HomeMy WebLinkAboutPRE_PRE21-000162_Meeting_Summary_Jefferson_Highlands_210520_v1PREAPPLICATION MEETING FOR
Jefferson Highlands Townhomes
1513 & 1515 Kirkland Ave NE and 1518, 1524, & 1526
Jefferson Ave NE
PRE21-000162
CITY OF RENTON
Department of Community & Economic Development
Planning Division
May 20, 2021
Contact Information:
Planner: Clark H. Close, 425.430.7289, cclose@rentonwa.gov
Public Works Plan Reviewer: Jonathan Chavez, 425.430.7288, jchavez@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@rentonRFA.org
Building Department Reviewer: Rob Shuey, 425.430.7235, rshuey@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the assigned planner to have the documents pre-
screened.
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,
Community & Economic Development Administrator, Public Works Administrator, and
City Council).
M E M O R A N D U M
DATE:May 20, 2021
TO:Clark Close, Senior Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Jefferson Highlands Townhomes
Comments based on the assumption that these units will be built under the International
Residential Code. 2018 Washington State Amendment requires townhome buildings over 4
units be fully fire sprinklered.
1. The fire flow requirement for the proposed townhomes is 3,750 gpm for the largest six-
unit building, assuming they are built with non-rated construction. Fire sprinkler systems are
now required for townhomes over 4 units by state amendment. Four fire hydrants are
required. One within 150-feet and three within 300-feet of each of the proposed buildings.
There are some existing hydrants within 300-feet of the proposed homes. It appears water
main extensions and additional hydrants will be required. Insufficient fire flow exists at this
location at present time.
2. The fire impact fees are applicable at the rate of $829.77 per townhome unit. This fee is
paid at building permit issuance. Credit will be granted for the removal of the existing homes.
3. Fire department apparatus access roadways are adequate from the existing public
street.
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:May 20, 2021
TO:Clark Close, Senior Planner
FROM:Jonathan Chavez, Plan Reviewer
SUBJECT:Jefferson Highlands Townhomes
APN: 7227801560, 7227801485, 7227801555
PRE21-000162
I have reviewed the pre-application submittal for the Jefferson Highlands project at
1526/1518/1524 Jefferson Avenue NE and 1513/1515 Kirkland Avenue NE. The applicant is
proposing a unit lot subdivision of 3 existing lots to build 18 townhome units on approximately 1
acre.
EXISTING CONDITIONS
The site is approximately 1 acre in size. The site includes 3 parcels, each of which contain one
duplex plus one outbuilding.
Water Water service is provided by City of Renton. The site is in the Highlands service area in
the 565 hydraulic pressure zone. The site is outside of the City’s wellhead protection
areas. There is an existing 6-inch City water main located in Jefferson Avenue NE (see
Water plan no. W-1878) that can deliver a maximum total flow capacity of 1,300 gallons
per minute (gpm). There is an existing 10-inch City water main located in Kirkland Ave
NE (see Water plan no. W-1878) that can deliver a maximum total flow capacity of 2,500
gpm. The approximate static water pressure is 82 psi at the elevation of 376 feet. There
are 3 existing ¾-inch domestic water meters, one meter for each of the residences on
the properties.
Sewer Wastewater service is provided by the City of Renton. There is an existing 8-inch
concrete gravity wastewater main located in Jefferson Avenue NE (see City plan no. S-
1114). There is an existing 8-inch concrete gravity wastewater main located in Kirkland
Avenue NE (see City plan no. S-1114).
Storm There are 12-inch stormwater mains located in Jefferson Ave NE. Runoff from the
existing site includes two duplexes where no stormwater infrastructure currently exists
on-site.
Streets Jefferson Avenue NE is a Residential Access Street with an existing right of way (ROW)
width of 50 feet as measured using the King County Assessor’s Map. Kirkland Avenue
NE is a Residential Access Street with an existing right of way (ROW) width of 60 feet as
measured using the King County Assessor’s Map. There is an existing sidewalk located
on both sides of the development.
Jefferson Highlands Townhomes – PRE21-000162
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CODE REQUIREMENTS
WATER
Based on the Renton Regional Fire Authority’s review comments on the submitted information
for the pre-application, the preliminary fire flow demand for the development is 3,750 gpm for
the six-unit building, assuming they are built with non-rated construction and fire sprinklers
provided. The existing 6-inch water main on Jefferson Ave NE has a maximum capacity of 1,300
gpm, therefore it cannot provide the required fire flow demand for the buildings fronting
Jefferson Ave NE. The following water main improvements will be required to provide water
service for domestic use and for fire protection to meet the fire flow demand of 3,750 gpm:
1. Installation of approximately 370 feet of 12-inch diameter water main in Jefferson Ave NE
connecting to the existing 12-inch water main in NE 16th St and extending to the south
property line of tax lot 7227801555.
2. Installation of a looped water main around townhome buildings with fire flow greater
than 2,500 gpm.
