HomeMy WebLinkAboutPRE_PRE25-000213_Pre_App_Memo_Bambusa_Village_250911_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
Bambusa Village
1728 & 1734 Lake Ave S, Renton, WA 98055
PRE25-000213
September 11, 2025
Contact Information:
Planner: Ian Harris, 425-430-7286, iharris@rentonwa.gov
Public Works Plan Reviewer: Huy Huynh, 425-430-7384, hhuynh@rentonwa.gov
Fire Prevention Reviewer: Hugo Sotelo, 425-276-9587, hsotelo@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: August 27th, 2025
TO: Ian Harris, Planning
FROM: Hugo Sotelo, DFM
SUBJECT: Bambu Village 1 1728 Lake Ave S
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 town homes is 1,000 gpm minimum for dwellings up to
3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet,
a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is
required within 300 feet of the proposed buildings and two hydrants if the fire flow goes up to
1,500 gpm. Water availability appears to be adequate for the required GPM.
2. The fire impact fees are currently applicable at the rate of $421.98 per single dwelling
unit. This fee is paid upon building permit issuance. Credit is available for the removal of or
retention of the existing homes.
3. Separate plans and permits will be required if there is plan to remove the existing oil tank
found on the existing home.
3. An approved turnaround for Fire department apparatus access roadways is required for
dead end streets if they exceed 150- feet and are 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.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: September 8th, 2025
June 20, 2011
TO: Ian Harris, Planner
FROM: Huy Huynh, Civil Engineer
SUBJECT: Bambu Village
1728 Lake Ave S
PRE25-000213
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 #
3340401345 and 3340401346. The following comments are based on the pre-application submittal
made to the City of Renton by the applicant.
WATER
1. The project is within the City of Renton’s water service area in the West Talbot Hill 300 hydraulic
zone. The static water pressure is approximately 84 psi at ground elevation of 104.
2. There is an existing ¾ -inch water service and meter serving the existing site (facility ID number
LAT – 008176 and MTR-009733).
3. There is an existing 8-inch water main (see City water project plan no. W-319804) in Lake Ave S,
which can deliver a maximum flow rate of 2,000 gallons per minute (GPM).
4. There is one existing fire hydrants within 300 feet of the property. The applicant is showing the
removal of the existing fire hydrant and installation of a new hydrant which is conceptually
acceptable
o HYD-S-00137
5. Renton Regional Fire Authority has determined that the preliminary fire flow demand is 1,000
GPM minimum for dwellings up to 3,6000 square feet (including garage and basement). If the
dwelling exceeds 3,600 square feet, a minimum of 1,5000 GPM would be required.
6. Based on the review of project information submitted for the pre-application meeting, in order
to provide domestic and fire protection service to the development, developer constructed
improvements will include but are not limited to the items that follow:
a. Extension of on-site water mains within the new interior access roads. The sizing of
the new water mains shall be minimum 8-inch diameter, which can provide a
maximum flowrate limited to 1,250 gpm or an 10-inch main which can deliver 1,950
2
gpm. The water main extension shall extend to the limits of the access road with a
fire hydrant at installed at the end of the line and utility easement to be provided to
the city.
b. A 15-foot utility easement will be required for any water main and for related
appurtenances that are not located within the public right-of-way. One hydrant is
required within 300 feet of each new lot.
c. Installation of additional fire hydrants as required by the Renton Regional Fire
Authority. The final location and number of the hydrants shall be determined by the
Fire Authority based on the final site plan.
d. Installation of a “Storz” adapter on the existing hydrants, if they are not already
equipped with one.
e. Installation of a separate domestic water meter and service line (minimum 1-inch in
size) to each new home. The sizing of the domestic water meters shall be done in
accordance with Chapter 6 of Uniform Plumbing Code. A double check valve assembly
(DCVA) is required behind the domestic water meter if the buildings are 3-story or
more.
f. Installation of pressure reducing valve is required per COR std plan 340.5 and the
most recent Uniform Plumbing Code (UPC) since the water pressure exceeds 80 psi
g. Cut and cap existing ¾” water service at the main by City Forces. Installation of a 1-
inch water service and domestic water meter is required for each unit. The meter will
be installed by City forces and a water meter permit is required. The sizing of the
meter and of the private service line to the building shall be in accordance with the
most recent edition of the Uniform Plumbing Code (UPC). Water meters shall be
located in the driveways, and there is at least 3 feet of space between the back of the
meters to the face of the buildings to allow the connection of the private service lines
to the meters.
7. A conceptual utility plan will be required as part of the land use application for the subject
development.
8. Civil plans for the water main improvements will be required and must be prepared by a
registered professional engineer in the State of Washington. A civil plan showing the preliminary
water main extension shall be submitted with the land use application.
