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HomeMy WebLinkAboutBehauden Townhomes_Meeting NotesDEPARTMENT 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 Behauden Townhomes 1608 Shattuck Ave S, Renton WA 98055 PRE25-000316 October 23, 2025 Contact Information: Planner: Ashley Wragge, 425-430-7314, awragge@rentonwa.gov Public Works Plan Reviewer: Huy Huynh, 425-430-7384, hhuynh@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies to engineers, architects, and contractors who will work on the project. You will need to submit an PDF copy of this packet when you apply for land use and/or environmental permits. When the project application is ready for submittal, you may email the project planner to start the prescreen process. Similarly, you may contact the assigned planner if there are any questions regarding submittal requirements. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: October 7th 2025 TO: Ashley Wragge, Associate Planner FROM: Hugo Sotelo, DFM SUBJECT: Behauden Townhomes1608 Shattuck Ave S. Comments based on the assumption that these units will be built under the International Residential Code. Starting February 1st, 2021, townhomes over 4 units will require sprinklers per Washington State building code amendment. 1. The fire flow requirement for the proposed building is 3,500 gpm. 4 new fire hydrants are required, one within 150 feet and three within 300 feet from each of the proposed buildings. There is one existing fire hydrant that would meet the required 150ft. and another within 300 ft. from the buildings. A looped water main is required for 2,500 gpm and larger. The existing 8in water main appears to only provide 2,500 gpm. Alternate methods, such as fire sprinklers may reduce the requirement for the quantity of fire hydrants and the looped water main. 2. The fire impact fees are currently applicable at the rate of $579.41 per single family unit and or duplexes. This fee is paid at building permit issuance. Credit will be provided for any homes removed or retained. 3. Fire department apparatus access roadways appear to be adequate from Shattuck Ave S. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 21, 2025 TO: Ashley Wragge, Assistant Planner FROM: Huy Huynh, Development Engineering SUBJECT: Behauden Townhomeses 1608 Shattuck Ave S PRE25-000316 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) 7222000321. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The project is within the City of Renton’s water service area in the West Talbot Hill 300 Pressure Zone. 2. The static water pressure is approximately 68 psi at ground elevation of 142 feet. 3. There is an existing 8-inch water main located on the east side of Shattuck Ave S that can deliver a maximum flow capacity of 2,500 GPM (see water plan No. W-113201). 4. There is an existing ¾-inch water service and meter serving the existing residence on property. 5. There are two existing hydrants within 300 feet of the property (MTR-014720 & LAT-014323). • HYD-S-00141 • HYD-S-00523 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 building is 3,500 GPM minimum and two new hydrants will be required. A looped water main is required for 2,500 gpm and larger. • Applicant may provide alternative methods, such as fire sprinklers to reduce the requirements for the quantity of fire hydrants and the looped water main. Applicant will need to provide an updated site plan as well as confirmation with RFA that meets the requirements for the reduced fire flow. 7. Based on the review of project information submitted for the pre-application meeting, to provide domestic and fire protection service to the development, developer constructed improvements will include but are not limited to the items that follow: • Installation of a separate domestic water meter and service line (minimum 1-inch in size) to each new townhome unit. The sizing of the domestic water meters shall be done in accordance with Chapter 6 of Uniform Plumbing Code. Water meters shall not be located in the driveways, and there is at least 3 feet of space between the back of the meters to the face of the buildings to allow the connection of private service lines to the meters • A double check valve assembly (DCVA) shall be installed behind the meter on private property per City Standards if a fire sprinkler system is installed • Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) is required if applicable per COR Std Plan 340.8. • Installation of a “Storz” adapter on the existing hydrants if they are not already equipped with one. 8. Watermain relocation may be required if the proposed ROW improvements impact the existing watermain along Shattuck Ave S. 9. The existing ¾-inch water service shall be cut and capped. Removal of the service and water meter shall be done by City forces, a separate water permit is required. 10. A conceptual utility plan will be required as part of the land use application for the subject development. 11. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2025 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. • The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $5,025.00 per 1-inch meter. • A credit for the existing service will be applied if it is demoed. • Water service installation charges for each proposed domestic water service is applicable. Water Service installation is $2,875.00 per 1-inch service line. • Water cut and cap fee is $1,025. • Drop-in meter fee is $400 per ¾-inch meter and $460.00 per 1-inch meter. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11438465&dbid=0&repo=Cityof Renton Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an 8-inch gravity wastewater main located in Shattuck Ave S (see record drawing S-002208). 3. There is one existing 6-inch concrete sewer stub serving the existing residence. The stub can be CCTV’d and if found acceptable to the sewer department can be lined and re-used else it shall be cut and capped at the main. 4. Individual sewer stubs and side sewers are required for each townhome unit. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. No side sewers allowed under buildings (walls and roof). 5. A conceptual utility plan will be required as part of the land use application for the subject development. 6. 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. • A credit for the existing service will be applied if demoed. • 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=11438465&dbid=0&repo=Cityof Renton 7. The development may be subject to King County Wastewater Treatment Division capacity charge. Information about the charge including rates may be found here: https://kingcounty.gov/en/dept/dnrp/waste-services/wastewater-treatment/sewer- system-services/capacity-charge/about Surface Water 1. There is an existing 12-inch concrete stormwater main along the east site of Shattuck Ave S (no record drawing available). 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 Flow Control Duration Standard Matching Forested Site Conditions. The site falls within the Black River drainage basin and Rolling Hills Creek sub basin. 3. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details are available online in the City of Renton website https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton 4. 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. 5. 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. 6. 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. 7. Erosion control measures to meet the City requirements shall be provided. 8. The development falls within the R-8 zone which has a maximum impervious surface area of 65% per lot, and maximum building coverage of 50% per lot. 9. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance. • The current SDC fee for townhome is $0.94 per square foot of impervious surface • A credit will be applied if the existing home is demoed. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11438465&dbid=0&repo=Cityof Renton Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $175,000. The proposed project Shattuck Ave S to the west and private property on all other sides. • Shattuck Ave S is classified as a Residential Access street. Existing Right-Of-Way (ROW) width is approximately 36 feet per the King County Assessors Map however the ROW centerline is offset. To meet the City’s complete street standards for Residential Access streets, minimum ROW is 60 feet. Per City code 4-6-060, minimum half street improvements shall include a pavement width of 32 feet (16 feet from centerline),10-foot travel lane, 6-foot parking lane, a 0.5 foot curb, an 8 foot planting strip, a 5 foot sidewalk, and 0.5 foot of clear space behind walk, street trees and storm drainage improvements. Dedication of approximately 12 feet is required pending final survey. 2. Refer to City code 4-4-080 regarding driveway regulations. • A minimum separation of 5 feet is required between driveway and the property line. • Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. • The maximum 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. Street lighting is required for a project that consists of more than four 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 townhome. • A credit will be applied if the existing house is demoed. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11438465&dbid=0&repo=Cityof Renton General Comments Dedication of approximately 19' - 24' is anticipated pending surveyDedication of approximately 19' - 24' is anticipated pending surveyDedication of approximately 19' - 24' is anticipated pending survey 1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 3. All construction utility permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up- to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Fees quoted in this document reflect the fees applicable in the year 2025 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000316 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 23, 2025 TO: Pre-Application File No. PRE-25-000316 FROM: Ashley Wragge, Assistant Planner SUBJECT: Behauden Townhomes 1608 Shattuck Ave S, Renton WA 98055 (APN 7222000321) 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 an interior lot between S 15th Ave and S 19th St at 1608 Shattuck Ave S (APN 7222000321). The project site totals 17,400 square feet (0.40 acres) in area and is currently developed with a single-family home and a detached garage. The site has a Comprehensive Plan Land Use Designation of Residential Medium Density (RMD) and is located in the Residential-8 (R-8) zoning district. The applicant is proposing to demolish the existing single-family residence and detached garage and construct six (6) townhomes as a middle housing development. The conceptual site plans include two redevelopment proposals. The first proposal is for six (6) attached two-story townhomes with three (3) driveways, each driveway is proposed to serve two units. The second proposal is for two (2) structures, each structure has three (3) attached townhomes with two (2) driveways each. For each structure, a driveway serves one (1) unit and another driveway serves two (2) units. The site access from Shattuck Ave S is not proposed to change. According to City of Renton (COR) Maps, there are no critical areas on site. Current Use: The project site is currently developed with a 1,360 square foot single-family home built in 1947 and a 570 square foot detached garage built in 1977. 1. Zoning /Land Use Designation, and Overlays: The subject property is located within the Residential-8 (R-8) zoning classification and the Residential Medium Density (RMD) land use designation and the property is partially within the quarter of a mile middle housing walkshed (lots that partially intersect or partially fall within the walkshed are treated as Behauden Townhomes Page 2 of 7 October 23, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000316 entirely within). The quarter of a mile middle housing walkshed allows up to six (6) dwelling units per lot. Development in the R-8 Zone is intended to create opportunities for new single-family and middle housing, where there is opportunity to reinvest in existing single-family residential neighborhoods through infill development or the development of new residential plats. 