Loading...
HomeMy WebLinkAboutPre-app Mtg Summary - 25-000435.pdfCityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000435 1 PRE-APPLICATION MEETING FOR Cascade Crest Apartments PRE25-000435 CITY OF RENTON Department of Community & Economic Development Planning Division January 8th, 2025 Contact Information: Planner: Mariah Kerrihard, 425-430-7238, mkerrihard@rentonwa.gov Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org Building Official: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. 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, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000435 2 Renton Regional Fire Authority M E M O R A N D U M DATE: January 5, 2026 TO: Alex Morganroth, Principal Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Cascade Crest Apartments 1. The preliminary fire flow is 2,500 gpm. A minimum of three fire hydrants are required. One within 150-feet and two within 300-feet of the building. One hydrant is required within 50-feet of all fire department connections for standpipes and sprinkler sy stems. Existing hydrants may be counted toward the requirements if they meet current code including 5-inch storz fittings which they do not. A minimum of two new fire hydrants will be required for this proposed project. 2. Fire impact fees are applicable at the rate of $1,099.68 per multifamily unit. This fee is paid at time of building permit issuance. 3. Approved fire sprinkler, standpipe and fire alarm systems are required throughout the building. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 4. Fire department apparatus access is acceptable from existing city streets. No on -site fire apparatus access will be required, and no on-site turnaround will be required. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000435 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 8th, 2026 June 20, 2011 TO: Alex Morganroth, Principal Planner FROM: Yong Qi, Civil Engineer III SUBJECT: Cascade Crest Apartments 3401 NE 12th St, Renton, WA PRE25-000435 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 # 0923059124 and 0923059135. The following comments are based on the pre -application submittal made to the City of Renton by the applicant. EXISTING CONDITIONS Water 1. The project is within the City of Renton’s water service area in the Highlands 565 Pressure Zone. The project site is located outside of the City’s Wellhead/Aquifer Protection Area Zone. 2. The static water pressure is approximately 54 psi at ground elevation of 440-feet. There is an existing 8-inch (asbestos-cement) water main located in NE 12th St that can deliver a maximum flow capacity of 2500 gpm (Record Dwg: W-14180D). The City’s water utility is planning on replacing the existing 8 - inch A.C. water main in NE 12th St with a new 12-inch ductile iron water main. The new 12-ich water main will be able to deliver 5,000 gpm. It is anticipated that the construction of the new water main will be completed within the next 2 years. 3. There is an existing 8-inch water main (Ductile Iron) located in Olympia Ave NE that can deliver a maximum flow capacity of 2,500 gpm (Record Dwg: W-363804). 4. There is one existing ¾-inch domestic water lateral and meter (Facility ID number LAT-011315 and MTR-009717) serving parcel 0923059124. There is one existing ¾-inch domestic water lateral and meter (Facility ID number LAT-011312 and MTR-012238) serving parcel 092359135. 5. There is one existing fire hydrant within 300-feet of all points of the property (Hydrant ID HYD-NE- 00028). Sewer 1. The project is within the City of Renton’s sanitary sewer service area. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000435 4 2. There is an 8-inch clay gravity wastewater main located in NE 12th St (Record drawing S-141806). There is an 8-inch concrete gravity wastewater main located in Olympia Ave NE (record drawing: S-002901). 3. There is an existing 4-inch concrete side sewer and sewer stub connected directly to existing manhole MH0917 with an inside drop serving parcel 0923059124, which shall be removed. There is an existing 4-inch concrete side sewer and sewer stub connected directly to existing manhole MH0917 with an inside drop serving 3419 NE 12th St, which shall also be removed. The existing house at 1161 Olympia Ave NE is served with a 6-inch concrete sewer stub connected to the sewer main at Olympia Ave NE. The side sewer stub may be lined and reused if a CCTV of the side sewer is found acceptable to line (no damage, cross bores, etc.). Storm 1. There is currently no storm system on the project site or on NE 12th St fronting the parcel. There are existing stormwater main and catch basins along Olympia Ave NE (Record Dwg: R-154801). Streets 1. The proposed project fronts NE 12th St to the North, Olympia Ave NE to the east, and private property on all other sides. 2. NE 12th St is a Collector Arterial Street with an existing right of way (ROW) width of 60.0-ft as measured using the King County Assessor’s Map and approximately 43.0-ft of asphalt paving. 3. Olympia Ave NE 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 32-ft of asphalt paving. WATER COMMENTS 1. Based on the review of project information submitted for the pre -application meeting, Renton Regional Fire Authority has determined that the fire flow requirement for the proposed building is 2,500 gpm. A minimum of three fire hydrants are required. One within 150-feet and two within 300-feet of the building. One hydrant is required within 50-feet of all fire department connections for standpipes and sprinkler systems 2. 