3. The City of Renton is currently planning on the design and construction of roadway,
stormwater and water main capital improvements project in Jefferson Ave NE. It is
anticipated that the improvements will be completed in the summer of 2022. As such,
construction of the western portion of the development fronting Jefferson Ave NE cannot
begin until the new 12-inch water main in Jefferson Ave NE is completed and operational.
The applicant can install the water main as a developer’s utility extension and request a
latecomer’s agreement on the new water main.
4. A 15-foot utility easement will be required for any water main and for related
appurtenances that are not located within the public right-of-way.
5. A minimum 10-foot setback is required from the building foundation to the water main.
6. Installation of off-site and on-site fire hydrants. The location and number of hydrants will
be determined by the Fire Authority based on the final fire flow demand and final site
plan. A hydrant is required within 50 feet of the building’s fire sprinkler system fire
department connection (FDC).
7. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA)
for backflow prevention to each building. The fire sprinkler stub and related piping shall
be done by a registered fire sprinkler designer/contractor. The DDCVA shall be installed
on the private property in an outside underground vault per City standard plan no.
360.2. The DDCVA may be installed inside the building if it meets the conditions as shown
on the City’s standard plan 360.5. The location of the DDCVA inside the building must be
pre-approved by the City Plan Reviewer and Water Utility.
8. Installation of a separate water service and meter for each unit. The sizing of the meter
shall be in accordance with the most recent edition of the Uniform Plumbing Code.
9. All residential domestic water meters shall have a double check valve assembly (DCVA)
installed behind on the meter on private property per City Standards. The DCVA may be
located inside the building if the location is approved by the City Plan Reviewer and City
Water Utility Department.
10. Installation of a separate water meter for landscape irrigation.
11. A DCVA per City Standard Plan 340.8 is required downstream of the irrigation meter.
DCVAs size 2-inch or smaller shall be installed a meter box and DCVAs size 3-inch or larger
shall be installed in an exterior vault per City Standard Plan 320.4.
Jefferson Highlands Townhomes – PRE21-000162
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12. A pressure-reducing-valve (PRV) is required behind each water meter because the water
pressure is over 80 psi.
13. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped
with one.
14. Retaining walls, rockeries or similar structures cannot be installed over the water main
unless the water main is inside a steel casing.
15. The preliminary water and sewer plan submitted with the land use application must be
revised to include the above mentioned 12-inch water main extension in Jefferson Ave
NE form NE 16th St to the south property line.
16. Civil plans for the water main improvements will be required and must be prepared by a
registered professional engineer in the State of Washington. A civil plan showing the
preliminary water main extension shall be submitted with the land use application.
17. Adequate separation between utilities is required. Minimum separation between water
and non-potable water utilities is 10-feet horizontal and 1.5-feet vertical.
18. 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 2021 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 to serve
the project. The 2021 water fees are $4,450.00 per 1-inch meter.
b. Water service installation charges for each proposed domestic water service is
applicable. Water Service installation fee is $2,875.00* per 1-inch service line.
Fee is payable at permit issuance.
c. Drop-in meter fee is $460.00* per 1-inch meter, $750.00 per 1-1/2-inch meter,
and $950.00 per 2-inch meter. Meters larger than 2-inches are set by the
contractor and a processing fee of $220 is required. Fee is payable at permit
issuance.
d. A credit for the water system redevelopment fee will be issued for the existing
water service to be cut can capped as part of the project.
e. Final determination of applicable fees will be made after the water meter size has
been determined. SDC fees are assessed and payable at permit issuance.
SEWER
1. The existing side sewers (if applicable) will be required to be cut and capped at the main
during demolition of the properties. New side sewers shall be installed to serve each unit.
The existing stubs are old concrete stubs and may not be re-used, this includes the sewer
stub servicing APN: 7227801555.
2. There is an existing side sewer connection from the parcel to the south (PID 7227801555)
that crosses the subject property. This side sewer and the existing sewer stub will need
to be re-established as part of the proposed development.
3. The sewer main in Jefferson Ave NE will need to be extended to the full southern extent
of 1518 Jefferson Ave NE. A new manhole shall be installed at the end of the mainline.
The existing manhole may need to be replaced depending on the condition.
4. Applicant will need to survey locate the existing sanitary sewer main along the west
property line to determine the actual location from the property line. A 10-ft public sewer
easement will be required depending on the final survey location.
Jefferson Highlands Townhomes – PRE21-000162
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5. A separate side sewer will be required for each unit. All new sewer stubs shall be a
minimum of 6” and shall run at a slope of at least 2% to the main.
6. 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. Fees
will be charged based on the rate at the time of construction permit issuance.
a. The 2021 Wastewater fees are $3,450.00 per 1-inch meter.
b. A redevelopment credit of the wastewater system development charges will be
applied to the meter(s) to existing homes, if applicable, if they are abandoned
and capped at the main line.