2. Development Standards: The project would be subject to RMC 4-2-110F, “Development Standards for Middle Housing” effective at the time of complete application (noted as “Middle Housing” standards herein). Middle housing developments shall comply with the standards applicable to single-family development, pursuant to RMC 4-2-110A, “Development Standards for Residential Low Density and Medium Density Zones – Primary Structures.” Density – For all zones in which middle housing is applicable, lots are allowed up to four units. Lots located within a quarter of a mile walking distance of a Major Transit Stop are allowed up to six units. 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 in the R-8 zone is 5,000 sq. ft. The minimum lot width is 60 feet for corner lots and 50 feet for interior lots. The minimum lot depth is 80 feet. Submitted plans would need to show compliance with the required lot size and dimensional standard with the land use application. Building Standards – The R-8 standards allow a maximum building coverage of 50% of the lot area, a maximum impervious coverage of 65%, a maximum of two (2) stories, and a maximum wall plate height of 24 feet (24’). 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. If the height of wall plates on a building are less than the stated maximum the roof may project higher to account for the difference, yet the combined height of both features shall not exceed the combined maximums (e.g., if the maximum wall plate height of a zone is twenty-four feet (24') and the wall plates of a structure are no taller than twenty feet (20'), the roof may project up to ten feet (10') instead of six feet (6')). Common rooftop features, such as chimneys, may project an additional four (4) vertical feet from a roof surface. The proposed building coverage potentially exceeds the maximum building coverage of 50%, pending a survey of the property. Compliance with the maximum building and impervious surface coverage and height requirements for the R-8 zone would be verified at the time of formal building permit application. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required minimum setbacks for the R-8 zone are as follows: Front yard: 20 feet for the primary structure, except when all vehicle access is taken from an alley, then 15 ft; Rear yard: 25 feet; Side yards: 5 feet; and Secondary Front yard: 15 feet. Corner lots required to have a front yard and a secondary front yard are relieved of the requirement to have a rear yard; in place of a rear yard setback, the side yard setback of the zone shall apply. Compliance with the maximum setback requirements for the proposed residences would be verified at the time of formal building permit application. Middle Housing Typologies – a) duplexes; b) triplexes; c) fourplexes; d) stacked flats; e) townhouses; and f) courtyard apartments. Behauden Townhomes Page 3 of 7 October 23, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000316 Maximum Number of Units per Building – A maximum of four (4) attached dwelling units is allowed per building. 3. Residential Design and Open Space Standards: Middle housing developments shall comply with the design standards applicable to single-family development, pursuant to RMC 4-2-115, “Residential Design and Open Space Standards.” Residential design review and the requirements related to garages, entries, modulation, windows/doors, scale, bulk, and character, roof forms, eaves, architectural detailing, and materials/color would be reviewed as part of the Building Permit Review. In addition, middle housing developments shall comply with the following standards: Entries – All ground-related dwelling units fronting a street and/or common open space shall provide a covered porch with a minimum depth of five feet (5'). Dwelling units that are accessed entirely from an internal common corridor are exempt from this requirement provided the shared entry features a covered porch with a minimum depth of five feet (5'). Pedestrian Access – A paved pedestrian connection at least three feet (3') wide is required between each middle housing building and the sidewalk (or the street if there is no sidewalk). Driveways may be used to meet this requirement. No building elevations were provided for review. Application(s) subject to the Residential Design and Open Space Standards must demonstrate compliance with the applicable standards at the time of building permit submittal. 4. Landscaping: With the exception of critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6- 060, Street Standards. Street trees and, at a minimum, groundcover are to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right- of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect or other certified professional. 5. Significant Tree Retention: When significant trees (greater than 6-inch caliper or 8- caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree Behauden Townhomes Page 4 of 7 October 23, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000316 retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, properties subject to an active land development permit shall comply with minimum tree credit retention requirements of a minimum of 30 credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees over sixty feet (60') in height or 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. Behauden Townhomes Page 5 of 7 October 23, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000316 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, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree retention plan and tree retention worksheet, prepared by an arborist or landscape architect, would be reviewed at the time of the land use application. 6. 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. 