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HomeMy WebLinkAboutPRE_PRE25-000255_PreApp Memo_Emerald Heights_250905_FinalDEPARTMENT 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 Emerald Highlands 1501/1503 & 1507/1509 Kirkland Ave NE, Renton, WA 98056 PRE25-000255 September 4, 2025 Contact Information: Planner: Valerie Porter, 425-430-7288, vporter@rentonwa.gov Public Works Plan Reviewer: Heather Bray, 425-430-7383, hbray@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies to engineers, architects, and contractors who will work on the project. You will need to submit an PDF copy of this packet when you apply for land use and/or environmental permits. When the project application is ready for submittal, you may email the project planner to start the prescreen process. Similarly, you may contact the assigned planner if there are any questions regarding submittal requirements. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: September 2, 2025 TO: Valerie Porter, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Emerald Highlands Townhomes Comments based on the assumption that these units will be built under the International Residential Code. Starting February 1st, 2021, townhomes over 4 units will require sprinklers per Washington State building code amendment. 1. The preliminary fire flow requirement is calculated at the rate of 2,750 gpm if built with non-rated construction and fire sprinklers, which are required for buildings over 4 units. Three fire hydrants are required. One within 150 feet and two within 300 feet of each of the proposed buildings. Looped water mains are required to be provided for all buildings with fire flows over 2,500 gpm per city ordinance. No fire alarm systems are required. 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 adequate as they exist from the public streets. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 4th, 2025 June 20, 2011 TO: Valerie Porter, Senior Planner FROM: Heather Bray, Civil Plan Reviewer SUBJECT: Emerald Highlands 1501 & 1507 Kirkland Ave NE PRE25-000255 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 pre-application submittal for the Emerald Highlands project at 1501, 1503, 1507, 1509 Kirkland Avenue NE. The applicant is proposing a unit lot subdivision of 2 existing lots to build 10 townhome units on a total of approximately 0.56 acres. EXISTING CONDITIONS The site is approximately 0.56 acres in size. The site includes 2 parcels, each of which contain one duplex. Water Water service is provided by City of Renton. The site is in the Highlands service area in the 565 hydraulic pressure zone. The site is outside of the City’s wellhead protection areas. There is an existing 10-inch City water main located in Kirkland Ave NE (see Water plan no. W-18781B) that can deliver a maximum total flow capacity of 3,900 gpm. The approximate static water pressure is 82 psi at the elevation of 376 feet. There are 3 existing ¾-inch domestic water meters, one meter for the north property and 2 meters for the south property. Sewer Wastewater service is provided by the City of Renton. There is an existing 8-inch concrete gravity wastewater main (with 2021 cured-in-place liner) located in Kirkland Avenue NE (see City plan no. S-11140F). Storm There are 12-inch stormwater mains located in Kirkland Avenue NE (see City plan no. R- 156601). Runoff from the existing site flows southwest to a depression. Streets Kirkland Avenue NE is a Residential Access Street with an existing right of way (ROW) width of 60 feet as measured using the King County Assessor’s Map. Emerald Highlands PRE25-000255 Page 2 of 6 September 4th, 2025 2 WATER COMMENTS Based on the Renton Regional Fire Authority’s review comments on the submitted information for the land use application, the preliminary fire flow demand for the development is 2,750 gpm, assuming they are built with non-rated construction and fire sprinklers provided. The following water main improvements will be required to provide water service for domestic use and for fire protection to meet the fire flow demand of 2,500 gpm: 1. A looped watermain will be required for all flows that exceed 2,500 gpm. 2. There are three existing fire hydrants within 300-feet of the site as follows. The existing fire hydrants may count towards the fire flow if approved by the Fire Authority. Installation of additional fire hydrants around the building as required by the Fire Authority. a. Approximately 3-feet east of the northern parcel’s property line (HYD- NE01346) b. Approximately 90-feet northeast of the northern parcel’s northeastern property corner (HYD-NE_01345) c. Approximately 220-feet southeast of the southern parcel’s southeastern property corner (HYD-NE-00380) 3. All existing hydrants that are to be relocated shall be replaced with new hydrants in accordance with City standards. 4. The maximum distance between the pumper ports of the new hydrants and the curb shall not exceed 12-feet, per RMC 4-5-070(D)(9)(g). 5. A 3-foot radius of unobstructed working space is required around each hydrant, per Standard Plan 310.2. 6. Additional in-line valves are required between the new hydrants. 7. Installation of a separate water service and meter for each unit. The sizing of the meter shall be in accordance with the most recent edition of the Uniform Plumbing Code. 8. All residential domestic water meters shall have a double check valve assembly (DCVA) installed behind on the meter on private property per City Standard Plan 340.8 for building with residential fire sprinklers and buildings that are 3-stories and above. The DCVA may be located inside the building if the location is approved by the City Plan Reviewer and City Water Utility Department. The water meters will be located within the City ROW within the landscape strip and not within the driveway. The provided site plan shows the proposed water meters on-site, and the location will need to be adjusted at time of the Land Use. 9. Installation of a separate irrigation meter with backflow prevention DCVA, if required. 