Loading...
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 Riu Development 13012 80th Ave S, Renton, WA 98178 PRE 25-000273 September 18, 2025 Contact Information: Planner: Jill Ding, 425-430-6598, jding@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 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: September 5th, 2025 TO: Jill Ding, Senior Planner FROM: Hugo Sotelo, DFM SUBJECT: RUI Development 13012 80th Ave S. 1. The fire flow requirement for a single-family home is 1,500 gpm. A minimum of two fire hydrants is required, both within 300 feet of the proposed buildings. 2. The fire impact fees are currently applicable at the rate of $421.98 per single family unit. This fee is paid at building permit issuance. Credit will be provided for any homes removed or retained. 3. Fire department apparatus access roadways are adequate from existing city streets. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 18, 2025 TO: Jill Ding, Planner FROM: Huy Huynh, Civil Engineer SUBJECT: Riu Short Plat 13012 80th Ave S PRE24-000388 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(s) 2144800325. 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 Hill 495 Pressure Zone. 2. The static water pressure is approximately 93 psi at ground elevation of 280 feet and 84 psi at ground elevation 300. 3. There is an existing 6-inch water main located in 80th Ave S that can deliver a maximum flow capacity of 1,000 GPM (see water plan No. W-036804). 4. There is an existing 8-inch water main located in S 130th St that can deliver a maximum flow capacity of ,500 GPM (see water plan No. W-282901). • There is an existing ¾ water service and meter (MTR-00664 & LAT-005247) connected to the existing 8” water main in S 130th St. 5. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for single-family 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. 6. Based on the information provided with the pre-application submittal documents, Renton Regional Fire Authority (RRFA) has determined that the preliminary fire flow demand for the development ranges from 1,000 gpm to 1,500 gpm depending on the size of the buildings. The following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to the items that follow. • The existing 6-inch water main in 80th Ave S must be replaced with a new 8-inch water main from the intersection of S 130th St to the extents of the proposed development along 80th Ave S. The applicant can request a latecomer agreement to recoup their cost from future development that can benefit from the new water main. • Installation of additional fire hydrant(s) as required by RRFA. A minimum of one fire hydrant is required within 300 feet of the proposed buildings and two fire hydrants if the fire flow goes up to 1,500 GPM. • Installation of a “Storz” adapter on the existing hydrants if they are not already equipped with one. • Installation of a separate water service (minimum 1-inch) and meter for each new home. The sizing of the meter shall be in accordance with the most recent edition of the Uniform Plumbing Code. Installation of the service and water meter shall be done by City forces per COR std pln 320.1 if the meter is connected to an existing water main, a separate water permit is required. Water meters will not be located within driveways. • A pressure reducing valve is required downstream of the any meters where the water pressure exceeds 80 psi. • Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable per COR Std Plan 340.8. 7. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix K of the City’s 2019 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is installed inside a steel casing. 8. A conceptual utility plan will be required as part of the land use application for the subject development. 9. 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. Fees will be charged based on the rate at the time of construction permit issuance. • The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $5,025.00 per 1-inch service. • Water service installation charges for each proposed domestic water service is applicable. Water Service installation is $2,875.00 per 1-inch service line. • Drop-in meter fee is $400.00 per ¾-inch meter and $460.00 per 1-inch meter. • If abandoned, a water system redevelopment credit will apply for the existing meter. • The full fee schedule can be found at: https://rentonwa.gov/city_hall/finance/budget Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an 8-inch gravity wastewater main located in 80th Ave S (see record drawing S-28290A). 3. There is an 8-inch gravity wastewater main located in S 130th St (see record drawing S-28290C). 4. Individual sewer stubs from the sewer main and individual side sewers are required for each lot. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details (existing stub may be reused if a CCTV inspection is approved by the Wastewater Utility department). Side sewer connections shall be made at the 8-inch gravity wastewater main located in 80th Ave S. 5. A conceptual utility plan will be required as part of the land use application for the subject development. 6. Applicant shall abandon the existing septic system in accordance with Section 1119 of the current Uniform Plumbing code and Section (RCM 4-040 I.6) of the City Code. 7. First time connections to sanitary sewers in King County, including Renton’s Sewer Service Area, are subject to a sewage treatment capacity charge. (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. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 2025 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. • The current sewer fee is $4,025.00 per 1-inch meter • Final determination of applicable fees will be made after the water meter size has been determined. • This parcel is within the 80th Ave South Special Assessment District for sanitary sewer (district #0023). The assessment would be $11,608.84 per unit. • The full fee schedule can be found at: https://rentonwa.gov/city_hall/finance/budget Surface Water 1. There is an existing stormwater ditch located in 80th Ave S that connects to a catch basin located at the southwest corner of the parcel. 2. Any new on or off-site drainage systems must be designed in accordance with Chapter 4 of the 2022 RSWDM. 3. Critical areas on site that may affect stormwater review include regulated (steep) slopes. 4. 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 Flow Control Duration Standard Matching Forested Site Conditions. The site falls within the West Lake Washington – Seattle South drainage basin and West Hill sub basin. 5. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details are available online in the City of Renton website https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton 6. 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 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. 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 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. 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 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. 