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HomeMy WebLinkAboutPre-app Mtg Summary - 26-000035.pdfCityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE26-000035 1 PRE-APPLICATION MEETING FOR Emerald City Townhomes PRE26-000035 CITY OF RENTON Department of Community & Economic Development Planning Division February 26th, 2026 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov Fire Prevention Reviewer: Hugo Sotelo, 425-276-9587, hsotelo@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\PRE26-000035 2 Renton Regional Fire Authority M E M O R A N D U M DATE: 2/19/26 TO: Alex Morganroth, Principal Planner FROM: Hugo Sotelo, DFM SUBJECT: Emerald City 937 Carr Road Pre26-000035 Comments based on the assumption that these units will be built under the International Residential Code. As of February 1st, 2021, townhomes over 4 units will require sprinklers per Washington State building code amendment. FIRE FLOW The fire flow requirement for the proposed building is 2,750 gpm. 3 new fire hydrants are required, one within 150 feet and two within 300 feet from each of the proposed buildings. A looped water main is required for 2,500 gpm and larger. The existing 20in water main located on S. Carr Rd. appears to be adequately sized for the required gpm. IMPACT FEES The fire impact fees are applicable at the rate of $1099.68 per multifamily home. This fee is paid at building permit issuance. Credit will be provided for any homes removed or retained. FIRE DEPARTMENT ACCESS Fire department apparatus access roadways are required to be a minimum of 20 feet wide and fully paved, with 25 feet inside and 45-feet outside turning radius. Access is required within 150 feet of all points of the buildings. Fire access roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading. Approved turnarounds are required for dead end roads that exceed 150 feet. The proposed cul-de-sac appears to meet the required dimensions. Maximum fire apparatus access roadway grade allowed is 15 percent. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE26-000035 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 26, 2026 June 20, 2011 TO: Alex Morganroth, Principal Planner FROM: Yong Qi, Civil Engineer III SUBJECT: Emerald City Townhomes 937 SE Carr Rd, Renton, WA PRE26-000035 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 # 3223059019. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. EXISTING CONDITIONS Water 1. Water service for this area is provided by Soos Creek Water and Sewer District. A copy of the approved Soos Creek Water and Sewer District plans shall be provided to the City prior to civil construction permit approval. 2. Adequate horizontal and vertical separation 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 City mains. 3. A conceptual utility plan will be required as part of the land use application for the subject development. Sewer 1. Sewer service for this area is provided by Soos Creek Water and Sewer District. A copy of the approved Soos Creek Water and Sewer District plans shall be provided to the City prior to civil construction permit approval. 2. Adequate horizontal and vertical separation between the new sewer main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the City mains. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE26-000035 4 3. A conceptual utility plan will be required as part of the land use application for the subject development. Storm 1. There are existing 12-inch stormwater conveyance system with catch basins and ditches along both sides of S Carr Rd to the north of the project site (Record Dwg: SWP2703472). Streets 1. The proposed project fronts S Carr Rd to the north and private property on all other sides. 2. S Carr Road is classified as a Principal Arterial Road. Existing right of way (ROW) width is approximately 102 feet. 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. Ba sed on the City’s flow control map, this site falls within Flow Control Duration Standard area (matching Forested site conditions). The project site is located in the Black River Basin and Panther Creek sub 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 enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the 2022 RSWDM. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the dete ntion and/or water quality vault. Special inspection from the building department is required. 5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit. 6. A geotechnical soils report for the site is required per the 2022 RSWDM Section C.1.3. Information on the water table and soil permeability (infiltration rates), with recommendations of appropriate on -site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 7. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided to the City and a temporary construction easement prior to any permits being issued. 8. Critical areas that may affect surface water review, the project site is within high erosion hazard, regulated slopes and moderate landslide hazard area. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE26-000035 5 9. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details are available online in the City of Renton website. https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton 10. Erosion control measures to meet the City requirements shall be provided. 11. A Construction Stormwater General Permit from the Washington Department of Ecology is required if land disturbance of the site exceeds one acre. 12. 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. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation of $175,000, the project site(s) shall be required to meet the City’s Complete Streets Standards: a. S Carr Road – The street has been identified as a Principal Arterial Road. To meet the City’s complete street standards of RMC 4-6-060, a four (4) lane Principal Arterial Roadway requires a ROW width of 91 feet. The half street improvements shall include a pavement width of 54 feet (27 feet from centerline including a 5-foot bike lane), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, 2-foot clear space at back of sidewalk, street trees and storm drainage improvements. No ROW dedication will be required. b. Onsite Residential Access Street_ To meet the City’s complete street standards for Residential Access streets, a minimum ROW width of 60 feet is required. Per RMC 4 -6-060, a full street improvement will be required and include a minimum 32-foot paved road. 0.5 feet of cub and gutter, an 8-foot planting strip, and 5-foot sidewalk, 0.5-foot clearance space, street trees and storm drainage improvements are required for both sides of the paved road. 2. On and off-site ADA ramps, curbing, sidewalk and parking lot 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 a re being met. 3. For dead end roads in excess of 150 feet an approved fire access turnaround is required. See RMC 4 - 6-060 and RRFA comments for detailed turnaround requirements. 4. Refer to City code 4-4-080 regarding driveway regulations. 5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. 6. Street lighting on ROW frontage as per City standards is required for the project. 7. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4 -6-090. 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. If the number of proposed trips estimated by the appli cant engineer using the current ITE Trip Generation book is more than 20 trips in either morning peak or evening peak, then level of service study is required. 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE26-000035 6 9. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. a. Unless otherwise noted on the fee schedule, the 2026 transportation impact fee is $8,031.94 per net new PM peak hour person vehicle trip. b. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRen ton. 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE26-000035 7 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 26, 2026 TO: Pre-Application File No. PRE26-000035 FROM: Alex Morganroth, Principal Planner SUBJECT: Emerald City Townhomes 937 SE Carr Rd APN 3223059019 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, 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 www.rentonwa.gov. Project Proposal: The subject site is comprised of one parcel (APN 3223059019) at 937 SE Carr Rd with a total area of 161,607 sq. ft. (3.71 acres). The site is located on the south side of SE Carr Rd near the intersection of Smithers Ave S and S Carr Rd. The property is undeveloped with some ground and vegetation disturbance on the north half of the site according to aerial imagery. The site is located in the Residential-4 (R- 4) zoning district with a Comprehensive Plan Designation of Residential Low Density (RLD). The applicant has proposed a six (6) lot subdivision and future development of four (4) townhome units per lot, resulting in a total of 24 units on the site (middle housing development). The proposed lots range in size from 9,789 sq. ft. to 19,966 sq. ft. Three (3) tracts are proposed including (2) critical areas tracts and a storm/park tract. Access to the site is proposed via a new public residential access street off of SE Carr Rd which would end in a cul- de-sac. Access to the individual units is proposed via combined private driveways off of the new cul-de-sac. According to City of Renton (COR) Maps, the site contains moderate and high landslide hazards, high erosion hazards, regulated slopes (>15% & <=90%), and Panther Creek, (split into both Type F and Type Ns streams). According to the applicant, a Category III wetland is present on the southwest corner of the site and extends onto the abutting sites. In addition, a Type Np was mapped on the abutting site to the east (APN 3223059081). Trees on the site are primarily concentrated near the site perimeter, with a few standalone trees interior to the site proposed for removal. Current Use: The site is vacant. 1. Zoning Districts and Land Use Designation: The subject property is located within the Residential-4 (R-4) zoning classification and the Residential Low Density (RLD) Comprehensive Plan Land Use designation is intended to provide transition to the rural areas, or those appropriate for low density residential uses such as the R-4 zone. The R-4 zone applies to lands suitable for low-density residential uses and provides transition between rural designation zones and higher intensity residential zones. To expand the variety of housing options, the R-4 Zone allows for both single-family CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE26-000035 8 development and middle housing. The R-4 Zone implements the Residential Low Density land use designation. 