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HomeMy WebLinkAboutPre-App Meeting Summary_PRE25-000217.pdfDEPARTMENT 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 Finseth Townhomes 15XX Morris Ave S, Renton, WA 98055 PRE 25-000217 August 7, 2025 Contact Information: Planner: Jill Ding, 425-430-6598, jding@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 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 28, 2025 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Finseth Townhomes Comments based on the assumption that these units will be built under the International Residential Code. Starting February 1st, 2021, townhomes over 4 units will require sprinklers per Washington State building code amendment. 1. The preliminary fire flow requirement is calculated at the rate of 3,500 gpm if built with non-rated construction and no fire sprinklers, which is the base residential code requirement for the proposed four-unit buildings. Four fire hydrants are required. One within 150 feet and three within 300 feet of each of the proposed buildings. Looped water mains are required to be provided for all buildings with fire flows over 2,500 gpm per city ordinance. The fire flow for a fire sprinklered building would be 2,500 gpm. Three 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. 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 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 all buildings. Dead end streets that exceed 150-feet in length require an approved turnaround. Proposed hammerhead type turnaround is acceptable. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 7th, 2025 June 20, 2011 TO: Jill Ding, Senior Planner FROM: Heather Bray, Civil Plan Reviewer SUBJECT: Finseth Townhomes APN 7222000281 & 7222000282 PRE25-000217 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 #7222000281 & 7222000282. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. EXISTING CONDITIONS The site is two rectangular parcels that are cumulatively 0.91 acres in size. Both are vacant lots with lawn with parcel 7222000281 having a few large trees. Water Water service is provided by the City of Renton. The site is in the West Talbot Hill service area in the 300 hydraulic pressure zone. There is an existing 8-inch City water main located in Morris Ave S (see Water plan no. W-314207) that can deliver a maximum total flow capacity of 2,500 gallons per minute (gpm). The approximate static water pressure is 68 psi at ground elevation of 143 feet. Sewer Wastewater service is provided by the City of Renton. There is an existing 8-inch vitrified clay gravity wastewater main located in Morris Ave S (see City plan no. S-002206). Storm There is no existing stormwater main in Morris Ave S within the project vicinity. The nearest infrastructure is a catch basin located in the intersection of Morris Ave S and S 15 th Street (see City plan no. W-314208). Based on the current site topography, the site appears to drain stormwater run-off towards the northeast. Streets Morris Ave S is a Residential Access Street with an existing right of way (ROW) width of 30.0- ft as measured using the King County Assessor’s Map and approximately 18.0-ft of asphalt paving. Finseth Townhomes PRE25-000217 Page 2 of 6 August 7th, 2025 2 WATER COMMENTS 1. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand is 3,500 GPM if built non-rated construction and no fire sprinklers for 4-unit townhomes. Four fire hydrants would be required. One within 150 feet and three within 300 feet of each proposed buildings. Looped water mains are required for buildings with fire flows over 2,500 GPM per city ordinance. The water system in the West Talbot Hill pressure zone cannot provide a maximum flow capacity greater than 2,500 GPM, therefore a fire sprinklered building is required. The fire flow for a fire sprinklered building would be 2,500 GPM. Three fire hydrants would be required. One within 150 feet and two within 300 feet. The looped water mains requirement would no longer be necessary. 2. Based on the information provided with the pre-application submittal documents, the following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to the items that follow. a. An 8-inch water main extension within the new private access road connecting to the existing 8-inch water main in Morris Ave S and extending to the eastern end of the access road to serve the proposed lots will be required. b. A 15-foot-wide public water easement is required for any public water main, hydrants and water meters located outside City Right-of-Way. c. Installation of a separate water service (minimum 1-inch) and meter for each new single-family residence. The sizing of the meter shall be in accordance with the most recent edition of the Uniform Plumbing Code. Installation of the service and water meter shall be done by City forces, a separate water permit is required. d. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. e. Two new fire hydrants would be required to be installed. A new fire hydrant will be required along Morris Ave S at its intersection with the new private access road and a new fire hydrant within the parcel . The location and number of hydrants will be determined by the RRFA based on the final fire flow demand and final site plan. 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 2019 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and m aintenance of the water main. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is installed inside a steel casing. 4. A conceptual utility plan will be required as part of the land use application for the subject development. 5. The development is subject to 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 connect ions, cut and caps, and purity tests. 6. Current fees can be found in the 2025 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. Finseth Townhomes PRE25-000217 Page 3 of 6 August 7th, 2025 3 a. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $5,025.00 per 1-inch meter. b. Water service installation charges for each proposed domestic water service are applicable. Water Service installation is $2,875.00 per 1-inch service line, c. Drop-in meter fee is $400 per ¾-inch meter and $460.00 per 1-inch meter. d. The 2025 full fee schedule can be found here. SEWER COMMENTS 1. An 8-inch gravity sewer main extension is required to serve the units within the shared driveway. a. A minimum 15-foot wide public sewer easement is required for any public sewer main located outside of the city right-of-way. 2. 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. A conceptual utility plan will be required as part of the land use application for the subject development. 5. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 2025 Development Fees Document on the City’s website. 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 1. A 12-inch gravity storm main extension is required from the intersection of S 15th St and Morris Ave S to extend to the furthest southerly property line of APN 7222000282. 2. 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 Black River basin. 3. Drainage report and drainage plans based on 2022 RSWDM are required to be provided. 4. 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 Finseth Townhomes PRE25-000217 Page 4 of 6 August 7th, 2025 4 upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 5. 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. 6. 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. 7. 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. 8. Erosion control measures to meet the City requirements shall be provided. 9. An NPDES permit from the Department of Ecology will be required if total site disturbance exceeds 1 acre. A copy of the approval shall be provided to City of Renton prior to construction. 10. 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. 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. 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. Morris Ave S 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. i. Dedication of approximately 15 feet is required pending final survey. 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 Finseth Townhomes PRE25-000217 Page 5 of 6 August 7th, 2025 5 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 I TE 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. 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. Finseth Townhomes PRE25-000217 Page 6 of 6 August 7th, 2025 6 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. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 7, 2025 TO: Pre-Application File No. PRE25-000217 FROM: Jill Ding, Senior Planner SUBJECT: Finseth Townhomes – 15XX Morris Ave S, Renton, WA 98055 APNs 7222000281 and 7222000282 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 project site is located on the east side of Morris Ave S, south of S 15th St, and consists of two (2) parcels (APNs 7222000281 and 7222000282). Both parcels are currently vacant and have an area of approximately 39,750 square feet (0.91 acres). The parcels are zoned Residential-8 (R-8). The proposal includes a unit lot subdivision with a new middle housing development for the construction of a total of eight (8) townhomes in three (3) separate structures; in a three-unit building, a four-unit building, and a single detached unit. An open space tract (Tract B) and tree tract (Tract C) are proposed on the eastern portion of the project site. Access to the site is proposed via a 20-foot-wide unit lot drive (Tract A) off Morris Ave S, which would terminate in a hammerhead turnaround. According to City of Renton (COR) Maps, the site contains slopes with grades between 15 and 25%. Current Use: The subject property is currently vacant. 