SURFACE WATER
1. A drainage report complying with the current version of the City of Renton Surface Water
Design (RSWDM) Manual will be required. Based on the City’s flow control map, the site
falls within the Peak Rate Flow Control Standard area matching Existing Site Conditions
and is within the East Lake Washington Drainage Basin. Refer to Figure 1.1.2.A – Flow
chart to determine the type of drainage review required in the RSWDM.
2. Maintenance access is required for the proposed stormwater tract and shall be designed
and installed in accordance with the City adopted SWDM.
3. Storm drainage improvements along all public street frontages are required to conform
to the City’s street and stormwater conveyance standards. Any new storm drain installed
on or off-site shall be designed and sized in accordance with standards found in Chapter
4 of the 2017 RSWDM and shall account for the total upstream tributary area, assuming
developed conditions for onsite tributary areas and existing conditions for any offsite
tributary areas.
4. 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 in order of preference by feasibility as described in
Section C.1.3 of the 2017 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 Construction Stormwater Permit from Department of Ecology is required IF clearing and
grading of the site exceeds one acre. Applicant must obtain permit and provide proof
prior to Civil Permit issuance.
7. A geotechnical soils report for the site is required per the 2017 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
Jefferson Highlands Townhomes – PRE21-000162
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development will not result in soil erosion and sedimentation, landslide, slippage, or
excess surface water runoff.
8. Erosion control measures to meet the City requirements shall be provided.
9.The current City of Renton Surface Water Standard Plans that shall be used in all
drainage submittals are available online at the City of Renton website.
10. The 2021 Surface water system development fee is $2,000 per new single family lot.
Fees that are current will be charged at the time of permit issuance. This is payable prior
to issuance of the construction permit. This fee is subject to change based on the
calendar year the construction permit is issued.
TRANSPORTATION
1. To meet the City’s complete street standards for Jefferson Ave NE, a residential access
street, minimum ROW is 53 feet. Dedication of 1.5 feet of ROW fronting the site will be
required. Per City code 4-6-060, half street improvements shall include a pavement width
of 26 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot bioretention planter strip,
a 5-foot sidewalk, street trees, and storm drainage improvements.
2. To meet the City’s complete street standards and the Sunset Area Surface Water Master
Plan for Kirkland Ave NE, a residential access street, half street improvements shall
include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot curb, a 12-foot
bioretention planter strip, a 8-foot sidewalk, street trees and storm drainage
improvements. No ROW dedication is required along Kirkland Ave NE.
3. Street grades shall not exceed 15 percent.
4. 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.
5. 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.
d. Driveways shall not be closer than 5-feet to any property line.
6. Street lighting and street trees are required to meet current city standards. Lighting
plans are required to be submitted with the land use application and will be reviewed
during the construction utility permit review.
7. A traffic impact analysis is required when the estimated vehicular traffic generated from
a proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or
PM (3:00 – 6:00) peak periods. The analysis must include a discussion on traffic
circulation to and from the site and onsite traffic circulation. The study shall include trip
generation and trip distribution for the project for both AM and PM peak hours.
8. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
9. The transportation impact fee is based on the type of land use. For a single-family homes,
the 2021 transportation impact fee is $10,861.69 per lot. Transportation impact fees are
subject to change based on the year the building permit is applied for.
Jefferson Highlands Townhomes – PRE21-000162
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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 2021 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\2021\PRE21-000162\Working Files
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:May 20, 2021
TO:Pre-Application File No. 21-000162
FROM:Clark H. Close, Senior Planner
SUBJECT:Jefferson Highlands Townhomes – 1513 & 1515 Kirkland Ave NE
and 1518, 1524, & 1526 Jefferson Ave NE
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, 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
www.rentonwa.gov.
Project Proposal: The subject property is located at 1513 & 1515 Kirkland Ave NE and 1518,
1524, & 1526 Jefferson Ave NE (parcel numbers 7227801485, 7227801560, and 7227801555).
Together the properties have a combined area of 43,332 square feet (0.99 acres) and the
subject properties are located with the Residential High Density (RHD) Comprehensive Land Use
designation and the Residential-14 (R-14) zone. Together the properties contain two (2)
duplexes and one (1) single family home. The existing buildings are proposed for removal. The
applicant proposes to replace the existing dwelling units with a total of eighteen (18) total living
units for a residential net density of 18.2 dwelling units per acre (du/acre), using the bonus
density provisions under RMC 4-9-065. The primary units are proposed to be between 2,474
square feet and 3,217 square feet. The site is flat in topography, with a slight slope west to east.
According to City of Renton (COR) Maps, the site contains regulated slopes near the southern
portion of the project site.
