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HomeMy WebLinkAboutPre-App 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 Antrim Middle Housing Development 11221 and 11233 SE 162nd St, Renton, WA 98055 PRE 26-000128 May 7, 2026 Contact Information: Planner: Jill Ding, 425-430-6598, jding@rentonwa.gov Public Works Plan Reviewer: Huy Huynh, 425-430-7384, hhuynh@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 pr oposal 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: 4/23/26 TO: Jill Ding, Senior Planner FROM: Hugo Sotelo, DFM SUBJECT: SE 162nd St Unit Lot Subdivision NE Pre26-128 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 300ft requirement. A water availability certificate would be required from Soos creek water district. 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 department apparatus access roadways are required to be a minimum of 20 feet wide and fully paved, with 25 feet inside and 45-feet outside turning radius. Access is required within 150 feet of all points of the buildings. Fire access roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading. Approved turnarounds are required for dead end roads that exceed 150 feet. The existing access appears to be adequate. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 5th, 2026 TO: Jill Ding, Senior Planner FROM: Huy Huynh, Civil Engineer II SUBJECT: SE 162nd Middle Housing Development PRE26-000128 I have reviewed the pre-application submittal for the above referenced project at 11233 and 11233 SE 162nd Street (KC Parcel ID: 0088000151 & 0088000151). The applicant is proposing a middle housing development, of 20 units. WATER 1. Water service is provided by Soos Creek Water and Sewer District. 2. Applicant shall obtain a water availability certificate from the District and provide it with the civil construction permit submittal. 3. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton Regional Fire Authority. 4. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to permit issuance. SEWER 1. Sewer service is provided by Soos Creek Water and Sewer District. 2. Applicant shall obtain a sewer availability certificate from the District and provide it with the civil construction permit submittal. 3. Review of the sewer plans will be conducted by Soos Creek Water and Sewer District. 4. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to permit issuance. SURFACE WATER 1. A drainage report complying with the current version of the City adopted Surface Water Design Manual (SWDM) will be required. Based on the City’s flow control map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is within the Black River Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. All stormwater improvements as per the drainage review along with stormwater improvements in the frontage are required to be provided by the developer. 2. The site topography slopes moderately from the east to the west. The site contains regulated slopes. There is an existing stormwater ditch located along the property frontage on SE 162nd Street. 3. Storm drainage improvements along all public street frontages are required to conform to the City’s street and stormwater conveyance standards. Any new storm drain SE 162nd Middle Housing Development – PRE26-000128 Page 2 of 4 May 5th, 2026 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. 4. Maintenance access is required for any proposed stormwater tracts and shall be designed and installed in accordance with the City adopted SWDM. 5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide 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. 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 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. 8. Construction Storm water General Permit from the Department of Ecology is required if clearing and grading of the site exceeds one acre. 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 are available online at the City of Renton website. 11. 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. TRANSPORTATION 1. The proposed development fronts SE 162nd Street along the north property line(s). SE 162nd Street is classified as a residential access street. Per RMC 4-6-060, the minimum right of way width for a residential access street is 60 feet. Per City code 4-6-060, half street improvements shall include a pavement width of 32 feet (16 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 5-foot sidewalk and 0.5-foot clear space behind walk, street trees and storm drainage improvements. Dedication is not anticipated pending final survey. SE 162nd Middle Housing Development – PRE26-000128 Page 3 of 4 May 5th, 2026 2. New residential half street required along west property line. The right-of-way width shall be 42-feet and include the following improvements: 2-foot clear space on the opposite side of development, 26-feet of pavement width, 0.5-foot curb on, 8-foot planter, 5-foot sidewalk, 0.5-foot of clear space on development side, street trees and storm drainage. Dedication will be required. 3. For dead-ends between 500-feet and 700-feet in length, a Cul-de-Sac and fire sprinkler systems for the homes will be required. a. Coordinate with the Renton Fire Authority. 