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HomeMy WebLinkAboutPRE_PRE25-000278_PreApp Memo_505 Burnett Ave_250925DEPARTMENT 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 Burnett Townhome Project 505 Burnett Ave S Renton, WA 98057 PRE25-000278 September 25, 2025 Contact Information: Planner: Valerie Porter, 425-430-7288, vporter@rentonwa.gov Public Works Plan Reviewer: Huy Huynh, 425-430-7384, hhuynh@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies to engineers, architects, and contractors who will work on the project. You will need to submit an PDF copy of this packet when you apply for land use and/or environmental permits. When the project application is ready for submittal, you may email the project planner to start the prescreen process. Similarly, you may contact the assigned planner if there are any questions regarding submittal requirements. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: September 17, 2025 TO: Valerie Porter, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Burnett Avenue Triplex 1. The preliminary fire flow requirements is 2,000 gpm. Two fire hydrants are required. One within 150 feet and one within 300 feet of the proposed buildings. There appears to be one existing fire hydrant within 300 feet of the front of the rear most building. One new fire hydrant will be required to be installed within 150 feet of the front/east side of the proposed triplex. 2. The fire impact fees are applicable at the rate of $579.41 per townhome unit. This fee is paid at building permit issuance. 3. Fire department apparatus access roadways are adequate from Burnett Avenue South. The fire department cannot access this structure through the alleyway as it does not meet the minimum 20 feet width requirement and all new addresses shall be off of Burnett Avenue South. AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 25th, 2025 TO: Valerie Porter, Planner FROM: Huy Huynh, Civil Engineer SUBJECT: Burnett Triplex Parcel 7839300110 PRE25-000278 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) 7839300110. 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 Valley 196 hydraulic zone. The static water pressure is approximately 71 psi at ground elevation of 32’. 2. There is an existing ¾ -inch water service and meter serving the existing site (facility ID number LAT – 015146 and MTR-015516). 3. There is an existing 6-inch water main (see City water project plan no. W-115608) in Burnett Ave S, which can deliver a maximum flow rate of 1,250 gallons per minute (GPM). 4. There are three existing fire hydrants within 300 feet of the property o HYD-S-00351 o HYD-S-00076 o HYD-S-00255 5. 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: o The preliminary fire flow requirement is 2,000 GPM. Two fire hydrants are required. One within 150 feet and one within 300 feet of the proposed buildings. One new fire hydrant will be required to be installed within 150 feet of the front/east side of the proposed triplex. o Installation of a “Storz” adapter on the existing hydrants if they are not already equipped with one. o The sizing of the proposed water meters shall be in accordance with the most recent edition of the Uniform Plumbing Code. Installation of the service and water meters shall be done by City Forces per COR Std Plan 320.1. Water meters will not be located within driveways. o Installation of a separate water service (minimum 1-inch) and meter for each new townhome. The existing ¾” water meter and service may be re-used for one of the duplex units if sized in appropriately in accordance with the most recent edition of the Uniform Plumbing Code. o Installation of the proposed water service sand fire hydrant lateral shall be within a common trench o A double check valve assembly (DCVA) shall be installed behind the meter on private property City Standards if a fire sprinkler system is installed. o Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable per COR Std Plan 340.8. 6. A conceptual utility plan will be required as part of the land use application for the subject development. 7. Adequate separation between utilities is required. Minimum separation between water and all other utilities is 10-feet horizontal and 1.5-feet vertical. 8. 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. e. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=City ofRenton Sanitary Sewer 1. Sewer service is provided by City of Renton. 2. There is an existing concrete gravity wastewater main located in Burnett Ave S (no record drawing). There is an existing 8” PVC sewer main located in the alley (see record drawing S- 272222) There are two existing 6” sewer stubs serving the current parcel (facility ID SLAT- 11401 and SLAT-11399) respectively. 3. Individual sewer stubs from the sewer main are required for each building and individual side sewers are required for each unit. The HOA shall maintain all sewer stubs while the homeowners shall maintain the individual side sewer. Sewer connection shall be made at the 8” PVC sewer main located in the alley. 4. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details (existing tub may be reused if a CCTV inspection is approved by the Wastewater Utility department). No side sewers allowed under buildings (walls and roofs) 5. A conceptual utility plan will be required as part of the land use application for the subject development. 