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HomeMy WebLinkAboutPre-app Mtg Summary - 26-000040.pdfCityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE26-000040 1 PRE-APPLICATION MEETING FOR Bambu Village PRE26-000040 CITY OF RENTON Department of Community & Economic Development Planning Division March 5th, 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\PRE26-000040 2 Renton Regional Fire Authority M E M O R A N D U M DATE: February 24, 2026 TO: Alex Morganroth, Principal Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Conner Short Plat 1. 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. It appears that there are adequate existing fire hydrants in this area. 2. The fire impact fees are currently applicable at the rate of $779.24 per single family unit. This fee is paid at building permit issuance. 3. 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. 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 all the buildings. Dead end access roadways that exceed 150 feet require an approved hammerhead type fire apparatus turnaround. Maximum slope is 15 percent. Some of the existing access roadways do not meet the minimum width or turning radius requirements. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE26-000040 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 5th, 2026 TO: Alex Morganroth, Principal Planner FROM: Yong Qi, Civil Plan Reviewer SUBJECT: Connor Short Plat KC Parcel #7222000070 PRE26-000040 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 Connor Short Plat at KC Parcel #7222000070 and have the following comments: EXISTING CONDITIONS The site is approximately 0.45 acres in size and is irregular in shape. The lot is vacant with mature vegetation such as trees and groundcovers. Stormwater currently sheet flows over native vegetation towards the northwest corner of the property. Water The project is within the City of Renton’s water service area in the Talbot Hill 350 Pressure Zone. The static water pressure is approximately 65 psi at ground elevation of 200 feet. There is an existing 12- inch water main located in Talbot Rd S that can deliver a maximum flow capacity of 5,600 GPM (see water plan No. W-059908). There is an existing 6-inch water main located in Smithers Ave S that can deliver a maximum flow capacity of 880 GPM (see water plan No. W-052605). There is an existing 4- inch water main located in S 20th Pl and Smithers Ave S that can deliver a maximum flow capacity of 626 GPM (see water plan No. W-113202). There are existing fire hydrants within 300 feet of the property. Sewer The project is within the City of Renton’s sanitary sewer service area. There is an existing 8 -inch gravity wastewater main located in S 20th Pl (see record drawing S-039905). There is also an existing 8-inch gravity wastewater main located in Shattuck Ave S (see record drawing S-039903). There are two existing 6-inch PVC sewers stubbed to the property. Storm There are existing 12-inch stormwater mains at the northwest and northeast corners of the property connected by a culvert along S 20th Pl. On site critical areas that may affect stormwater review include moderate coal mine hazard. Streets S 21st St is classified as a Neighborhood Collector Arterial Street, with a varying right-of-way (ROW) width and existing paved width of approximately 35 feet. Talbot Rd S is classified as a Residential Access Street, with a varying ROW width and existing paved width of approximately 30 feet. S 20th CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE26-000040 4 Pl is classified as a Residential Access Street, with an existing ROW width of approximately 30 feet and existing paved width of approximately 18 feet. Shattuck Ave S is classified as a Residential Access Street, with an existing ROW width of approximately 30 feet and existing paved width of approximately 18 feet. WATER COMMENTS 1. Below is a summary of the existing fire hydrants in the vicinity of the site. Please refer to the Renton Regional Fire Authority (RRFA) for fire hydrant requirements: a. One in Talbot Rd S within the landscaping strip across the street from the northwest corner of the site (Facility ID No. HYD-S-00148) (Talbot Hill 350 Pressure Zone). b. One in S 21st St approximately 276 ft east of the site (Facility ID No. HYD-S-00355) (Talbot Hill 350 Pressure Zone). 2. Based on the review of project information submitted for the pre -application meeting, to provide domestic and fire protection service to the development, developer constructed improvements will include but are not limited to the items that follow: a. Replace existing undersized 4-inch and 6-inch water main with new 8-inch water main to provide fire flow of 1,000 GPM to 2,500 GPM. b. Installation of an 8-inch minimum diameter (dead-end) water main within a paved access road serving the proposed site. The applicant must resubmit site plan to city provided any changes. c. Installation of new fire hydrants. The location and number of fire hydrants will be determined by the RRFA based on the final fire flow demand and final site plan. d. A separate water service (1-inch) and meter is required for each lot, connected to the new 8- inch water main. Water mains shall front proposed buildings. Clustered water meters shall not be allowed as depicted in the preliminary site plan. e. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA), if applicable. f. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped with one. 3. Design and construction requirements for the required improvements are as follows: a. A 15-foot-wide public water easement is required for any public water main, hydrants, and water meters located outside City Right of Way. b. Meters shall be in the public right of way, placed in landscape strips, and shall not be installed within driveways. c. The sizing of each water meter and of the private service line to each home shall be in accordance with the most recent edition of the Uniform Plumbing Code (UPC). d. A minimum of 1-inch water meter is required if the home is served by sprinkler systems. e. Water mains shall have a minimum 10-foot horizontal and 1.5-foot vertical clearance between sanitary sewer and storm utilities. Clearance is measured from outside edge to outside edge of pipe. 4. A conceptual utility plan will be required as part of the land use application for the subject development. 5. Civil plans for the watermain improvements will be required and must be prepared by a Professional Engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for water main extensions as shown in Appendix K of the City’s 2021 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries or similar structural cannot be installed over the water main unless the water main is installed inside a steel casing. 6. The development is subject to meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. Current fees can be found in the 202 6 Development Fees CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE26-000040 5 document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The current SDC fee for a new 1-inch meter is $5,025. b. New 1-inch meter installations on an existing main shall be done by the City of Renton. Installation fee for a 1-inch meter is $2,875 per meter. c. Drop-in meter fee is $460 per 1-inch meter. d. The full schedule can be found here. SEWER COMMENTS 1. Each new single-family home shall be served by its own individual 6-inch diameter side sewer stub. All new side sewers and sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 2. A conceptual utility plan will be required as part of the land use application for the subject development. 3. The development is subject to a wastewater system development charge (SDC) fee. Current fees can be found in the 2026 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The current sewer fee is $4,025 per 1-inch meter. b. Final determination of applicable fees will be made after the water meter size has been determined. o The full schedule can be found here. SURFACE WATER COMMENTS 1. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual (RSWDM) will be required. Refer to Figure 1.1.2.A – Flow Chart in the 2022 RSWDM to determine what type of drainage review is required for this site. The site falls within the City’s Flow Control Duration Standard (matching Forested site conditions). The site falls within the Black River 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 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. The project is partially located within a moderate coal mine hazard area which should be addressed in the geotechnical soils report. 7. A geotechnical soils report for the site is required per the 20 22 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations for appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE26-000040 6 included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 8. Erosion control measures to meet the City requirements shall be provided. 9. The current City of Renton Surface Water Standard Plans shall be used in all drainage submittals. 10. The development is subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. a. The 2026 Surface water system development fee is $2,350 per one new single-family house. b. The full schedule can be found here. TRANSPORTATION COMMENTS 1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation is greater than $175,000, the project site(s) shall be required to meet the City’s Complete Streets Standards. a. S 21st St is classified as a Neighborhood Collector Arterial Street, with a varying ROW width and existing paved width of approximately 35 feet. To meet the City’s complete street standards for Collector Arterial Streets, a minimum ROW width of 83 feet is required. Per RMC 4-6-060, half street improvements as taken from the ROW centerline will be required and include a minimum 38-foot paved road, 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. A varied dedication will be required pending final survey. b. Talbot Rd S is classified as a Residential Access Street, with a varying ROW width and existing paved width of approximately 30 feet. To meet the City’s complete street standards for Residential Access Streets, a minimum ROW width of 60 feet is required. Per RMC 4-6-060, half street improvements as taken from the ROW centerline will be required and include a minimum 16-foot paved road, 0.5-foot