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HomeMy WebLinkAboutPRE26-000078_1709 Edmonds Ave NE_Meeting SummaryDEPARTMENT 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 1709 Edmonds Ave NE Townhomes 1709 Edmonds Ave NE (APN 3343900245) PRE26-000078 April 9, 2026 Contact Information: Planner: Ashley Wragge, 425-430-7314, awragge@rentonwa.gov Public Works Plan Reviewer: Heather Bray, 425-430-7383, hbray@rentonwa.gov Fire Prevention Reviewer: Hugo Sotelo, 425.276.9587, hsotelo@RentonRFA.org Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies to engineers, architects, and contractors who will work on the project. You will need to submit an PDF copy of this packet when you apply for land use and/or environmental permits. When the project application is ready for submittal, you may email the project planner to start the prescreen process. Similarly, you may contact the assigned planner if there are any questions regarding submittal requirements. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: 3/23/26 TO: Ashley Wragge, Associate Planner FROM: Hugo Sotelo, DFM SUBJECT: 1709 Edmonds Ave NE Pre26-78 Comments based on the assumption that these units will be built under the International Residential Code. As of February 1st, 2021, townhomes over 4 units will require sprinklers per Washington State building code amendment. FIRE FLOW The fire flow requirement for the proposed building is 3,750 gpm. Four new fire hydrants are required, one within 150 feet and three within 300 feet from each of the proposed buildings. A looped water main is required for 2,500 gpm and larger. There appears to be only one fire hydrant within the 150ft requirement. If automatic sprinklers are to be installed a reduction in fire flow would be 2,500 gpm. This will also decrease the number of fire hydrants to 3 one within 150ft and two within 300 ft. Additionally it will also eliminate the looped water main. IMPACT FEES The fire impact fees are applicable at the rate of $1099.68 per multifamily home. This fee is paid at building permit issuance. Credit will be provided for any homes removed or retained. FIRE DEPARTMENT ACCESS Fire Dept. access is accessible from Edmonds Ave NE. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 9th, 2026 June 20, 2011 TO: Ashley Wragge, Assistant Planner FROM: Heather Bray, Civil Plan Reviewer SUBJECT: 1709 Edmonds Ave NE Townhomes 1709 Edmonds Ave NE PRE26-000078 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 1709 Edmonds Ave NE. The following comments are based on the pre-application submitted to the City of Renton by the applicant. EXISTING CONDITIONS The site is approximately 0.20 acres in size and is rectangular in shape. There is one existing single- family residence on-site with accessory paving. Water Water service is provided by the City of Renton. The site is in the Highlands service area in the 435 hydraulic pressure zone. There is an existing 12-inch City water main located in Edmonds Ave NE (see Water plan no. W-028408) that can deliver a maximum total flow capacity of 4,600 gallons per minute (gpm). The approximate static water pressure is 39 psi at ground elevation of 345 feet. There is an existing ¾-inch water service to the existing single-family home (Facility ID No. MTR-010870). The site is located inside the Wellhead Protection Area Zone 2. There is one fire hydrant within 300 feet of the site (HYD-NE-00777) located in front of 1708 Edmonds Ave NE. Sewer Wastewater service is provided by the City of Renton. There is an existing 8-inch non- reinforced concrete gravity wastewater main located in Edmonds Ave NE (see City plan no. S-196105). In addition, there is an existing 8-inch PVC gravity wastewater main located in NE 17th Place (see City plan no. S-219102). There are also two private side sewers available for this project. A 6-inch PVC stub at the NW corner of the site and a 6-inch concrete stub at the SE corner of the site. 1709 Edmonds Ave NE Townhomes PRE25-000078 Page 2 of 6 April 9th, 2026 2 Storm There is an existing 15-inch stormwater main in Edmonds Ave NE (see City plan no. R- 147604). This main collects drainage from the May Creek drainage basin, which is a separate basin than the project site is located in. There is also an existing 12-inch stormwater main in NE 16th St (see City plan no. R-209504) which collects drainage in the same basin as the site. The existing property does not contain stormwater facilities. Based on the current site topography, the site appears to drain stormwater run-off towards the west property line. Streets Edmonds Ave NE is a Minor Arterial Street with an existing right of way (ROW) width of 60.0- ft as measured using the King County Assessor’s Map and approximately 44.0-ft of asphalt paving. WATER COMMENTS 1. To provide domestic and fire protection service to the development, improvements include but are not limited to: a. 