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HomeMy WebLinkAboutC_Staff_Comments_PRE26-000177_260618DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov PREAPPLICATION MEETING FOR Castañeda Residence (APN 3340401131) PRE 26-000177 July 18, 2026 Contact Information: Planner: Mariah Kerrihard, 425-430-7238, mkerrihard@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 Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies to engineers, architects, and contractors who will work on the project. You will need to submit an PDF copy of this packet when you apply for land use and/or environmental permits. When the project application is ready for submittal, you may email the project planner to start the prescreen process. Similarly, you may contact the assigned planner if there are any questions regarding submittal requirements. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 18th, 2026 June 20, 2011 TO: Mariah Kerrihard, Associate Planner FROM: Heather Bray, Civil Plan Reviewer SUBJECT: Castañeda SFR PRE25-000314 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official city decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located KC Parcel #334040-1131. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. EXISTING CONDITIONS The site is approximately 0.38 acres in size and is irregular in shape. The site is currently undeveloped with one accessory structure associated with 1717 Lake Ave S. Water Water service is provided by the City of Renton. The site is in the West Talbot Hill service area in the 300 hydraulic pressure zone. There is an existing 8-inch City water main located in Lake Ave S (see Water plan no. W-319804) that can deliver a maximum total flow capacity of 2,200 gallons per minute (gpm). The approximate static water pressure is 92 psi at ground elevation of 88 feet. The site is located outside of the Wellhead Protection Area Zone. Sewer Wastewater service is provided by the City of Renton. There is an existing 8-inch concrete gravity wastewater main located in Lake Ave S (see City plan no. S-00220B). There is also a private 6-inch sewer stub going into the property on the east side of the site. Storm There is an existing 8-inch stormwater main in Lake Ave S (see City plan no. D-212401). The existing property does not contain stormwater facilities. Based on the current site topography, the site appears to drain stormwater run-off towards the west property line. Streets Lake Ave S is a Residential Access Street with an existing right of way (ROW) width of 60.0- ft as measured using the King County Assessor’s Map and approximately 24.0-ft of asphalt paving. Castañeda SFR, PRE26-000177 Page 2 of 4 June 18th, 2026 2 WATER COMMENTS 1. Installation of a new water meter and service will be required per COR Std Plan 320.1 by City Forces. a. Water meters may not be located with driveways. 2. All residential domestic water meters shall have a double check valve assembly (DCVA) installed behind the meter on private property per City Standards if a fire sprinkler system is required. 3. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. 4. A pressure reducing valve will need to be installed per COR Std plan 340.4 and the most recent UPC since the static pressure exceeds 80 psi 5. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped with one. Installation of additional fire hydrants as required by the Renton Regional Fire Authority (RRFA). RRFA to provide the required fire flow demand. There is one existing fire hydrant within 300-ft of the property: a. HYD-S-00137 6. A conceptual utility plan will be required as part of the land use application for the subject development. 7. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2026 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The current SDC fee for a 1-inch domestic water meter is $5,025.00. b. Drop-in meter fee is $400.00 per 1-inch meter. c. The full fee schedule can be found here. SEWER COMMENTS 1. A 6-inch sewer line will need to be installed from property line to building structure. All new side sewers and sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 2. The 6-inch concrete sewer stub may be lined for use or replaced with a PVC stub. CCTV footage will need to be provided to the City at time of Building Permit Submittal for review and approval to be lined. If not deemed acceptable for lining, the pipe will need to be replaced with PVC. 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 a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 2026 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The current sewer SDC fee is $4,025 per 1-inch meter. b. The full fee schedule can be found here. Castañeda SFR, PRE26-000177 Page 3 of 4 June 18th, 2026 3 SURFACE WATER COMMENTS 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 in the 2022 City of Renton Surface Water Manual (2022 RSWDM) to determine what type of drainage review is required for this site. A drainage study complying with the 2022 RSWDM may be required. Based on the City’s flow control map, the site falls within the City’s Flow Control Duration Standard area (Matching Forest Conditions). The site falls within the Black River Basin. 