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HomeMy WebLinkAboutPRE_SF at Mill Ave_PRE25-000396_251204_v2DEPARTMENT 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 Single-Family Home on Mill Ave 506 Mill Ave S Renton, WA 98057 PRE25-000396 December 14, 2025 Contact Information: Planner: Valerie Porter, 425-430-7288, vporter@rentonwa.gov Public Works Plan Reviewer: Heather Bray, 425-430-7383, hbray@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: December 4th, 2025 June 20, 2011 TO: Valerie Porter, Senior Planner FROM: Heather Bray, Civil Plan Reviewer SUBJECT: Ruslan SFR Development 506 Mill Ave S PRE25-000396 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 #7231500410. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. EXISTING CONDITIONS The site is approximately 0.14 acres in size and is rectangular in shape. It is a vacant and undeveloped lot with mature trees and ground cover throughout the site. Adjacent lots are developed with single family structures and condominiums. Water Water service is provided by the City of Renton. The site is in the Rolling Hills service area in the 490 hydraulic pressure zone. There is an existing 4-inch City water main located in Mills Ave S in the Scenic Hills 370 Pressure Zone (see Water plan no. W-115608) that can deliver a maximum total flow capacity of 400 gallons per minute (gpm). There is also an existing 12-inch City water main located in Mills Ave S in the Rolling Hills 490 Pressure Zone (see Water plan no. W-224001) that can deliver a maximum total flow capacity of 2,800 gpm. All new services shall be connected to the existing 12-inch water main within Mills Ave S. The approximate static water pressure is 151 psi at ground elevation of 140 feet. There are no existing water services or meters on this parcel. The site is located outside of the Wellhead Protection Area Zone. Sewer Wastewater service is provided by the City of Renton. There is an existing 8-inch PVC gravity wastewater main located in Mill Ave S (see City plan no. S-224001). Ruslan SFR Development PRE25-000396 Page 2 of 6 December 4th, 2025 2 Storm There is an existing 12-inch stormwater main in Mill Ave S (see City plan no. R-224001). The existing property does not contain stormwater facilities. Based on the current site topography, the site appears to drain stormwater run-off towards the west property line. Streets Mill Ave S is a Residential Access Street with an existing right of way (ROW) width of 60.0-ft as measured using the King County Assessor’s Map and approximately 34.0-ft of asphalt paving. WATER COMMENTS 1. There is one existing fire hydrants within 300 feet of the property (Hydrant no. HYD-S-00029). The existing fire hydrant (Hydrant no. HYD-S-00028) that is connected to the existing 4” main will not be accepted for this project. 2. Renton Reginal Fire Authority to confirm the preliminary fire flow demand of the proposed project. 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 development, including the use of fire sprinkler, standpipe and fire alarm systems, is 2,250 gpm. 3. Based on the information provided with the pre-application submittal documents, the following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to the items that follow. a. Projects that have fire flow demand less than 2,500 gpm are not required to provide a looped water main around each building. b. Installation of a separate water service and meter is required for each new building. 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 per City Standards for buildings three-stories or greater. The DCVA may be located inside the building if the location is pre-approved by the City Plan Reviewer and City Water Utility Department. The backflow prevention assembly must be located adjacent to and behind a building exterior wall. c. A pressure reducing valve is required downstream of the water meter (on private property, as close as possible to the meter), per the Uniform Plumbing Code for pressures that exceed 80 PSI. d. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. 4. 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. 5. 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. Ruslan SFR Development PRE25-000396 Page 3 of 6 December 4th, 2025 3 6. A conceptual utility plan will be required as part of the land use application for the subject development. 7. The development is subject to meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use if upgrading is required or needed. Current fees can be found in the 2025 Development Fees document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The SDC fee for water is based on the size of the new domestic water, if any, to serve the project. The current water fee for a single 1-inch meter is $5,025. b. Drop-in meter fee is $460 per meter for a 1-inch meter. This is payable at issuance of the building. c. Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at civil construction permit issuance. d. The full fee schedule can be found here. SEWER COMMENTS 1. All new sewer stubs shall be a minimum of 6-inch and shall run at a slope of at least 2% to the main. All new side sewers and sewer stubs shall conform to the standards in RMC 4-6- 040 and City of Renton Standard Details. 2. If the ADU’s are converted to separate ownership, the governing documents shall include a provision for ownership, use, and maintenance of the side sewer. 3. A conceptual utility plan will be required as part of the land use application for the subject development. 4. 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. a. The current sewer fee for a 1-inch meter install is $4,025.00 per meter. b. Fees will be charged based on the rate at the time of construction permit issuance. c. The full fee schedule can be found here. SURFACE WATER COMMENTS 1. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual (RSWDM) will be required. Refer to Figure 1.1.2.A – Flow Chart in the 2022 RSWDM to determine what type of drainage review is required for this site. The site falls within the City’s Peak Rate Flow Control Standard (matching existing site conditions). The site falls within the Lower Cedar River basin. 2. Critical areas on-site that may affect stormwater review include regulated slopes, high erosion hazard and landslide hazard. 3. Drainage report and drainage plans based on 2022 RSWDM are required to be provided. 4. Storm drainage improvements along all public street frontages are required to conform to the City’s Street and stormwater conveyance standards. 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. New storm drains shall be designed to account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. Ruslan SFR Development PRE25-000396 Page 4 of 6 December 4th, 2025 4 5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide basic water quality treatment. All proposed stormwater facilities shall be designed in accordance with the current RSWDM 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 all proposed detention and/or water quality vaults. 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 appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit construction. 7. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 8. Erosion control measures to meet the City requirements shall be provided. 9. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals. The current City of Renton Standard details are available online at the City of Renton website here. 10. The development is subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. a. The 2025 Surface water system development fee is $2,350 per one new single- family residence and accessory dwelling unit. b. The full schedule can be found here. TRANSPORTATION COMMENTS 1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation of $175,000, the project site(s) shall be required to meet the City’s Complete Streets Standards: a. Mill Ave S is classified as a Residential Access Street. 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 ROW centerline shall be required and include a minimum 32-foot paved road (16 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, a 5-foot sidewalk, street trees and storm drainage improvements. i. However, the city would support modifying the Residential Access Street standards on Mill Avenue South to maintain the existing street section including an approximate 34-foot paved road, 0.5-foot curb, and 7-foot sidewalk. 2. If a shared driveway is proposed as part of this development, it shall meet the design standards found in RMC 4-6-060. Shared driveways may be allowed for access to four (4) or fewer residential lots. Shared driveways shall be wholly in a tract. Shared driveways shall not Ruslan SFR Development PRE25-000396 Page 5 of 6 December 4th, 2025 5 be more than 200-ft in length. The paved surface shall be a minimum of 20-ft to meet Renton Regional Fire Authority standards. The maximum grade of the shared driveway shall not exceed 15%. Drainage improvements per City standards are required along the shared driveway. An access easement shall cover the entirety of the tract. 3. On-site and off-site curb ramps, sidewalk 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. 4. Refer to City code 4-4-080 regarding driveway regulations. 5. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4- 6-090. 6. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 7. A traffic impact analysis is required when 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 estimated by the applicant engineer using the current ITE Trip Generation book. The applicant engineer can contact the City to determine the extent of the traffic study that will be required for the project. If the peak trips exceed 20, a traffic impact study will be required to be included with the land use application. 8. The transportation impact fee is based on the type of land use. a. For a single-family dwelling, the 2025 transportation impact fee is $11,485.67. b. For an ADU, the 2025 transportation impact fee is capped at 50% of the impact fee that would be imposed on the principal unit, as defined by RCW 36.70A.696, per dwelling unit. c. Transportation impact fees are subject to change based on the calendar year the building permit is issued. 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. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. a. Show all retaining walls on profile view. No walls shall be greater than 6’. 3. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required as part of the building permit review. 4. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: a. Provide rim and invert elevations on all drainage and sewer structures. b. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required except for water lines which require 10-ft horizontal and 1.5-ft vertical. c. The stormwater line should be minimum 5 feet away from any other structure or wall or building. d. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. Ruslan SFR Development PRE25-000396 Page 6 of 6 December 4th, 2025 6 5. 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. 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 development fee schedule. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000396 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 4, 2025 TO: Pre-Application File No. PRE25-000396 FROM: Valerie Porter, 425-430-7288, vporter@rentonwa.gov SUBJECT: Single-Family Home on Mill Ave 506 Mill Ave S (APN: 7231500410) 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 along the east side of Mill Ave S, Renton, WA (APN 7231500410) and is 6,000 square feet (0.14 acres) in size. The applicant is proposing to construct a new single-family home and two (2) attached accessory dwelling units (ADU). Primary access to the site is proposed from a driveway off Mill Ave S and secondary access is being proposed from the rear alley. According to City of Renton (COR) Map, the site is located within a high erosion hazard area, moderate landslide hazard area, and impacted by regulated (steep) slopes. Current Use: The site is undeveloped. 