HomeMy WebLinkAboutPre-app Mtg Summary - 22-000303.pdf1
PRE-APPLICATION MEETING FOR
Solera Townhomes
PRE22-000303
CITY OF RENTON
Department of Community & Economic Development
Planning Division
September 22, 2022
Contact Information:
Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov
Public Works Plan Reviewer: Michael Sippo, 425-430-7298, msippo@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org
Building Official: Rob Shuey, 425-430-7290, 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 project manager to have it pre-screened before
making all of the required copies.
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).
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FIRE & EMERGENCY SERVICES DEPARTMENT
M E M O R A N D U M
DATE: September 8, 2022
TO: Alex Morganroth, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Solera Townhomes
Comments based on the assumption that these units will be built under the International Residential
Code. Starting February 1st, 2021, townhomes over 4 units will require sprinklers per Washington State
building code amendment.
1. The highest fire flow requirement would be for the proposed four -unit buildings at the rate of
3,250 gpm if built with non-rated construction and no fire sprinklers, which is the base residential code
requirement for the proposed four-unit buildings. Four fire hydrants are required. One within 150-feet
and three within 300-feet of each of the proposed buildings. Looped water mains are required to be
provided for all buildings with fire flows over 2,500 gpm per city ordinance.
The fire flow for the five-unit buildings would be 2,750 and fire flow for the six-unit buildings would be
3,000 gpm. These buildings are larger but are required to have residential style fire sprinkler systems
fed from a domestic water meter. These building would require three fire hydrants each.
Water system requirements and plans have been approved with the previous Phase I development. It
does include building separations and sidewalks between the buildings proposed along Jefferson
Avenue.
2. The fire impact fees are applicable at the rate of $829.77 per townhome unit. This fee is paid at
building permit issuance.
3. Fire department apparatus access roadways are required to be minimum 20-feet wide fully
paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed
to support a 30-ton vehicle with 75-psi point loading. Access is required within 150-feet of all points on
all buildings. Dead end streets that exceed 150-feet in length require an approved turnaround.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: September 21, 2022
TO: Alex Morganroth, Senior Planner
FROM: Michael Sippo, Civil Engineer III, Plan Review
SUBJECT: Solera Townhomes
2805, 2822, 2826, 2828, 2830, 2832, 2834
Sunset Ln NE
& 975 NE 12th ST
PRE22-000303
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(s) 722780-1235, -1405
and -1785. The following comments are based on the pre-application submittal made to the City of Renton by the
applicant and the Solera Master Site Plan land-use files (LUA18-000490 & LUA 20-000305).
WATER
1. The project is within the City of Renton’s water service area in the Highlands 565-hydraulic zone. Note, the
comments below are based on the assumption that the 12-inch water main in Harrington Pl NE (from NE
11th St to NE 12th St) will be design and construction as part of the current Civil Construction Permit C21-
001020.
2. The following high pressure (565 hydraulic zone) water mains exist adjacent to the site:
a. 12-inch water main in NE Sunset Blvd (W-3179) east of the site with a capacity of 4,000 gallons
per minute (gpm)
b. 12-inch water main in NE 10th St (W-3875) south of the site with a capacity of 4,600 gpm
c. 10-inch water main in Kirkland Ave NE (W-0092) northeast of the site with a capacity of 3,300
gpm
d. 8-inch water main in NE 12th St (W-1418) north of the site with a capacity of 2,000 gpm
3. As part of the Solera Civil Construction Permit, C21-001020:
a. 12-inch water main extensions are proposed and will be constructed in Jefferson Ave NE, NE 11th
St, and Harrington Pl NE. The extensions will tie into the existing 12-inch water main in NE 10th St
(W-3875) on the south end of the site, the existing 12-inch water main in NE Sunset Blvd (W-
3179) on the east end of the site, and the existing 8-inch water main in NE 12th St (W-1878) on the
north end of the site (two connections).
b. 8-inch water main stubs are proposed and will be constructed from the new 12-inch main in
Jefferson Ave NE into Alley A and Alley C to serve development in Blocks C and D. The engineer
should verify that the proposed size of these stubs is appropriate based on fireflow requirements
from the Renton RFA.
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c. The existing 8” low pressure (435 hydraulic zone) water main in Sunset Lane NE and Harrington Pl
NE will be removed or abandoned and existing services in Harrington Pl NE will be transferred to
the new 12” water main by City forces after construction of that main.
