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HomeMy WebLinkAboutPre-App Meeting SummaryDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov PREAPPLICATION MEETING FOR Phung Subdivision 5412 and 5416 NE 5th Pl, Renton, WA 98059 PRE 25-000186 July 17, 2025 Contact Information: Planner: Jill Ding, 425-430-6598, jding@rentonwa.gov Public Works Plan Reviewer: Michael Sippo, 425-430-7298, msippo@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies to engineers, architects, and contractors who will work on the project. You will need to submit an PDF copy of this packet when you apply for land use and/or environmental permits. When the project application is ready for submittal, you may email the project planner to start the prescreen process. Similarly, you may contact the assigned planner if there are any questions regarding submittal requirements. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the pr oposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: July 8th 2025 TO: Jill Ding, Senior Planner FROM: Hugo Sotelo, DFM SUBJECT: Phung Subdivision 5412 & 5416 NE 5th Place 1. The fire flow requirement for a single-family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. A water availability certificate would be required from water district 90. 2. The fire impact fees are currently applicable at the rate of $421.98 per single family unit. This fee is paid at building permit issuance. Credit will be provided for any homes removed or retained. 3. Fire department apparatus access roadways are required to be a minimum of 20 feet wide and fully paved, with 25 feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading. Access is required within 150 feet of all points on the buildings. Approved turnarounds are required for dead end roads that exceed 150 feet. Maximum fire apparatus access roadway grade allowed is 15 percent. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 16th, 2025 TO: Jill Ding, Senior Planner FROM: Michael Sippo, Civil Engineer 3 SUBJECT: Phung 14-Lot Subdivision 5412 & 5416 NE 5th Pl, Renton, WA 98059 PRE 25-000186 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 reviewed the application for the Phung 14-Lot Subdivision at 5412 and 5416 NE 5th Pl. APN #’s 102305-9042 and 770820-1200 and have the following comments: EXISTING CONDITIONS The site is approximately 5.17 acres in size and is rectangular in shape. There are 2 existing single- family residences on site with associated yards, driveways and garages. The site is primarily forested along the western 3/4 of the site and slopes from the east and west into the center where there is a categorized wetland at the mid-site south property line and in the northeast corner of the property. The center low-point of the site drains to the north and to the mid-north property line where it drains into an adjacent stormwater tract which contains an offsite stormwater detention pond. The eastern 1/4 of the site contains a mixture of forested/vegetated areas, lawns and gravel driveways for the associated residences. Water Water service is provided by King County Water District 90. Sewer Wastewater service is provided by the City of Renton. There is an existing 10-inch PVC gravity wastewater main located in NE 5th Pl and Kitsap Ave NE (see City plan no. S- 318718). In addition, there is also an existing 8-inch PVC gravity wastewater main located in Jericho Ave NE (see City plan no. S-3335204). The site does not contain any existing side sewers and both homes are served by septic systems. Storm There is an existing 12-inch stormwater main within the road prism in NE 5th Pl (see City plan no. R-318731). The existing stormwater main in NE 5th Pl drains south into Lower Phung 14-Lot Subdivision – PRE25-000186 Page 2 of 7 Cedar River basin which is a separate basin than the site and Jericho Ave NE. There is an existing 8-inch stormwater main that captures a portion of Jericho Ave NE and drains directly onto the site from the west (see City plan no. R-335206) There is also an existing 12-inch stormwater main within the road prism in Jericho Ave NE that drains to the north in along the east side of the street and past the site’s northwest frontage (see City plan no. R-338525). Based on the current site topography, the site contains a low point in the middle of the site and the topography slopes from east to west from the eastern half of the site and west to east from the western half of the site. There is a wetland located on the mid-south property line and the northwest corner of the site. The low -point in the middle of the site appears to flow both south to north (May Creek Basin) and north to south (Lower Cedar River Basin) in a split basin scenario that drains and the adjacent parcel to the north which contains a stormwater detention pond that serves the subdivision to the north and northeast (see City plan no. R-318724) and a native growth retention track to the south owned by the Forest Lane Homeowners Association (see City plan no. R-356807). It is possible that the storm drainage and native growth retention tracts to the north create an impoundment that routes the entire site stormwater to the south and will need to be determined based on final survey. The site contains sensitive slopes up to 15-25% in the southwest corner and wetlands. There is also a non-fish bearing, seasonal stream named Honey Creek to the north of the property approximately 500 feet of the north property line. Streets NE 5th Pl borders the site’s southeast property is a Residential Access Street that runs east-west with an existing right-of-way (ROW) width of 32-ft as measured using the King County Assessor’s Map and approximately 24-ft of asphalt paving and a 5-ft sidewalk adjacent to the curb on the south side of the street. The north side of the street contains curb and a small vegetated strip behind the curb measuring approximately 2-3 feet. NE 5th Pl intersects Kitsap Ave NE at the approximately the site’s ¼ southeast portion of the south property line. Kitsap Ave NE is a Residential Access Street that runs north-south with an existing right- of-way (ROW) width of 42-ft as measured using the King County Assessor’s Map and approximately 31-ft of asphalt paving and a 5-ft sidewalks adjacent to the curb on the both sides of the street. Jericho Ave NE is a Residential Access Street that runs north-south with an existing right- of-way (ROW) width of 30-feet as measured using the King County Assessor’s Map and approximately 20-ft of asphalt paving and a 5-ft sidewalk adjacent to the curb on the west side of the street. The east side of the street contains a curb and small vegetated strip behind the sidewalk measuring 3-4 feet in width. Jericho Ave NE intersects with NE 5th Pl (continued to the west) at the site’s southwest property corner. WATER COMMENTS 1. A water availability certificate from King County Water District 90 is required as part of the land-use application. 