HomeMy WebLinkAboutPRE22-000368_Juj Townhomes R-14_Meeting SummaryDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200
|www.rentonwa.gov
PREAPPLICATION MEETING FOR
Juj Townhomes
APN 2023059131 & 2023059119
PRE 22-000368
November 17, 2022
Contact Information:
Planner: Brittany Gillia, 425.430.7246, bgillia@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 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, 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).
M E M O R A N D U M
DATE: November 8, 2022
TO: Brittany Gillia, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: JUJ 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 2,500 gpm if built with non-rated construction and no fire sprinklers, which is the base
residential code requirement for the proposed four-unit buildings. Three fire hydrants are
required. One within 150-feet and two 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. New water mains shall be extended in and throughout the site.
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 a minimum of 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 the buildings. Maximum slope is 15 percent.
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: November 15, 2022
TO: Brittany Gillia, Associate Planner
FROM: Michael Sippo, Civil Engineer III, Plan Review
SUBJECT: Juj Townhomes
1800 S. Puget Drive
PRE22-000368
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)
202305-9119 & 9131. The following comments are based on the pre-application submittal made
to the City of Renton by the applicant.
WATER
1. The project is within the City of Renton’s water service area in the the Rolling Hills service
area in the 490 hydraulic pressure zone.
2. The static water pressure is 126 psi at a ground elevation of 200’ (Benson Road S.). Static
water pressure varies based upon elevation..
3. There is an existing 8” water main east of the site along the western frontage of Benson
Road S. that can provide 2,500 gallons per minute (gpm) (see water plan no. W-2700388).
4. There is an a 16” water main along the eastern frontage of S. Puget Drive that turns west
across S. Puget Drive approximately 115 feet south of the site’s southwest corner. This line
can provide 6,500 gpm (see water plan no. W-2702126).
5. Below is a summary of the existing fire hydrants in the vicinity of the site. Please refer to
Fire Authority for required number of hydrants.
a. Along the western frontage of Benson Road S., across from the intersection with
Eagle Ridge Drive S. (COR Facility ID HYD-S-00113).
b. Along the western frontage of Benson Road S., approximately 115 feet west of
the western site boundary (COR Facility ID HYD-S-00241).
c. Along the western frontage of Benson Road S., approximately 115 feet east of
the eastern site boundary (COR Facility ID HYD-S-00101).
d. Along the northern frontage of Eagle Ridge Drive S., approximately 165 feet east
of the site (COR Facility ID HYD-00542).
6. Based on the review of project information submitted for the pre-application meeting, Renton
Regional Fire Authority has determined that the preliminary fire flow demand for the
proposed development is 2,500 GPM if built with non-rated construction and no fire
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sprinklers. Per City code, a looped water main is required around the development when the
fire flow demand exceeds 2,500 gpm.
7. Based on the information provided with the pre-application submittal documents, the
following developer’s installed water main improvements will be required to provide
domestic and fire protection service to the development including but not limited to the items
that follow.
a. Based on the review of project information submitted for the pre-application
meeting, Renton Regional Fire Authority has determined that new water mains shall
be extended in and throughout the site. This can be accomplished by connecting to
the existing 16-inch water main south of the property on Puget Drive S and
extending a new 12-inch water main to the southern driveway entrance. New 8-
inch water main will be required to be extended through the new access road and
connect to the existing 8” water main in Benson Rd S at the northern driveway
entrance (see exhibit dated 11/14/22 by Abdoul Gafour for the “Conceptual Water
Extension Layout”.
b. For non-rated construction and no fire-sprinklers, looped water mains are required
to serve the townhomes. Additional 12” water main through the internal access
road and along the southern property line is required in this scenario.
c. Three fire hydrants are required, one within 150-feet and two within 300-feet of
each of the proposed buildings.
d. Installation of separate 1-inch minimum domestic water service line and meter is
required for each for each townhome unit. Meter sizing shall be based on Uniform
Plumbing Code meter sizing criteria.
e. A DCVA (Double Check Valve Assembly) is required downstream of the meter on
private property for townhomes served by a fire sprinkler system.
f. Townhomes three stories or higher require a DCVA immediately downstream of the
meter on private property for premise isolation.
g. A pressure reducing valve (PRV) is required downstream of the domestic water
meters because the water pressure is over 80 psi
h. Installation of a landscape irrigation meter with a backflow prevention assembly
(DCVA) if applicable.
i. Installation of off-site and on-site fire hydrants. The location and number of hydrants
will be determined by the RRFA based on the final fire flow demand and final site
plan.
