HomeMy WebLinkAboutPRE23-000415_Windsor_Court_Meeting_Summary_240111_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200
PREAPPLICATION MEETING FOR
Windsor Court
19411 and 19505 108th Ave SE, Renton, WA 98055
PRE23-000415
January 11, 2024
Contact Information:
Planner: Clark H. Close, 425-430-7289, cclose@rentonwa.gov
Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org
Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider giving
copies 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, email the project
manager to have it 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, Development Services
Director, Department of Community & Economic Development Administrator, Public Works
Administrator, and City Council).
M E M O R A N D U M
DATE:January 11, 2024
TO:Clark Close, Principal Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Windsor Court Duplexes/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 state amendment.
1. The preliminary fire flow is 2,500 gpm. A minimum of three fire hydrants are
required. One within 150-feet and two within 300-feet of the building. One hydrant
is required within 50-feet of all fire department connections for the fire sprinkler
systems. Water is provided by Soos Creek Water District. A water availability
certificate will be required.
2. Fire impact fees are applicable at the rate of $964.53 per multifamily unit and
$829.77 for each duplex unit. This fee is paid at the time of building permit
issuance. Credit is due for the removal of any existing homes.
3. Fire department apparatus access roadways are required within 150-feet of all
points on all buildings. Fire lane signage required for the on-site roadways.
Required turning radius is 25-feet inside and 45-feet outside. Roadways shall be
a minimum of 20-feet wide. Roadways shall support a minimum of a 30-ton
vehicle and 75-psi point loading. Minimum vertical clearance is 13-feet, 6-inches.
Maximum access roadway slope is 15 percent.
Complexes of three or more buildings require an approved secondary access
roadway. Private street on west side of property does not meet the minimum
width requirements and any fire access easements would be required to be
recorded prior to construction or permitting.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:January 11, 2024
June 20, 2011
TO:Clark Close, Principal Planner
FROM:Yong Qi, Civil Engineer III
SUBJECT:Windsor Court Duplex and Townhome
19411/19505 108th Ave SE, Renton, WA
PRE23-000415
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 # 6623400232
& 6623400233. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant.
WATER
1. A water availability certificate from Soos Creek Water and Sewer District is required as part of the
land use Application.
2. A copy of the approved Soos Creek Water and Sewer District plans shall be provided to the City
prior to civil construction permit approval. Soos Creek Water and Sewer District contact:
http://www.sooscreek.com, phone number 253-630-9900.
3. Adequate horizontal and vertical separation between the new water main and other utilities
(storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the
operation and maintenance of the City mains.
4. A conceptual utility plan will be required as part of the land use application for the subject
development.
SEWER
1. A sewer availability certificate from Soos Creek Water and Sewer District is required as part of the
land use Application.
2. A copy of the approved Soos Creek Water and Sewer District plans shall be provided to the City
prior to civil construction permit approval. Soos Creek Water and Sewer District contact:
http://www.sooscreek.com, phone number 253-630-9900.
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January 11, 2024
3. Adequate horizontal and vertical separation between the new water main and other utilities
(storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the
operation and maintenance of the City mains.
4. A conceptual utility plan will be required as part of the land use application for the subject
development.
SURFACE WATER
1. The site falls within the Black River Drainage Basin and is bisected by two drainage sub-basins.
The east half of the site drains to the Panther Creek Drainage Sub-Basin and the west half of the
site drains to the Upper Springbrook Creek Drainage Sub-Basin. There is an existing storm
drainage ditch and piped conveyance system in 107th Ave SE along the west side of the street
(fronting the subject development site) that conveys runoff from the south to north (Upper
Springbrook Creek sub-basin). There is also an existing storm drainage conveyance system located
on the east flowline of 108th Ave SE that is owned and operated by the City of Kent (Panther
Creek sub-basin). The existing property does not contain stormwater facilities. Runoff from the
existing site includes three homes and 2 outbuildings where no stormwater infrastructure
currently exists on-site.
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 2022 RSWDM will be required. Based on the Citys flow control map, the site
falls within the Citys Flow Control Duration Standard area (Matching Forest Conditions). The site
falls within the Black River Drainage Basin and Panther Creek and Upper Springbrook Creek sub-
basins. Regulated (steep) slopes are found along the eastern edge of the site.
3. Since the site is bisected by two separate drainage sub-basins that do not combine within … mile
downstream of the project site, the areas draining to each location will be treated as separate
threshold discharge areas (TDAs). Thus, the project will be required to provide a separate
stormwater design, structures, flow control facilities, water quality facilities and appurtenances
for each sub-basin. The west half of the site will drain to 107th Ave SE while the east half of the
site will drain to 108th Ave SE. Alternatively, combining the sub-basins to a single threshold
discharge area requires a storm drainage adjustment meeting the requirements set forth in
Section 1.4 of the 2022 RSWDM.