1. Zoning and Overlay Districts: The surrounding area, including this property, has a Comprehensive Plan land use designation of Residential Medium Density (RMD) and is zoned Residential 8 (R-8) dwelling units per acre. The Residential-8 (R-8) Zone applies to lands suitable for moderate-density residential uses, including single-family and middle housing, where there is opportunity to reinvest in existing single -family residential neighborhoods through infill development or the development of new residential p lats. Finseth Townhomes Page 2 of 10 August 7, 2025 2. Density: The minimum density required in the R-8 zone is 4.0 dwelling units per net acre (du/ac) and maximum density permitted is 8.0 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. For Unit Lot Subdivisions, the density of the parent site shall not exceed the maximum net density of the zone, except for middle housing, which shall conform to the maximum number of dwelling units allowed pursuant to RMC 4-2-110F.6, Maximum Dwelling Units per Legal Lot. Only one (1) dwelling unit shall be located on a unit lot. A completed density worksheet would be required with the land use application. Density requirements are not applicable to middle housing developments. 3. Development Standards: The project is be subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “R-8 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size in the R-8 zone is 5,000 square feet. The minimum lot depth is 80 feet. The minimum lot width is 50 feet for interior lots and 60 feet for corner lots. Middle housing developments must comply with the standards applicable to single-family development, pursuant to RMC 4-2- 110A. Middle Housing – Attached dwelling units that are compatible in scale, form, and character with single-family dwellings, having a permanent foundation, and containing two or more attached or stacked homes, including duplexes, triplexes, fourplexes, townhouses, stacked flats, and courtyard apartments. Exceptions for Individual Unit Lots – Individual unit lots created for townhouses, middle housing, or cottage house development are exempt from the following standards of RMC 4-2-110A, Development Standards for Residential Zoning Designations (Primary and Attached Accessory Structures): maximum net density, minimum lot size, minimum lot width, minimum lot depth, yard setbacks, maximum building coverage, and maximum impervious surface area. The proposed lot with the detached dwelling would be subject to compliance with the minimum lot size, width, and depth requirements of the R-8 zone. 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-8 zone are 20 feet for the front yard, 25 feet for the rear yard, 5 feet for interior side yards, and 15 feet for secondary front yards. Individual units lots would be exempt from compliance with the setbacks requirements, setbacks for the proposed townhomes would be applicable to the parent site as a whole (as though it were a standalone lot). The proposed lot with the detached dwelling would be subject to Finseth Townhomes Page 3 of 10 August 7, 2025 compliance with the setback requirements of the R-8 zone. Compliance with setbacks would be verified at the time of formal land use application. Building Height – The maximum wall plate height is 24 feet with 2 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 formal land use application and building permit review. Building Coverage – R-8 zone allows a maximum building coverage of 50% of the lot area. Building coverage requirements for the townhomes would be applicable to the parent site as a whole and would be verified at the time of formal land use application and building permit review. The proposed lot with the detached dwelling would be subject to compliance with the building coverage requirements of the R -8 zone. Compliance would be verified at the time of building permit review. Impervious Surface Area – The maximum impervious surface would be limited to 65%. Impervious surface requirements would be applicable to the parent site as a whole and would be verified at the time of formal land use application and building permit review. The proposed lot with the detached dwelling would be subject to compliance with the impervious surface coverage requirements of the R-8 zone. Compliance would be verified at the time of building permit review. 4. Unit Lot Subdivisions: Are intended to allow the creation of unit lots for townhouse, middle housing, and cottage house development through established subdivision procedures while generally only applying development standards to the parent site as a whole rather than to individual unit lots. Access – The parent site shall have direct vehicular access to a public street. Each unit lot shall have direct vehicular access to either a public street or a unit lot drive, in conformance with RMC 4-6-060K, Unit Lot Drives. Primary access for individual unit lots may be from a public alley. Drainage – Make adequate provision for drainage ways, streets, alleys, other public ways, water supplies and sanitary wastes. Short Subdivision – Unit lot subdivisions of nine (9) or fewer unit lots shall be processed as short subdivisions, and subject to all provisions of RMC 4-7-070, Detailed Procedures for Short Subdivisions. Landscaping – Individual unit lots are exempt from RMC 4-4-070F.3, Front Yard Trees Required When Street Trees Are Not Located Within the Right-of-Way Abutting a Front Yard. 5. Residential Design and Open Space