HomeMy WebLinkAboutPre-app Mtg Summary - 25-000165.pdfCityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000165
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PRE-APPLICATION MEETING FOR
Proposed Townhome Condo Development
PRE25-000165
CITY OF RENTON
Department of Community & Economic Development
Planning Division
June 26th, 2025
Contact Information:
Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov
Public Works Plan Reviewer: Heather Bray, 425-430-7383, hbray@rentonwa.gov
Fire Prevention Reviewer: Hugo Sotelo, 425-276-9587, hsotelo@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).
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000165
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Renton Regional Fire Authority
M E M O R A N D U M
DATE: June 16th 2025
TO: Alex Morganroth, Senior Planner
FROM: Hugo Sotelo, DFM
SUBJECT: Proposed Town Homes at 11101 SE 168th St and
10945 SE 168th St
1. Fire flow cannot be determined based on available information. Missing accurate depiction
of site drawings in relationship to potential fire exposures, square footage, and site
dimensions.
2. The fire impact fees are applicable at the rate of $579.41 per townhome unit. This fee is paid
at building permit issuance.
3. Approved fire sprinkler systems will be required throughout the building if they exceed the
four-unit threshold per Washington State building code amendment. (WAC 51-51-0313)
Separate plans and permits are required by the fire department.
4. 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 fire apparatus access
roadway grade allowed is 15 percent.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000165
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 26th, 2025
TO: Alex Morganroth, Principal Planner
FROM: Heather Bray, Civil Plan Reviewer
SUBJECT: Townhome-Style Condo Development
1101 & 10945 SE 168th St, Renton, WA 98055
PRE 25-000165
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 reviewed the application for the Townhome-Style Condo Development APNs 2923059057, and
2923059060 and have the following comments:
EXISTING CONDITIONS
The site is approximately 1.39 acres in size and is rectangular in shape. Between the two lots, there are 2
single-family residences and 1 detached accessory garage structure. There are some large trees and
landscaping, as well as asphalt pavement driveway.
Water Water service is provided by Soos Creek Water and Sewer District.
Sewer Sewer service is provided by Soos Creek Water and Sewer District.
Storm There is a 12-inch concrete pipe in SE 168th St. There are no critical areas encumbering this site.
Streets SE 168th St is classified as a Neighborhood Collector Arterial Street with an existing right of way
(ROW) width of 60.0-ft as measured using the King County Assessor’s Map and approximately 44-ft
of asphalt paving.
WATER COMMENTS
1. A water availability certificate from Soos Creek Water and Sewer District is required as part
of the land-use application.
2. A copy of the approved Soos Creek plans shall be provided to the City prior to civil
construction permit approval.
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3. Adequate horizontal and vertical separation between water main and other utilities (storm,
vaults, power, gas, electrical, etc) shall be provided for the operations and maintenance of
the City mains.
4. A conceptual utility plan will be required as part of the land-use application for the subject
development.
SEWER COMMENTS
1. A sewer availability certificate from Soos Creek Water and Sewer District is required as part
of the land-use application.
2. A copy of the approved Soos Creek plans shall be provided to the City prior to civil
construction permit approval.
3. Adequate horizontal and vertical separation between water main and other utilities (storm,
vaults, power, gas, electrical, etc) shall be provided for the operations and maintenance of
the City mains.
4. A conceptual utility plan will be required as part of the land-use application for the subject
development.
SURFACE WATER COMMENTS
1. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface
Water Design Manual (RSWDM) will be required. Refer to Figure 1.1.2.A – Flow Chart in the
2022 RSWDM to determine what type of drainage review is required for this site. The site
falls within the City’s Flow Control Duration Standard (matching Forested site conditions).
The site falls within the Soos Creek drainage basin.
2. Drainage report and drainage plans based on 2022 RSWDM are required to be provided.
3. Storm drainage improvements along all public street frontages are required to conform to
the City’s Street and stormwater conveyance standards. Any new storm conveyance
installed on or off-site shall be designed and sized in accordance with standards found in
Chapter 4 of the 2022 RSWDM. New storm drains shall be designed to account for the total
upstream tributary area, assuming developed conditions for onsite tributary areas and
existing conditions for any offsite tributary areas.
4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the
applicant will be required to provide enhanced basic water quality treatment. All proposed
stormwater facilities shall be designed in accordance with the current RSWDM 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 all proposed
detention and/or water quality vaults.
5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate
the new runoff created by this development to the maximum extent feasible. On-site BMPs
shall be evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage
plan, including the application of on-site BMPs, shall be included with the land use
application, as appliable to the project. The final drainage plan and drainage report must be
submitted with the utility construction permit construction.
6. There are no critical areas are present onsite or adjacent to the site that would affect
stormwater review.
7. 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
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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 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.