9. Adequate separation between utilities is required. Minimum separation between water and all
other utilities is 10-feet horizontal and 1.5-feet vertical.
10. The development is subject to applicable water system development charges (SDC’s) fee and
meter installation fees based on the number and size of the meters for domestic uses. 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.
a. The SDC fee for water is based on the size of the new domestic water meter(s) 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 is applicable.
Water service installation is $2,875.00 per 1-inch service line
c. Drop-in meter fee is $ 460 per 1-inch meter
d. A credit will be applied to the existing service if abandoned.
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e. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe
nton
SEWER
1. Sewer service is provided by City of Renton.
2. There is an existing 8’’ concrete gravity wastewater main located in Lake Ave S (see record S-
002208) The existing house is connected to a 6’’ concrete sewer stub (record drawing S-
002208).
3. Proposed sewer main improvements are required to be shown on the composite utility civil plan
submitted with the Land Use Application. The required improvements shall extend a new 8”-
inch sewer main through the new public street within the project site. Required extension of the
new public 8”-inch sewer main must be shown within the future public ROW and provide the
required sanitary sewer service to each new lot.
4. A minimum 15-foot utility easement will be required for any sewer main that is not located within
the public right-of-way.
5. The existing side sewer and sewer stub serving the subject parcel may be reused if deemed
acceptable and lined. If the existing side sewer stub will not be used, it will be required to be
capped and abandoned during site development. New side sewers and sewer stubs connected to
the new sewer main shall be installed to serve each individual property.
6. A conceptual utility plan will be required as part of the land use application for the subject
development.
7. 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
8. The development is subject to a wastewater system development charge (SDC) fee. SCD 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. Fees will be charged
based on the rate at the time of construction permit issuance.
a. The current sewer fee is $ 4,025.00 per 1-inch meter.
b. Final determination of applicable fees will be made after the water meter size has been
determined.
c. The developer will receive a credit for the existing homes if demoed.
d. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityo
fRenton
SURFACE WATER
1. There is a City of Renton 8-inch concrete stormwater main (record drawing D-212401) and a
18-inch polyethylene stormwater main located in Lake Ave S.
2. Refer to Figure 1.1.2.A – Flow Chart in the 2022 City of Renton Surface Water Manual (2022
RSWDM) to determine what type of drainage review is required for this site. A drainage study
complying with the 2022 RSWDM will be required. Based on the City’s flow control map, this site
4
falls within the Flow Control Duration Standard – Matching Forested Site Conditions. The site is
located in the Black River basin and Rolling Hills Creek sub basin.
3. Critical areas on-site that will potentially affect drainage review include landslide hazard areas,
coalmine hazard areas, and regulated slopes.
4. Drainage report and drainage plans based on 2022 RSWDM are required to be provided.
5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant
will be required to provide basic water quality treatment. Any proposed detention and/or water
quality vault shall be designed in accordance with the 2022 RSWDM. 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. Special inspection from the building department is
required.
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. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the
new runoff created by this development to the maximum extend 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.
8. A geotechnical report for the site is required and shall be submitted with the land use
application. Information concerning the soils, geology, drainage patterns, vegetation present,
water table and soil permeability, with recommendations of appropriate on-site BMP options
with typical designs for the site from the geotechnical engineer, shall be submitted with the
application. The geotechnical report should include an on-site infiltration test to clearly show if
the site is suitable or unsuitable for infiltration.
9. Erosion control measures to meet the City requirements shall be provided.
10. All work proposed outside of the applicant’s property will require a permanent drainage
easement to be provided to the City and a temporary construction easement prior to any
permits being issued.
11. 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:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton.
12. 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 per single family residence is
$2,350.00.
The full schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton
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TRANSPORTATION
1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions
exceed an overall valuation is greater than $175,000, the project site(s) shall be required to
meet the City’s Complete Streets Standards. The proposed project fronts Lake Ave S.
a. Lake Ave S is classified as a residential access street, with an existing right-of-way (ROW)
width of approximately 60-feet with an existing paved width of approximately 25-feet. To
meet the City’s complete street standards for Residential Access streets, a minimum ROW
width of 60-feet is required. Per RMC 4-6-060 half of street improvements as taken from
the road centerline shall be required and include a 32-foot paved road (16 feet each side),
a 10 foot travel lane in each direction, a 6-foot parking lane, a 0.5-foot curb, an 8-foot
planting strip, a 5-foot sidewalk, and 0.5-foot of clear zone behind back of walk. No
dedication will be required pending field survey.
2. Refer to City code 4-4-080 regarding driveway regulations:
a. 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.
b. 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.
c. Driveways shall not be closer than 5-feet to any property line.