4. Static water pressure is approximately 91 psi at elevation 354.
5. Based on the project information submitted by the applicant for the pre-application meeting, Renton
Regional Fire Authority has determined that the preliminary fire flow demand for the proposed
development is 3,250 gpm for the three and four-unit buildings (assuming non-rated construction and no
fire sprinklers), 2,750 gpm for the five-unit buildings, and 3,000 gpm for the six-unit buildings. Note, starting
February 1st, 2021, townhomes over 4 units require sprinklers per State amendment. The following water
system improvements are conceptual in nature and will be dependent upon final fire flow and hydrant
location requirements determined by the Renton Regional Fire Authority upon submittal of sufficient
information by the applicant:
6. Installation of looped water mains around the buildings since the fireflow demand exceeds 2,500 gpm.
The layout of Block C submitted with the Land Use Application, LUA20-000305, and this pre-application
does not provide space for a looped water main along the northern frontage. The applicant should work
with the Renton RFA to obtain a required fireflow of 2,500 gpm or less for the townhomes in this area or
provide space for a 15’ wide water utility easement (20’ wide if located between buildings) for a new 12”
water main to connect from the 12” water main at the intersection of NE 11th St and Harrington Place to
the existing 12-inch in NE 10th Street (W-3875).
7. Installation of water mains 8” minimum in diameter within the interior alleys and unit lot drives roads
fronting the buildings. Final water main sizing will be determined based on final fireflow requirements from
the Renton RFA.
8. A separate 1-inch minimum domestic water service line and meter is required for each for each townhome
unit.
9. A DCVA is required downstream of the meter on private property for townhomes served by a fire sprinkler
system.
10. Townhomes three stories or higher require a DCVA immediately downstream of the meter on private
property for premise isolation.
11. A pressure reducing valve (PRV) is required downstream of the domestic water meters because the water
pressure is over 80 psi.
12. Meter sizing shall be based on Uniform Plumbing Code meter sizing criteria.
13. Installation of a landscape irrigation meter and double check valve assembly (DCVA), as applicable.
14. Civil plans for the water main improvements will be required and must be prepared by a professional
engineer registered in the State of Washington. Please refer to City of Renton General Design and
Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2021 Water System
Plan.
15. 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 water main.
16. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water
main is inside a steel casing.
17. The site is located is not located within an Aquifer Protection Area.
18. The development is subject to the City’s Sunset Lane latecomer’s assessments for roadway and utilities
improvements. Note, the latecomers assessment for Parcel 8 (current proposal) was paid during issuance
of Civil Construction Permit C21-001020.
19. The development is subject to a water system development charge (SDC) fee. The SDC fee for water is based
on the size of the new domestic water to serve the project. The current 2022 water fee for a single 1-inch
meter is $4,500.00 per meter, 1-1/2 inch meter is $22,500.00 and a 2-inch meter is $36,000.00. The SDC for
fire meters based on fire-line supply size is $3,005.00 for 1-1/2 inch meter, $4,807.00 for a 2-inch meter,
$9,615.00 for a 3-inch meter, $15,023.00 for a 4-inch meter and $30,046.00 for a 6-inch meter. A water
system redevelopment credit is applicable to all existing water meters that were abandoned.
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SEWER
1. Sewer service is provided by City of Renton.
2. There is an existing 8-inch wastewater main located in Sunset Lane NE (see City plan no. S-1114).
3. There is an existing 8-inch wastewater main located in the vacated right-of-way of Harrington Place NE (see
City plan no. S-1114).
4. There is an existing 8-inch wastewater main located in NE 10th Street (see City plan no. S-3875).
5. There is an existing 8-inch wastewater main located in NE 12th Street (see City plan no. S-1114).
6. There is an existing private 8-inch wastewater main located across parcel number -1405 and the northwest
portion of parcel -1205 which connects into a manhole in NE 12th Street (see City plan no. S-1114). This
shall be cut and capped at the right of way prior to abandonment/removal.
7. The existing sewer main in the vacated Harrington right-of-way will be required to be abandoned and
manhole MH0810 relocated or replaced onto the east property line of the 637730-0000 parcel.
8. All existing sewers will be required to be cut and capped during demolition of the properties. Existing
easements could be abandoned after the sewers have been demoed. New sewers shall be installed to serve
the development.