4. The site is located in Zone 1 Modified of the Citys Aquifer Protection Area (APA). Sites located in
Zone 1 Modified of the APA have the same stormwater requirements as Zone 2. In Zone 1
Modified of the Citys APA stormwater open conveyance systems, such as ditches and channels,
and water quality facilities may require a liner per Sections 6.2.4 and 1.2.4.3 of the 2022 RSWDM.
Water quality treatment prior to the facility in accordance with the standards in the 2022 RSWDM
may be allowed in lieu of lining of the system.
5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant
will be required to provide enhanced water quality treatment. Any proposed detention and/or
water quality vault shall be designed in accordance with the 2022 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.
6. 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.
Windsor Court Duplex and Townhome_PRE23-000415 Page 3 of 5
January 11, 2024
7. Any connection to the existing stormwater conveyance system along 108th Avenue SE must be
approved by City of Kent.
8. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the
new runoff created by this development to the maximum extent feasible. On-site BMPs shall be
evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan,
including the application of on-site BMPs, shall be included with the land use application, as
appliable to the project. The final drainage plan and drainage report must be submitted with the
utility construction permit.
9. A geotechnical soils report for the site is required per the 2022 RSWDM Section C.1.3. Information
on the water table and soil permeability (infiltration rates), with recommendations of appropriate
on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report
should also include information concerning the soils, geology, drainage patterns and vegetation
present shall be presented in order to evaluate the drainage, erosion control and slope stability
for site development of the proposed plat. The applicant must demonstrate the development will
not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff.
10. Access for City maintenance vehicles shall be provided to the stormwater detention tract per the
requirements in the 2022 RSWDM if the facility will be publicly maintained.
11. Critical areas that may affect surface water review, the east portion of project site is within
regulated slopes.
12. Erosion control measures to meet the City requirements shall be provided.
13. A Construction Stormwater General Permit from the Washington Department of Ecology is
required since the land disturbance of the site exceeds one acre. A Stormwater Pollution
Prevention Plan (SWPPP) is required for this site.
14. 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.
15. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is based on the
2021 King County Surface Water Design Manual. All projects vested on or after June 22, 2022 will
be subject to these new stormwater requirements. Please refer to RMC 4-1-045 for information
regarding project vesting.
16. 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 2024 Surface water system development fee is $0.92 per square foot of new
impervious surface, but no less than $2,300.00.
b. The full schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10593568&dbid=1&repo=Cit
yofRenton
TRANSPORTATION
1. 108
th Avenue SE is located in the City of Kent. The applicant should contact the City of Kent and
WSDOT to determine frontage improvement requirements along the 108th Avenue SE frontage.
2. King County Assessors maps show 107th Ave SE is a Private Street with a property width of 30
and paved lane width of 16 and owned by the property located at 10625 SE 194 th St (parcel no.
662340-0218) as a contiguous portion of the property. Property records suggest that the 5
properties to the south (19415, 19423, 19431, 19439 and 10620) are beneficiaries of an access
easement and utilize 107th to access their homes. City of Renton COR Maps and initial review of
the parcel legal description (#6623400218) show 107th Ave SE as a 30 wide public right-of-way.
Windsor Court Duplex and Townhome_PRE23-000415 Page 4 of 5
January 11, 2024
The applicant will need to determine whether or not 107th Ave SE is private or public by
coordinating with King County Department of Assessments and the neighboring property owner.
3. If it is determined that 107
th is a private street, then access is infeasible at this location and access
will be required solely from 108th Ave SE at the discretion of the City of Kent.
4. In the event that 107
th is determined to be a public street, the applicant and the nearby property
owners may be able to reach an agreement to provide access. If this agreement is made, then
107th Ave SE and the southern half of SE 194th Street will be required to be deeded to the City of
Renton as public right-of-way.
5. Per RMC 4-6-060, the minimum right of way width for a residential access street is 53; 23 of
additional ROW dedication will be required along the project frontage. Half street improvements
shall include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot
planting strip, a 5-foot sidewalk, street trees and storm drainage improvements. The portions of
107th Ave SE not fronting the development property will need to be widened to 20 minimum to
provide fire access between SE 194th and SE 196th Streets.
6. In the event 107
th is determined to be private street and remains so and the project gains full
access from 108th Ave SE, the 23 ROW dedication and frontage improvements along the 107 th
corridor may still be required at the Citys discretion.
