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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 Li Townhomes 17023 108th Ave SE, Renton, WA 98055 PRE 25-000266 September 11, 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: August 22, 2025 TO: Clark Close, Planning Manager FROM: Hugo Sotelo, Deputy Fire Marshal SUBJECT: Li 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 fire flow requirement for the proposed building is calculated at the rate of 1,250 gpm. Two fire hydrants are required, one within 150 feet and one within 300 feet of each of the proposed building. It appears that there is one existing fire hydrants that are within the required distance, one additional fire hydrant shall be installed near the site, within 150 feet of the proposed building. Fire flows that exceed 2,500 gpm require a looped water main around the building. 2. Approved fire sprinkler systems are required throughout the building if they exceed the four-unit threshold. Separate plans and permits required by the fire department. 3. The fire impact fees are applicable at the rate of $579.41 per townhome unit. This fee is paid at building permit issuance. 4. Fire department apparatus access roadways are required to be a minimum of 20 feet wide fully paved, with 25 feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading. Access is required within 150 feet of all points on the buildings. Maximum fire apparatus access roadway grade allowed is 15 percent. The proposed hammer head turn around would be acceptable but not required as it does not exceed 150ft DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 10, 2025 June 20, 2011 TO: Jill Ding, Senior Planner FROM: Michael Sippo, Civil Engineer III SUBJECT: Li Townhomes 17023 108th Ave SE, Renton, WA PRE25-000266 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 # 0087100-0295. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. The subject development is within the water service area of Soos Creek Water and Sewer District. A water availability certificate from Soos Creek Water and Sewer District is required as part of the Land use Application 2. A copy of the water main improvements plans shall be submitted to the City of Renton as a part of the City’s Civil Construction permit. 3. The number and locations of fire hydrants shall be determined by the City of Renton Fire Department as part of the review of the project plans. SEWER COMMENTS 1. The subject development is within the water service area of Soos Creek Water and Sewer District. A sewer availability certificate from Soos Creek Water and Sewer District is required as a part of the Land use Application. 2. A copy of the sewer main improvement plans shall be submitted to the City of Renton as a part of the City’s Civil Construction permit. Li Townhomes_PRE25-000266 Page 2 of 5 September 10, 2025 2 3. If the existing homes on the sites are served by private on -site septic systems, the septic systems shall be abandoned in accordance with King County Department of Health regulations and Renton Municipal Code. 4. The development may be subject to King County Wastewater Treatment Division capacity charge. Information about the charge including rates may be found here: https://kingcounty.gov/en/dept/dnrp/waste-services/wastewater-treatment/sewer- system-services/capacity-charge/about SURFACE WATER 1. There is an existing 18” stormwater main located 108th Ave SE (see record drawing R-260308). 2. The Renton Subdivision project to the west recently installed a downstream bypass system that routes stormwater to 106th Ave SE (see record drawing R-404104). 3. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the City’s Flow Control Duration Standard Area matching Forested Conditions. The site falls within the Black River drainage basin and Panther Creek subbasin. The site does not fall within the City’s Aquifer Protection Area (APA). 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. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On -site BMPs shall be evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 6. 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 and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 7. A Construction Stormwater Permit from Department of Ecology may be required since clearing and grading of the site and frontage could potentially exceed one acre. Applicant must obtain permit and provide proof prior to Civil Permit issuance. 8. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and s lope 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. Any removal Li Townhomes_PRE25-000266 Page 3 of 5 September 10, 2025 3 of existing underground storage tanks and/or contaminated soils will be required to meet all local, State and Federal requirements. 9. Erosion control measures to meet the City requirements shall be provided 10. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are available online at the City of Renton website. 11. The 2025 Surface water system development fee is $0.94 per square foot of new impervious surface, but no less than $2,350.00. This is payable prior to issuance of the construction permit. This fee is subject to change based on the calendar year the construction permit is issued. Credit will be given for existing impervious surfaces. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=Cityof Renton TRANSPORTATION 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $175,000. The proposed project fronts 108th Ave SE to the East: a. 108th Ave SE is classified as Minor Arterial with an existing right of way (ROW) width ranging from of 60’ to 65’ as measured using the King County Assessor’s Map. Per RMC 4-6-060, to meet the City’s complete street standards for Minor Arterial streets, a minimum ROW width of 91 feet is required. Per City code 4 -6-060, half street improvements shall include a pavement width of 54 feet (27 feet from centerline including a new 5’ bike), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, 2-foot minimum clearance between sidewalk and property line, street trees and storm drainage improvements. Since the existing street width varies along the project frontage, the dedication of ROW fronting the site will vary from 12.5’ to 15.5’ depending on final survey. b. To the west, the Renton subdivision plat is installed a through road (SE 170th Pl). The proposed project can complete the remaining half-street by installing half-street improvements including 2-foot clear space from north property line to pavement, 26- foot pavement, 0.5-foot curb, 8-foot planter, and 5-foot sidewalk and 0.5-foot clear space behind the sidewalk. An additional dedication of 42-feet from the North property line is required (RMC 4-6-060.Q.2). c. Alternatively, the proposed plans indicate installation of a private internal access road. Private roads shall meet the requirements for fire truck turning and loading, see fire comments for additional details. A hammerhead turnaround shall be designed in accordance with City of Renton Fire Department standards . Emergency services access within 150 feet of all homes via a 20-foot paved roadway is required. As such, parking is not allowed along the internal access road proposed for the project. 