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HomeMy WebLinkAboutPRE26-000136 Meeting Summary_Chua Jones Ave Townhomes CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000136 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 14, 2026 TO: Pre-Application File No. PRE26-000136 FROM: Ashley Wragge, 425-430-7314, awragge@rentonwa.gov SUBJECT: Chua Jones Ave Townhomes 2025 Jones Ave NE (APN 3344500140) 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 Developmen t Regulations are available online at https://www.codepublishing.com/WA/Renton. Project Proposal: The subject property is located at 2025 Jones Ave NE (APN 3344500140). The site is a midblock corner lot with street frontage along Jones Ave NE and adjacent to a flag lot driveway. The project site totals 14,501 square feet (0.33 acres) in area and is currently developed with a single family home, a detached garage, and a shed. The site has a Comprehensive Plan Land Use Designation of Residential Low Density (RLD), is located in the Kennydale Community Planning Area, and in the Residenti al-4 (R-4) zoning district. The applicant is proposing to demolish the existing structures and construct four (4) units, two (2) duplexes that are attached in order to make four (4) connected units, as a middle housing development. All units are proposed to access the property from Jones Ave NE with one driveway. According to the City of Renton (COR) Maps, the project site is within the Wellhead Protection Area, Zone 1, and sensitive slopes (>15% & <= 25%) are on site. Current Use: The site is currently developed with a 1,790 square foot single family home built in 1942 and two accessory structures. 1. Zoning /Land Use Designation, and Overlays: The subject property is located within the Residential-4 (R-4) zoning classification and the Residential Low Density (RLD) land use designation. The Residential-4 (R-4) Zone applies to lands suitable for low-density residential uses and provides transition between rural designation zones and higher intensity residential zones. To expand the variety of housing options, the R -4 Zone allows for both single-family development and middle housing. Chua Jones Ave Townhomes Page 2 of 9 May 14, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000136 2. Development Standards The project would be subject to RMC 4-2-110F, “Development Standards for Middle Housing” effective at the time of complete application (noted as “Middle Housing” standards herein). Middle housing developments shall comply with the standards applicable to single-family development, pursuant to RMC 4-2-110A, “Development Standards for Residential Low Density and Medium Density Zones – Primary Structures.” Density – For all zones in which middle housing is applicable, lots are allowed up to four units. Lots located within a quarter of a mile walking distance of a Major Transit Stop are allowed up to six units. The applicant would be required to demonstrate compliance with middle housing development standards at the time of formal application. Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-4 zone is 9,000 square feet. A minimum lot width of 70 feet is required for interior lots and 80 feet for corner lots. A lot depth of 100 feet is required. The lots appear to comply with minimum lot size, width and depth of the R-4 zone. Submitted plans would need to show compliance with the required lot size and dimensional standards in the application. Building Standards – The R-4 zone allows a maximum building coverage of 35% of the lot area and a maximum impervious surface of 50%. 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. Building height would be verified at the time of buildi ng 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 the R-4 zone are 30 feet for the front yard, 25 feet for the rear yards, secondary front yard for corner lots would be required to have a 30-foot setback, and interior side yards are required to have a combined 20-foot setback with not less than 7.5 feet on either side. The preliminary site plan depicts noncompliant setback. Compliance with the maximum setback requirements for the proposed residences would be verified at the time of formal building permit application. Middle Housing Typologies – a) duplexes; b) triplexes; c) fourplexes; d) stacked flats; e) townhouses; and f) courtyard apartments. Maximum Number of Units per Building – A maximum of four (4) attached dwelling units is allowed per building. 3. Residential Design and Open Space Standards: Middle housing developments shall comply with the design standards applicable to single -family development, pursuant to RMC 4-2-115, “Residential Design and Open Space Standards.” Residential design review and the requirements related to garages, entries, modulation, windows/doors, scale, bulk, and character, roof forms, eaves, architectural detailing, and materials/color would be reviewed as part of the Building Permit Review. Chua Jones Ave Townhomes Page 3 of 9 May 14, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000136 In addition, middle housing developments shall comply with the following standards : Entries – All ground-related dwelling units fronting a street and/or common open space shall provide a covered porch with a minimum depth of five feet (5'). Dwelling units that are accessed entirely from an internal common corridor are exempt from this requirement provided the shared entry features a covered porch with a minimum depth of five feet (5'). Pedestrian Access – A paved pedestrian connection at least three feet (3') wide is required between each middle housing building and the sidewalk (or the street if there is no sidewalk). Driveways may be used to meet this requirement. 4. Landscaping: With the exception of critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6- 060, Street Standards. Street trees and, at a minimum, groundcover are to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right- of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect or other certified professional. 