7. Refer to City code 4-4-080 regarding driveway regulations.
a. A minimum separation of 5 feet is required between driveway and the property line.
b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide
slotted drains.
c. The maximum width of single loaded garage driveway shall not exceed nine feet (9’) and
double-loaded garage driveway shall not exceed sixteen feet (16’).
8. Paving and trench restoration within the City of Renton right of way shall comply with the Citys
Restoration and Overlay requirements.
9. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090.
10. On and off-site ADA ramps, curbing, sidewalk and parking lot improvements will be reviewed in
conjunction with the civil construction permit and will require a grading plan consisting of spot
elevations and slopes showing that ADA and City specifications are being met.
11. Street lighting is required along all public street frontages for projects with more than four
residential units. For this project street lighting could be required along the 107th Avenue SE
frontage and the frontage of any new public street. Street lighting may be required by the City of
Kent and/or WSDOT along the 108th Avenue SE frontage. Required streetlights along City of
Renton streets shall be per City standards. A street lighting analysis and plan shall be submitted
with the construction permit.
12. A traffic impact analysis is required when 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. If the number of proposed trips estimated by the applicant engineer using the current
ITE Trip Generation book is more than 20 trips in either morning peak or evening peak, then level
of service study is required. The applicant engineer can contact the City to determine the extent
of the traffic study that will be required for the project. If the peak trips exceed 20, a traffic impact
study will be required to be included with the land use application.
13. The development is subject to transportation impact fees. Fees will be charged based on the rate
at the time of building permit issuance.
a. Unless otherwise noted on the fee schedule, the 2024 transportation impact fee is
$8,031.94 per net new PM peak hour person vehicle trip.
Windsor Court Duplex and Townhome_PRE23-000415 Page 5 of 5
January 11, 2024
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 2024 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.
7. A demo permit is required for the demolition of the existing building. The demo permit shall be
acquired through the building department.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2023\PRE23-000415
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:January 11, 2024
TO:Pre-Application File No. 23-000415
FROM:Clark H. Close Principal Planner
SUBJECT:Windsor Court 19411 and 19505 108th Ave SE, Renton, WA
98055
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 a residential multifamily development on two
abutting parcels located at 19411 and 19505 108th Ave SE (APNs 6623400232, 6623400233). Both
parcels are located on the City of Kent border (108th Ave SE). Together, the two (2) parcels total
111,381 square feet (2.56 acres) in size and are within the Residential-14 (R-14) zoning designation
and have a comprehensive plan designated of Residential High Density (RHD). The applicant is
proposing to construct 14 new multifamily buildings (8 duplexes, 5 3-unit townhome, and 1
4-unit townhome) for a total of thirty five (35) new dwelling units. The dwelling units would be
sold as condominiums. Access is proposed from 108th Ave SE, including one primary access and
one secondary emergency access. According to COR Maps, the site is mapped with regulated
slopes (>15% & <=25%) and the Springbrook Wellfield Protection Area Zone 1 (Modified). Panther
Creek, a Type F culverted stream, is mapped approximately 55 feet to the northeast of the project
site.
Current Use: According to the applicant, the project site is currently developed with single family
residence and a warehouse storage facility. Warehouse storage is not an allowed use in the R-14
Zone. The existing structures are proposed to be replaced with attached dwelling units.
1.Zoning/Land Use Designation, and Overlays: The property is located within the Residential
High Density (RHD) land use designation and the Residential-14 (R-14) zoning designation. The
Residential High Density Land Use designation is intended to create new units where access,
topography, and adjacent land uses create conditions appropriate for a variety of housing unit
types, or where there is existing multifamily development. The property is not located in one
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of the four (4) urban design districts. Attached dwellings duplexes and townhouses are
permitted uses within the R-14 zone.
2.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).
Density The subject property is zoned Residential-14 (R-14). The minimum density in the R-
14 zone is 7.0 dwelling units per net acre (du/ac) and the density is 14.0 du/ac. The area of
public and private streets (including driveway tracts) and critical areas (excluding buffers)
would be deducted from the gross site area to determine the net site area prior to calculating
density. In order to calculate the proposed density of the project, any area of public road,
private easement, and/or critical area dedication must be known. The gross site area is
approximately 2.56 acres. Based on the gross site area of 2.56 acres, thirty five (35) attached
dwelling units would result in a gross density of 13.67 du/ac (35 units / 2.56 acres = 13.67
du/ac). The proposed gross density of 13.67 du/ac meets the maximum density allowed for
the R-14 zone, however, compliance would be required based on net density at the time of
formal land use application. Net density is the calculation of the number of housing units
and/or lots that would be allowed on a property after critical areas, i.e., very high landslide
hazard areas, protected slopes, wetlands, streams and lakes, or floodways, and public rights-
of-way and legally recorded private access easements, are subtracted from the gross area
(gross acres minus streets and critical areas multiplied by allowable housing units per acre).