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 water main extension is required: a minimum 10-inch dead-end water main is required to be installed within the access road. The 10-inch water main can deliver a maximum capacity of 1,950 gpm. A permanent blow-off assembly may be used at the dead-end in lieu of a fire hydrant for the installation of a fire hydrant at the driveway entryway along NE 12 th St connected to the new 10-inch water main (conceptual plan attached). • 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 apartment building. The sizing of the meter shall be in accordance with the most recent edition of the Uniform Plumbing Code. Water meters 2-inch in size or less will be installed by City forces and a water meter permit is required. Domestic water meters 3-inch or larger shall be installed in an exterior vault per standard plan no. 320.4. 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. Water meters shall not be located in the driveways, and that 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 the private service line to the meters. Water meters shall be located within public ROW or within an easement on private property. • Installation of a fire sprinkler stub with a double check detector assembly (DCDA) is required for backflow prevention to the apartment buildings. The sizing of the fire sprinkler stub and CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000435 5 related piping shall be done by a registered fire sprinkler designer/contractor. The DCDA shall be installed on the private property in an outside underground vault per City Standard Plan 350.3. The DCDA may be installed inside the building if it meets the conditions per City Standard Plan 360.5 for the installation of a DCDA inside a building. The location of the DCDA inside the building must be pre-approved by the City Plan Reviewer and Water Utility Department. • Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. • Installation of off-site and on-site fire hydrants, as required. The location and number of hydrants will be determined by the Fire Authority based on the final fire flow demand and final site plan. A hydrant is required within 50 feet of the buildings fire sprinkler system fire department connection (FDC). • Installation of a “Storz” adapter on the existing hydrants if they are not already equipped with one. 3. 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. 4. A conceptual utility plan will be required as part of the land use application for the subject development. 5. 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 2026 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. • The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $5,025 per 1-inch service. • Water service installation charges for each proposed domestic water service are applicable. Water Service installation is $2,875.00 per 1-inch service line. • Drop-in meter fee is $400.00 per ¾-inch meter and $460.00 per 1-inch meter. • If abandoned, a water system redevelopment credit will apply for the existing meters. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11780831&dbid=0&repo=Cityof Renton. SEWER COMMENTS 1. A separate side sewer stub for each building shall be connected to existing sewer mains in Olympia Ave NE and NE 12th. The sewer main shall conform to the standards in RMC 4 -6-040 and City of Renton Standard Details. 2. A minimum of 15 feet wide public sewer easement is required for any public main located outside City right-of-way. Each apartment unit shall be served with a sewer stub and side sewer in accordance with COR std. plan 406.1, 406.2 and RMC 4-6-080. 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 2026 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000435 6 • The current sewer fee is $4,025.00 per 1-inch meter • Final determination of applicable fees will be made after the water meter size has been determined. • Credits will only be issued if the side sewer stub and billing for the property have been active in the last 5 years. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=CityofRenton SURFACE WATER 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. Th e majority of the project site falls within the City’s Peak Rate Flow Control (Matching Existing) Standard and within East Lake Washington - Renton drainage basin, and the eastern portion of the project site falls within the Flow Control (Matching forested) Duration Standard within May Creek drainage basin. 2. Drainage report and drainage plans based on 2022 RSWDM are required to be provided. 3. Since the site is bisected by two separate drainage sub -basins that do not combine within ¼ mile downstream of the project site, the areas draining to each location will be treated as separate threshold discharge areas (TDAs). Thus, the project will be required to provide a separate stormwater design, structures, flow control facilities, water quality facilities and appurtenances for each sub - basin. Alternatively, combining the sub-basins to a single threshold discharge area requires a storm drainage adjustment meeting the requirements set forth in Section 1.4 of the 2022 RSWDM. If stormwater is fully conveyed east to the storm system in Olympia Ave NE within the May Creek basin, then the entire project must meet the Flow Control (Matching forested) Duration Standard. 