10. A DCVA per City Standard Plan 340.8 is required downstream of the irrigation meter. DCVAs size 2-inch or smaller shall be installed a meter box and DCVAs size 3-inch or larger shall be installed in an exterior vault per City Standard Plan 320.4. 11. A pressure-reducing-valve (PRV) is required behind each water meter because the water pressure is over 80 psi. 12. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped with one. 13. Adequate separation between utilities is required. Minimum separation between water and non-potable water utilities is 10-feet horizontal and 1.5-feet vertical. 14. New water meters shall be installed in the planter strip behind the new curb line. 15. Private water service lines behind the water meter must maintain a minimum of 30-inches of cover. Based on the submitted conceptual utility plan, this minimum cover appears to be unachievable due to the placement of the proposed BioPod/biofilter vaults. Emerald Highlands PRE25-000255 Page 3 of 6 September 4th, 2025 3 16. All existing water service lines and meters that are to be abandoned must be cut and capped at the main line. 17. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2025 Development Fees Document on the City’s website. a. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee for a single 1-inch meter is $5,025.00 per meter, 1-1/2- inch meter is $25,125.00 and a 2-inch meter is $40,200.00. b. The SDC fee for fire service is based on the size of the fire service line to serve the project. c. A credit will be issued for any water service that is abandoned d. Water service installation charges for each proposed domestic water service are applicable. Water Service installation for a 1-inch water service line is $2,875.00 per service line, a 1-1/2-inch water service is $4,605.00 per service line and for $4,735.00 for each 2-inch water service line. This is payable at construction permit issuance. e. Drop-in meter fee is $460.00 per meter for a 1-inch meter, $750.00 for a 1-1/2-inch meter, and $950.00 for a 2-inch meter. This is payable at issuance of the building. f. Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at construction permit issuance g. The full schedule can be found here. SEWER COMMENTS 1. New side sewers shall be installed to serve each unit. Any sewer stub re-use will require CCTV footage and evaluation by the city. Lining may be required. 2. The developer will need to show how they propose to serve the new development with sanitary sewer service to each of the units. 3. A separate side sewer will be required for each unit. All new sewer stubs shall be a minimum of 6” and shall run at a slope of at least 2.0% to the main. 4. The development is subject to a wastewater system development charge (SDC) fee. The 2025 SDC fee for sewer is based on the size and number of new domestic water services to serve the project. The current sewer fee for a 1-inch meter install is $4,025.00 per meter. a. Credit will be applied for the (3) ¾” water meters that were decommissioned. b. The full schedule can be found here. 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 Emerald Highlands PRE25-000255 Page 4 of 6 September 4th, 2025 4 within the City’s Peak Rate Flow Control Standard (matching existing site conditions). The site falls within the East Lake Washington basin. 2. Drainage report and drainage plans based on 2022 RSWDM are required to be provided. 3. Storm drainage improvements along all public street frontages are required to conform to the City’s Street and stormwater conveyance standards. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM. New storm drains shall be designed to account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. All proposed stormwater facilities shall be designed in accordance with the current RSWDM at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for all proposed detention and/or water quality vaults. 5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit construction. 6. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 7. Erosion control measures to meet the City requirements shall be provided. 8. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals. The current City of Renton Standard details are available online at the City of Renton website here. 9. The development is subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. a. The 2025 Surface water system development fee is $0.94 per square foot, but not less than $2,350.00. b. Credit will be applied per single family residence that is demolished. c. The full schedule can be found here. TRANSPORTATION COMMENTS 1. To meet the City’s complete street standards and the Sunset Area Surface Water Master Plan for Kirkland Ave NE, a residential access street, half street improvements shall include a Emerald Highlands PRE25-000255 Page 5 of 6 September 4th, 2025 5 pavement width of 26 feet (13 feet from centerline), a 0.5-foot curb, a 12-foot bioretention planter strip, an 8-foot sidewalk, street trees and storm drainage improvements. a. This street is identified in the Sunset Area Surface Water Plan as a Green street. The required ROW width is 60 feet. The plan includes the following street section: 28’ paved width, 0.5-foot curb, 11.5’ rain garden, 5’ sidewalk, 1’ of clear space at back of walk, street trees and storm drainage improvements. No ROW dedication is required along Kirkland Avenue NE. i. Given that the curbline on the east side of Kirkland Ave NE has already been established and there is sufficient ROW from the existing face of curb to the Applicant’s property line to accomplish the necessary street section, a modification will be supported for an 11-foot travel lane measured from center of the existing 60-foot wide right of way (30-foot half street width), 0.5-foot curb, 10-foot bioretention planter strip, and 8-foot sidewalk. 