Standards: All middle housing developments would be subject to the Residential Design and Open Space Standards, as outlined in RMC 4-2-115. Residential Design Review occurs as part of the Building Permit Review. Finseth Townhomes Page 4 of 10 August 7, 2025 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. In addition, middle housing developments shall comply with the following standards, where applicable: a. Entries: All ground-related dwelling units fronting a street and/or common open space shall provide a covered porch with a minimum depth of five feet (5'). Dwelling units that are accessed entirely from an internal common corridor are exempt from this requirement provided the shared entry features a covered porch with a minimum depth of five feet (5'). b. Pedestrian Access: A paved pedestrian connection at least three feet (3') wide is required between each middle housing building and the sidewalk (or the street if there is no sidewalk). Driveways may be used to meet this requirement. c. Courtyard Apartments – Open Space: Courtyard apartments shall provide open space in conformance with the following: i. At least one (1) outdoor common open space is required. ii. Common open space shall be bordered by dwelling units on two (2) or three (3) sides. iii. Common open space shall be a minimum dimension of fifteen feet (15') on any side. iv. Parking areas and vehicular areas do not qualify as a common open space. 6. Middle Housing Development Standards: A maximum number of dwelling units are allowed per legal lot, within applicable zones, as shown in the following table. Accessory dwelling units and single-family dwelling units are included in the calculation of maximum dwelling units per lot. For middle housing unit lot subdivisions, the maximum dwelling units per legal lot shall apply to the parent site as a whole, rather than to individual unit lots. Lots in all Applicable Zones Lots located within 1/4 mile walking distance20 of a Major Transit Stop Lots with Affordable Housing 4 dwelling units per lot. 6 dwelling units per lot. 6 dwelling units per lot, provided at least 2 units are reserved for affordable housing pursuant to subsection 9 of this Section, Affordable Middle Housing Units. Finseth Townhomes Page 5 of 10 August 7, 2025 The following middle housing typologies are allowed within applicable zones under this subsection: Duplexes; Triplexes; Fourplexes; Stacked flats; Townhouses; and Courtyard apartments. A maximum of four (4) attached dwelling units is allowed per building. For the purposes of this subsection, accessory dwelling units are included in the calculation of maximum dwelling units per building. 7. 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 would 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. 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. 8. 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. Finseth Townhomes Page 6 of 10 August 7, 2025 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 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. Finseth Townhomes Page 7 of 10 August 7, 2025 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. 9. 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 exceed 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. For more information about fences and retaining walls refer to RMC 4-4-040. 10. Access: Access to the proposed development is proposed to be provided via a twenty- foot (20’) wide access tract that terminates in a hammerhead turnaround. Unit lot drives may be constructed to serve unit lot subdivisions. Each unit lot drive may serve up to nine (9) unit lots. Each unit lot drive shall be accessed by a public street. The design of each unit lot drive shall meet the following standards: a. Roadway Width: The paved roadway shall be a minimum of sixteen feet (16') wide; the Fire Department may require the paved roadway to be up to twenty feet (20') wide. b. Curb: Except for points of ingress/egress, curb shall be installed along the perimeter of the roadway. c. Landscaping Strip and Sidewalk: There shall be an eight foot (8') wide landscaping strip between the curb and a five foot (5') wide sidewalk along one side of the unit lot drive. The proposed access would need to be revised to comply with the unit lot driveway standards. 11. Parking: The number of parking spaces required for middle housing pursuant to RMC 4 - 2-110F12, Parking and Driveway Standards, may be averaged and dispersed among unit lots or within the parent site. Off-Street Parking Spaces Required for Middle Housing: Finseth Townhomes Page 8 of 10 August 7, 2025 Lots 6,000 sq. ft. or Less Lots greater than 6,000 sq. ft. Lots located within 1/2 mile walking distancei of a Major Transit Stop A minimum of 1.0 per dwelling unit. A minimum of 2.0 per dwelling unit. No off-street parking required. Developers that provide off-street parking spaces, when not required by this subsection, are eligible for parking incentives pursuant to Parking Incentives for Middle Housing Development Located Within One-Half (1/2) Mile Walking Distance