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. 5. Critical areas on site that may impact surface water review include: landslide hazard (offsite but within 200 feet of the proposed parcel). 6. 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=CityofRen ton. 7. 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. 8. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs 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 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000435 7 project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 9. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 10. Erosion control measures to meet the City requirements shall be provided. 11. The development 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. • The current SDC fee is charged per square foot of new impervious surface at $0.94 per square foot, but not less than $2,350. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11780831&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: • NE 12th St is classified as a Collector Arterial street. To meet the City’s complete street standards for Collector Arterial streets with 2 lanes a minimum ROW width of 83 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 46 foot paved road (23 feet each side consisting of a 10 foot travel lane, 5 foot bike lane, and 8 foot parking lane), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk and storm drainage improvements. Dedication of approximately 11.5 feet will be required pending final survey. • Olympia Ave NE is classified as a Residential Access Street. Per RMC 4 -6-060, to meet the City’s complete street standards for Residential Access Street, a minimum ROW width of 60 feet is required, half street improvements as taken from the ROW centerline will be required and include a minimum 16-foot paved road, 0.5 feet of cub and gutter, an 8-foot planting strip, and 5-foot sidewalk, 0.5 feet clear space at back of sidewalk, street trees and storm drainage improvements. No dedication is anticipated. i. However, the existing Olympia Ave NE paved roadway width adjacent to the site is approximately 32-ft and not align with the street centerline. Therefore, the half street improvements as taken from the existing paved road centerline is required, which include a 0.5 feet of cub and gutter, an 8-foot planting strip, and 5-foot sidewalk, 0.5 feet clear space at back of sidewalk, street trees and storm drainage improvements. Approximately 6-foot ROW dedication would be required depending on final survey. 2. For dead end roads in excess of 150 feet an approved fire access turnaround is required. See city code 4- 6-060 for types of turnarounds allowed. 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000435 8 6. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 7. Street lighting per City standards is required along the project’s frontage as the proposed development is larger than 4 residential units. A street lighting plan and photometric analysis should be submitted at the time of construction permit submittal. 8. 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. 9. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. • Unless noted otherwise in the Fee Schedule, the 2026 transportation impact fee is $8,031.94 per net new PM peak Hour Vehicle Trip per PM Peak Hour Vehicle Trip. • Credits will be applied to the existing buildings to be demoed. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11713108&dbid=0&repo=CityofRent on. 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. 4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 6. Fees quoted in this document reflect the fees applicable in the year 2026 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. 2-Bed 2-Ba 2-Bed 2-Ba 2-Bed 2-Ba 2-Bed 2-Ba 2-Bed 2-Ba 2-Bed 2-Ba 2- B e d 2- B a 2- B e d 2- B a 2- B e d 2- B a 2- B e d 2- B a 2- B e d 2- B a 2- B e d 2- B a TRASH 38 STALLS 9,570 sq. ft. Open Space (8,400 s.f. Reqd.) OL Y M P I A A V E . N . E . N.E. 12th ST. DE T E N T I O N V A U L T ? SITE PLAN Cascade Crest Apts. 1" = 30' 20 ' FR O N T Y A R D 20' SECONDARY FRONT YARD 5' SI D E 5' SIDE 15 ' RE A R 5' SIDE 24'20' 24 ' 20 ' 20 ' - Drawn By: Date: Job No.:Sheet No.: Cascade Crest Apts. Renton, WA Bob Wenzl 620 Kirkland Way, Suite 202 Kirkland, WA 98033 ● 425.454.7130 ● WWW.MILBRANDTARCH.COM S1Feasibility Site Plan JLL 12-15-2025 LAND USE:RDH Residential High Density Zoning:RMF Residential Multi-Family Overlay:Urban Design District B SITE AREA:.89 AC (38,940 sq. ft.) MAX DENSITY 20 D.U./AC MAX UNITS = .89 x 20 =17 UNITS Affordable units allow density bonus of +50% MAX UNITS WITH AFFORDABLE HOUSING BONUS = 30 D.U./AC or 26 UNITS PROPOSED: TWO 12 UNIT WALK-UP BREEZEWAY BUILDINGS FOR TOTAL OF 24 UNITS. This would be 7 units over standard maximum allowed requiring half of the 7 bonus units to be affordable units. (or 4 affordable units) Proposed units are 2-bed/2-bath units at approx. 1,000 sq. ft. in size PARKING REQUIREMENTS Required parking is 1.4 STALLS / D.U. or 24 x 1.4 = 34 STALLS 10% of provided parking is required for guest parking. 34 Resident stalls + 4 Guest stalls = 38 STALLS MINIMUM. Potential for carports over some or all of surface parking. OPEN SPACE REQUIREMENTS 350 sq. ft. of open space per D.U. = 24 x 350 or 8,400 sq. ft. of open space Provided open space: 9,570 sq. ft. 34 . 