9. Erosion control measures to meet the City requirements shall be provided. 10. The development falls within the R-8 zone which has a maximum impervious surface area of 65% per lot, and maximum building coverage of 50% per lot. 11. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance. • The current SDC fee for a single family residence is $2,350 per lot. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&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 80th Ave S to the west, S 130th St to the north, and private property on all other sides. • 80th Ave S is classified as a Residential Access street. Existing ROW width is 60 feet per the King County Assessors Map. Existing improvements include a paved roadway of approximately 22 feet with the remainder unimproved. 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. • S 130th St is classified as a Residential Access street. Existing ROW width is 60 feet per the King County Assessors Map. Existing improvements include a paved roadway of approximately 22 feet with the remainder unimproved. 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. Undergrounding of all existing utilities is required on all frontages per RMC 4-6-090. 3. Street lighting and street trees are required to be installed by the developer and must 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. 4. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 5. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. • The 2025 transportation impact fee is $12,208.54 per single family home. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof Renton General Comments 1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. 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 construction utility 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 shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Fees quoted in this document reflect the fees applicable in the year 2025 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 18, 2025 TO: Pre-Application File No. 25-000273 FROM: Jill Ding, Senior Planner SUBJECT: Riu Development – 13012 80th Ave S, Renton, WA 98178 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 subject property is located at 13012 80th Ave S (APN 2144800325) at the southeast corner of S 130th St and 80th Ave S. The project site totals 22,667 square feet (0.52 acres) in area and is currently developed with a single-family home and a detached accessory structure (garage) which are proposed for removal. The site has a Comprehensive Plan Land Use of Designation of Residential Medium Density (RMD) and a zoning designation of Residential-8 (R-8). The applicant is proposing to subdivide the project site into four (4) lots for the future construction of single family residences with attached accessory dwelling units (ADUs). Access to the site is proposed via residential driveways off 80th Ave S, however the applicant is also proposing to retain the existing driveway curb cut off S 130 th St for Lot A. According to the Geotechnical Assessment, the property is mapped with sensitive slopes, erosion hazard areas, high landslide hazard areas, low seismic hazard area, and a stream buffer from a Type Np stream located off-site to the east. Current Use: The project site is currently developed with a 1,580 sq. ft. single-family home and a detached 480 sq. ft. garage, which are proposed for removal. 1. Zoning /Land Use Designation, and Overlays: The subject property is located within the R-8 zoning classification. The density range allowed in the R -8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per one net acre. The Residential Medium Density (RMD) Land Use designation Apply to areas that can support high-quality, compact, urban development with access to urban services, transit, and infrastructure, whether through new development or through infill development. Detached single family Riu Development Page 2 of 7 September 18, 2025 residential dwelling units are permitted uses within the R-8 zoning designation. Two (2) accessory dwelling units (ADUs) are allowed per legal lot as an accessory use to a principal dwelling, subject to RMC 4-2-110C. The area of public and private streets (including driveway tracts and private access easements) and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. The proposal for four (4) lots would result in a gross density of 7.69 dwelling units per acre (4 lots / 0.52 acres = 7.69 du/ac). The project would need to meet density requirements using “net” square footage, following the deduction of any required right-of-way or critical areas. A Density Worksheet demonstrating compliance with the net density requirements would be required at the time of formal short plat application. 2. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Single Family Zoning Designations” effective at the time of complete application (noted as “R-8 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size in the R-8 zone is 5,000 sq. ft. The minimum lot width is 50 feet for interior lots and 60 ft. for corner lots and the minimum lot depth is 80 feet. Additionally, the subdivision regulations require new residential lots to contain a minimum width at their foremost points (where the front property line meets ROW or private access) of no less than 80-percent of the required lot width and no new lots shall have a depth-to-width ratio greater than four to one. As shown on the table below, the proposed lots would have the following dimensions: Width Depth Area Lot A 60.1’ 100’ 6,000.5 sq. ft. Lot B 50’ 100’ 5,000 sq. ft. Lot C 50’ 100’ 5,000 sq. ft. Lot D 66.7’ 100’ 6,680 sq. ft. It appears that Lots C and D would include the wetland/stream buffer area within their lots, which is not permitted. The wetland/stream buffer would need to be within a separate Native Growth Protection Area (NGPA) tract and record a permanent and irrevocable covenant running with the land or deed restriction on the property title of any critical area management tract or tracts created as a condition of a permit. Such covenant or deed restriction(s) shall prohibit development, alteration, or disturbance within the tract except for purposes of habitat enhancement as part of an enhancement project which has received prior written approval from the City, and from any other agency with jurisdiction over such activity. A covenant running with the land shall be placed on the tract restricting its separate sale. Each abutting lot owner or the homeowners’ association shall have an und ivided interest in the Riu Development Page 3 of 7 September 18, 2025 tract. All other lots appear to comply with the minimum lot size, width and depth requirements of the R-8 zone. Building Standards – The R-8 standards allow a maximum building coverage of 50% of the lot area. The maximum impervious coverage in the R -8 zone is 65%. Compliance with the maximum building and impervious surface coverage requirements for the R-8 zone would be verified at the time of formal building permit application. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the R -8 zone are: Front yard: 20 feet for the primary structure, except when all vehicle access is taken from an alley, then 15 ft; Rear yard: 25 feet; Side yards: 5 feet; and Secondary Front yard: 15 feet. Corner lots required to have a front yard and a secondary front yard are relieved of the requirement to have a rear yard; in place of a rear yard setback, the side yard setback of the zone shall apply. Compliance with the setback requirements for the proposed residences would be verified at the time of formal building permit application. 3. Residential Design and Open Space Standards: All single family residences would be subject to the Residential Design Standards for the R -8 zone, outlined in RMC 4-2-115. Residential Design Review occurs as part of the Building Permit Review. 4. Landscaping: With the exception of critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6- 060, Street Standards. Street trees and, at a minimum, groundcover are to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right- of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. 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 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 Riu Development Page 4 of 7 September 18, 2025 Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, properties subject to an active land development permit shall comply with minimum tree credit retention requirements of a minimum of 30 credits per net acre. Tree credits encourage re tention 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 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 o r 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 Riu Development Page 5 of 7 September 18, 2025 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 4-4-130H1e 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. If any trees are located onsite, 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. 6. Fences/Retaining 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 or grading plan. 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. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-040. It appears retaining walls would be proposed along the joint property lines. Compliance regarding the proposed retaining walls would be verified at the time of formal land use application. 7. Access/Driveways/Parking: Access to the site is proposed via residential driveways off 80th Ave S, however the applicant is also proposing to retain the existing driveway curb cut off S 130th St for Lot A. In accordance with the driveway standards, RMC 4-4-080I, the maximum width of single loaded garage driveways shall not exceed 9 feet and double loaded garage driveways shall not exceed 16 feet. Compliance with driveway standards would be verified at the time of building permit review. Each lot is required to accommodate off street parking for a minimum of two vehicles. A minimum of one space is required for each ADU. Alley access is the preferred street pattern for all new residential development except in the Residential Low Density land use designation (RC, R-1, and R-4 zones) and the R-6 zone. All new residential development in an area that has existing alleys shall utilize alley access. New residential development in areas without existing alleys shall utilize alley access for interior lots. If the developer or property owner demonstrates that alley access is not practical, the use of alleys may not be required. Conformance with access and parking requirements would be reviewed at the time of formal land use application. 8. Critical Areas: According to the Geotechnical Assessment, the property is mapped with sensitive slopes, erosion hazard areas, high landslide hazard areas, low seismic hazard area, and a stream buffer from a Type Np stream located off-site to the east. A standard stream study would be required to be prepared by a qualified biologist and submitted with the land use application. Stream buffers are required to be protected within a Native Growth Protection Area (NGPA) tract. Riu Development Page 6 of 7 September 18, 2025 In addition, due to the presence of geological hazards, a geotechnical study would be required at the time of building permit application. The study shall specifically address if the proposal will not increase the threat of the geological hazard to adjacent or abutting properties beyond pre-development conditions; and the proposal will not adversely impact other critical areas; and the development can be safely accommodated on the site. It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal land use application. PLEASE NOTE, the City is currently in the process of updating its critical areas regulations. It is anticipated that the new regulations would be adopted by the end on 2025. 9. Environmental Review: Short Plats are generally exempt from State Environmental Policy Act (SEPA) review; however, the project would be subject to Environmental Review as it appears that a stream buffer is located on the property. 10. Permit Requirements: The proposal would require Preliminary Short Plat approval and Environmental (SEPA) Review. All applications would be reviewed concurrently within an estimated timeframe of six to eight weeks. The 2025 fees would total is $8,530.20 ($6,268 Preliminary Short Plat + $1,856 SEPA + $406.20 Technology Fee). Any modifications requested would be an additional $313.95 ($299 plus a 5% Technology Surcharge Fee). All fees are subject to change. Detailed information regarding the land use permit application submittal requirements can be found on the Short Plat Submittal Requirements. 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. 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. 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. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 13. Impact Fees: In addition to the applicable building and construction fees, impact fees would be required. The fee in effect at the time of residential building permit issuance will apply. For informational purposes, the 2025 impact fees are as follows: • A Transportation Impact Fee assessed at $11,485.67 per each new detached dwelling unit and $5,742.84 per new ADU. • A Parks Impact Fee assessed at $3,276.44 per each new detached dwelling unit and $1,638.22 per each new ADU. Riu Development Page 7 of 7 September 18, 2025 • A Fire Impact Fee assessed at $421.98 per each new detached dwelling unit and $210.99 per each new ADU. • A Renton School District Impact Fee assessed at $1,003 (plus a 5% processing charge) per each new detached dwelling unit and $501.50 per each new ADU. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. 14. 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 to submit prescreen materials and subsequent land use application. 15. Expiration: Upon approval, the Preliminary Short Plat is valid for five years with a possible one year extension (RMC 4-7-070M). It is the applicant’s responsibility to monitor the expiration dates.