8. 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
Water Design Standards and Details as shown in Appendix K of the City’s 2021 Water System
Plan. Adequate horizontal and vertical separations 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. Retaining walls, rockeries or similar
structures cannot be installed over the water main unless the water main is installed inside a
steel casing.
9. A conceptual utility plan will be required as part of the land use application for the subject
development.
10. The development is subject to applicable water system development charges (SDC’s) and
meter installation fees based on the number and size of the meters for domestic uses and for
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fire sprinkler use. The development is also subject to fees for water connections, cut and caps,
and purity tests. Current fees can be found in the 2022 Development Fees Document on the
City’s website. Fees will be charged based on the rate at the time of construction permit
issuance.
a. The SDC fee for water is based on the size of the new domestic water to serve the
project. The current water fee is $4,500.00 per 1-inch meter, $22,500 per 1-1/2 inch
meter, $36,000 per 2-inch meter and $72,000 per 3-inch meter.
b. Water service installation charges for each proposed domestic water service may be
applicable. Water Service installation is $2,875.00 per 1-inch service line, $4,605 per
1-1/2 inch service, $4,735 per 2-inch service, and for services larger than 2-inch a $220
processing fee is applied and the Contractor will provide the materials and will install
the service line and water meter.
c. Drop-in meter fee is $460.00 per 1-inch meter, $750 per 1-1/2 inch meter, and $950
per 2-inch meter.
d. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=
CityofRenton
SEWER
1. The project is within the City of Renton’s sanitary sewer service area.
2. There is an existing 8” PVC sewer flowing south to north east of the site along the eastern
frontage of Benson Road S (see sewer plan no. WWP-2700078).
3. There is also an existing 8” PVC sewer flowing south to north west of the site in the wooded
area of the PSE property west of S. Puget Drive (see sewer plan no. WWP-2700259).
4. Based on the information provided with the pre-application submittal documents, the
following developer’s installed sewer main improvements will be required to provide sewer
service to the property.
a. Extend the sewer main along the project frontage along S Puget Drive for a length of
approximately 600’. The sewer main may be able to tie into the existing sewer main
on the PSE property. The developer of the project is responsible to negotiate with
the property owner for a public sewer easement.
b. If PSE does not approve the easement, the sewer main may be extended to the
sewer manhole further north on S Puget Drive as shown as an option below
(MH2668).
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c. New sewer main will also need to be extended into the internal access road to serve
the ‘upper’ townhome units. Due to the grade difference between the upper and
lower units, a single deep sewer main within the access road will not be acceptable
due to long-term maintenance and access concerns.
d. New building side sewers shall be a minimum of 6” and shall have a minimum slope
of 2%.
e. The developer will need to show how they propose to serve the new development
with sanitary sewer service to each of the buildings.
5. A conceptual utility plan will be required as part of the land use application for the subject
development.
6. The development is subject to a wastewater system development charge (SDC) fee. SDC fee
for sewer is based on the size of the new domestic water to serve the project. Current fees
can be found in the 2022 Development Fees Document on the City’s website. Fees will be
charged based on the rate at the time of construction permit issuance.
a. The current sewer fee for is $3,500.00 per 1-inch meter, $17,500 per 1-1/2 inch
meter, $28,000 per 2-inch meter, and $56,000 per 3-inch meter.
b. Final determination of applicable fees will be made after the water meter size has
been determined.
c. A credit will be applied for the existing services.
d. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=
CityofRenton
SURFACE WATER
1. A drainage report complying with the current version of the City’s adopted 2022 Renton
Surface Water Design Manual (RSWDM) will be required. Based on the City’s flow control
map, the site falls within the Flow Control Duration Standard area matching Forested Site
Conditions and is within the Black River Drainage Basin and Rolling Hills Creek Drainage
Sub-Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review
required in the RSWM.
2. The site contains landslide and erosion hazard areas, and regulated slopes that range from
moderate to severe. The site topography generally slopes east to west and receives
uncontrolled shoulder runoff from Benson Rd S (eastern frontage) and flows to S Puget
Dr (western frontage). There is a 24-inch corrugated metal stormwater culvert that
collects runoff in a ditch near the site’s southwest corner that conveys the runoff to a
catch basin in S Puget Drive. From there runoff is routed across the street to the west,
into another catch basin that continues west and discharges into a large wooded area on
the PSE parcel which contains Rolling Hills Creek further to the west. There are also catch
basins in S Puget Dr near the site’s midpoint and on the southwest corner of the adjacent
site to the north that collect and convey runoff in a similar manner across the street and
ultimately Rolling Hills Creek. The
3. Detailed plans for any proposed cut and fill operations shall be submitted. These plans
shall include the angle of slope, contours, compaction and retaining walls.