9. The developer will need to show how they propose to serve the new development with sanitary sewer
service to each of the buildings.
10. The development is subject to the City’s Sunset Lane latecomer’s assessments for roadway and utilities
improvements. Note, the latecomers assessment for Parcel 8 (current proposal) was paid during issuance
of Civil Construction Permit C21-001020.
11. The development is subject to a wastewater system development charge (SDC) fee. The 2022 SDC fee for
sewer is based on the size of the new domestic water to serve the project. The current sewer fee for a 1 -
inch meter is $3,500.00 per meter, 1-1/2 inch meter is $17,500.00 and a 2-inch meter is $28,000.00.
12. See map comments below (next page):
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SURFACE WATER
1. There is an existing 36-inch stormwater main located in NE 12th Street.
2. There is an existing 12-inch stormwater main located in Harrington Place NE.
3. There is an existing 18-inch stormwater main located in NE 10th Street.
4. There is an existing 12-inch stormwater main located at the intersection of NE 10th Street and Sunset Ln NE.
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5. The Sunset Regional Stormwater Facility, which consists of bioretention cells to infiltrate stormwater, is
located in the northeast corner of the Sunset Neighborhood Park. A portion of the tributary area directed
to the regional facility includes approximately 0.77 acres in area from the Greater Highland Shopping Center
north of NE 10th Street.
6. NE 12th Street is included in the Sunset Area Green Connections plan as outlined in the Sunset Area Surface
Water Master Plan. Installation of stormwater facilities upgrades, including an 8-ft bioretention stormwater
facility along the south side of NE 12th Street installed by the developer as a portion of Civil Construction
Permit C21-001020 for the Solera Master Plan.
7. Sunset Ln NE is included in the Solera Master Plan and will be constructed as a portion of Civil Construction
Permit C21-001020.
8. A drainage report complying with the current version of the City’s adopted 2022 Renton Surface Water
Design Manual (RSWDM) will be required. The current 2022 City of Renton Surface Water Design Manual
(RSWDM) can be accessed from the City of Renton website. 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.
9. Storm drainage improvements along all public street frontages (new internal site streets and existing public
roads) are required to conform to the City’s street standards. New conveyance systems shall be designed
and sized in accordance with the standards found in Chapter 4 of the 2022 Renton Surface Water Design
Manual. The applicant will be required to complete a full upstream and downstream analysis of the existing
conveyance system, which shall be submitted with the proposed land use application.
10. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWM 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.
11. Appropriate on-site BMPs will be required to help mitigate the new runoff created by this development. 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 civil construction permit application.
12. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is based on the 2021 King
County SWDM. Under the new 2022 RSWDM stormwater requirements, on-site BMP sizing credits for
modeling credits can no longer be used for privately maintained on-site BMPs, with the exception of full
dispersion and full infiltration BMPs.
13. A Construction Stormwater Permit from Department of Ecology has been obtained under the Solera Master
project.
14. 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 (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.
15. Any City utilities in existing public right-of-ways or easements that will be vacated or released as part of the
site redevelopment will need to be relocated as part of the site redevelopment by the applicant.
16. The development is subject to the City’s Sunset Lane latecomer’s assessments for roadway and utilities
improvements. Note, the latecomers assessment for Parcel 8 (current proposal) was paid during issuance
of Civil Construction Permit C21-001020.
17. Surface water system development fee is $0.84 per square foot of new impervious surface area, but not
less than $2,100.00. Surface water system development fee for new single-family residences is $2,100 per
residence. This is payable prior to issuance of the construction permit.
TRANSPORTATION
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1. The proposed development fronts Sunset Lane NE along the west property line(s) of parcel number
7227801225. Error! Reference source not found. is classified as a Residential Access Road. Existing right-
of-way (ROW) width is approximately 50 feet. Sunset Lane NE is included in the Solera Master Plan and will
be constructed as a portion of Civil Construction Permit C21-001020.
2. The proposed development fronts NE 10th Street along the south property line(s). Error! Reference source
not found. is classified as a Residential Access Road. NE 10th Street was constructed as a portion of the City
of Renton’s Sunset Lane NE Improvement Plan.
3. The proposed development fronts NE 12th Street along the north property line(s). NE 12th Street is classified
as a Collector Arterial Road. Existing right-of-way (ROW) width is approximately 50 feet. NE 12th Street is
included in the Solera Master Plan and will be constructed as a portion of Civil Construction Permit C21-
001020.