The applicant would be required to submit a density worksheet demonstrating compliance
with net density requirements of the zone at the time of formal application.
Minimum Lot Size, Width and Depth The minimum lot size in the R-14 zone is 3,000 square
feet for detached dwellings. There is no minimum lot size for attached dwellings. The minimum
lot depth is 60 feet. The minimum lot width is 30 feet for interior lots and 40 feet for corner
lots. The existing lots appear to comply with the lot dimensional requirements for the R-14
zone. Submitted plans would need to show compliance with the required lot size and
dimensional standard with the land use application.
Setbacks Setbacks are the minimum required distance between the building footprint and
the property line and any private access easement. The required setbacks in the R-14 zone are
15 feet for the front yard (except when all vehicle access is taken from an alley, then it is 10-
feet), 10 feet for the rear yard, 4 feet for unattached sides and zero feet for attached side(s)
for interior side yards, and 15 feet for secondary front yards. The subject property is a through
lot and therefore front yard setbacks shall be taken from both 107th Ave SE and 108th Ave
SE. It is the applicants responsibility to demonstrate compliance with the setbacks for the
parent site(s) at the time of formal land use application.
Building Height The maximum wall plate height is 24 feet with 3 stories. Roofs with a pitch
equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum
wall plate height; common rooftop features, such as chimneys, may project an additional four
(4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings,
etc.) shall not extend above the maximum wall plate height unless the projection is stepped
back one-and-a-half (1.5) horizontal feet from each faade for each one (1) vertical foot above
the maximum wall plate height. The pre-application materials did not indicate a proposal for
building height expansion. An increase up to 32 feet is possible subject to administrative
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conditional use permit approval. Elevations were not provided with the preapplication
materials. Building height would be verified at the time of formal application.
Impervious Surface Coverage The maximum impervious surface would be limited to 80%.
Impervious surface requirements for the parent site would be verified at the time of land use
and building permit review.
Maximum Number of Units per Building No more than 6 units per building.
3.Residential Design and Open Space Standards: All new primary dwelling units within the R-14
zone are required to meet applicable standards within RMC 4-2-115 Residential Design and
Open Space Standards. In addition, any retained dwelling units included in the development
must also comply with these standards. The standards of the Site Design subsection are
required to be addressed at the time of subdivision application. When new dwelling units are
created in the R-14 zone any retained dwelling units included in the development shall comply
with the standards of this section. The following are applicable subsections in the R-14 zone.
•Lot Configuration
o 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
easement or pipestems shall be prohibited. Compliance with these requirements
would be reviewed at the time of land use application.
•Garages
o The visual impact of garages shall be minimized, while porches and front doors
shall be the emphasis of the front of the home. Garages shall be located in a
manner that minimizes the presence of the garage and shall not be located at the
end of view corridors. Alley access is encouraged. If used, shared garages shall be
within an acceptable walking distance to the housing unit it is intended to serve.
Compliance with these requirements would be reviewed at the time of land use
application.
•Open Space: Open space is a significant element in the development of livable
communities and creates opportunities for good health.
o Landscaping: All new buildings and new storm drainage facilities are subject to
RMC 4-4-070, Landscaping.
o Standards for Parks: For developments that are less than ten (10) net acres: No
park is required, but is allowed.
o Standards for Common Open Space: Development of four (4) or more units:
Required to provide common open space as outlined below. Above ground
drainage facilities (i.e., ponds, swales, ditches, rain gardens, etc.) shall not be
counted towards the common open space requirement.
1. For each unit in the development, three hundred fifty (350) square feet of
common open space shall be provided.
2. Open space shall be designed as a park, common green, pea-patch, pocket
park, or pedestrian entry easement in the development and shall
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include picnic areas, space for recreational activities, and other activities
as appropriate.
3. Open space shall be located in a highly visible area and be easily accessible
to the neighborhood.
4. 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 at least thirty feet (30’) in at least one
dimension. For sites larger than one acre in size, open space(s) shall be at
least forty feet (40’) in at least one dimension. For all sites, to allow for
variation, open space(s) of less than the minimum dimension (thirty feet
(30’) or forty feet (40’), as applicable) are allowed; provided, that when all
of a sites open spaces are averaged, the applicable dimension
requirement is met.