5 6 f t NE W 1 0 " D E A D - E N D W A T E R M A I N (M A X I M U M C A P A C I T Y 1 , 9 5 0 G P M ) CONNECTION TO EX 8" AC MAIN, OR NEW 12" WATER MAIN (DEPENDENT ON CONSTRUCTION TIMING)NEW FIRE HYDRANT FDC TO BE LOCATATED WITHIN 50' OF THE NEW HYDRANTS (TYP) NEW FIRE HYDRANT CONENCTED TO MAIN IN NE 12TH ST (DEPENDENT ON INSTALLATION OF NEW 12" WATER MAIN) FDC MUST BE LOCATED WITHIN 50' OF THIS FIRE HYDRANT DDCVA FIRE VAULT TO SERVE ALL BUILDINGS. FIRE SERVICE LINES TO CONNECT DIRECTLY INTO FIRE SPRINKLER RISER ROOM CONCEPTUAL WATER MAIN LAYOUT BY: JEREMY VALDEZ - CITY OF RENTON WATER UTILITY ENGINEERING 1/6/2026 WATER METER AND SERVICE FOR EACH BUILDING (TYP) CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000435 9 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 8, 2026 TO: Pre-Application File No. PRE25-000435 FROM: Mariah Kerrihard, Associate Planner SUBJECT: Cascade Crest Apartments – 3401 NE 12th St (APN 0923059124 and 0923059135) 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 sta ff 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 applicant is proposing a residential garden-style apartment development on two (2) parcels at 3401 and 3419 NE 12th St (APN 0923059124 and 0923059135). A second dwelling unit on APN 0923059135 is addressed as 1161 Olympia Ave NE. The site is approximately 38,940 square feet (0.89 acres) in size. The parcels are located within the Residential Multi-Family (RMF) zoning classification, Urban Design District B overlay district, and the Residential High Density (RHD) land use designation. According to the submitted materials the proposal would include two (2) separate buildings with twelve (12) residential units per building, resulting in a total of 24 units total on the project site. Four (4) of the units would designated as affordable with the remaining 20 rented at market rate. The applicant has proposed 38 surface parking stalls with access via a single private driveway off of NE 12th St. The proposed site plan indicates the retention of (2) existing trees and removal the remaining trees. According to the City of Renton (COR) mapping the site is not mapped with any critical areas. Current Use: According to the applicant the property is currently developed two (2) single-family homes approximately 990 sq. ft. and 1,200 sq. ft. in size. 1. Zoning /Land Use Designation, and Overlays: The site is located within the Residential High Density (RHD) land use designation, the Residential Multi -Family (RMF) zoning designation, and Urban Design District B. Garden-style apartments are a permitted use within the RMF zone. 2. Attached Dwelling Units – Minimum Standards – The amount of habitable space, as defined by WAC 246- 359-010, provided by any attached dwelling unit shall be equal to or greater than the following: Number of Bedrooms Required Amount of Habitable Space 1. Studio (no bedroom) 400 square feet CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000435 10 2. One (1) 600 square feet 3. Two (2) 800 square feet 4. Three (3) 1,000 square feet 5. Four (4) 1,200 square feet Buildings containing four (4) or more attached dwelling units shall provide at least one unit with two (2) or more bedrooms for every four (4) units in the structure. One unit with three (3) or more bedrooms may be provided in place of any two (2) units required to include two (2) bedrooms. See RMC 4-4-155 for additional bathroom, kitchen, and storage standards. It is the applicant’s responsibility to demonstrate compliance with attached dwelling units – minimum standards at the time of formal application. 3. Development Standards: The project is subject to RMC 4-2-110B, “Development Standards for Residential High Density Zoning Designations” effective at the time of complete application (noted as “RMF standards” herein). Density – The density range allowed in the RMF zone is a minimum of 10.0 to a maximum of 20.0 dwelling units per net acre (du/ac). The area of public and private streets and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. Public alleyways are not deducted from the gross site area. No right-of-way dedication was shown on the submitted pre- application documents. A density worksheet was not included with the pre -application submittal materials; therefore, staff was unable to verify compliance with the density requirements. However, based on a gross site acreage of 0.89 acres, a proposal for 20 market rate and four (4) affordable units results in a gross density of approximately 26.9 du/ac. The proposed density exceeds the maximum density permitted in the RMF zone and therefore the applicant has proposed a density bonus review consistent with RMC 4-9-065. Density Bonus Review: Per RMC 4-9-065, a bonus of up to 30% above the maximum permitted density are possible for applicants requesting bonus market-rate dwelling units in exchange for the construction of affordable dwelling units. Based on a maximum net density of 20 du/ac in the RMF zone, the maximum du/ac allowed under the Density Bonus Review would be 26 du/ac (20 x 0.3 = 6). With a calculated gross density of 26.9 du/ac, the proposal would exceed the maximum density allowed under the bonus density provisions and therefore would need to be revised. Affordable Housing Eligibility Criteria - To be eligible for density bonuses for on-site affordable housing, the dwelling units must be used as either affordable owner occupancy housing or affordable rental housing by households with an annual household income that does not exceed the below