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HomeMy WebLinkAboutPRE25_000275_PreApplication_Meeting_Summary_Staff_Comments_250917DEPARTMENT 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 NE 12th St Townhomes 3401 NE 12th St (APN 0923059124) PRE 25-000275 September 18, 2025 Contact Information: Planner: Mariah Kerrihard, 425-430-7238, mkerrihard@rentonwa.gov Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@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: September 8th 2025 TO: Mariah Kerrhard, Associate Planner FROM: Hugo Sotelo, DFM SUBJECT: CW Design 3401 NE 12th St. 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 3,500 gpm. Four new fire hydrants are required, one within 150 feet and three within 300 feet from each of the proposed buildings. A looped water main is required for 2,500gpm and greater. Fire Sprinklers may be installed to reduce the fire flow requirements to 2,500gpm and thus only require three new fire hydrants, one within 150ft and the other two within 300 ft. of all buildings. It appears the fire hydrant located on NE 12th street would be within the 300 ft. requirement. The potential installation of the fire sprinkler system could eliminate the looped water main requirement. 2. The fire impact fees are currently applicable at the rate of $421.98 per single family unit and or duplexes. 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 required to be a minimum of 20 feet wide and fully paved, with 25 feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading. Access is required within 150 feet of all points on the buildings. Approved turnarounds are required for dead end roads that exceed 150 feet. Maximum fire apparatus access roadway grade allowed is 15 percent. Based on the drawing submitted no fire department turn-around would be required. 4. Per question 3. for rated wall assemblies contact the building department. THE DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 18th, 2025 TO: Mariah Kerrihard, Associate Planner FROM: Yong Qi, Civil Engineer III SUBJECT: NE 12th St Townhomes 3401 NE 12th St PRE25-000275 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) 0923059124. 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 Highlands 565 Pressure Zone. 2. The static water pressure is approximately 54 psi at ground elevation of 440-feet. There is an existing 8-inch (asbestos-cement) water main located in NE 12th St that can deliver a maximum flow capacity of 2500 gpm (see water plan no. W-14180D). The City’s water utility is planning on replacing the existing 8-inch A.C. water main in NE 12th St with a new 12-inch ductile iron water main. The new 12- ich water main will be able to deliver 5,000 gpm. It is anticipated that the construction of the new water main will be completed within the next 2 years 3. There is one existing ¾-inch domestic water lateral and meter (facility ID number LAT-011315 and MTR-009717) serving parcel 0923059124. 4. There is one existing fire hydrant within 300-feet of all points of the property (Hydrant ID HYD-NE- 00028) 5. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the fire flow requirement for the proposed building is 3,500 gpm. Four new fire hydrants are required, one within 150 feet and three within 300 feet from each of the proposed buildings. A looped water main is required for 2,500gpm and greater. Fire Sprinklers may be installed to eliminate the looped water main requirement, and reduce the fire flow requirements to 2,500 gpm and thus only require three new fire hydrants, one within 150ft and the other two within 300 ft. of all buildings. 6. Based on the information provided with the pre-application submittal documents, the following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to the items that follow. • A water main extension is required: i. If fire flow is 2,500 gpm, a minimum 10-inch dead-end water main is required to be installed within the access road and turnaround. The 10-inch water main can deliver a maximum capacity of 1,950 gpm. ii. If fire flow is 3,500 gpm, a looped 8-inch water main is required. It appears from the provided site plan does not have adequate room for a looped water main around the buildings. • A 15 feet wide public water easement is required for any public water main, hydrants and water meters located outside City right-of-way. A minimum 10-foot setback is required from the building foundation to the new water main • Installation of a separate water service (minimum 1-inch) and meter for each 4-plex unit. The sizing of the meter shall be in accordance with the most recent edition of the Uniform Plumbing Code. All residential domestic water meters shall have a double check valve assembly (DCVA) installed behind the meter on private property if the building has 3 stories or more and/or if a residential fire sprinkler system is used. Water meters shall not be located in the driveways, and that 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 line to the meters. • Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. • Installation of off-site and on-site fire hydrants, as required. The location and number of hydrants will be determined by the Fire Authority based on the final fire flow demand and final site plan. • Installation of a “Storz” adapter on the existing hydrants if they are not already equipped with one. 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 per 1-inch service. • Water service installation charges for each proposed domestic water service are 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://edocs.rentonwa.gov/Documents/DocView.aspx?id=11438465&dbid=0&repo=Cityof Renton Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an 8-inch clay gravity wastewater main located in NE 12th St (record drawing S-141806). 3. There is an existing 4-inch concrete side sewer and sewer stub connected directly to existing manhole MH0917 with an inside drop. The existing service shall be removed. 