2. Development Standards: The project would be subject to RMC 4-2-110F, “Development Standards for Middle Housing” effective at the time of complete application (noted as “Middle Housing” standards herein). Middle housing developments shall comply with the standards applicable to single-family development, pursuant to RMC 4-2-110A, “Development Standards for Residential Low Density and Medium Density Zones – Primary Structures.” Density – The area of public rights-of-way, shared driveway tracts, and critical areas (i.e., very high landslide hazard areas, protected slopes (except evaluate on a case -by-case basis those protected slopes created by previous development, wetlands, Class 1 to 4 streams and lakes or floodways) 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, shared driveway, 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. The R -4 zone has a maximum density of four (4) dwelling units per acre with no minimum density. For all zones in which middle housing is applicable, lots are allowed up to four units. Lots located within a quarter of a mile walking distance of a Major Transit Stop are allowed up to six units. According to COR Maps, the site falls within a Middle Housing ¼ mile walkshed and therefore up to six (6) units per lot would be permitted. The applicant would be required to demonstrate compliance with middle housing development standards at the time of formal application. Density shall be verified both at time of preliminary subdivision review (review of total number of lots) and building permit review (review of total number of units). Minimum Lot Size, Width and Depth – The minimum lot size required in the R-4 zone is 9,000 square feet for parcels being subdivided. Minimum lot width is 70 feet (70); minimum lot width for corner lots is 80 feet (80’); minimum lot depth is 100 feet (100’). Based on the submitted site plan the proposed lots appear to comply with the required minimum lot size, width and depth for the R-4 zone. Detailed information is required at the Short Plat submittal to confirm compliance with lot width, depth, and size req uirements. The 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 or tract. For through lots, corner lots, and lots without street frontage, the front yard will be determined by the Planning Division Director. Minimum Front Yard 30 ft. Minimum Secondary Front Yard 30 ft. Minimum Freeway Frontage Setback 10 ft. landscaped setback from the property line. Minimum Rear Yard 25 ft. Minimum Side Yard Combined 20 ft. with not less than 7.5 ft. on either side. Clear Vision Area In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision area defined in RMC 4-11-030. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE26-000035 9 Compliance with the required setbacks for new development would be verified at the time of the building permit application. Lot Coverage – The maximum building coverage permitted in the R-4 zone is 35% of the lot area. The maximum impervious surface coverage in the R-4 zone is 50 percent (50%). Building Height – The maximum wall plate height is restricted to 32 feet (32’), and the buildings shall be not more than 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 vertical feet (4’) 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 horizontal feet (1.5’) from each façade for each one vertical foot (1’) above the maximum wall plate height. The maximum wall plate height for detached accessory structures is 12 feet (12’) and the total floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. Building height shall not exceed the maximum allowed by the subject zoning district or the maximum allowed pursuant to RMC 4-3-020, Airport Related Height and Use Restrictions, whichever is less. New buildings would need to comply with the maximum building height regulations of the zone at the time of building permit review. Middle Housing Typologies – a) duplexes; b) triplexes; c) fourplexes; d) stacked flats; e) townhouses; and f) courtyard apartments. Maximum Number of Units per Building – A maximum of four (4) attached dwelling units is allowed per building. 3. Residential Design and Open Space Standards: Middle housing developments shall comply with the design standards applicable to single-family development, pursuant to RMC 4-2-115, “Residential Design and Open Space Standards.” Residential design review and the requirements related to garages, entries, modulation, windows/doors, scale, bulk, and character, roof forms, eaves, architectural detailing, and materials/color would be reviewed as part of the Building Permit Review. In addition, middle housing developments shall also comply with the following standards: Entries – All ground-related dwelling units fronting a street and/or common open space shall provide a covered porch with a minimum depth of five feet (5'). Dwelling units that are accessed entirely from an internal common corridor are exempt from this requiremen t provided the shared entry features a covered porch with a minimum depth of five feet (5'). Pedestrian Access – A paved pedestrian connection at least three feet (3') wide is required between each middle housing building and the sidewalk (or the street if there is no sidewalk). Driveways may be used to meet this requirement. No building elevations were provided for review. Application(s) subject to the Residential Design and Open Space Standards must demonstrate compliance with the applicable standards at the time of building permit submittal. 