2. Critical areas on site that may affect stormwater review include regulated (steep) slopes, high erosion hazard, high landslide hazard, and high seismic hazard. 3. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals. The current City of Renton Standard details are available online at the City of Renton website. 4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 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 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 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 current stormwater SDC fee for a single-family residence is $2,350.00. 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 of $175,000, the project site(s) shall be required to meet the City’s Complete Streets Standards: a. Lake Ave S is classified as a residential access street. Per RMC 4-6-060, the minimum right of way (ROW) width for a residential access street is 60-ft. Half-street improvements as taken from the ROW centerline will be required and include a minimum 16-foot paved road, 0.5 feet of cub and gutter, an 8-foot planting strip, and 5-foot sidewalk, street trees and storm drainage improvements. Castañeda SFR, PRE26-000177 Page 4 of 4 June 18th, 2026 4 i. A Fee-in-Lieu will be supported for this street frontage. See the City Fee Schedule for cost per linear foot of frontage. 2. On-site and off-site curb ramps, sidewalk improvements will be reviewed in conjunction with the building permit and will require a grading plan consisting of spot elevations and slopes showing that ADA and City specifications are being met. 3. Refer to City code 4-4-080 regarding driveway regulations. 4. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4- 6-090. 5. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 6. 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 for multifamily housing is $11,485.67 per dwelling. b. The full fee 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. 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. Fees quoted in this document reflect the fees applicable in the year 2026 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit the fee schedule here. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000177 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 18, 2026 TO: Pre-Application File No. PRE26-000177 FROM: Mariah Kerrihard, Associate Planner SUBJECT: Castañeda Residence – APN 3340401131 General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, Development Engineering Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton. Project Proposal: The subject property is located at APN 3340401131 and is 16,380 square feet (0.38 acres) in size. The site is currently developed with a detached shed. The applicant is proposing to demolish the existing structure and construct a new one-story single-family home estimated at 1,523 square feet. The access is proposed from Lake Ave S on the northeast side of the property. According to City of Renton (COR) Maps, the subject parcel is located within the (FAR) Part 77 - Airport Height Restrictions, 38. The project site is encumbered by regulated steep slopes (protected and sensitive, >25% & <=40% to >40% & <=90%), high erosion hazard area, high landslide hazard area, high seismic hazard area, within 200 ft of a wetland (Category I with a habitat score of 7) and a Type F stream (Rolling Hills Creek). There are no trees proposed for removal. Current Use: The site is currently vacant, with a detached shed. 1. Zoning /Land Use Designation, and Overlays: The Comprehensive Plan designation for the site is Residential Medium Density (RMD), and it is located within the Residential-6 (R-6) zoning designation. According to RMC 4-2-060, Zoning Use Table – Uses Allowed in Zoning Designations, detached single-family dwelling units are a permitted use within the R-6 zone. 2. Development Standards: The proposal is subject to RMC 4-2-110A, Development Standards for Residential Low and Medium Density Zones – Primary Structures, effective at the time of complete application. Castañeda Residence Page 2 of 10 June 18, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000177 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-6 zone are 25 feet for the front yard, 25 feet for the rear yard, and the side setbacks must be a combined 15 feet with not less than 5 feet on either side. The provided site plan appears to be meeting the setback requirements. Building setbacks will be verified at the time of the building permit application. Building Height and Impervious Surface Coverage – In the R-6 zone, the maximum wall plate height is 24 feet, and the building may not exceed two 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 maximum height for detached accessory structures is 12 feet. The gross floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. See RMC 4-2-110E for development standards for detached accessory buildings. The R-6 zone allows a maximum building coverage of 40% of the lot area and a maximum impervious surface area of 55%. The site plan provides the existing shed, proposed building footprint, and driveway. The proposed site plan appears to have an estimated 10% building coverage and 13% impervious surface coverage. New development would need to comply with the maximum building coverage, impervious surface requirements, and building height regulations of the zone at the time of building permit review. 