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4. Maximum retaining wall height is 6-ft from finished grade. Based on the site topography,
terraced retaining walls may be needed for the development. Retaining walls over 4-feet
in height from footing require a separate building permit.
5. Maintenance access is required for any proposed stormwater tract and shall be designed
and installed in accordance with the City adopted SWDM.
6. Storm drainage improvements along all public street frontages are required to conform
to the City’s street and stormwater conveyance standards. Any new storm drain installed
on or off-site shall be designed and sized in accordance with standards found in Chapter
4 of the 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.
7. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the
applicant will be required to provide enhanced basic water quality treatment. Any
proposed detention and/or water quality vault shall be designed in accordance with the
RSWDM that is current at the time of civil construction permit application. Separate
structural plans will be required to be submitted for review and approval under a separate
building permit for the detention and/or water quality vault.
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 applicable to the project. The final drainage plan and
drainage report must be submitted with the utility construction permit application.
9. 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.
10. A Construction Stormwater Permit from Department of Ecology is required since clearing
and grading of the site will exceed 1 acre.
11. A geotechnical soils report for the site is required per the 2022 Renton Surface Water
Design Manual Section C.1.3. Information on the water table and soil permeability
(measured infiltration rates), with recommendations of appropriate on-site BMPs per
Core Requirement #9 and Appendix C shall be included in the report. The report should
also include information concerning the soils, geology, drainage patterns and vegetation
present shall be presented 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.
12. Erosion control measures to meet the City requirements shall be provided.
13. The current City of Renton Surface Water Standard Plans that shall be used in all
drainage submittals are available online at the City of Renton website.
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=City
ofRenton.
14. The 2022 Surface water system development fee is $0.84 per square foot of new
impervious surface, but no less than $2,100.00 for each new lot. This is payable prior to
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issuance of the construction permit. This fee is subject to change based on the calendar
year the construction permit is issued.
TRANSPORTATION
1. The proposed development fronts Benson Road S along the east property line(s). Benson
Rd S is classified as a Minor Arterial Road. Existing right-of-way (ROW) width is
approximately 60 feet with the centerline of the road unaligned with the center of the
ROW to the east by 3 feet. Per City code 4-6-060, a four (4) lane Minor Arterial Roadway
requires a ROW width of 91 feet. The half street improvements shall include a pavement
width of 54 feet (27 feet from centerline), a 5-foot bike lane, an 8-foot parking lane a 0.5-
foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage
improvements. The applicant will need to dedicate approximately 15.5 feet of ROW.
However, the city’s transportation department has reviewed the proposal and is
recommending a street section that differs from the City’s street standards found in RMC
4-6-060. A summary of the required street improvements can be found below. A street
modification will need to be submitted to conform to the modified standards.
a. Benson Road S shall have 44’ pavement width in stretches of pavement with a
center turn lane. The pavement section shall include two 11’ travel lanes, one 12’
turn lane, and two 5’ bike lanes.
b. Benson Road S shall have a 32’ pavement width in stretches of pavement without
a center turn lane. The pavement section shall include two 11’ travel lanes and
two 5’ bike lanes.
c. A 0.5’ curb shall be located at the existing fogline with a 8’ planter strip, and 8’
sidewalk located behind. Right of way dedication is required to be 2 feet the back
of the proposed sidewalk resulting in a full ROW width of 81 feet. Due to the
misalignment of the street a total ROW dedication of 7.5 feet will be required
pending final survey.
2. The proposed development fronts S Puget Dr along the west property line(s). S Puget Dr
is classified as a Minor Arterial Road. Existing right-of-way (ROW) width is approximately
80 feet with the centerline of the road unaligned with the center of the ROW to the east
by 2 feet. Per City code 4-6-060, a four (4) lane Minor Arterial Roadway requires a ROW
width of 91 feet. The half street improvements shall include a pavement width of 54 feet
(27 feet from centerline), a 5-foot bike lane, an 8-foot parking lane a 0.5-foot curb, an 8-
foot planting strip, an 8-foot sidewalk, street trees and storm drainage improvements.
