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HomeMy WebLinkAboutPRE_PRE25-000295_Pre-App Memo_Sekhon SF_250930_FinalDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov PREAPPLICATION MEETING FOR Sekhon Single-Family 1402 N 28th St Renton, WA 98056 PRE25-000295 October 2, 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). AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 30th, 2025 TO: Valerie Porter, Planner FROM: Huy Huynh, Civil Engineer II SUBJECT: 1402 N 28th St 1402 N 28th St PRE25-000295 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 3342103289. 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 435 Pressure Zone. The existing static water pressure is 98 psi at ground elevation of 208. 2. The project is located within the Wellhead Protection Area Zone 2. 3. There is an existing 12-inch water main located in N 28th St that can deliver a maximum flow capacity of 4000 gpm (water project plan no. W-218001). There is an existing dead end 8-inch water main located in private access tract that can deliver a maximum flow capacity of 1250 gpm (water project no. W-383001) 4. There is an existing 3/4-inch water meter (MTR-011110) and service (LAT-009756) for the existing house. 5. Based on Renton Regional Fire Authority’s review comments on the submitted information for the pre-application, the preliminary fire flow demand for the development is 1,000 gpm 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 is required. Additional information is required to determine the fire flow requirements as well as any new fire hydrant needed. 6. A minimum one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. 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. • There is an existing fire hydrant in the southwest corner of the site along N28th St (Hydrant ID no. HYD-N-00321) 7. Installation of a “Storz” adapter on the existing hydrants if they are not already equipped with one. 8. A separate water service (1-inch) and meter is required for each lot. Water meters 2” in size or less will be installed by City forces and a water meter permit is required for each meter and service line installation. The sizing of the meter and of the private service line to the buildings shall be in accordance with the most recent edition of the UPC. Meters shall be placed in landscape strip and within the ROW. Meters shall not be installed within driveways. 9. A private owned pressure reducing valve (PRV) will be required for each new unit as the static pressure of the proposed development exceeds 80 psi. Applicant to confirm if there is an existing PRV of the existing SFR. If the existing PRV is damaged or broken, it will be replaced with a new one. 10. A conceptual utility plan will be required as part of the land use application for the subject development. 1. 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 in meter. • Water service installation charges for each proposed domestic water service is applicable. Water Service installation is $2,875 per 1 in meter. • Credit will be given for the existing meter if demoed. • Drop-in meter fee is $460 per 1” meter. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof Renton Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an existing 12-inch gravity wastewater main located in N 28th St (record drawing S-143305). There is an existing 8-inch gravity wastewater main located in private access tract (record drawing S- 383003) 3. There is an existing 6-inch stub fronting the parcel (record drawing S-143305 ). 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 the location is suitable, a CCTV inspection is approved by the Wastewater Utility, and a liner installed if the wastewater utility determines one is needed. 5. All new side sewer stubs shall be a minimum of 6”. All side sewers shall flow by gravity to the main at a minimum slope of 2%. 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 SDC 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. • Credit will be given for the existing stubs if cut and cap. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof Renton Surface Water 1. There is no public stormwater main fronting the parcel. There is a private stormwater main located in the private access tract to the West of the parcel (record drawing R-383006) 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 East Lake Washington Basin – South Kennydale subbasin. 3. Critical area onsite will affect drainage includes APA Zone 2. In zone 2 of the City’s Aquifer Protection Area (APA) stormwater open conveyance systems, such as ditches and channels, and water quality facilities may requires and liner per section 6.2.4 of the 2022 RSWDM. 4. Based on the City’s flow control map, the site falls within the City’s Peak Rate Flow Control Standard area Matching existing site conditions. 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. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 8. 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 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. 9. 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. 10. Erosion control measures to meet the City requirements shall be provided. 11. The development falls within the R-8 zone which has a maximum impervious surface area of 65% per lot. 12. A Construction Stormwater Permit from Department of Ecology is required if land disturbance of the site exceeds one acre. If required, applicant must obtain permit and provide proof prior to Civil Permit issuance. 13. The development maybe subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. a) The current SDC fee is $0.94 for every square foot of new impervious surface, no less than $2,350. b) The full schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&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 parcel fronts N 28th St to the South • The site fronts N 28th St, a residential access street, on the South side of the property. The available right of way (ROW) width on the frontage of N 28th S is 25 feet. Per RMC 4-6-060, the minimum right of way width for Residential Access Street is 60’. Half street improvements as taken from the ROW centerline will be required and include a minimum 32 foot paved road (16 feet from center) consisting of 10-foot travel lane, 6-foot parking lane, 0.5 foot of curb, an 8-foot planting strip, 5-foot sidewalk and 2-foot clear space behind sidewalk. Dedication of 17.5 feet is required 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 width of single loaded garage driveway shall not exceed nine feet (9') and double-loaded garage driveway shall not exceed sixteen feet (16'). 