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HomeMy WebLinkAboutPRE_PreApp Memo_PRE25-000320_251016_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 Beachworks Renton 8047 & 8055 S 130th St Renton, WA 98178 PRE25-000320 October 16, 2025 Contact Information: Planner: Valerie Porter, 425-430-7288, vporter@rentonwa.gov Public Works Plan Reviewer: Michael Sippo, 425-430-7298, msippo@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). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 14, 2025 June 20, 2011 TO: Valerie Porter, Senior Planner FROM: Michael Sippo, Civil Engineer III SUBJECT: Beachworks Renton 8047 & 8055 S 130th St, Renton, WA PRE25-000320 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 214480-0300, 0305 and 0306. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. The subject development is within the City of Renton’s water service area in the West Hill 495 Pressure Zone. 2. The static water pressure is approximately 93 psi at ground elevation of 280 feet. 3. There is an existing 8-inch water main located in an easement (KC recording number 20210820000998) on parcel 2147000000 that can deliver a maximum flow capacity of 1,250 GPM (see water plan No. W-3971). 4. There is an existing 8-inch water main located in S 130 St that can deliver a maximum flow capacity of 2,000 GPM (see water plan No. W-037708). 5. There are separate, existing, ¾-inch water services and meters providing service parcels 2144800306 and 2144800300. 6. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed buildings is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. The fire flow requirements for the townhomes is 3,000 gpm if built Beachworks Renton_PRE25-000320 Page 2 of 8 October 14, 2025 2 with non-rated construction and no fire sprinklers. Per City code a looped water main is required around the development when the fire flow demand exceeds 2,500 gpm. 7. 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. • Installation of minimum 8-inch water main within the new public street, unit lot drivews and any interior access roads. The new water mains shall be connected to the existing 8-inch main in S 130th St and to the existing 8-inch main within the easement on parcel 2147000000. Looped water mains will be required 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 townhome unit and single-family residence. 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. • Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. • Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined by the RRFA based on the final fire flow demand and final site plan. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC) and three fire hydrants are required, one within 150 feet and two within 300 feet from each of the proposed buildings. 8. 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. 9. A conceptual utility plan will be required as part of the land use application for the subject development. 10. 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, if any, to serve the project. The current water fee for a single 1-inch meter is $5,025.00 per meter, 1-1/2-inch meter is $25,125.00 and a 2-inch meter is $40,200.00. Beachworks Renton_PRE25-000320 Page 3 of 8 October 14, 2025 3 • Water Service installation fee is $2,875.00 per 1-inch service line, $4,605.00 per 1-1/2- inch service line, and $4,735.00 per 2-inch service line. • Drop-in meter fee is $460.00 per meter for a 1-inch meter, $750.00 for a 1-1/2-inch meter, and $950.00 for a 2-inch meter. This is payable at issuance of the building. • A credit will be applied to the existing services if abandoned. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=Cityof Renton SEWER COMMENTS 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an existing 8-inch gravity wastewater main located in an easement (KC recording number 20210820000998) on parcel 2147000000 (see record drawing S-2971). In order to maintain gravity sewer connection, the proposal will be required to connect to the maximum extent feasible to this connection and reduce the need for grinder pumps or lift stations. 3. There is an existing 8-inch gravity wastewater main located in S 130th St (see record drawing S-2829). 4. There are separate, existing, 6-inch sewer stubs and side sewers serving parcels 2144800306 and 2144800300. 5. A minimum 8-inch sewer main is to be provided within the proposed development proving service to all lots. Individual sewer stubs and side sewers are required for each townhome unit and single-family residence. The sewer main, stubs and side sewers shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 6. A 15-foot minimum easement is required for any public sewer main located outside of the right-of-way. Easement size subject to increase based on sewer depth and/or location relative to other public utilities. 7. A conceptual utility plan will be required as part of the land use application for the subject development. 8. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 2025 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. • The current sewer fee for a 1-inch meter is $3,650.00 per meter, 1-1/2-inch meter is $18,250.00 and a 2-inch meter is $29,200.00. • A credit will be applied if the existing services are abandoned. If the existing home(s) are served by septic systems, credit is not applicable. • Final determination of applicable fees will be made after the water meter size has been determined. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=Cityof Renton 9. The development is located within the 80th Ave S Special Assessment District (SAD) and is subject to SAD Fees as part of the development. This SAD does not accrue interest and is Beachworks Renton_PRE25-000320 Page 4 of 8 October 14, 2025 4 assessed at $11,608.84 per residential unit if connecting to the existing sewer main in S 130th St. SURFACE WATER 1. There are no existing on-site stormwater facilities and there are no facilities immediately downstream and adjacent to the proposed development. 2. There is an existing conveyance system located within S 130th St that contains a piped conveyance system. Portions of the updated maps are being updated in the City’s GIS system and provided below for reference. Since the system does not tie into the site’s threshold discharge area, use of the system from onsite facilities via pumping would require a storm drainage adjustment if downstream easements or conveyance capacity cannot be obtained. Beachworks Renton_PRE25-000320 Page 5 of 8 October 14, 2025 5 3. Critical areas on site that may affect stormwater review include regulated (steep) slopes. 4. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the City’s Flow Control Duration Standard Area matching Forested Conditions. The site falls within the West Lake Washington – Seattle South drainage basin. The site does not fall within the City’s Aquifer Protection Area (APA). 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. 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. A Construction Stormwater Permit from Department of Ecology may be required since clearing and grading of the site and frontage could potentially exceed one acre. Applicant must obtain permit and provide proof prior to Civil Permit issuance. 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. Any removal of existing underground storage tanks and/or contaminated soils will be required to meet all local, State and Federal requirements. 10. Erosion control measures to meet the City requirements shall be provided 11. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are available online at the City of Renton website. 12. The 2025 Surface water system development fee is $0.94 per square foot of new impervious surface, but no less than $2,350.00. This is payable prior to issuance of the construction permit. This fee is subject to change based on the calendar year the construction permit is issued. Credit will be given for existing impervious surfaces. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=Cityof Renton Beachworks Renton_PRE25-000320 Page 6 of 8 October 14, 2025 6 TRANSPORTATION 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $175,000. The proposed project fronts S 130th St to the north, Renton Ave S to the north- east and private property on all other sides: a. S 130th St is classified as a Residential Access street. Existing ROW width is 60 feet per the King County Assessors Map. Existing improvements include a paved roadway of approximately 22 feet with the remainder unimproved. To meet the City’s complete street standards for Residential Access streets, a minimum ROW width of 60-feet is required. Per RMC 4-6-060 half of street improvements as taken from the road centerline shall be required and include a 32-foot paved road (16 feet each side), a 10 foot travel lane in each direction, a 6-foot parking lane, a 0.5-foot curb, an 8-foot planting strip, a 5-foot sidewalk, and 0.5-foot of clear zone behind back of walk. No dedication will be required pending field survey. b. Renton Ave S is classified as a Minor Arterial street with an existing right-of-way (ROW) width or approximately 77 feet per the King County Assessors Map. To meet the City’s complete street standards for Minor Arterial streets with 4 lanes a minimum ROW width of 91 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 54 foot paved road (27 feet each side), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk, street trees and storm drainage improvements. Dedication, as needed for frontage improvements, will be required pending final survey. i. However, City Transportation section has recommended that the existing street pavement width is satisfactory for the City. Therefore, frontage improvements as taken from the back of curb include an 8 foot planting strip, an 8 foot sidewalk, a 2 foot clear space at the back of walk, street trees and storm drainage improvements. Dedication as needed for the above listed improvements will be required pending final survey. A street modification request is required per RMC 4-9-250.D and may be submit with the land use application. 2. The proposed narrative indicates installation of a 20’ wide public alley road. Instead, a half public street shall be provided along the western property line. Per RMC 4-6-060 half residential streets shall have a minimum 42-foot wide right-of-way that includes a 26 foot paved road with two 10-foot wide travel lanes, 6-foot parking lane, a 0.5 foot curb, an 8 foot planting strip, a 5 foot sidewalk, and 0.5’ clear zone behind the sidewalk with street trees and storm drainage. Additional internal access roads or unit lot drives will be required and may be either public or private depending on the final site configuration. 