curb, an 8-foot planting strip, a 5-foot sidewalk, street trees and storm drainage improvements. A varied dedication will be required pending final survey. c. S 20th Pl is classified as a Residential Access Street, with an existing ROW width of approximately 30 feet and existing paved width of approximately 18 feet. To meet the City’s complete street standards for Residential Access Streets, a minimum ROW width of 60 feet is required. Per RMC 4-6-060, half street improvements as taken from the ROW centerline will be required and include a minimum 16-foot paved road, 0.5-foot curb, an 8-foot planting strip, a 5-foot sidewalk, street trees and storm drainage improvements. A 15-foot dedication will be required. d. Shattuck Ave S is classified as a Residential Access Street, with an ROW width of approximately 30 feet and existing paved width of approximately 18 feet. To meet the City’s complete street standards for Residential Access Streets, a minimum ROW width of 60 feet is required. Per RMC 4-6-060, half street improvements as taken from the ROW centerline will be required and include a minimum 16-foot paved road, 0.5-foot curb, an 8-foot planting strip, a 5-foot sidewalk, street trees and storm drainage improvements. A 15-foot dedication will be required. 2. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5 feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. c. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and double-loaded garage driveway shall not exceed sixteen feet (16'). CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE26-000040 7 d. Joint use driveways are allowed for access up to 2 lots provided that each lot abuts public right- of-way. Refer to the shared driveway requirements as outlined in RMC 4-4-080I. Joint use access to the driveway shall be assured by easement or other legal form acceptable to the City. e. A shared driveway is allowed for access up to 4 lots provided at least one of the four lots abuts a public right-of-way with at least fifty linear feet of frontage and the subject lots are not created by a subdivision of ten or more lots. Refer to the shar ed driveway requirements as outlined in RMC 4-6-060.J. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet; the Fire Authority may require the tract and paved surface to be up to twenty feet wide. If a shared driveway abuts properties that are not part of the subdivision an eight-foot-wide landscaped strip shall be provided between the shared driveway and neighboring properties. 3. Undergrounding of all exiting utilities is required on all frontages per RMC 4 -6-090. 4. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 5. Street lighting and trees are required to meet current city standards. Lighting plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 6. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. a. The 2026 transportation impact fee is $11,485.67 per single family home. b. The full schedule can be found here. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right- of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. a. Show all retaining walls on profile view. No walls shall be greater than 6’. 3. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required as part of the building permit review. 4. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: a. Provide rim and invert elevations on all drainage and sewer structures. b. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required except for water lines which require 10-ft horizontal and 1.5-ft vertical. c. The stormwater line should be minimum 5 feet away from any other structure or wall or building. d. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE26-000040 8 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\2025\PRE26-000040 9 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 5, 2026 TO: Pre-Application File No. PRE26-000040 FROM: Alex Morganroth, Principal Planner SUBJECT: Bambu Village – APN 7222000135 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 applicant is proposing a unit lot subdivision of five (5) cottage units each with approximately 560 square feet (sq. ft.) of private yard space. The units would be two (2) stories and total approximately 1,500 sq. ft. (750 sq. ft. footprint). The subject property is bounded by public right-of-way (ROW) on four sides including Talbot Rd S, S 20th Pl, Smithers Ave S, and S 21st St (APN 7222000135). The project site totals 19,667 square feet (0.45 acres) in area and is currently undeveloped. The site has a Comprehensive Plan Land Use of Designation of Residential Medium Density and a zoning designation of Residential -8 (R-8). Approximately 4,000 sq. ft. of common open space and eight (8) onsite parking spaces are proposed. Vehicular access to the site is proposed via a new driveway off of S 20th Pl. According to COR Maps, the south half of the property is mapped with a moderate coal mine hazard. The site is heavily vegetated with trees, shrubs, and ground cover. Current Use: The project site is currently undeveloped. 