6. 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 7. 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 service. d. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo= CityofRenton Surface Water 1. There is an existing 12-in public surface water main located in the alley (see record drawing S- 272222) 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 site falls within the City’s Flow Control Duration Standard Matching Forested Existing Peak. The site falls within the Black River drainage basin. 3. 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 4. On site critical areas that effect stormwater review includes seismic, Aquifer Protection Area Zone 2. Stormwater open conveyance systems, such as ditches and channels, and water quality facilities may require a liner per Sections 6.2.4 and 1.2.4.3 of the 2022 RSWDM. 5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide water quality treatment. If 50% or more of the runoff that drains to any proposed water quality facility is from single family (including triplex) land use, then the Baseic WQ menu shall be used for this facility. If 50% or more of the runoff that drains to nay proposed water quality facility is from multifamily land use (triplex and greater), then the Enhanced Basic WQ menu shall be used for this facility. 6. 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-14 zone which has a maximum impervious surface area of 80% per lot. 11. A construction stormwater permit from the Department of Ecology is required if clearing and grading of the site exceeds one acre. 12. 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 $0.94 for every sqft of new impervious surface, no less than $2,350. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017- 2018%20Fee%20Schedule.pdf Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $175,000. The proposed project fronts Burnett Ave S to the East. • Burnett Ave S is is classified as a classified as a Collector Arterial with an existing right of way (ROW) width of 40’ as measured using the King County Assessor’s Map. To meet the City’s complete street standards for Collector Arterial Street, the minimum ROW width required on a 2-lane collector street is 83 feet with 30 feet wide travel width, 8 feet wide paved parking width on both sides, 0.5 feet wide curbs, 8 feet wide landscaped planter, 8 feet wide sidewalks, and 2 feet clearance at back of sidewalks. i. CED staff in conjunction with Transportation Division concurrence has previously determined a street section for Burnett Ave S between S 5th St to S 7th St that includes a pavement width of 20 feet, 5-foot landscape strip, 8-foot sidewalk with 2’ of clear space behind walk. Dedication of approximately 3-feet is required pending final survey • There is an alley located in the back of the parcel with an existing ROW width of 16’. No dedication is anticipated 2. Street lighting is not required along all public street frontages for projects with less than four (4) homes. 3. All existing and proposed utility lines along the property frontage must be relocated underground per RMC 4-6-090. 4. Refer to City code 4-4-080 regarding driveway regulations: • Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage. • The maximum width of a single loaded garage driveway is 9-feet and the maximum width of a double loaded garage driveway is 16-feet. If a garage is not present, the maximum driveway width is 16-feet. • Driveways shall not be closer than 5-feet to any property line. 5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 6. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of construction permit issuance. • Unless noted otherwise in the Fee Schedule, for a townhome unit, the 2025 transportation impact fee is $6,987.79 per dwelling 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. H:\CED\Planning\Current Planning\Admin Docs\templates\Staff Report Templates DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 25, 2025 TO: Pre-Application File No. PRE25-000278 FROM: Valerie Porter, Senior Planner SUBJECT: Burnett Townhome Project 505 Burnett Ave S, Renton, WA 98057 Parcel No.: 7839300110 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 505 Burnett Ave S (Parcel No.: 783900110) and is 9,600 square feet (0.22 acres) in size. The site is currently developed with an existing single-family home and a detached garage that will be demolished. The applicant would like to convert the existing home into a duplex and add a triplex to the existing lot for a total of five (5) dwelling units. According to the City of Renton (COR) maps, the site is located within a high seismic hazard area and the Downtown Wellhead Protection Area Zone 2. Current Use: The site is currently developed with an existing single-family residence and a detached garage. 