3. Residential Design and Open Space Standards: All new residences within the R-6 zone are subject to the Residential Design Standards outlined in RMC 4-2-115, Residential Design and Open Space Standards. In addition, the project shall comply with the following standards, where applicable: a. Buildings shall incorporate a minimum of two (2) differing siding materials (horizontal siding and shingles, siding and masonry or masonry-like material, etc.) on street-facing facades. One (1) alternative siding material must comprise a minimum of thirty percent (30%) of the street-facing façade; b. Material transitions or changes shall not occur at an exterior corner, but shall wrap the corner no less than twenty-four inches (24"). The material change shall occur at an internal corner or a logical transition, such as aligning with a window edge or chimney; c. Acceptable exterior wall materials include: wood, cement fiberboard, stucco, stone, and standard sized brick ((3 1/2" x 7 1/2") or (3 5/8" x 7 5/8")); and simulated stone, wood, or brick may be used only for detailing and not for the primary form of the building. d. All ground-related dwelling units shall provide a covered porch entry with a minimum depth of five feet (5'); Castañeda Residence Page 3 of 10 June 18, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000177 e. Entries shall be a minimum height of twelve inches (12") above grade; f. Windows and doors shall constitute a minimum of twenty-five percent (25%) of the primary front façade; g. Sliding glass doors are not permitted along a frontage elevation or an elevation facing a pedestrian easement. h. Eaves projecting from the roof of the entire building at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves; i. Rakes on gable ends must extend a minimum of two inches (2") from the surface of exterior siding materials; j. If an attached garage is wider than twenty-six feet (26'), at least one (1) garage door shall be recessed a minimum of four feet (4') from the other garage door; k. Garage doors shall contain a minimum of thirty percent (30%) glazing and/or architectural detailing (e.g., trim and hardware) Building elevations were not submitted for review. Applications subject to the Residential Design and Open Space Standards must demonstrate compliance with the applicable standards at the time of submittal. 4. Refuse and Recycling Areas: According to RMC 4-4-090, Refuse and Recyclables Standards, residential developments must provide storage space for refuse, recycling, and compost carts within a garage, an accessory structure, or in an exterior storage area on the same lot. Each storage space shall have a minimum clear area of 2 feet by 6 feet and a minimum height of 60 inches, and any indoor storage shall be identified on building floor plans. Outdoor storage areas shall be screened from public view using wood, masonry, or ornamental metal. Carts shall not be stored within or obstruct any required parking space, and a sufficiently sized collection point with a direct, smooth-surfaced path shall be provided to allow carts to be rolled to the public street or other approved collection location. 5. Landscaping: Ten feet (10') of on-site landscaping is required along all public street frontages with a mix of trees, shrubs, and groundcover, with the exception of areas for required walkways and driveways. Street trees, selected from the City’s Approved Street Tree List, in the ROW planter would also be required. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060, Street Standards. Street trees and, at a minimum, groundcover are to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: Castañeda Residence Page 4 of 10 June 18, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000177 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. 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. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two (2) trees are to be located in the front yard prior to final inspection. 6. 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. A review of COR Maps appears to show that there are mature trees on the site. 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 retention of existing significant trees with larger trees being worth more tree credits. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. 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 Castañeda Residence Page 5 of 10 June 18, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000177 TREE SIZE TREE CREDITS 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. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. No trees are proposed for removal. 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 if trees are proposed for removal. 7. Fences/Retaining Walls: The applicant would be required to show all existing fencing on the submitted drawings. If the applicant intends to install any new fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. Within residential zones the maximum height of any fence, hedge, or retaining wall shall not exceed 48 inches (48”) within the front yard and secondary front yard and 72 inches (72”) elsewhere on the site. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry products that complement the proposed building and site development. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. 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. Please refer to fence and retaining wall standards (RMC 4-4-040) for additional information. Castañeda Residence Page 6 of 10 June 18, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000177 8. Parking: The number of required parking spaces is based on the proposed land use per RMC 4-4-080, Parking, Loading, and Driveway Regulations. According to the parking table a detached single-family home is required to provide a minimum of two (2) parking stalls per dwelling unit. 9. Access/Driveways: The maximum width of single loaded garage driveways shall not exceed nine feet (9’) and double loaded garage driveways shall not exceed 16 feet. Maximum driveway slopes shall not exceed 15 percent; provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. 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. Compliance with parking, loading and driveway standards would be required at the time of building permit application. 10. Critical Areas: According to City of Renton (COR) Maps, the subject site contains regulated slopes (protected and sensitive, >25% & <=40% to >40% & <=90%), high erosion hazard area, high landslide hazard area, high seismic hazard area. The site is also within 200 ft of a wetland (Category I, with a habitat score of 7) and a Type F stream (Rolling Hills Creek). Due to the presence of geological hazards, a geotechnical study would 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. The geotechnical study must meet the requirements set forth in the City of Renton Critical Areas Regulations, RMC 4-3-050. Per RMC 4-3-050 the City may require an independent secondary review of any valid geotechnical reports by a qualified specialists selected by the City, at the applicant’s expense. Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include increased buffers and/or increased setbacks from buffers. Buffers are established from the top, toe, and sides of slopes. As noted below, alterations to critical areas buffers is subject to RMC 4-3-050I. Protected slopes also require a 15-foot building setback beyond the required buffer. Wetlands require the following buffers and additional 15-foot structure setback based on a wetland report prepared by a qualified professional: Table 4-3-050G2j Wetlands Buffer Table Critical Area Category or Type Critical Area Buffer Width Structure Setback Beyond Buffer3 Wetlands4 Wetland Characteristic Standard Buffer1 Increased Buffer2 Castañeda Residence Page 7 of 10 June 18, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000177 Critical Area Category or Type Critical Area Buffer Width Structure Setback Beyond Buffer3 Wetlands4 Category I Bogs and Natural Heritage Wetlands – Habitat score 8 – 9 225 ft 300 ft 15 ft3 Natural Heritage Wetlands and Bogs – All Others 190 ft 250 ft Habitat score of 8 – 9 225 ft 300 ft Habitat score of 6 – 7 110 ft 150 ft Habitat score of 3 – 5 75 ft 100 ft Footnotes: 1. To apply the standard buffer width criteria for performance standards under subsection G2e of this Section, vegetation buffer standards under subsection G2n of this Section and habitat corridor must be met. 2. Buffers that do not meet criteria for vegetation buffer standards and habitat corridor are assigned the increased buffer width. 3. The following may be allowed in the building setback area: a. Landscaping; b. Uncovered decks, less than eighteen inches (18") above grade; c. Building overhangs, if such overhangs do not extend more than twenty-four inches (24") into the setback area; and d. Impervious ground surfaces, such as driveways and patios; provided, that such improvements may be subject to water quality regulations and maximum impervious surface limitations. e. Other similar architectural elements, as determined by the Administrator. Alterations to wetland buffers may be reduced through buffer enhancement or buffer width averaging provided it is not reduced by no more than 25% of the buffer requirement and where the City is able to verify that the proposal will result in no net loss of functions or values as documented in a study prepared by a qualified professional. Criteria for Reduction of Wetland Buffer Width with Enhancement: The reviewing official must find that the proposal meets all the following criteria: i. The reduced buffer will function at a higher level than the standard buffer; and Castañeda Residence Page 8 of 10 June 18, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000177 ii. An enhanced buffer shall never be less than seventy five percent (75%) of the standard width at its narrowest point; and iii. The buffer area has less than fifteen percent (15%) slopes and no direct or indirect, short-term or long-term, adverse impacts to regulated wetlands, as determined by the City; and iv. The proposal shall rely upon a site-specific evaluation and documentation of buffer adequacy based upon Wetlands in Washington State, Volume 1: A Synthesis of the Science (Ecology Publication No. 05-06-006, March 2005), Wetlands in Washington State, Volume 2: Managing and