1. Zoning /Land Use Designation, and Overlays: The Comprehensive Plan designation for the site is Residential High Density (RHD), and it is located within the Residential-10 (R- 10) zoning designation. According to RMC 4-2-060, Uses Allowed in Zoning Designations, a detached single family home and accessory dwelling units are permitted uses within the R-10 zone. 2. Development Standards: The proposal is subject to RMC 4-2-110B, Development Standards for Residential High Density Zones-Primary Structures, and RMC 4-2-110C, Development Standards for Accessory Dwelling Units, effective at the time of complete application. Building elevations showing all facades shall be provided with the permit application. Single-Family Home on Mill Ave Page 2 of 7 December 4, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000396 Density – The minimum density required in the R-10 zone is five (5) dwelling units per net acre. The maximum density permitted is ten (10) dwelling units per net acre. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of- way, and private access easements. The minimum lot density for the site is one (1) unit per net acre (5 units x 0.14 acres = 1 unit) and the maximum number of units allowed on the site is (1) unit per net acre (10 units x 0.14 acres = 1 unit). Per RMC 4-2-110B, Development Standards for Residential High Density Zones-Primary Structures, the maximum number of dwellings per legal lot is one (1) detached dwelling unit and up to 2 ADUs to a principal dwelling, in any configuration. 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. 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-10 zone as an accessory use to a principal dwelling. When constructed with a detached single-family home, two (2) ADUs are allowed per legal lot and may not exceed 1,000 square feet in gross floor area and building area. Minimum Lot Size, Width and Depth – The minimum lot depth in R-10 zone is 70 feet and the minimum lot width is 40 feet for interior lots and 50 feet for corner lots. The minimum lot size for a detached dwelling is 4,000 square feet and attached dwelling units do not have a size requirement. No changes are proposed to the existing lot dimensions. 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- 10 zone are 20 feet for the front yard (except when all vehicle access is taken from an alley, then 15 feet), 15 feet for the rear yard, 4 feet for detached side yards, zero feet for attached side yards, and 15 feet for secondary front yards. As shown on the submitted site plan, the proposed buildings appear to be outside of any required setback area. However, building setbacks will be verified at the time of land use and building permit applications. Building Height and Impervious Surface Coverage – In the R-10 zone, the maximum wall plate height, which is defined as the vertical distance from the grade plane of a site to the top of one or more wall plates of a building is 24 feet, and building may not exceed two (2) stories. The grade plan is the average of multiple finished grade (after construction) ground elevations. The R-10 zone allows a maximum building coverage of 55% of the lot area and a maximum impervious surface area of 70%. The proposal shows a four-story structure. Due to the site’s significant east-to-west downward slope, the design incorporates a two-story basement, which seems to comply with the Land Use Code. The building height and coverage requirements would be verified at the time of a formal application submission. Maximum Number of Units per Building – Per RMC 4-2-110B, Development Standards for Residential High Density Zones – Primary Structures, the maximum number of units per building is four (4) units. The site plan shows no more than three (3) units in one Single-Family Home on Mill Ave Page 3 of 7 December 4, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000396 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 within the R-10 zone are subject to the Residential Design Standards outlined in RMC 4-2-115, Residential Design and Open Space Standards. 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. Project plans must show waste can locations and size, which will be reviewed for compliance during a formal submittal. 5. Landscaping: The proposal would be subject to the landscaping regulations in RMC 4-4- 070, Landscaping. With the exception of critical areas, all areas of the site not covered by structures, required parking, access, circulation or patios, must be landscaped. In addition, 10 feet of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. If frontage improvements are required, street trees in the right-of-way planter would be required. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060, Street Standards. Street trees and, at a minimum, groundcover is to be located in this area when present. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List & Spacing Guidelines. 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 landscape plan shall be provided with the permit application as prepared by a licensed Landscape Architect, a certified nurseryman or other certified professional. Single-Family Home on Mill Ave Page 4 of 7 December 4, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000396 6. Significant Tree Retention: When significant trees (greater than 6-inch caliper or 8- caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120, Submittal Requirements – Specific to Application Type. The tree retention plan must show preservation of at least 30% of significant trees. Please refer to RMC 4- 4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition, each new lot would be required to provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 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. Single-Family Home on Mill Ave Page 5 of 7 December 4, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000396 Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-130H.1.e 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. 