4. The proposed development fronts Harrington Place NE along the west property line(s). Harrington Place NE
is classified as a Residential Access Road. Existing right-of-way (ROW) width is approximately 50 feet. Sunset
Lane NE is included in the Solera Master Plan and will be constructed as a portion of Civil Construction
Permit C21-001020.
5. All new public streets for the development shall meet the minimum street standards as outlined in RMC 4-
6-060F. Alleys A, B and C may be required to become public with a minimum right-of-way width of 20’ based
on planning and setback requirements.
6. Seven alleys each with a pavement width of 16-ft, are proposed to provide access to each townhome unit.
a. Renton Regional Fire Authority has determined that the minimum alley width is 20’ and shall meet
turning radii required for fire apparatuses.
b. No parking is allowed within the 20-ft paved roadway of the alleys.
7. All street crossings shall meet ADA compliance.
8. 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. The maximum driveway width shall not exceed 30-feet.
9. Street lighting and street trees are required to meet current city standards. Street lighting design is included
in the Solera Master Plan and will be constructed as a portion of Civil Construction Permit C21-001020.
10. A traffic impact analysis was reviewed as a portion of the Solera Master Plan Civil Construction Permit C21-
001020.
11. The development is subject to the City’s Sunset Lane latecomer’s assessments for roadway and utilities
improvements. Note, the latecomers assessment for Parcel 8 (current proposal) was paid during issuance
of Civil Construction Permit C21-001020.
12. Payment of the transportation impact fee is applicable on the construction of the development at the time
of application for the building permit. The current rate of transportation impact fee for a townhome is
$10,861.69 per unit. The transportation impact fee that is current at the time of building permit application
will be levied, payable at building permit issue.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage
or within the site must be underground. The construction of these franchise utilities must be inspected and
approved by a City of Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-
way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. 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.
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4. All construction utility permits for utility and street improvements will require separate plan submittals. All
utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil
plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal
requirements:
http://rentonwa.gov/business/default.aspx?id=42473
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets.
6. Fees quoted in this document reflect the fees applicable in the year 2022 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.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: September 22, 2022
TO: Pre-Application File No. 22-000303
FROM: Alex Morganroth, Senior Planner
SUBJECT: Solera Townhomes
2805 NE 12th St; 2822, 2828, 2830, 2832, 2834 Sunset Blvd NE
(APNs 7227801235 and 7227801785)
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 applicant proposes to develop 96 townhouse units as part of Blocks C and D of the Solera
Master Plan. The original master site plan was approved under LUA18-000490 and included a total of 176
townhouse units to be developed in phases 4 and 5 of the project. The site plan was modified under LUA20-000305
and included a reduction in the number of townhouse units to 96 and a reduction in the number of phases for the
Solera Master Site Plan from 5 phases to 3 phases. The proposed townhouses would be developed under phase 3,
the final phase of the modified Solera Master Site Plan. The subject property is located on the north side of NE
Sunset Blvd between NE 10th St., Harrington Pl NE, and Sunset Ln NE and is comprised of two parcels at 2805 NE
12th St and 2822, 2828, 2830, 2832, 2834 Sunset Blvd NE (APNs 7227801235 and 7227801235). The project site
totals approximately 2.8 acres (10.8 acres overall for the entire Solera Master Site Plan area) and is located within
the Center Village (CV) zoning classification and Urban design District D. As part of the approved modified Master
Site Plan, the applicant is required to vacate Sunset Lane NE and dedicate a new spine road that is aligned with the
Sunset Lane NE park loop and Jefferson Ave NE. As shown on the proposed site plan, access to the townhouses
would be provided by a series of private alleys accessed via a driveway off of NE 11th St and a driveway off of the
new spine road connecting NE 10th St and NE 11th St. Parking would be provided via tandem garages contained
within the individual townhouse units. The site is located in a Wellhead Protection Area Zone 2.
Current Use: The subject property is comprised of two (2) parcels and Sunset Lane NE, which would be vacated as
part of the Solera Master Site Plan.
Zoning: The subject property is located within the Center Village zoning classification and Urban Design District D
overlay. Attached dwelling units – Townhomes are permitted within the CV zone where not abutting NE Sunset Blvd
east of Harrington Ave NE. In lieu of the Urban Design District standards, townhouses are subject to the standards
of RMC 4-2-115, Residential Design and Open Space Standards applicable to the R-10 and R-14 zone.