3. Undergrounding of all existing utilities is required on all frontages per RMC 4-6-090. 4. A joint use driveway shall provide access to no more than two (2) lots and each lot shall abut a public street. Joint use access to the driveway shall be assured by easement or other legal form acceptable to the City. Street lighting is not required for a project that consists of less than 4 residential units. See RMC 4-6-060 for street lighting requirements. 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 building permit issuance. • The 2025 transportation impact fee is $6,987.79 per dwelling • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof Renton • The current property at contains one single family home, the developer will receive a credit for the existing home if it is demoed. General Comments 1. All existing and proposed utility lines (i.e., electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 3. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 6. Fees quoted in this document reflect the fees applicable in the year 2023 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current fee schedule. 7. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through the building department. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000295 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 2, 2025 TO: Pre-Application File No. PRE25-000295 FROM: Valerie Porter, Senior Planner SUBJECT: Sekhon Single-Family 1402 N 28th St, Renton, WA 98056 Parcel No.: 3342103289 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 1402 N 28th St, Renton, WA (Parcel No.: 3342103289) and is 17,100 square feet (0.39 acres) in size. The site is currently developed with an existing single-family home and detached garage. The applicant is proposing to retain the existing home, demolish the garage, and construct a triplex on the northwest side on the lot. According to City of Renton (COR) Maps, the subject parcel is located in the Well 5A Wellhead Protection Area Zone 2. Current Use: The site is currently developed with an existing single-family residence with a detached garage. 1. Zoning /Land Use Designation, and Overlays: The Comprehensive Plan designation for the site is Residential Medium Density (RMD), and it is located within the Residential-6 (R-6) zoning designation. According to RMC 4-2-060, Uses Allowed in Zoning Designations, Middle Housing and a detached single family home are permitted uses within the R-6 zone. 2. Development Standards: The proposal is subject to RMC 4-2-110A, Development Standards for Residential Low and Medium Density Zones – Primary Structures, effective at the time of complete application. Building elevations showing all facades shall be provided with the permit application. Sekhon Single-Family Page 2 of 7 October 2, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000295 Density – The minimum density required in the R-6 zone is three (3) dwelling units per net acre. The maximum density permitted is six (6) dwelling units per net acre. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. The minimum lot density for the site is 1 unit per net acre (3 units x 0.39 acres = 1 units) and the maximum number of units allowed on the site is 2 units per net acre (6 units x 0.39 acres = 2 units). Per RMC 4-2-110F, Development Standards for Middle Housing, lots within the R-6 zone are allowed to have increased density if the middle housing provisions are utilized. The parcel may have 4 dwelling units per lot or 6 dwelling units provided at least 2 units are reserved for affordable housing. The applicant would be required to demonstrate compliance with middle housing development standards at the time of formal application. Minimum Lot Size, Width and Depth – The minimum lot size required in the R-6 zone is 7,000 square feet for parcels being subdivided. The minimum lot depth is 90 feet and the minimum lot width is 60 feet with the minimum lot width for corner lots is 70 feet. If lots are being created utilizing the Unit Lot Subdivision provision (RMC 4-7-090), then the entire parent site must meet all applicable development standards as though it were a standalone lot. Submitted plans would need to show compliance with the required lot size and dimensional standard with the building permit 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-6 zone are 25 feet for the front yard, 25 feet for the rear yard, and the side setbacks must be a combined 15 feet with not less than 5 feet on either side. For corner lots the minimum secondary front yard setback is 25 feet. 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 the building permit application. Building Height and Impervious Surface Coverage – In the R-6 zone, the maximum wall plate height is 24 feet, and the building may not exceed two stories. The proposal states the building will be limited to 24 feet, which comply with building height requirements outlined in RMC 4-2-110A, Development Standards for Residential Low Density and Medium Density Zones – Primary Structures. 