RMC 4-2-110A, Development Standards for Residential Low Density
and Medium Density Zones and RMC 4-2-110B Development Standards for Residential
High-Density Zones; Rear yard: 5 feet; Side yard: 5 feet. Attached ADUs shall comply with
the standards applicable to primary structures, pursuant to RMC 4-2-110A,
Development Standards for Residential Low Density and Medium Density Zones and
RMC 4-2-110B Development Standards for Residential High-Density Zones. Based on
the submitted materials, the proposal appears to comply with setback regulations.
Compliance with the setback standards for the new homes would be required to be
demonstrated at the time of building permit review.
3. Residential Design and Open Space Standards: All new dwelling unit building permits
would be subject to the RMC 4-2-115, Residential Design and Open Space Standards.
Requirements related to garages, entries, modulation, windows/doors, scale, bulk, and
character, roof forms, eaves, architectural detailing, and materials/color should be
reviewed in their entity prior to submitting permit applications. Compliance with
building design requirements would be verified at the time of building permit review.
4. Refuse and Recycling Areas: All new developments for multi-family residences,
commercial, industrial, and other nonresidential uses shall provide on-site refuse and
recyclables deposit areas and collection points for collection of refuse and recyclables.
Collection points shall be located in a manner so that hauling trucks do not obstruct
pedestrian or vehicle traffic on-site, or project into any public right-of-way. Multi-family
residences using thirty-five (35) gallon garbage carts or smaller must be provided either
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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. See RMC 4-4-090 for additional information and standards. The
submitted material does not show compliance with the refuse and recycling
standards. Compliance with the refuse and recyclable standards for multi-family
use must be demonstrated at the time of formal application.
5. Landscaping: With the exception of critical areas, all pervious area shall have landscape
treatment. Landscaping may include hardscape such as decorative paving, rock
outcroppings, fountains, plant containers, etc. Ten feet (10') of on-site landscaping is
required along all public street frontages. Street trees and landscaping are required
within the Right of Way on public streets. Minimum planting strip widths between the
curb and sidewalk are established according to the street development standards of
RMC 4-6-060. Street trees and, at a minimum, groundcover per subsection L2 of RMC 4-
4-070 shall be planted within right of way planting strips pursuant to the standards in
subsection F.2 of RMC 4-4-070, provided there shall be a minimum of one street tree
planted per lot. Where there is insufficient right of way space or no public frontage, street
trees are required in the front yard subject to approval of the Administrator. A minimum
of two (2) trees are to be located in the front yard prior to final inspection. A conceptual
landscape plan shall be provided with the formal land use application as prepared
by a registered Landscape Architect, a certified nurseryman or other certified
professional.
6. Significant Tree Retention: An aerial view of the subject property on COR Maps appears
to show that there are mature trees on the site. When significant trees (greater than 6-
inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed,
a tree inventory and a tree retention plan along with an arborist report, tree retention plan
and tree retention worksheet shall be provided with the formal land use application as
defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30%
of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing
Regulations for further general and specific tree retention and land clearing
requirements.
In addition to retaining a minimum of 30% of existing significant trees, each new lot would
be required to provide a minimum tree density of 30 tree credits per net acre. Tree credits
encourage retention of existing significant trees with larger trees being worth more tree
credits.
TREE SIZE
TREE
CREDITS
New small species tree 0.25
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TREE SIZE
TREE
CREDITS
New medium species tree 1
New large species tree 2
Preserved tree 6 – 9 caliper inches 4
Preserved tree 10 – 12 caliper inches 5
Preserved tree 12 – 15 caliper inches 6
Preserved tree 16 – 18 caliper inches 7
Preserved tree 19 – 21 caliper inches 8
Preserved tree 22 – 24 caliper inches 9
Preserved tree 25 – 28 caliper inches 10
Preserved tree 29 – 32 caliper inches 11
Preserved tree 33 – 36 caliper inches 12
Preserved tree 37 caliper inches and
greater
13
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant
trees on slopes greater than twenty percent (20%); significant trees adjacent to critical
areas and their associated buffers; significant trees over sixty feet (60') in height or
greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on
abutting properties from strong winds, which could otherwise allow such sheltered trees
to be blown down if removed.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non-native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical area
or its buffer.
The Administrator may require independent review of any land use application that
involves tree removal and land clearing at the City's discretion.
The Administrator may authorize the planting of replacement trees on the site if it can be
demonstrated to the Administrator's satisfaction that replacement requirements in RMC
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4-4-130H1e can be met. Tree retention standards shall be applied to the developable
area, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree retention
plan and tree retention worksheet prepared by an arborist or landscape architect
would be reviewed at the time of the land use application.
7. Fences/Retaining Walls: If the applicant intends to install any fences or retaining walls
as part of this project, the location must be designated on the landscape plan and
grading plan with top of wall and bottom of wall elevations. A fence and/or wall detail
should also be included on the plan. A retaining wall that is 4 feet or taller, as measured
by the vertical distance from the bottom of the footing to the finish grade at the top of the
wall requires a building permit. The maximum height of any fence or retaining wall is 72-
inches subject to further height limitations in setbacks and clear vision areas noted in
RMC 4-4-040D. A fence shall not be constructed on top of a retaining wall unless the total
combined height of the retaining wall and the fence does not exceed the allowed height
of a standalone fence. For more information about fences and retaining walls refer to
RMC 4-4-040.
