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HomeMy WebLinkAboutMeeting Summary_N 38th St Multi-Family_PRE26-000202DEPARTMENT 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 N 28th St Multi-Family 3726 Lake Washington Blvd N (APN 3342700386) PRE26-000202 July 30, 2026 Contact Information: Planner: Ashley Wragge, 425-430-7314, awragge@rentonwa.gov Public Works Plan Reviewer: Huy Huynh, 425-430-7384, hhuynh@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Scott Michell, 206.430.7269, smitchell@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 a PDF copy of this packet when you apply for land use and/or environmental permits. When the project application is ready for submittal, you may email the project planner to start the prescreen process. Similarly, you may contact the assigned planner if there are any questions regarding submittal requirements. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: July 27, 2026 TO: Ashley Wragge, Assistant Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Lake Washington 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 2,500 gpm. A minimum of three fire hydrants are required. One within 150 feet and two within 300 feet of each building. 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 1,500 gpm with approved fire sprinkler systems. This would also reduce the required fire hydrants down from three to two. It appears there are two existing fire hydrants within 300 feet. So one new fire hydrant shall be installed or fire sprinklers shall be added. 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: July 30th, 2026 June 20, 2011 TO: Ashley Wragge, Assistant Planner FROM: Huy Huynh, Civil Engineer II SUBJECT: Malik Multi-Family 3726 Lake Washington Blvd N, Renton, WA PRE26-000202 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official city decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at parcel # 3342700386. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The project is within the City of Renton’s water service area in the Kennydale 308 hydraulic zone. 2. There is an existing ¾ -inch water meter serving the existing site (facility ID number LAT - 000358). 3. There is an existing 8-inch ductile iron water main (see City water project plan no. W- 043101) in N 38th Street, which can deliver a maximum flow rate of 2,000 gallon per minute. There is an existing 8-inch ductile iron water main (see City water project plan no. W- 035304) in Lake Washington Blvd N, which can deliver a maximum flow rate of 2,500 gallon per minute The static water pressure is approximately 106 psi at ground elevation 62 feet. 4. There is one fire hydrant to the north of the project site (Facility ID No. HYD-N-00122), which is in the northeast landscaping strip at the intersection of N 38th St and Lake Washington Blvd N. Please refer to the Renton Regional Fire Authority (RRFA) for fire hydrant requirements. The hydrant is within 300 feet of the property and it can deliver 1,000 gpm. 5. Based on the review of project information submitted for the pre-application meeting, in order to provide domestic and fire protection service to the development, developer constructed improvements will include but are not limited to the items that follow: a. Installation of a 1-inch water service and domestic water meter is required for each townhome. The meter will be installed by City forces and a water meter permit is required. Malik Multi-Family PRE26-000202 Page 2 of 6 2 The sizing of the meter and of the private service line to the building shall be in accordance with the most recent edition of the Uniform Plumbing Code (UPC). b. Installation of pressure-reducing valve downstream of the water meter as required by the UPC because the water supply pressure is over 80 psi. c. Installation of an additional hydrant and/or fire sprinkler system if the building is over 3,600 sq-ft. 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) fee and meter installation fees based on the number and size of the meters for domestic uses. 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 SDC fee for water is based on the size of the new domestic water meter(s) to serve the project. The current water fee is $ 5,025.00 per 1-inch meter b. Water service installation charges for each proposed domestic water service is applicable. Water service installation is $2,875.00 per 1-inch service line c. Drop-in meter fee is $ 460 per 1-inch meter d. A credit will be applied to the existing service if abandoned. e. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe nton SEWER 1. Sewer service is provided by City of Renton. 2. There is an existing 8’’ concrete gravity wastewater main located within N 38th St (see record dwg: S-014204). The existing house is connected to a 6’’ concrete sewer stub (Facility ID No. SLAT- 03959). There is also an existing 8’’ concrete gravity wastewater main located within Lake Washington Ave N (see record dwg: S-014206), and a 6’’ concrete sewer stub (Facility ID No. SLAT- 03927) to the west of the project site. 3. The two existing sewer stubs shall be CCTV’d and, if found to be in acceptable condition and in a suitable location, lined. If the units are converted to condominiums and sold separately in the future, each unit shall be provided with an individual sewer stub connected directly to the sewer main and an individual side sewer. Alternatively, a homeowner’s association (HOA) shall be established to own and maintain the shared sewer stub, while each individual property owner shall be responsible for the maintenance of their respective side sewer. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 4. A conceptual utility plan will be required as part of the land use application for the subject development. 5. The development may be subject to 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 6. The development is subject to a wastewater system development charge (SDC) fee. SCD 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 fee is $ 4,025.00 per 1-inch meter. Malik Multi-Family PRE26-000202 Page 3 of 6 3 b. Final determination of applicable fees will be made after the water meter size has been determined. c. The developer will receive a credit for the existing homes if demoed. d. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityo fRenton SURFACE WATER 1. There is a City of Renton 12-inch concrete stormwater main (Facility ID No. 151325) and virtual drainline in the south side of N 38th St along the north frontage of the site. Within the east side of Lake Washington Blvd next to the project site, there are City of Renton 12-inch concrete stormwater main (Record Dwg: R-330709) and associated two catch basins (Facility ID No. 504734 and No. 132915). 2. 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 2012 RSWDM will be required. Based on the City’s flow control map, this site falls within the Peak Rate Flow Control Standard area (matching existing site conditions). The site is located in the East Lake Washington – Renton basin and West Kennydale sub basin. 3. Drainage report and drainage plans based on 2022 RSWDM are required to be provided. 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 2021 RSWDM. 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. Special inspection from the building department is required. 5. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extend feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit construction. 7. The site is located in the Moderate Landslide Hazard and Regulated Slopes area. 8. A geotechnical report for the site is required and shall be submitted with the land use application. Information concerning the soils, geology, drainage patterns, vegetation present, water table and soil permeability, with recommendations of appropriate on-site BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. The geotechnical report should include an on-site infiltration test to clearly show if the site is suitable or unsuitable for infiltration. 9. Erosion control measures to meet the City requirements shall be provided. 10. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided to the City and a temporary construction easement prior to any permits being issued. Malik Multi-Family PRE26-000202 Page 4 of 6 4 11. 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: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton. 12. The development is subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. a. The 2026 Surface water system development fee is $0.94 per square foot of new impervious surface, but no less than $2,000.00. b. The full schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityo fRenton 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. a. N 38th St is classified as a residential access street, with an existing right-of-way (ROW) width of approximately 50 feet with an existing paved width of approximately 26 feet. To meet the City’s complete street standards for Residential Access streets, a minimum ROW width of 60 feet is required. Per RMC 4-6-060, 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, and 0.5-foot of clear space behind walk with street trees and storm drainage improvements, 5’ dedication would be required for this project on N 38th St based on final survey. b. Lake Washington Blvd N is classified as Collector Arterial, with an existing right-of-way (ROW) width of approximately 60’. To meet the City’s complete street standards for Collector Arterial per RMC 4-6-060, a minimum ROW width of 83’ with 2 lanes is required. Per RMC 4-6-060, half street improvements as taken from the ROW centerline will be required and include a minimum 23-foot paved road, 0.5 feet of cub and gutter, an 8-foot planting strip, and 8-foot sidewalk, 2’ of clearance, street trees and storm drainage improvements, 11.5’ dedication would be required for this project on Lake Washington Blvd N depending on final survey. a. However, the City’s transportation group has determined and will support a lesser standard to match the established standard street section for Lake Washington Blvd N. The City established standard street section for Lake Washington Blvd N, which shall be installed by the developer as part of the proposed short plat, will allow a pavement width of 36 feet, 8 foot planting strips, 8 foot sidewalks, and 0.5 foot curb. This recommendation results in a total right of way width of 69 feet, requiring 4.5 feet of ROW dedication. Applicant will need to submit an application to the City requesting a modification of the street frontage improvements. 2. Refer to City code 4-4-080 regarding driveway regulations: a. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage. b. The maximum width of a single loaded garage driveway is 9-feet and the maximum width of a double loaded garage driveway is 16-feet. If a garage is not present, the maximum driveway width is 16-feet. Malik Multi-Family PRE26-000202 Page 5 of 6 5 c. Driveways shall not be closer than 5-feet to any property line. 3. Undergrounding of all exiting utilities is required on all frontages per RMC 4-6-090. 4. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 5. Street trees are required to meet current city standards. 6. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of construction permit issuance. a. Unless noted otherwise in the Fee Schedule, for a single-family dwelling, the 2026 transportation impact fee is $6,987.79. b. The current property contains one single family home, the developer will receive one credit for the existing home. Malik Multi-Family PRE26-000202 Page 6 of 6 6 GENERAL COMMENTS 1. All existing and proposed utility lines (i.e., electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 3. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 6. Fees quoted in this document reflect the fees applicable in the year 2025 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 fee schedule. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000202 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 30, 2026 TO: Pre-Application File No. PRE26-000202 FROM: Ashley Wragge, 425-430-7314, awragge@rentonwa.gov SUBJECT: N 38th St Multi-Family 3726 Lake Washington Blvd N (APN 3342700386) 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 applicant is proposing to construct four (4) units as a middle housing development at 3726 Lake Washington Blvd (APN 3342700386). The site currently has a single-family residence that would be demolished. The project site is 15,577 square feet (0.36 acres) and is a corner lot with frontage to the west on Lake Washington Blvd N and frontage to the north on N 38th St; site access is currently from N 38th. All the units would be accessed from one driveway from N 38th St. The site is within the Comprehensive Land Use Designation of Residential Medium Density (RMD), is within the Residential-6 (R-6) zoning designation, and in the Kennydale Community Planning Area. According to City of Renton (COR) Maps, the site contains moderate landslide hazards and is encumbered with steep slopes along the eastern property line. Current Use: The project site currently has a single-family residence built in 1917 that is 1,540 square feet. The applicant indicates it would be demolished. 1. Zoning /Land Use Designation, and Overlays: The subject property is located in the Residential- 6 (R- 6) zoning classification and the Residential Medium Density (RMD) land use designation and is not subject to any overlays. The R-6 zone is established for single family dwellings and is intended to implement the Residential Medium Density Comprehensive Plan designation. The R-6 zone allows a range of three (3) to six (6) dwelling units per net acre. Development in the R-6 zone is intended to be single family residential at moderate density. 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 N 38th St Multi-Family Page 2 of 8 July 30, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000202 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. Lots that provide at least 2 units reserved for affordable housing are allowed up to six units. The submitted conceptual plan indicates four attached residential dwelling units – this is compliant with standards for middle housing. Minimum Lot Size, Width and Depth – The minimum lot size in the R-6 zone is 7,000 sq. ft. The minimum lot width is 70 feet for corner lots and 60 feet for interior lots. The minimum lot depth is 90 feet. The existing lots comply with the required lot size and dimensional standards. Building Standards – The R-6 standards allow a maximum building coverage of 40% of the lot area, a maximum impervious coverage of 55%, a maximum of two (2) stories, and a maximum wall plate height of 24 feet (24’). Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height. If the height of wall plates on a building are less than the stated maximum the roof may project higher to account for the difference, yet the combined height of both features shall not exceed the combined maximums (e.g., if the maximum wall plate height of a zone is twenty-four feet (24') and the wall plates of a structure are no taller than twenty feet (20'), the roof may project up to ten feet (10') instead of six feet (6')). Common rooftop features, such as chimneys, may project an additional four (4) vertical feet from a roof surface. The plan indicates the total impervious surface proposed would be compliant. The site plan doesn’t show elevations or total building coverage percentages. Compliance with the maximum building and impervious surface coverage and height requirements for the R-6 zone would be verified at the time of formal land use or building permit application. Middle Housing Typologies – a) duplexes; b) triplexes; c) fourplexes; d) stacked flats; e) townhouses; and f) courtyard apartments. No housing typology was indicated in the application materials. Maximum Number of Units per Building – A maximum of four (4) attached dwelling units is allowed per building. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the R-6 zone are: Front yard: 25 feet (25’); Secondary front yard (applies to corner lots): 25 feet (25’); Rear yard: 25 feet (25’); Side yard: combined 15 feet (15’) with not less than five feet (5’) on either side. Corner lots required to have a front yard and a secondary front yard are relieved of the requirement to have a rear yard; in place of a rear yard setback, the side yard setback of the zone shall apply. The site is a corner lot with front yard and secondary front yards applying to N 38th St and Lake Washington Blvd N respectively. 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. 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 N 38th St Multi-Family Page 3 of 8 July 30, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000202 internal common corridor are exempt from this requirement provided the shared entry features a covered porch with a minimum depth of five feet (5'). Pedestrian Access – A paved pedestrian connection at least three feet (3') wide is required between each middle housing building and the sidewalk (or the street if there is no sidewalk). Driveways may be used to meet this requirement. No building elevations were provided for review. Application(s) subject to the Residential Design and Open Space Standards must demonstrate compliance with the applicable standards at the time of formal land use or building permit submittal. 4. Landscaping: With the exception of critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060, Street Standards. Street trees and, at a minimum, groundcover are to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect or other certified professional. 5. Significant Tree Retention: When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, properties subject to an active land development permit shall comply with minimum tree credit retention requirements of a minimum of 30 credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 N 38th St Multi-Family Page 4 of 8 July 30, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000202 TREE SIZE TREE CREDITS 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. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree retention plan and tree retention worksheet, prepared by an arborist or landscape architect, would be reviewed at the time of the land use application. 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 would be verified at the time of building permit submittal. N 38th St Multi-Family Page 5 of 8 July 30, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000202 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. The proposal includes a twenty-two foot (22’) driveway. Compliance will be reviewed at time of permit application. 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 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 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. N 38th St Multi-Family Page 6 of 8 July 30, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000202 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 proposal indicated a one-car garage per unit. The applicant must demonstrate two (2) parking spaces per unit at the time of building permit application. 9. Unit Lot Subdivision: The creation of unit lots for 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-6 zone. The whole parent site must comply with all development standards as though it were a standalone lot. The following standards and exceptions apply to middle housing: Access – The parent site must have direct vehicular access to a public street and each unit lot must have direct vehicular access to either a public street or a unit lot drive, in conformance with RMC 4-6-060K, Unit Lot Drives. Each unit lot drive shall be accessed by a public street. The paved roadway shall be a minimum of sixteen feet (16') wide; the Fire Department may require the paved roadway to be up to twenty feet (20') wide. Except for points of ingress/egress, curb shall be installed along the perimeter of the roadway. There shall be an eight foot (8') wide landscaping strip between the curb and a five foot (5') wide sidewalk along one side of the unit lot drive. Exceptions – Individual unit lots created for 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. 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 COR Maps, the parcel contains moderate landslide hazards and there are regulated slopes on site. Due to the presence of geological hazards, a geotechnical study may be required at the time of land use application. It is the applicant’s responsibility to ascertain whether environmental concerns are present on the site during site development or building construction. 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 N 38th St Multi-Family Page 7 of 8 July 30, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000202 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. If applicable, 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 $308.00 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 $2,531.21 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=CityofRenton. 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 N 38th St Multi-Family Page 8 of 8 July 30, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000202 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. 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.