applic able percent of the area median income and must be sold or rented for no more than amounts specified below to retain affordability: a. Affordable Owner Occupancy Housing: at the time of purchase, the household must have a gross household income of equal to or less than eighty percent (80%) of the area median income, adjusted for housing size, at rate determined and posted by City Clerk. b. Affordable Rental Housing: the household must have a gross household income of equal to or less than fifty percent (50%) of the area median income, adjusted for housing size, at rate determined and posted by City Clerk. c. Area Median Income: for purpose of determining eligibility, the area median income shall be based upon the median family income for the Seattle-Bellevue, WA, Metro Fair Market Rent (FMR) Area as most recently determined by the Secretary of Housing and Urban Development (HUD) under Section 8(f)(3) of the United States Housing Act of 1937, as amended. In the event that HUD no longer publishes median family income figures for the Seattle -Bellevue, WA, Metro FMR Area, the Administrator may adopt by rule an alternative method of calculating the Area Median Income, which CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000435 11 shall be binding upon all impacted affordable housing unless an alternative is separately adopted by the City Council or imposed by state or federal law. Affordable Housing Density Bonus Standards - 1. Minimum Number of Affordable Housing Units: For every two (2) dwelling units that exceed the baseline maximum density for the applicable zoning, at least one (1) unit shall be reserved for affordable housing. Bonus dwelling units may be granted up to th e maximum density bonus allowed pursuant to subsection D1 of this Section, Maximum Bonus Dwelling Units. 2. Affordable Housing Income Levels: Dwelling units conditioned as affordable under this Section shall conform to the definition of “affordable housing” pursuant to RMC 4-11-010, Definitions A. 3. On-Site Affordable Housing: Developments qualifying for density bonus due to on -site affordable housing shall conform to the following standards: a. Minimum Number: All projects must construct at least two (2) affordable housing units. b. Affordability Duration and Recalculation: Affordable housing units provided under this Section shall remain affordable housing for a term of fifty (50) years from the date the affordable housing agreement is recorded. For the full term a dedicated affordable housing unit is required to remain affordable, the most recent affordability rates on file with the City Clerk’s Office shall be applied at any point a new owner or renter is allowed to purchase or rent the unit, and at the time of each rental rate adjustment. For owner-occupied units, compliance with the most recent affordability rates on file with the City Clerk’s office shall be verified at the time of purchase. Affordability shall not be recalculated for owner-occupied units so long as the unit remains occupied by the same owner who qualified at time of their purchase. c. Affordable Housing Agreement: Prior to issuing any building permit or final plat approval, an agreement in a form approved by the Administrator that secures appropriate use of affordable housing units by addressing such terms as price restrictions, home buyer or tenant qualifications, phasing of construction, monitoring of affordability, record keeping, duration of affordability, and enforcement, shall be recorded with the King County Recorder’s Office. This agreement shall be a covenant running with the land and shall be binding on the assigns, heirs and successors of the applicant. After issuance of the building permit or final plat approval (whichever is the basis for the Affordable Housing Agreement recorded), the Administrator may authorize, at their sole discretion, to subordinate the agreement or modify its terms to advance the purpose of making the housing available, such as enabling a qualified purchaser to obtain financing for purchase of the dwelling unit or redevelopment of the property. d. Affordable Housing Unit Conditions: Affordable housing units shall be provided in a range of sizes and with features comparable to market-rate units. To the extent practicable, the number of bedrooms in affordable housing units shall be in the same proportion as the number of bedrooms in units within the entire development. The affordable housing units shall be distributed throughout the development and have substantially the same functionality as the other units in the development. e. Compliance Monitoring: All on-site affordable housing shall be monitored to ensure compliance with the affordable housing requirements of this Section, in conformance with the following standards: i. Monitoring Experience and Qualification: Any applicant or owner with on-site affordable housing shall either demonstrate to the Administrator’s satisfaction that they possess the experience and ability to monitor and prepare reports for on -site affordable housing, or the applicant/owner shall provide monitoring and reporting by a qualified, independent third -party professional, selection of whom to be approved by the Administrator. Unless otherwise approved by the Administrator, the applicant shall demonstrate that a third-party professional CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000435 12 has been contracted for the purposes of