7. Fences/Retaining Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan and grading plan with top of the wall and bottom of wall elevations. A fence and/or wall detail should also be included on the plan. A retaining wall that is four (4) feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. The maximum height of any fence or retaining wall is 72-inches subject to further height limitations in setbacks and clear vision areas noted in RMC 4-4-040. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. No fences or retaining walls were shown on the submitted materials. 8. Access/Driveways/Parking: Middle housing developments shall comply with all driveway and parking design standards applicable to single-family development, pursuant to RMC 4-4-080, Parking, Loading and Driveway Regulations. Along the street frontage, the maximum width of single-loaded garage driveways shall not exceed nine feet (9'), and the maximum width of double-loaded garage driveways shall not exceed sixteen feet (16'). Within the property boundary, the driveway may expand beyond the maximum allowed width; provided, that the maximum driveway angle is met in conformance with subsection I5 of this Section, and the driveway width does not exceed forty percent (40%) of the street frontage. There shall be no more than one (1) Behauden Townhomes Page 6 of 7 October 23, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000316 driveway for each one hundred sixty-five feet (165') of street frontage serving any one (1) property or among properties under unified ownership or control. Middle housing developments are subject to the following parking regulations: Lots 6,000 sq. ft. or Less Lots greater than 6,000 sq. ft. Lots located within 1/2 mile walking distance of a Major Transit Stop A minimum of 1.0 per dwelling unit. A minimum of 2.0 per dwelling unit. No off-street parking required. Developers that provide off-street parking spaces, when not required by this subsection, are eligible for parking incentives pursuant to Parking Incentives for Middle Housing Development Located Within One-Half (1/2) Mile Walking Distance of a Major Transit Stop. Parking Incentives for Middle Housing Development Located Within One-Half (1/2) Mile Walking Distance1 of a Major Transit Stop: Middle housing developments that provide off- street parking spaces as shown in the following table, when not otherwise required by this subsection, are eligible for the following parking incentives, provided the increase is feasible and consistent with the Surface Water Design Manual. For each increase in number of parking spaces provided, the applicant is eligible for an additional parking incentive. For example, applicants that provide a minimum of 2.0 parking spaces per dwelling unit are eligible for the incentives below. Number of Off-Street Parking Stalls Provided Incentives A minimum of 1.0 per dwelling unit. 10% Increase in Maximum Impervious Surface Area permitted by the subject zone, pursuant to RMC 4-2-110A; and A minimum of 2.0 per dwelling unit. 5% Increase in Maximum Building Coverage permitted by the subject zone, pursuant to RMC 4-2-110A. 9. Critical Areas: According to City of Renton (COR) Maps, there are no critical areas on 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. 1 The lot’s proximity to a major transit stop, measured by walking distance, shall determine parking requirements for middle housing and ADUs. The distance is measured through the creation of a walkshed, which represents the collective spatial area within a defined walking distance from major transit stops (e.g., one quarter (1/4) mile or one half (1/2) mile). Geospatial tools incorporating major transit stop locations and mapped pedestrian networks are used to approximate and map the walkshed boundary. Lots that partially intersect or partially fall within the walkshed shall be treated as entirely within. Behauden Townhomes Page 7 of 7 October 23, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000316 10. Environmental Review: The proposed development is categorically exempt from SEPA review due to the proposal containing less than nine (9) multifamily residential dwelling units in accordance with RMC 4-9-070 and WAC 197-11-800. 11. Permit Requirements: A building permit must be obtained to build buildings and structures. A Construction Permit must be obtained to install utility lines, transportation improvements and undertake work in City rights-of-ways. Building and Construction Permits are separate permits. Each modification request is $299.00. A 5% technology fee added to the total cost of the reviews would also be assessed at the time of the land use application. All fees are subject to change. Detailed information regarding the land use permit application submittal requirements can be found on the Short Plat Submittal Requirements checklist. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. 12. 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: • Fire Impact Fees are currently assessed at: o $579.41 per dwelling unit for multi-family residential buildings; • Transportation Impact Fees are currently assessed at $6,987.79 per townhouse; • Renton School District Impact Fees are currently assessed at: o $3,268 per dwelling unit for multi-family residential buildings, o In addition, a 5% administrative fee of the total School District Impact Fee. • Parks Impact Fees are currently assessed at: o $2,659.70 per dwelling unit for multi-family building with two units; o $2,531.21 per dwelling unit for multi-family buildings with three or four units; o $2,222.84 per dwelling unit for multi-family buildings with five or more units. 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. 13. Next Steps: When the formal application materials are complete, the applicant shall contact the building department at permittech@rentonwa.gov to submit a building permit application. 14. Expiration: Building permits expire 18 months from issuance date. Extensions are up to the discretion of the Building Official. Extensions must be applied for prior to the permit expiring. It is the applicant’s responsibility to monitor the expiration dates.