8. Parking: Lots 6,000 sq. ft. or smaller are required to include one (1) off-street parking
space per dwelling unit and lots greater than 6,000 sq. ft. are required two (2) off-street
parking spaces per dwelling unit. Driveways and curb cuts are subject to RMC 4-4-080I.
Compliance with parking requirements would be reviewed at the time of building
permit application.
9. Access/Driveways: The maximum width of single loaded garage driveways shall not
exceed nine feet (9’) and double loaded garage driveways shall not exceed 16 feet.
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 from entering the garage/residence or crossing any
public sidewalk. Driveways shall not be closer than five feet (5’) to any property line
except as allowed per RMC 4-4-080I9, Joint Use Driveways. One driveway is permitted
per each one hundred sixty-five feet (165’) of street frontage. Driveways and driveway
approaches in the public right-of-way shall be paved with asphaltic concrete, cement,
or equivalent alternative materials of a permanent nature as approved by the Public
Works Department. Surfacing treatments that provide increased infiltration
opportunities, such as permeable pavements, shall be used where feasible and
consistent with the Surface Water Design Manual.
Shared driveways may be allowed for access to four (4) or fewer residential lots,
provided:
a. At least one of the four (4) lots abuts a public right-of-way and the street frontage of
the lot is equal to or greater than the lot width requirement of the zone;
b. The subject lots are not created by a subdivision of ten (10) or more lots;
c. A public street is not anticipated by the City of Renton to be necessary for existing or
future traffic and/or pedestrian circulation through the short subdivision or to serve
adjacent property;
d. The shared driveway would not adversely affect future circulation to neighboring
properties;
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e. The shared driveway is no more than three hundred feet (300') in length; and
f. The shared driveway poses no safety risk and provides sufficient access for
emergency vehicles and personnel.
Shared driveways shall be within a tract; the width of the tract and paved surface
shall be a minimum of sixteen feet (16'); the Fire Department may require the tract
and paved surface to be up to twenty feet (20') wide. If a shared driveway abuts
properties that are not part proposal, an eight foot (8') wide landscaped strip shall
be provided between the shared driveway and neighboring properties. The
landscape strip shall be within a tract and planted with a mixture of trees, shrubs, and
groundcover, as required in RMC 4-4-070. The shared driveway may be required to
include a turnaround. No sidewalks are required for shared driveways; however,
drainage improvements pursuant to City Code are required (i.e., collection and
treatment of stormwater), as well as an approved pavement thickness. The maximum
grade for the shared driveway shall not exceed fifteen percent (15%), except for within
approved hillside subdivisions. Any driveway shall be setback at least 5 feet from the
side lot lines (unless utilizing a joint driveway). The project layout would need to be
revised to comply with the shared driveway standards. If a shared driveway is
proposed, the proposed four-plex would need to meet residential design
requirements (primary building front façade oriented toward NE 7th St with
architectural features present on the façade facing the front yard). The ADU’s and
four-plex would be required to take vehicular access off of the shared driveway and
not directly from NE 7th St. Compliance with access and driveway requirements
would be reviewed at the time of building permit application.
10. Critical Areas: According to COR maps, there are no critical areas present 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 less than nine (9) dwelling units on a project
site is exempt from Environmental (SEPA) Review in accordance with WAC 197-11-800.
However, the project may be subject to Environmental Review, in accordance with RMC
4-9-070H.3., if it is determined that critical areas are located on the property. It is the
applicant’s responsibility to confirm if any additional critical areas are present on
the site prior to submitting a formal land use application.
12. 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.
13. Permit Requirements: The proposed project would require a Building Permit application
and an Administrative Conditional Use Permit which would be processed within an
estimated time frame of 6-8 weeks. The 2025 application fee for an Administrative
Conditional Use Permit is $1,856. Each modification request is $299.00. A 5% technology
fee would also be assessed at the time of land use application. Detailed information
regarding permits can be found on the City’s Permit Services website. Other
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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.
14. 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 each new detached dwelling unit, $579.41 for multi-
family and Accessory Dwelling Unit per each dwelling unit;
• A Transportation Impact Fee assessed at $11,485.67 per each new detached
dwelling unit, $6,987.79 per townhouse dwelling unit, and $6,184.59 per each new
Accessory Dwelling Unit;
• Renton School District Impact Fee assessed at $1,003.00 (+5% administrative fee)
per each new dwelling unit; and
• Parks Impact Fee currently assessed at $3,276.44 per each new detached dwelling
unit, $2,659.70 per Accessory Dwelling Unit, and $2,531.21 per multi-family (3 or 4
units).
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
15. Next Steps: When the formal application materials are complete, the applicant shall
have the materials pre-screened prior to submitting the complete application package.
Please contact Mariah Kerrihard, Associate Planner at 425-430-7238 or
mkerrihard@rentonwa.gov to submit prescreen materials and subsequent land use
application.
16. Expiration: Once the Conditional Use Permit application has been approved, building
permits, 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. Upon approval,
the building permit is valid for one year with a possible one-year extension. It is the
applicant’s responsibility to monitor the expiration dates.