monitoring and report preparation for the on -site affordable housing, prior to issuance of building permit for the project. The property owner shall remain ultimately responsible for overseeing an approved third-party professional and accurate monitoring and reporting. If at any point after approval an approved professional discontinues its services, the owner shall either request written approval from the Administrator for a replacement professional or request written approval for self-monitoring and reporting. ii. Monitoring Frequency and Reporting: Monitoring and reporting for the affordable housing shall be provided as follows: (a) Owner Occupancy Affordable Housing: The applicant/owner, or authorized third- party professional on behalf of the owner, shall file an affordability compliance report with the Administrator prior to completion of any sale to a new eligible household. (b) Rental Affordable Housing: The applicant/owner, or authorized third-party professional on behalf of the owner, shall file an annual affordability compliance report with the Administrator within thirty (30) days after the first anniversary of issuance of the project’s certificate of occupancy, and each year thereafter for as long as the dwelling unit is required to remain affordable housing. iii. Affordability Compliance Report Standards: The report shall contain such information and records as the Administrator may require to confirm compliance. Such information shall include, but is not limited to, the following information: (a) A certification that the project has been in compliance with the affordable housing requirements of this Section since the date the City issued the project’s certificate of occupancy and that the project continues to be in compliance with the requireme nts of this Section; (b) A breakdown of the number and specific affordable housing units sold or rented during the twelve (12) months, ending with the anniversary date, to meet the affordable housing requirements of this Section; (c) The total sale or rental amount of each affordable housing unit for households sold or rented during the twelve (12) months ending with the anniversary date, as applicable; (d) Documentation that demonstrates to the Administrator’s satisfaction that the purchaser or renter (at the time of purchase or rental lease/renewal) of an affordable housing unit, qualifies as an eligible household, as defined in RMC 4 -11-010, Definitions A. iv. Fees: The City reserves the right to establish, within the City’s fee schedule, monitoring fees for the affordable housing unit, which may be adjusted over time to account for the City’s cost to monitor and enforce compliance with income and affordability restrictions required by this Section and/or the affordability agreement. See RMC 4-9-065.E for additional specific standards applicable to proposals requesting a density bonus review. 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 – There is no minimum lot size requirement in the RMF zone. The minimum lot depth is 65 feet. The minimum lot width is 50 feet for interior lots and 60 feet for corner lots. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000435 13 Submitted plans would need to show compliance with the required lot size and dimensional standard with the land use application. Building Coverage – The RMF zone allows a maximum building coverage of 35% of the lot area. A maximum coverage of 45% may be allowed through the Hearing Examiner site development plan review process. The proposed buildings would result in a building coverage of approximately 22.5% (8,800 / 38,940). Compliance would be verified at the time of building permit review. 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 RMF zone are 20 feet for the front yard, 15 feet for the rear yard, 5 feet for unattached side yards (0 feet for the attached side(s)), and 20 feet for secondary front yard (applies to corner lots). The applicant has proposed front yard and secondary front yard setback of approximately 25 feet, and side yard setbacks of approximately 5 feet. If the lot is designated as a corner lot, no rear yard setback would apply. Compliance with setbacks would be verified at the time of formal land use application. Building Height – The maximum wall plate height is 32 feet with three (3) stories. 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 (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one -and-a-half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height. Elevations were not provided with the preapplication materials; building height would be verified at the time of land use application. Impervious Surface Area – The maximum impervious surface would be limited to 75% of the site. Impervious surface requirements would be verified at the time of formal land use application and building permit review. Maximum Number of Units per Building – No maximum number of units per building in the RMF zone. 4. Screening: Screening must be provided for all surface and roof-mounted mechanical equipment. The land use application will need to include elevations and details for the proposed methods of screening. Please see RMC 4-4-095 for additional details. 