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HomeMy WebLinkAboutPRE_PreApp Meeting Summary_PRE26-000059_260319_v2DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov PREAPPLICATION MEETING FOR 16-Unit Residential Development APNs: 2144800306, 2144800305, & 2144800300 PRE26-000059 March 13, 2026 Contact Information: Planner: Valerie Porter, 425-430-7288, vporter@rentonwa.gov Public Works Plan Reviewer: Michael Sippo, 425-430-7298, msippo@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies to engineers, architects, and contractors who will work on the project. You will need to submit a PDF copy of this packet when you apply for land use and/or environmental permits. When the project application is ready for submittal, you may email the project planner to start the prescreen process. Similarly, you may contact the assigned planner if there are any questions regarding submittal requirements. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: March 13, 2026 TO: Valerie Porter, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Northwest Renton Townhomes Comments based on the assumption that these units will be built under the International Residential Code. Starting February 1st, 2021, townhomes over 4 units will require sprinklers per Washington State building code amendment. 1. The preliminary fire flow requirement has not been calculated due to lack of any plans or information. In order to calculate this we need building code type of construction, full square footage of each building including the garage and a site plan showing distances between each building and neighboring property lines. The applicant should be aware that the available fire flow in this area is very limited! Minimum required fire flows per the fire code is 1,500 gpm. The other newer townhomes built adjacent to this parcel incorporated extra measures in order to lower the required fire flow. They provided fire sprinklers in all units and built all units to full one hour construction throughout, which is usually never required in the International Residential Code. A minimum of two fire hydrants are required. One within 150 feet and one within 300 feet of each of the proposed buildings. Looped water mains are required to be provided for all buildings with fire flows over 2,500 gpm per city ordinance. No fire alarm systems are required. 2. The fire impact fees are applicable at the rate of $1,099.68 per townhome 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. The required minimum height clearance is 13 feet 6 inches. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 18, 2026 June 20, 2011 TO: Valerie Porter, Senior Planner FROM: Michael Sippo, Civil Engineer III SUBJECT: Northwest Renton Townhomes 8047 & 8055 S 130th St, Renton, WA PRE26-000059 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 #’s 214480-0300, 0305 and 0306. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. The subject development is within the City of Renton’s water service area in the West Hill 495 Pressure Zone. 2. The static water pressure is approximately 93 psi at ground elevation of 280 feet. 3. There is an existing 8-inch water main located in an easement (KC recording number 20210820000998) on parcel 2147000000 that can deliver a maximum flow capacity of 1,250 GPM (see water plan No. W-3971). 4. There is an existing 8-inch water main located in S 130 St that can deliver a maximum flow capacity of 2,000 GPM (see water plan No. W-037708). 5. There are separate, existing, ¾-inch water services and meters providing service parcels 2144800306 and 2144800300. 6. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow cannot be determined at this time and that fire flow is very limited. Minimum allowed fire flows per the fire code is 1,500 gpm. The adjacent townhome project, due to low fire flows was required to provide fire sprinklers in all units and provided full one hour construction throughout. Per Northwest Renton Townhomes_PRE26-000059 Page 2 of 8 March 18, 2026 2 City code a looped water main is required around the development when the fire flow demand exceeds 2,500 gpm. 7. Based on the information provided with the pre-application submittal documents, the following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to the items that follow. • Installation of minimum 8-inch water main within the private street. The new water mains shall be connected to the existing 8-inch main in S 130th St and to the existing 8- inch main within the easement on parcel 2147000000. Looped water mains may be required around the buildings. • A minimum 8-inch water main will extend to the southernmost property line and terminate in a dead-end. A separate connection to this dead-end main will extend to the westernmost property line, also terminating in a dead-end. These extensions provide full coverage and reach the extreme property boundaries to allow future connections and support a looped distribution system. • A 15 feet wide public water easement is required for any public water main, hydrants and water meters located outside City right-of-way. A minimum 10-foot setback is required from the building foundation to the new water main. • Installation of a separate water service and meter for each condominium building. The sizing of the meter shall be in accordance with the most recent edition of the Uniform Plumbing Code. Water