3. Per RMC 4-6-060 (K), Unit Lot drives shall be a minimum of 16’ feet in width and depending on fire requirements may be 20’ feet in width. Except for points of ingress/egress, curb shall be installed along the perimeter of the roadway and an 8’ foot wide landscaping strip between the curb and a 5’ foot wide sidewalk along one side of the unit lot drive. Unit Lot drives can serve a maximum of 9 units. 4. On and off-site ADA, curbing, sidewalk and parking lot/drive-aisle improvements will be reviewed in conjunction with the civil construction permit and will require a grading plan consisting of spot elevations and slopes showing that ADA and City specifications are being met. 5. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5 feet is required between driveway and the property line. Beachworks Renton_PRE25-000320 Page 7 of 8 October 14, 2025 7 b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. c. The width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns or the taper section. 6. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4- 6-090. 7. Street lighting is required for a project that consists of more than four (4) residential units. See RMC 4-6-060 for street lighting requirements. Lighting plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 8. A traffic impact analysis is required when the estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods. The analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation. The study shall include trip generation and trip distribution for the project for both AM and PM peak hours. 9. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 10. The transportation impact fee is based on the type of land use. development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. a. Unless otherwise noted on the fee schedule, the 2025 transportation impact fee is $6,184.59 per new multifamily residence and $12,208.54 per single-family home. b. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&rep o=CityofRenton 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. Beachworks Renton_PRE25-000320 Page 8 of 8 October 14, 2025 8 5. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 6. Fees quoted in this document reflect the fees applicable in the year 2025 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current fee schedule. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000320 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 16, 2025 TO: Pre-Application File No. PRE25-000320 FROM: Valerie Porter, 425-430-7288, vporter@rentonwa.gov SUBJECT: Beachworks Renton 8047-8055 S 130th St, Renton, WA 98178 Parcel Nos.: 2144800306, 2144800305, & 2144800300 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 project site is located on the south side of S 130th St and consists of three (3) parcels: Parcel 1: 2144800306, Parcel 2: 2144800305, and Parcel 3: 2144800300 totaling 60,917 square feet (1.40 acres) in size. Parcel 1, located in the northwest corner, is approximately 13,500 square feet in size and Parcel 2, located direct south of Parcel 1, is approximately 16,367 square feet. Parcel 3, which is located east of Parcels 1 and 2, is approximately 31,050 square feet in size. The applicant is proposing to demolish all existing structures, subdivide Parcel 1 and 2 into four (4) separate lots, and construct a detached single-family residence and accessory dwelling unit (ADU) on each new lot. On Parcel 3, the proposal shows the construction of three (3) duplexes and one (1) triplex totaling nine (9) dwelling units. In entirety, the project will yield 12 primary units and four (4) ADUs. According to City of Renton (COR) Map, the site is located within the Airport Influenced Area (Outer Approach/Departure Zone) and is impacted by regulated steep slopes, which are located throughout the project site. Current Use: Parcels 1 and 3 each contain a detached single-family home. Parcel 2 is an undeveloped parcel. 1. Zoning /Land Use Designation, and Overlays: The Comprehensive Plan designation for Parcels 1 and 2 is Residential Medium Density (RMD), and it is located within the Residential-8 (R-8) zoning designation. Beachworks Renton Page 2 of 11 October 16, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000320 Parcel 3 has a Comprehensive Plan land use designation of Residential High Density (RHD) and is zoned Residential-14 (R-14). According to RMC 4-2-060, Uses Allowed in Zoning Designations, a detached single-family home and middle housing are allowed uses in the R-8 zone. Townhomes are a permitted use within the R-14 zone. Accessory dwelling units are allowed as an accessory use to permitted residential uses. Rezone – According to RMC 4-9-180F.1, an application for a rezone of one or more properties shall require a Comprehensive Plan Amendment if the proposed zone is not implemented by the underlying Comprehensive Plan land use designation. For a rezone request to be considered, a Comprehensive Plan Amendment is required. This process requires a review and recommendation from the Planning Commission and a final decision by the City Council. All proposed Comprehensive Plan amendments are evaluated on their merits, based on the criteria outlined in RMC 4-9-020F, Review Criteria. For a Comprehensive Plan Amendment to be processed, a complete application must be submitted to the city by October 15th for consideration the following year (RMC 4-9-020C.3). 