5. Significant Tree Retention: When significant trees (greater than 6-inch caliper or 8- caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, properties subject to an active land development permit shall comply with minimum tree credit retention requirements of a minimum of 30 credits per net acre. Tree credits encourage re tention of existing significant trees with larger trees being worth more tree credits. Chua Jones Ave Townhomes Page 4 of 9 May 14, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000136 TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 13 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non -native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-130H1e can be met. Chua Jones Ave Townhomes Page 5 of 9 May 14, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000136 Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree retention plan and tree retention worksheet, prepared by an arborist or landscape architect, would be reviewed at the time of building permit application. 6. Screening: Screening is required for all surfaces-mounted and rooftop utility and mechanical equipment as per RMC 4-4-095, Screening and Storage Height/Location Limitations. The proposal should include elevations and details of the methods used for screening any equipment if applicable. Screening measures should address visual impact reduction for areas where vehicles or contractor equipment may be stored. Compliance with screening requirements would be verified during the formal land use review process. 7. Fences/Retaining Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan and grading plan with top of the wall and bottom of wall elevations. A fence and/or wall detail should also be included on the plan. A retaining wall that is four (4) feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. The maximum height of any fence or retaining wall is 72-inches subject to further height limitations in setbacks and clear vision areas noted in RMC 4-4-040. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. No fences or retaining walls were shown on the submitted materials. 8. Access/Driveways/ Parking: Middle housing developments shall comply with all driveway and parking design standards applicable to single-family development, pursuant to RMC 4-4-080, Parking, Loading and Driveway Regulations. Along the street frontage, the maximum width of single-loaded garage driveways shall not exceed nine feet (9'), and the maximum width of double -loaded garage driveways shall not exceed sixteen feet (16'). Within the property boundary, the driveway may expand beyond the maximum allowed width; provided, that the maximum driveway angle is met in conformance with subsection I5 of this Section, and the driveway width does not exceed forty percent (40%) of the street frontage. There shall be no more than one (1) driveway for each one hundred sixty-five feet (165') of street frontage serving any one (1) property or among properties under unified ownership or control . Middle housing developments are subject to the following parking regulations: Lots 6,000 sq. ft. or Less Lots greater than 6,000 sq. ft. Lots located within 1/2 mile walking distance of a Major Transit Stop A minimum of 1.0 per dwelling unit. A minimum of 2.0 per dwelling unit. No off-street parking required. Developers that provide off-street parking spaces, when not required by this subsection, are eligible for Chua Jones Ave Townhomes Page 6 of 9 May 14, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000136 Lots 6,000 sq. ft. or Less Lots greater than 6,000 sq. ft. Lots located within 1/2 mile walking distance of a Major Transit Stop parking incentives pursuant to Parking Incentives for Middle Housing Development Located Within One-Half (1/2) Mile Walking Distance of a Major Transit Stop. Parking Incentives for Middle Housing Development Located Within One -Half (1/2) Mile Walking Distance1 of a Major Transit Stop: Middle housing developments that provide off - street parking spaces as shown in the following table, when not otherwise required by this subsection, are eligible for the following parking incentives, provided the increase is feasible and consistent with the Surface Water Design Manual. For each increase in number of parking spaces provided, the applicant is eligible for an additional parking incentive. For example, applicants that provide a minimum of 2.0 parking spaces per dwelling unit are eligible for the incentives below. Number of Off-Street Parking Stalls Provided Incentives A minimum of 1.0 per dwelling unit. 10% Increase in Maximum Impervious Surface Area permitted by the subject zone, pursuant to RMC 4-2-110A; and A minimum of 2.0 per dwelling unit. 5% Increase in Maximum Building Coverage permitted by the subject zone, pursuant to RMC 4-2-110A. The proposed driveway does not meet the driveway standards. Compliance with the driveway and parking standards would be verified at the time of building permit review. 9. Unit Lot Subdivision: The creation of unit lots for townhomes and middle housing developments establish review of development standards to the site as a whole rather than to individual unit lots per RMC 4-7-090, Unit Lot Subdivision. Unit lot subdivisions are intended for new middle housing in the R-8 zone. The whole parent site must comply with all development standards as though it were a standalone lot. The following standards and exceptions apply for townhomes and middle housing: Access – The parent site must have direct vehicular access to a public street and each unit lot must have direct vehicular access to either a public street or a unit lot drive, in conformance with RMC 4-6-060K, Unit Lot Drives. Each unit lot drive shall be accessed 1 The lot’s proximity to a major transit stop, measured by walking distance, shall determine parking requirements for middle housing and ADUs. The distance is measured through the creation of a walkshed, which represents the collective spatial area within a defined walking distance from major transit stops (e.g., one quarter (1/4) mile or one half (1/2) mile). Geospatial tools incorporating major transit stop locations and mapped pedestrian networks are used to approximate and map the walkshed boundary. Lots