5. Refuse and Recycling Areas: Refuse and recycling areas must meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” These areas shall not be located within required setbacks or landscaped areas and shall not be located in a manner that hauling trucks obstruct pedestrian or vehicle traffic on-site or project into public right-of-way. Architectural design of the enclosure shall be consistent with the design of the primary building. In multi-family residential development, a minimum of one and one -half (1-1/2) square feet per dwelling unit shall be provided for recyclables deposit areas, except where the development is participating in a City-sponsored program in which individual recycling bins are used for curbside collection. A minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. Architectural design of the enclosures shall be consistent with the design of the primary building. Based on a proposal for 24 dwelling units, a collection area of 108 square feet would be required for a refuse and recycling enclosure. No refuse or recycling areas were shown on the submitted materials. Compliance with the refuse and recycling standards (both size and design) would be reviewed with the land use application. Compliance with the refuse and recyclable standards would be verified at the time of formal land use application. 6. Landscaping: Except for 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 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000435 14 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. Stormwater Facility Perimeter Landscaping - A landscaping strip with a minimum fifteen feet (15') of width shall be located on the outside of the perimeter fence, unless otherwise determined through the site plan review or subdivision review process. New buildings would trigger landscape requirements. A conceptual landscape plan shall be provided with the land use application as prepared by a licensed Landscape Architect, a certified nurseryman or other certified professional. All landscaping shall meet the requirements of RMC 4-4-070, Landscaping. 7. Tree Retention: Application materials identify that there are mature trees on the site. When s ignificant 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. 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, each 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 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000435 15 TREE SIZE TREE CREDITS 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. 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. 8. Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A wall taller than four feet requires a building permit. Fences up to six-feet in height are permitted in the rear yard and side yard; fences up to four feet are permitted in the front yard. Any part of a yard that is within a clear vision area has a limited fence height of 42 inches. A fence shall not be constructed on top of a retaining wall unless the tota l combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. New or existing fencing would need to comply with the fence requirements of the code (RMC 4-4-040). 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. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. 9. Parking: For attached units in the RMF zone, a minimum and maximum of 1.6 per 3 bedroom or larger dwelling unit; 1.4 per 2 bedroom dwelling unit; 1.0 per 1 bedroom or studio dwelling unit (RMC 4-4- 080F.10.d) is required. 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. For affordable housing dwelling units, a minimum of 1.0 space for each dwelling units is required. A maximum of 1.75 per dwelling unit is allowed. Parking Space Dimensions – The parking regulations specify standard stall dimensions of 8 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 8 feet x 20 feet. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA accessible stalls is based on the total number of spaces provided. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000435 16 Bicycle Parking - Bicycle parking shall be provided for all residential developments that exceed five (5) residential units. For attached dwelling units, a minimum of one -half (0.5) bicycle parking space per one dwelling unit is required. The number of bicycle parking spaces required would be based on 10% of the required number of off-street vehicle parking stalls. Please review RMC 4-4-080F.11 for further general and specific bicycle parking requirements. The applicant will be required at the time of land use application to provide a parking analysis of the subject site (analysis should include parking requirements for all uses on the site) with calculations based on the requirements noted above. The analysis would include dimensions of stalls and drive aisles. 10. Access/Driveways: Access is proposed via a driveway off of NE 12th St. Driveway widths and quantity are limited by the driveway standards, in RMC 4-4-080I. Driveways shall not be closer than 5 feet to any property line and not exceed 40 percent of the street frontage. The width of any driveway shall not exceed 30 feet. There shall be no more than one driveway for each one hundred sixty five feet (165') of street frontage serving any one property or among properties under unified ownership or control; for each one hundred sixty five feet (165') of additional street frontage another driveway may be permitted. The applicant shall demonstrate compliance with access standards at the time of formal short plat application. Compliance with individual driveway and parking standards would be verified at the time of building permit review. 