1. Zoning /Land Use Designation, and Overlays: The subject property is located within the R-8 zoning classification. The density range allowed in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per one net acre. The Residential Medium Density Land Use designation is intended to crea te opportunities for new single family residential neighborhoods and to facilitate high -quality infill development that promotes reinvestment in existing single family neighborhoods. Detached single family residential dwelling units are permitted uses within the R-8 zoning designation. Cottage housing developments (a unit-lot subdivision consisting of at least three (3) unit lots containing small scale (no more than one thousand five hundred (1,500) gross square foot) detached, single -family dwelling units clustered around a shared common open space) may be granted additional density, at a rate of two and one-half (2.5) times the maximum density that could be achieved in a standard subdivision within the R-8 zone. The applicant shall submit a pro forma subdivision plan for the proposed pr operty showing the number of conventional lots that would be permitted by the R -8 zone. This pro forma subdivision plan will be used to determine the maximum number unit lots allowed, by multiplying the number of lots in the pro forma subdivision plan by two and one-half (2.5). CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE26-000040 10 The area of public and private streets (including driveway tracts and private access easements) and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. The applicant would be required to provide a pro forma subdivision plan to determine the maximum number of cottage housing units that could be developed on the project site. 2. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Single Family Zoning Designations” effective at the time of complete application (noted as “R -8 standards” herein). Cottage Housing Development Standards (RMC 4-2-110G): Maximum Unit Size 1,500 sq. ft. At least 50% of all cottages in a development shall be less than 1,000 sq. ft. Minimum Number of Cottages per Cluster 3 Maximum Number of Cottages per Cluster 12 Minimum Distance Between Structures All units must be detached, with a minimum separation of 8 ft. Maximum Wall Plate Height 18 ft. Roofs with a pitch equal to or greater than 4:12 may project an additional 6' vertically from the maximum wall plate height. Maximum Number of Stories 2 Separation Between Clusters Individual clusters shall be separated by landscaping, common open space, critical areas, or a community building. 3. Minimum Lot Size, Width and Depth – The minimum lot size in the R-8 zone is 5,000 sq. ft. The minimum lot width is 50 feet for interior lots and 60 ft. for corner lots and the minimum lot depth is 80 feet. Additionally, the subdivision regulations require new residential lots to contain a minimum width at their foremost points (where the front property line meets ROW or private access) of no less than 80 -percent of the required lot width and no new lots shall have a depth-to-width ratio greater than four to one. Individual unit lots created for cottage house developments are exempt from the minimum lot size, minimum lot width, and minimum lot depth requirements of the R-8 zone. Building Standards – The R-8 standards allow a maximum building coverage of 50% of the lot area. The maximum impervious coverage in the R-8 zone is 65%. Individual unit lots created for cottage house developments are exempt from the maximum building coverage, and maximum impervious surface area requirements of the R-8 zone. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE26-000040 11 Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the R-8 zone are: Front yard: 20 feet for the primary structure, except when all vehicle access is taken from an alley, then 15 ft; Rear yard: 25 feet; Side yards: 5 feet; and Secondary Front yard: 15 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 se tback of the zone shall apply. Individual unit lots created for cottage house developments are exempt from setback requirements of the R-8 zone. 4. Residential Design and Open Space Standards: All single family residences would be subject to the Residential Design Standards for the Cottage Housing Developments, outlined in RMC 4-2-115F. The standards are required to be addressed at the time of subdivision. The following are applicable within the R-8 zone. • Unit Lot Configuration o Unit lots should be oriented toward common open space area or community building; when not achievable, unit lots should be oriented toward a street. • Parking and Garages o All of the following apply: 1. Parking shall be provided in designated areas within the parent site but not on individual unit lots; 2. Private garages are prohibited on individual unit lots. 3. Shared garages on the parent site are allowed, provided the regulations of RMC 4-4- 080 are met; 4. Parking structures, i.e., garages and carports, shall be detached and set back from the private yard space by at least six feet (6'); 5. Shared garages and carports shall not exceed forty-four feet (44') in width, and shall maintain an eight-foot (8') separation from any cottages; 6. Parking design shall be of similar design and character to the cottages. Carports are permitted when a solar panel is incorporated into the design; 7. Architectural detail that is consistent with the architectural character of the cottage house development shall be incorporated in the garage design, including but not limited to trim, columns, and/or corner boards; 8. Shared garages shall not be located further than one hundred sixty feet (160') from any of the housing units to which it is assigned; 9. When shared garages are proposed, each unit must have garage space assigned to it; 10. Surface parking of more than two (2) spaces, visible from a public right-of-way (not including alleys) or adjacent to single-family uses or zones, shall be screened; and 11. Parking structures and surface parking shall not be located between the common open space and the cottage units. 