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HomeMy WebLinkAboutPRE_PreApp Memo_4 Plat SP_260217_v2 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000025 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 17, 2026 TO: Pre-Application File No. PRE26-000025 FROM: Valerie Porter, 425-430-7288, vporter@rentonwa.gov SUBJECT: 4-Lot Short Plat 4612 NE 1st St, Renton, WA 98059 General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, Development Engineering Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton. Project Proposal: The subject property is located along the north side of NE 1st St, Renton, WA (APN 1523059115) and is 34,174 square feet (0.78 acres) in size. The applicant is proposing to retain the existing detached single-family home, demolish the garage, and subdivide the parcel into four (4) lots each housing a detached single-family home and accessory dwelling units (ADU). Primary access to the site is proposed from a shared access off NE 1st St. According to City of Renton (COR) Map, the site is impacted by regulated (steep) slopes. Current Use: The site is currently developed with an existing single-family residence with a detached garage. 1. Zoning/Land Use Designation, and Overlays: The Comprehensive Plan designation for the site is Residential Medium Density (RMD), and it is located within the Residential-8 (R-8) zoning designation. The Residential-8 (R-8) Zone applies to lands suitable for moderate-density residential uses, including single-family and middle housing, where there is opportunity to reinvest in existing single-family residential neighborhoods through infill development or the development of new residential plats. According to RMC 4-2-060, Uses Allowed in Zoning Designations, a single-family home is a permitted use within the R-8 zone. 2. Development Standards: The proposal is subject to RMC 4-2-110A, Development Standards for Residential Low and Medium Density Zones – Primary Structures, effective 4-Lot Short Plat Page 2 of 8 February 17, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000025 at the time of complete application. Building elevations showing all facades shall be provided with the building permit application. Density – The minimum density required in the R-8 zone is four (4) dwelling units per net acre. The maximum density permitted is eight (8) dwelling units per net acre. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of- way, and private access easements. The minimum lot density for the site is three (3) unit per net acre (4 units x 0.78 acres = 3.12 units) and the maximum number of units allowed on the site is six (6) units per net acre (8 units x 0.78 acres = 6 units). A density worksheet was not included with the pre-application submittal materials; therefore, staff was unable to verify compliance with the density requirements. A completed density worksheet would be required with the land use application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Accessory Dwelling Unit (ADU) – All ADUs must comply with the requirements outlined in RMC 4-2-110C, Development Standards for Accessory Dwelling Units. ADUs are allowed in the R-8 zone as an accessory use to a principal dwelling. When constructed with a detached single-family home, two (2) ADUs are allowed per legal lot and may not exceed 1,000 square feet in gross floor area and building area. Minimum Lot Size, Width and Depth – The minimum lot depth in R-8 zone is 80 feet and the minimum lot width is 50 feet for interior lots and 60 feet for corner lots. The minimum lot size for a detached dwelling is 5,000 square feet. Submitted plans would need to show compliance with the required lot size and dimensional standard with the land use application. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the R-8 zone are 20 feet for the front yard (except when all vehicle access is taken from an alley, then 15 feet), 25 feet for the rear yard, 5 feet for detached side yards, and 15 feet for secondary front yards. As shown on the submitted site plan, the proposed buildings appear to be outside of any required setback area. However, building setbacks will be verified at the time of land use and building permit applications. Building Height and Impervious Surface Coverage – In the R-8 zone, the maximum wall plate height is 24 feet, and the building may not exceed two stories. The proposal states the building will be limited to 24 feet, which comply with building height requirements outlined in RMC 4-2-110A, Development Standards for Residential Low Density and Medium Density Zones – Primary Structures. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four vertical feet (4’) from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) may not extend above the maximum wall plate height unless the projection is stepped back one-and-a-half horizontal feet (1.5’) from each façade for each one vertical foot (1’) above the maximum wall plate height. The R-8 zone allows a maximum building coverage of 50% of the lot area and a maximum impervious surface area of 65%. The building height and coverage requirements would be verified at the time of a formal application submission. 