that partially intersect or partially fall within the walkshed shall be treated as entirely within. Chua Jones Ave Townhomes Page 7 of 9 May 14, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000136 by a public street. The paved roadway shall be a minimum of sixteen feet (16') wide; the Fire Department may require the paved roadway to be up to twenty feet (20') wide. Except for points of ingress/egress, curb shall be installed along the perimeter of t he roadway. There shall be an eight foot (8') wide landscaping strip between the curb and a five foot (5') wide sidewalk along one side of the unit lot drive. Exceptions – Individual unit lots created for townhomes and middle housing are exempt from the following standards of RMC 4-2-110A, Development Standards for Residential Zoning Designations (Primary and Attached Accessory Structures): maximum net density, minimum lot size, minimum lot width, minimum lot depth, yard setbacks, maximum building coverage, and maximum impervious surface area. Townhomes are exempt from the following landscaping criteria: street frontage landscaping, street trees and landscaping within the Right of Way (ROW) on public streets, and front yard trees required when street trees are not located within the ROW. The number of parking spaces required for attached dwellings may be averaged and dispersed among unit lots or within the parent site. Primary access for individual unit lots may be from a public alley. Middle housing developments are exempt from the following landscaping criteria: front yard trees required when street trees are not located within the ROW . The number of parking spaces required may be averaged and dispersed among unit lots or within the parent site. Vehicle access is only required for the parent site and not individual unit lots. Primary access for individual unit lots may be from a public alley. Please refer to RMC 4-7-090F, Unit Lot Subdivision Requirements for more specific requirements. 10. Critical Areas: According to the City of Renton (COR) Maps, the site is within Wellhead Protection Area Zone 2 and has sensitive slopes (>15% & <= 25%). Due to the presence of geological hazards, a geotechnical study may be required at the time of building permit application. The study shall specifically address if the proposal will not increase the threat of the geological hazard to adjacent or abutting properties beyond pre-development conditions; and the proposal will not adversely impact other critical areas; and the development can be safely accommodated on the site. It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal land use application. 11. Environmental Review: The proposed development would be categorically exempt from SEPA review if the proposal contains less than nine (9) multifamily residential dwelling units in accordance with RMC 4-9-070 and WAC 197-11-800. If the application proposal contains more than nine (9) multifamily residential dwelling units, an environmental checklist must be submitted with the land use application. An environmental determination will be made by the Renton Environmental Review Committee. 12. Permit Requirements: If the proposal includes a Unit Lot Subdivisions of nine (9) or fewer unit lots, it would be processed as a preliminary short plat with approval at the administrative level. More information on the short plat process can be found at RMC 4- 7-070. The land use review would include public notice and a two-week (14 day) public comment period. Once a complete application is submitted and all fees are paid, a decision can be made in approximately eight (8) weeks. The 2026 application fee for a preliminary short plat is $6,462.00, and the 2026 fee for a final short plat is $3,231.00. A 5% technology fee would also be assessed at the time of land use application. Any modifications requested would incur an additional $308 fee. All fees are subject to Chua Jones Ave Townhomes Page 8 of 9 May 14, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000136 change. Detailed information regarding the land use application submittal can be found on the City’s Permit Center website. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. Building Permits – A building permit must be obtained to build buildings and structures. A Construction Permit must be obtained to install utility lines, transportation improvements and undertake work in City rights-of-ways. Building and Construction Permits are separate permits. 13. 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. 14. Public Information Sign: Public Information Signs are required for all Type II Land Use Permits, including preliminary short plats. 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. 15. Impact Fees: In addition to the applicable building and construction fees, impact fees would be required. Fees change periodically and the fees in effect at the time of building permit issuance would apply. For informational purposes, the 2026 impact fees are as follows: • Fire Impact Fees are currently assessed at: o $1,099.68 per dwelling unit for multi-family residential buildings; • Transportation Impact Fees are currently assessed at $6,987.79 per townhouse; • Renton School District Impact Fees are currently not being assessed. • Parks Impact Fees are currently assessed at: o $2,659.70 per dwelling unit for multi-family building with two units; o $2,531.21 per dwelling unit for multi-family buildings with three or four units; A handout listing all of the City’s Development related fees is available for your review at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=City ofRenton. 