4. A public sewer main extension serving all subject parcels and structures is required. The sewer main shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 5. A minimum of 15 feet wide public sewer easement is required for any public main located outside City right-of-way. Each townhome unit shall be served with a sewer stub and side sewer in accordance with COR std. plan 406.1, 406.2 and RMC 4-6-080. 6. A conceptual utility plan will be required as part of the land use application for the subject development. 7. 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. • A credit will be given if the existing sewer stub is cut and capped. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11438465&dbid=0&repo=Cityof Renton Surface Water 1. There is currently no storm system fronting the parcel. An extension of the storm system will be required along NE 12th St. 2. 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 project is in the City’s Peak Rate Flow Control (Matching Existing) Standard. The site falls within the East Lake Washington drainage basin. 3. Critical areas on site that may impact surface water review include: landslide hazard (offsite but within 200 feet of the proposed parcel). 4. 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 5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. 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. 6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 7. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented 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. 8. Erosion control measures to meet the City requirements shall be provided. 9. 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 is charged per square foot of new impervious surface at $0.94 per square foot, but not less than $2,350. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11438465&dbid=0&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 NE 12th St to the North and private property on all other sides. • NE 12th St is classified as a Collector Arterial street. To meet the City’s complete street standards for Collector Arterial streets with 2 lanes a minimum ROW width of 83 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a minimum 46 foot paved road (23 feet each side consisting of a 10 foot travel lane, 5 foot bike lane, and 8 foot parking lane), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk and storm drainage improvements. Dedication of approximately 11.5 feet will be required pending final survey. 2. Refer to City code 4-4-080 regarding driveway regulations. • A minimum separation of 5-feet is required between driveway and the property line. • Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. • The maximum driveway width shall not exceed 40% of the street frontage and no driveway shall exceed 30-feet in width. 3. Street lighting is required for projects that consists of 4 or more residential units. 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 construction permit issuance. • The 2025 transportation impact fee is $6,987.79 per townhome unit. 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. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right- of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. 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. 4. 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: https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=968701 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2024 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000275 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. 25-000275 FROM: Mariah Kerrihard, Associate Planner SUBJECT: NE 12th St Townhomes – 3401 NE 12th St (APN 0923059124) 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 applicant is proposing a residential townhome development on the project site. The project site is located at 3401 NE 12th St (APN 0923059124) and the parcel is 26,140 square feet (0.60 acres) in size. The parcel is located within the Residential Multi- Family (RMF) zoning classification, Urban Design District B, and the Residential High Density (RHD) land use designation. According to the submitted materials the proposal would include three (3) separate townhome residential structures with four (4) residential units per building structure resulting in a total of twelve (12) units total on the project site. The parcel currently contains eleven (11) trees. The proposed site plan will retain three existing trees and remove the remaining trees. Access to the site is proposed via NE 12th St. According to the City of Renton (COR) mapping the site is not mapped with any critical areas. Current Use: According to the applicant the property is currently developed with a 990 sq ft one-story single-family home built in 1938. 1. Zoning /Land Use Designation, and Overlays: The property is located within the Residential High Density (RHD) land use designation, the Residential Multi-Family (RMF) zoning designation, and Urban Design District B. Attached dwellings – townhouses are a permitted use within the RMF zone, provided specified use(s) shall be subject to the standards of RMC 4-2-115. 