2. Development Standards: Development occurring on Parcels 1 and 2 must comply with RMC 4-2-110A, Development Standards for Residential Low Density and Medium Density Zones – Primary Structures. Development occurring on Parcel 3 are 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-8 zone is four (4) dwelling units per net acre. The maximum density permitted is eight (8) 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 Parcel 1 is 1 unit per net acre (4 units x 0.31 acres = 1 units) and the maximum number of units allowed on the site is 2 units per net acre (8 units x 0.31 acres = 2 units). As for Parcel 2, the minimum lot density is 2 unit per net acre (4 units x 0.38 acres = 2 units) and the maximum number of units allowed on the site is 3 units per net acre (8 units x 0.38 acres = 3 units). The minimum density required in the R-14 zone is seven (7) dwelling units per net acre. The maximum density permitted is 14 dwelling units per net acre. The minimum lot density for Parcel 3 is 5 units per net acre (7 units x 0.71 acres = 5 units) and the maximum number of units allowed on the site is 10 units per net acre (14 units x 0.71 acres = 10 units). Per RMC 4-2-110F, Development Standards for Middle Housing, lots within the R-8 zone are allowed to have increased density if the middle housing provisions are utilized. Parcels 1 and 2 may each have 4 dwelling units per lot, or 6 dwelling units provided at least 2 units are reserved for affordable housing. Accessory Dwelling Unit (ADU): All ADUs must comply with the requirements outlined in RMC 4-2-110C, Development Standards for Accessory Dwelling Units. ADUs are allowed in the R-8 and R-14 zones in association with a detached single-family home or middle housing. When constructed with a detached single-family home, two (2) ADUs are allowed per legal lot. Beachworks Renton Page 3 of 11 October 16, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000320 If constructed with middle housing, the ADU will be included in the calculation of maximum dwelling units per lot. Newly constructed ADUs may not exceed 1,000 square feet in gross floor area and building area. 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 size required in the R-8 zone is 5,000 square feet for parcels being subdivided. The minimum lot depth is 80 feet and the minimum lot width is 50 feet with the minimum lot width for corner lots is 60 feet. For lots located within the R-14, the minimum lot depth is 60 feet and the minimum lot width is 30 feet for interior lots and 40 feet for corner lots. The proposal shown on Parcel 3 complies with the minimum lot size and dimensional standards. If the new lots are 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. Please be aware, the unit lot subdivision provisions do not apply to detached single-family lots. Detailed information is required at the Preliminary Short Plat submittal to show compliance with the required lot size and dimensional standards. 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-8 zone are 20 feet for the front yard (except when all vehicle access is taken from an alley, then 15 feet), 25 feet for the rear yard, and the side setbacks is 5 feet. For corner lots the minimum secondary front yard setback is 15 feet. According to the conceptual plan, the most southern single-family lot within the R-8 zone is not comply with the rear setback requirement. ADUs must comply with the location and front yard setback requirements of the underlying zone. For ADUs in the R-8 zone the side setback is 5 feet and 4 feet for ADUs in the R-14 zone. All ADUs must comply with the 5 feet rear setback requirement. However, when the ADU is located within 10 feet of the rear property line, at least 25% of the lineal length of the rear yard shall remain unoccupied from accessory dwellings. An ADUs may be sited at the rear lot line where an alley is present. 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. Building setbacks will be verified at the time of land use and building permit applications. Beachworks Renton Page 4 of 11 October 16, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000320 Building Height and Impervious Surface Coverage – The maximum wall plat height in the R-8 zone and for ADUs is 24 feet. Also, the building may not exceed two stories. 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. Proposed buildings must adhere to the building height requirements outlined in the development standards for the designated zone. 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-8 zone allows a maximum building coverage of 50% of the lot area and a maximum impervious surface area of 65%. In the R-14 zone, the maximum building coverage of 65% of the lot area and a maximum impervious surface area of 80%. The building height and coverage requirements would be verified at the time of formal application. Maximum Number of Units per Building – In the R-8 zone, a maximum of four (4) dwelling units is allowed per lot. 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, 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. Per RMC 4-2-110B, Development Standards for Residential High Density Zones – Primary Structures, for lots located within the R-14 zone 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. 