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HomeMy WebLinkAboutPRE26-000029 Meeting Summary_Upland Short PlatDEPARTMENT 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 Upland Short Plat 17616 116th Ave SE (APN 6196600040, 6196600340) PRE26-000029 February 12, 2026 Contact Information: Planner: Ashley Wragge, 425-430-7314, awragge@rentonwa.gov Public Works Plan Reviewer: Heather Bray, 425-430-7383, hbray@rentonwa.gov Fire Prevention Reviewer: Hugo Sotelo, 425.276.9587, hsotelo@RentonRFA.org Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies to engineers, architects, and contractors who will work on the project. You will need to submit an PDF copy of this packet when you apply for land use and/or environmental permits. When the project application is ready for submittal, you may email the project planner to start the prescreen process. Similarly, you may contact the assigned planner if there are any questions regarding submittal requirements. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: February 3rd, 2026 TO: Ashley Wragge, Associate Planner FROM: Hugo Sotelo, DFM SUBJECT: 17616 116th Ave SE Fire Flow: The fire flow requirement for a single-family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. A water availability certificate would be required from Soos Creek Water district. Impact fees: The fire impact fees are currently applicable at the rate of $779.24 per single family unit. This fee is paid upon building permit issuance. Credit is available for the removal of or retention of the existing homes. Fire Department Access: An approved turnaround for Fire department apparatus access roadways is required for dead end streets if they exceed 150- feet and are to be a minimum of 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading. Access is required within 150 feet of all points on the buildings. The required angles of approach for fire department apparatus are 8 degrees and the angle of departure is 10 degrees. The proposed street access appears to comply with the 20-feet wide fully paved requirements. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 12th, 2026 TO: Ashley Wragge, Assistant Planner FROM: Heather Bray, Civil Plan Reviewer SUBJECT: Upland Short Plat 17161 116th Ave SE PRE26-000029 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 reviewed the application for the Upland Short Plat at 17161 116th Ave SE (APNs 6196600040 and 619660340) and have the following comments: EXISTING CONDITIONS The site is approximately 1.96 acres in size and is rectangular in shape. There are 2 existing single- family residence on site and an accessory shed structure. There are several trees and groundcover throughout the site, and lawn in the westernmost and easternmost portions of the property designated for the residence. Water Water service is provided by Soos Creek Water and Sewer District. Sewer Sewer service is provided by Soos Creek Water and Sewer District. Storm There are 12-inch culverts and ditches fronting 116th Ave SE and 118th Ave SE. There are no critical areas encumbering this site. Streets 116th Ave SE is classified as a Minor 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 48-ft of asphalt paving. 118th Ave SE is classified as a Residential Access Street with an existing ROW width of 60.0-ft and approximately 22-ft of asphalt paving. Upland Short Plat – PRE26-000029 Page 2 of 5 WATER COMMENTS 1. A water availability certificate from Soos Creek Water and Sewer District is required as part of the land-use application. 2. A copy of the approved Soos Creek plans shall be provided to the City prior to civil construction permit approval. 3. Adequate horizontal and vertical separation between water main and other utilities (storm, vaults, power, gas, electrical, etc) shall be provided for the operations and maintenance of the City mains. 4. A conceptual utility plan will be required as part of the land-use application for the subject development. SEWER COMMENTS 1. A sewer availability certificate from Soos Creek Water and Sewer District is required as part of the land-use application. 2. A copy of the approved Soos Creek plans shall be provided to the City prior to civil construction permit approval. 3. Adequate horizontal and vertical separation between water main and other utilities (storm, vaults, power, gas, electrical, etc) shall be provided for the operations and maintenance of the City mains. 4. A conceptual utility plan will be required as part of the land-use application for the subject development. 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 Flow Control Duration Standard (matching Forested site conditions). The site falls within the Soos Creek drainage basin. 2. Drainage report and drainage plans based on 2022 RSWDM are required to be provided. 3. 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. 4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide basic water quality treatment. 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. 5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary Upland Short Plat – PRE26-000029 Page 3 of 5 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. 6. There are no critical areas are present onsite or adjacent to the site that would affect stormwater review. 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. A Construction Stormwater General Permit from the Washington Department of Ecology will be required if site clearing equals one acre or more. 10. The current City of Renton Surface Water Standard Plans shall be used in all drainage submittals. 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. a. The 2026 Surface water system development fee is $2,350 per one new single- family house. b. The developer will receive credit for demolition of the existing single-family homes. c. 