Staff completed a pre-application meeting on two (2) of the three parcels on November 23,
2016 (PRE16-000856). On October 21, 2019, the Renton Hearing Examiner approved preliminary
plat, unit lot subdivision, site plan, conditional use, and street modification approval for 13
townhomes located at 1513-1515 Kirkland Ave NE and 1524-1526 Jefferson Ave NE (LUA19-
000163). According to the applicant, the original project proved to be unfeasible due to
inefficiencies in the site layout and the final design of the individual housing units.
According to the applicant, the new development differs from the original design as follows:
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Includes a third parcel (APN 7727801555), thereby increasing the number of dwelling
units from 13 to 18 total living units.
Open space has been relocated adjacent to public sidewalks on both Kirkland Avenue NE
and Jefferson Avenue NE.
Interior driveways for the lots have been reduced to single-car width to allow more
private open space for the living units.
Changes to the architectural designs. For example, the square footage of each living unit
has been increased in area.
New ADU housing above detached garages for each of the 12 units along Jefferson Ave
NE. The applicant is aware that Accessory dwelling units (ADUs) are only allowed as an
accessory use to a detached single-family dwelling. The proposal seeks to provide an
alternative where ADUs are allowed with attached dwellings-townhomes.
Current Use: The parcels are currently developed with two (2) multi-family duplexes, a single-
family home and several detached accessory buildings. All existing structures and onsite
improvements are proposed to be removed.
Zoning: The area, including these three (3) parcels, has a Comprehensive Plan land use
designation of Residential High Density (HD) and is zoned Residential-14 (R-14).
Development Standards: The project is subject to RMC 4-2-110A, “Development Standards for
Residential Zoning Designations” effective at the time of complete application (noted as “R-14
standards” herein).
Zoning/Density Requirements: The subject property is located within the R-14 zoning
classification. Attached (flats, townhouses, and carriage houses) and detached residential
development are permitted uses within the R-14 zoning classification, provided the proposal
complies with the density range specified by the zone. Accessory dwelling units (ADUs) are only
allowed as an accessory use to a detached single-family dwelling (RMC 4-2-080.A.7).
The purpose of the Residential-14 Zone (R-14) is to encourage development, and
redevelopment, of residential neighborhoods that provide a mix of detached and attached
dwelling structures organized and designed to combine characteristics of both typical single
family and small-scale multi-family developments. The density range permitted in the R-14 zone
is a minimum of 7.0 dwelling units per net acre (du/ac) to a maximum of 14.0 du/ac. A density
bonus (up to 18 du/ac) may be granted for developments that satisfy the criteria and standards
of RMC 4-9-065, Density Bonus Review. Net density is calculated after the deduction of areas
required for public right-of-way dedication (excluding alleys), private access easements, and
critical areas from the gross site area. For purposes of calculating net density: All fractions shall
be truncated at two numbers past the decimal. Should a calculation result in a fraction of a
dwelling unit that is 0.50 or greater, the fraction shall be rounded up to the nearest whole
number, for example, 4.56 dwelling units becomes 5.0. Should a calculation result in a fraction
that is less than 0.50, the fraction shall be rounded down to the nearest whole number, for
example, 4.49 dwelling units becomes 4.0 dwelling units.
Density: The density of the parent site shall not exceed the maximum net density of the zone.
The net site area of all three (3) lots together is approximately 0.99 acres. Based on the site area
of 0.99 acres, 18 dwelling units would result in a net density of 18.2 du/ac (18 units / 0.99 acres
= 18.2 du/ac). The proposed net density of 18.2 du/ac falls within the density range permitted
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for the R-14 zone with bonus density. Compliance with Bonus Allowances and Review Criteria
would need to be demonstrated at land use application. The applicant would be required to
demonstrate compliance with the density of the parent site at the time of formal application.
Residential Development Standards:
Unit Lots – Unit lot subdivisions of ten (10) or more unit lots shall be processed as subdivisions,
and subject to all provisions of RMC 4-7-080, Detailed Procedures for Subdivision, unless
otherwise specified by this Section. Individual unit lots are exempt from 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. Parent sites
developed or proposed to be developed with attached townhouse dwelling may be subdivided
into unit lots and the remainder of the parent site shall be platted as one (1) or more tracts. Any
private open space or private amenities for a dwelling unit shall be provided on the same unit
lot as the dwelling unit.
Parent Site – The whole parent site shall comply with all development standards as though it
were a stand alone lot (i.e. the parent site shall be reviewed as though it is a single lot without
any unit lots or tracts within). For example, building coverage of the parent site shall include all
qualifying structures within the development, including those located or proposed to be located
upon individual unit lots. Portions of the parent site not subdivided for individual unit lots shall
be platted as a tract and owned in common by the owners of the individual unit lots, or by a
homeowners’ association comprised of the owners of the individual unit lots.
Building Standards – The R-14 zone restricts building height to a maximum wall plate height
standard, defined as the vertical distance from the grade plan to the highest wall plate. Wall
plates are restricted to 24 feet in height, and the buildings shall be not more than three stories.