3. Residential Design and Open Space Standards: All new residences are subject to the Residential Design Standards outlined in RMC 4-2-115, Residential Design and Open Space Standards. Residential design standards include but are not limited to, entryways, garages, building modulation, lot configuration, scale, color and materials. No building elevations were provided for review. Beachworks Renton Page 5 of 11 October 16, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000320 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. Beachworks Renton Page 6 of 11 October 16, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000320 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 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. Beachworks Renton Page 7 of 11 October 16, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000320 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. 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. Parking: For all uses except middle housing and ADUs, 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 less than 6,000 sq. ft. or less must a provide a minimum of one (1) parking stall per dwelling units. For lot greater than 6,000 sq. ft. constructing middle housing must provide a minimum of two (2) parking stalls per dwelling unit. For lots utilizing middle housing provisions, no off-street parking is required if within a one-half mile walking distance from a major transit stop. Per RMC 4-2-110C, Development Standards for Accessory Dwelling Units, an ADU must provide at a minimum 1 parking space per dwelling unit. No off-street parking required for ADUs located on lots within a one-half mile walking distance from a major transit stop. Attached dwellings in the R-14 zone must provide 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. The applicant must provide detailed parking information with Beachworks Renton Page 8 of 11 October 16, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000320 the permit application, including stall dimensions, drive aisle measurements, and total parking calculations. 9. Access/Street Pattern: Currently, all three parcels gain primary access from S 130th St. The applicant is proposing to consolidate access into one access point along S 130 St via a 20 foot wide shared driveway. Per RMC 4-6-060J, Shared Driveway Standards, a shared driveway may not provide access to no more than four (4) residentially zoned lots. The proposal shows access being provided to at least five lots, and therefore, a shared driveway is not allowed. RMC 4-7-150, Streets – General Requirements and Minimum Standards state, alley access is the preferred street pattern for all new residential development. All new residential development in an area that has existing alley(s) shall utilize alley access. New residential development in areas without existing alleys shall utilize alley access for interior lots. If the developer or property owner demonstrates that alley access is not practical, the use of alley(s) may not be required. The City will consider the following factors in determining whether the use of alley(s) is not practical: a. Size: The new development is a short plat. b. Topography: The topography of the site proposed for development is not conducive for an alley configuration. c. Environmental Impacts: The use of alleys would have more of a negative impact on the environment than a street pattern without alleys. d. If site characteristics allow for the effective use of alleys. Alternative Configurations – offset or loop roads are the preferred alternative configurations. Improvements Required – all abutting rights-of-way and new rights-of-way dedicated as part of the plat, including streets, roads, and alleys, shall be graded to their full width and the pavement and sidewalks shall be constructed as specified in the street standards or deferred by the Public Works Administrator. At a minimum, the project should provide a 20 foot wide paved roadway with a 6 foot parking lane, an eight foot wide landscaping strip and a five foot wide sidewalk along one side of the roadway. If the project will be constructed in phases, access to the site must be designed to adequately address safety and to accommodate the total number of users once the project is completely constructed. New accessways cannot be constructed in a manner to create a future nonconformity. Also, 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 street pattern requirements would be verified during the formal land use review process. 10. Driveways: Driveway widths are limited according to zoning standards, with single- loaded garage driveways not exceeding nine feet (9') and double-loaded garage driveways not exceeding sixteen feet (16'). Driveways must maintain a minimum five-foot (5') distance from property lines unless allowed per RMC 4-4-080 for joint-use driveways. Beachworks Renton Page 9 of 11 October 16, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000320 Maximum driveway slopes shall not exceed 15 percent (15%); 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. Compliance with driveway standards would be verified at the time of building permit review. 