16. Next Steps: For a Unit Lot Subdivision, the applicant shall have the complete set of materials pre-screened prior to submitting the complete application package. Please contact Ashley Wragge, Assistant Planner, at 425-430-7314 or awragge@rentonwa.gov to submit prescreen materials and subsequent land use application . When the formal building application materials are complete, the applicant shall contact the Permit Center at permittech@rentonwa.gov in order to apply. Chua Jones Ave Townhomes Page 9 of 9 May 14, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000136 17. Expiration: Upon approval, the Short Plat is valid for five (5) years with a possible one- year extension (RMC 4-7-070M). Building permits expire 18 months from issuance date. Extensions for building permits are up to the discretion of the Building Official. Extensions must be applied for prior to the permit expiring. For permits that have expired, a new permit must be obtained and new fees paid. It is the applicant’s responsibility to monitor the expiration dates. M E M O R A N D U M DATE: May 5, 2026 TO: Ashley Wragge, Assistant Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Jones 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. Fire flow may be reduced to 2,000 gpm with approved fire sprinkler systems. This would also reduce the required fire hydrants down from three to two and eliminate the required on-site looped water mains. It appears there are two existing fire hydrants within 300 feet. There does not appear to be any existing fire hydrants within 150 feet so one new fire hydrant shall be installed. 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 adequate from the existing city streets. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 12th, 2026 TO: Ashley Wragge, Planner FROM: Huy Huynh, Civil Plan Reviewer SUBJECT: Jones Townhomes 2025 Jones Ave NE PRE26-000136 I have reviewed the application for the Error! Reference source not found. at Error! Reference source not found. (APN(‘s) 3344500140) and have the following comments: EXISTING CONDITIONS The site is approximately 0.33 acres in size and is rectangular in shape. There is an existing single family residence on the property. Water Water service is provided by the City of Renton. The site is in the Highlands service area in the 435 hydraulic pressure zone. There is an existing 8-inch City water main located in Jones Ave NE (see Water plan no. W-074601) that can deliver a maximum total flow capacity of 2,000 gallons per minute (gpm). The approximate static water pressure is 69 psi at the elevation of 274 feet. The site is located in Aquifer Protection Area Zone 1. There is an existing ¾-inch water service and meter serving the property (see facility ID LAT-012716 & MTR-013345 respectively) There are two existing fire hydrants within 300-feet of the development: - HYD-NE-00096 - HYD-NE-01167 Sewer Wastewater service is provided by the City of Renton. There is an existing 8-inch concrete gravity wastewater main located in Jones Ave NE (see City plan no. S-035002). Storm There is an existing stormwater main located in Jones Ave NE (see city plan no. R-191902) Runoff from the existing site includes one single family residence where no stormwater infrastructure currently exists on-site. The site slope gently from the South West to North East. Jones Townhomes at 2025 Jones Ave NE (PRE26-000136) Error! Reference source not found. – PRE26-000136 Page 2 of 6 Streets The proposed development fronts Jones Ave NE to the east, which classified as a Residential Street with an existing right of way (ROW) width of 60 as measured using the King County Assessor’s Map. There are no existing frontage improvements along the street frontage of Jones Ave NE. The project is bordered by private properties to the South, West and East. CODE REQUIREMENTS WATER 1. Based on the review of the project information submitted for the pre-application meeting, to provide a domestic and fire protection service to the development, developer constructed improvements will include but are not limited to the items that follow: a. The preliminary fire flow requirements is 3,000 GPM and may be reduced to 2,000 GPM with approved fire sprinkler systems. If sprinkler system is installed, a looped watermain would not be required and only one fire hydrant would need to be added within 150 feet of the new development. b. Installation of a “Storz” adapter on the existing fire hydrants if they are not already equipped with one. c. The sizing of the proposed water meters shall be in accordance with the most recent edition of the Uniform Plumbing Code. Installation of the service and water meters shall be done by City Forces per COR Std Plan 320.1. Water Meters will not be located within driveways. d. Installation of a separate water service (minimum 1-inch) and meter for each new townhome e. Installation of the proposed water services and fire hydrant lateral shall be within a common trench. f. A double check valve assembly (DCVA) shall be installed behind the meter on private property per City Standards if the building are 3 stories or more or if a fire sprinkler system will be installed. g. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable per COR Std Plan 340.8. h. Cut and cap of existing ¾” water service at main by City Forces. 2. Extension of on-site water mains within the new interior paved access road. The sizing of the water main shall be minimum 8-inch diameter, which can provide a maximum flow rate limited to 1,250 gpm. The water main extension shall extend to the West limits of the paved access road and connect into the existing 8” DI water main within Jones Ave NE with utility easement to be provided to the city. A fire hydrant at the dead-end of the new 8” main is required for installation, which would fulfill the requirement of a fire hydrant within 150 feet of each new building. A 15-foot utility easement will be required for any water main and for related appurtenances that are not located within the public ROW. 3. A conceptual utility plan will be required as part of the land use application for the subject development. 