5. 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.
6. Pea-patches shall be at least one thousand (1,000) square feet in size with
individual plots that measure at least ten feet by ten feet (10’ x 10’).
Additionally, the pea-patch shall include a tool shed and a common area
with space for compost bins. Water shall be provided to the pea-patch.
Fencing that meets the standards for front yard fencing shall surround the
pea-patch with a one foot (1’) landscape area on the outside of the fence.
This area is to be landscaped with flowers, plants, and/or shrubs.
7. Grass-crete or other pervious surfaces may be used in the common open
space for the purpose of meeting the one hundred fifty feet (150’)
distance requirement for emergency vehicle access but shall not be used
for personal vehicle access or to meet off-street parking requirements.
8. Common open space areas shall have a maximum slope of five percent
(5%).
9. Obstructions, such as retaining walls and fences, shall not be placed in
common open spaces.
A 35-unit development would require a minimum of 12,250 square feet for
common open space (35 units x 350 square feet = 12,250 square feet).
Compliance with these open space standards would be reviewed at the time of
land use application.
o Standards for Private Yards: Developments of four (4) or more dwelling units:
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.
Review for compliance with private yard standards would be verified at the time
of land use review.
o Sidewalks, Pathways, and Pedestrian Easements: All of the following are
required.
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1. Sidewalks shall be provided throughout the neighborhood. The sidewalk
may disconnect from the road, provided it continues in a logical route
throughout the development. Permeable pavement sidewalks shall be
used where feasible, consistent with the Surface Water Design Manual.
2. Front yards shall have entry walks that are a minimum width of three feet
(3’) and a maximum width of four feet (4’).
3. 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.
4. Pedestrian Easement Plantings: Shall be planted with plants and trees.
Trees are required along all pedestrian easements to provide shade and
spaced twenty feet (20’) on center. Shrubs shall be planted in at least
fifteen percent (15%) of the easement and shall be spaced no further than
thirty-six inches (36") on center.
5. For all homes that do not front on a residential access street, limited
residential access street, a park, or a common green: Pedestrian entry
easements that are at least fifteen feet (15’) wide plus a five-foot (5’)
sidewalk shall be provided.
It does not appear that this section is being met. Review for compliance with
standards would be verified at the time of land use application.
•Residential Design:
o Primary Entry: Entrances to homes shall be a focal point and allow space for social
interaction. Front doors shall face the street and be on the faade closest to the
street. When a home is located on a corner lot (i.e., at the intersection of two
roads or the intersection of a road and a common space) a feature like a wrapped
porch shall be used to reduce the perceived scale of the house and engage the
street or open space on both sides.
▪Both of the following are required: The entry shall take access from and
face a street, park, common green, pocket park, pedestrian easement, or
open space, and the entry shall include a porch or stoop with a minimum
depth of five feet (5’) and minimum height twelve inches (12") above
grade. Exception: in cases where accessibility (ADA) is a priority, an
accessible route may be taken from a front driveway.
o Faade Modulation: Buildings shall not have monotonous faades along public
areas. Dwellings shall include articulation along public frontages; the articulation
may include the connection of an open porch to the building, a dormer facing the
street, or a well-defined entry element.
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▪Both of the following are required: 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 a
minimum of one side articulation that measures at least one foot (1’) in
depth shall occur for all facades facing streets or public spaces.
o Windows and Doors: Windows and front doors shall serve as an integral part of
the character of the home. Front doors shall be a focal point of the dwelling and
be in scale with the home. All doors shall be of the same character as the home.
▪All of the following are required: Primary windows shall be proportioned
vertically, rather than horizontally, and vertical windows may be
combined together to create a larger window area, and all doors shall be
made of wood, fiberglass, metal, or glass and trimmed with three and one-
half inches (3 1/2") minimum head and jamb trim around the door, and
screen doors are permitted, and primary entry doors shall face a street,
park, common green, pocket park, or pedestrian easement and shall be
paneled or have inset windows, and sliding glass doors are not permitted
along a frontage elevation or an elevation facing a pedestrian easement.
o Scale, Bulk and Character: A diverse streetscape shall be provided by using
elevations and models that demonstrate a variety of floor plans, home sizes, and
character. Neighborhoods shall have a variety of home sizes and character.