Wall plate height can be increased up to 32 feet with an approved administrative conditional
use permit. The perspective images of the townhomes appear to be three 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. 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.
Detached accessory structures have a maximum wall plate height of 12 feet and a maximum size
of 400 square feet; provided, that they are architecturally consistent with the principal
structure. When allowed, accessory dwelling units are subject to RMC 4-2-110C.
The individual unit lots are exempt from maximum building coverage and maximum impervious
surface area. Building lot coverage ratios were estimated at 37% for the parent site. The
applicant will be required at the time of formal land use application to apply for a Hearing
Examiner Conditional Use Permit to increase the wall plat height above 24 feet and comply
with development standards of the parent site.
Minimum Lot Size, Width and Depth – Development standards are generally only applied to the
parent site as a whole rather than to individual unit lots. There is no minimum lot size required
for attached dwellings within the R-14 zone. The requirements for lot width and depth are 30
feet and 60 feet, respectively. There is no minimum lot size, lot width or lot depth requirements
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for individual unit lot subdivisions. The proposal includes 18 unit lots with various widths and
depths.
Setbacks – Setbacks are the minimum required distance between the building footprint and the
property line and any private access easement. The required setbacks for the parent site in the
R-14 zone are 15 feet in the front yard, except when all vehicle access is taken from an alley,
then 10 feet, 10 feet in the rear yard, and 15 feet for side yards along-a-street, and 4 feet for
detached side(s), 0 feet for the attached sides. To ensure adequate vehicular maneuvering area,
garages and carports that are accessed through alleys shall be set back as follows: a) nine-foot
(9') garage doors shall be at least twenty-six feet (26') from the back edge of the alley; or b)
sixteen-foot (16') garage doors shall be at least twenty four feet (24') from the back edge of the
alley.
Individual unit lots are exempt from yard setbacks. Setbacks are the distances between the
building footprint and the property lines and any private access easements. The identified
building footprints would be reviewed through subdivision application.
Lot Configuration – Dwellings shall be arranged to ensure privacy so that side yards abut other
side yards (or rights-of-way) and do not abut front or back yards. Lots accessed by easements or
pipestems shall be prohibited. Based on the proposed site plan, the side yards abut one another,
common open space, or the primary access road. It is the applicant’s responsibility to
demonstrate compliance with lot configuration.
Access: Access to the lots is proposed to be gained from Kirkland Ave NE through a shared
common access driveway with the neighbor to the south. Direct unit access for each individual
unit lots is proposed to be accessed via a public alley. Alley access is the preferred street pattern
for all new residential development except in the Residential Low Density land use designation
(RC, R-1, and R-4 zones). All new residential development in an area that has existing alleys shall
utilize alley access. New residential development in areas without existing alleys shall utilize
alley access for interior lots. The minimum alley right-of-way is 16 feet. The location of the
ingress and egress would be subject to approval of the Department of Community and
Economic Development. An approved turnaround is required for dead end streets 150 feet or
longer and a cul-de-sac is required for a dead end street from 300 feet to 500 feet.
Parking: Each attached dwelling unit is required to accommodate off-street parking for a
minimum and maximum of 1.6 per 3 bedroom or large dwelling unit; 1.4 per 2 bedroom
dwelling unit; 1.0 per 1 bedroom or studio dwelling unit. In addition to the minimum parking
stalls required, a minimum 10% of the total number of required parking spaces shall be provided
for guest parking and located in a common area accessible by guests. Attached dwellings for low
income are required to provide 1 off-street parking space for every 4 dwelling units is required
with a maximum of 1.75 per dwelling unit is allowed. Accessory dwelling units require one (1)
parking space per unit. For attached residential developments, tandem parking is allowed
provided that the stall length conforms to the parking dimensions and the stalls are assigned to
the specific dwelling unit. Parking spaces are required based on land use, may be averaged and
dispersed among unit lots or within the parent site; however, at least one (1) parking space shall
be provided within each unit lot.
Bicycle parking shall be provided for all residential developments that exceed five (5) residential
units. Attached dwellings are required to provide a minimum of one-half (0.5) bicycle parking
space per one dwelling unit. For attached dwellings, spaces within the dwelling units or on
balconies do not count toward the bicycle parking requirement. However, designated bicycle
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parking spaces within individual garages can count toward the minimum requirement. Please
review RMC 4-4-080.F.11 for further general and specific bicycle parking requirements.
The pre-application materials indicate a total of twelve (12) 3-bedroom units and six (6) 2-
bedroom units which would require a minimum and maximum of 28 parking spaces. The
application materials indicate two (2) parking spaces per unit (36 total spaces per unit lot) and
three (3) guest parking spaces along the primary access road. A total of nine (9) bicycle
parking spaces are required for the multi-family dwelling units. Compliance with the off-street
parking space and bicycle parking space requirements would be verified at the time of formal
Land Use Permit application.