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: i. 116th Ave SE is classified as a Minor Arterial Street with an existing right-of- way (ROW) width of approximately 60 feet per the King County Assessors Map. To meet the City’s complete street standards for a Minor Arterial Street, a minimum ROW width of 91 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline are required and include a minimum 54-foot paved road (27 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, 2-foot clear space at back of walk, street trees and storm drainage improvements. Approximately 15.5 feet of dedication will be required pending final survey. 1. The City’s will support an alternate standard to match the established standard street section for 116th Ave SE. The City established standard street section for 116th Ave SE, which shall be installed by the developer as part of the proposed plat, includes a ROW width of 79-ft, to include 44-ft of paved roadway width (22 feet from centerline), including a 5-ft bike lane, 0.5-ft curb and gutter, 8- ft planter, 8-ft sidewalk and 1 feet clear space back of sidewalk. Upland Short Plat – PRE26-000029 Page 4 of 5 Dedication of 9.5 feet of ROW fronting the site will be required. Applicant will need to submit a modification as outlined in City code 4-9-250.D.2 with the land use application for the above listed street frontage improvements. ii. 118th Ave SE is classified as a Residential Access Street with an existing ROW width of approximately 60 feet per the King County Assessors Map. To meet the City’s complete street standards for a Residential Access Street a minimum ROW width of 60 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline are 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. No dedication is anticipated. iii. A new public street meeting the standards of a Residential Access Street shall be installed connecting 116th Ave SE to 118th Ave SE through the proposed project. 1. A half-public street (residential access) may be provided along the full length of the development. Per RMC 4-6-060 half residential streets shall have a minimum 40-foot right-of-way that includes a 26-foot paved road, a 0.5-foot curb, an 8-foot planting strip, a 5-foot sidewalk, street trees and storm drainage. 2. 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. 3. Refer to City code 4-4-080 regarding driveway regulations. 4. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4- 6-090. 5. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 6. For dead end streets that exceed 150-feet in length, an approved turnaround per RMC 4-6- 060 is required. 7. Street lighting per City standards will be required along the project’s 116th Ave SE and 118th Ave SE frontages as the proposed development is greater than 4 residential units. 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 transportation impact fee is based on the type of land use. For a single-family dwelling, the 2026 transportation impact fee is $11,485.67. Transportation impact fees are subject to change based on the calendar year the building permit is issued. a. The 2026 transportation impact fee for a single-family home is $11,485.67. b. The developer will receive credit for demolition of the existing single-family homes. c. The full fee schedule can be found here. GENERAL COMMENTS Upland Short Plat – PRE26-000029 Page 5 of 5 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. 5. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall conform 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. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 7. 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 click the link here for the current development fee schedule. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000029 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 12, 2026 TO: Pre-Application File No. PRE26-000029 FROM: Ashley Wragge, 425-430-7314, awragge@rentonwa.gov SUBJECT: Upland Short Plat - 17616 116th Ave SE and 17619 118th Ave SE (APNs 6196600040 and 6196600340) General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, Development Engineering Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton. Project Proposal: The project area includes two (2) parcels at 17616 116th Ave SE and 17619 118th Ave SE (APNs 6196600040 and 6196600340). The project site totals 85,044 square feet (1.95 acres) in area with frontage on 116th Ave SE and 118th Ave SE. Given the current orientation, the parcels are connected by a shared lot line along the rear yard. The site is located within the Benson Community Planning Area, has a Comprehensive Land Use Designation of Residential Medium Density (RMD), and is zoned Residential-6 (R-6). The site is currently developed with two (2) detached dwellings and associated accessory structures. The project proposal is to subdivide the properties into seven (7) residential lots, for the future development of single family housing, as well as a drainage vault, and a new residential access street. All of the proposed residential lots are 7,128 square feet. Access to all residential lots is proposed via a new public residential access street connecting 116th Ave SE with 118th Ave SE. According to City of Renton (COR) Maps, there are no critical areas in the project area. Current Use: The project area is currently developed with two (2) single family dwellings and accessory structures. 