meters shall not be located in the driveways, and that there is at least 3 feet of space between the back of the meters to the face of the buildings to allow the connection of the private service line to the meters. • All residential domestic water meters shall have a double check valve assembly (DCVA) installed behind the meter on private property per City Standards if a fire sprinkler system is installed, or if the building is 3-stories and higher. The DCVA may be located inside the building if the location is pre-approved by the City Plan Reviewer and City Water Utility Department. The backflow prevention assembly must be located adjacent to and behind a building exterior wall. • Per the Uniform Plumbing Code a pressure reducing valve (PRV) is required downstream of the water meter(s) if the water pressure is over 80 psi. • Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. • Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined by the RRFA based on the final fire flow demand and final site plan. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC) and three fire hydrants are required, one within 150 feet and two within 300 feet from each of the proposed buildings. 8. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix K of the City’s 2019 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is installed inside a steel casing. Northwest Renton Townhomes_PRE26-000059 Page 3 of 8 March 18, 2026 3 9. A conceptual utility plan will be required as part of the land use application for the subject development. 10. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2026 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. • The SDC fee for water is based on the size of the new domestic water, if any, to serve the project. The current water fee for a single 1-inch meter is $5,025.00 per meter, 1-1/2-inch meter is $25,125.00 and a 2-inch meter is $40,200.00. • Water Service installation fee is $2,875.00 per 1-inch service line, $4,605.00 per 1-1/2- inch service line, and $4,735.00 per 2-inch service line. • Drop-in meter fee is $460.00 per meter for a 1-inch meter, $750.00 for a 1-1/2-inch meter, and $950.00 for a 2-inch meter. This is payable at issuance of the building. • A credit will be applied to the existing services if abandoned. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=Cityof Renton SEWER COMMENTS 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an existing 8-inch gravity wastewater main located in an easement (KC recording number 20210820000998) on parcel 2147000000 (see record drawing S-2971). In order to maintain gravity sewer connection, the proposal will be required to connect to the maximum extent feasible to this connection and reduce the need for grinder pumps or lift stations. 3. There is an existing 8-inch gravity wastewater main located in S 130th St (see record drawing S-2829). 4. There are separate, existing, 6-inch sewer stubs and side sewers serving parcels 2144800306 and 2144800300. From S 130th Ave (S282906). 5. A minimum 8-inch sewer main is to be provided within the proposed development proving service to all condominium units. Sewer stubs and side sewers are required for each condominium unit. The sewer main, stubs and side sewers shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 6. A minimum 15-foot easement is required for any public sewer main located outside of the right-of-way. Easement size subject to increase based on sewer depth and/or location relative to other public utilities. 7. A conceptual utility plan will be required as part of the land use application for the subject development. 8. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 2026 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. • The current sewer fee for a 1-inch meter is $3,650.00 per meter, 1-1/2-inch meter is $18,250.00 and a 2-inch meter is $29,200.00. Northwest Renton Townhomes_PRE26-000059 Page 4 of 8 March 18, 2026 4 • A credit will be applied if the existing services are abandoned. If the existing home(s) are served by septic systems, credit is not applicable. • Final determination of applicable fees will be made after the water meter size has been determined. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=Cityof Renton 9. The development is located within the 80th Ave S Special Assessment District (SAD) and is subject to SAD Fees as part of the development. This SAD does not accrue interest and is assessed at $11,608.84 per residential unit if connecting to the existing sewer main in S 130th St. SURFACE WATER 1. There are no existing on-site stormwater facilities and there are no facilities immediately downstream and adjacent to the proposed development. 2. There is an existing conveyance system located within S 130th St that contains a piped conveyance system. Portions of the updated maps are being updated in the City’s GIS system and provided below for reference. Since the system does not tie into the site’s threshold discharge area, use of the system from onsite facilities via pumping would require a storm drainage adjustment if downstream easements or conveyance capacity cannot be obtained. Northwest Renton Townhomes_PRE26-000059 Page 5 of 8 March 18, 2026 5 3. Critical areas on site that may affect stormwater review include regulated (steep) slopes. 4. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the City’s Flow Control Duration Standard Area matching Forested Conditions. The site falls within the West Lake Washington – Seattle South drainage basin. The site does not fall within the City’s Aquifer Protection Area (APA). 5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 7. 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 and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 8. A Construction Stormwater Permit from Department of Ecology may be required since clearing and grading of the site and frontage could potentially exceed one acre. Applicant must obtain permit and provide proof prior to Civil Permit issuance. 9. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information Northwest Renton Townhomes_PRE26-000059 Page 6 of 8 March 18, 2026 6 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. Any removal of existing underground storage tanks and/or contaminated soils will be required to meet all local, State and Federal requirements. 10. Erosion control measures to meet the City requirements shall be provided 11. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are available online at the City of Renton website. 12. The 2026 Surface water system development fee is $0.94 per square foot of new impervious surface, but no less than $2,350.00. This is payable prior to issuance of the construction permit. This fee is subject to change based on the calendar year the construction permit is issued. Credit will be given for existing impervious surfaces. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=Cityof Renton TRANSPORTATION 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $175,000. The proposed project fronts S 130th St to the north, Renton Ave S to the north- east and private property on all other sides: a. S 130th St is classified as a Residential Access street. Existing ROW width is 60 feet per the King County Assessors Map. Existing improvements include a paved roadway of approximately 22 feet with the remainder unimproved. 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 of street improvements as taken from the road centerline shall be required and include a 32-foot paved road (16 feet each side), a 10 foot travel lane in each direction, a 6-foot parking lane, a 0.5-foot curb, an 8-foot planting strip, a 5-foot sidewalk, and 0.5-foot of clear zone behind back of walk. No dedication will be required pending field survey. b. Renton Ave S is classified as a Minor Arterial street with an existing right-of-way (ROW) width or approximately 77 feet per the King County Assessors Map. To meet the City’s complete street standards for Minor Arterial streets with 4 lanes a minimum ROW width of 91 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a minimum 54 foot paved road (27 feet each side), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk, street trees and storm drainage improvements. Dedication, as needed for frontage improvements, will be required pending final survey. i. However, City Transportation section has recommended that the existing street pavement width is satisfactory for the City. Therefore, frontage improvements as taken from the back of curb include an 8 foot planting strip, an 8 foot sidewalk, a 2 foot clear space at the back of walk, street trees and storm drainage improvements. Dedication as needed for the above listed improvements will be required pending final survey. A street modification request is required per RMC 4-9-250.D and may be submit with the land use application. Northwest Renton Townhomes_PRE26-000059 Page 7 of 8 March 18, 2026 7 2. The proposed narrative indicates installation of a 26’ wide public access road. For the condominium development, the City will require that the road be private in nature and maintained by the condominium owners. Additionally, access to the proposed development cannot occur within the intersection and per RMC 4-6-060 a minimum of 125’ from the intersection with the arterial shall be maintained. Due to this constraint, the access road shall enter at the western site boundary. The access will need to be analyzed by a transportation engineer in regards to sight distance, safety, stacking, and turning movements due to the close proximity to the intersection to ensure that the vehicular and pedestrian safety standards are being met. This analysis shall be included with the land-use submittal. 3. The internal access drives shall be a minimum of 16’ feet in width and depending on fire requirements may be required to be 20’ feet in width. 4. On and off-site ADA, curbing, sidewalk and parking lot/drive-aisle improvements will be reviewed in conjunction with the civil construction permit and will require a grading plan consisting of spot elevations and slopes showing that ADA and City specifications are being met. 5. 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 width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns or the taper section. 6. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4- 6-090. 7. Street lighting is required for a project that consists of more than four (4) residential units. See RMC 4-6-060 for street lighting requirements. Lighting plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 8. A traffic impact analysis is required when the 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. The analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation. The study shall include trip generation and trip distribution for the project for both AM and PM peak hours. 9. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 10. The transportation impact fee is based on the type of land use. 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 $6,184.59 per new multifamily residence and $12,208.54 per single-family home. b. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&rep o=CityofRenton Northwest Renton Townhomes_PRE26-000059 Page 8 of 8 March 18, 2026 8 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: http://rentonwa.gov/business/default.aspx?id=42473 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\2026\PRE26-000059 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 19, 2026 TO: Pre-Application File No. PRE26-000059 FROM: Valerie Porter, 425-430-7288, vporter@rentonwa.gov SUBJECT: 16-Unit Residential Development 8047-8055 S 130th St, Renton, WA 98178 Parcel Nos.: 2144800306, 2144800305, & 2144800300 General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, Development Engineering Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton. Project Proposal: The project site is located on the south side of S 130th St and consists of three (3) parcels: Parcel 1: 2144800306, Parcel 2: 2144800305, and Parcel 3: 2144800300 totaling 60,917 square feet (1.40 acres) in size. Parcel 1, located in the northwest corner, is approximately 13,500 square feet in size and Parcel 2, located directly south of Parcel 1, is approximately 16,367 square feet. Parcel 3, which is located east of Parcels 1 and 2, is approximately 31,050 square feet in size. The applicant proposes to demolish all existing structures on-site, and construct two (2) 4 unit-attached dwellings (i.e.: duplex or fourplex) on Parcels 1 and Parcel 2. On Parcel 3, the proposal is to construct eight (8) three-story townhomes. The project will provide a total of 16 dwelling units. Current Use: Parcels 1 and 3 each contain a detached single-family home. Parcel 2 is an undeveloped parcel. 1. Zoning /Land Use Designation, and Overlays: The Comprehensive Plan designation for Parcels 1 and 2 is Residential Medium Density (RMD), and it is located within the Residential-8 (R-8) zoning designation. Parcel 3 has a Comprehensive Plan land use designation of Residential High Density (RHD) and is zoned Residential-14 (R-14). According to RMC 4-2-060, Uses Allowed in Zoning Designations, middle housing is a permitted use in the R-8 zone and townhomes are a permitted use within the R- 14 zone. 2. Development Standards: Development occurring on Parcels 1 and 2 must comply with RMC 4-2-110A, Development Standards for Residential Low Density and Medium Density Zones – Primary Structures. 16-Unit Residential Development Page 2 of 8 March 19, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000059 Development occurring on Parcel 3 are subject to RMC 4-2-110B, Development Standards for Residential High Density Zones – Primary Structures, effective at the time of complete application. Density – The minimum density required in the R-8 zone is four (4) dwelling units per net acre. The maximum density permitted is eight (8) dwelling units per net acre. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. The minimum lot density for Parcel 1 is one (1) unit per net acre (4 units x 0.31 acres = 1 units) and the maximum number of units allowed on the site is two (2) units per net acre (8 units x 0.31 acres = 2 units). As for Parcel 2, the minimum lot density is two (2) units per net acre (4 units x 0.38 acres = 2 units) and the maximum number of units allowed on the site is three (3) units per net acre (8 units x 0.38 acres = 3 units). The minimum density required in the R-14 zone is seven (7) dwelling units per net acre. The maximum density permitted is fourteen (14) dwelling units per net acre. The minimum lot density for Parcel 3 is five (5) units per net acre (7 units x 0.71 acres = 5 units) and the maximum number of units allowed on the site is ten (10) units per net acre (14 units x 0.71 acres = 10 units). Per RMC 4-2-110F, Development Standards for Middle Housing, lots within the R-8 zone are allowed to have increased density if the middle housing provisions are utilized. Parcels 1 and 2 may each have 4 dwelling units per lot, or 6 dwelling units per lot provided at least 2 units are reserved for affordable housing. A density worksheet was not included with the pre-application submittal materials; therefore, staff was unable to verify compliance with the density requirements. A completed density worksheet would be required with the land use application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Minimum Lot Size, Width and Depth – The minimum lot size required in the R-8 zone is 5,000 square feet for parcels being subdivided. The minimum lot depth is 80 feet, and the minimum lot width is 50 feet with the minimum lot width for corner lots is 60 feet. For lots located within the R-14, the minimum lot depth is 60 feet, and the minimum lot width is 30 feet for interior lots and 40 feet for corner lots. Submitted plans would need to show compliance with the required lot size and dimensional standard with the land use application. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the R-8 zone are 20 feet for the front yard (except when all vehicle access is taken from an alley, then 15 feet), 25 feet for the rear yard, and the side setbacks is 5 feet. For corner lots the minimum secondary front yard setback is 15 feet. The required setbacks in the R-14 zone are 15 feet for the front yard (except when all vehicle access is taken from an alley, then 10 feet), 10 feet for the rear yard, 4 feet for detached side yards, zero feet for attached side yards, and 15 feet for secondary front yards. Building setbacks will be verified at the time of land use and building permit applications. Building Height and Impervious Surface Coverage – The maximum wall plat height in the R-8 zone and the building may not exceed two stories. In the R-14 zone, the maximum wall plate height is 24 feet, increase up to 32 feet possible subject to administrative conditional use permit approval, and building may not exceed three (3) stories. Proposed buildings must adhere to the building height requirements outlined in the development standards for the designated zone. 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 16-Unit Residential Development Page 3 of 8 March 19, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000059 vertical feet (4’) from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) may not extend above the maximum wall plate height unless the projection is stepped back one-and-a-half horizontal feet (1.5’) from each façade for each one vertical foot (1’) above the maximum wall plate height. The R-8 zone allows a maximum building coverage of 50% of the lot area and a maximum impervious surface area of 65%. In the R-14 zone, the maximum building coverage of 65% of the lot area and a maximum impervious surface area of 80%. Building elevations were not provided with the pre- application submittal for staff review. The building height and coverage requirements would be verified at the time of formal application. Maximum Number of Units per Building – In the R-8 zone, a maximum of four (4) dwelling units is allowed per lot. For the purposes of this subsection, accessory dwelling units are included in the calculation of maximum dwelling units per building. Per RMC 4-2-110F.6, Maximum Dwelling Units Per Legal Lot, a maximum number of dwelling units are allowed per legal lot, within applicable zones, as shown in the following table: Lots in all Applicable Zones Lots located within 1/4 mile walking distance of a Major Transit Stop Lots with Affordable Housing 4 dwelling units per lot. 6 dwelling units per lot. 6 dwelling units per lot, provided at least 2 units are reserved for affordable housing pursuant to subsection 9 of this Section, Affordable Middle Housing Units. The following middle housing typologies are allowed within applicable zones under this subsection: duplexes, triplexes, fourplexes, stacked flats, townhomes, and courtyard apartments. Accessory dwelling units and single-family dwelling units are included in the calculation of maximum dwelling units per lot. Per RMC 4-2-110B, Development Standards for Residential High Density Zones – Primary Structures, for lots located within the R-14 zone the maximum number of units per building is 6 units. No building footprints were shown on the site plan. The layout of the townhomes on Parcel 3 is unclear. Compliance will be verified at the time of a formal application submission. 3. Residential Design and Open Space Standards: All new residences are subject to the Residential Design Standards outlined in RMC 4-2-115, Residential Design and Open Space Standards. Residential design standards include but are not limited to, entryways, garages, building modulation, lot configuration, scale, color and materials. No building elevations were provided for review. Applications subject to the Residential Design and Open Space Standards must demonstrate compliance with the applicable standards at the time of submittal. 4. Refuse and Recycling Areas: According to RMC 4-4-090, Refuse and Recyclables Standards, residential developments must store refuse, recyclables, and compostables carts either within a garage, accessory structure, or outside. If carts are located within a garage, storage space must be appropriately sized to accommodate both vehicles and carts for refuse, recyclables, and compostables. Storage space for carts must measure at least two feet by six feet (2' x 6') floor area and sixty inches high. Indoor storage must be clearly identified on floor plans. If carts are located outside, the storage space must be at least two feet by six feet (2' x 6') in size and be located on the same lot as the dwelling. 16-Unit Residential Development Page 4 of 8 March 19, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000059 5. Landscaping: The proposal would be subject to the Landscaping Regulations in RMC 4-4-070, Landscaping. The following are landscaping requirements applicable to your proposal. Please refer to the landscaping regulations (RMC 4-4-070) in their entirety for additional general and specific requirements: Street frontage landscaping – Ten feet (10’) of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways and those zones with building setbacks less than ten feet. In those cases, ten feet (10’) of landscaping shall be required where buildings are not located. Street trees and landscaping within ROW – Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and groundcover are to be located in this area when present. Trees within the right-of-way must be selected from the city’s Approved Tree List & Spacing Guidelines. Pervious Areas to Be Landscaped – Except for critical areas, all pervious areas, portions of the development area not covered by structures, required parking, access, circulation or service areas, must have landscape treatment. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. A conceptual landscape plan shall be provided with a formal application as prepared by a registered Landscape Architect or other certified professional. 6. Significant Tree Retention: Aerial view of the project site shows there may be mature trees on the site. When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet must be provided with the formal land use application as defined in RMC 4-8-120, Submittal Requirements – Specific to Application Type. The tree retention plan must show preservation of at least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition, each new lot would be required to provide a minimum tree credit retention requirement of 30 tree credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 16-Unit Residential Development Page 5 of 8 March 19, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000059 TREE SIZE TREE CREDITS 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 or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-130H.1.e can be met. Tree retention standards shall be applied to the developable area of a property, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree retention/planting plan and Tree Retention and Tree Credit Worksheet prepared by an arborist or landscape architect would be reviewed at the time of land use application. 7. Screening: Screening is required for all surfaces-mounted and rooftop utility and mechanical equipment as per RMC 4-4-095, Screening and Storage Height/Location Limitations. The proposal should include elevations and details of the methods used for screening any equipment if applicable. Screening measures should address visual impact reduction for areas where vehicles or contractor equipment may be stored. Compliance would be verified during the formal land use review process. 8. Fences/Retaining Walls: If the project includes fencing or retaining walls, their locations must be clearly shown on the landscape plan and grading plan, including top of wall and bottom of wall elevations. Any retaining wall that is four feet (4’) or taller (measured from the footing to the top of the wall) will require a building permit. The maximum allowable height for fences and retaining walls is 72 16-Unit Residential Development Page 6 of 8 March 19, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000059 inches (72”), subject to additional height restrictions in setbacks and clear vision areas, as noted in RMC 4-4-040D. If the proposal includes a fence on top of a retaining wall, please ensure the total combined height does not exceed the height limit for a standalone fence. The plans should also consider screening requirements for any fenced yard areas and ensure an adequate visual buffer. For additional information about fences and retaining walls, please refer to retaining wall standards outlined under RMC 4-4-040. 9. Parking: For all uses, except middle housing, the number of required parking spaces is based on the proposed land use per RMC 4-4-080, Parking, Loading, and Driveway Regulations. As for middle housing, RMC 4-2-110F.12, Parking and Driveway Standards, states lots less than 6,000 sq. ft. or less must a provide a minimum of one (1) parking stall per dwelling units. For lot greater than 6,000 sq. ft. constructing middle housing must provide a minimum of two (2) parking stalls per dwelling unit. For lots utilizing middle housing provisions, no off-street parking is required if within a one-half mile walking distance from a major transit stop. According to RMC 4-4-080F.10.e, Parking Spaces Required Based on Land Use, attached dwellings in the R-14 zone require a minimum and maximum of 1.6 parking spaces per 3-bedroom or large dwelling unit; 1.4 parking spaces per 2-bedroom dwelling unit; and 1.0 parking space per 1-bedroom or studio dwelling unit. In addition to the minimum parking stalls required, a minimum 10% of the total number of required parking spaces shall be provided for guest parking and located in a common area accessible by guests. The applicant must provide detailed parking information with the permit application, including stall dimensions, drive aisle measurements, and total parking calculations. 10. Access: Currently, all three parcels gain primary access from S 130th St. The applicant is proposing to consolidate access into one access point along S 130 St via a 26 foot (26’) wide accessway. RMC 4-7- 150, Streets – General Requirements and Minimum Standards state, 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. If the developer or property owner demonstrates that alley access is not practical, the use of alley(s) may not be required. The City will consider the following factors in determining whether the use of alley(s) is not practical: a. Size: The new development is a short plat. b. Topography: The topography of the site proposed for development is not conducive for an alley configuration. c. Environmental Impacts: The use of alleys would have more of a negative impact on the environment than a street