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 required or for buildings 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. b. The existing domestic water service of the demolished house shall be cut, capped, and abandoned by City forces. c. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. d. Based on the review of the project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed development is 3,750 GPM. i. A looped water main is required to meet the fire flow demand of 3,750 GPM and four fire hydrants must be installed, three within 300 feet of each building and one within 150 ft. There appears to be only one fire hydrant within 150ft. The submitted site plan does not provide adequate spacing for a looped water main around the building to meet minimum separations. A new site plan would be required to be submitted. ii. Alternatively, a fire sprinkler system may be installed to reduce the preliminary fire flow demand for the proposed development to 2,500 GPM, eliminating the looped water main requirement and reducing the required fire hydrants to three, two within 200 ft and one within 150 ft. e. In accordance with current development regulations (RMC 4-6-080D), a separate water service connection and meter is required for each residential and/or commercial building served by City water. f. Installation of a separate 1-inch water service and meter for each townhouse unit is required per City Standard 320.1. 2. See the Residential Utility Service Guidelines for water service requirements. 3. A conceptual utility plan will be required as part of the land use application for the subject development. 1709 Edmonds Ave NE Townhomes PRE25-000078 Page 3 of 6 April 9th, 2026 3 4. 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 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. 5. 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 on the City’s website. Current fees will be charged at the time of construction permit issuance. a. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee for a single 1-inch meter is $5,025.00 per meter. b. The SDC fee for fire service is based on the size of the fire service line to serve the project. c. Water service installation charges for each proposed domestic water service is applicable. Water Service installation for a 1-inch water service line is $2,875.00 per service line. d. Drop-in meter fee is $460.00 per meter for a 1-inch meter. This is payable at issuance of the building. e. Fire sprinkler service fee is $671.00, if applicable. f. Credit will be applied for the existing ¾-inch meter being removed. g. Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at construction permit issuance. The full fee schedule can be found here. SEWER COMMENTS 1. All new sewer stubs shall be a minimum of 6-inch and shall run at a slope of at least 2.0% to the main. All new side sewers and sewer stubs shall conform to the standards in RMC 4-6- 040 and City of Renton Standard Details. 2. If the project wishes to reuse a stub, it must demonstrate through CCTV’ing that the pipe is in good condition and a minimum of 6-inches. If the existing pipe material is not PVC, it must be lined. The CCTV footage must be submitted to the City for determination of pipe condition. 3. If making a new connection to the sewer main in NE 17th Place, the sewer must be extended at least 15 feet east and a manhole must be installed at the termination point of the main. 4. Existing side sewers that are not reused must be cut and capped at the property line in Edmonds Ave NE, or at the main in NE 17th Place. a. According to the plat that was provided with the submittal documents, it appears that the City of Renton has a utility easement (KC Recording #9509220835) that spans edge to edge on the asphalt pavement of NE 17th Place. It is up to the applicant to verify all necessary easements for the project prior to Building Permit or Civil Construction Permit Submittal. 5. See the Residential Utility Service Guidelines for sewer stub requirements. 6. A conceptual utility plan will be required as part of the land use application for the subject development. 1709 Edmonds Ave NE Townhomes PRE25-000078 Page 4 of 6 April 9th, 2026 4 7. 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. a. The current sewer fee for a 1-inch meter install is $4,025.00 per meter. b. Fees will be charged based on the rate at the time of construction permit issuance. c. Credit will be applied for the existing sewer if abandoned. d. The full fee 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 Peak Rate Flow Control Standard (matching existing site conditions). The site falls within the East Lake Washington basin. 2. A 12-inch storm main extension of approximately 596 linear feet from the catch basin at the intersection of Dayton Ct NE and NE 16th Street (Facility ID 136162) may be required. If the project wishes to connect into the 18-inch storm main within Edmonds Ave NE, a drainage adjustment meeting the requirements of Section 1.4 of the 2022 RSWDM must be submitted for review prior to Land-use Application. a. A condition of this drainage adjustment may include meeting the Flow Control Duration Standard matching forested site conditions. 