2. Alley access is the preferred access for lots in the R-14 zone. The applicant would be required to dedicate the required alley right-of-way along the west property line. Minimum alley ROW is 16-ft. The applicant would be required to dedicate 16-ft of ROW along the west property line for the alley ROW. Applicant shall install a minimum of the required alley pavement width (12-ft). Additional pavement width may be needed for vehicular access into the site until such time as the remaining alley is developed as future development along the corridor occurs. 3. Street grades shall not exceed 15 percent. 4. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings. 5. Refer to City code 4-4-080 regarding driveway regulations: • Driveways shall be designed in accordance with City standard plans 104.1 and 104.2. • Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage. • The maximum width of a single loaded garage driveway is 9-feet and the maximum width of a double loaded garage driveway is 16-feet. If a garage is not present, the maximum driveway width is 16-feet. • Driveways shall not be closer than 5-feet to any property line. 6. Street lighting and street trees are required to meet current city standards. Lighting plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 7. A traffic impact analysis is required when the 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. The analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation. The study shall include trip generation and trip distribution for the project for both AM and PM peak hours. 8. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 9. The transportation impact fee is based on the type of land use. For each townhouse, the 2025 transportation impact fee is $6,987.79. Transportation impact fees are subject to change based on the year the building permit is applied for. a. The full schedule can be found here. Emerald Highlands PRE25-000255 Page 6 of 6 September 4th, 2025 6 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. 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. 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 each of the existing building. The demo permits shall be acquired through the building department. 8. Fees quoted in this document reflect the fees applicable in the year 2025 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000255 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 4, 2025 TO: Pre-Application File No. PRE25-000255 FROM: Valerie Porter, Senior Planner SUBJECT: Emerald Highlands 1501/1503 & 1507/1509 Kirkland Ave, Renton, WA 98056 Parcel Nos.: 7227801490 & 7227801495 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 west side of Kirkland Ave NE and consist of two (2) parcels: Parcel 1: 7227801490 and Parcel 2: 7227801495, totaling 24,360 square feet (0.56 acres) in size. Parcel 1, the most northern of the two, is approximately 12,285 square feet (0.28 acres) in size and Parcel two, located directly south of Parcel 1, is approximately 12,075 square feet (0.28 acres). The applicant proposes to subdivide the two parcels into 10 residential lots utilizing the unit lot subdivision provisions, and construct two separate structures each containing five (5) townhome units. According to City of Renton (COR) Map, regulated slopes are mapped on the project site. Current Use: Parcel 1 and Parcel 2 are both vacant sites following the completion of two (2) 2023 demolition permits (B23001119 and B23001117). 1. Zoning /Land Use Designation, and Overlays: The Comprehensive Plan designation for the site is Residential High Density (RHD), and it is located within the Residential-14 (R- 14) zoning designation. According to RMC 4-2-060, Uses Allowed in Zoning Designations, townhomes are a permitted use within the R-14 zone. A unit lot subdivision for 10 lots will require a neighborhood meeting, an approved Site Plan Review, and a Preliminary Plat reviewed by the Hearing Examiner. Emerald Highlands Page 2 of 7 September 4, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000255 2. Development Standards: The proposal is subject to RMC 4-2-110.B, Development Standards for Residential High Density Zones – Primary Structures, effective at the time of complete application. Density – The minimum density required in the R-14 zone is 7 dwelling units per net acre. The maximum density permitted is 14 dwelling units per net acre. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. The minimum lot density for the site is 4 units (7 units x 0.56 acres = 4 units) and the maximum number of units allowed on the site is 8 units (14 units x 0.56 acres = 8 units). The applicant is proposing to construct 10 dwelling units on a project site approximately 24,360 (0.56 acres) in size, which exceeds the maximum net density requirement. A lot is allowed to exceed the density standards if density bonus is utilized (RMC 4-9-065.D). Parcels located within the R-14 zone may have 30% above the maximum net density permitted by the RMC 4-2-100.B, Development Standards for Residential High Density Zones, if an affordable housing unit is provided. A density worksheet was not included with the pre-application submittal materials; therefore, staff was unable to verify compliance with the density requirements. A completed density worksheet would be required with the land use application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Minimum Lot Size, Width and Depth – The minimum lot depth in R-14 zone is 60 feet and the minimum lot width is 30 feet for interior lots and 40 feet for corner lots. Per RMC 4-7- 090, Unit Lot Subdivision, the entire parent site must meet all applicable development standards as though it were a standalone lot. According to the submitted plan, the proposal complies with the minimum lot width of 30 feet and minimum lot depth of 60 feet. Submitted plans would need to show compliance with the required lot size and dimensional standard with the land use application. 