4. Landscaping: With the exception of critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060, Street Standards. Street trees and, at a minimum, groundcover are to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE26-000035 10 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 follow ing 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. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. A conceptual landscape plan prepared by a professional landscape architect and demonstrating compliance with the landscape standards shall be submitted at the time of land use application. 5. Significant Tree Retention: When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, properties subject to an active land development permit shall comply with minimum tree credit retention requirements of a minimum of 30 credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE26-000035 11 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, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree retention plan and tree retention worksheet, prepared by an arborist or landscape architect, would be reviewed at the time of the land use application. 6. 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 rig hts-of-way. No fences or retaining walls were shown on the submitted materials. 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. 8. Refuse and Recycling Areas: Multi-family residences using thirty-five (35) gallon garbage carts or smaller must be provided either within the garage or outside . Storage within a garage must be appropriately sized to accommodate both vehicles and refuse and recycling carts. Storage space for carts must measure at least two feet by six feet (2’ x 6’) floor area and sixty inches (60”) high. This space must be identified on floor plans. Storage located outside must measure at least two feet by six feet (2’ x 6’) in size and be located on the same lot as the dwelling in a side or rear yard. Outdoor storage must be adequately screened from public view, made of wood, masonry, or ornamental metal. A minimum of one and one-half (1-1/2) square feet per dwelling unit in multi-family residences shall be provided for recyclables deposit areas. A minimum of three (3) square feet per dwelling unit shall be CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE26-000035 12 provided for refuse deposit areas. A total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit areas. See RMC 4-4-090 for additional information and standards. Compliance with the refuse and recyclable standards would be verified at the time of formal land use application. 9. Access/Driveways/Parking: Access is proposed via a new public street off of SE Carr Rd. The street terminates in a cul-de-sac with vehicular access to each unit via individual driveways off of the new road. Middle housing developments shall comply with all driveway and parking design standards applicable to single-family development, pursuant to RMC 4-4-080, Parking, Loading and Driveway Regulations. Alley access is the preferred street pattern except for properties in the Residential Low Density (RLD) land use designation. In accordance with RMC 4-7-150E.5, alley access is the preferred street pattern for all new residential development. All new residential development in an area that has existing alley(s) shall utilize alley access. New residential development in areas without existing alleys shall utilize alley access for interior lots. Along the street frontage, the maximum width of single -loaded garage driveways shall not exceed nine feet (9'), and the maximum width of double-loaded garage driveways shall not exceed sixteen feet (16'). Within the property boundary, the driveway may expand beyond the maximum allowed width; provided, that the maximum driveway angle is met in conformance with subsection I5 of this Section, and the driveway width does not exceed forty percent (40%) of the street frontage. There shall be no more than one (1) driveway for each one hundred sixty-five feet (165') of street frontage serving any one (1) property or among properties under unified ownership or control. In accordance with RMC 4-7-170D and G, width between side lot lines at their foremost points (i.e., the points where the side lot lines intersect with the street right -of-way line) shall not be less than eighty percent (80%) of the required lot width except in the cases of (1) pipestem lots, which shall have a minimum width of twenty feet (20') and (2) lots on a street curve or the turning circle