2. A copy of the approved KCWD 90 plans shall be provided to the City prior to civil construction permit approval. Contact KCWD 90 at (425) 255-9600 or info@kcwd90.com. Phung 14-Lot Subdivision – PRE25-000186 Page 3 of 7 3. Adequate horizontal and vertical separation between water main and other utilities (storm, sewer, vaults, power, gas, electrical, etc) shall be provided for the operations and maintenance of the City mains. 4. A conceptual utility plan will be required as part of the land-use application for the subject development. SEWER COMMENTS 1. A minimum 8-inch sewer main extension will be required to extend the existing sewer mains in NE 5th Pl and Jericho Ave NE throughout the site’s internal public streets. Sewer main extensions shall be in accordance with RMC 4-6-060. Any sewer main on private property will require a minimum 15 ft wide public utility easement. 2. Individual side sewers from the new sewer main and are required for each lot. 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. 3. 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. 4. The site is served by a private on-site-septic systems. The septic systems shall be abandoned in accordance with King County Department of Health regulations and the Renton Municipal Code. 5. A conceptual utility plan will be required as part of the land use application for the subject development. 6. The East Renton Interceptor Special Assessment District (SAD) is applicable on the project. The SAD has reached its maximum assessment and is $316.80 per lot. Fees are due at the time of construction permit issuance. 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. 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. Phung 14-Lot Subdivision – PRE25-000186 Page 4 of 7 SURFACE WATER COMMENTS 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 May Creek and Lower Cedar River drainage basins. 2. 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. 3. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide 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. 4. 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. 5. Critical areas are present onsite or adjacent to the site that may affect stormwater review. The site contains sensitive slopes up to 15-25% in the southwest corner and wetlands. There is also a non-fish bearing, seasonal stream named Honey Creek to the north of the property approximately 500 feet of the north property line.. 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. A preliminary drainage plan and technical information report is required to be submitted with the land-use submittal. 9. A Construction Stormwater General Permit from the Washington Department of Ecology will be required since the site clearing equals one acre or more. 10. The current City of Renton Surface Water Standard Plans shall be used in all drainage submittals. 11. 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. Phung 14-Lot Subdivision – PRE25-000186 Page 5 of 7 a. The 2025 Surface water system development fee is $2,350 per one new single- family house. b. The full schedule can be found here. TRANSPORTATION COMMENTS 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 5th Pl 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. To meet the City’s complete street standards for Residential Access streets, a minimum ROW width of 60 feet is required, half street improvements as taken from the ROW centerline will be required and include a minimum 16-foot paved road (10’ travel lane and 6’ parking lane), 0.5 feet of cub and gutter, an 8-foot planting strip, and 5-foot sidewalk, 0.5’ clear zone behind the sidewalk, street trees and storm drainage improvements. A right-of-way dedication of approximately 14’ will be required to accommodate the frontage improvements pending final survey. b. Jericho Ave NE 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. To meet the City’s complete street standards for Residential Access streets, a minimum ROW width of 60 feet is required, half street improvements as taken from the ROW centerline will be required and include a minimum 16-foot paved road (10’ travel lane and 6’ parking lane), 0.5 feet of cub and gutter, an 8-foot planting strip, and 5- foot sidewalk, 0.5’ clear zone behind the sidewalk, street trees and storm drainage improvements. A right-of-way dedication of approximately 15’ will be required to accommodate the frontage improvements pending final survey. c. NE 5th Pl is part of the City of Renton Core Maps “Potential Roads” designation. To meet the City’s complete street standards for residential streets, a public through street through the property. Due to the location of the existing wetland on the southern portion of the property a direct extension of NE 5th Pl from the east intersection with Kitsap Ave NE to the west intersection with Jericho Ave NE is likely not possible. Instead, the extension will be required to be routed to the north through the site extending Kitsap Ave NE and turning west to the site’s western boundary and intersecting with Jericho Ave NE at the approximate location of the mid-west property line. d. The internal new public street is classified as a residential access street with a required dedication of 60-feet and will contain 32-feet of paved roadway (two 10’ travel lanes and two 6’ parking lanes), two 0.5-foot curbs, two 8-foot planters, two 5-foot sidewalks and two 0.5-foot clear zones behind the sidewalks. The street transition from north/south to east/west may consider utilizing a low speed curve in lieu of a eyebrow cul-de-sac with approval from City’s transportation, planning and development engineering departments if site conditions can be shown to warrant the design. 2. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5-feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. Phung 14-Lot Subdivision – PRE25-000186 Page 6 of 7 c. 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') for residential uses. d. The width of any driveway shall not exceed thirty feet (30’) for all other uses. 3. Shared driveways are allowed for access to up to 4 lots provided at least one of the four (4) lots abuts a public right-of-way with at least fifty (50) linear feet of frontage and the subject lots are not created by a subdivision of ten (10) or more lots. Refer to the shared driveway requirements as outlined in RMC 4-6-060J. 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 of the subdivision, an eight foot (8') wide landscaped strip shall be provided between the shared driveway and neighboring properties. 4. Current City of Renton standards require a turnaround for dead -end streets greater than 150 feet. Dead-end streets up to 300 feet may utilize a hammerhead turnaround provided it meets the requirements for emergency services access, including a 25-ft inside and 45-ft outside turning radius. Reference RMC 4-6-060H. Access is required within 150 feet of all points on all the buildings. Dead end access roadways exceeding 300 feet long require an approved 90-foot cul-de-sac. An approved variance for approved hammerhead type fire apparatus turnaround can be approved if all the new homes have an approved fire sprinkler system as proposed. The hammerhead turnaround shall have a design approved by the Administrator and Fire and Emergency Services. 5. 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. 6. Refer to City code 4-4-080 regarding driveway regulations. 7. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4- 6-090. 8. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 9. Street lighting per City standards is required along the project’s existing and proposed frontages since the proposed development contains more than 4 residential units. 10. 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. 11. 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 Phung 14-Lot Subdivision – PRE25-000186 Page 7 of 7 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. 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. Fees quoted in this document reflect the fees applicable in the year 202 5 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. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 17, 2025 TO: Pre-Application File No. PRE25-000186 FROM: Jill Ding, Senior Planner SUBJECT: Phung Subdivision – 5412 and 5416 NE 5th Pl, Renton, WA 98059 APNs 023059042 and 7708201200 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 chang es 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 consists of two (2) parcels (APNs 1023059042 and 7708201200) located at 5412 and 5416 NE 5th Pl. The project site is rectangularly shaped and is located along the east side of Jericho Ave NE and north of NE 5 th Pl. Together the two (2) parcels have an area of approximately 225,202 square feet (5.17 acres). The parcels are zoned Resesidential-4 (R-4). The proposal includes subdividing the project site into fifteen (15) new single-family lots, six (6) lots would be on the west side of the project site and nine (9) lots would be located on the east side of the site, a wetland and stormwater detention tract would be centrally located within the project site. The property is primarily forested with two (2) single family residential structures identified on the project site. Access to the six (6) lots proposed on the west side of the site would be provided via a shared driveway and/or direct access off Jericho Ave NE. Access to the nine (9) lots proposed on the east side of the project site would be provided via the extension of a residential limited access street that terminates in a hammerhead turnaround. According to City of Renton (COR) Maps, the site contains slopes with grades between 15 and 25% and wetlands. Current Use: The property contains two single family residences (5412 and 5416 NE 5th Pl) that would be removed as part of the proposed project. The site is heavily wooded throughout. Phung Subdivision Page 2 of 8 July 17, 2025 1. Zoning and Overlay Districts: The area, including this property, has a Comprehensive Plan land use designation of Residential Low Density (RLD) and is zoned Residential 4 (R- 4) dwelling units per acre. The Residential-4 Zone (R-4) is established to promote urban single family residential neighborhoods serviceable by urban utilities and containing open space amenities. The R-4 designation serves as a transition between rural designation zones and higher density residential zones. It is intended as an interme diate lower density residential zone. 2. Density: There is no minimum density requirement. The maximum density permitted in the R-4 zone is 4.0 dwelling units per net acre (du/ac). Net density is calculated after areas required for public right-of-way dedication, private access easements (shared driveways), and critical areas are deducted from the gross site area. Joint use driveways are not deducted as part of the density calculations. The area of public and private streets and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. Calculations for minimum or maximum density which result in a fraction that is one -half (0.50) or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than one-half (0.50) shall be rounded down to the nearest whole number. The applicant included a preliminary density calculation on the submitted plat layout. After the deduction of 26,430 square feet of wetlands and 16,300 square feet of public right-of-way dedication from the 225,202 square foot gross site area, the site would have a net area of approximately 182,472 square feet or 4.19 acres. The proposal for 15 lots on the 4.19 acre site would result in a net density of 3.58 dwelling units per net acre, which would be less than the maximum density permitted in the R-4 zone. A Density Worksheet would be required at the time of formal plat application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. 