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HomeMy WebLinkAboutPre-app Mtg Summary - 26-000129.pdf CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000129 1 PRE-APPLICATION MEETING FOR Benson43 Townhomes PRE26-000129 CITY OF RENTON Department of Community & Economic Development Planning Division May 7, 2026 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Heather Bray, 425-430-7383, hbray@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org Building Official: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000129 2 Renton Regional Fire Authority M E M O R A N D U M DATE: May 4, 2026 TO: Alex Morganroth, Principal Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Benson at 405 Townhomes Comments based on the assumption that these units will be built under the International Residential Code. Starting February 1st, 2021, townhomes over 4 units will require sprinklers per Washington State building code amendment. 1. The preliminary fire flow requirement has been calculated at 3,000 gpm. A minimum of three fire hydrants are required. One within 150 feet and two within 300 feet of each building. Looped water mains shall be installed throughout the site in order to provide sufficient fire flow. Looped water mains are required whenever the fire flow exceeds 2,500 gpm per city ordinance. Fire flow availability shall be confirmed with the City of Renton water utility. 2. The fire impact fees are applicable at the rate of $1,099.68 per townhome unit. This fee is paid at building permit issuance. Credit will be granted towards the total new fee at the rate of $779.24 for all existing single-family homes that are removed from this site. 3. Fire department apparatus access roadways are required to be a minimum of 20 feet wide and fully paved, with 25 feet inside and 45 feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading. Access is required within 150 feet of all points on all the buildings. Dead end access roadways that exceed 150 feet require an approved hammerhead type fire apparatus turnaround. Maximum slope is 15 percent. The required minimum height clearance is 13 feet 6 inches. Any and all access easements from neighboring properties shall be fully and properly recorded prior to any building permit issu ance. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000129 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 7th, 2026 TO: Alex Morganroth, Principal Planner FROM: Heather Bray, Civil Plan Reviewer SUBJECT: Benson Townhomes 1234 Benson Road S PRE26-000129 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non -binding and may be subject to modification and/or concurrence by official City decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have reviewed the application for the Benson Townhomes at KC Parcels #202305-9023, 9024, 9025, 9029, 9031, 9032, 9033, 9035, 9036, and 9055 and have the following comments: EXISTING CONDITIONS The site is approximately 2.38 acres in size and is irregular in shape. Some of the lots are developed with single-family structures, while others are undeveloped. Surface water currently flows to the west property line. Water The project is within the City of Renton’s water service area in the East Talbot Hill 300 Pressure Zone. The static water pressure is approximately 74 psi at ground elevation of 130 feet. There is an existing 8-inch water main located on parcel 202305-9055 that can deliver a maximum flow capacity of 1,250 GPM (see water plan No. W-228902). There is an existing 10-inch water main located in the Berkshire Apartments that can deliver a maximum flow capacity of 3,200 GPM (see water plan No. W-058202). There is an existing 8-inch water main located in Benson Road S that can deliver a maximum flow capacity of 1,250 GPM (see water plan No. W-038805). There is an existing 3/4-inch water meter serving each parcel at 202305-9029, 9031, 9032, 9033, and 9035 Sewer The project is within the City of Renton’s sanitary sewer service area. There is an existing 8 -inch gravity wastewater main located in Benson Road S (see record drawing S-269201). There is a side sewer service to parcels 202305-9029, 9031, and 9033. Parcels 202305-9032 and 9035 are on septic. Storm There is an existing 12-inch stormwater main on the east side of Benson Road S (see record drawing DP-0-02). On site critical areas that may affect stormwater review include high erosion hazard, landslide hazard, and steep slopes. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000129 4 Streets Benson Road S is classified as a Minor Arterial Street, with a varying right-of-way (ROW) width per King County Assessor and an existing paved width of approximately 45 feet. WATER COMMENTS 1. Based on the review of 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 3,000 GPM. Per City code a looped water main is required around the development when the fire flow demand exceeds 2,500 gpm. 2. Based on the information provided with the pre -application submittal documents, the following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to the items that follow. a. Installation of a minimum 10-inch looped water mains wrapping around the farthest northern townhome unit and connecting into the existing 10 -inch main in the Berkshire Apparatus Access Road (See City of Renton conceptual layout attached). b. Abandonment of existing 8-inch water line within the easement within tax lot 2023059055. The applicant shall apply to the City for a release of the existing easement. c. A 15 feet wide public water easement is required for any public water main, hydrants and water meters located outside City right-of-way. A minimum 10-foot setback is required from the building foundation to the new water main. d. Installation of a separate water service and meter (minimum 1 -inch) for each townhome unit. The size of the meter shall be in accordance with the most recent edition of the Uniform Plumbing Code. All residential domestic water meters shall have a double check valve assembly (DCVA) installed behind the meter on private property if the building has 3 stories or more and/or if a residential fire sprinkler system is used. e. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. f. Fire sprinkler systems are required, therefore, installation of a fire sprinkler stub with a double check detector assembly (DCDA) is required for backflow prevention to each building unless a backflow prevention assembly (DCVA) is installed in each townhome unit . The sizing of the fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DCDA shall be installed on private property in an outside underground vault per City Standard Plan 360.2. The DCDA may be installed inside the building if it meets the conditions per City Standard Plan 360.5 for the installation of a DCDA inside a building. The location of the DCDA inside the building must be pre -approved by the City Plan Reviewer and Water Utility. The backflow prevention assembly must be located adjacent to and behind a building exterior wall. If the fire sprinkler system is a “flow-through” system, then a backflow prevention assembly is not required. g. Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined by the RRFA based on the final fire flow demand and final site plan. A hydrant is required within 50 feet of the building’s fire department connection (FDC). 3. A conceptual utility plan will be required as part of the land use application for the subject development. 4. Civil plans for the watermain improvements will be required and must be prepared by a Professional Engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for water main extensions as shown in Appendix K of the City’s 2021 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries or similar structural cannot be installed over the water main unless the water main is installed inside a steel casing. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000129 5 5. The development is subject to meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. Current fees can be found in the 202 6 Development Fees document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The current SDC fee for a new 1-inch meter is $5,025. b. New 1-inch meter installations on an existing main shall be done by the City of Renton. Installation fee for a 1-inch meter is $2,875 per meter. c. Drop-in meter fee is $460 per 1-inch meter. d. The full schedule can be found here. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000129 6 SEWER COMMENTS 1. All existing side sewers shall be cut and capped at the property line. If to project wishes to re -use existing side sewers, CCTV footage of each side sewer for re -use shall be submitted to the City of Renton for review and approval. 2. All private septic systems shall be abandoned per King County Department of Health regulations. Verification shall be provided to City of Renton at time of building permit application. 3. An 8-inch sewermain extension is required from the existing 8-inch public sewermain on Benson Road S to the northernmost townhome building. a. Individual sewer stubs and side sewers are required for each townhome unit. b. The sewermain, stubs, and side sewers shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. c. Additional sewermain extensions may be necessary to meet code. Each townhome unit shall front a public sewermain. d. Maintenance access shall be provided for the entire length of the sewerline within an access road to each manhole. e. A 15-foot-wide public sewer easement centered over the sewermain shall be provided for any sewermain located on private property. 4. A conceptual utility plan will be required as part of the land use application for the subject development. 5. The development is subject to a wastewater system development charge (SDC) fee. Current fees can be found in the 2026 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The current sewer fee is $4,025 per 1-inch meter. b. Final determination of applicable fees will be made after the water meter size has been determined. o The full schedule can be found here. SURFACE WATER COMMENTS 1. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual (RSWDM) will be required. Refer to Figure 1.1.2.A – Flow Chart in the 2022 RSWDM to determine what type of drainage review is required for this site. The site falls within the City’s Flow Control Duration Standard (matching Forested site conditions). The site falls within the Black River drainage basin. 2. Drainage report and drainage plans based on 2022 RSWDM are required to be provided. 3. Storm drainage improvements along all public street frontages are required to conform to the City’s Street and stormwater conveyance standards. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM. New storm drains shall be designed to account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide 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 approva l under a separate building permit for all proposed detention and/or water quality vaults. 