of cul -de-sac (radial lots), which shall be a minimum of thirty five feet (35'). Flag lots may be permitted for new plats to achieve the minimum density within the Zoning Code when there is no other feasible alternative to achieving the minimum density. Middle housing developments are subject to the following parking regulations: Lots 6,000 sq. ft. or Less Lots greater than 6,000 sq. ft. Lots located within 1/2 mile walking distance of a Major Transit Stop A minimum of 1.0 per dwelling unit. A minimum of 2.0 per dwelling unit. No off-street parking required. Developers that provide off- street parking spaces, when not required by this subsection, are eligible for parking incentives pursuant to Parking Incentives for Middle Housing Development Located Within One-Half (1/2) Mile Walking Distance of a Major Transit Stop. Parking Incentives for Middle Housing Development Located Within One -Half (1/2) Mile Walking Distance1 of a Major Transit Stop: Middle housing developments that provide off-street parking spaces as shown in the following table, when not otherwise required by this subsection, are eligible for the following parking incentives, provided the increase is feasible and consistent with the Surface Water 1 The lot’s proximity to a major transit stop, measured by walking distance, shall determine parking requirements for middle housing and ADUs. The distance is measured through the creation of a walkshed, which represents the collective spatial area within a defined walking distance from major transit stops (e.g., one quarter (1/4) mile or one half (1/2) mile). Geospatial tools incorporating major transit stop locations and mapped pedestrian networks are used to approximate and map the walkshed boundary. Lots that partially intersect or partially fall within the walkshed shall be treated as entirely within. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE26-000035 13 Design Manual. For each increase in number of parking spaces provided, the applicant is eligible for an additional parking incentive. For example, applicants that provide a minimum of 2.0 parking spaces per dwelling unit are eligible for the incentives below. Number of Off-Street Parking Stalls Provided Incentives A minimum of 1.0 per dwelling unit. 10% Increase in Maximum Impervious Surface Area permitted by the subject zone, pursuant to RMC 4-2- 110A; and A minimum of 2.0 per dwelling unit. 5% Increase in Maximum Building Coverage permitted by the subject zone, pursuant to RMC 4-2-110A. 10. Critical Areas: Per COR Maps, the site contains moderate and high landslide hazards, high erosion hazards, regulated slopes (>15% & <=90%), and two (2) Panther Creek streams are located at the southwest corner of the site. In addition, the applicant submitted documentation of a Category III wetlands at the southwest corner of the site and a stream on the abutting site to the east (APN 3223059081). The City may send out any studies for secondary review at the project managers discretion. Any secondary review fees incurred by the city are payable by the applicant. Geological Hazards: The required study shall demonstrate the following review criteria can be met: (a) The proposal will not increase the threat of the geological hazard to adjacent or abutting properties beyond pre-development conditions; and (b) The proposal will not adversely impact other critical areas; and (c) The development can be safely accommodated on the site. The geotechnical study must meet the requirements set forth in the City of Renton Critical Areas Regulations, RMC 4-3-050. Per RMC 4-3-050 the City may require an independent secondary review of any valid geotechnical reports by a qualified specialists selected by the City, at the applicant’s expense . Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include increased buffers and/or increased setbacks from buffers. Buffers are established from the top, toe, and sides of slopes. Alterations to critical areas buffers is subject to RMC 4-3-050I. Protected slopes also require a 15-foot building setback beyond the required buffer. Wetlands: A critical areas study submitted by the applicant identified a wetlands at the southwest corner project site. Potential Wetland 1 is a riverine and depressional wetland and was rated Category III with a habitat score of 5. It requires the following buffer and additional 15-foot structure setback based on a wetland report prepared by a qualified professional: Critical Area Category or Type Critical Area Buffer Width Structure Setback beyond Buffer Wetland Characteristic *Standard Buffer Increased Buffer 15 ft Category III Habitat score of 8 - 9 225 ft 300 ft Habitat score of 6 - 7 110 ft 150 ft Habitat score of 3 - 5 60 ft 80 ft *To apply the standard buffer width criteria for performance standards under RMC 4 -3-050G.2.e, vegetation buffer standards under RMC 4-3-050G.2.n and habitat corridor must be met. Buffers that do not meet criteria for vegetation buffer standards and habitat co rridor are assigned the increased buffer width. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE26-000035 14 Alterations to wetland buffers may be permitted through buffer enhancement or buffer width averaging per RMC 4-3-050I. Wetland buffer widths shall be reduced by no more than 25% of the buffer requirement. Streams: The City’s COR mapping database identifies the reach of the eastern most Panther Creek as a Type F - fish stream and the west Panther Creek as a Type Ns – Non-Fish Seasonal Water Feature stream. The Critical Area Study submitted by the applicant with the preapplication materials identified a Type Np stream on the abutting parcel to the east (APN 3223059081) that runs north/south near the shared lot line. A Type F stream requires a minimum critical area standard** buffer of 115 feet, or a minimum critical area increased*** buffer of 200 feet. A Type Np stream requires a minimum critical area standard** buffer of 75 feet, or a minimum critical area increased*** buffer of 100 feet. A Type Ns stream requires a minimum critical area standard** buffer of 50 feet, or a minimum critical area increased*** buffer of 67 feet. A structure setback of 15 feet from the edge of the stream buffer is required for all stream types and both types of buffer. When a required stream buffer falls within a protected slope or very high landslide hazard area, the stream buffer width shall extend to the boundary of the protected slope of very high landslide hazard area. A standard stream study would be required to be prepared and submitted at the time of land use submittal. Based on the presence of geological hazards on the site, the applicant shall submit a geotechnical report for the site prepared by a professional geotechnical engineer. The report shall be submitted with the formal land use application. It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development or building construction. ** The standard buffer widths apply so long as either the vegetated buffer standards outlined in RMC 4-3-050.G.2.f are met or the buffer is enhanced to comply with the vegetated buffer standards through an approved mitigation plan in accordance with RMC 4-3-050.G.2.f. *** The increased buffer widths apply when either the vegetated buffer standards outlined in RMC 4-6- 050.G.2.a.i. of this section are not met or the buffer is not enhanced through an approved mitigation plan in accordance with the same subsection. The onsite portions of the wetlands, streams, and their associated buffers will need to be placed in a tract via the subdivision and record a permanent and irrevocable covenant running with the land or deed restriction on the property title of any critical area management tract or tracts created as a condition of a permit. Such covenant or deed restriction(s) shall prohibit development, alteration, or disturbance within the tract except for purposes of habitat enhancement as part of an enhancement project which has received prior written approval from the City, and from any other agency with jurisdiction over such activity. A covenant running with the land shall be placed on the tract restricting its separate sale. Each abutting lot owner or the homeowners’ association shall have an undivided interest in the tract. 11. Environmental Review: The project would be subject to Washington State Environmental Policy Act (SEPA) due to the presence of critical areas onsite, in accordance with RMC 4-9-070H.3. Therefore, an environmental checklist is a submittal requirement. 12. Permit Requirements: The proposed project would require administrative short plat approval and Environmental (SEPA) Review. 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 fr ame of 8 weeks. The application fees are as follows: $6,462 Preliminary Short Plat and $1,914.00 Environmental (SEPA) Review. 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. 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 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE26-000035 15 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 permi ts. A Final Short Plat application, and its associated fee, will be required following construction of the subdivision’s infrastructure. 13. 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. 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: 16. Fire Impact Fees are currently assessed at: a. $1,099.68 per dwelling unit for multi-family residential buildings; b. Transportation Impact Fees are currently assessed at $6,987.79 per townhouse; c. Renton School District Impact Fees are currently not being assessed. d. Parks Impact Fees are currently assessed at: i. $2,659.70 per dwelling unit for multi-family building with two units; ii. $2,531.21 per dwelling unit for multi-family buildings with three or four units; iii. $2,222.84 per dwelling unit for multi-family buildings with five or more units. A handout listing all of the City’s Development related fees is available for your review at https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=CityofRenton. 17. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened virtually prior to submitting the complete application package. Please contact Alex Morganroth, Principal Planner, at 425-430-7219 or amorganroth@rentonwa.gov to schedule a virtual prescreen appointment. 18. 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.