▪All of the following are required: The primary building form shall be the
dominating form and elements such as porches, principal dormers, or
other significant features shall not dominate, and primary porch plate
heights shall be one story. Stacked porches are allowed, and to
differentiate the same models and elevations, different colors shall be
used, and for single family dwellings, no more than two (2) of the same
model and elevation shall be built on the same block frontage and the
same model and elevation shall not be abutting, adjacent, or diagonal.
o Roofs: Roofs shall represent a variety of forms and profiles that add character and
relief to the landscape of the neighborhood. The use of bright colors, as well as
roofing that is made of material like gravel and/or a reflective material, is
discouraged.
o Eaves: The design of eaves and overhangs act as unifying elements in the
architectural character of a home. When sized adequately and used consistently,
they work to create desirable shadows that help to create visual interest especially
from blank, unbroken wall planes. Eaves should be detailed and proportioned to
complement the architectural style of the home.
▪The following is required: 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.
o Architectural Detailing: Architectural detailing contributes to the visual appeal of
a home and the community. It helps to create a desirable human scale and a
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perception of a quality, well-designed home. Architectural detail shall be provided
that is appropriate to the architectural character of the home. Detailing like trim,
columns, and/or corner boards shall reflect the architectural character of the
house.
▪All of the following are required: Three and one-half inches (3 1/2")
minimum trim surrounds all windows and details all doors, and at least
one of the following architectural details shall be provided on each home:
shutters, knee braces, flower boxes, or columns, and 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 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.
o Materials and Colors: A diversity of materials and color shall be used on homes
throughout the community. A variety of materials that are appropriate to the
architectural character of the neighborhood shall be used. A diverse palette of
colors shall be used to reduce monotony of color or tone.
▪All of the following are required: Acceptable exterior wall materials are:
wood, cement fiberboard, stucco, stone, and standard sized brick three
and one-half inches by seven and one-half inches (3 1/2" x 7 1/2") or three
and five-eighths inches by seven and five-eighths inches (3 5/8" x 7 5/8").
Simulated stone, wood, stone, or brick may be used to detail homes, and
when more than one material is used, changes in a vertical wall, such as
from wood to brick, shall wrap the corners no less than twenty four inches
(24"). The material change shall occur at an internal corner or a logical
transition such as aligning with a window edge or chimney. Material
transition shall not occur at an exterior corner, and multiple colors on
buildings shall be provided. Muted deeper tones, as opposed to vibrant
primary colors, shall be the dominant colors. Color palettes for all new
structures, coded to the home elevations, shall be submitted for approval,
and futters and downspouts shall be integrated into the color scheme of
the home and be painted, or of an integral color, to match the trim color.
o Utilities: Utility boxes that are not located in alleyways or away from public
gathering spaces shall be screened with landscaping or berms.
▪Utility boxes that are not located in alleyways or away from public
gathering spaces shall be screened with landscaping or berms.
Architectural building elevations were not provided. Compliance with all applicable specific
requirements would be reviewed at the time of land use application.
4.Refuse and Recycling Areas: Multi-family residences using thirty-five (35) gallon garbage carts
or smaller must be provided either within the garage or outside. Storage within a garage must
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be appropriately sized to accommodate both vehicles and refuse and recycling carts. Storage
space for carts must measure at least two feet by six feet (2 x 6) floor area and sixty inches
(60) high. This space must be identified on floor plans. Storage located outside must measure
at least two feet by six feet (2 x 6) in size and be located on the same lot as the dwelling in a
side or rear yard. Outdoor storage must be adequately screened from public view, made of
wood, masonry, or ornamental metal. A minimum of one and one-half (1-1/2) square feet per
dwelling unit in multi-family residences shall be provided for recyclables deposit areas. A
minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas.
A total minimum area of eighty (80) square feet shall be provided for refuse and recyclables
deposit areas. See RMC 4-4-090 for additional information and standards. The submitted
materials do not provide enough information to demonstrate compliance with the refuse and
recycling standards. Compliance with the refuse and recyclable standards for multi-family
use must be demonstrated at the time of formal application.
5.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 would also be required. Landscaping may include
hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc.
Minimum planting strip widths between the curb and sidewalk are established according to
the street development standards of RMC 4-6-060. Street 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; 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 Citys 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.
When a residential multi-family zone or use is abutting a less intense residential zone a fifteen-
foot (15’) wide partially sight-obscuring landscaped visual barrier, or ten-foot (10’) wide fully
sight-obscuring landscaped visual barrier, is required along the common property line. A
conceptual landscape plan shall be provided with the land use application as prepared by a
licensed 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.