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Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial
Zoning Designations” effective at the time of complete application (noted as “CV standards” herein) and any special
requirements/limitations of the Sunset Area Community Planned Action Ordinance.
Density – The density range allowed in the CV zone is a minimum of 20.0 to a maximum of 80.0 dwelling units per
net acre (du/ac). Density Bonus Review allows densities of up to 30-percent above the maximum if the proposal
meets affordable housing requirements of RMC 4-9-065. Based on previous analysis in the staff report for LUA20-
000305, a site-wide net density for the Solera Master Plan was determined to be approximately 71 du/ac (651 units
/ 9.2 net acres = ~71 du/ac). The applicant would be required to demonstrate compliance with the density range
of the CV zone using net density calculations and a Density Worksheet would need to be submitted with the land
use application.
Minimum Lot Size, Width and Depth –The minimum lot size requirement of 25,000 square feet would be applicable
to any CV zoned lot that would be created as part of subdivision, lot combination, lot line adjustment. There are no
minimum lot width or depth requirements.
Lot Coverage – The maximum lot coverage for buildings is 65% of total lot area or 75% if parking is provided within
the building or within an on-site parking garage. Lot coverage is calculated using the horizontal area measured
within the outside of the exterior walls of all principal and accessory buildings on a lot including all covered decks
and porches. The maximum for the proposal would be 65-percent as surface parking is proposed for Block D.
Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and
any private access easement or tract.
Minimum Front Yard 15 ft. The minimum setback may be reduced to 0 ft. through the site
plan review process, provided blank walls are not located within the
reduced setback.
Maximum Front Yard 20 ft.
Minimum Secondary
Front Yard
15 ft. The minimum setback may be reduced to 0 ft. through the site
plan review process, provided blank walls are not located within the
reduced setback.
Maximum Secondary
Front Yard
20 ft.
Minimum Rear Yard None, except 15 ft. if lot abuts a lot zoned residential.
Minimum Side Yard None, except 15 ft. if lot abuts or is adjacent to a lot zoned residential
Clear Vision Area In no case shall a structure over 42 in. in height intrude into the 20 ft.
clear vision area defined in RMC 4-11-030.
Building Orientation - The front entry of residential only uses shall be oriented to a public or private street developed
to the City’s required street standards.
Height – Maximum building is 50 ft., except 60 ft. if the ground floor of the building is in commercial use. With
conditional use permit approval, heights may be increased if location, comprehensive plan, and effects on adjacent
or abutting properties criteria listed in RMC 4-2-120C.16 can be met. Building height could not be reviewed as
elevations were not provided.
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 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
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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 material does not show
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.
Landscaping: 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.
Street Frontage and ROW Landscaping - The minimum on-site landscape width required along street frontages is
10 feet. Street trees and groundcover in the ROW planter strip will also be required.
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 per subsection L2 of
this Section shall be planted within planting strips pursuant to the following standards, provided there shall
be a minimum of one street tree planted per lot.
a. Trees shall be selected from the City’s Approved Street Tree List based on the width of the planting strip
and the presence or lack of overhead power lines; provided, the Administrator and City arborist shall each
retain the right to reject any proposed cultivar regardless of whether or not the cultivar is on the City’s
Approved Street Tree List.
b. Street trees shall have a minimum caliper of two inches (2"), and be planted pursuant to the standards
promulgated by the City, which may require root barriers, structured soils, or other measures to help
prevent tree roots from damaging infrastructure.
c. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the
following intervals; provided, that, where right-of-way is constrained, irregular intervals and slight increases
or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet
required spacing distances from facilities located in the right-of-way including, but not limited to,
underground utilities, street lights, utility poles, traffic signs, fire hydrants, and driveways; such spacing
standards are identified in the City’s Approved Tree List. Generally, the following spacing is required:
i. Small-sized maturing trees: thirty feet (30') on center;
ii. Medium-sized maturing trees: forty feet (40') on center; and
iii. Large-sized maturing trees: fifty feet (50') on center.
Parking Lot Landscaping –
All parking lots shall have perimeter landscaping. Such landscaping shall be at least ten feet (10') in width
as measured from the street right-of-way. See RMC 4-4-070H.4 for planting requirements.