4. The development is subject to applicable water system development charges and meter installation fees based on the size of the water meters. a. Water system development charges for each proposed 1-inch domestic water service is $5,025.00 per meter. This is payable at construction permit issuance. Error! Reference source not found. – PRE26-000136 Page 3 of 6 b. Water service installation charges for each proposed 1-inch water service is $2,875.00 per meter. This is payable at construction permit issuance. c. Drop-in meter fee is $460.00 per meter. This is payable at issuance of the building permit. d. A credit will be applied to the existing service if abandoned e. The full fee scheduled can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityo fRenton SEWER 1. Proposed sewer main improvements are required to be shown on the engineering plans submitted with the Civil Construction Permit Application. Civil plans for the sewer main improvements will be required and must be prepared by a registered professional engineer in the State of Washington. a. Individual sewer stubs from the sewer main are required for each building and individual side sewers are required for each unit. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. b. The existing stub serving the property can be reused if gravity and connection configuration are allowed for connection. 2. A conceptual utility plan will be required as part of the land use application for the subject development. 3. The development is subject to applicable wastewater system development charges based on the size of the new domestic water to serve the project. a. SDC fee for a 1-inch meter is $4,025 per meter. This is payable at construction permit issuance. b. The project is within the NE 20th St and Jones Ave NE Special Assessment District a. Property is within West Kennydale Area charge (92-04). Property has paid for 1 unit. Property would owe for 3 additional units at $1,050 each ($525 pluys interest maxed at $1,050). b. Property is within NE 20th and Jones Charge (84-02). Property has paid the charge based upon the required square footage of the property. No additional charge is due under assessment 84-02. c. Final determination of applicable fee will be made after the water meter size has been determined. d. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11438465&dbid=0&repo=Cit yofRenton 4. The development may be subject the King County Wastewater Treatment Division Capacity Charge. Information about the charge including rates may be found here: https://kingcounty.gov/en/dept/dnrp/waste-services/wastewater-treatment/sewer-system- services/capacity-charge/about 5. SURFACE WATER Error! Reference source not found. – PRE26-000136 Page 4 of 6 1. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the Flow Control Duration Standard area matching Forested Site Conditions. The site falls within the East Lake Washington - Renton Drainage Basin. 2. The project is located within the Aquifer Protection Area Zone 1 Modified, where stormwater open conveyance systems, such as ditches and channels, and water quality facilities may require a liner per section 6.2.4 and 1.2.4.3 of the 2022 RSWDM. 3. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details are available online in the City of Renton website https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton 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. 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. 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 applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 6. 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. 7. Erosion control measures to meet the City requirements shall be provided. 8. The development falls within the R-4 zone which has a maximum impervious surface area of 50% per lot, and maximum building coverage of 35% per lot. 9. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance. • The current SDC fee for the new Townhomes is charged per square foot of new impervious surface at $0.94 per square foot, but not less than $2,350. • Credit will be given if the existing home is demoed. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11438465&dbid=0&repo=CityofRenton TRANSPORTATION 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. Error! Reference source not found. – PRE26-000136 Page 5 of 6 a. The proposed project fronts Jones Ave NE along the East property line. Jones Ave NE is classified as a residential access street with an existing right-of-way (ROW) width of approximately 60 according to the King County Assessor Map. To meet the City’s complete street standards for Residential Access streets, a minimum ROW width of 60 ft is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a 32 foot paved road (16 feet each side), a 0.5 foot curb, an 8 foot planting strip, a 5 foot sidewalk and 0.5 foot clear space behind walk. Pending a field survey, dedication is not anticipated. 2. A shared driveway is allowed for access up to 4 lots provided at least one of the four lots abuts a public right-of-way with at least fifty linear feet of frontage and the subject lots are not created by a subdivision of ten or more lots. Refer to the shared 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. 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. 4. Undergrounding of all existing utilities is required on all frontages per RMC 4-6-090. 5. Streetlighting improvement is not required for projects consisting of more than two (2) to four (4) units. 6. Refer to City code 4-4-080 regarding driveway regulations: a. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2. b. 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. c. 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. Driveways shall not be closer than 5-feet to any property line. 7. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 8. 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 townhome. b. A credit will be applied if the existing house is demoed. c. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11438465&dbid=0&repo=CityofRenton GENERAL COMMENTS 1. 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. Error! Reference source not found. – PRE26-000136 Page 6 of 6 b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 2. All construction utility 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. 3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 4. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 5. Fees quoted in this document reflect the fees applicable in the year 2016 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000136 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 14, 2026 TO: Pre-Application File No. PRE26-000136 FROM: Ashley Wragge, 425-430-7314, awragge@rentonwa.gov SUBJECT: Chua Jones Ave Townhomes 2025 Jones Ave NE (APN 3344500140) 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 Developmen t Regulations are available online at https://www.codepublishing.com/WA/Renton. Project Proposal: The subject property is located at 2025 Jones Ave NE (APN 3344500140). The site is a midblock corner lot with street frontage along Jones Ave NE and adjacent to a flag lot driveway. The project site totals 14,501 square feet (0.33 acres) in area and is currently developed with a single family home, a detached garage, and a shed. The site has a Comprehensive Plan Land Use Designation of Residential Low Density (RLD), is located in the Kennydale Community Planning Area, and in the Residenti al-4 (R-4) zoning district. The applicant is proposing to demolish the existing structures and construct four (4) units, two (2) duplexes that are attached in order to make four (4) connected units, as a middle housing development. All units are proposed to access the property from Jones Ave NE with one driveway. According to the City of Renton (COR) Maps, the project site is within the Well 5A Wellhead Protection Area, Zone 1 Modified, and regulated slopes (>15% & <= 25%) are on site. Current Use: The site is currently developed with a 1,790 square foot single family home built in 1942 and two accessory structures. 1. Zoning /Land Use Designation, and Overlays: The subject property is located within the Residential-4 (R-4) zoning classification and the Residential Low Density (RLD) land use designation. The Residential-4 (R-4) Zone applies to lands suitable for low-density residential uses and provides transition between rural designation zones and higher Chua Jones Ave Townhomes Page 2 of 9 May 14, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000136 intensity residential zones. To expand the variety of housing options, the R -4 Zone allows for both single-family development and middle housing. 2. Development Standards The project would be subject to RMC 4-2-110F, “Development Standards for Middle Housing” effective at the time of complete application (noted as “Middle Housing” standards herein). Middle housing developments shall comply with the standards applicable to single-family development, pursuant to RMC 4-2-110A, “Development Standards for Residential Low Density and Medium Density Zones – Primary Structures.” Density – For all zones in which middle housing is applicable, lots are allowed up to four units. Lots located within a quarter of a mile walking distance of a Major Transit Stop are allowed up to six units. The applicant would be required to demonstrate compliance with middle housing development standards at the time of formal application. Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-4 zone is 9,000 square feet. A minimum lot width of 70 feet is required for interior lots and 80 feet for corner lots. A lot depth of 100 feet is required. The lots appear to comply with minimum lot size, width and depth of the R-4 zone. Submitted plans would need to show compliance with the required lot size and dimensional standards in the application. Building Standards – The R-4 zone allows a maximum building coverage of 35% of the lot area and a maximum impervious surface of 50%. 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. Building height would be verified at the time of 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 the R-4 zone are 30 feet for the front yard, 25 feet for the rear yards, secondary front yard for corner lots would be required to have a 30-foot setback, and interior side yards are required to have a combined 20-foot setback with not less than 7.5 feet on either side. The preliminary site plan depicts noncompliant setback. Compliance with the maximum setback requirements for the proposed residences would be verified at the time of formal building permit application. Middle Housing Typologies – a) duplexes; b) triplexes; c) fourplexes; d) stacked flats; e) townhouses; and f) courtyard apartments. Maximum Number of Units per Building – A maximum of four (4) attached dwelling units is allowed per building. 3. Residential Design and Open Space Standards: Middle housing developments shall comply with the design standards applicable to single -family development, pursuant to RMC 4-2-115, “Residential Design and Open Space Standards.” Residential design Chua Jones Ave Townhomes Page 3 of 9 May 14, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000136 review and the requirements related to garages, entries, modulation, windows/doors, scale, bulk, and character, roof forms, eaves, architectural detailing, and materials/color would be reviewed as part of the Building Permit Review. In addition, middle housing developments shall comply with the following standards : Entries – All ground-related dwelling units fronting a street and/or common open space shall provide a covered porch with a minimum depth of five feet (5'). Dwelling units that are accessed entirely from an internal common corridor are exempt from this requirement provided the shared entry features a covered porch with a minimum depth of five feet (5'). Pedestrian Access – A paved pedestrian connection at least three feet (3') wide is required between each middle housing building and the sidewalk (or the street if there is no sidewalk). Driveways may be used to meet this requirement. 4. Landscaping: With the exception of critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6- 060, Street Standards. Street trees and, at a minimum, groundcover are to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right- of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect or other certified professional. 