3. Drainage report and drainage plans based on 2022 RSWDM are required to be provided. 4. 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. 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. 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. 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 appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit construction. 7. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented to evaluate the drainage, erosion control and slope stability for site development of the 1709 Edmonds Ave NE Townhomes PRE25-000078 Page 5 of 6 April 9th, 2026 5 proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 8. Critical areas that may affect storm drainage design include the following: Aquifer Protection Area 2. Therefore, stormwater open conveyance systems, such as ditches and channels, and water quality facilities may require a liner per Section 6.2.4 and 1.2.4.3 of the 2022 RSWDM. 9. Erosion control measures to meet the City requirements shall be provided. 10. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals. The current City of Renton Standard details are available online at the City of Renton website here. 11. The development is subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. a. The 2026 Surface water system development fee is $0.94 per square foot of new impervious surface, but not less than $2,350. b. Credit will be applied for the existing single-family house being demolished. c. The full schedule can be found here. TRANSPORTATION COMMENTS 1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation of $175,000, the project site(s) shall be required to meet the City’s Complete Streets Standards: a. Edmonds Ave NE is classified as a Minor Arterial Street. Per RMC 4-6-060, the minimum right of way (ROW) width for a Minor Arterial Street is 91-ft. Half street improvements as taken from the ROW centerline will be required and include a minimum 27-foot paved road, 0.5 feet of cub and gutter, an 8-foot planting strip, and 8-foot sidewalk, street trees and storm drainage improvements. Approximately 15.5 feet of dedication will be required pending final survey. i. A modification to the current street standards would be supported. The modification would require a minimum half street paved width of 22-feet, a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, 2-feet of clear space behind the sidewalk, street trees and storm drainage improvements. Approximately 10.5-feet of dedication will be required pending final survey. 2. If a shared driveway is proposed as part of this development, it shall meet the design standards found in RMC 4-6-060. Shared driveways may be allowed for access to four (4) or fewer residential lots. Shared driveways shall be wholly in a tract. Shared driveways shall not be more than 200-ft in length. The paved surface shall be a minimum of 20-ft to meet Renton Regional Fire Authority standards. The maximum grade of the shared driveway shall not exceed 15%. Drainage improvements per City standards are required along the shared driveway. An access easement shall cover the entirety of the tract. 3. On-site and off-site curb ramps, sidewalk improvements will be reviewed in conjunction with the civil construction permit and will require a grading plan consisting of spot elevations and slopes showing that ADA and City specifications are being met. 4. Refer to City code 4-4-080 regarding driveway regulations. 5. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4- 6-090. 6. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 1709 Edmonds Ave NE Townhomes PRE25-000078 Page 6 of 6 April 9th, 2026 6 7. Street lighting per City standards is required along Edmonds Ave NE if the proposed development is larger than 4 residential units. 8. The transportation impact fee is based on the type of land use. The 2026 transportation impact fee is $6,987.79 for each townhouse unit. Transportation impact fees are subject to change based on the calendar year the building permit is issued. a. Credit will be given to the single-family dwelling that will be demolished. 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. 7. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through the building department. 8. 