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- 14 zone are 15 feet for the front yard (except when all vehicle access is taken from an alley, then 10 feet), 10 feet for the rear yard, 4 feet for detached side yards, zero feet for attached side yards, and 15 feet for secondary front yards. As shown on the submitted site plan, the proposed buildings appear to be outside of any required setback area. However, building setbacks will be verified at the time of land use and building permit applications. Building Height and Impervious Surface Coverage – In the R-14 zone, the maximum wall plate height is 24 feet, increase up to 32 feet possible subject to administrative conditional use permit approval, and building may not exceed three (3) stories. Building elevations or floor plans were not submitted for review. The R-14 zone allows a maximum building coverage of 65% of the lot area and a maximum impervious surface area of 80%. The building height and coverage requirements would be verified at the time of a formal application submission. Emerald Highlands Page 3 of 7 September 4, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000255 3. Residential Design and Open Space Standards: All new residences within the R-14 zone are subject to the Residential Design Standards outlined in RMC 4-2-115, Residential Design and Open Space Standards. No building elevations were provided for review. Applications subject to the Residential Design and Open Space Standards must demonstrate compliance with the applicable standards at the time of submittal. 4. Refuse and Recycling Areas: According to RMC 4-4-090, Refuse and Recyclables Standards, residential developments must store refuse, recyclables, and compostables carts either within a garage, accessory structure, or outside. If carts are located within a garage, storage space must be appropriately sized to accommodate both vehicles and carts for refuse, recyclables, and compostables. Storage space for carts must measure at least two feet by six feet (2' x 6') floor area and sixty inches high. Indoor storage must be clearly identified on floor plans. If carts are located outside, the storage space must be at least two feet by six feet (2' x 6') in size and be located on the same lot as the dwelling. If the dwelling is part of a unit lot subdivision, storage may be located elsewhere on the parent site. 5. Landscaping: The proposal would be subject to the landscaping regulations in RMC 4-4- 070, Landscaping. All areas of the site not covered by structures, required parking, access, circulation or patios, must be landscaped. In addition, 10 feet of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. Street trees in the right-of-way planter are required. Trees within the right-of-way must be selected from the city’s Approved Tree List & Spacing Guidelines. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060, Street Standards. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect or other certified professional. 6. Significant Tree Retention: When significant trees (greater than 6-inch caliper or 8- caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120, Submittal Requirements – Specific to Application Type. 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, 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. Emerald Highlands Page 4 of 7 September 4, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000255 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 Tree retention standards shall be applied to the developable area of a property. A formal tree retention/planting plan and tree retention and tree credit worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. 7. Fences/Retaining Walls: If the project includes fencing or retaining walls, their locations must be clearly shown on the landscape plan and grading plan, including top of wall and bottom of wall elevations. Any retaining wall that is four feet or taller (measured from the footing to the top of the wall) will require a building permit. The maximum allowable height for fences and retaining walls is 72 inches, subject to additional height restrictions in setbacks and clear vision areas, as noted in RMC 4-4- 040D. If the proposal includes a fence on top of a retaining wall, please ensure the total combined height does not exceed the height limit for a standalone fence. The plans should also consider screening requirements for any fenced yard areas and ensure an adequate visual buffer. 8. Parking: The number of required parking spaces is based on land use. The proposed project is required to provide a minimum of 2 stalls per dwelling unit. However, 1 parking stall per dwelling unit may be permitted for 1 bedroom or less dwelling units. Emerald Highlands Page 5 of 7 September 4, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000255 The applicant must provide detailed parking information with the formal land use application, including stall dimensions, drive aisle measurements, and total parking calculations based on the actual square footage used for the mixed use. Bicycle parking must be provided at a rate of 10% of the number of required parking spaces. Depending on the scenario chosen and the total number of spaces, the applicant must ensure compliance with RMC 4-4-080F.11 for bicycle parking standards. The applicant will be required, at the time of formal land use permit application, to provide a plan showing bicycle parking locations and quantities. 