The applicant will need to dedicate approximately 5.5 feet of ROW. However, the city’s
transportation department has reviewed the proposal and is recommending a street
section that differs from the City’s street standards found in RMC 4-6-060. A summary of
the required street improvements can be found below. A street modification will need
to be submitted to conform to the modified standards.
a. S Puget Dr shall have 44’ pavement width. The pavement section shall include
two 12’ travel lanes which currently exist. No bike lanes are anticipated for this
section of S Puget Dr.
b. An 8’ planter strip, and 8’ sidewalk shall be located behind the existing curb. Right
of way dedication is required to be 2 feet the back of the proposed sidewalk
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resulting in a full ROW width of 85 feet. Due to the misalignment of the street a
total ROW dedication of 4-4.5 feet will be required pending final survey.
3. Per RMC 4-6-060, site access shall be a minimum of 125 feet from an intersection.
4. The proposed plans indicate installation of a private internal access road. Private roads
shall meet the requirements for fire truck turning and loading, see fire comments for
additional details.
5. 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 percent (15%). Driveways
exceeding eight percent (8%) shall provide slotted drains.
6. Undergrounding of all existing and proposed utilities is required on all frontages per RMC
4-6-090.
7. Street lighting is required for a project that consists of more than four (4) residential
units. See RMC 4-6-060 for street lighting requirements.
8. Paving and trench restoration within the City of Renton right of way shall comply with
the City’s Trench Restoration and Street Overlay Requirements.
9. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM
peak) are required to do a traffic impact analysis. The trips should be calculated based
on the guidelines of the current ITE Trip Generation Manual. Refer to the attached
policy guidelines for traffic impact analysis for guidelines. If the site generates 20 or
more new peak hour trips in either AM peak or PM peak, then applicant should contact
the City to get information of the locations where traffic analysis is required.
a. A TIA was submit with LUA22-000291 that included the Hotel within the
analysis. Applicant may be able to use the TIA provided it is demonstrated that
the trip volumes assumed are consistent with the proposed building and that
the horizon year assumed is consistent with the proposed building. Additional
analysis and mitigation may be required if site conditions differ.
10. 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 are listed below:
a. The 2022 transportation impact fee for a single family is $10,861.69 per
residence. Note, the fee will increase to $12,208.54 per single family residence
in 2023.
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.
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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.
4. 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
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.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2022\PRE22-000368
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: November 17, 2022
TO: Preapplication File No. 22-000368
FROM: Brittany Gillia, Associate Planner
SUBJECT: Juj Townhomes
(APN 2023059131 & 2023059119)
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, 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 townhome development on two vacant
abutting parcels (APN 2023059131, 2023059119) that sit between Benson Rd S and S Puget Dr.
The sites total 79,589 square feet (1.83 acres) in size and is within the Residential-14 (R-14) zoning
designation. The site is designated Residential High Density (RHD) in the Comprehensive Plan. The
applicant proposes to construct seven (7) new buildings, each containing three (3) to four (4)
dwelling units for a total of 25 new townhome units. The townhomes would include 2-car garage
units, visitor parking, outdoor recreation, and pedestrian pathways through the site. Due to the
topography of the site, the applicant is proposing several retaining walls and regrading of the site
as well as a detention pond at the lowest point of the site on the northwest corner. Vehicular
access to the proposed units would be provided via a new 24-foot access road that meanders
through both parcels and opens on to Benson Rd S on the northeast corner of the project site and
S Puget Dr on the southwest corner of the project site. According to COR Maps, the site is mapped
with Regulated Slopes, High Landslide Hazards, High Erosion Hazards, and is within 75 feet of a
High Coalmine Hazard.
Current Use: The project site is currently vacant.
Zoning Requirements: The property is located within the Residential High Density (RHD) land use
designation and the Residential-14 (R-14) zoning designation. Attached dwellings - townhouses
are a permitted use within the R-14 zone.
Density Requirements: There are no minimum net density requirements for townhouse
development in the R-14 zone. The density of the parent site shall not exceed the maximum net
density of 14 du/ac that applies in the R-14 zone. Only one dwelling unit shall be located on a
Juj Townhomes
Preapplication Meeting
November 17, 2022
2
unit lot. 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 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 1.83 acres. Based on the gross site area of 1.83 acres, twenty five (25) dwelling
units would result in a gross density of 13.7 du/ac (25 units / 1.83 acres = 13.7 du/ac). The
proposed gross density of 14 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).