2. Development Standards: The project is subject to RMC 4-2-110B, “Development Standards for Residential High Density Zoning Designations” effective at the time of complete application (noted as “RMF standards” herein). NE 12th St Townhomes Page 2 of 10 September 17, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000275 Individual unit lots created for townhouses and cottage house developments are exempt from the following standards of RMC 4-2-110A, Development Standards for Residential Zoning Designations (Primary and Attached Accessory Structures): maximum net density, minimum lot size, minimum lot width, minimum lot depth, yard setbacks, maximum building coverage, and maximum impervious surface area. Density – The density range allowed in the RMF zone is a minimum of 10.0 to a maximum of 20.0 dwelling units per net acre (du/ac). The area of public and private streets and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. Public alleyways are not deducted from the gross site area. For Unit Lot Subdivisions, the density of the parent site shall not exceed the maximum net density of the zone. Only one (1) dwelling unit shall be located on a unit lot. A completed density worksheet would be required with the land use application. Minimum Lot Size, Width and Depth – There is no minimum lot size requirement in the RMF zone. The minimum lot depth is 50 feet for townhouse developments. The minimum lot width for townhouse developments is 25 feet for interior lots and 30 feet for corner lots. Submitted plans would need to show compliance with the required lot size and dimensional standard with the land use application. Building Coverage – The RMF zone allows a maximum building coverage of 70% of the lot area for townhouse development. Building coverage requirements for the townhomes would be applicable to the parent site as a whole and would be verified at the time of formal land use application and building permit review. Compliance would be verified at the time of building permit review. 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 RMF zone are 15 feet for the front yard (except when all vehicle access is taken from an alley, then it is 10-feet), 10 feet for the rear yard, 5 feet for unattached side yards and 0 feet for attached side yards, and 15 feet for secondary front yards. Individual units lots would be exempt from compliance with the setback requirements, setbacks for the proposed townhomes would be applicable to the parent site as a whole (as though it were a standalone lot). Compliance with setbacks would be verified at the time of formal land use application. Building Height and Impervious Surface Coverage – The maximum wall plate height is 32 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. Elevations were not provided with the preapplication materials; building height would be verified at the time of land use application. Impervious Surface Area - The maximum impervious surface would be limited to 75% of the parent parcel. Impervious surface requirements would be applicable to the NE 12th St Townhomes Page 3 of 10 September 17, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000275 parent site as a whole and would be verified at the time of formal land use application and building permit review. The building height and coverage requirements would be verified at the time of formal application. Maximum Number of Units per Building – N/A for any allowed attached dwellings in the RMF zone. 3. Unit Lot Subdivision Standards: Parent sites developed or proposed to be developed with attached townhouse dwellings may be subdivided into unit lots and the remainder of the parent site shall be platted as one or more tracts. Any private open space or private amenities for a dwelling unit shall be provided on the same unit lot as the dwelling unit. The density of the parent site shall not exceed the maximum net density of the zone. Only one dwelling unit shall be located on a unit lot. The parent site would need to comply with all development standards as though it were a standalone lot. Please see RMC 4-7-090 for additional requirements and regulations for unit lot subdivisions. Exceptions for Individual Unit Lots – Individual unit lots created for townhouses, middle housing, or cottage house development are exempt from the following standards of RMC 4-2-110B, Development Standards for Residential High Density (Primary Structures). The parent site would be subject to compliance with the minimum lot size, width, and depth requirements of the RMF zone. Unit lot subdivisions are intended to allow the creation of unit lots for townhouse, middle housing, and cottage house development through established subdivision procedures while generally only applying development standards to the parent site as a whole rather than to individual unit lots. Drainage – Make adequate provision for drainage ways, streets, alleys, other public ways, water supplies and sanitary wastes. 4. Residential Design and Open Space Standards: All new townhouse units in the RMF zone would be subject to the Residential Design Standards outlined in RMC 4-2-115. Residential Design Review occurs as part of the Site Plan Review. For 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 developments of more than four structures shall incorporate a variety of home sizes, lot sizes, and unit clusters. Building entries 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 the dwellings in the development, accessible to all dwellings, and shall be at least twenty feet (30') wide. All site design, open space, and residential design standards would be verified at the time of formal land use application. 5. Refuse and Recycling Areas: Multi-family residences using thirty-five (35) gallon garbage carts or smaller must be provided either within the garage or outside. Storage NE 12th St Townhomes Page 4 of 10 September 17, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000275 within a garage must be appropriately sized to accommodate both vehicles and refuse and recycling carts. Storage space for carts must measure at least two feet by six feet (2’ x 6’) floor area and sixty inches (60”) high. This space must be identified on floor plans. Storage located outside must measure at least two feet by six feet (2’ x 6’) in size and be located on the same lot as the dwelling in a side or rear yard. Outdoor storage must be adequately screened from public view, made of wood, masonry, or ornamental metal. 