8. Erosion control measures to meet the City requirements shall be provided.
9. A Construction Stormwater General Permit from the Washington Department of Ecology will
be required if site clearing equals one acre or more.
10. The current City of Renton Surface Water Standard Plans shall be used in all drainage
submittals.
11. The development is subject to a surface water system development charge (SDC) fee. Fees
will be charged based on the rate at the time of construction permit issuance.
a. The 2025 Surface water system development fee per dwelling is $0.94 per square
foot of new impervious surface, but not less than $2,350.
b. The developer will receive a credit for demolition of the existing single-family homes.
c. The full schedule can be found here.
TRANSPORTATION COMMENTS
1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions
exceed an overall valuation of $175,000, the project site(s) shall be required to meet the City’s
Complete Streets Standards:
i. SE 168th St is classified as a Neighborhood Collector Arterial Street with an
existing right-of-way (ROW) width of approximately 60 feet per the King County
Assessors Map. To meet the City’s complete street standards for a
Neighborhood Collector Arterial Street, a minimum ROW width of 83 feet is
required. Per RMC 4-6-060 half of street improvements as taken from the
ROW centerline are required and include a minimum 46-foot paved road (23
feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot
sidewalk, 2-foot clear space at back of walk, street trees and storm drainage
improvements. Approximately 11.5 feet of dedication will be required pending
final survey.
2. On-site and off-site curb ramps, sidewalk improvements will be reviewed in conjunction with the
civil construction permit and will require a grading plan consisting of spot elevations and slopes
showing that ADA and City specifications are being met.
3. Refer to City code 4-4-080 regarding driveway regulations.
4. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090.
5. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
6. For dead end streets that exceed 150-feet in length, an approved turnaround per RMC 4-6-060 is
required.
7. Street lighting per City standards will be required along the project’s SE 168th St frontage as the
proposed development is greater than 4 residential units.
8. A traffic impact analysis is required when estimated vehicular traffic generated from a proposed
development exceeds 20 vehicles per hour in either the AM (6:00 - 9:00) or PM (3:00 –6:00) peak
periods estimated by the applicant engineer using the current ITE Trip Generation book. The
applicant engineer can contact the City to determine the extent of the traffic study that will be
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required for the project. If the peak trips exceed 20, a traffic impact study will be required to be
included with the land use application.
9. The transportation impact fee is based on the type of land use. Transportation impact fees are
subject to change based on the calendar year the building permit is issued.
a. The 2025 transportation impact fee for townhomes is $6,987.79 per dwelling.
b. The developer will receive a credit for demolition of the existing single-family homes.
c. The full fee schedule can be found here.
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. a. Show
all retaining walls on profile view. No walls shall be greater than 6’.
3. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults
will require a separate building permit. Structural calculations and plans prepared by a
licensed engineer will be required as part of the building permit review.
4. Adequate separation between utilities as well as other features shall be provided in
accordance with code requirements:
a. Provide rim and invert elevations on all drainage and sewer structures.
b. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities
is required except for water lines which require 10-ft horizontal and 1.5-ft vertical.
c. The stormwater line should be minimum 5 feet away from any other structure or wall
or building.
d. Trench of any utility should not be in the zone of influence of the retaining wall or of
the building.
5. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall conform 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.
6. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on
separate sheets.
7. Fees quoted in this document reflect the fees applicable in the year 2025 only and will be
assessed based on the fee that is current at the time of the permit application or issuance,
as applicable to the permit type. Please click the link here for the current development fee
schedule.
DEPARTMENT OF COMMUNITY
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& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 26, 2025
TO: Pre-Application File No. 25-000165
FROM: Alex Morganroth, Principal Planner
SUBJECT: Proposed Townhome-Style Condo
Development
11101 and 10945 SE 168th St (APNs 0923
2923059057 and 2923059060)
General: We have completed a preliminary review of the pre-application for the above-referenced
development proposal. The following comments on development and permitting issues are based on the
pre-application submittals made to the City of Renton by the applicant and the codes in effect on the
date of review. The applicant is cautioned that information contained in this summary may be subject to
modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community &
Economic Development Administrator, Public Works Administrator, Planning Director, Development Services
Director, Development Engineering Director, and City Council). Review comments may also need to be
revised based on site planning and other design changes required by City staff or made by the applicant. The
applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development
Regulations are available online at https://www.codepublishing.com/WA/Renton.
Project Proposal: The applicant is proposing a residential townhome development at 11101 and 10945 SE
168th St (APNs 2923059057 and 2923059060). The project site totals approximately 70,664 square feet (1.62
acres). The site is located within the Residential-10 (R-10) zoning classification and a Residential High Density
(RHD) land use designation in the Comprehensive Plan. The applicant is proposing the construction of
thirteen (13) townhome-style units (as shown on the site plan) in four (4) buildings. Access to the site proposed
via a private drive off of SE 168th St. According to City of Renton (COR) maps, the site is not mapped with any
critical areas.