5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as appliable to the CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000129 7 project. The final drainage plan and drainage report must be submitted with the utility construction permit construction. 6. A geotechnical soils report for the site is required per the 20 22 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations for appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant mu st demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 7. Critical areas such as landslide hazards and steep slopes shall be addressed in the Geotechnical Report and TIR. 8. Erosion control measures to meet the City requirements shall be provided. 9. A Construction Stormwater Permit from the Department of Ecology is required when site disturbance exceeds one acre. 10. The current City of Renton Surface Water Standard Plans shall be used in all drainage submittals. 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, but not less than $2,350. b. The full schedule can be found here. TRANSPORTATION COMMENTS 1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation is greater than $175,000, the project site(s) shall be required to meet the City’s Complete Streets Standards. a. Benson Rd S is classified as a Minor Arterial Street with an existing right-of-way (ROW) width of approximately 120 feet however the road is not centered and there is approximately 36 -44 ft of ROW from the road centerline to the property line. To meet the City’s complete street standards for Minor Arterial streets with 4 lanes a minimum ROW width of 91 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a minimum 54 foot paved road (27 feet each side), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk, street trees and storm drainage improvements. Dedication of up to approximately 9.5 feet would be required pending final survey. i. However, Benson Rd S falls within the Renton Trails and Bicycle Master Plan. The Plan calls for narrowed travel lanes and a buffered bike lane. Therefore, the paved roadway shall have a minimum 44-foot paved roadway (including 11-foot travel lanes, a 12 foot turn lane, and 5 foot bike lanes on either side of the roadway), a 0.5 foot curb, 8 foot planting strip, 8 foot sidewalk, 2 foot clear space at the back of walk, street trees and storm drainage improvements. Dedication may be required depending on final survey. Modification will be required as part of the land use application. This section of Benson Rd S appears to be part of WSDOT ROW, the applicant shall coordinate the required improvements with WSDOT. 2. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5 feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. c. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and double-loaded garage driveway shall not exceed sixteen feet (16'). CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000129 8 d. Joint use driveways are allowed for access up to 2 lots provided that each lot abuts public right- of-way. Refer to the shared driveway requirements as outlined in RMC 4-4-080I. Joint use access to the driveway shall be assured by easement or other legal form acceptable to the City. e. A shared driveway is allowed for access up to 4 lots provided at least one of the four lots abut a public right-of-way with at least fifty linear feet of frontage and the subject lots are not created by a subdivision of ten or more lots. Refer to the share d driveway requirements as outlined in RMC 4-6-060.J. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet; the Fire Authority may require the tract and paved surface to be up to twenty feet wide. If a shared driveway abuts properties that are not part of the subdivision an eight-foot-wide landscaped strip shall be provided between the shared driveway and neighboring properties. 3. The proposed plans indicate installation of a private internal access road. Private roads shall meet the requirements for fire truck turning and load, see fire comments for additional details. a. Per RMC 4-05-070, two means of approved access shall be required when a complex of three (3) or more buildings is located more than two hundred feet (200’) from a public road. 4. The proposed plans indicate access from adjacent parcels; the applicant shall demonstrate access easements are recorded prior to civil permit issuance. 5. For dead end streets that exceed 150-feet in length require an approved hammerhead turnaround. 6. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are required to do a traffic impact analysis. The trips should be calculated based on the guidelines of the current ITE Trip Generation Manual. Refer to the attached policy guidelines for traffic impact analysis for guidelines. If the site generates 20 or more new peak hour trips in either AM peak or PM peak, then the applicant should contact the city to get information of the locations where traffic analysis is required. 7. Undergrounding of all exiting utilities is required on all frontages per RMC 4-6-090. 8. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 9. Street lighting and trees are required to meet current city standards. Lighting plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 10. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. a. The 2026 transportation impact fee is $6,987.79 per townhouse dwelling. b. The property contains existing single-family residential homes that will receive credit for their demolition. c. The full schedule can be found here. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right- of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. a. Show all retaining walls on profile view. No walls shall be greater than 6’. 3. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required as part of the building permit review. 4. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: a. Provide rim and invert elevations on all drainage and sewer structures. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000129 9 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. Fees quoted in this document reflect the fees applicable in the year 2026 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please click the link here for the current development fee schedule. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000129 10 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. PRE26-000129 FROM: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov SUBJECT: Benson43 Townhomes 1234 Benson Rd S APN’s 202305-9023, -9024, -9025, 9029, 9031, -9032, -9033, - 9035, -9036, -9055 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 site is located on the east side of Benson Rd S, just south of the Benson Rd S bridge spanning I-405, at 1234 Benson Rd S. The proposed project site consists of ten (10) parcels (APNs 202305-9023, -9024, -9025, 9029, 9031, -9032, -9033, -9035, -9036, -9055) totaling approximately 2.37 acres (103,325 square feet) in area. The ten (10) parcels have a Comprehensive Land Use designation of Residential High Density (RHD) and are zoned Residential Multi-Family 2 (RMF-2). Four (4) of the lots front Benson Rd S, while the remaining lots face I-405 or Berkshire Seattle Apartments (APN 202305-9113) to the east. The applicant is proposing to complete a preliminary plat in order to construct 43 townhomes on nine (9) fee simple lots. Each structure would be 3-stories with the first floor composed of one or two car garages. Access is proposed via a 25-foot wide road that loops through the project site, connecting to Benson Rd S via an access easement across the abutting private property (Puget Sound Energy - APN 2023059010) to the south and Berkshire Seattle Apartments to the east. The site plan includes a 50-foot wide subterranean easement along the I-405 project frontage and a second subterranean easement at the southwest corner of the project site. According to City of Renton (COR) Maps, the project site contains regulated and protected slopes (>15% to >90%), moderate and high landslide hazards, and high erosion hazards. Current Use: Four (4) single family homes and associated accessory structures are currently located onsite and each are proposed for demolition. 1. Zoning /Land Use Designation, and Overlays: The property is located within the Residential High Density (RHD) land use designation, the Residential Multi-Family 2 (RMF-2) zoning designation, and Urban Design District B. Townhouses are a permitted use within the RMF-2 zones, provided specified use(s) are CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000129 11 subject to the standards of RMC 4-2-115, Residential Design and Open Space Standards, applicable to the R-10 and R-14 zones, in lieu of the Urban Design District B overlay standards of RMC 4-3-100. 2. Development Standards: The project is subject to RMC 4-2-110B, “Development Standards for Residential High Density Zones – Primary Structures” effective at the time of complete application. Density –The density range allowed in the RMF-2 zone is a minimum of 20.0 dwelling units to a maximum of 40.0 dwelling units per net acre (du/ac). 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. Alleyways are not deducted from the gross site area. The applicant has proposed 43 townhome units on the project site. Using the area of the site (2.37 acres), the proposal for 43 units arrives at a gr oss density of approximately 16.3 du/ac (43 lots / 2.37 acres = 18.4 du/ac), which falls within the minimum and maximum net density range of the RMF zone. A density worksheet was not included with the pre- application submittal materials; therefore, staff was unable to verify compliance with the net density requirements. A completed density worksheet would be required with the land use application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Minimum Lot Size, Width and Depth – There is no minimum lot size requirement in the RMF-2 zone. The minimum lot depth is 50 feet for townhouse developments and 65 feet for other attached dwellings. The minimum lot width for townhouse developments is 25 feet for interior lots and 30 feet for corner lots. The minimum lot width for other attached dwellings is 50 feet for interior lots and 60 feet for corner lots for the RMF-2 zone. Submitted plans would need to show compliance with the required lot size and dimensional standard with the land use application. Building Standards – The RMF-2 zone allow a maximum building coverage of 70% of the lot area for townhouse development, and 35% for other attached dwelling types, with a maximum coverage of 45% allowed through the Hearing Examiner site development plan review process. Building standards for the project site would be verified at the time of land use and building permit review. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in RMF-2 zone is as follows: - Front Yard: 15 ft for townhomes (except when all vehicle access is taken off an alley, then 10 ft), 20 ft for other attached dwelling types. - Secondary Front Yard (for Corner Lots): 15 ft for townhomes, 20 ft for other attached dwelling types. - Rear Yard: 10 ft for townhomes, 15 ft for other attached dwelling types. - Side Yard: 5 ft for unattached sides, 0 ft for attached sides. Please note that the vehicle entry for a garage or carport must be set back twenty feet (20’) from the property line where vehicle access is provided. Building Height and Impervious Surface Coverage – The RMF-2 zone allows a maximum impervious surface area of 75%. The maximum wall plate height is 32 feet with 3 stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four (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. The pre-application materials did not indicate a proposal for building height expansion. An increase up to 42 ft. is possible subject to administrative conditional use permit approval. Elevations were not provided with the preapplication materials; building height would be verified at the time of land use application. Maximum Number of Units per Building – N/A in the RMF-2 zone. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000129 12 3. Unit Lot Subdivision Standards: Parent sites developed or proposed to be developed with attached townhouse dwellings may be subdivided into unit lots and the remainder of the parent site shall be platted as one or more tracts. Any private open space or private amenities for a dwelling unit shall be provided on the same unit lot as the dwelling unit. The density of the parent site shall not exceed the maximum net density of the zone. Only one dwelling unit shall be located on a unit lot . Individual unit lots created for townhouse developments are exempt from the following standards of RMC 4-2-110B, Development Standards for Residential High Density Zones – Primary Structures: maximum net density, minimum lot size, minimum lot width, minimum lot depth, yard setbacks, maximum building coverage, and maximum impervious surface area (see CI-189). The parent site would need to comply with all development standards as though it were a standalone lot. Please see RMC 4-7-090 for additional requirements and regulations for unit lot subdivisions. 4. Residential Design and Open Space Standards: All new townhouse units in the RMF-2 zone would be subject to the Residential Design Standards outlined in RMC 4-2-115 for the R-14 zone in lieu of Urban Design District B regulations. Residential Design Review occurs as part of the Site Plan Review. For example, site design requirements for townhomes in the R-14 zones would require 350 square feet of common open space for each unit in the development. Open space may not have a slope greater than 5%. Each ground-related dwelling shall have a private yard that is at least 250 square feet in size with no dimension less than eight feet (8') in width. An additional two hundred fifty (250) square feet of open space per unit shall be added to the required amount of common open space for each unit that is not ground related. An example of the residential design standard requirement includes developments of more than four structures shall incorporate a variety of home sizes, lot sizes, and unit clusters. Building entries must take access from and face a street, park, common green, pocket park, pedestrian easement, or open space. Open space should be contiguous to the majority of the dwellings in the development, accessible to all dwellings, and shall be at least twenty feet (30') wide. All site design, open space, and residential design standards applicable to the R-14 zone will be verified at the time of formal land use application. See RMC 4-2-115 for a complete list of standards and requirements. 5. Refuse and Recycling Areas: Per RMC 4-4-090, multi-family residences using thirty-five (35) gallon garbage bins or smaller must be provided either within the garage or outside. Storage within a garage must be appropriately sized to accommodate both vehicles and refuse and recycling bins. Storage space for bins must measure at least two feet by six feet (2’ x 6’) floor area and sixty inches (60”) high. This space must be identified on floor plans. Storage located outside must measure at least two feet by six feet (2’ x 6’) in size and be located on the same lot as the dwelling in a side or rear yard. Outdoor storage must be adequately screened from public view, made of wood, masonry, or ornamental metal. A minimum of one and one-half (1-1/2) square feet per dwelling unit in multi-family residences shall be provided for recyclables deposit areas. A minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit areas. See RMC 4-4-090 for additional information and standards. Compliance with the refuse and recyclable standards would be verified at the time of formal land use application. 6. Landscaping: Except for 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. Individual unit lots are exempt from the following subsections of RMC 4-4-070, Landscaping but instead are applied to the parent site for unit lot subdivisions: a. RMC 4-4-070F.1, Street Frontage Landscaping Required; b. RMC 4-4-070F.2, Street Trees and Landscaping Required Within the Right-of-Way on Public Streets; and CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000129 13 c. RMC 4-4-070F.3, Front Yard Trees Required When Street Trees Are Not Located Within the Right-of- Way Abutting a Front Yard. Stormwater Facility Perimeter Landscaping: A landscaping strip with a minimum fifteen feet (15') of width shall be located on the outside of the perimeter fence, unless otherwise determined through the site plan review or subdivision review process. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. A conceptual landscape plan demonstrating compliance with the landscape standards shall be submitted at the time of land use application. 