Unit Lot Subdivision Standards: 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. Any private open space or private amenities for a
dwelling unit shall be provided on the same unit lot as the dwelling unit. 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. Individual unit lots created for townhouse developments 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. The parent site would need to comply with all development
standards as though it were a standalone lot. Please see RMC 4-7-090 for additional
requirements and regulations for unit lot subdivisions.
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). Individual unit lots created for townhouses and cottage house developments
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.
Maximum Number of Dwellings (per Legal Lot) – N/A for attached dwellings.
Minimum Lot Size, Width and Depth – The minimum lot size in the R-14 zone is 3,000 square feet.
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 lot appears to comply with the lot dimensional requirements for the
R-14 zone.
Building 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 interior side yards, and 15 feet for secondary front yards.
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The subject property is a through lot and therefore front yard setbacks shall be taken from both
Benson Rd S and S Puget Dr. It is the applicant’s responsibility to demonstrate compliance with
the setbacks for the parent site 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 façade 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 ft. possible subject to administrative conditional use permit
approval. Elevations were not provided with the preapplication materials; building height would
be verified at the time of land use application.
Building Coverage – The R-14 zone allows a maximum building coverage of 65% of the lot area.
Building coverage requirements for the parent site would be verified at the time of land use and
building permit review.
Impervious Surface Area – 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.
Residential Design and Open Space Standards: All new residential dwelling units in the R-14 zone
would be subject to the Residential Design Standards outlined in RMC 4-2-115. Residential Design
Review occurs as part of the Site Plan Review. For example, site design requirements for
townhomes in the R-14 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 developments of
more than four structures shall incorporate a variety of home sizes, lot sizes, and unit clusters.
Building entries 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 (30')
wide. The proposed location of the open space does not meet this standard. All site design, open
space, and residential design standards applicable to the R-14 zone would be verified at the
time of formal land use application.
Residential Design Standards – see RMC 4-2-115 for a complete list of standards and
requirements.
Screening: Screening must be provided for all surface-mounted and roof top utility and
mechanical equipment. The site plan application will need to include elevations and details for
the proposed methods of screening (see RMC 4-4-095).
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.
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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 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.
All site design, open space, and residential design standards applicable to the R-14 zone would
be verified at the time of site plan review.
Landscaping: Except for critical areas, all portions of the development area not covered by
structures, required parking, access, circulation or service areas, must be landscaped with native,
drought-resistant vegetative cover. The minimum on-site landscape width required along street
frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW
planter will also be required.
Individual unit lots are exempt from the following subsections of Section 4-4-070, Landscaping
but instead are applied to the parent site for unit lot subdivisions:
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.
Stormwater Facility Perimeter Landscaping: A landscaping strip with a minimum fifteen feet (15')
of width shall be located on the outside of the perimeter fence, unless otherwise determined
through the site plan review or subdivision review process.
Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape
requirements. A conceptual landscape plan demonstrating compliance with the landscape
standards shall be submitted at the time of land use application.
Significant Tree Retention: Application materials identify that there are mature trees on the site.
When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods)
are proposed to be removed, a tree inventory and a tree retention plan along with an arborist
report, tree retention plan and tree retention worksheet shall be provided with the formal land
use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at
least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing
Regulations for further general and specific tree retention and land clearing requirements.
In addition to retaining a minimum of 30% of existing significant trees, 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.
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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.
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.
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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.
Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the
location must be designated on the landscape plan. A wall taller than four feet requires a building
permit. Fences up to six-feet in height are permitted in the rear yard and side yard; fences up to
four feet are permitted in the front yard. Any part of a yard that is within a clear vision area has a
limited fence height of 42 inches. 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. New or existing fencing would need to comply with the fence requirements
of the code (RMC 4-4-040).
Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other
masonry product that complements the proposed building and site development. There shall be
a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-
of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about
fences and retaining walls. The proposed six foot tall fence exceeds the height permitted within
the front yard. The proposed 8-foot wall along Benson Rd S exceeds the 4-foot front yard height
limitation and both walls along Benson Rd S and Puget Dr S do not meet the 3-foot ROW setback.
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’. Parking stalls
within garages may count toward minimum requirements.
One-half (0.5) bicycle parking space is required per each dwelling unit. Spaces shall meet the
requirements of RMC 4-4-080 F11c, Bicycle Parking Standards.
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.
Access/Driveways: Driveways shall not be closer than 5 feet to any property line and not exceed
40 percent of the street frontage. The width of any driveway shall not exceed 30 feet. The
maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required.