4. Street lighting and street trees are required to be installed by the developer AND must meet current city standards. Lighting and Photometric plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 5. Undergrounding of all existing and new utilities is required on all frontages per RMC 4-6- 090. 6. The new street intersection radius must be a minimum of 25’. 7. Street grades shall not exceed 15 percent. 8. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings. a. Ramps across new/existing curb ramps must be ADA compliant (upgraded) as well. 9. Refer to City code 4-4-080 regarding driveway regulations: a. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage. b. The maximum width of a single loaded garage driveway is 9-feet and the maximum width of a double loaded garage driveway is 16-feet. If a garage is not present, the maximum driveway width is 16-feet. c. Driveways shall not be closer than 5-feet to any property line. 10. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 11. The transportation impact fee is based on the type of land use. For townhomes, the 2026 transportation impact fee is $6,987.79 per unit. Transportation impact fees are subject to change based on the year the building permit is applied for. 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. SE 162nd Middle Housing Development – PRE26-000128 Page 4 of 4 May 5th, 2026 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 2022 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 M E M O R A N D U M DATE: May 7, 2026 TO: Pre-Application File No. PRE26-000128 FROM: Jill Ding, Senior Planner SUBJECT: Antrim Middle Housing Development – 11221 and 11233 SE 162nd St, Renton, WA 98055 APNs 0088000132 and 0088000151 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 SE 162nd St and consists of two (2) parcels addressed as 11221 and 11233 SE 162nd St (APNs 0088000132 and 0088000151). The project site is currently vacant. The parcels are zoned Residential-8 (R-8) and have a total area of 67,984 square feet (1.56 acres). The proposal includes a short plat and subsequent unit lot subdivision for the creation of five (5) new parent lots and four (4) unit lots within each new parent lot for a new middle housing development. Access to the site is proposed via a 35-foot wide half street along the western side of the project site. A 33- foot wide unit lot road (Tract C) is proposed between Lot 2 and 3 to provide access to Lots 4 and 5. Two 20-foot wide alleys are proposed to the south of Lots 1 and 3 and 20-foot driveway easements are proposed off Tract C to provide access to Lots 4 and 5 . According to City of Renton (COR) Maps, the site contains slopes with grades between 15 and 25%. Current Use: The subject property is currently vacant. 1. Zoning and Overlay Districts: The surrounding area, including this property, has a Comprehensive Plan land use designation of Residential Medium Density (RMD) and is zoned Residential 8 (R-8) dwelling units per acre. The Residential-8 (R-8) Zone applies to lands suitable for moderate-density residential uses, including single-family and middle housing, where there is opportunity to reinvest in existing single -family residential neighborhoods through infill development or the development of new residential plats. Antrim Middle Housing Development Page 2 of 11 May 7, 2026 2. Density: The minimum density required in the R-8 zone is 4.0 dwelling units per net acre (du/ac) and maximum density permitted is 8.0 dwelling units per net acre (du/ac). Net density is calculated after areas required for public right-of-way dedication, private access easements (shared driveways), and critical areas are deducted from the gross site area. Joint use driveways are not deducted as part of the density calculations. The area of public and private streets and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. Calculations for minimum or maximum density which result in a fraction that is one -half (0.50) or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than one-half (0.50) shall be rounded down to the nearest whole number. For the Short Plat, the applicant would be required to submit a completed density worksheet would be required with the land use application demonstrating that the short plat would meet net density. For Unit Lot Subdivisions, the density of the parent site shall not exceed the maximum net density of the zone, except for middle housing, which shall conform to the maximum number of dwelling units allowed pursuant to RMC 4-2-110F.6, Maximum Dwelling Units per Legal Lot. Only one (1) dwelling unit shall be located on a unit lot. 3. Development Standards: The project is be subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “R-8 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size in the R-8 zone is 5,000 square feet. The minimum lot depth is 80 feet. The minimum lot width is 50 feet for interior lots and 60 feet for corner lots. All proposed lots appear to comply with the minimum lot size, width and depth requirements of the R-8 zone. Middle Housing – Attached dwelling units that are compatible in scale, form, and character with single-family