Surface parking lots with 15 to 50 parking stalls must provide a minimum of 15 square feet of landscaping
per parking space. Any interior parking lot landscaping area shall be sized to dimensions of at least eight
feet (8') by twelve feet (12'), not including the curb. There shall be no more than fifty feet (50') between
parking stalls and an interior parking lot landscape area.
Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. A
conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12, shall be
submitted at the time of formal land use application.
Tree Preservation: 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
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RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land
clearing requirements.
In addition to retaining a minimum of 30% of existing significant trees, 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
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Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater
than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees
over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or
trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down
if removed.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native
evergreen or deciduous trees; and other significant non-native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention
and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved
enhancement project within a critical area or its buffer.
The Administrator may require independent review of any land use application that involves tree removal and land
clearing at the City's discretion.
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The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the
Administrator's satisfaction that replacement requirements in RMC 4-4-130H1e can be met.
Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of
a property. The formal tree retention plan and arborist report submitted with the original land use application
would be required to be complied with for Phase III of the project.
Fences and Retaining Walls: If the applicant intends to install any fences or walls as part of this project, the location
must be designated on the landscape plan. A fence and/or wall detail should also be included on the plan as well.
Maximum height for fences and retaining walls for residential uses is 6-feet. Please refer to RMC 4-4-040 for fence
and retaining wall requirements.
Parking: Townhouse development requires a minimum and maximum of 2 onsite parking stalls per dwelling unit.
Parking spaces within the garages shall be a minimum of 9’x20’. Bicycle parking based on 0.5 spaces per one dwelling
unit would be required for the project. The bicycle parking shall be provided for secure extended use and shall
protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include
bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection.
Designated bicycle parking spaces within individual garages can count toward the minimum requirement.
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.
Additionally, the proposal would be required to provide one-half (0.5) bicycle parking space per one dwelling unit.
The bicycle parking provided for the residents shall provide for secure extended use and shall protect the entire
bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike
check-in systems, in-building parking, and limited access fenced areas with weather protection. Spaces within the
dwelling units or on balconies do not count toward the bicycle parking requirement. However, designated bicycle
parking spaces within individual garages (townhomes) can count toward the minimum requirement.
Please review RMC 4-4-080F.10 and RMC 4-4-080F.1 for further general and specific bicycle parking requirements.
Access: Driveway widths and quantity are limited by the driveway standards, in RMC 4-4-080I. Driveways shall not
be closer than 5 feet (5’) to any property line and not exceed 40 percent of the street frontage. The width of any
driveway shall not exceed 30 feet (30’).
There shall be no more than one driveway for each one hundred sixty five feet (165') of street frontage serving any
one property or among properties under unified ownership or control; for each one hundred sixty five feet (165')
of additional street frontage another driveway may be permitted.
A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a
smooth flow of traffic across abutting CA zoned lots without the need to use a street. Access may comprise the aisle
between rows of parking stalls, but is not allowed between a building and a public street
Unit Lot Drives: Unit lot drives may be constructed to serve unit lot subdivisions. Each unit lot drive may serve up
to nine (9) unit lots and shall be accessed by a public street. The paved roadway shall be a minimum of sixteen feet
(16') wide with curbing, although the Fire Department may require the paved roadway to be up to twenty feet (20')
wide. There shall be an eight foot (8') wide landscaping strip between the curb and a five foot (5') wide sidewalk
along one side of the unit lot drive. The City may elect to have a unit lot drive dedicated as a public roadway;
however, the City may require the unit lot drive to be privately.
Per modified Condition #19 as shown in the Hearing Examiner decision for LUA20 -000305 (Condition 1e), the
applicant shall submit a street modification request with the Site Plan Review applications for Block C and Block D
to modify the Unit Lot Drive standards and provide the private alley sections as shown on the townhome unit lot
subdivision. The street modification decision shall be reviewed and approved by the Current Planning Project
Manager with the Site Plan decision.
Residential Design and Open Space Standards (applicable to townhomes in the R-10 and RMF Zone): All new
residential dwelling units in the R-10 and RMF zone would be subject to the Residential Design Standards outlined
in RMC 4-2-115 for residential units in the R-10 and R-14 zone. Residential Design Review occurs as part of the
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Building Permit Review. For example, site design requirements for townhomes in the R-10 and RMF zones would
require 350 square feet of common open space for each unit in the development. Open space may not have a slope
greater than 5%. Each ground-related dwelling shall have a private yard that is at least 250 square feet in size with
no dimension less than eight feet (8') in width. 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. An
example of the residential design standard requirement includes building entry must take access from and face a
street, park, common green, pocket park, pedestrian easement, or open space. Open space should be contiguous
to the majority of the dwellings in the development, accessible to all dwellings, and shall be at least twenty feet
(20') wide. All site design, open space, and residential design standards applicable to the R-10 and R-14 zone
would be verified at the time of building permit application or through site plan review.