7. Significant Tree Retention: COR Maps indicate that there are mature trees on the site. When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet 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 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; CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000129 14 significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. 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. 8. Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A wall taller than four feet requires a building permit. Fences up to six-feet in height are permitted in the rear yard and side yard; fences up to four feet are permitted in the front yard. Any part of a yard that is within a clear vision area has a limited fence height of 42 inches. 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. New or existing fencing would need to comply with the fence requirements of the code (RMC 4-4-040). 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. 9. Parking: Parking regulations can be found in RMC 4-4-080. The purpose of this Section to provide a means of regulating parking to promote the health, safety, morals, general welfare and aesthetics of the City of Renton by specifying the off-street parking and loading requirements for all uses permitted in this Cod e and to describe design standards and other required improvements. Townhome developments are required to have a minimum of 2.0 parking stalls per dwelling unit , however, 1.0 per dwelling unit may be permitted for 1 bedroom or less dwelling units . Tandem parking is allowed for townhouse developments. According to RMC 4-7-090, the number of parking spaces required for attached dwellings pursuant to RMC 4-4-080F.10.e, Parking Spaces Required Based on Land Use, may be averaged and dispersed among unit lots or within the parent site. Parking spaces within a private garage shall be a minimum of 8’x20’. Parking stalls within garages may count toward minimum requirements. For lots abutting an alley, all parking shall be provided at the rear yard area for any unit, and access shall be taken from the alley. Bicycle parking shall be provided for all residential developments that exceed five (5) residential units. One-half (0.5) bicycle parking space is required per each dwelling unit. Spaces shall meet the requirements of RMC 4-4-080F.11.b, Bicycle Parking Standards. Compliance with this requirement would be verified at the time of formal land use application. 10. Access/Driveways: Access and driveway regulations can be found in RMC 4-4-080. Access for the project site would be taken from the Benson Rd S through an access easement across the abutting private property owned by Puget Sound Energy. The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Driveways shall not be closer than five feet (5') to any property line. Maximum driveway slopes shall not exceed 15 percent; provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000129 15 end with positive drainage discharge to restrict runoff entering the garage/residence or crossing any public sidewalk. If the grade exceeds 15%, a variance is required . Driveways exceeding 8% shall provide slotted drains at the lower end. Driveways shall not be closer than five feet (5’) to any property line except as allowed per RMC 4-4-080I.9, Joint Use Driveways. Access to the townhomes is proposed via a looped road using existing access easements and a proposed new road through the center of the parcels. The applicant would have to provide documentation (i.e. easement agreement(s)) of private access easements that are intended for use. Otherwise the proposal would need to be redesigned providing all on-site access to the units from a public street. The location of ingress and egress driveways shall be subject to approval. In accordance with RMC 4-7-150E.5 and CI-199, Alley access is the preferred street pattern for residential development. Alternatively, in accordance with RMC 4-6-060K, unit lot drives may be constructed to serve unit lot subdivisions. Each unit lot drive may serve up to nine (9) unit lots. Each unit lot drive shall be accessed by a public street. The applicant shall demonstrate compliance with access standards at the time of formal short plat application. Compliance with individual driveway and parking standards would be verified at the time of building permit review. 11. Urban Design Regulations: All new townhouse units in the RMF-2 zone would be subject to the Residential Design Standards outlined in RMC 4-2-115 for the R-14 zone in lieu of Urban Design District B regulations. See item 3 on Page 3 for more information. 12. Critical Areas: According to City of Renton (COR) Maps, the project site contains sensitive and protected slopes (grades between 25 and 90 percent) throughout. A 15-foot structure setback is required for protected slopes. In addition, protected slopes and their associated buffers shall be placed in a Native Growth Projection Area (tract). In addition, the site is also within a moderate and high landslide hazard area and high erosion hazard area. No other critical areas are mapped on the project site accordi ng to COR maps. A geotechnical study and report would be required at the time of formal land use application and should also be provided with the building permit submittal. In addition, pursuant to RMC 4-3-050F.6, the geotechnical report submitted with the application may be required to undergo independent secondary review by a qualified specialist selected by the City at the applicant’s expense. It is the applicant’s responsibility to ascertain whether any critical areas or environmental concerns are present on the subject property prior to site development work or building improvements. 