of a Major Transit Stop. Parking Incentives for Middle Housing Development Located Within One -Half (1/2) Mile Walking Distancei of a Major Transit Stop – Middle housing developments that provide off-street parking spaces as shown in the table below, when not otherwise required by this subsection, are eligible for the following parking incentives, provided the increase is feasible and consistent with the Surface Water Design Manual. For each increase in number of parking spaces provided, the applicant is eligible for an additional parking incentive. For example, applicants that provide a minimum of 2.0 parking spaces per dwelling unit are eligible for the incentives below. Number of Off-Street Parking Stalls Provided Incentives A minimum of 1.0 per dwelling unit. 10% Increase in Maximum Impervious Surface Area permitted by the subject zone, pursuant to RMC 4-2-110A; and A minimum of 2.0 per dwelling unit. 5% Increase in Maximum Building Coverage permitted by the subject zone, pursuant to RMC 4-2-110A. 12. 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. 13. Critical Areas: According to COR Maps, slopes with grades between 15 and 25% are mapped on the project site. A geotechnical report may be required to evaluate the slopes identified onsite. It is the applicant’s responsibility to ascertain if any critical areas or environmental concerns are present on the site during site development or building construction. 14. Environmental Review: The construction of nine (9) or fewer dwelling units on a project site is exempt from Environmental (SEPA) Review in accordance with WAC 197-11-800. 15. Site Plan Approval: Unit lot subdivisions shall be subject to RMC 4 -9-200, Master Plan and Site Plan Review. The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project compatibility with the physical characteristics of a site and with the surrounding area. Site plan review ensures quality development consistent with City Finseth Townhomes Page 9 of 10 August 7, 2025 goals and policies. Site plan review analyzes elements including, but not limited to, site layout, building orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering, parking and loadin g facilities, and illumination to ensure compatibility with potential future development. Decisional criteria for site plan approval are itemized in RMC 4-9-200E.3. 16. Permit Requirements: The proposed project would require Administrative Site Plan Review and Preliminary Short Plat approval and would be processed within an estimated time frame of 6-8 weeks. The 2025 application fees include $3,124 for Administrative Site Plan and $6,268 for Preliminary Short Plat 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 Administrative Site Plan Review and the Preliminary Short Plat Submittal Requirements checklists. 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. 17. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where additional information is required to complete the review of an application. In addition, non-applicable submittal requirements may be waived. The applicant should contact the assigned Project Manager if there are any questions regarding submittal requirements. 18. Public Information Sign: Public Information Signs are required for all Type II Land Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout (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. 19. 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 $6,987.79 per each new townhome and $11,485.67 per each new detached dwelling unit. b. A Parks Impact Fee assessed at $2,531.21 per each new townhome with 3 or 4 units and $3,276.44 per each new detached dwelling unit. c. A Fire Impact Fee assessed at $579.41 per each new townhome and $421.98 per each new detached dwelling unit. Finseth Townhomes Page 10 of 10 August 7, 2025 d. A Renton School District Impact Fee assessed at $1,003 per detached single family dwelling unit and $3,268 per townhome (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. 20. 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. 21. Expiration: Upon approval, preliminary short plat approval shall lapse unless a final short 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 short plat approval. One single year extension 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 att empted in good faith to record the final short plat within the five (5) year period. It is the responsibility of the applicant to monitor the expiration date. i The lot’s proximity to a major transit stop, measured by walking distance, shall determine parking requirements for middle housing and ADUs. The distance is measured through the creation of a walkshed, which represents the collective spatial area within a defined walking distance from major transit stops (e.g., one quarter (1/4) mile or one half (1/2) m ile). Geospatial tools incorporating major transit stop locations and mapped pedestrian networks are used to approximate and map the walkshed boundary. Lots that partially intersect or partially fall within the walkshed shall be treated as entirely within.