2. On and off-site ADA, curbing, sidewalk and parking lot/drive-aisle 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 specificat ions are being met. 3. 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. Li Townhomes_PRE25-000266 Page 4 of 5 September 10, 2025 4 c. The width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns or the taper section. 4. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4- 6-090. 5. Street lighting is required for a project that consists of more than four (4) residential units. See RMC 4-6-060 for street lighting requirements. Lighting plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 6. 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. 7. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 8. The transportation impact fee is based on the type of land use. development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. a. Unless otherwise noted on the fee schedule, the 2025 transportation impact fee is $6,184.59 per new multifamily residence. b. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&rep o=CityofRenton 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 ins pector. 2. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 3. All 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 4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. Li Townhomes_PRE25-000266 Page 5 of 5 September 10, 2025 5 b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 6. 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 fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 11, 2025 TO: Pre-Application File No. PRE25-000266 FROM: Jill Ding, Senior Planner SUBJECT: Li Townhomes – 17023 108th Ave SE, Renton, WA 98055 APN 0087000295 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 e ncouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton. Project Proposal: The applicant is proposing the construction of four (4) townhome buildings on a property located at 17023 108th Ave SE (APN 0087000295). The project site is vacant and totals approximately 42,180 square feet (0.97 acres) in size and is within the Residential-14 (R-14) zoning designation. The site is designated Residential High Density (RHD) in the Comprehensive Plan. The proposed townhomes would include a total of 14 new dwelling units. A total of 31 parking spaces are proposed for the townhome units and guest parking. Vehicular access is proposed via a new dead end private driveway off of 108th Ave SE. According to City of Renton (COR) Maps, no critical areas are mapped on the site. Current Use: The subject property is currently vacant. 1. Zoning and Overlay Districts: The property is located within the Residential High Density (RHD) land use designation and the Residential-14 (R-14) zoning designation. Attached dwellings - townhouses are a permitted use within the R-14 zone. 1. Density: The minimum net density required in the R-14 zone is 7 dwelling units per net acre (du/ac) and the maximum net density permitted is 14 dwelling units per acre (du/ac). The Residential High Density Land Use designation is intended to create new units where access, topography, and adjacent land uses create conditions appropriate for a variety of housing unit types, or where there is existing multifamily development. Li Townhomes Page 2 of 7 September 11, 2025 The area of public and private streets (excluding alleys) and critical areas (excluding buffers) would be deducted from the gross site area to determine the “net” site area prior to calculating density. In order to calculate the proposed density of the project, any area of public road, private easement, and/or critical area dedication must be known. The gross site area is approximately 0.97 acres. Based on the 0.97 gross site area, the proposal for fourteen (14) dwelling units would result in a gross density of 14.4 du/ac (14 units / 0.97 acres = 14.4 du/ac). The proposed gross density of 14.4 du/ac would be within the density range permitted for the R-14 zone, however the applicant would be required to submit a density worksheet at the time of formal land use application demonstrating compliance with the net density requirements. A completed density worksheet would be required with the land use application. 2. Development Standards: The project is be subject to RMC 4-2-110B, “Development Standards for Residential High Density Zones” effective at the time of complete application (noted as “R-14 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size in the R-14 zone is 3,000 square feet. The minimum lot depth is 60 feet. The minimum lot width is 30 feet for interior lots and 40 feet for corner lots. The existing lot appears to comply with the lot dimensional requirements for the R-14 zone. 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 (10 feet when access taken from an alley), 10 feet for the rear yard, 4 feet for interior side yards (none for attached dwelling units), and 15 feet for secondary front yards. The proposed townhomes appear to meet the setback requirements for the R-14 zone. Building Height – The maximum wall plate height is 24 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. The pre-application materials did not indicate a proposal for building height expansion. An increase up to 32 ft. possible subject to administrative conditional use permit approval. Elevations were not provided with the preapplication materials; building height would be verified at the time of formal land use application. Building Coverage – The R-14 zone allows a maximum building coverage of 65% of the lot area. Building coverage requirements for the site would be verified at the time of formal land use application. Impervious Surface Area – The maximum impervious surface would be limited to 80%. Impervious surface requirements for the site would be verified at the time of formal land use application. 