13. Utility Systems: The Olympic gas pipeline runs east/west in the vicinity of this site. The Title Report, required with the Land Use Application, shall disclose if a pipeline easement affects this site. A note on the plat should disclose the proximity of Olympic gas pipeline to the site. 14. Environmental Review: The construction of more than nine (9) dwelling units on a project site is subject to Environmental (SEPA) Review in accordance with WAC 197-11-800 and RMC 4-9-070. 15. Site Plan Approval: Per RMC 4-9-200, site plan review is required for all development in the RMF-2 zone. The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project compatibility with the physical characteristics of a site and with the surrounding area. Site plan review ensures quality development consistent with City goals and policies. Site plan review analyzes elements including, but not limited to, site layout, building orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering, parking and loading facilities, and illumination to ensure compatibility with potential future development. Decisional criteria for site plan approval are itemized in RMC 4-9-200E.3. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000129 16 16. Permit Requirements: The proposed project would require Preliminary Plat Approval, Hearing Examiner Site Plan Review, and Environmental (SEPA) Review. All applications would be reviewed concurrently within an estimated time frame of 12 weeks. The 2026 application fees include $12,936 for Preliminary Plat, $4,538 for Site Plan Review, and $1,914 for Environmental (SEPA) Review. A 5% technology fee is also required. All fees are subject to change. Any modifications requested would require an additional $308 fee. 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 Site Plan Review, the Preliminary Plat, and Environmental Review Submittal Requirements checklists. Other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. A Final Plat application, and its associated fee, will be required following construction of the subdivision’s infrastructure. Building Permits – New construction will require building permits. If the project includes retaining walls, fences, or outdoor storage areas, separate permits may also be needed. Other Permits/Approvals – Additional permits may be required based on specific site improvements, such as sign permit, grading permits for significant site work, or right-of-way permits if street improvements are needed. 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. A preliminary short plat is a Type II Land Use Permit and thus requires a sign. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 19. Public Meeting: A neighborhood meeting, according to RMC 4-8-090, is required for: a. Preliminary plat applications; b. Planned urban development applications; and c. Projects estimated by the City to have a monetary value equal to or greater than ten million dollars ($10,000,000), unless waived by the Administrator. The intent of this meeting is to facilitate an informal discussion between the project developer and the neighbors regarding the project. The neighborhood meeting occurs after a pre -application meeting and before submittal of applicable permit applications. The public meeting shall be held within Renton city limits, at a location no further than two (2) miles from the project site. 20. Public Outreach Sign: Preliminary plats, Planned Urban Development (PUD) applications, and projects estimated by the City to have a monetary value equal to or greater than ten million dollars ($10,000,000), unless waived by the Administrator require the applicant to install a public outreach sign. Public outreach signs are intended to supplement information provided by public information signs by allowing an applicant to develop a personalized promotional message for the proposed development. The sign is also intended to provide the public with a better sense of proposed development by displaying a colored rendering of the project and other required or discretionary information that lends greater understanding of the project. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000129 17 21. 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 2025 impact fees are as follows: • A Fire impact fee of $579.41 per attached dwelling; • A transportation impact fee of $6,987.79 per townhome dwelling, ; • Renton School District Impact Fee assessed at $0 per new dwelling unit; and • Parks Impact Fee currently assessed at $2,531.21 per unit for multifamily projects containing 3-4 units, or $2,222.84 for multifamily projects containing 5 or more units.. A handout listing all of the City’s Development related fees is available for your review at https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=CityofRenton. 22. 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 Alex Morganroth, Principal Planner, at amorganroth@rentonwa.gov to submit prescreen materials and subsequent land use application. 23. Expiration: Upon approval, preliminary plat approval shall lapse unless a final 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 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 attempted in good faith to record the final plat within the five (5) year period. It is the responsibility of the applicant to monitor the expiration date. 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