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. See RMC 4-4-090 for additional information and standards. Compliance with the refuse and recyclable standards would be verified at the time of formal land use application. All site design, open space, and residential design standards applicable to the RM- F zone would be verified at the time of site plan review. 6. Landscaping: Except for 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. Individual unit lots are exempt from the following subsections of Section 4-4-070, Landscaping but instead are applied to the parent site for unit lot subdivisions: a. RMC 4-4-070F1, Street Frontage Landscaping Required; b. RMC 4-4-070F2, Street Trees and Landscaping Required Within the Right-of-Way on Public Streets; and c. RMC 4-4-070F3, Front Yard Trees Required When Street Trees Are Not Located Within the Right-of-Way Abutting a Front Yard. Stormwater Facility Perimeter Landscaping: A landscaping strip with a minimum fifteen feet (15') of width shall be located on the outside of the perimeter fence, unless otherwise determined through the site plan review or subdivision review process. NE 12th St Townhomes Page 5 of 10 September 17, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000275 Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. A conceptual landscape plan demonstrating compliance with the landscape standards shall be submitted at the time of land use application. 7. Significant Tree Retention: Application materials identify that there are mature trees on the site. 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 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 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 NE 12th St Townhomes Page 6 of 10 September 17, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000275 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. 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/Retaining Walls: If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A wall taller than four feet requires a building permit. Fences up to six-feet in height are permitted in the rear yard and side yard; fences up to four feet are permitted in the front yard. Any part of a yard that is within a clear vision area has a limited fence height of 42 inches. 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. New or existing fencing would need to comply with the fence requirements of the code (RMC 4-4-040). 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. 9. Parking: Townhouse development requires a minimum and maximum of two (2) onsite parking stalls per dwelling unit. Parking spaces within the garages shall be a minimum of 8’x20’. Parking stalls within garages may count toward minimum requirements. The applicant must provide detailed parking information with the formal land use application, including stall dimensions, drive aisle measurements, and total parking calculations based on the actual square footage used for the mixed use. One-half (0.5) bicycle parking space is required per each dwelling unit. Spaces shall meet the requirements of RMC 4-4-080F.11.c, Bicycle Parking Standards. Compliance with this requirement would be verified at the time of formal land use application. 10. Access/Driveways: The proposed access is shown as a driveway off NE 12th St for the project site. The maximum width of single loaded garage driveways shall not exceed nine NE 12th St Townhomes Page 7 of 10 September 17, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000275 feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Driveways shall not be closer than five feet (5') to any property line. Maximum driveway slopes shall not exceed 15 percent; provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff entering the garage/residence or crossing any public sidewalk. If the grade exceeds 15%, a variance is required. Driveways shall not be closer than five feet (5’) to any property line except as allowed per RMC 4-4-080I.9, Joint Use Driveways. The parent site shall have direct vehicular access to a public street. Each unit lot shall have direct vehicular access to either a public street or a unit lot drive, in conformance with RMC 4-6-060K, Unit Lot Drives. In accordance with RMC 4-7-150E.5, 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. Please revise the proposed layout to provide an alley loaded access to the proposed townhomes. Alternatively, in accordance with RMC 4-6-060K, unit lot drives may be constructed to serve unit lot subdivisions. Each unit lot drive may serve up to nine (9) unit lots. Each unit lot drive shall be accessed by a public street. The design of each unit lot drive shall meet the following standards: a. Roadway Width: The paved roadway shall be a minimum of sixteen feet (16') wide; the Fire Department may require the paved roadway to be up to twenty feet (20') wide. b. Curb: Except for points of ingress/egress, curb shall be installed along the perimeter of the roadway. c. Landscaping Strip and Sidewalk: There shall be an eight foot (8') wide landscaping strip between the curb and a five foot (5') wide sidewalk along one side of the unit lot drive. The applicant shall demonstrate compliance with access standards at the time of formal short plat application. Compliance with individual driveway and parking standards would be verified at the time of building permit review. 11. Urban Design Regulations: Compliance with Urban Design Regulations, District ‘B’, is required. The land use application shall provide a written narrative to identify how the project meets each applicable urban design regulation. Please refer the standards in their entirety at RMC 4-3-100. The following bullets are some, but not all, of the guidelines and standards outlined in the regulations. 12. Critical Areas: Per COR Maps, critical areas or their associated buffers are not located on the site. It is the applicant’s responsibility to ascertain whether any critical areas or environmental concerns are present on the subject property prior to development and/or construction 13. Environmental Review: The construction of nine (9) dwelling units or more on a project site requires Environmental (SEPA) Review in accordance with WAC 197-11-800. 