dwellings, having a permanent foundation, and containing two or more attached or stacked homes, including duplexes, triplexes, fourplexes, townhouses, stacked flats, and courtyard apartments. Exceptions for Individual Unit Lots – Individual unit lots created for townhouses, middle housing, or cottage house development 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. Building Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the R-8 zone are 20 feet for the front yard, except when all vehicle access is taken from an alley, then 15 feet, 25 feet for the rear yard, 5 feet for interior side yards, and 15 feet for secondary front yards. Proposed Lots 1-5 appear to provide adequate area for compliance with the required setbacks. Individual units lots would be exempt from compliance with the setbacks requirements, setbacks for the proposed townhomes would be applicable to the newly created parent sites (Lots 1-5) (as though it were a standalone lot). Compliance with setbacks would be verified at the time of formal land use application. Antrim Middle Housing Development Page 3 of 11 May 7, 2026 Building Height – The maximum wall plate height is 24 feet with 2 stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a-half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height. Building height would be verified at the time of formal land use application and building permit review. Building Coverage – R-8 zone allows a maximum building coverage of 50% of the lot area. Building coverage requirements for the townhomes would be applicable to the newly created parent sites (Lots 1-5) and would be verified at the time of formal land use application and building permit review. Impervious Surface Area – The maximum impervious surface would be limited to 65%. Impervious surface requirements would be applicable to the newly created parent sites (Lots 1-5) and would be verified at the time of formal land use application and building permit review. 4. Unit Lot Subdivisions: Are intended to allow the creation of unit lots for townhouse, middle housing, and cottage house development through established subdivision procedures while generally only applying development standards to the parent site as a whole rather than to individual unit lots. Access – The parent site shall have direct vehicular access to a public street. Each unit lot shall have direct vehicular access to either a public street or a unit lot drive, in conformance with RMC 4-6-060K, Unit Lot Drives. Primary access for individual unit lots may be from a public alley. Drainage – Make adequate provision for drainage ways, streets, alleys, other public ways, water supplies and sanitary wastes. Short Subdivision – Unit lot subdivisions of nine (9) or fewer unit lots shall be processed as short subdivisions, and subject to all provisions of RMC 4-7-070, Detailed Procedures for Short Subdivisions. Preliminary Plat Required for Certain Divisions – No application for a short subdivision shall be approved if the land being divided is held in common ownership with a contiguous parcel that has been subdivided in a short subdivision within the preceding five (5) years. Such applications shall be processed as preliminary plat, rather than a short plat. Landscaping – Individual unit lots are exempt from RMC 4-4-070F.3, Front Yard Trees Required When Street Trees Are Not Located Within the Right-of-Way Abutting a Front Yard. 5. Residential Design and Open Space Standards: All middle housing developments would be subject to the Residential Design and Open Space Standards, as outlined in RMC 4-2-115. Residential Design Review occurs as part of the Building Permit Review. Residential Design and Open Space Standards – Future single-family building permits would be subject to the RMC 4-2-115, Residential Design and Open Space Standards. Antrim Middle Housing Development Page 4 of 11 May 7, 2026 Requirements related to garages, entries, modulation, windows/doors, scale, bulk, and character, roof forms, eaves, architectural detailing, and materials/color should be reviewed in their entity prior to submitting permit applications. In addition, middle housing developments shall comply with the following standards, where applicable: a. 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'). b. 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. c. Courtyard Apartments – Open Space: Courtyard apartments shall provide open space in conformance with the following: i. At least one (1) outdoor common open space is required. ii. Common open space shall be bordered by dwelling units on two (2) or three (3) sides. iii. Common open space shall be a minimum dimension of fifteen feet (15') on any side. iv. Parking areas and vehicular areas do not qualify as a common open space. 