Current Use: The two (2) parcels comprising the site are each developed with a single -family homes and
associated accessory structures.
1. Zoning /Land Use Designation, and Overlays: The property is located within the Residential High Density
(RHD) land use designation and the Residential-10 (R-10) zoning designation. Attached dwellings –
townhouses are a permitted use within the R-10 zone.
2. Development Standards: The project is subject to RMC 4-2-110A, “Development Standards for
Residential Zoning Designations” effective at the time of complete application (noted as “R-10 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.
Density – The density range allowed in the R-10 zone is a minimum of 5.0 to a maximum of 10.0 dwelling
units per net acre (du/ac). The area of public and private streets and critical areas would be deducted from
the gross site area to determine the “net” site area prior to calculating density. Public alleyways are not
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deducted from the gross site area. No right-of-way dedication was shown on the submitted pre-
application documents. A density worksheet was not included with the pre-application submittal
materials; therefore, staff was unable to verify compliance with the density requirements. A
completed density worksheet would be required with the land use application. The applicant would
be required to demonstrate compliance with the net density requirements of the zone at the time of
formal application.
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.
Minimum Lot Size, Width and Depth – The minimum lot size requirement in the R-10 zone is 4,000 square
feet. The minimum lot depth is 70 feet. The minimum lot width is 40 feet for interior lots and 50 feet for
corner lots. Submitted plans would need to show compliance with the required lot size and
dimensional standard with the land use application.
Setbacks – Setbacks are the minimum required distance between the building footprint and the property
line and any private access easement. The required setbacks in the R-10 zone are 20 feet for the front yard
(except when all vehicle access is taken from an alley, then it is 15-feet), 15 feet for the rear yard, 4
feet for interior side yards (0 feet for attached units), and 15 feet for secondary front yards.
Building Height – The maximum wall plate height is 24 feet with 2 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. Elevations were not provided with the
preapplication materials; building height would be verified at the time of land use application.
Building Coverage – The R-10 zone allows a maximum building coverage of 55% of the lot area for
townhouse development. 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 70% of the parent parcel.
Impervious surface requirements for the parent site would be verified at the time of land use and
building permit review.
The building height and coverage requirements would be verified at the time of formal application.
Maximum Number of Units per Building – No more than 4 units per building.
3. Residential Design and Open Space Standards: All new townhouse units in the R-10 zone would be
subject to the Residential Design Standards outlined in RMC 4-2-115 for the R-10 zone. Residential Design
Review occurs as part of the Site Plan Review. For example, site design requirements for townhomes in
the R-10 zone 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
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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. All site design, open space, and residential design standards applicable to the R-10
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.
4. Refuse and Recycling Areas: Multi-family residences using thirty-five (35) gallon garbage carts or smaller
must be provided either within the garage or outside. Storage within a garage must be appropriately
sized to accommodate both vehicles and refuse and recycling carts. Storage space for carts must
measure at least two feet by six feet (2’ x 6’) floor area and sixty inches (60”) high. This space must be
identified on floor plans. Storage located outside must measure at least two feet by six feet (2’ x 6’) in size
and be located on the same lot as the dwelling in a side or rear yard. Outdoor storage must be adequately
screened from public view, made of wood, masonry, or ornamental metal. A minimum of one and one -
half (1-1/2) square feet per dwelling unit in multi-family residences shall be provided for recyclables
deposit areas. A minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit
areas. A total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit
areas. See RMC 4-4-090 for additional information and standards. Compliance with the refuse and
recyclable standards would be verified at the time of formal land use application.
All site design, open space, and residential design standards applicable to the R -10 zone would be
verified at the time of site plan review.
5. 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 4-4-070F.1, Street Frontage Landscaping Required;
b. RMC 4-4-070F.2, Street Trees and Landscaping Required Within the Right-of-Way on Public Streets;
and
c. RMC 4-4-070F.3, 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.
6. 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.
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In addition to retaining a minimum of 30% of existing significant trees, each new lot would be required to
provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing
significant trees with larger trees being worth more tree credits.
TREE SIZE
TREE
CREDITS
New small species tree 0.25
New medium species tree 1
New large species tree 2
Preserved tree 6 – 9 caliper inches 4
Preserved tree 10 – 12 caliper inches 5
Preserved tree 12 – 15 caliper inches 6
Preserved tree 16 – 18 caliper inches 7
Preserved tree 19 – 21 caliper inches 8
Preserved tree 22 – 24 caliper inches 9
Preserved tree 25 – 28 caliper inches 10
Preserved tree 29 – 32 caliper inches 11
Preserved tree 33 – 36 caliper inches 12
Preserved tree 37 caliper inches and
greater
13
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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Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions
D, of a property. A formal tree retention plan and tree retention worksheet prepared by an arborist or
landscape architect would be reviewed at the time of the land use application.