6.Significant Tree Retention: When significant trees (greater than 6-inch caliper or 8-caliper
inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree
retention plan along with an arborist report, tree retention plan and tree retention worksheet
shall be provided with the formal land use application as defined in RMC 4-8-120. The tree
retention plan must show preservation of at least 30% of significant trees. Please refer to RMC
4-4-1
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30, Tree Retention and Land Clearing Regulations for further general and specific tree
retention and land clearing requirements.
In addition to retaining a minimum of 30% of existing significant trees, each new lot would be
required to provide a minimum tree density of 30 tree credits per net acre. Tree credits
encourage retention of existing significant trees with larger trees being worth more tree
credits.
TREE SIZE TREE CREDITS
New small species tree 0.25
New medium species tree 1
New large species tree 2
Preserved tree 6 9 caliper inches 4
Preserved tree 10 12 caliper inches 5
Preserved tree 12 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
Protected trees shall be retained in the order of priority listed in RMC 4-4-130H.2. Protection
of trees or groves by placement within a dedicated tract (Tier 1) is the highest priority.
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.
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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 4-4-130H.1.e 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.
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 wall and bottom of wall elevations. A fence and/or wall detail should also be included
on the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from
the bottom of the footing to the finish grade at the top of the wall requires a building permit.
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 4-4-040D. 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.
8.Parking: Townhouse development requires a minimum and maximum of two (2) onsite parking
stalls per dwelling unit. Attached dwellings in the R-14 zone require 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. Parking spaces within the garages
shall be a minimum of 9x20. Parking stalls within garages may count toward minimum
requirements.
One-half (0.5) bicycle parking space is required per each dwelling unit for all residential
developments that exceed five (5) residential units. Spaces shall meet the requirements of
RMC 4-4-080F11c, Bicycle Parking Standards. Compliance with the parking standards shall be
demonstrated at the time of formal land use application. Please refer to RMC 4-4-080F for
parking lot design standards.
9.Access/Driveways: Primary and secondary emergency access is proposed from 108th Ave SE.
Driveways shall not be closer than five feet (5) to any property line and not exceed 40 percent
(40%) of the street frontage. There shall be a minimum of eighteen feet (18’) between driveway
curb returns where there is more than one driveway on property under single ownership or
control and used as one premises. The maximum driveway slope shall not exceed eight percent
(8%). The Administrator may allow a driveway to exceed eight percent (8%) slope but not more
than fifteen percent (15%) slope in the absence of any reasonable alternative.
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To ensure adequate vehicular maneuvering area, garages that are accessed through alleys shall
be set back as follows: nine-foot (9’) garage doors shall be at least twenty six feet (26’) from
the back edge of the alley; or sixteen-foot (16’) garage doors shall be at least twenty four feet
(24’) from the back edge of the alley. The submitted materials do not provide enough detail
to demonstrate compliance with access and driveway requirements. Compliance with access
and parking requirements would be verified at the time of land use application.
10.Critical Areas: According to COR Maps, there are regulated slopes (>15% & <=25%),
Springbrook Wellfield Protection Area Zone 1 (Modified), and Panther Creek (a Type F
culverted stream). Whenever a proposed development requires a development permit and a
geologic hazard is present on the site of the proposed development geotechnical studies by
licensed professionals, such as a geotechnical engineer and/or engineering geologist, are
required. The required study shall demonstrate the following review criteria can be met: (a)
The proposal will not increase the threat of the geological hazard to adjacent or abutting
properties beyond pre-development conditions; and (b) The proposal will not adversely impact
other critical areas; and (c) The development can be safely accommodated on the site. The
geotechnical study must meet the requirements set forth in the City of Renton Critical Areas
Regulations, RMC 4-3-050. Per RMC 4-3-050 the City may require an independent secondary
review of any valid geotechnical reports by a qualified specialists selected by the City, at the
applicants expense. Based upon the results of a geotechnical report and/or independent
review, conditions of approval for developments may include increased buffers and/or
increased setbacks from buffers. Buffers are established from the top, toe, and sides of slopes.
Alterations to critical areas buffers is subject to RMC 4-3-050I.
Type F streams require a minimum buffer of 115 feet with an additional structure setback from
the buffer of 15 feet. Alterations to stream buffers may be permitted in the case of degraded
stream buffer width with enhancement or an averaged stream buffer width per RMC 4-3-050I.
No buffers are required along segments of piped or culverted streams. The City would require
easements and setbacks from pipes or culverts consistent with stormwater requirements in
RMC 4-6-030 and the adopted drainage manual. It is the applicants responsibility to
determine whether any other critical areas are present on the site prior to formal land use
application.