4-Lot Short Plat Page 3 of 8 February 17, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000025 Maximum Number of Units per Building – A maximum of four (4) attached dwelling units is allowed per building. For the purposes of this subsection, accessory dwelling units are included in the calculation of maximum dwelling units per building. Per RMC 4-2-110F.6, Maximum Dwelling Units Per Legal Lot, a maximum number of dwelling units are allowed per legal lot, within applicable zones, as shown in the following table: Lots in all Applicable Zones Lots located within 1/4 mile walking distance of a Major Transit Stop Lots with Affordable Housing 4 dwelling units per lot. 6 dwelling units per lot. 6 dwelling units per lot, provided at least 2 units are reserved for affordable housing pursuant to subsection 9 of this Section, Affordable Middle Housing Units. The following middle housing typologies are allowed within applicable zones under this subsection: duplexes, triplexes, fourplexes, stacked flats, townhomes, and courtyard apartments. Accessory dwelling units and single-family dwelling units are included in the calculation of maximum dwelling units per lot. 3. Residential Design and Open Space Standards: All new residences within the R-8 zone are subject to the Residential Design Standards outlined in RMC 4-2-115, Residential Design and Open Space Standards. Building elevations were not submitted for review. No building elevations were provided for review. Applications subject to the Residential Design and Open Space Standards must demonstrate compliance with the applicable standards at the time of submittal. 4. Refuse and Recycling Areas: According to RMC 4-4-090, Refuse and Recyclables Standards, residential developments must store refuse, recyclables, and compostables carts either within a garage, accessory structure, or outside. If carts are located within a garage, storage space must be appropriately sized to accommodate both vehicles and carts for refuse, recyclables, and compostables. Storage space for carts must measure at least two feet by six feet (2' x 6') floor area and sixty inches high. Indoor storage must be clearly identified on floor plans. If carts are located outside, the storage space must be at least two feet by six feet (2' x 6') in size and be located on the same lot as the dwelling. 5. Landscaping: The proposal would be subject to the landscaping regulations in RMC 4-4- 070, Landscaping. With the exception of critical areas, all areas of the site not covered by structures, required parking, access, circulation or patios, must be landscaped. In addition, 10 feet of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. If frontage improvements are required, street trees in the right-of-way planter would be required. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060, Street Standards. Street 4-Lot Short Plat Page 4 of 8 February 17, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000025 trees and, at a minimum, groundcover is to be located in this area when present. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List & Spacing Guidelines. 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 landscape plan shall be provided with the permit application as prepared by a licensed Landscape Architect, a certified nurseryman or other certified professional. 6. Significant Tree Retention: When significant trees (greater than 6-inch caliper or 8- caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet must be provided with the formal land use application as defined in RMC 4-8-120, Submittal Requirements – Specific to Application Type. The tree retention plan must show preservation of at least 30% of significant trees. Please refer to RMC 4- 4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition, each new lot would be required to provide a minimum tree credit retention requirement 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 4-Lot Short Plat Page 5 of 8 February 17, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000025 TREE SIZE TREE CREDITS Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-130H.1.e can be met. Tree retention standards shall be applied to the developable area of a property, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree retention/planting plan and Tree Retention and Tree Credit Worksheet prepared by an arborist or landscape architect would be reviewed at the time of land use application. 7. Screening: Screening is required for all surfaces-mounted and rooftop utility and mechanical equipment as per RMC 4-4-095, Screening and Storage Height/Location Limitations. The proposal should include elevations and details of the methods used for screening any equipment if applicable. Screening measures should address visual impact reduction for areas where vehicles or contractor equipment may be stored. Compliance would be verified during the formal land use review process. 4-Lot Short Plat Page 6 of 8 February 17, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000025 8. Fences/Retaining Walls: If the project includes fencing or retaining walls, their locations must be clearly shown on the landscape plan and grading plan, including top of wall and bottom of wall elevations. Any retaining wall that is four feet or taller (measured from the footing to the top of the wall) will require a building permit. The maximum allowable height for fences and retaining walls is 72 inches, subject to additional height restrictions in setbacks and clear vision areas, as noted in RMC 4-4- 040D. If the proposal includes a fence on top of a retaining wall, please ensure the total combined height does not exceed the height limit for a standalone fence. The plans should also consider screening requirements for any fenced yard areas and ensure an adequate visual buffer. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry products 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. For additional information about fences and retaining walls, please refer to retaining wall standards outlined under RMC 4- 4-040. 7. Parking: The number of required parking spaces is based on the proposed land use per RMC 4-4-080, Parking, Loading, and Driveway Regulations. According to the parking table a detached single-family home is required to provide a minimum of two (2) parking stalls per dwelling unit. RMC 4-2-110C states, one (1) parking stall is required per ADU. The applicant must provide detailed parking information with the permit application, including stall dimensions, drive aisle measurements, and total parking calculations. 8. Access/Driveways: The preliminary plan shows lots gaining access from NE 1st St via an existing joint use driveway. According to RMC 4-4-080I.9, Joint Use Driveways, a joint use driveway shall provide access to no more than two (2) lots and each lot shall abut a public street. The proposed driveway would serve four (4) lots, which exceeds the allowed maximum and is therefore not permitted. The driveway configuration must be redesigned to comply with code. RMC 4-6-060J, Shared Driveway Standards, states, shared driveways may be allowed for access to no more than four (4) residentially zoned lots, provided: a. At least one (1) lot abuts a public right-of-way and the street frontage of the lot is equal to or greater than the lot width requirement of the zone; b. The subject lots are not created by a subdivision of ten (10) or more lots; c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic and/or pedestrian circulation through the short subdivision or to serve adjacent property; d. The shared driveway would not adversely affect future circulation to neighboring properties; e. The shared driveway is no more than three hundred feet (300') in length; and 4-Lot Short Plat Page 7 of 8 February 17, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000025 f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and personnel. In addition, new shared driveways must be within a tract with shared access for all the lots. Lots that are accessed via a shared driveway are limited to one (1) primary dwelling unit and one (1) accessory dwelling unit. As proposed, the project does not comply with vehicle access requirements. To achieve compliance, the plans must be revised to provide a shared driveway located within a tract that serves all applicable lots and meets the standards outlined above. 9. Critical Areas: According to COR maps, the site contains regulated slopes (>15% & <=25%). It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal land use application. 10. Environmental Review: The construction of less than nine (9) dwelling units on a project site is exempt from Environmental (SEPA) Review in accordance with WAC 197-11-800. 11. Site Plan Approval: Per RMC 4-9-200, site plan review is exempt due to the project being a SEPA exempt development. 12. 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. 13. Permit Requirements: The proposal will require an administrative short plat approval by the Administrator of the Department of Community and Economic Development (CED) or designee. The land use review would include public notice and a two-week public comment period. Once a complete application is submitted and all fees are paid, a decision can be issued in approximately 6-8 weeks. The 2026 application fees are as follows: a preliminary Short Plat is $6,462, and the final Short Plat is $3,231. A 5% technology fee would also be assessed at the time of land use application. Any modifications requested would require an additional $308 fee. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the Short Plat Submittal Requirements checklist. The city now requires electronic plan submittal for all applications. 14. 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. 15. 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: 4-Lot Short Plat Page 8 of 8 February 17, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000025 • A Fire impact fee is assessed at $779.24 for each single-family home; • A transportation impact fee is assessed at $11,485.67 for each single-family home; • Renton School District Impact Fee $0.00 will be assessed for each single-family dwelling unit (+5% administrative fee) unless an exemption can be made under RMC 4-1-190.I.1.a; and • Parks Impact Fee is currently assessed at $3,276.44 for each single-family dwelling unit. • Impact fees for each ADU is capped at 50% of the impact fee that would be imposed on the principal unit. A handout listing all of the City’s Development related fees is available for your review at https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=City ofRenton. 16. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened prior to submitting the complete application package. Please contact Planner: Valerie Porter, Senior Planner, at 425-430-7288 to submit prescreen materials and subsequent land use application. 17. 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.