3. Residential Design and Open Space Standards: All new residential dwelling units in the R-14 zone 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. For Li Townhomes Page 3 of 7 September 11, 2025 example, site design requirements for townhomes in the R -14 zones would require 350 square feet of common open space for each unit in the development. Open space may not have a slope greater than 5%. Each ground-related dwelling shall have a private yard that is at least 250 square feet in size with no dimension less than eight feet (8') in width. An additional two hundred fifty (250) square feet of open space per unit shall be added to the required amount of common open space for each unit that is not ground related. An example of the residential design standard requirement includes building entry must take access from and face a street, park, common green, pocket park, pedestrian easement, or open space. Open space should be contiguous to the majority of t he dwellings in the development, accessible to all dwellings, and shall be at least thirty feet (30') wide. All site design, open space and residential design standards applicable to the R-14 zone would be verified at the time of formal land use application. 4. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening (see RMC 4-4-095). 5. Refuse and Recycling Areas: A minimum of one and one-half (1-1/2) square feet per dwelling unit in multi-family residences shall be provided for recyclables deposit areas. A minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit areas. Architectural design of any structure enclosing an outdoor refuse or recyclables deposit area or any building primarily used to contain a refuse or recyclables deposit area shall be consistent with the design of the primary structure(s) on the site as determined by the Administrator. Enclosures for outdoor refuse or recyclables deposit areas/collection points and separate buildings used primarily to contain a refuse or recyclables deposit area/collection point shall have gate openings at least twelve feet (12') wide for haulers. In addition, the gate opening for any separate building or other roofed structure used primarily as a refuse or recyclables deposit area/collection point shall have a vertical clearance of at least eleven feet (11'), but no more than fourteen feet (14'). Weather protection of refuse and recyclables shall be ensured by using weather-proofed containers or by providing a roof over the storage area. See RMC 4-4-090 for additional information and standards. Compliance with the refuse and recyclable standards for multi-family use must be demonstrated at the time of formal land use application. 6. 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 Li Townhomes Page 4 of 7 September 11, 2025 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. 7. 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 Li Townhomes Page 5 of 7 September 11, 2025 TREE SIZE TREE CREDITS Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non -native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 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. 8. 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. Li Townhomes Page 6 of 7 September 11, 2025 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. 9. Parking: Townhouse development requires two (2) onsite parking stalls per dwelling unit (RMC 4-4-080). Parking spaces within the garages shall be a minimum of 8’x20’. Please refer to Cl-188: Minimum Dimensions for Parking Stalls for parking stall and aisle width standards. Bicycle parking based on 0.5 spaces per one dwelling unit would be required for the project. The bicycle parking shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. Designated bicycle parking spaces within individual garages can count toward the minimum requirement. 10. Access/Driveways: Access to the site is proposed via a 20-foot wide dead end driveway access off of 108th Ave SE, which would terminate in a hammerhead turnaround. Driveways shall not be closer than five (5) feet to any property line. The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. Driveways exceeding 8% shall provide slotted drains at the lower end. 11. Critical Areas: No critical areas are mapped on the project site. 12. Environmental Review: The construction of nine (9) or more dwelling units on a project site would be subject to Environmental (SEPA) Review in accordance with WAC 197-11- 800. 13. Site Plan Approval: Any development in the R-14 zone 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 goals and policies. Site plan review analyzes elements including, but n ot 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 f uture development. Decisional criteria for site plan approval are itemized in RMC 4-9-200E.3. 14. Permit Requirements: The proposed project would require Administrative Site Plan Review and Environmental (SEPA) Review. The applications would be submitted concurrently 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 $1,856 for Environmental (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 Li Townhomes Page 7 of 7 September 11, 2025 permit application submittal requirements can be found on the Administrative Site Plan Review 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. 15. 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. 16. 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. 17. 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. b. A Parks Impact Fee assessed at $2,531.21 per each new townhome with 3 or 4 units. c. A Fire Impact Fee assessed at $579.41 per each new townhome. d. A Renton School District Impact Fee assessed at $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. 18. 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. 19. Expiration: Once the Site Plan application has been approved, the applicant has two (2) years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. The approval body that approved the original application may grant a single two-year extension. The approval body may require a public hearing for such extension. It is the applicant’s responsibility to monitor the expiration dates.