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 vertical feet (4’) from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) may not extend above the maximum wall plate height unless the projection is stepped back one-and-a-half horizontal feet (1.5’) from each façade for each one vertical foot (1’) above the maximum wall plate height. The R-6 zone allows a maximum building coverage of 40% of the lot area and a maximum impervious surface area of 55%. The proposal would result in an impervious surface coverage of approximately 58%, which exceeds the 55% maximum impervious surface coverage permitted in the R-6 zone. The building height and coverage requirements would be verified at the time of a formal application submission. Maximum Number of Units per Building – A maximum of four (4) attached dwelling units is allowed per building. For the purposes of this subsection, accessory dwelling units are included in the calculation of maximum dwelling units per building. Per RMC 4-2-110F.6, Sekhon Single-Family Page 3 of 7 October 2, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000295 Maximum Dwelling Units Per Legal Lot, a maximum number of dwelling units are allowed per legal lot, within applicable zones, as shown in the following table: Lots in all Applicable Zones Lots located within 1/4 mile walking distance of a Major Transit Stop Lots with Affordable Housing 4 dwelling units per lot. 6 dwelling units per lot. 6 dwelling units per lot, provided at least 2 units are reserved for affordable housing pursuant to subsection 9 of this Section, Affordable Middle Housing Units. The following middle housing typologies are allowed within applicable zones under this subsection: duplexes, triplexes, fourplexes, stacked flats, townhomes, and courtyard apartments. Accessory dwelling units and single-family dwelling units are included in the calculation of maximum dwelling units per lot. 3. Residential Design and Open Space Standards: All new residences within the R-6 zone are subject to the Residential Design Standards outlined in RMC 4-2-115, Residential Design and Open Space Standards. Building elevations were not submitted for review. 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. If the dwelling is part of a unit lot subdivision, storage may be located elsewhere on the parent site. 5. Landscaping: The proposal would be subject to the landscaping regulations in RMC 4-4- 070, Landscaping. With the exception of critical areas, 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. 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. Sekhon Single-Family Page 4 of 7 October 2, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000295 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 & Spacing Guidelines. A landscape plan shall be provided with the permit application as prepared by a licensed Landscape Architect, a certified nurseryman or other certified professional. 6. 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, Submittal Requirements – Specific to Application Type. The tree retention plan must show preservation of at least 30% of significant trees. Please refer to RMC 4- 4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition, each new lot would be required to provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Sekhon Single-Family Page 5 of 7 October 2, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000295 TREE SIZE TREE CREDITS Preserved tree 37 caliper inches and greater 13 Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-130H1e can be met. 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 formal 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. Sekhon Single-Family Page 6 of 7 October 2, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000295 If the proposal includes a fence on top of a retaining wall, please ensure the total combined height does not exceed the height limit for a standalone fence. The plans should also consider screening requirements for any fenced yard areas and ensure an adequate visual buffer. For additional information about fences and retaining walls, please refer to retaining wall standards outlined under RMC 4-4-040. 9. Parking: For all uses except middle housing, the number of required parking spaces is based on the proposed land use per RMC 4-4-080, Parking, Loading, and Driveway Regulations. According to the parking table a detached single-family home is required to provide a minimum of two (2) parking stalls per dwelling unit. As for middle housing, RMC 4-2-110F.12, Parking and Driveway Standards, states lots greater than 6,000 sq. ft. constructing middle housing must provide a minimum of two (2) parking stalls per dwelling unit. The plan shows a total of eight (8) parking stalls, which complies with this requirement. The applicant must provide detailed parking information with the permit application, including stall dimensions, drive aisle measurements, and total parking calculations. 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. Compliance with access and driveway requirements would be verified at the time of the building permit application. 11. Critical Areas: According to COR Maps, the project site is mapped with the Well 5A Wellhead Protection Area, zone 2. 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 proposal would be exempt from Environmental (SEPA) Review in accordance with RMC 4-9-070G, Categorical Exemptions, are generally exempt from the State Environmental Policy Act (SEPA) review. 13. Permit Requirements: The proposed project will require a building permit. 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. If the lot is subdivided using the unit lot subdivision provisions (RMC 4-7-090), the project requires short plat approval. Once a complete application is accepted, the land use permit can be reviewed in an estimated time frame of 6-8 weeks. The 2025 application fee for a short plat is $6,268. A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s Permit Center website. The city now requires electronic plan submittal for all applications. 14. Waivers of Submittal Requirements: If a land use permit application is required, a waiver of submittal requirements must be provided. 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. Sekhon Single-Family Page 7 of 7 October 2, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000295 The applicant should contact the assigned Project Manager if there are any questions regarding submittal requirements. 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 permit issuance would apply. For informational purposes, the 2025 impact fees are as follows: • A Fire impact fee is $579.41 per dwelling unit; • A transportation impact fee for multifamily housing is $6,184.59 for each dwelling unit. Should the lot be subdivided, an impact fee for townhomes of $6,987.79 will be assessed for each dwelling unit; • Renton School District Impact Fee assessed at $3,268 per multifamily dwelling (+5% administrative fee) unless an exemption can be made under RMC 4-1-190.I.1.a; and • Parks Impact Fee currently assessed at $2,531.21 per multifamily 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.