Per modified Condition #11 as shown in the Hearing Examiner decision for LUA20 -000305(Condition 1b), the
applicant shall raise the ground floor of the units in the three (3) townhome unit cluster buildings in Block D a
minimum of three (3) feet above the grade of the NE 11th St and Harrington Pl NE sidewalk and provide an elevated
stoop entrance for each unit. Additionally, the Applicant shall provide articulation, materials, and glazing, beyond
what is required by the R-10 and R-14 Residential Design and Open Space Standards, along the side elevations of
the townhomes facing the street that is similar to a front elevation. These ground level features and additional
exterior side wall articulation shall be shown on the elevation plans submitted with the Administrative Site Plan
Review application for Block D to be reviewed and approved by the Current Planning Project Manager.
Per Modified Condition #11 as shown in the Hearing Examiner decision for LUA20-000305 (Condition 1c), the
applicant shall submit open space plans for Block C and Block D that clearly indicates the amount of common open
space meeting the standards of RMC 4-2-115E.2 or where applicable RMC 4-1-240B.3, if approved. Any approved
fee-in-lieu shall be paid prior to issuance of the first building permit on the respective block. The open space plans
shall be reviewed and approved by the Current Planning Project Manager prior to the Block C and Block D site plan
issuance.
Critical Areas: The site is located in a Wellhead Protection Area Zone 2. The City may require an applicant to prepare
a hydrogeologic study if the proposal has the potential to significantly impact groundwater quantity or quality, and
sufficient information is not readily available. Such a report shall be prepared by a qualified professional at the
applicant’s expense. At a minimum, a fill source statement will be required for any offsite soils brought to the
site.
Environmental Review: The subject property is within the Sunset Area Planned Action. When a project is proposed
within a planned action area, the environmental review consists of verifying that the proposal meets the
requirements of the planned action ordinance. An environmental checklist must be completed and submitted with
the application to verify compliance with the EIS. No other environmental action is required if the proposal is
compliant with the planned action. If the proposal exceeds the development thresholds or alters the assumption
and analysis specified in the planned action ordinance, further environmental review may be required.
Per Condition #14 of LUA18-000490, The Applicant shall provide implementation procedures for each of the
mitigation measures identified in Attachment B of the Sunset Area Planned Action Ordinance #5813 or provide a
written narrative of how the particular measure is not applicable to the project. The Planned Action mitigation
implementation procedures shall be submitted with each Administrative site plan review application for review and
approval by the Current Planning Project Manager prior to site plan issuance.
Unit Lot Subdivision: The unit lot subdivision process is intended to allow the creation of unit lots for townhouse
development through established subdivision procedures while generally only applying development standards to
the parent site as a whole rather than to individual unit lots. See RMC 4-7-090 Unit Lot Subdivisions for additional
standards.
Principles of Acceptability:
Parent Site: The whole parent site shall comply with all development standards as though it were a
standalone lot.
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Access: The parent site shall have direct vehicular access to a public street. Each unit lot shall have direct
vehicular access to either a public or private roadway (see RMC 4-6-060K, Unit Lot Drives).
Physical Characteristics: A proposed subdivision may be denied because of the presence of flood,
inundation, wetland conditions, steep slopes, unstable soils, mineshafts or other unsuitable site
characteristics. Construction of protective improvements may be required as a condition of approval, and
such improvements shall be noted on the final plat.
Drainage: Make adequate provision for drainage ways, streets, alleys, other public ways, water supplies and
sanitary wastes.
Exemptions:
1. Residential Development Standards: Individual unit lots are exempt from the following standards of RMC
4-2-110A, Development Standards for Residential Zoning Designations (Primary and Attached Accessory
Structures): maximum net density, minimum lot size, minimum lot width, minimum lot depth, yard
setbacks, maximum building coverage, and maximum impervious surface area.