1. Zoning/Land Use Designation, and Overlays: The subject property is located within the Residential-6 (R-6) zoning classification and the Residential Medium Density (RMD) land use designation. Residential-6 (R-6) Zone is established for single-family and allows middle housing where there is land suitable for infill and larger lot development at a Upland Short Plat - 17616 116th Ave SE and 17619 118th Ave SE Page 2 of 7 February 12, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000029 moderate density. The R-6 Zone implements the Residential Medium Density land use designation. The density range allowed in the R-6 zone is a minimum of 3.0 to a maximum of 6.0 dwelling units per one net acre. The Residential Medium Density Comprehensive Plan designation is intended to apply to areas that can support high-quality, compact, urban development with access to urban services, transit, and infrastructure, whether through new development or through infill development. The R-6 zone is established for single-family residential at moderate density. 2. Development Standards: The project is subject to RMC 4-2-110A, “Development Standards for Residential Low Density and Medium Density Zones” effective at the time of complete application (noted as “R-6 standards” herein). Density – The area of public rights-of-way, legally recorded private access easements and critical areas (such as protected slopes, Class 1 to 4 streams, etc.) would be deducted from the gross site area to determine the “net” site area prior to calculating density. In order to calculate the proposed density of the project, any area of public road, private driveway/easement, and/or critical area dedication must be known. All fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density that result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number. A density worksheet was not included with the pre-application submittal materials; therefore, staff was unable to verify compliance with the density requirements. A completed density worksheet would be required with the land use application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Minimum Lot Size, Width and Depth – The minimum lot size in the R-6 zone is 7,000 sq. ft. The minimum lot width is 70 feet for corner lots and 60 feet for interior lots. The minimum lot depth is 90 feet. As shown on the submitted conceptual plan, the proposed plan complies with lot minimums since the proposed lot widths are approximately 72 feet (72’) in width and 99 feet (99’) in depth. Building Standards – The R-6 standards allow a maximum building coverage of 40% of the lot area, a maximum impervious coverage of 55%, a maximum of two (2) stories, and a maximum wall plate height of 24 feet (24’). Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height. If the height of wall plates on a building are less than the stated maximum the roof may project higher to account for the difference, yet the combined height of both features shall not exceed the combined maximums (e.g., if the maximum wall plate height of a zone is twenty-four feet (24') and the wall plates of a structure are no taller than twenty feet (20'), the roof may project up to ten feet (10') instead of six feet (6')). Common rooftop features, such as chimneys, may project an additional four (4) vertical feet from a roof surface. Compliance with the maximum building and impervious surface coverage and height requirements for the R-6 zone would be verified at the time of formal building permit application. Upland Short Plat - 17616 116th Ave SE and 17619 118th Ave SE Page 3 of 7 February 12, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000029 Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required minimum setbacks for the R-6 zone are as follows: Front yard: 25 feet for the primary structure; Rear yard: 25 feet; Side yards: combined 15 feet with not less than 5 feet on either side; and secondary front yards: 25 feet. Corner lots required to have a front yard and a secondary front yard are relieved of the requirement to have a rear yard; in place of a rear yard setback, the side yard setback of the zone shall apply. Compliance with the maximum setback requirements for the proposed residences would be verified at the time of formal building permit application. 3. Residential Design and Open Space Standards: All single family residences would be subject to the Residential Design Standards for the R-6 zone outlined in RMC 4-2-115. Residential design review and the requirements related to garages, entries, modulation, windows/doors, scale, bulk, and character, roof forms, eaves, architectural detailing, and materials/color would be reviewed as part of the Building Permit Review. For example, the visual impact of garages shall be minimized, while porches and front doors shall be the emphasis of the front of the home. Garages shall be located in a manner that minimizes the presence of the garage and shall not be located at the end of view corridors. Alley access is preferred, where feasible. 4. 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 contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060, Street Standards. Street trees and, at a minimum, groundcover are to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect or other certified professional. 5. Significant Tree Retention: If 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. The tree retention plan must show preservation of at least 30% of significant trees. Upland Short Plat - 17616 116th Ave SE and 17619 118th Ave SE Page 4 of 7 February 12, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000029 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 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 Protected trees within a subdivision shall be retained in the order of priority listed in RMC 4-4-130H.2. Protection of trees or groves by placement within a dedicated tract (Tier 1) is the highest priority. 