3. Undergrounding of all exiting utilities is required on all frontages per RMC 4-6-090.
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. The new internal site street shall be designed in accordance with the residential access street
standards found in RMC 4-6-060. The minimum right of way width for a residential access street
is 53’. The minimum paved roadway width is 26’ which includes 2 – 10’ travel lanes and 1 – 6’
parking lane. A 0.5’ curb, 8’ planter, and 5’ sidewalk are required along both sides of the
roadway. Street grades shall not exceed 15%.
6. Street grades shall not exceed 15 percent.
7. Street lighting and street trees are required to meet current city standards. Lighting and
Photometric plans are required to be submitted with the land use application and will be
reviewed during the construction utility permit review.
8. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
9. The development is subject to transportation impact fees. Fees will be charged based on the
rate at the time of construction permit issuance.
a. Unless noted otherwise in the Fee Schedule, for a single-family dwelling, the 2025
transportation impact fee is $11,485.67.
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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. 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.
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.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2025\PRE25-000213
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. PRE25-000213
FROM: Ian Harris, 425-430-7286, iharris@rentonwa.gov
SUBJECT: Bambusa Village
1728 & 17XX Lake Ave S, Renton, WA 98055
Parcel Numbers: 3340401345 & 3340401346
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 two (2) subject properties of this project are located on the east side
of the public right-of-way at 1728 & 17XX Lake Ave S (APNs: 3340401345 & 3340401346
respectively). According to King County Department of Assessments, each property is
14,700 sq. ft. (0.34 acres), making the total area within the project scope 29,400 sq. ft. (0.67
acres). The applicant proposes to construct seven (7) cottage housing units and retain the
current existing single-family dwelling on 1728 Lake Ave S. According to City of Renton (COR)
Maps, high landslide hazards, high and moderate coalmine hazard areas, and regulated
slopes (>15% & <=25%) are mapped on the project site.
Current Use: The parcel at 1728 Lake Ave S contains a 2,320 sq. ft. single-family dwelling
built in 1963. The parcel at 17XX Lake Ave S is vacant.
1. Zoning /Land Use Designation, and Overlays: The Comprehensive Plan designation for
the site is Residential Medium Density (RMD), and it is located within the Residential-6
(R-6) zoning designation. According to RMC 4-2-060, Uses Allowed in Zoning
Designations, single-family, middle housing, and cottage housing are permitted
uses within the R-6 zone. Cottage house development shall be subject to the
standards of RMC 4-2-100G, Development Standards for Cottage House
Development. For example, an existing single-family home incorporated into a cottage
house development that does not meet the requirements of this subsection is allowed to
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remain on site. A unit lot subdivision is intended to allow the creation of unit lots for
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. Unit lot subdivisions of nine (9) or fewer unit lots is processed as short
subdivisions, and subject to all provisions of RMC 4-7-070, Detailed Procedures for Short
Subdivisions.
2. Development Standards: The proposal is subject to RMC 4-2-110A, Development
Standards for Residential Low Density And Medium Density Zones – Primary Structures,
effective at the time of complete application.
Density – The minimum net density required in the R-6 zone is three (3) dwelling units per
net acre. The maximum density permitted is six (6) 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. 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 applicant is proposing to construct seven (7) new cottage housing
units and retain one (1) existing single-family dwelling unit (Total # of units: 8) on a project
site approximately 29,400 sq. ft. (0.67 acres) in size. Based on the 0.67 gross site area,
the proposal for eight (8) dwelling units would result in a gross density of 11.9 du/ac (8
units / 0.67 acres = 11.9 du/ac) which exceeds the maximum density permitted in the R-
6 zone. A lot is allowed to exceed the density standards of the zone if density bonus is
utilized (RMC 4-9-065D). Cottage housing developments located within the R-6 zone may
have 2.5 times the number of lots identified in a pro forma subdivision plan, based on the
maximum net density permitted by the subject zone pursuant to RMC 4-2-110A,
Residential Development Standards.
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 and a pro forma subdivision plan 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-6 zone is 90 feet and
the minimum lot width is 60 feet for interior lots and 70 feet for corner lots. Per RMC 4-7-
090, Unit Lot Subdivisions, 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 60 feet and minimum lot depth of
90 feet. Submitted plans would need to show compliance with the required lot size
and dimensional standard with the land use application.
Cottage House Development Standards – Cottage house developments have specific
development standards which can be found in RMC 4-2-110G. Cottage house units are
limited to 1,500 sq. ft. in size. The minimum amount of cottages per cluster is 3 units, and
the maximum amount is 12. All units must be detached, with a minimum separation of 8
ft. The proposed development contains eight (8) cottages in a single cluster. This
requirement will be verified at the time of land use application.