Refuse and Recycling: Refuse and recycling areas need to meet the requirements of RMC 4-4-
090, “Refuse and Recyclables Standards.” For multi-family residences a minimum of one and
one-half (1-1/2) square feet per dwelling unit in multi-family residences shall be provided for
recyclables deposit areas, except where the development is participating in a City-sponsored
program in which individual recycling bins are used for curbside collection. A minimum of three
(3) square feet per dwelling unit shall be provided for refuse deposit areas. An 18-unit
development would require 81 square feet to provide for minimum refuse and recyclables
deposit areas. Compliance with this requirement would be verified at the time of land use or
building permit review.
Driveways: The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a
variance is required. The maximum width of single loaded garage driveways shall not exceed
nine (9) feet and double loaded garage driveways shall not exceed 16 feet. The site is relatively
flat.
Landscaping: Individual unit lots are exempt from the following subsections of RMC 4-4-070:
RMC 4-4-070.F.1, Street Frontage Landscaping Required; RMC 4-4-070.F.2, Street Trees and
Landscaping Required Within the Right-of-Way on Public Streets; and RMC 4-4-070.F.3, Front
Yard Trees Required When Street Trees Are Not Located Within the Right-of-Way Abutting a
Front Yard.
With the exception of critical areas, all pervious area shall have landscape treatment.
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. At a minimum,
street trees and groundcover are to be located in this area when present. Spacing standards
shall be as stipulated by the Department of Community and Economic Development, provided
there shall be a minimum of one (1) street tree planted per address. A conceptual landscape
plan shall be provided with the formal land use application as prepared by a registered
Landscape Architect, a certified nurseryman or other certified professional.
Storm drainage facilities are required to comply with the minimum 15-foot perimeter
landscaping strip on the outside of the fence unless otherwise determined through the site plan
review or subdivision review process. Please refer to landscape regulations RMC 4-4-070 for
further general and specific landscape requirements.
Utility boxes that are not located in alleyways or away from public gathering spaces shall be
screened with landscaping or berms.
Fences/Walls: Retaining walls would not likely be required as part of this project. If provided,
the location must be designated on the landscape plan or grading plan. A fence and/or wall
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detail should also be included on the plan. fence taller than seven feet (7') shall require a
building permit or a written exemption from the Building Official. A retaining wall that is 4 feet
(4’) 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. 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. For more information about fences and
retaining walls refer to RMC 4-4-040.
Significant Tree Preservation: An arborist report and a tree retention plan, along with a tree
retention worksheet, shall be provided with the formal land use application. The tree retention
plan must show preservation of at least 20 percent (20%) of significant trees and indicate how
proposed building footprints would be sited to accommodate preservation of significant trees
that would be retained. 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.
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; and Significant trees over sixty feet (60') in height or greater than eighteen
inches (18") caliper.
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. If staff determines that the trees cannot
be retained, replacement trees, with at least a 2-inch caliper or an evergreen at least 6 feet
tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected tree
removed. A conceptual tree retention/land clearing plan would be required at the time of land
use or building permit review.
Building Design Standards: Compliance with Residential Design and Open Space Standards is
applicable to unit lot subdivisions in the R-14 zone (RMC 4-2-115). Below are some of the
identified design standards that need to be addressed in the proposal:
1. Dwellings shall be arranged to ensure privacy so that side yards abut other side yards (or
rights-of-way) and do not abut front or back yards.
2. Garages may be attached or detached. Shared garages are also allowed, provided the
regulations of RMC 4-4-080 are met. Carports are not allowed.
3. Developments of four (4) or more units:
a. Are required to provide common open space.
b. For each unit in the development, three hundred fifty (350) square feet of common
open space shall be provided.
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c. Open space shall be designed as a park, common green, pea-patch, pocket park, or
pedestrian entry easement in the development and shall include picnic areas, space
for recreational activities, and other activities as appropriate.
d. Open space shall be located in a highly visible area and be easily accessible to the
neighborhood.
e. Open space(s) shall be contiguous to the majority of the dwellings in the
development and accessible to all dwellings. For sites one acre or smaller in size,
open space(s) shall be no less than thirty feet (30') in any dimension. For all sites, to
allow for variation, open space(s) of less than the minimum dimensions (thirty feet
(30')) are allowed; provided, that when all of a site’s open spaces are averaged, the
applicable dimension requirement is met. Based on the submitted site plan, Tract B
& Tract C do not appear to meet the open space requirements.
f. A pedestrian entry easement can be counted as open space if it has a minimum
width of twenty feet (20') and within that twenty feet (20') a minimum five feet (5')
of sidewalk is provided.
g. Each ground-related dwelling shall have a private yard that is at least two hundred
fifty (250) square feet in size with no dimension less than eight feet (8') in width.
Private yards shall be provided on the individual unit lot. An additional two
hundred fifty (250) square feet of open space per unit shall be added to the
required amount of common open space for each unit that is not ground related.