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. Upland Short Plat - 17616 116th Ave SE and 17619 118th Ave SE Page 5 of 7 February 12, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000029 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, as defined in RMC 4-11-040, Definitions D, of a property. The submittal material notes 43% retention of the existing trees. A new formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. 6. Fences/Retaining Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan and grading plan with top of the wall and bottom of wall elevations. A fence and/or wall detail should also be included on the plan. A retaining wall that is four (4) feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. The maximum height of any fence or retaining wall is 72-inches subject to further height limitations in setbacks and clear vision areas noted in RMC 4-4-040. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. No fences or retaining walls were shown on the submitted materials. 7. Parking/Access/Driveways: The applicant has proposed accessing all lots via a new public residential access street oriented east/west and connecting 116th Ave SE and 118th Ave SE along the south property lines of the subject parcels. In accordance with the driveway standards, RMC 4-4-080I, the maximum width of single loaded garage driveways shall not exceed nine feet (9’) and double loaded garage driveways shall not exceed 16 feet (16’). The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. Compliance with driveway standards would be verified at the time of building permit review. Each lot is required to accommodate off street parking for a minimum of two (2) vehicles. No direct curb cuts to individual residential lots would be allowed from 116th Ave SE nor 118th Ave SE. Upland Short Plat - 17616 116th Ave SE and 17619 118th Ave SE Page 6 of 7 February 12, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000029 Alley access is the preferred street pattern except for properties in the Residential Low Density (RLD) land use designation. According to RMC 4-7-150E.5, alley access is the preferred street pattern for all new residential development. If the developer or property owner demonstrates that alley access is not practical, the use of alley(s) may not be required. The City will consider the following factors in determining whether the use of alley(s) is not practical: a. Size: The new development is a short plat. b. Topography: The topography of the site proposed for development is not conducive for an alley configuration. c. Environmental Impacts: The use of alleys would have more of a negative impact on the environment than a street pattern without alleys. d. If site characteristics allow for the effective use of alleys. 8. Critical Areas: According to City of Renton (COR) Maps, there are no critical areas on site. It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal land use application. 9. Environmental Review: The proposed development is categorically exempt from SEPA review due to the proposal containing less than nine (9) single family residential dwelling units in accordance with RMC 4-9-070 and WAC 197-11-800. 10. Permit Requirements: The proposed project would require administrative short plat approval. The land use review would include public notice and a two-week public comment period. The land use permits would be processed within an estimated time frame of 6-8 weeks. The application fees would total $6,785.10 ($6,462 Preliminary Short Plat + $323.10 Technology Fee (5%) = $6,785.10). Each modification request is $308.00. A 5% technology fee added to the total cost of the reviews would also be assessed at the time of the land use application. All fees are subject to change. Detailed information regarding the land use permit application submittal requirements can be found on the Short Plat Submittal Requirements checklist. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. A building permit must be obtained to build buildings and structures. A Construction Permit must be obtained to install utility lines, transportation improvements and undertake work in City rights-of-ways. Building and Construction Permits are separate permits. A Final Short Plat application, and its associated fee, will be required following construction of the subdivision’s infrastructure. 11. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where additional information is required to complete the review of an application. In addition, non-applicable submittal requirements may be waived. The applicant should contact the assigned Project Manager if there are any questions regarding submittal requirements 12. 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. Upland Short Plat - 17616 116th Ave SE and 17619 118th Ave SE Page 7 of 7 February 12, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000029 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. 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 2026 impact fees are as follows: • A Fire impact fee assessed at $779.24 per each new detached dwelling unit; • A transportation impact fee assessed at $11,485.67 per each new detached dwelling unit; • Renton School District is not currently assessing fees; and • Parks Impact Fee assessed at $3,276.44 per each new detached dwelling unit. A handout listing all of the City’s Development related fees is available for your review at https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=City ofRenton. 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 Ashley Wragge, Assistant Planner, at 425-430-7314 or awragge@rentonwa.gov to submit prescreen materials and subsequent land use application. 15. Expiration: Upon approval, the Short Plat is valid for five (5) years with a possible one- year extension (RMC 4-7-070M). It is the applicant’s responsibility to monitor the expiration dates.