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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-6
zone are 25 feet for the front yard, 25 feet for the rear yard, 15 ft combined for the side
yard (no less than 5 ft on either side), and 15 feet for secondary front yards. As shown on
the submitted site plan, the proposed Unit 1 and Unit A appear to be within the
required front setback area of 25 ft. However, building setbacks will be verified at
the time of land use and building permit applications.
Building Height and Impervious Surface Coverage – For cottage housing units, the
maximum wall plate height is 18 feet. However, roofs with a pitch equal to or greater than
4:12 may project an additional 6' vertically from the maximum wall plate height. Building
elevations or floor plans were not submitted for review.
The R-6 zone allows a maximum building coverage of 40% of the lot area and a maximum
impervious surface area of 55%. The building height and coverage requirements
would be verified at the time of a formal application submission.
Residential Design and Open Space Standards: All new residences within the R-6 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.
3. 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.
4. 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.
5. 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
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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.
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
The tree inventory provided by the applicant shows 26 trees to be removed, 10 trees
to be retained, and 80 new trees to be planted. 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.
6. 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
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additional height restrictions in setbacks and clear vision areas, as noted in RMC 4-4-
040.D.
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.
7. Parking: Parking requirements for cottage housing developments would be required to
comply with RMC 4-4-080F.10.e: a minimum and maximum of 1.6 parking spaces per
cottage house of 3 bedrooms or greater; 1.4 spaces per 2-bedroom cottage house; and
1.0 spaces per 1-bedroom cottage house or studio. In addition to the minimum parking
stalls required, a minimum 20% of the total number of required parking spaces in the
cottage house development shall be provided for guest parking and located in a common
area accessible by guests. The number of parking spaces required for cottage house
development may be averaged and dispersed within the parent site; provided, that at
least one parking space is provided for each unit lot. The applicant is proposing eight
(8) units within the development, with a varying number of stalls for each unit,
ranging from 1-to-3 stalls per unit. Based on the parking requirements detailed
above, the development would be required to have 13 stalls for the entire
development with at least 3 stalls provided for guest parking in a common area.
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.
8. 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 eight (8) unit lots
being gained from a 20-foot wide shared accessway that is connected to Lake Ave S.
Compliance with access requirements would be verified at the time of formal land
use application.
9. Critical Areas: According to City of Renton (COR) Maps, there are high landslide hazards,
high and moderate coalmine hazard areas, and regulated slopes (>15% & <=25%) on site.
Based on the presence of geological hazards on the site, the applicant shall submit a
geotechnical report with and associated Coal Mine Assessment for the site prepared by
a professional geotechnical engineer. The study shall demonstrate that the proposal will
not increase the threat of the geological hazard to adjacent properties beyond the pre-
development conditions, the proposal will not adversely impact other critical areas, and
the development can be safely accommodated on the site. In addition, the study shall
assess soil conditions and detail construction measures to assure building stability. The
report shall be submitted with the formal land use application. Per RMC 4-3-050 the city
will be requiring an independent secondary review of any valid geotechnical reports by a
qualified specialists selected by the city, at the applicant’s expense. It is the applicant’s
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responsibility to determine whether any other critical areas or environmental
concerns are present on the site prior to formal land use application.
10. Environmental Review: The proposal would be exempt from Environmental (SEPA)
Review, in accordance with WAC 197-11-800.
11. 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.
12. Permit Requirements: The proposal will require a preliminary short plat approval at the
administrative level. More information on the short plat process can be found at RMC 4-
7-070. All land use applications will be reviewed concurrently. The land use review would
include public notice and a two-week (14 day) public comment period. Once a complete
application is submitted and all fees are paid, a decision can be issued in approximately
8 weeks. The 2025 application fee for a preliminary short plat is $6,268.00, and the 2025
fee for a final short plat is $3,134.00. A 5% technology fee would also be assessed at the
time of land use application. Any modifications requested would incur 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.
13. 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. A preliminary short plat is a Type II Land
Use Permit, and thus requires a sign. 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.
14. Impact Fees: In addition to the applicable building and construction fees, impact fees
would be required. Fees change periodically and the fees in effect at the time of building
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permit issuance would apply. For informational purposes, the 2025 impact fees are as
follows:
• A Fire impact fee of $421.98 per detached dwelling;
• A transportation impact fee of $11,485.67 per detached dwelling;
• Renton School District Impact Fee of $1,003 per detached dwelling (+5%
administrative fee) unless an exemption can be made under RMC 4-1-190.I.1.a; and
• Parks Impact Fee currently assessed at $3,276.44 per detached dwelling.
A handout listing all of the City’s Development related fees is available for your review at
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=City
ofRenton
15. Expiration: If approved, the preliminary short 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 short 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 preliminary short plat
approval, 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.
16. 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: Ian Harris, Associate Planner, at iharris@rentonwa.gov to
submit prescreen materials and subsequent land use application.