7. Fences/Retaining Walls: If the applicant intends to install any fences 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.
8. 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 -4-080F.10.d, 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. Compliance with this
requirement would be verified at the time of formal land use application.
9. Access/Driveways: Access to the site is proposed via a private driveway off of SE 168th St. Each lot is
required to accommodate off street parking for a minimum of two (2) vehicles. Detached homes require a
minimum of 2.0 per dwelling unit. Tandem parking is allowed. The maximum width of single loaded garage
driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet
(16'). Driveways shall not be closer than five feet (5') to any property line. Maximum driveway slopes shall
not exceed 15 percent; provided, that driveways exceeding eight percent (8%) shall provide slotted drains
at the lower end with positive drainage discharge to restrict runoff entering the garage/residence or
crossing any public sidewalk. If the grade exceeds 15%, a variance is required. Driveways shall not be
closer than five feet (5’) to any property line except as allowed per RMC 4-4-080I.9, Joint Use Driveways.
In accordance with RMC 4-7-150E.5, alley access is the preferred street pattern for all new
residential development except in the Residential Low Density land use designation (RC, R-1, and R-
4 zones) and the R-6 zone. Please revise the proposed layout to provide an alley loaded access to the
proposed townhomes.
Alternatively, in accordance with RMC 4-6-060K, unit lot drives may be constructed to serve unit lot
subdivisions. Each unit lot drive may serve up to nine (9) unit lots. Each unit lot drive shall be
accessed by a public street.
The design of each unit lot drive shall meet the following standards:
a. Roadway Width: The paved roadway shall be a minimum of sixteen feet (16') wide; the Fire
Department may require the paved roadway to be up to twenty feet (20') wide.
b. Curb: Except for points of ingress/egress, curb shall be installed along the perimeter of the
roadway.
c. Landscaping Strip and Sidewalk: 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.
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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.
The applicant shall demonstrate compliance with access standards at the time of formal short plat
application. Compliance with individual driveway and parking standards would be verified at the
time of building permit review.
10. Critical Areas: Per COR Maps, critical areas or their associated buffers are not located on the site. It is
the applicant’s responsibility to ascertain whether any critical areas or environmental concerns are
present on the subject property prior to development and/or construction.
11. 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.
12. 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.
13. Site Plan Review: Per RMC 4-9-200, 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 addi tional
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.
- 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.
- Natural Systems. Arranging 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.
- Stormwater. Providing optimal locations of stormwater infiltrating low impact development
facilities. Avoiding placement of buildings or impervious areas on soils with infiltration capability
to the maximum extent practicable.
14. Permit Requirements: The proposal would require Hearing Examiner Site Plan Review, Preliminary Plat
approval, and Environmental (SEPA) Review. The applications would be reviewed concurrently within an
estimated time frame of 12 weeks. The 2025 application fees would be $12,547 for the Preliminary Plat
Review, $4,402 for the Site Plan Review, and $1,856 for the SEPA Checklist Review. Each modification
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request is $299. All fees are subject to a 5% Technology Surcharge Fee. All fees are subject to change.
Detailed information regarding the land use application submittal can be found on the City’s Permit
Center website. The City 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.
15. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of submittal
requirements and may be modified in cases where additional information is required to complete the
review of an application. In addition, non-applicable submittal requirements may be waived. The
applicant should contact the assigned Project Manager if there are any questions regarding
submittal requirements.
16. Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use Permits
as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land
development, specific permits/actions being considered by the City, and to facilitate timely and effective
public participation in the review process. The applicant must follow the specifications provided in the
public information sign handout. The applicant is solely responsible for the construction, installation,
maintenance, removal, and any costs associated with the sign.
17. 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.
18. Public Outreach Sign: Planned urban development projects 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.
19. Impact Fees: In addition to the applicable building and construction fees, impact fees would be required.
Fees change periodically and the fees in effect at the time of building permit issuance would apply. For
informational purposes, the 2022 impact fees are as follows:
• A Fire impact fee $579.41 per dwelling unit;
• A transportation impact fee $6,987.79 per dwelling unit;
• Renton School District Impact Fee $3,268 per dwelling (+5% administrative fee) unless an exemption
can be made under RMC 4-1-190.I.1.a; and
• Parks Impact Fee currently assessed at $2,222.84.
A handout listing all of the City’s Development related fees is available for your review at
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=CityofRenton
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20. 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,
Principal Planner, at 425-430-7219 or amorganroth@rentonwa.gov to submit prescreen materials and
subsequent land use application.
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 dates.