2. Landscaping: Individual unit lots are exempt from the following subsections of Section 4-4-070,
Landscaping:
a. RMC 4-4-070F1, Street Frontage Landscaping Required;
b. RMC 4-4-070F2, Street Trees and Landscaping Required Within the Right-of-Way on Public
Streets; and
c. RMC 4-4-070F3, Front Yard Trees Required When Street Trees Are Not Located Within the Right-
of-Way Abutting a Front Yard.
3. Parking: The number of parking spaces required for attached dwellings pursuant to RMC 4-4-080F10d,
Parking Spaces Required Based on Land Use, may be averaged and dispersed among unit lots or within the
parent site; however, at least one parking space shall be provided within each unit lot. (Ord. 5917, 12-10-
2018)
4. Access: Primary access for individual unit lots may be from a public alley.
Unit Lot Subdivision Requirements:
Unit Lots: Parent sites developed or proposed to be developed with attached townhouse dwellings may be
subdivided into unit lots and the remainder of the parent site shall be platted as one or more tracts. The
whole parent site shall meet applicable development standards. Any private open space or private
amenities for a dwelling unit shall be provided on the same unit lot as the dwelling unit.
Siting of Unit Lots: Unit lot subdivisions that propose to incorporate one or more unit lot drives (refer to
RMC 4-6-060K, Unit Lot Drives) shall site unit lots as follows:
a. For unit lot drives serving six (6) unit lots or less: At least one unit lot shall be situated towards a
public street with nothing other than open space between the public right-of-way and the unit lot.
b. For unit lot drives serving seven (7) unit lots or more: At least two (2) unit lots shall be situated
towards a public street with nothing other than open space between the public right-of-way and
the unit lots.
Parent Site: Prior to a unit lot subdivision or any subsequent platting actions, additions or modifications to
the structure(s), the applicant shall demonstrate that the whole parent site will comply with applicable
standards and requirements of this Title (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.
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Density: The density of the parent site shall not exceed the maximum net density of the zone. Only one
dwelling unit shall be located on a unit lot.
Design and Open Space Standards: RMC 4-2-115, Residential Design and Open Space Standards, as applied
to the R-10 and R-14 zones shall apply to unit lot subdivisions within the RMF and CV zones. Unit lot
subdivisions within the RMF and CV zones shall be exempt from RMC 4-3-100, Urban Design Regulations.
(Ord. 5917, 12-10-2018)
Permit Requirements: The proposal is required to obtain administrative site plan approval. All applications would
be reviewed concurrently in an estimated time frame of 6-8 weeks following acceptance of a complete application.
The 2022 Site Plan Review application fee is $3,800.00. Any modification requests to code standards are $250.00
per modification. There is an additional 5% technology fee at the time of land use application. All fees are subject
to change. Detailed information regarding the land use application submittal can be found on the City’s new website
by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z)” at
https://edocs.rentonwa.gov/ Documents/Browse.aspx?startid=867190&cr=1. The City now requires electronic plan
submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website at
https://www.rentonwa.gov/cms/ one.aspx?portalId=7922741&pageId=9666400.
In addition to the required land use permits, separate construction and building permits would be required. For
unit lot subdivisions, construction may commence upon approval of a site plan and issuance of a building permit
prior to final subdivision approval and recording if all applicable permits and approvals have been obtained by
the applicant. However, no dwelling unit or unit lot may be sold, transferred, occupied or conveyed prior to final
subdivision approval and recording.
Public Information Sign - Public Information Signs are required for all Type II and Type III Land Use Permits (Site Plan
Review), 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 (see land use forms on City website). The applicant is solely responsible for the construction,
installation, maintenance, removal, and any costs associated with the sign.
Impact Mitigation Fees: In addition to the applicable building and construction fees, impact mitigation fees are
required for the construction of new building areas or changes of use to a more intensive use. If any building
expansions or new buildings are proposed or a change in use to a more intense use, fire and transportation impact
fees may be assessed. The City of Renton Fee Schedule 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 Alex Morganroth, Senior Planner at
425-430-7219 or amorganroth@rentonwa.gov to submit the prescreen materials.
Expiration: Per Condition #33 of LUA18-000490 (reconsideration), individual final plats for all phases of the
subdivision shall be submitted within five (5) years from the date of preliminary plat approval. Extension(s) of the
preliminary plat approval may be considered via RMC 4-7-080(L)(1) and (2).
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Building Department Comments
Rob Shuey, 425-430-7290, rshuey@rentonwa.gov