12. Surface parking of five (5) or more spaces that are visible from a public right-of-way (not including alleys) or adjacent to single-family uses shall be screened. • Open Space o Landscaping: Individual unit lots are exempt from RMC 4-4-070F.3, Front Yard Trees Required When Street Trees Are Not Located Within the Right-of-Way Abutting a Front Yard. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE26-000040 12 o Standards for Common Open Space: Above ground drainage facilities (i.e., ponds, swales, ditches, rain gardens, etc.) shall not be counted towards the common open space requirement. Required to provide common open space as follows: 1. For each unit in the development, three hundred fifty (350) square feet of common open space shall be provided. 2. Open space shall be designed as a common green located within the development and shall include picnic areas, and spaces for passive recreational activities such as outdoor cooking, picnicking, walking, biking, observing nature, and/or active recreational activities, such as playgrounds, bocce ball, and pickleball; 3. Open space(s) shall be accessible to all cottages. For sites one acre or smaller in size, open space(s) shall be no less than thirty feet (30') in any dimension. For all sites, to allow for variation, open space(s) of less than the minimum dimensions (thirty feet (30') or forty feet (40'), as applicable) are allowed; provided, that no dimension is less than eight feet (8') in width and when all open spaces are averaged, the applicable dimension requirement is met; 4. Grass-crete or other pervious surfaces may be used in the common open space for the purpose of meeting the one hundred fifty feet (150') distance requirement for emergency vehicle access but shall not be used for personal vehicle access or to meet off-street parking requirements; and 5. Common open space areas shall have a maximum slope of five percent (5%); and 6. Obstructions, such as retaining walls and fences, shall be strategically placed so as not to reduce usable open space. Open space shall be placed in tracts, usable and active. Preferably in the center of the development and independent of the required stream buffer. Calculations identifying how the open space requirements are being met would be required at the time of land use application. o Standards for Private Yards: Each individual cottage shall have a private yard that is at a minimum 250 square feet in size with no dimension less than eight feet (8’) in width. Front yard process and backyard patios and reciprocal use easements may be included in the calculation of private yard. Calculations identifying how the private yard requirements are being met would be required at the time of land use application. o Sidewalks and Pedestrian Easements: All of the following are required: 1. Sidewalks shall be provided throughout the cottage house development. The sidewalk may disconnect from the road, provided it continues in a logical route throughout the development; 2. Front yards shall have entry walks that are a minimum width of four feet (4'); and 3. Sidewalks shall be used to connect common open space, common buildings, and to provide access to cottages. They shall be a minimum of four feet (4') in width and made of concrete, or porous material such as: porous paving stones, crushed gravel with soil stabilizers, or paving blocks with planted joints. When possible, sidewalks connecting to parks and green spaces shall be located at the edge of the common open space to allow a larger usable green and easy access to cottages. Front yard entries were not shown on the provided drawings. Compliance with requirement would be verified at the time of land use application. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE26-000040 13 • Residential Design o Primary Entry: Entrances to cottages shall be a focal point and allow space for social interaction. Front doors shall face the common area or a street and be on the façade closest to the street. o Façade Modulation: Buildings shall not have monotonous facades along public areas. Cottages shall include articulation along public frontages; the articulation may include the connection of an open porch to the building, a dormer facing the street, or a well -defined entry element. o Windows and Doors: Windows and front doors shall serve as an integral part of cottage character. Primary windows shall be proportioned vertically rather than horizontally. Vertical windows may be combined to create a larger window area. Front doors shall be a focal point of the cottage and be in scale with the home. All doors shall be of the same character as the home. o Scale, Bulk, and Character: A diverse yet complementary streetscape shall be provided by using elevations and models that demonstrate a variety of floor plans, home sizes, and character. o Roofs: Roofs shall represent a variety of forms and profiles that add character and relief to the landscape of the neighborhood. The use of bright colors, as well as roofing that is made of material like gravel and/or a reflective material, is discouraged. o Eaves: Eaves should be detailed and proportioned to complement the architectural style of the home. o Architectural Detailing: Architectural detail shall be provided that is appropriate to the architectural character of the house, including but not limited to detailing like trim, columns, and/or corner boards. o Materials and Colors: A diversity of materials and color shall be used throughout the community. A variety of materials that are appropriate to the architectural character of the neighborhood shall be used. A diverse palette of colors shall be used to reduce monotony of color or tone. o Mail and Newspapers: Mailboxes shall be located so that they are easily accessible to residents. They shall also be architecturally compatible with the cottages . o Mechanical Equipment: Mechanical equipment shall only be located in the rear and side yards. o Utilities: All surface and roof-top equipment shall be screened or enclosed from public view. o Dumpster/Trash/Recycling Collection Area: Both of the following are required: ▪ Trash and recycling containers shall be located so that they have minimal impact on residents and their neighbors and so that they are not visible to the general public; and ▪ A screened enclosure in which to keep containers shall be provided or garages shall be built with adequate space to keep containers. Screened enclosures shall not be located within front yards. In addition, see RMC 4-4-090, Refuse and Recyclables Standards, for additional requirements. Elevations were not provided. Compliance with all applicable specific requirements would be reviewed at the time of subdivision application. 5. 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, CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE26-000040 14 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. 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. Parking Lot Landscaping – All parking lots shall have perimeter landscaping at least 10-feet (10’) in width as measured from the street right-of-way. Surface parking lots shall be landscaped with plantings and trees as follows: Total Number of Parking Stalls Minimum Landscape Area 15 to 50 15 sf/parking space 51 to 99 25 sf/parking space 100 or more 35 sf/parking space 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. 6. Significant Tree Retention: When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. 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 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE26-000040 15 TREE SIZE TREE CREDITS New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees over sixty feet (60') in height o r 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 4-4-130H1e 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. If any trees are located onsite, 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. 7. 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 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE26-000040 16 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. 8. Refuse and Recycling Areas: The refuse, recyclables, and compostables deposit areas and collection points for single-family dwellings, middle housing, and cottage house developments shall be apportioned, located, and designed as follows: a. Storage Space: Storage space for refuse, recyclables, and compostables carts must be provided either within a garage, accessory structure, or outside. i. Storage within a garage 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 (60") high. Indoor storage must be identified on floor plans. ii. 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. If the dwelling is part of a unit lot subdivision, storage may be located elsewhere on the parent site. b. Screening: Outdoor storage must be adequately screened from public view, made of wood, masonry, or ornamental metal. c. Collection Point: Space for carts to be placed on pick-up day must be sufficient to accommodate the number of carts expected to be serviced on pick -up day. There shall be a direct connection constructed of a smooth surface that allows carts to be smoothly rolled to the street or other specified collection point. d. Parking Space Obstruction Prohibited: Refuse, recyclables, and compostables carts may not obstruct a required parking space at any time. e. Storage in Required Parking Space Prohibited: Refuse, recyclable, and compostables carts may not be stored in the minimum required parking spaces. f. Maximum Number of Deposit Areas and Collection Points: Lots with multiple dwelling units shall have a maximum of one (1) refuse, recyclables, and compostables deposit areas per building with no more than two (2) refuse, recyclables, and compostables collection points. Compliance with the refuse and recyclable standards would be verified at the time of formal land use application. 