4. Sidewalks shall be provided throughout the neighborhood.
5. Pathways shall be used to connect common parks, green areas, and pocket parks to
residential access streets, limited residential access streets, or other pedestrian
connections. They may be used to provide access to homes and common open space.
They shall be a minimum three feet (3') in width and made of paved asphalt, concrete,
or porous material such as: porous paving stones, crushed gravel with soil stabilizers, or
paving blocks with planted joints. Sidewalks or pathways for parks and green spaces
shall be located at the edge of the common space to allow a larger usable green and
easy access to homes.
6. The entry shall take access from and face a street, park, common green, pocket park,
pedestrian easement, or open space, and
a. The entry shall include one of the following:
i. Stoop: minimum size four feet by six feet (4' x 6') and minimum height twelve
inches (12") above grade, or
ii. Porch: minimum five feet (5') deep and minimum height twelve inches (12")
above grade.
7. The modulation of facades creates an appearance of variety, as well as visual breaks
that help to create visual interest:
a. The primary building elevation oriented toward the street or common green shall
have at least one articulation or change in plane of at least two feet (2') in depth;
and
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b. A minimum one side articulation that measures at least one foot (1') in depth shall
occur for all facades facing streets or public spaces.
8. The primary building form shall be the dominating form and elements such as porches,
principal dormers, or other significant features shall not dominate.
9. To differentiate the same models and elevations, different colors shall be used.
10. A variety of roofing colors shall be used within the development and all roof material
shall be fire retardant.
11. Eaves shall be at least twelve inches (12") with horizontal fascia or fascia gutter at least
five inches (5") deep on the face of all eaves.
12. All of the following are required:
a. Three and one-half inches (3 1/2") minimum trim surrounds all windows and details
all doors, and
b. At least one of the following architectural details shall be provided on each home:
shutters, knee braces, flower boxes, or columns, and
c. Where siding is used, metal corner clips or corner boards shall be used and shall be
at minimum two and one-half inches (2 1/2") in width and painted. If shutters are
used, they shall be proportioned to the window size to simulate the ability to cover
them, and
d. If columns are used, they shall be round, fluted, or strongly related to the home's
architectural style. Six inches by six inches (6" x 6") posts may be allowed if
chamfered and/or banded. Exposed four inches by four inches (4" x 4") and six
inches by six inches (6" x 6") posts are prohibited.
Critical Areas: Based on City of Renton Critical Areas Maps, the site contains regulated slopes
near the southern most property line. A geotechnical analysis for the site may be required. The
analysis would need to assess soil conditions and detail construction measures to assure
building stability. It is the applicant’s responsibility to ascertain whether any additional critical
areas or environmental concerns are present on the site during site development or building
construction.
Environmental (SEPA) Review: The proposed project would be subject to Washington State
Environmental Policy Act (SEPA) review due to the size of the project. Therefore, an
environmental checklist is a submittal requirement. An environmental determination will be
made by the Renton Environmental Review Committee. This determination is subject to appeal
by either the project proponent, by a citizen of the community, or another entity having
standing for an appeal.
Unit Lot Subdivision Requirements: A unit lot subdivision is defined as a division of land (parent
site), for the purpose of sale, lease, or transfer of ownership, underlying existing or proposed
attached townhouse dwelling units that creates a unit lot for each dwelling, for which one (1) or
more boundaries of the individual unit lots coincide with the walls of the townhouse structure
which separate individual attached townhouse dwelling units.
Land Use Permit Requirements: The proposed development would require Preliminary Plat
Review, Unit Lot Subdivision, Site Plan Review, Hearing Examiner Conditional Use Permit,
Environmental (SEPA) Review, and a street modification. All land use permits would be
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processed within an estimated time frame of 12 weeks. The 2021 application fees would be as
follows: $10,830 Preliminary Plat + $3,800 Hearing Examiner Site Plan Review + $3,300 Hearing
Examiner Conditional Use Permit + $1,600 SEPA Review. Modification requests to code
standards are $260.00 per modification. There is an additional 5% technology fee at the time of
land use application. All fees are subject to change prior to submittal.
Detailed information regarding the land use application submittal can be found on the Site Plan
Review submittal checklist and 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.
In addition to the required land use permits, separate construction and building permits would
be required.
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.
Public Outreach Sign: Public Outreach Signs are required for preliminary plat applications. Public
outreach signs are intended to supplement information provided by public information signs by
allowing an applicant to develop a personalized promotional message for the proposed
development. The sign is also intended to provide the public with a better sense of proposed
development by displaying a colored rendering of the project and other required or
discretionary information that lends greater understanding of the project.
Public Meeting: Please note a neighborhood meeting, according to RMC 4-8-090, is required for
any of the following land use applications:
a. Preliminary plat applications;
b. Planned urban development applications; and
c. Projects estimated by the City to have a monetary value equal to or greater than ten
million dollars ($10,000,000), unless waived by the Administrator.