Protecting Wetlands (Ecology Publication No. 04-06-008, April 2005), and Wetland Mitigation in Washington State Part 1: Agency Guidance, Version 2 (Ecology Publication No. 21-06-003, April 2021), or as amended hereafter, or similar approaches; and v. The proposed buffer standard is based on consideration of the best available science as described in WAC 365-195-905; and Criteria for Averaging of Wetland Buffer Width: Averaging may be allowed only where the applicant demonstrates all of the following: i. There are existing physical improvements in or near the wetland and buffer; and ii. That width averaging will not adversely impact the wetland function and values; and iii. That the total area contained within the wetland buffer after averaging is no less than that contained within the required standard buffer prior to averaging; and iv. A site-specific evaluation and documentation of buffer adequacy based upon Wetlands in Washington State, Volume 1: A Synthesis of the Science (Ecology Publication No. 05-06-006, March 2005), Wetlands in Washington State, Volume 2: Managing and Protecting Wetlands (Ecology Publication No. 04-06-008, April 2005), and Wetland Mitigation in Washington State Part 1: Agency Guidance, Version 2 (Ecology Publication No. 21-06-003, April 2021), or as amended hereafter, or similar approaches, have been conducted. The proposed buffer standard is based on consideration of the best available science as described in WAC 365-195-905; and v. In no instance shall the buffer width be reduced by more than seventy five percent (75%) of the standard buffer. Greater buffer width reductions require review as a variance pursuant to RMC 4-9-250B; and vi. Buffer enhancement in the areas where the buffer is reduced shall be required on a case-by-case basis where appropriate to site conditions, wetland sensitivity, and proposed land development characteristics. Table 4-3-050G2a Streams and Lakes Buffer Table Castañeda Residence Page 9 of 10 June 18, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000177 Critical Area Category or Type Critical Area Buffer Width Structure Setback Beyond Buffer1 Streams and Lakes3 Standard Buffer1 Increased Buffer2 Type F 115 ft 200 ft 15 ft4 The submitted site plan does not show the location of the stream or its associated buffer. 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: Due to the presence of critical areas on the project site, the critical areas reports will require review. It is unclear if all critical areas impacting the site have been identified and whether potential impacts to these areas have been adequately addressed. Per RMC 4-9-070, Environmental Review Procedures, construction of one new single-family residence on an existing legal lot is exempt from an Environmental (SEPA) Review, unless the proposed development fails to comply with the Critical Areas Regulations (RMC 4-3-050), i.e. developing within a critical area or those projects requiring a variance or reasonable use exception from RMC 4-3-050 or 4-3-090. In such case, the Environmental (SEPA) Review is required. 12. Waiver 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. 13. Permit Requirements: If any critical areas are impacted, the proposal would require a development permit, critical area permit, and/or a letter of exemption. In addition, the project would require Environmental (SEPA) Review. If the proposal is revised and there are no proposed impacts to critical areas, then the proposed project may only require a building permit. If the project includes retaining walls, fences, or outdoor storage areas, separate permits may also be needed. All land use applications will be reviewed concurrently. The land use review would include public notice, and a two-week public comment period. Once a complete land use application is submitted and all fees are paid, a decision can be issued in 6-8 weeks. The 2026 land use application fees would total: $3,583.65 ($1,499 Critical Area Permit + $1,914 Environmental (SEPA) review + 170.65 technology fee (5%)). A building permit must be obtained to build buildings and structures. A construction Permit must be obtained to install utility lines. When ready to apply for building permits, contact the City of Renton Permit Services at PermitTech@rentonwa.gov. All fees are subject to change. Castañeda Residence Page 10 of 10 June 18, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000177 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. 14. Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout. 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: • A Fire impact fee 779.24; • A transportation impact fee 11,485.67 per each new detached dwelling unit; • Renton School District Impact Fee $0.00 (+5% administrative fee) unless an exemption can be made under RMC 4-1-190.I.1.a; and • Parks Impact Fee currently assessed at 3,276.44. 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: When the formal application materials are complete, the applicant shall have the materials pre-screened prior to submitting the complete application package. Please contact Mariah Kerrihard, Associate Planner at 425-430-7238 or mkerrihard@rentonwa.gov to submit prescreen materials and subsequent land use application.