9. Access/Driveways/Parking: Access to the site is proposed via a driveway off of S 20th St at the north boundary of the project site. Parking requirements for cottage housing developments would be required to comply with the following: a minimum and maximum of 1.6 parking spaces per cottage house of 3 bedrooms or greater; 1.4 spaces per 2-bedroom cottage house; and 1.0 spaces per 1-bedroom cottage house or studio. In addition to the minimum parking stalls required, a minimum 20% of the total number of required parking spaces in the cottage house development shall be provided for guest parking and located in a common area accessible by guests. The number of parking spaces required for cottage house development may be averaged and dispersed within the parent site; provided, that at least one parking space is provided for each unit lot. It is unclear how many bedrooms would be in each cottage and whether the provided parking includes the required guest parking. The number of parking spaces required for cottage house developments may be averaged and dispersed within the parent site, CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE26-000040 17 provided that at least one parking space is provided for each unit lot. All parking stalls and associated drive aisles shall meet the requirements of RMC 4-4-080, Parking Loading and Driveway Regulations. Conformance with access and parking requirements would be reviewed at the time of land use application. 10. Critical Areas: According to COR Maps, the property is mapped with a moderate coalmine hazard on the southern half of the site. Due to the presence of geological hazards, a geotechnical study may be required at the time of building permit application. The study shall specifically review available geologic hazard maps, mine maps, mine hazard maps, and air photographs to identify any subsidence features or mine hazards including, but not limited to, surface depressions, sinkholes, mine shafts, mine entries, coal mine waste dumps, and any indication of combustion in underground workings or coal mine waste dumps that are present on or within one hundred feet (100') of the property. It shall also address if the development can be safely accommodated on the site. It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal land use application. 11. Environmental Review: The construction of less than ten (10) residential units is exempt from State Environmental Policy Act (SEPA) review per with RMC 4-9-070H.3 and WAC 197-11-800. 12. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any cottage house development, regardless of the zone. The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project compatibility with the physical characteristics of a site and with the surrounding are a. Site plan review ensures quality development consistent with the City goals and policies. Site Plan review analyzes elements including, but not limited to, site layout, building orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering, parking and loading facilities, and illumination to ensure compatibility with the potential future development. Decision criteria approval are itemized in RMC 4-9-200E.3. 13. Permit Requirements: The proposed project would require administrative short plat approval and site plan 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 frame of 8 weeks. The application fees are as follows: $6,462 for Preliminary Short Plat and $3,221 for Administrative Site Plan 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 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. 14. 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. 15. 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 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE26-000040 18 public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 16. Impact Fees: In addition to the applicable building and construction fees, impact fees would be required. The fee in effect at the time of residential building permit issuance will apply. For informational purposes, the 2026 impact fees are as follows: • A Transportation Impact Fee assessed at $11,485.67 per each new detached dwelling unit. • A Parks Impact Fee assessed at $3,276.44 per each new detached dwelling unit subdivision. • A Fire Impact Fee assessed at $779.24 per each new detached dwelling unit. • A Renton School District Impact Fee assessed at $0.00 per each new detached dwelling unit. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. 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). A site plan is valid for two (2) years from the date of approval. A single two (2) year extension may be granted for good cause by the Administrator. The Administrator may determine at their discretion that a public hearing before the Hearing Examiner is required for such extension. It is the applicant’s responsibility to monitor the expiration dates.