11. Urban Design Regulations: The subject property is within the Urban Design District ‘B’ and compliance with District ‘B’ Urban Design Regulations is required (see RMC 4-3-100). In general, the regulations encourage building design that is unique and urban in character, comfortable on a human scale and uses appropriate building materials that are suitable for the Pacific Northwest climate. The applicant will be required to provide a narrative with the land use application of how the project complies with the Urban Design District ‘B’ Regulations. The following bullets are some, but not all, of the guidelines and standards applicable to your project. Building Location and Orientation: Buildings shall be oriented to the street with clear connections to the sidewalk. The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard. Building Entries: The primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. The primary entrance shall be made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting Surface Parking: Parking shall be located so that no surface parking is located between a building and the front property line. Parking shall be located so that it is screened from surrounding streets by buildings and landscaping. Any surface parking (existing and proposed) needs to be located in the rear (eastern) portion of the property. Recreation Areas and Open Space: All attached housing developments shall provide at least one hundred fifty (150) square feet of private usable space per unit. At least one hundred (100) square feet of the private space shall abut each unit. Private space may include porches, balconies, yards, and decks. Architectural Requirements: All building facades shall include modulation or articulation at intervals of no more than twenty feet (20'). Modulations shall be a minimum of two feet (2') in depth and four feet (4') in width. Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade’s ground floor. All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000435 17 12. Critical Areas: Per COR Maps, critical areas or their associated buffers are not located on the site. It is the applicant’s responsibility to ascertain whether any critical areas or environmental concerns are present on the subject property prior to development and/or construction 13. Environmental Review: The construction of nine (9) dwelling units or more on a project site requires Environmental (SEPA) Review in accordance with WAC 197-11-800. 14. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the RMF 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. 15. Lot Combination: The applicant would be required to combine the two (2) parcels as part of the project. The lot combination could be completed after approval of the site plan and environmental review, but prior to building permit issuance. 16. Permit Requirements: The proposed project would require Environmental (SEPA) Review, Administrative Site Plan Review, and a lot combination. All land use applications would be processed concurrently within an estimated time frame of 12 weeks. The 2026 application fees are as follows: SEPA Review is $1,914.00, Administrative Site Plan Review is $3,221.00, and Lot Consolidation is $606.00. A 5% technology fee would also be assessed at the time of land use application. Any modifications requested would require an additional $308.00 fee. All fees are subject to change. In addition to the required land use permits, separate construction and building permits would be required. Detailed information regarding the land use permit application submittal requirements can be found on the Administrative Site Plan Review and the Environmental Review Submittal Requirements checklists. 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. A Final Plat application, and its associated fee, will be required following construction of the subdivision’s infrastructure. In addition to the required land use permits, separate construction and building permits would be required. 17. Waiver 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. 18. Public Information Sign: Public Information Signs are required for all Type II 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. 19. 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. A Transportation Impact Fee assessed at $6,184.59 per each new multifamily dwelling unit. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000435 18 b. A Parks Impact Fee assessed at $2,222.84 per each new multifamily dwelling unit for project with five (5) or more units. c. A Fire Impact Fee assessed at $1,099.68 per each new multifamily dwelling unit. d. A Renton School District Impact Fee assessed at $0.00 per each new multifamily dwelling unit. A handout listing all of the City’s Development related fees is available for your review at https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11713108&dbid=0&repo=CityofRenton. 20. 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 Mariah Kerrihard, Associate Planner, at 425-430-7238 or mkerrihard@rentonwa.gov to submit prescreen materials and subsequent land use application. 21. Expiration: Once the Site Plan application has been approved, the applicant has two years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. The approval body that approved the original applicati on may grant a single two-year extension pursuant to RMC 4-9-200. The approval body may require a public hearing for such extension. It is the applicant’s responsibility to monitor the expiration dates.