6. Middle Housing Development Standards: A maximum number of dwelling units are allowed per legal lot, within applicable zones, as shown in the following table. Accessory dwelling units and single-family dwelling units are included in the calculation of maximum dwelling units per lot. For middle housing unit lot subdivisions, the maximum dwelling units per legal lot shall apply to the parent site as a whole, rather than to individual unit lots. Lots in all Applicable Zones Lots located within 1/4 mile walking distance20 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; Townhouses; and Courtyard apartments. Antrim Middle Housing Development Page 5 of 11 May 7, 2026 A maximum of four (4) attached dwelling units is allowed per building. For the purposes of this subsection, accessory dwelling units are included in the calculation of maximum dwelling units per building. 7. 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 would 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 land use application as prepared by a licensed Landscape Architect, a certified nurseryman or other certified professional. Storm drainage facilities are required to comply with the minimum 15-foot perimeter landscaping strip on the outside of the fence unless otherwise determined through the site plan review or subdivision review process. Please refer to landscape regulations RMC 4-4-070 for further general and specific landscape requirements. 8. Significant Tree Retention: A review of COR Maps appears to show that there are mature trees on the site. If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8- 120. The tree retention plan must show preservation of at least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, each new lot would be required to provide a minimum 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 Antrim Middle Housing Development Page 6 of 11 May 7, 2026 TREE SIZE TREE CREDITS New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 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 Protected trees within a subdivision shall be retained in the order of priority listed in RMC 4-4-130H.2. Protection of trees or groves by placement within a dedicated tract (Tier 1) is the highest priority. 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 are a 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. Antrim Middle Housing Development Page 7 of 11 May 7, 2026 The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-130H.1.e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. 9. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan and grading plan with top of wall and bottom of wall elevations. A fence and/or wall detail should also be included on the plan. A retaining wall that is 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 -4-040D. 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. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. No fences or retaining walls were shown on the submitted materials. For more information about fences and retaining walls refer to RMC 4-4-040. 10. Access: Access to the proposed development is proposed to be provided via a 35-foot wide half street. Tract C is a 33-foot wide private street proposed to provide access to Lots 4 and 5. Alleys are proposed to the south of Lots 1 and 3 and 20-foot wide driveway easements are proposed off Tract C to provide access to Lots 4 and 5. The right-of-way for the half street improvement must be a minimum of forty -two feet (42') with twenty-six feet (26') paved, two (2) ten-foot (10') travel lanes, and one (1) six- foot (6') parking lane. The proposed half-street would need to be revised to comply with the current half-street standards. Shared driveways may be allowed for access to no more than four (4) residentially zoned lots, provided: a. At least one (1) lot abuts a public right-of-way and the street frontage of the lot is equal to or greater than the lot width requirement of the zone; b. The subject lots are not created by a subdivision of ten (10) or more lots; c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic and/or pedestrian circulation through the short subdivision or to serve adjacent property; d. The shared driveway would not adversely affect future circulation to neighboring properties; Antrim Middle Housing Development Page 8 of 11 May 7, 2026 e. The shared driveway is no more than three hundred feet (300') in length; and f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and personnel. Lots that are accessed via a shared driveway are limited to one (1) primary dwelling unit and one (1) accessory dwelling unit (attached or detached) per lot. Tract C would need to be a public street extension. Alley access is the preferred street pattern for 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. The proposed access would need to be revised to comply with the access requirements. 11. Parking: The number of parking spaces required for middle housing pursuant to RMC 4 - 2-110F12, Parking and Driveway Standards, may be averaged and dispersed among unit lots or within the parent site. Off-Street Parking Spaces Required for Middle Housing: Lots 6,000 sq. ft. or Less Lots greater than 6,000 sq. ft. Lots located within 1/2 mile walking distancei 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 Distancei of a Major Transit Stop – Middle housing developments that provide off-street parking spaces as shown in the table below, 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. Antrim Middle Housing Development Page 9 of 11 May 7, 2026 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. 