pattern without alleys. d. If site characteristics allow for the effective use of alleys. Alternative Configurations – Offset or loop roads are the preferred alternative configurations. Improvements Required – All abutting rights-of-way and new rights-of-way dedicated as part of the plat, including streets, roads, and alleys, shall be graded to their full width and the pavement and sidewalks shall be constructed as specified in the street standards or deferred by the Public Works Administrator. At a minimum, the project should provide a 20 foot (20’) wide paved roadway with a 6 foot (6’) parking lane, an eight foot wide landscaping strip and a five foot wide sidewalk along one side of the roadway. If the project will be constructed in phases, access to the site must be designed to adequately address 16-Unit Residential Development Page 7 of 8 March 19, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000059 safety and to accommodate the total number of users once the project is completely constructed. New accessways cannot be constructed in a manner to create a future nonconformity. Also, no driveway shall be constructed in such a manner as to be a hazard to any existing street lighting standard, utility pole, traffic regulating device, fire hydrant, abutting street traffic, or similar devices or conditions. Compliance with access, and street pattern requirements would be verified during the formal land use review process. 11. Driveways: Driveway widths are limited according to zoning standards, with single-loaded garage driveways not exceeding nine feet (9') and double-loaded garage driveways not exceeding sixteen feet (16'). Driveways must maintain a minimum five-foot (5') distance from property lines unless allowed per RMC 4-4-080 for joint-use driveways. Maximum driveway slopes shall not exceed 15 percent (15%); provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff entering the garage/residence or crossing any public sidewalk. If the grade exceeds 15%, a variance is required. Compliance with driveway standards would be verified at the time of building permit review. 12. Attached Dwelling Units Standards: Per RMC 4-4-155, Attached Dwelling Units – Minimum Standards, buildings containing four (4) or more attached dwelling units shall provide at least one (1) unit with two (2) or more bedrooms for every four (4) units in the structure. One (1) unit with three (3) or more bedrooms may be provided in place of any two (2) units required to include two (2) bedrooms. The intent of these minimum standards to ensure attached dwelling units are designed to meet minimum standards to reasonably protect the public health, safety, and welfare of City of Renton residents. A breakdown of the number of units for each unit type was not readily provided for review. Compliance with the Attached Dwelling Unit regulations will be reviewed as part of the formal permit application. 13. Critical Areas: According to City of Renton (COR) Maps, regulated steep slopes are identified onsite. Due to the presence of geological hazards, a geotechnical study may be required at the time of building permit application. The study shall specifically address if the proposal will not increase the threat of the geological hazard to adjacent or abutting properties beyond pre-development conditions; and the proposal will not adversely impact other critical areas; and 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. 14. Environmental Review: The proposal would be exempt from Environmental (SEPA) Review in accordance with RMC 4-9-070G, Categorical Exemptions, are generally exempt from the State Environmental Policy Act (SEPA) review. 15. Permit Requirements: The proposed project will require a civil construction permit and a building permit. Detailed information regarding permits can be found on the City’s Permit Services website. If the project includes retaining walls, fences, or outdoor storage areas, separate permits may also be needed. When ready to apply for permits, contact the City of Renton Permit Services at PermitTech@rentonwa.gov. 16. Impact Fees: In addition to the applicable building and construction fees, impact fees would be required. Fees change periodically and the fees in effect at the time of building permit issuance would apply. For informational purposes, the 2026 impact fees are as follows: • A Fire impact fee is assessed at $1,099.68 per multi-family dwelling unit; 16-Unit Residential Development Page 8 of 8 March 19, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000059 • A transportation impact fee is assessed at $6,987.79 per dwelling; • Renton School District Impact Fee of $0.00 (+5% administrative fee) unless an exemption can be made under RMC 4-1-190.I.1.a; and • Parks Impact Fee is currently assessed at $2,659.70 for each multi-family dwelling containing 2 units and $2,531.21 for each multi-family dwelling unit containing 3-4 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 building application materials are complete, the applicant shall contact the Permit Center at permittech@rentonwa.gov in order to apply. 18. Expiration: Once the Building Permit has been issued, the Building Permit is valid for a period of 18 months from the date of issuance, unless an extension is granted by the Building Official. It is the applicant’s responsibility to monitor the expiration dates.