The intent of this meeting is to facilitate an informal discussion between the project developer
and the neighbors regarding the project. The neighborhood meeting shall occur after a pre-
application meeting and before submittal of applicable permit applications. The public meeting
shall be held within Renton city limits, at a location no further than two (2) miles from the
project site.
Once Preliminary Plat and Site Plan decision have been received, the applicant must complete
and satisfy any conditions of preliminary approval for required road and utility improvements,
right-of-way and easement dedications, and any other required permits before submitting for
Final Plat review. Once final approval is received, the plat may be recorded. No dwelling unit or
newly created unit lot may only be sold, transferred, occupied or conveyed prior to final plat
recording.
Fees: In addition to the applicable building and construction fees, impact fees would be
required. Such fees would apply to all projects and would be assessed per the City’s fee
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schedule and payable prior to building permit issuance. For information purposes only, the 2021
impact fees are as follows:
A Fire Mitigation fee based on the rate established by the Renton Fire Authority would
be assessed based on the use.
A Transportation Mitigation Fee based on the fee established in the ITE manual would
be required.
Renton School District Impact Fee currently assessed at $4,989.00 per new multi-family
unit (plus a 5% surcharge fee); and
Parks Impact Fee is currently assessed at $1,977.62 per new multi-family dwelling unit
(5 or more units).
A handout listing Renton’s development-related fees is available on the City of Renton website
for your review.
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
Clark Close, Senior Planner at 425-430-7289 or cclose@rentonwa.gov to submit prescreen
materials and subsequent land use application.
Expiration and Extension: Upon approval, preliminary plats are valid for five years. One single-
year extension may be granted to an applicant who files a written request with the
Administrator at least thirty (30) days before the expiration of the original life of the preliminary
plat, provided the Administrator finds that the applicant has obtained issuance of a construction
permit and has made sustained progress towards final construction, engineering, and surveying
necessary to record a final plat. It is the responsibility of the subdivider to monitor the
expiration date.
1513-1515 Kirkland
Ave NE
1524-1526 Jefferson
Ave NE
Renton, WA 98056
JEFFERSON
HIGHLANDS
TOWNHOUSE
PROJECT
Anita Woo
Development
SITE PLANS not to scale
16771 NE 80th Street,
Suite 110
Redmond, WA
98052
P 425.595.3456
KnitStudios.com
JEFFERSON AVENUEKIRKLA
N
D
A
V
E
N
U
E
DATE:
04.29.2021
SHEET:
1 OF 5
v
1513-1515 Kirkland
Ave NE
1524-1526 Jefferson
Ave NE
Renton, WA 98056
SITE PLAN VICINITY MAP
16771 NE 80th Street,
Suite 110
Redmond, WA
98052
P 425.595.3456
KnitStudios.com
KIRKLAND AVENUEJEFFERSON AVENUEJEFFERSON AVENUEKIRKLAND AVENUENE 12TH STREET
PROJECT LOCATION
JEFFERSON
HIGHLANDS
TOWNHOUSE
PROJECT
Anita Woo
Development
DATE:
04.29.2021
SHEET:
2 OF 5
1513-1515 Kirkland
Ave NE
1524-1526 Jefferson
Ave NE
Renton, WA 98056
KIRKLAND AVE Elevation
JEFFERSON AVE Garage
JEFFERSON AVE Back
JEFFERSON AVE Front
16771 NE 80th Street,
Suite 110
Redmond, WA
98052
P 425.595.3456
KnitStudios.com
JEFFERSON
HIGHLANDS
TOWNHOUSE
PROJECT
Anita Woo
Development
DATE:
04.29.2021
SHEET:
3 OF 5
16771 NE 80th Street,
Suite 110
Redmond, WA
98052
P 425.595.3456
KnitStudios.com
1513-1515 Kirkland
Ave NE
1524-1526 Jefferson
Ave NE
Renton, WA 98056
KIRKLAND AVENUE UNITS 1-6 FLOOR PLANS
Roof
Roof
Third Floor
Third Floor
Second Floor
Second Floor
First Floor
First Floor
JEFFERSON AVENUE UNITS 7-18 FLOOR PLANS
JEFFERSON
HIGHLANDS
TOWNHOUSE
PROJECT
Anita Woo
Development
DATE:
04.29.2021
SHEET:
4 OF 5
DATE:
04.29.2021
SHEET:
5 OF 5
16771 NE 80th Street,
Suite 110
Redmond, WA
98052
P 425.595.3456
KnitStudios.com
1513-1515 Kirkland
Ave NE
1524-1526 Jefferson
Ave NE
Renton, WA 98056
JEFFERSON AVE Looking South
KIRKLAND AVENUE Looking South
JEFFERSON AVE Looking North
KIRKLAND AVENUE GARAGE’S Looking South
JEFFERSON
HIGHLANDS
TOWNHOUSE
PROJECT
Anita Woo
Development