12. Driveways: The project site slopes to the east. Driveways exceeding 8% must provide slotted drains at the lower end of the driveway. The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required . The maximum width of single loaded garage driveways shall not exceed 9 feet and double loaded garage driveways shall not exceed 16 feet. 13. Critical Areas: According to COR Maps, slopes with grades between 15 and 25% are mapped on the project site. A geotechnical report may be required to evaluate the slopes identified onsite. It is the applicant’s responsibility to ascertain if any critical areas or environmental concerns are present on the site during site development or building construction. 14. Environmental Review: The construction of nine (9) or fewer dwelling units on a project site is exempt from Environmental (SEPA) Review in accordance with WAC 197-11-800. 15. Site Plan Approval: Unit lot subdivisions shall be subject to RMC 4 -9-200, Master Plan and Site Plan Review; however, RMC 4-9-200C.2.b, SEPA Exempt Development, shall not apply. The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project compatibility with the physical characteristics of a site and with the surrounding area. Site plan review ensures quality development consistent with City goals and pol icies. Site plan review analyzes elements including, but not limited to, site layout, building orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering, parking and loading facilities, and illumination to ensure compatibility with potential future development. Decisional criteria for site plan approval are itemized in RMC 4-9-200E.3. 16. Permit Requirements: The proposed 5-lot short plat project would require Preliminary Short Plat approval to create Lots 1-5 (new parent lots) and would be processed within an estimated time frame of 6-8 weeks. The 2026 application fees include $6,462 for Preliminary Short Plat review, and a 5% technology fee. All fees are subject to change. Any modifications requested would require an additional $308 fee. To create the individual unit lots on Lots 1-5, the proposal would require subsequent site plan review and subdivision applications once Lots 1-5 have been created. In addition to the required land use permits, separate construction and building permits would be required. All fees are subject to change. Detailed information regarding the land use permit application submittal requirements can be found on the Preliminary Short Plat Submittal Requirements checklists. Other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan Antrim Middle Housing Development Page 10 of 11 May 7, 2026 submittal for all applications. Please refer to the City’s Electronic File Standards. A Final Plat application, and its associated fee, will be required following construction of the subdivision’s infrastructure. 17. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where additional information is required to complete the review of an application. In addition, non-applicable submittal requirements may be waived. The applicant should contact the assigned Project Manager if there are any questions regarding submittal requirements. 18. Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout (see land use forms on City website). The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 19. Impact Mitigation Fees (2026): In addition to the applicable building and construction fees, impact mitigation fees are required for the construction of new building areas or changes of use to a more intensive use. If any building expansions or new buildings are proposed or a change in use to a more intense use, fire and transportation impact fees may be assessed. a. A Transportation Impact Fee assessed at $6,987.79 per each new townhome. b. A Parks Impact Fee assessed at $2,531.21 per each new townhome with 3 or 4 units. c. A Fire Impact Fee assessed at $1,099.68 per each new townhome. d. A Renton School District Impact Fee assessed at $0 per new dwelling unit. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. 20. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened prior to submitting the complete application package. Please contact Jill Ding, Senior Planner, at 425-430-6598 or jding@rentonwa.gov when you are ready to submit your application materials for application pre-screening. 21. Expiration: Upon approval, preliminary short plat approval shall lapse unless a final short plat based on the preliminary plat, or any phase thereof, is recorded with the King County Recorder within five (5) years from the date of preliminary short plat approval. One single year extension may be granted to an applicant who files a written request with the Administrator at least thirty (30) days before the expiration of this five (5) year period, provided the applicant demonstrates that he/she has att empted in good faith to record the final short plat within the five (5) year period. It is the responsibility of the applicant to monitor the expiration date. Antrim Middle Housing Development Page 11 of 11 May 7, 2026 i 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 wa lking 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.