3. 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-4 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-4 zone is 9,000 square feet. The lot sizes proposed would meet this requirement. A minimum lot width of 70 feet is required for interior lots and 80 feet for corner lots. A lot depth of 100 feet is required. The lots appear to comply with minimum lot size, width and depth of the R-4 zone. As shown on the submitted conceptual plat map, it appears that all proposed lots would exceed the minimum lot size requirement of 9,000 square fee t. Not dimensions were provided for the proposed lot width or depths. It is the applicant’s responsibility to demonstrate compliance with the minimum lot size, width and depth criteria of the zone at the time of formal application. Building Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the R-4 zone are 30 feet for the front yard, 25 feet for the rear yards, secondary front yard for corner lots would be required to have a 30-foot setback, and interior side yards are required to have a combined 20-foot setback with not less than 7.5 feet on either side. Phung Subdivision Page 3 of 8 July 17, 2025 The setbacks for the new residences would be reviewed at the time of formal land use and building permit application. Building Height – The maximum wall plate height is 32 feet with 3 stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a-half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height. Building height would be verified at the time of building permit review. Building Coverage – R-4 zone allows a maximum building coverage of 35% of the lot area. Building coverage requirements would be verified at the time of building permit review. Impervious Surface Area – The maximum impervious surface would be limited to 50%. Impervious surface requirements would be verified at the time of building permit review. 4. Residential Design and Open Space Standards: All single family residences 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. Residential Design and Open Space Standards – Future single-family 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. 5. Landscaping: With the exception of critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6- 060, Street Standards. Street trees and, at a minimum, groundcover are to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right- of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. Phung Subdivision Page 4 of 8 July 17, 2025 A conceptual landscape plan shall be provided with the land use application as prepared by a licensed Landscape Architect, a certified nurseryman or other certified professional. Storm drainage facilities are required to comply with the minimum 15-foot perimeter landscaping strip on the outside of the fence unless otherwise determined through the site plan review or subdivision review process. Please refer to landscape regulations RMC 4-4-070 for further general and specific landscape requirements. 6. Significant Tree Retention: A review of COR Maps appears to show that there are mature trees on the site. If 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 Phung Subdivision Page 5 of 8 July 17, 2025 Protected trees within a subdivision shall be retained in the order of priority listed in RMC 4-4-130H.2. Protection of trees or groves by placement within a dedicated tract (Tier 1) is the highest priority. 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 are a or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-130H.1.e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. 7. Fences/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 e xceed the allowed height of a standalone fence. 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. No fences or retaining walls were shown on the submitted materials. Phung Subdivision Page 6 of 8 July 17, 2025 For more information about fences and retaining walls refer to RMC 4-4-040. 8. Access: On the west side of the project site, access to Lots 1-4 would be provided off Jericho Ave NE, and access to Lots 5 and 6 would be provided via a twenty-foot (20’) wide shared driveway tract. Access to the nine (9) lots on the east side of the project site would have access off of a 45’ dead end limited residential access street that terminates in a hammerhead turnaround. Shared driveways may be allowed for access to no more than four (4) residentially zoned lots, and no more than four (4) residential units, the types of which are listed in RMC 4-2- 060C, provided: a. At least one lot 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; 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 would not be permitted as the proposal is a subdivision that includes ten (10) or more lots. The proposed subdivision would need to be revised to remove the proposed shared driveways and would need to comply with the adopted street standards found in RMC 4-6-060. 9. Parking: Each lot is required to accommodate off street parking for a minimum of two (2) vehicles. 