5. Significant Tree Retention: When significant trees (greater than 6-inch caliper or 8- caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, properties subject to an active land development permit shall comply with minimum tree credit retention Chua Jones Ave Townhomes Page 4 of 9 May 14, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000136 requirements of a minimum of 30 credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 13 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non -native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. Chua Jones Ave Townhomes Page 5 of 9 May 14, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000136 The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-130H1e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree retention plan and tree retention worksheet, prepared by an arborist or landscape architect, would be reviewed at the time of building permit application. 6. Screening: Screening is required for all surfaces-mounted and rooftop utility and mechanical equipment as per RMC 4-4-095, Screening and Storage Height/Location Limitations. The proposal should include elevations and details of the methods used for screening any equipment if applicable. Screening measures should address visual impact reduction for areas where vehicles or contractor equipment may be stored. Compliance with screening requirements would be verified during the formal land use review process. 7. Fences/Retaining Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan and grading plan with top of the wall and bottom of wall elevations. A fence and/or wall detail should also be included on the plan. A retaining wall that is four (4) feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. The maximum height of any fence or retaining wall is 72-inches subject to further height limitations in setbacks and clear vision areas noted in RMC 4-4-040. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. No fences or retaining walls were shown on the submitted materials. 8. Access/Driveways/Parking: Middle housing developments shall comply with all driveway and parking design standards applicable to single-family development, pursuant to RMC 4-4-080, Parking, Loading and Driveway Regulations. Along the street frontage, the maximum width of single -loaded garage driveways shall not exceed nine feet (9'), and the maximum width of double -loaded garage driveways shall not exceed sixteen feet (16'). Within the property boundary, the driveway may expand beyond the maximum allowed width; provided, that the maximum driveway angle is met in conformance with subsection I5 of this Section, and the driveway width does not exceed forty percent (40%) of the street frontage. There shall be no more than one (1) driveway for each one hundred sixty-five feet (165') of street frontage serving any one (1) property or among properties under unified ownership or control . Middle housing developments are subject to the following parking regulations: Chua Jones Ave Townhomes Page 6 of 9 May 14, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000136 Lots 6,000 sq. ft. or Less Lots greater than 6,000 sq. ft. Lots located within 1/2 mile walking distance of a Major Transit Stop A minimum of 1.0 per dwelling unit. A minimum of 2.0 per dwelling unit. No off-street parking required. Developers that provide off-street parking spaces, when not required by this subsection, are eligible for parking incentives pursuant to Parking Incentives for Middle Housing Development Located Within One-Half (1/2) Mile Walking Distance of a Major Transit Stop. Parking Incentives for Middle Housing Development Located Within One-Half (1/2) Mile Walking Distance1 of a Major Transit Stop: Middle housing developments that provide off - street parking spaces as shown in the following table, when not otherwise required by this subsection, are eligible for the following parking incentives, provided the increase is feasible and consistent with the Surface Water Design Manual. For each increase in number of parking spaces provided, the applicant is eligible for an additional parkin g incentive. For example, applicants that provide a minimum of 2.0 parking spaces per dwelling unit are eligible for the incentives below. Number of Off-Street Parking Stalls Provided Incentives A minimum of 1.0 per dwelling unit. 10% Increase in Maximum Impervious Surface Area permitted by the subject zone, pursuant to RMC 4-2-110A; and A minimum of 2.0 per dwelling unit. 5% Increase in Maximum Building Coverage permitted by the subject zone, pursuant to RMC 4-2-110A. The proposed driveway does not meet the driveway standards. Compliance with the driveway and parking standards would be verified at the time of building permit review. 9. Unit Lot Subdivision: The creation of unit lots for townhomes and middle housing developments establish review of development standards to the site as a whole rather than to individual unit lots per RMC 4-7-090, Unit Lot Subdivision. Unit lot subdivisions are intended for new middle housing in the R-8 zone. The whole parent site must comply with all development standards as though it were a standalone lot. The following standards and exceptions apply for townhomes and middle housing: 1 The lot’s proximity to a major transit stop, measured by walking distance, shall determine parking requirements for middle housing and ADUs. The distance is measured through the creation of a walkshed, which represents the collective spatial area within a defined walking distance from major transit stops (e.g., one quarter (1/4) mile or one half (1/2) mile). Geospatial tools incorporating major transit stop locations and mapped pedestrian networks are used to approximate and map the walkshed boundary. Lots that partially intersect or partially fall within the walkshed shall be treated as entirely within. Chua Jones Ave Townhomes Page 7 of 9 May 14, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000136 Access – The parent site must have direct vehicular access to a public street and each unit lot must have direct vehicular access to either a public street or a unit lot drive, in conformance with RMC 4-6-060K, Unit Lot Drives. Each unit lot drive shall be accessed by a public street. The paved roadway shall be a minimum of sixteen feet (16') wide; the Fire Department may require the paved roadway to be up to twenty feet (20') wide. Except for points of ingress/egress, curb shall be installed along the perimeter of the