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 development fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 3 | Published: 6/4/2025 Development Engineering Division | 1055 South Grady Way | Renton, WA 98057 | 425-430-7240 Website: rentonwa.gov ENGINEERING IMPROVEMENT DETERMINATION RESULTS Published : 6/4/2025 Project Address/Location: _____________________________ Parcel #(s): ________________________________ Determination results are based on the information provided by the Applicant. Deviations from the submitted information may require that a new Determination Request form be submitted and result in additional requirements. ROADWAY IMPROVEMENTS Street Name(s): __________________________ Roadway Classification(s): ___________________________ NO Right of Way Dedication and NO Street Frontage Improvements Required as the project falls within RMC 4-6-060 Street Standards exemption criteria. Right of Way Dedication and/or Street Frontage Improvements Required per RMC 4-6-060. Modified Right of Way Dedication and/or Street Frontage Improvements Recommended. Fee-in-Lieu Allowed for Street Frontage Improvements (see City Fee Schedule for $/LF of frontage) 1709 EDMONDS AVE NE 3343900245 EDMONDS AVE NE MINOR ARTERIAL 4 4 EDMONDS AVE NE IS CLASSIFIED AS A MINOR ARTERIAL STREET WITH AN EXISTING RIGHT-OF-WAY (ROW) WIDTH OF APPROXIMATELY 60 FEET PER THE KING COUNTY ASSESSORS MAP. TO MEET THE CITY’S COMPLETE STREET STANDARDS FOR A MINOR ARTERIAL STREET, A MINIMUM ROW WIDTH OF 91 FEET IS REQUIRED. PER RMC 4-6-060 HALF OF STREET IMPROVEMENTS AS TAKEN FROM THE ROW CENTERLINE ARE REQUIRED AND INCLUDE A MINIMUM 54-FOOT PAVED ROAD (27 FEET FROM CENTERLINE), A 0.5-FOOT CURB, AN 8-FOOT PLANTING STRIP, AN 8-FOOT SIDEWALK, 2-FOOT CLEAR SPACE AT BACK OF WALK, STREET TREES AND STORM DRAINAGE IMPROVEMENTS. APPROXIMATELY 15.5 FEET OF DEDICATION WILL BE REQUIRED PENDING FINAL SURVEY. A MODIFICATION TO THE CURRENT STREET STANDARD WOULD BE SUPPORTED. THE MODIFICATION WOULD REQUIRE A MINIMUM 44-FOOT PAVED ROAD (22 FEET FROM CENTERLINE), A 0.5-FOOT CURB, AN 8-FOOT PLANTING STRIP, AN 8-FOOT SIDEWALK, 2-FOOT CLEAR SPACE AT BACK OF WALK, STREET TREES AND STORM DRAINAGE IMPROVEMENTS. APPROXIMATELY 10.5 FEET OF DEDICATION WOULD BE REQUIRED PENDING FINAL SURVEY. ENGINEERING IMPROVEMENT DETERMINATION RESULTS (CONT’D) Page 2 of 3 | Published: 6/4/2025 Project Address/Location: _____________________________ Parcel #(s): _________________________________ Determination results are based on the information provided by the Applicant. Deviations from the submitted information may require that a new Determination Request form be submitted and result in additional requirements. STORM DRAINAGE REVIEW TYPE (See City of Renton Surface Water Design Manual Figure 1.1.2.A for Reference) Basic Drainage Evaluation (Less than 2,000 Square Feet of New or Replaced Impervious Surface) Simplified Drainage Review (Renton Surface Water Design Manual, Appendix C) Targeted Drainage Review due to ____________________________________________________ Directed Drainage Review For information on review type and submittal requirements, please see ANTICIPATED SUBMITTAL ITEMS Required Waived All Checklists/Studies/Reports Required Unless Waived by City Staff _____ Civil Construction Permit Application _____ Residential Drainage Application _____ Deed of Dedication _____ Real Estate Excise Tax Affidavit (REETA) – (See Example REETA Form) _____ Modification Application and Supporting Documents _____ Fee-in-Lieu of Street Improvements Application _____ Soils Report (See Renton Surface Water Design Manual Appendix C, Section C.1.3) _____ Written Drainage Assessment (See Example Simplified Drainage Review) _____ Storm Drainage Covenant (See Example Storm Drainage Covenant) _____ Water Availability from: _____ Sewer Availability from: RESULT PROVIDED BY: Determination expires six (6) months following the date of the Determination Results provided that City codes have not changed within this period that would affect this determination. A new Determination Request will need to be submitted following this expiration. 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. RESOURCES Definitions Renton Surface Water Design Manual (RSWDM) City of Renton Standard Details City of Renton Forms Electronic File Standards 1709 EDMONDS AVE NE 3343900245 X X X X X X X X X X X HB HB HB City of Renton City of Renton full drainage reviewX **technical information report 2022 rswdm *A full Civil construction permit application is waived. However, frontage improvement plans meeting the civil construction permit requirements (IE on City of Renton Title block and prepared by an engineer) shall be submitted along with the building permit application. if it is determined during review that an extension or relocation of the city's utilities is needed, then a civil construction permit will be required. * ** DEVELOPMENT ENGINEERING HBray 09/30/2025 ENGINEERING IMPROVEMENT DETERMINATION RESULTS (CONT’D) Note: This handout shall not be used as a substitute for code and regulations. The applicant is responsible for compliance with all codes and regulations, whether or not described in this document. Page 3 of 3 | Published: 6/4/2025 Project Address/Location: _____________________________ Parcel #(s): _________________________________ Determination results are