Driveways exceeding 8% shall provide slotted drains at the lower end with positive drainage
discharge to restrict runoff from entering the residences or crossing any public sidewalks.
Primary access for individual unit lots may be from a public alley. 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 access road shown on the site plan does not meet the City’s standards. Standard
residential alley access is 16-feet wide with 12-feet paved.
Critical Areas: According to COR Maps, the site is mapped with Regulated Slopes, High Landslide
Hazards, High Erosion Hazards, and is within 75 feet of a High Coalmine Hazard. Geologically
hazardous areas are present on the site. 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
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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 City may require secondary review of geotechnical studies and all fees
associated with that review are the responsibility of the applicant.
It is the applicant’s responsibility to determine whether any other critical areas are present on
the site prior to formal land use application.
Environmental Review: The construction of nine (9) dwelling units or more on a project site
requires Environmental (SEPA) Review in accordance with WAC 197-11-800.
Subdivision: Unit lot subdivisions of greater than nine (9) unit lots shall be processed as a
preliminary plat and are subject to all provisions of RMC 4-7-080, Detailed Procedures for
Subdivisions, unless otherwise specified by this Section.
Site Plan Review: The project would be subject to Hearing Examiner Site Plan Review. The purpose
of the Site Plan process is the detailed arrangement of project elements so as to be compatible
with the physical characteristics of a site and with the surrounding area. An additional purpose of
the Site Plan is to ensure quality development consistent with City goals and policies. General
review criteria includes the following:
▪ Compliance and Consistency. Conformance with plans, policies, regulations and
approvals, including:
- Off-Site Impacts. Mitigation of impacts to surrounding properties and uses.
- On-Site Impacts. Mitigation of impacts to the site.
- Appropriate Location. Not to result in overconcentration of a particular use.
- Access and Circulation. Safe and efficient access and circulation for all users.
- Open Space. Incorporation of public and private open spaces to serve as
distinctive project focal points and to provide adequate areas for passive and
active recreation by the occupants/users of the site.
- Views and Public Access. Provision of view corridors to shorelines and Mt.
Rainier, incorporates public access to shorelines, and arranges project elements
to protect existing natural systems where applicable.
- Services and Infrastructure. Availability of public services and facilities to
accommodate the proposed use.
- Phasing. Inclusion of a detailed sequencing plan with development phases and
estimated time frames, if applicable.
Permit Requirements: The proposal would require Hearing Examiner Site Plan Review,
Preliminary Plat approval, and Environmental (SEPA) Review. If the applicant elects to sell the
townhomes as condominiums then plat approval would not be necessary, however the other
review process would still be required. The applications would be reviewed concurrently within
an estimated time frame of 12- weeks. The 2023 application fees would be $12,170 for the
Preliminary Plat Review, $4,270 for the Site Plan Review, and $1,800 for the SEPA Checklist
Review. Each modification request is $290. All fees are subject to a 5% Technology Surcharge Fee.
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All fees are subject to change. Detailed information regarding the land use application submittal
can be found on the City’s Permit Center website. The City now requires electronic plan submittal
for all applications.
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 III Land Use
Permits, as classified by RMC 4-8-080. Public Information Signs are intended to inform the public
of potential land development, specific permits/actions being considered by the City, and to
facilitate timely and effective public participation in the review process. The applicant must follow
the specifications provided in the public information sign handout (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.
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 Plat applications 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.
Fees: In addition to the applicable building and construction fees, impact fees would be required.
Such fees would apply to all projects and would be calculated at the time of building permit
issuance. For information purposes, the 2023 impact fees are as follows but please note these
fees change yearly:
• A Transportation Impact Fee based on $8,031.94 per each new PM peak hour trip.
• A Parks Impact Fee based on $2,222.84 per each new multi-family dwelling unit: 5 or more
units.
• A Fire Impact fee of $964.53 per each new single-family/townhome dwelling unit.
• Renton School District Impact Fee is $3,697.00 per each new multi-family dwelling unit, plus
a 5% processing fee.
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A handout listing Renton’s development-related fees is available on the City of Renton website
for your review.
Next Steps: When the formal application materials are complete, the applicant shall have the
materials pre-screened prior to submitting the complete application package. Please contact
Brittany Gillia, Associate Planner at 425-430-7246 or bgillia@rentonwa.gov to schedule a virtual
prescreen appointment.
Expiration: If approved, the preliminary plat would be valid for five years with a possible one-year
extension. The site plan would be valid for two years with a possible two-year extension. It is the
responsibility of the owner to monitor the expiration date.