roadway. There shall be an eight foot (8') wide landscaping strip between the curb and a five foot (5') wide sidewalk along one side of the unit lot drive. Exceptions – Individual unit lots created for townhomes and middle housing are exempt from the following standards of RMC 4-2-110A, Development Standards for Residential Zoning Designations (Primary and Attached Accessory Structures): maximum net density, minimum lot size, minimum lot width, minimum lot depth, yard setbacks, maximum building coverage, and maximum impervious surface area. Townhomes are exempt from the following landscaping criteria: street frontage landscaping, street trees and landscaping within the Right of Way (ROW) on public streets, and front yard trees required when street trees are not located within the ROW. The number of parking spaces required for attached dwellings may be averaged and dispersed among unit lots or within the parent site. Primary access for individual unit lots may be from a public alley. Middle housing developments are exempt from the following landscaping criteria: front yard trees required when street trees are not located within the ROW . The number of parking spaces required may be averaged and dispersed among unit lots or within the parent site. Vehicle access is only required for the parent site and not individual unit lots. Primary access for individual unit lots may be from a public alley. Please refer to RMC 4-7-090F, Unit Lot Subdivision Requirements for more specific requirements. 10. Critical Areas: According to the City of Renton (COR) Maps, the site is within Well 5A Wellhead Protection Area Zone 1 Modified and has regulated slopes (>15% & <= 25%). Due to the presence of geological hazards, a geotechnical study may be required at the time of building permit application. The study shall specifically address if the proposal will not increase the threat of the geological hazard to adjacent or abutting properties beyond pre-development conditions; and the proposal will not adversely impact other critical areas; and the development can be safely accommodated on the site. It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal land use application. 11. Environmental Review: The proposed development would be categorically exempt from SEPA review if the proposal contains less than nine (9) multifamily residential dwelling units in accordance with RMC 4-9-070 and WAC 197-11-800. If the application proposal contains more than nine (9) multifamily residential dwelling units, an environmental checklist must be submitted with the land use application. An environmental determination will be made by the Renton Environmental Review Committee. 12. Permit Requirements: If the proposal includes a Unit Lot Subdivisions of nine (9) or fewer unit lots, it would be processed as a preliminary short plat with approval at the administrative level. More information on the short plat process can be found at RMC 4- 7-070. The land use review would include public notice and a two-week (14 day) public comment period. Once a complete application is submitted and all fees are paid, a decision can be made in approximately eight (8) weeks. The 2026 application fee for a Chua Jones Ave Townhomes Page 8 of 9 May 14, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000136 preliminary short plat is $6,462.00, and the 2026 fee for a final short plat is $3,231.00. A 5% technology fee would also be assessed at the time of land use application. Any modifications requested would incur an additional $308 fee. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s Permit Center website. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. Building Permits – A building permit must be obtained to build buildings and structures. A Construction Permit must be obtained to install utility lines, transportation improvements and undertake work in City rights-of-ways. Building and Construction Permits are separate permits. 13. 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. 14. Public Information Sign: Public Information Signs are required for all Type II Land Use Permits, including preliminary short plats. 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. 15. Impact Fees: In addition to the applicable building and construction fees, impact fees would be required. Fees change periodically and the fees in effect at the time of building permit issuance would apply. For informational purposes, the 2026 impact fees are as follows: • Fire Impact Fees are currently assessed at: o $1,099.68 per dwelling unit for multi-family residential buildings; • Transportation Impact Fees are currently assessed at $6,987.79 per townhouse; • Renton School District Impact Fees are currently not being assessed. • Parks Impact Fees are currently assessed at: o $2,659.70 per dwelling unit for multi-family building with two units; o $2,531.21 per dwelling unit for multi-family buildings with three or four units; A handout listing all of the City’s Development related fees is available for your review at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=City ofRenton. 16. Next Steps: For a Unit Lot Subdivision, the applicant shall have the complete set of materials pre-screened prior to submitting the complete application package. Please contact Ashley Wragge, Assistant Planner, at 425-430-7314 or awragge@rentonwa.gov to submit prescreen materials and subsequent land use application . When the formal Chua Jones Ave Townhomes Page 9 of 9 May 14, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000136 building application materials are complete, the applicant shall contact the Permit Center at permittech@rentonwa.gov in order to apply. 17. Expiration: Upon approval, the Short Plat is valid for five (5) years with a possible one- year extension (RMC 4-7-070M). Building permits expire 18 months from issuance date. Extensions for building permits are up to the discretion of the Building Official. Extensions must be applied for prior to the permit expiring. For permits that have expired, a new permit must be obtained and new fees paid. It is the applicant’s responsibility to monitor the expiration dates.