based on the information provided by the Applicant. Deviations from the submitted information may require that a new Determination Request form be submitted and result in additional requirements. INFORMATION PROVIDED BY APPLICANT: 1709 EDMONDS AVE NE 3343900245 Engineering Improvement Determination Request Form PROJECT POINT OF CONTACT First Name* Dante Last Name* Palmaffy E-mail* dpalmaffy@aol.com Re-enter E-mail* dpalmaffy@aol.com Phone Number* 425-345-2530 Format: XXX-XXX-XXXX PROPERTY INFORMATION If you need assistance finding your property address and/or parcel number, please visit the City of Renton GIS Mapping application. City of Renton Map Viewer (COR Maps) This mapping interface is flexible and should work on desktop, tablet and phone devices. Do you know your Address? Yes No PROJECT INFORMATION Type of Project Please select either New Single-Family Home, Home/Garage Addition or other site/building improvements and complete the requested information accordingly. What type of project are you applying for?* Home/Garage Addition and/or other improvement Provide a brief description of the addition and/or other improvement. Include type of addition, size (square footage), etc* We are looking to demolish the existing residence and build a 4-unit townhouse project.  Each unit is to be roughly2200sf with a two-car garage in the rear. Project Construction Cost/Valuation* $2,000,000.00 i.e. labor, materials, etc Proposed New Plus Replaced Impervious Surface (SF)* 4,200 i.e. structures, concrete, asphalt, pavers, gravel, decking, etc, See definitions section below for a complete description Proposed Land Disturbing Activity (SF)* 4,200 Site Plan (Optional) Proposed Site Layout.pdf 57.3KB 250994-T-24x36.pdf 674.77KB CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000078 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 9, 2026 TO: Pre-Application File No. PRE26-000078 FROM: Ashley Wragge, 425-430-7314, awragge@rentonwa.gov SUBJECT: 1709 Edmonds Ave NE Townhomes (APN 3343900245) General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, Development Engineering Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton. Project Proposal: The subject property is located on a corner lot between NE 17th Pl, a private shared driveway, and Edmonds Ave NE at 1709 Edmonds Ave NE (APN 3343900245). The project site totals 8,876 square feet (0.20 acres) in area and is currently developed with a single-family home. The site has a Comprehensive Plan Land Use Designation of Residential Medium Density (RMD) and is located in the Residential-8 (R-8) zoning district. The applicant is proposing to demolish the existing single-family residence and construct three (3) or four (4) attached townhomes as a middle housing development. The proposal includes a shared driveway accessed from Edmonds Ave NE that leads to the rear of the property where the townhomes are accessed by a joint use driveway. According to City of Renton (COR) Maps, the project is within the Wellhead Protection Area, Zone 2. Current Use: The site is currently developed with an 1,810 square foot single family home built in 1954. 1. Zoning /Land Use Designation, and Overlays: The subject property is located within the Residential-8 (R-8) zoning classification and the Residential Medium Density (RMD) land use designation and the property is within the 1/2 mile ADU walkshed. No off-street parking required for ADUs located on lots within 1/2 mile walking distance from a major transit stop. Development in the R-8 Zone is intended to create opportunities for new single-family and middle housing, where there is opportunity to reinvest in existing single-family residential neighborhoods through infill development or the development of new residential plats. 1709 Edmonds Ave NE Townhomes Page 2 of 8 April 9, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000078 2. Development Standards: The project would be subject to RMC 4-2-110F, “Development Standards for Middle Housing” effective at the time of complete application (noted as “Middle Housing” standards herein). Middle housing developments shall comply with the standards applicable to single-family development, pursuant to RMC 4-2-110A, “Development Standards for Residential Low Density and Medium Density Zones – Primary Structures.” Density – For all zones in which middle housing is applicable, lots are allowed up to four units. Lots located within a quarter of a mile walking distance of a Major Transit Stop are allowed up to six units. The applicant would be required to demonstrate compliance with middle housing development standards at the time of formal application. 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 60 feet for corner lots and 50 feet for interior lots. The minimum lot depth is 80 feet. Submitted plans would need to show compliance with the required lot size and dimensional standard with the land use application. Building Standards – The R-8 standards allow a maximum building coverage of 50% of the lot area, a maximum impervious coverage of 65%, a maximum of two (2) stories, and a maximum wall plate height of 24 feet (24’). Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height. If the height of wall plates on a building are less than the stated maximum the roof may project higher to account for the difference, yet the combined height of both features shall not exceed the combined maximums (e.g., if the maximum wall plate height of a zone is twenty-four feet (24') and the wall plates of a structure are no taller than twenty feet (20'), the roof may project up to ten feet (10') instead of six feet (6')). Common rooftop features, such as chimneys, may project an additional four (4) vertical feet from a roof surface. The proposed building coverage potentially exceeds the maximum impervious surface of 65%. The proposed three-story structure with an integrated rooftop deck exceeds the allowed number of stories. Compliance with the maximum building and impervious surface coverage and height requirements for the R-8 zone would be verified at the time of formal building permit application. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required minimum setbacks for the R-8 zone are as follows: 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 setback of the zone shall apply. Compliance with the maximum setback requirements for the proposed residences would be verified at the time of formal building permit application. Middle Housing Typologies – a) duplexes; b) triplexes; c) fourplexes; d) stacked flats; e) townhouses; and f) courtyard apartments. Maximum Number of Units per Building – A maximum of four (4) attached dwelling units is allowed per building. 3. Residential Design and Open Space Standards: Middle housing developments shall comply with the design standards applicable to single-family development, pursuant to 1709 Edmonds Ave NE Townhomes Page 3 of 8 April 9, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000078 RMC 4-2-115, “Residential Design and Open Space Standards.” Residential design review and the requirements related to garages, entries, modulation, windows/doors, scale, bulk, and character, roof forms, eaves, architectural detailing, and materials/color would be reviewed as part of the Building Permit Review. In addition, middle housing developments shall comply with the following standards: Entries – All ground-related dwelling units fronting a street and/or common open space shall provide a covered porch with a minimum depth of five feet (5'). Dwelling units that are accessed entirely from an internal common corridor are exempt from this requirement provided the shared entry features a covered porch with a minimum depth of five feet (5'). Pedestrian Access – A paved pedestrian connection at least three feet (3') wide is required between each middle housing building and the sidewalk (or the street if there is no sidewalk). Driveways may be used to meet this requirement. No building elevations were provided for review. Application(s) subject to the Residential Design and Open Space Standards must demonstrate compliance with the applicable standards at the time of building permit submittal. 4. Landscaping: With the exception of critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6- 060, Street Standards. Street trees and, at a minimum, groundcover are to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right- of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect or other certified professional. 5. Significant Tree Retention: 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. 1709 Edmonds Ave NE Townhomes Page 4 of 8 April 9, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000078 In addition to retaining a minimum of 30% of existing significant trees, properties subject to an active land development permit shall comply with minimum tree credit retention requirements of a minimum of 30 credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 13 – 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 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. 1709 Edmonds Ave NE Townhomes Page 5 of 8 April 9, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000078 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. A formal tree retention plan and tree retention worksheet, prepared by an arborist or landscape architect, would be reviewed at the time of building permit application. 6. 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 with screening requirements would be verified during the formal land use review process. 7. Fences/Retaining Walls: Any fences or retaining walls included as part of this project 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 site plan. A retaining wall that is four (4) feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. The maximum height of any fence or retaining wall is 72-inches subject to further height limitations in setbacks and clear vision areas noted in RMC 4-4-040. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. The retaining wall depicted on the plans would be reviewed at the time of building permit application. 8. Parking/Driveways/ Access: Middle housing developments shall comply with all driveway and parking design standards applicable to single-family development, pursuant to RMC 4-4-080, Parking, Loading and Driveway Regulations. Along the street frontage, the maximum width of single-loaded garage driveways shall not exceed nine feet (9'), and the maximum width of double-loaded garage driveways shall not exceed sixteen feet (16'). Within the property boundary, the driveway may expand beyond the maximum allowed width; provided, that the maximum driveway angle between any driveway and the street roadway or curb line shall not be less than forty-five degrees (45°), and the driveway width does not exceed forty percent (40%) of the street frontage. There shall be no more than one (1) driveway for each one hundred sixty-five feet (165') of street frontage serving any one (1) property or among properties under unified ownership or control; for each one hundred sixty-five feet (165') of additional street frontage another driveway may be permitted. Driveways shall not be closer than five feet (5') to any property line except when used as a joint use driveway. 1709 Edmonds Ave NE Townhomes Page 6 of 8 April 9, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000078 Middle housing developments are subject to the following off-street parking regulations: Lots 6,000 sq. ft. or Less Lots greater than 6,000 sq. ft. Lots located within 1/2 mile walking distance of a Major Transit Stop A minimum of 1.0 per dwelling unit. A minimum of 2.0 per dwelling unit. No off-street parking required. Developers that provide off-street parking spaces, when not required by this subsection, are eligible for parking incentives pursuant to Parking Incentives for Middle Housing Development Located Within One-Half (1/2) Mile Walking Distance of a Major Transit Stop. Parking Incentives for Middle Housing Development Located Within One-Half (1/2) Mile Walking Distance1 of a Major Transit Stop: Middle housing developments that provide off- street parking spaces as shown in the following table, when not otherwise required by this subsection, are eligible for the following parking incentives, provided the increase is feasible and consistent with the Surface Water Design Manual. For each increase in number of parking spaces provided, the applicant is eligible for an additional parking incentive. For example, applicants that provide a minimum of 2.0 parking spaces per dwelling unit are eligible for the incentives below. Number of Off-Street Parking Stalls Provided Incentives A minimum of 1.0 per dwelling unit. 10% Increase in Maximum Impervious Surface Area permitted by the subject zone, pursuant to RMC 4-2-110A; and A minimum of 2.0 per dwelling unit. 5% Increase in Maximum Building Coverage permitted by the subject zone, pursuant to RMC 4-2-110A. The proposed driveway does not meet the driveway standards. Compliance with the driveway and parking standards would be verified at the time of building permit review. 9. Unit Lot Subdivision: The creation of unit lots for townhomes and middle housing developments establish review of development standards to the site as a whole rather than to individual unit lots per RMC 4-7-090, Unit Lot Subdivision. Unit lot subdivisions are intended for new middle housing in the R-8 zone. The whole parent site must comply 1 The lot’s proximity to a major transit stop, measured by walking distance, shall determine parking requirements for middle housing and ADUs. The distance is measured through the creation of a walkshed, which represents the collective spatial area within a defined walking distance from major transit stops (e.g., one quarter (1/4) mile or one half (1/2) mile). Geospatial tools incorporating major transit stop locations and mapped pedestrian networks are used to approximate and map the walkshed boundary. Lots that partially intersect or partially fall within the walkshed shall be treated as entirely within. 