10. Driveways: The project site slopes to the east. Driveways exceeding 8% must provide slotted drains at the lower end of the driveway. The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required . The maximum width of single loaded garage driveways shall not exceed 9 feet and double loaded garage driveways shall not exceed 16 feet. 11. Critical Areas: According to COR Maps, wetlands are mapped on the project site. The applicant would be required to submit a wetland assessment with the land use application. The wetland assessment would include a map and a wetland report/delineation prepared by a qualified professional. If any alteration to the wetland or wetland buffer are proposed, a wetland mitigation plan would also be required for land use submittal. The wetland categorization would determine the size of the wetland buffer. The critical area buffer widths and structure setbacks beyond the buffer for wetlands is subject to RMC 4-3-050G.2. A wetland buffers range from N/A to 200 feet with a structure setback of 15 feet beyond the buffer. City staff would likely require secondary review of the wetland report, at the expense of the applicant. The applicant would be required to create a tract via the subdivision and record a permanent Phung Subdivision Page 7 of 8 July 17, 2025 and irrevocable covenant running with the land or deed restriction on the property title of any critical area management tract or tracts created as a condition of a permit. Responsibility for maintaining the native growth protection easements or tracts wou ld held by a homeowners’ association. It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development or building construction. 12. Environmental Review: The construction of more than nine (9) dwelling units on a project site is subject to Environmental (SEPA) Review in accordance with WAC 197 -11- 800. In addition, the presence of critical areas on the subject properties triggers SEPA review, regardless of number of units proposed. An environmental checklist must be submitted with the land use application. An environmental determination will be made by the Renton Environmental Review Committee. An environmental checklist must be submitted with the land use application. 13. Permit Requirements: The proposed project would require Preliminary Plat approval and Environmental (SEPA) Review. All land use permits would be processed within an estimated time frame of 12 weeks. The 2025 application fees include $12,547 for Preliminary Plat review, $1,856 for SEPA Review, and a 5% technology fee. All fees are subject to change. Any modifications requested would require an additional $299 fee. In addition to the required land use permits, separate construction and building permits would be required. All fees are subject to change. Detailed information regarding the land use permit application submittal requirements can be found on the Preliminary Plat Submittal Requirements checklist. Other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. A Final Plat application, and its associated fee, will be required following construction of the subdivision’s infrastructure. 14. 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. 15. Public Information Sign: Public Information Signs are required for all Type III Land Use Permits, Preliminary Plat, 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 (see land use forms on City website). The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 16. Public Meeting: A neighborhood meeting, according to RMC 4-8-090, is required for: a. Preliminary plat applications; b. Planned urban development applications; and Phung Subdivision Page 8 of 8 July 17, 2025 c. Projects estimated by the City to have a monetary value equal to or greater than ten million dollars ($10,000,000), unless waived by the Administrator. The intent of this meeting is to facilitate an informal discussion between the project developer and the neighbors regarding the project. The neighborhood meeting occurs after a pre-application meeting and before submittal of applicable permit applications . The public meeting shall be held within Renton city limits, at a location no further than two (2) miles from the project site. 17. Public Outreach Sign: Preliminary plats, Planned Urban Development (PUD) applications, and projects estimated by the City to have a monetary value equal to or greater than ten million dollars ($10,000,000), unless waived by the Administrator require the applicant to install a public outreach sign. Public outreach signs are intended to supplement information provided by public information signs by allowing an applicant to develop a personalized promotional message for the proposed development. The sign is also intended to provide the public with a better sense of proposed development by displaying a colored rendering of the project and other required or discretionary information that lends greater understanding of the project. 18. Impact Mitigation Fees (2025): In addition to the applicable building and construction fees, impact mitigation fees are required for the construction of new building areas or changes of use to a more intensive use. If any building expansions or new buildings are proposed or a change in use to a more intense use, fire and transportation impact fees may be assessed. a. A Transportation Impact Fee assessed at $11,485.67 per each new detached dwelling unit. b. A Parks Impact Fee assessed at $3,276.44 per each new detached dwelling unit. c. A Fire Impact Fee assessed at $421.98 per each new detached dwelling unit. d. An Issaquah School District Impact Fee assessed at $4,728 (plus a 5% processing charge) per each new detached dwelling unit. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. 19. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened prior to submitting the complete application package. Please contact Jill Ding, Senior Planner, at 425-430-6598 or jding@rentonwa.gov when you are ready to submit your application materials for application pre-screening. 20. Expiration: Upon approval, preliminary plat approval shall lapse unless a final plat based on the preliminary plat, or any phase thereof, is recorded with the King County Recorder within five (5) years from the date of preliminary plat approval. One single year extens ion may be granted to an applicant who files a written request with the Administrator at least thirty (30) days before the expiration of this five (5) year period, provided the applicant demonstrates that he/she has attempted in good faith to record the final plat within the five (5) year period. It is the responsibility of the applicant to monitor the expiration date.