1. Zoning /Land Use Designation, and Overlays: The Comprehensive Plan designation for the site is Residential High Density (RHD), and it is located within the Residential-14 (R- 14) zoning designation. According to RMC 4-2-060, Uses Allowed in Zoning Designations, townhomes are a permitted use within the R-14 zone. 2. Development Standards: The proposal is subject to RMC 4-2-110B, Development Standards for Residential High Density Zones – Primary Structures, effective at the time of complete application. Density – The minimum density required in the R-14 zone is 7 dwelling units per net acre. The maximum density permitted is 14 dwelling units per net acre. Net density is Burnett Townhome Project Page 2 of 6 September 25, 2025 H:\CED\Planning\Current Planning\Admin Docs\templates\Staff Report Templates calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. The minimum lot density for the site is 2 dwelling units per net acre (7 dwelling units x 0.22 acres = 2 dwelling units) and the maximum number of units allowed on the site is 3 dwelling units per net acre (14 dwelling units x 0.22 acres = 3 dwelling units). The maximum density may be increased in the R-14 zone when it is in conformance with affordable housing, assisted living facilities, or cottage housing. For example, a density bonus may be granted for affordable housing at 30% above the maximum net density permitted by the subject zone. A density bonus may be granted for developments that satisfy the criteria and standards of RMC 4-9-065, Density Bonus Review. A density worksheet was not included with the pre-application submittal materials; therefore, staff was unable to verify compliance with the density requirements. A completed density worksheet would be required with the land use application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Minimum Lot Size, Width and Depth – The minimum lot depth in R-14 zone is 60 feet and the minimum lot width is 30 feet for interior lots and 40 feet for corner lots. The minimum lot size for a detached dwelling is 3,000 square feet and attached dwelling units do not have a size requirement. According to the submitted plan, the proposal complies with the minimum lot width of 30 feet and minimum lot depth of 60 feet. Submitted plans would need to show compliance with the required lot size and dimensional standard with the land use application. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the R- 14 zone are 15 feet for the front yard (except when all vehicle access is taken from an alley, then 10 feet), 10 feet for the rear yard, 4 feet for detached side yards, zero feet for attached side yards, and 15 feet for secondary front yards. As shown on the submitted site plan, the proposed buildings appear to be outside of any required setback area. However, building setbacks will be verified at the time of land use and building permit applications. Building Height and Impervious Surface Coverage – In the R-14 zone, the maximum wall plate height is 24 feet, increase up to 32 feet possible subject to administrative conditional use permit approval, and building may not exceed three (3) stories. Building elevations or floor plans were not submitted for review. The R-14 zone allows a maximum building coverage of 65% of the lot area and a maximum impervious surface area of 80%. Elevations were not submitted for city review. The building height and coverage requirements would be verified at the time of a formal application submission. Maximum Number of Units per Building – Per RMC 4-2-110B, Development Standards for Residential High Density Zones – Primary Structures, the maximum number of units per building is 6 units. The site plan shows no more than 3 units in one building, which complies with the Development Standards. Compliance will be verified at the time of a formal application submission. Burnett Townhome Project Page 3 of 6 September 25, 2025 H:\CED\Planning\Current Planning\Admin Docs\templates\Staff Report Templates 3. Residential Design and Open Space Standards: All new residences within the R-14 zone are subject to the Residential Design Standards outlined in RMC 4-2-115, Residential Design and Open Space Standards. No building elevations were provided for review. Applications subject to the Residential Design and Open Space Standards must demonstrate compliance with the applicable standards at the time of submittal. 4. Refuse and Recycling Areas: According to RMC 4-4-090, Refuse and Recyclables Standards, residential developments must store refuse, recyclables, and compostables carts either within a garage, accessory structure, or outside. If carts are located within a garage, storage space must be appropriately sized to accommodate both vehicles and carts for refuse, recyclables, and compostables. Storage space for carts must measure at least two feet by six feet (2' x 6') floor area and sixty inches high. Indoor storage must be clearly identified on floor plans. If carts are located outside, the storage space must be at least two feet by six feet (2' x 6') in size and be located on the same lot as the dwelling. 5. Landscaping: The proposal would be subject to the landscaping regulations in RMC 4-4- 070, Landscaping. All areas of the site not covered by structures, required parking, access, circulation or patios, must be landscaped. In addition, 10 feet of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. If frontage improvements are required, street trees in the right-of-way planter would be required. Trees within the right-of-way must be selected from the city’s Approved Tree List & Spacing Guidelines. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060, Street Standards. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect or other certified professional. 