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. 8. Parking: 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. RMC 4-2-110C states, one (1) parking stall is required per ADU. However, no off-street parking required for ADUs located on lots within a one-half mile walking distance from a major transit stop. According to COR Maps, the site is within the one-half mile walking shed, therefore, the site is not required to provide parking for the ADUs. The applicant must provide detailed parking information with the permit application, including stall dimensions, drive aisle measurements, and total parking calculations. 9. Access/Driveways: The preliminary plan shows garages being accessed from Mill Ave S. Per RMC 4-4-080F.7.a, residential lots abutting an alley, all parking areas and garages (detached or attached) must occur at the rear or side of the building, and all vehicular access shall be taken from the alley; no parking areas, driveways, or garages are permitted in the area between the front lot line and the front building line. The project does not comply with vehicle access requirements. Therefore, the plans must be revised to have all vehicle access gained from the rear ally. Single-Family Home on Mill Ave Page 6 of 7 December 4, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000396 RMC 4-4-080, Parking, Loading and Driveway Regulations, states, maximum driveway slopes shall not exceed fifteen percent (15%); provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence entering public or private streets, alleys, sidewalks, and/or pedestrian pathways. To exceed fifteen percent (15%), a variance from the Administrator is required. Compliance with access and driveway requirements would be verified at the time of the building permit application. 10. Critical Areas: According to COR maps, the site contains regulated (steep) slopes (>15% & <=40%), high erosion hazard area, and moderate landslide hazard area. Due to the presence of geological hazards, a geotechnical study will 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. 11. Environmental Review: Critical area reports were not submitted to the city for review. As a result, it is unclear if all critical areas impacting the site have been identified and whether potential impacts to these areas have been adequately addressed. Per RMC 4- 9-070, Environmental Review Procedures, construction of one new single-family residence on an existing legal lot is exempt from an Environmental (SEPA) Review, unless the proposed development fails to comply with the Critical Area Regulations (RMC 4-3- 050), i.e. developing within a critical area or those projects requiring a variance or reasonable use exception from RMC 4-3-050 or 4-3-090. In such case, an Environmental (SEPA) Review is required for lots impacting regulated (steep) slopes. 12. Permit Requirements: The proposal will require an Environmental (SEPA) Review and a Building Permit. Should the proposal be revised and no impacts to critical areas are proposed, the proposed project will only require a building permit. Once a complete application is accepted, the land use permit can be reviewed in an estimated time frame of 6-8 weeks. The land use review would include public notice and a two-week public comment period. The 2025 application fee for an Environmental (SEPA) Review is $1,856 and a 5% technology fee would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use 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. Other Permits/Approvals – If the project includes retaining walls, fences, or outdoor storage areas, separate permits may also be needed. When ready to apply for construction permits, contact the City of Renton Permit Services at PermitTech@rentonwa.gov. Additional permits may be required based on specific site improvements, such as 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 Single-Family Home on Mill Ave Page 7 of 7 December 4, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000396 with permit conditions and mitigation measures will be verified during the formal review process. 13. 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; • A transportation impact fee is assessed at 11,485.67 for each single-family home; • Renton School District Impact Fee of $1,003 will be assessed for each single-family dwelling unit (+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. • 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. 14. 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 Planner: Valerie Porter, 425-430-7288, vporter@rentonwa.gov to submit prescreen materials and subsequent land use application. 15. Expiration: Once the Building Permit has been issued, the Building Permit is valid for a period of 18 months from the date of issuance, unless an extension is granted by the Building Official. It is the applicant’s responsibility to monitor the expiration dates. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 20, 2025 TO: Valerie Porter, Senior Planner FROM: Robert Shuey, Director of Development Services/Building Official SUBJECT: Single-Family Home on Mill Ave APN: 7231500410 1. As this project consists of a single-family resident with two attached ADUs it is not within the scope of the International Residential Code, thus it must be designed under the provisions of the International Building Code.