14. Subdivision: Unit lot subdivisions of greater than nine (9) unit lots shall be processed as a preliminary plat and are subject to all provisions of RMC 4-7-080, Detailed Procedures for Subdivisions, unless otherwise specified by this Section. NE 12th St Townhomes Page 8 of 10 September 17, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000275 15. Site Plan Approval: Unit lot subdivisions shall be subject to RMC 4-9-200, Master Plan and Site Plan Review. The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project compatibility with the physical characteristics of a site and with the surrounding area. Site plan review ensures quality development consistent with City goals and policies. Site plan review analyzes elements including, but not limited to, site layout, building orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering, parking and loading facilities, and illumination to ensure compatibility with potential future development. Decisional criteria for site plan approval are itemized in RMC 4-9-200E.3. 16. Waiver 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. 17. Permit Requirements: The proposed project would require Environmental (SEPA) Review, Site Plan Review, Unit Lot Subdivision, and Preliminary Plat approval by the Hearing Examiner. All land use applications would be processed concurrently within an estimated time frame of 12 weeks. The 2025 application fees are as follows: SEPA Review is $1,856, Hearing Examiner Site Plan Review is $4,402, and Preliminary Plat is $12,547. A 5% technology fee would also be assessed at the time of land use application. Any modifications requested would require an additional $299 fee. All fees are subject to change. In addition to the required land use permits, separate construction and building permits would be required. Detailed information regarding the land use permit application submittal requirements can be found on the Administrative Site Plan Review and the Preliminary Plat Submittal Requirements checklists. Other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. A Final Plat application, and its associated fee, will be required following construction of the subdivision’s infrastructure. In addition to the required land use permits, separate construction and building permits would be required. For unit lot subdivisions, construction may commence upon approval of a site plan and issuance of a building permit prior to final subdivision approval and recording if all applicable permits and approvals have been obtained by the applicant. However, no dwelling unit or unit lot may be sold, transferred, occupied or conveyed prior to final subdivision approval and recording. 18. Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 19. Public Meeting: Please note a neighborhood meeting, according to RMC 4-8-090, is required for: NE 12th St Townhomes Page 9 of 10 September 17, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000275 a. Preliminary plat applications; b. Planned urban development applications; and c. Projects estimated by the City to have a monetary value equal to or greater than ten million dollars ($10,000,000), unless waived by the Administrator. The intent of this meeting is to facilitate an informal discussion between the project developer and the neighbors regarding the project. The neighborhood meeting occurs after a pre-application meeting and before submittal of applicable permit applications. The public meeting shall be held within Renton city limits, at a location no further than two (2) miles from the project site. 20. Public Outreach Sign: Preliminary Plats require the applicant to install a public outreach sign. Public outreach signs are intended to supplement information provided by public information signs by allowing an applicant to develop a personalized promotional message for the proposed development. The sign is also intended to provide the public with a better sense of proposed development by displaying a colored rendering of the project and other required or discretionary information that lends greater understanding of the project. 21. Impact Fees: In addition to the applicable building and construction fees, impact fees would be required. Fees change periodically and the fees in effect at the time of building permit issuance would apply. For informational purposes, the 2025 impact fees are as follows: a. 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 and $3,276.44 per each new detached dwelling unit. 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 all of the City’s Development related fees is available for your review at https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11713108&dbid=0&repo=C ityofRenton. 22. 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 Mariah Kerrihard, Associate Planner, at 425-430-7238 or mkerrihard@rentonwa.gov to submit prescreen materials and subsequent land use application. 23. Expiration: Upon approval, preliminary plat approval shall lapse unless a final plat based on the preliminary plat, or any phase thereof, is recorded with the King County Recorder within five (5) years from the date of preliminary plat approval. One single year extension may be granted to an applicant who files a written request with the Administrator at least thirty (30) days before the expiration of the original life of the preliminary plat, provided the Administrator finds that the applicant has obtained issuance of a construction permit and has made sustained progress towards final construction, engineering, and surveying NE 12th St Townhomes Page 10 of 10 September 17, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000275 necessary to record a final plat. It is the applicant’s responsibility to monitor the expiration dates.