1709 Edmonds Ave NE Townhomes Page 7 of 8 April 9, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000078 with all development standards as though it were a standalone lot. The following standards and exceptions apply for townhomes and middle housing: Access – The parent site must have direct vehicular access to a public street and each unit lot must have direct vehicular access to either a public street or a unit lot drive, in conformance with RMC 4-6-060K, Unit Lot Drives. Each unit lot drive shall be accessed by a public street. The paved roadway shall be a minimum of sixteen feet (16') wide; the Fire Department may require the paved roadway to be up to twenty feet (20') wide. Except for points of ingress/egress, curb shall be installed along the perimeter of the roadway. There shall be an eight foot (8') wide landscaping strip between the curb and a five foot (5') wide sidewalk along one side of the unit lot drive. Exceptions – Individual unit lots created for townhomes and middle housing are exempt from the following standards of RMC 4-2-110A, Development Standards for Residential Zoning Designations (Primary and Attached Accessory Structures): maximum net density, minimum lot size, minimum lot width, minimum lot depth, yard setbacks, maximum building coverage, and maximum impervious surface area. Townhomes are exempt from the following landscaping criteria: street frontage landscaping, street trees and landscaping within the Right of Way (ROW) on public streets, and front yard trees required when street trees are not located within the ROW. The number of parking spaces required for attached dwellings may be averaged and dispersed among unit lots or within the parent site. Primary access for individual unit lots may be from a public alley. Middle housing developments are exempt from the following landscaping criteria: front yard trees required when street trees are not located within the ROW. The number of parking spaces required may be averaged and dispersed among unit lots or within the parent site. Vehicle access is only required for the parent site and not individual unit lots. Primary access for individual unit lots may be from a public alley. Please refer to RMC 4-7-090F, Unit Lot Subdivision Requirements for more specific requirements. 10. Critical Areas: According to the City of Renton (COR) Maps, the site is within Wellhead Protection Area Zone 2. 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 proposed development would be categorically exempt from SEPA review if the proposal contains less than nine (9) multifamily residential dwelling units in accordance with RMC 4-9-070 and WAC 197-11-800. If the application proposal contains more than nine (9) multifamily residential dwelling units, an environmental checklist must be submitted with the land use application. An environmental determination will be made by the Renton Environmental Review Committee. 12. Permit Requirements: Unit Lot Subdivisions of nine (9) or fewer unit lots are processed as a preliminary short plat with approval at the administrative level. More information on the short plat process can be found at RMC 4-7-070. The land use review would include public notice and a two-week (14 day) public comment period. Once a complete application is submitted and all fees are paid, a decision can be made in approximately eight (8) weeks. The 2026 application fee for a preliminary short plat is $6,462.00, and the 2026 fee for a final short plat is $3,231.00. A 5% technology fee would also be assessed at the time of land use application. Any modifications requested would incur an additional $299 fee. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s Permit Center website. The City 1709 Edmonds Ave NE Townhomes Page 8 of 8 April 9, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000078 requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. Building Permits – 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. 13. Impact Fees: In addition to the applicable building and construction fees, impact fees would be required. Fees change periodically and the fees in effect at the time of building permit issuance would apply. For informational purposes, the 2026 impact fees are as follows: • Fire Impact Fees are currently assessed at: o $1,099.68 per dwelling unit for multi-family residential buildings; • Transportation Impact Fees are currently assessed at $6,987.79 per townhouse; • Renton School District Impact Fees are currently not being assessed. • Parks Impact Fees are currently assessed at: o $2,531.21 per dwelling unit for multi-family buildings with three or four 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=City ofRenton. 14. Expiration: Upon approval, the Short Plat is valid for five (5) years with a possible one- year extension (RMC 4-7-070M). Building permits expire 18 months from issuance date. Extensions are up to the discretion of the Building Official. Extensions must be applied for prior to the permit expiring. For permits that have expired, a new permit must be obtained and new fees paid. It is the applicant’s responsibility to monitor the expiration dates. 15. Next Steps: For a Unit Lot Subdivision, the applicant shall have the complete set of materials pre-screened prior to submitting the complete application package. Please contact Ashley Wragge, Assistant Planner, at 425-430-7314 or awragge@rentonwa.gov to submit prescreen materials and subsequent land use application. When the formal building application materials are complete, the applicant shall contact the Permit Center at permittech@rentonwa.gov in order to apply.