9. Access/Driveways: New buildings or structures on a site require compliance with all applicable regulations outlined in RMC 4-4-080, Parking, Loading and Driveway Regulations. Per RMC 4-7-090C.2, each unit lot shall have direct vehicular access to either a public street or a unit lot drive. According to RMC 4-6-060K, Unit Lot Drives, each unit lot drive may serve up to nine (9) unit lots by an accessway that is a minimum of 16 feet wide. The provided site plan shows primary vehicular access to all 10 lots being gained from a 16-foot (16’) wide shared accessway that is connected to Kirkland Ave NE. The shared accessway is exceeding the number of lots that can be served by one accessway and not fully complying with road width requirements. Compliance with access requirements would be verified at the time of formal land use application. 10. Critical Areas: According to City of Renton (COR) Maps, regulated slopes are identified onsite. However, it is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal land use application. 11. Environmental Review: The proposal would be subject to Environmental (SEPA) Review, in accordance with the State Environmental Policy Act WAC 197-11-800, as the proposal includes constructing 10 attached dwelling units. Compliance with RMC 4-9-070 and WAC 197-11-800 will be reviewed at the time of formal land use application. 12. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the R-14 zone. 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 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 loading facilities, and illumination to ensure compatibility with potential future development. Decisional criteria for site plan approval are itemized in RMC 4-9-200.E.3. 13. Permit Requirements: The proposal will require an Environmental (SEPA) Review, Site Plan Review, Unit Lot Subdivision, Preliminary Plat approval by the Hearing Examiner, and a potential Conditional Use Permit to increase the maximum wall plate height up to 32 feet to allow for a third floor within the residences. All land use applications will be reviewed concurrently. The land use review would include public notice and a two-week public comment period. Once a complete application is submitted and all fees are paid, a decision can be issued in approximately 12 weeks. The 2025 application fees are as follows: SEPA Review is $1,856, Hearing Examiner Site Plan Review is $4,402, Preliminary Plat is $12,547, and Hearing Examiner Conditional Use Permit is $3,825. Emerald Highlands Page 6 of 7 September 4, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000255 A 5% technology fee would also be assessed at the time of land use application. Any modifications requested would require an additional $299 fee. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s Permit Center website. The city now requires electronic plan submittal for all applications. Building Permits – New construction will require building permits. If the project includes retaining walls, fences, or outdoor storage areas, separate permits may also be needed. Other Permits/Approvals – Additional permits may be required based on specific site improvements, such as sign permit, grading permits for significant site work, or right-of- way permits if street improvements are needed. The applicant should ensure that all application materials and required plans are submitted according to the City’s submittal requirements, and compliance with permit conditions and mitigation measures will be verified during the formal review process. Detailed information regarding the land use permit application submittal requirements can be found online under the Submittal Requirements documents. Other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. 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 II and Type III Land Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 16. Public Meeting: Please note a neighborhood meeting, according to RMC 4-8-090, is required for: a. Preliminary plat applications; b. Planned urban development applications; and 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. Emerald Highlands Page 7 of 7 September 4, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000255 17. Public Outreach Sign: Preliminary Plats 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 Fees: In addition to the applicable building and construction fees, impact fees would be required. Fees change periodically and the fees in effect at the time of building permit issuance would apply. For informational purposes, the 2025 impact fees are as follows: • A Fire impact fee 579.41; • A transportation impact fee 6,987.79; • Renton School District Impact Fee 3,268 (+5% administrative fee) unless an exemption can be made under RMC 4-1-190.I.1.a; and • Parks Impact Fee currently assessed at 2,222.84. A handout listing all of the City’s Development related fees is available for your review at https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=City ofRenton 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 Planner: Valerie Porter, Senior Planner, 425-430-7288, vporter@rentonwa.gov to submit prescreen materials and subsequent land use application. 20. Expiration: If approved, the 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 of the date of preliminary plat approval. One single-year extension may be granted to an applicant who files a written request with the Administrator at least 30 days before the expiration of the original life of the preliminary plat, provided the Administrator finds that the applicant has obtained issuance of a construction permit and has made sustained progress towards final construction, engineering, and surveying necessary to record a final plat. It is the applicant’s responsibility to monitor the expiration dates.