11.Environmental Review: The proposed project would be subject to Washington State
Environmental Policy Act (SEPA) due to the construction of more than nine (9) dwelling units
per RMC 4-9-070G.1.b. Therefore, an environmental checklist is a submittal requirement. An
environmental determination will be made by the Renton Environmental Review Committee.
12.Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the
R-14 zone. The purpose of the site plan review process is to analyze the detailed arrangement
of project elements to mitigate negative impacts where necessary to ensure project
compatibility with the physical characteristics of a site and with the surrounding are. Site plan
review ensures quality development consistent with the City goals and policies. Site Plan
review analyzes elements including, but not limited to, site layout, building orientation and
design, pedestrian and vehicular environment, landscaping, natural features of the site,
screening and buffering, parking and loading facilities, and illumination to ensure compatibility
with the potential future development. Decision criteria for site plan approval are itemized in
RMC 4-9-200E.3.
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13.Permit Requirements: The proposal would require administrative site plan review and
Environmental (SEPA) Review. The application would be reviewed within an estimated time
frame of 6-8 weeks. The 2024 fees would total $5,071.50 ($3,030.00 Admin. Site Plan Review
+ $1,800.00 Environmental Review + $241.50 Technology Fee (5%) = $5,071.50). Each
modification request is $290.00. A 5% technology fee added to the total cost of the reviews
would also be assessed at the time of land use application. All fees are subject to change.
Detailed information regarding the land use permit application submittal requirements can be
found on the Site Plan Review checklist. Other informational applications and handouts can be
found on the Citys Digital Records Library. The City requires electronic plan submittal for all
applications. Please refer to the Citys Electronic File Standards.
14.Public Notice Requirements:
Public Information Sign Public Information Signs are required for all Type II 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 Meeting Please note a neighborhood meeting, according to RMC 4-8-090, is required
for:
a. Preliminary plat applications;
b. Planned urban development applications; and
c. Projects estimated by the City to have a monetary value equal to or greater than ten
million dollars ($10,000,000), unless waived by the Administrator.
The intent of this meeting is to facilitate an informal discussion between the project developer
and the neighbors regarding the project. The neighborhood meeting occurs after a pre-
application meeting and before submittal of applicable permit applications. The public meeting
shall be held within Renton city limits, at a location no further than two (2) miles from the
project site.
Public Outreach Sign Preliminary plats, planned urban developments, or projects estimated
to have a monetary value equal to or greater than ten million dollars would require the
applicant to install a public outreach sign. Public outreach signs are intended to supplement
information provided by public information signs by allowing an applicant to develop a
personalized promotional message for the proposed development. The sign is also intended
to provide the public with a better sense of proposed development by displaying a colored
rendering of the project and other required or discretionary information that lends greater
understanding of the project.
15.Impact Fees: In addition to the applicable building and construction fees, impact fees would
be required. The fee in effect at the time of residential building permit issuance will apply. For
informational purposes, the 2024 impact fees are as follows:
•A Transportation Impact Fee assessed at $6,987.79 per each new townhome housing
dwelling unit or $6,184.59 per each new multifamily housing dwelling unit.
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•A Parks Impact Fee assessed at $2,659.70 per each new duplex housing dwelling unit or
$2,531.21 per each new multifamily housing dwelling unit with 3 or 4 units.
•A Fire Impact Fee assessed at $421.98 per each new duplex housing dwelling unit or
$579.41 per each new multifamily housing dwelling unit.
•A Renton School District Impact Fee assessed at $4,257 (plus a 5% administrative fee) per
each new multifamily or duplex housing dwelling unit.
A handout listing all of the Citys Development related fees is available for your review at
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=CityofRen
ton.
16.Next Steps: When the formal application materials are complete, the applicant shall have the
materials pre-screened prior to submitting the complete application package. Please contact
Clark H. Close Principal Planner at 425-430-7289 or cclose@rentonwa.gov to submit prescreen
materials and subsequent land use application.
17.Expiration: Upon site plan approval, the site plan approval is valid for two (2) years with a
possible two-year extension. A single two (2) year extension may be granted for good cause by
the Administrator. It is the responsibility of the owner to monitor the expiration date.
King
King County iMap
Date: 1/19/2023 Notes:
The information included on this map has been compiled by King County staff from a variety of sources and is subject to changewithout notice. King County makes no representations or warranties, express or implied, as to accuracy, completeness, timeliness,or rights to the use of such information. This document is not intended for use as a survey product. King County shall not be liablefor any general, special, indirect, incidental, or consequential damages including, but not limited to, lost revenues or lost profitsresulting from the use or misuse of the information contained on this map. Any sale of this map or information on this map isprohibited except by written permission of King County.±