6. Significant Tree Retention: Aerial view of the project site shows there may be 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, 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 Burnett Townhome Project Page 4 of 6 September 25, 2025 H:\CED\Planning\Current Planning\Admin Docs\templates\Staff Report Templates TREE SIZE TREE CREDITS New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Tree retention standards shall be applied to the developable area of a property. A formal tree retention/planting plan and tree retention and tree credit worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. 7. Screening: Screening is required for all surfaces-mounted and rooftop utility and mechanical equipment as per RMC 4-4-095, Screening and Storage Height/Location Limitations. The proposal should include elevations and details of the methods used for screening any equipment if applicable. Screening measures should address visual impact reduction for areas where vehicles or contractor equipment may be stored. Compliance would be verified during the formal land use review process. 8. Fences/Retaining Walls: If the project includes fencing or retaining walls, their locations must be clearly shown on the landscape plan and grading plan, including top of wall and bottom of wall elevations. Any retaining wall that is four feet or taller (measured from the footing to the top of the wall) will require a building permit. The maximum allowable height for fences and retaining walls is 72 inches, subject to additional height restrictions in setbacks and clear vision areas, as noted in RMC 4-4- 040D. If the proposal includes a fence on top of a retaining wall, please ensure the total combined height does not exceed the height limit for a standalone fence. The plans should also consider screening requirements for any fenced yard areas and ensure an Burnett Townhome Project Page 5 of 6 September 25, 2025 H:\CED\Planning\Current Planning\Admin Docs\templates\Staff Report Templates adequate visual buffer. For additional information about fences and retaining walls, please refer to retaining wall standards outlined under RMC 4-4-040. 9. Parking: The number of required parking spaces is based on land use and location. According to RMC 4-4-080F.10.e, Parking Spaces Required Based on Land Use, attached dwellings in the R-14 zone require a minimum and maximum of 1.6 parking spaces per 3- bedroom or large dwelling unit; 1.4 parking spaces per 2-bedroom dwelling unit; and 1.0 parking space per 1-bedroom or studio dwelling unit. In addition to the minimum parking stalls required, a minimum 10% of the total number of required parking spaces shall be provided for guest parking and located in a common area accessible by guests. A plan showing parking locations and quantities was not provided for city review. Bicycle parking must be provided for all residential developments that exceed five (5) residential units. 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. 10. Access/Driveways: No driveway shall be constructed in such a manner as to be a hazard to any existing street lighting standard, utility pole, traffic regulating device, fire hydrant, abutting street traffic, or similar devices or conditions. 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. Compliance with access and driveway requirements would be verified at the time of land use application. 11. Critical Areas: The city’s GIS shows the site is located within a high seismic hazard area and the Downtown Wellhead Protection Area Zone 2. Due to the presence of geological hazards, a geotechnical study may 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. 12. Environmental Review: The construction of less than nine (9) dwelling units on a project site is exempt from Environmental (SEPA) Review in accordance with WAC 197-11-800. 13. Site Plan Approval: Per RMC 4-9-200, site plan review is exempt due to the project being a SEPA exempt development. 14. Permit Requirements: The proposed project will require a civil construction permit and a building permit. Detailed information regarding permits can be found on the City’s Permit Services website. If the project includes retaining walls, fences, or outdoor storage areas, separate permits may also be needed. When ready to apply for permits, contact the City of Renton Permit Services at PermitTech@rentonwa.gov. 15. 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 Burnett Townhome Project Page 6 of 6 September 25, 2025 H:\CED\Planning\Current Planning\Admin Docs\templates\Staff Report Templates permit issuance would apply. For informational purposes, the 2025 impact fees are as follows: • A Fire impact fee is assessed at $579.41 per each new multi-family. • A transportation impact fee is assessed at $6,987.79 per each new townhome. • Renton School District Impact Fee is assessed at $3,268 (+5% administrative fee) per multi-family or duplex. • Parks Impact Fee currently assessed at $2,659.70 per duplex or $2,531.21 per each new multi-family with 3 or 4 dwelling unit. 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. 16. Next Steps: When the formal building application materials are complete, the applicant shall contact the Permit Center at permittech@rentonwa.gov in order to apply. 17. Expiration: Once the Building Permit has been issued, the Building Permit is valid for a period of 18 months from the date of issuance, unless an extension is granted by the Building Official. It is the applicant’s responsibility to monitor the expiration dates.