11. Critical Areas: According to City of Renton (COR) Maps, regulated steep slopes are identified onsite. 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 proposal would be subject to Environmental (SEPA) Review, in accordance with the State Environmental Policy Act WAC 197-11-800, as the proposal includes constructing 10 or more dwelling units. Compliance with RMC 4-9-070 and WAC 197-11-800 will be reviewed at the time of formal land use application. 13. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the R-14 zone. 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. Permit Requirements: The proposal will require an Administrative Preliminary Short Plat, Environmental (SEPA) Review, and an Administrative Site Plan Review. All land use applications will be reviewed concurrently. The land use review would include public notice and a two-week public comment period. Once a complete application is submitted and all fees are paid, a decision can be issued in approximately 6-8 weeks. The 2025 application fees are as follows: Preliminary Short Plat is $6,268, SEPA Review is $1,856, Site Plan Review is $3,124, and 5% technology fee. Any modifications requested would require an additional $299 fee. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s Permit Center website. The city now requires electronic plan submittal for all applications. Please be aware prior to approval of the land use permits, an avigation easement granted to the City of Renton was be recorded. Once the Preliminary Short Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Short Plat review. Once final approval is Beachworks Renton Page 10 of 11 October 16, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000320 received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. Building Permits – New construction will require building permits. The project site is located within Airport Influenced Area. According to RMC 4-3-020E, the applicant is required to provide a certificate from an engineer or land surveyor clearly stating the proposed use will not penetrate the Federal Aviation Administration Regulation Part 77 Objects Affecting Navigable Airspace in addition to submitting a description of construction and a construction schedule with the building permit application to ensure proper notice is provided to the responsible parties. These items must be submitted with the building permit application. If the project includes retaining walls, fences, or outdoor storage areas, separate permits may also be needed. Other Permits/Approvals – Additional permits may be required based on specific site improvements, such as sign permit, grading permits for significant site work, or right-of- way permits if street improvements are needed. The applicant should ensure that all application materials and required plans are submitted according to the City’s submittal requirements, and compliance with permit conditions and mitigation measures will be verified during the formal review process. Detailed information regarding the land use permit application submittal requirements can be found online under the Submittal Requirements documents. Other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. 14. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where additional information is required to complete the review of an application. In addition, non-applicable submittal requirements may be waived. The applicant should contact the assigned Project Manager if there are any questions regarding submittal requirements. 15. 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. 16. Public Outreach Sign: Preliminary plat, planned urban development projects, and 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, 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. Beachworks Renton Page 11 of 11 October 16, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000320 17. 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 assessed at $421.98 for each single-family home and $579.41 per each new multi-family dwelling; • A transportation impact fee is assessed at11,485.67 for each single-family home and $6,987.79 per each new townhome; • Renton School District Impact Fee of $1,003 will be assessed for each single-family dwelling unit and $3,268 for each 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 $3,276.44 for each single-family dwelling unit, $2,659.70 for each duplex, and $2,531.21 per triplex. • Impact fees for each ADU is capped at 50% of the impact fee that would be imposed on the principal 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 18. 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 Valerie Porter, Senior Planner, at 425-430-7288 or vporter@rentonwa.gov to submit prescreen materials and subsequent land use application. 19. Expiration: Upon approval, the Short Plat is valid for five (5) years with a possible one- year extension (RMC 4-7-070M). Once the Administrative Site Plan has been approved, the applicant has two (2) years to comply with all conditions of approval and apply for any necessary permit before the approval becomes null and void. The approval body that approved the original application may grant a single two-year extension. The approval body may require a public hearing for such extension. It is the applicant’s responsibility to monitor the expiration dates.