HomeMy WebLinkAboutPre-app Mtg Summary - 25-000271.pdfCityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000271
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PRE-APPLICATION MEETING FOR
MSR Cascade Renton
PRE25-000271
CITY OF RENTON
Department of Community & Economic Development
Planning Division
September 18th, 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\PRE25-000271
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Renton Regional Fire Authority
M E M O R A N D U M
DATE: September 3rd 2025
TO: Alex Morganroth, Principal Planner
FROM: Hugo Sotelo, DFM
SUBJECT: Renton Cascade 10945 SE 168th St.
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 fire flow requirement for the proposed building is 1,500 gpm for option A and B. Two new fire
hydrants are required, one within 150 feet and one within 300 feet from each of the proposed buildings.
A water availability certificate would be required from Soos Creek Water District.
2. The fire impact fees are currently applicable at the rate of $421.98 per single family unit and or duplexes.
This fee is paid at building permit issuance. Credit will be provided for any homes removed or retained.
3. Fire department apparatus access roadways are required to be a minimum of 20 feet wide and 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. Approved turnarounds are required for dead end roads that exceed 150 feet. Maximum fire
apparatus access roadway grade allowed is 15 percent.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000271
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: September 18th, 2025
TO: Alex Morganroth, Principal Planner
FROM: Heather Bray, Civil Plan Reviewer
SUBJECT: Renton Cascade
1101 & 10945 SE 168th St, Renton, WA 98055
PRE 25-000271
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 Renton Cascade Project 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 is a wetland on the southeast corner of the
property that encumbers the 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.
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.
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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 is a wetland on-site that will impact site development.
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 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.
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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
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 single family housing is $11,485.67 per dwelling.
b. The 2025 transportation impact fee for townhomes is $6,987.79 per dwelling.
c. The 2025 transportation impact fee for multifamily housing is $6,184.59 per dwelling.
d. The developer will receive a credit for demolition of the existing single-family homes.
e. 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.
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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.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: September 18, 2025
TO: Pre-Application File No. 25-000271
FROM: Alex Morganroth, Principal Planner
SUBJECT: MSR Cascade Renton
10945 and 11101 SE 168th St (APN
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 the development of ten (10) townhome units on two (2) parcels
at 10945 and 11101 SE 168th St (APN 2923059057 and 2923059060). According to the King County Assessor,
the subject parcels total approximately 60,456 sq. ft. (1.39 acres). The site is currently developed with two (2)
existing single-family homes, one on each parcel, and associated accessory structures. As part of the
proposal, all existing buildings would be demolished. The subject property is located within the Residential-
10 (R-10) zone and has a Comprehensive Plan land use designation of Residential High Density (RHD). Access
to the development is proposed via a private drive off of SE 168th St. The proposal includes two (2) different
options – one townhome version with 10 attached units in three (3) buildings, and one (1) detached condo
version with seven (7) units. The onsite private driveway includes a hammerhead turnaround in both proposed
options. An 8,358 sq. ft. open space tract is proposed southwest of the units in Site Plan Option A. According
to City of Renton (COR) maps, no critical areas are present on the site, but a wetland is mapped on the parcel
to the south (APN 863710TR-A) with a buffer potentially extending onto the subject site. In addition, the
applicant’s pre-application submittal materials indicate the presence of a small Category III wetland near the
southeast corner of the site.
Current Use: The subject property is currently developed with two (2) existing single-family homes, one on
each parcel, and associated accessory structures.
1. Zoning /Land Use Designation, and Overlays: The property is located within the Residential High Density
(RHD) land use designation, the Residential-10 (R-10) zoning designation and within the Benson
Community Planning Area. The Residential-10 Zone (R-10) is established for high-density residential
development that will provide a mix of residential styles including small lot detached dwellings or
attached dwellings such as townhouses and small-scale flats. Attached dwellings – townhouses are a
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permitted use within the R-10 zone, subject to the standards of RMC 4-2-115, Residential Design and
Open Space Standards, applicable to the R-10 and R-14 zones. Cottage housing – is a permitted use
within the R-10 zone provided the cottage housing development complies with the standards of RMC
4-2-100G, Development Standards for Cottage House Development. A unit lot subdivision is
intended to allow the creation of unit lots for cottage house development through established
subdivision procedures while generally only applying development standards to the parent site as a
whole rather than to individual unit lots. Unit lot subdivisions of nine (9) or fewer unit lots is
processed as short subdivisions, and subject to all provisions of RMC 4-7-070, Detailed Procedures
for Short Subdivisions.
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).
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 rights-of-way, legally recorded private access easements
and critical areas (such as protected slopes, Class 1 to 4 streams, etc.) 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 driveway/easement, and/or critical area dedication
must be known. All fractions which result from net density calculations shall be truncated at two (2)
numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density
that result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole number. Those
density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest
whole number. The gross site area is approximately 1.39 acres. Based on the gross site area of 1.39 acres,
ten (10) dwelling units would result in a gross density of 7.2 du/ac (10 units / 1.39 = 7.2 du/ac). The
proposed gross density of 7.2 du/ac would be within the density range permitted for the R -10 zone. 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.
Minimum Lot Size, Width and Depth – There is no minimum lot size requirement in the R-10 zone for
attached dwellings, however, the minimum lot size for detached dwellings is 4,000 square feet. The
minimum lot depth is 70 feet for the R-10 zone. 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 – The R-10 zone requires a 20-foot (20’) minimum front yard setback except when all vehicle
access is taken from an alley, then 15-feet (15’). A 15-foot rear yard setback and 4-foot (4’) side yard
setback for detached units and attached units and 0 ft. for the attached side(s) are required. Setbacks are
the minimum required distance between the building footprint and the property line and any private
access easement or tract. In the R-10 zone to ensure adequate vehicular maneuvering area, garages and
carports that are accessed through alleys shall be set back as follows: Nine-foot (9’) garage doors shall
be at least 26 feet (26’) from the back edge of the alley or 16-foot (16’) garage doors shall be at least 24
feet (24’) from the back edge of the alley. Except for alley-accessed garages conforming to the previous
requirements, the vehicle entry for a garage or carport shall be set back twenty feet (20') from the property
line where vehicle access is provided; all other facades of a garage shall be subject to the applicable
zone’s minimum setback.
Submitted plans must comply with the required setbacks at the time of formal land use application.
Building Standards – The R-10 standards allow a maximum building coverage of 55% of the lot area. The
maximum impervious coverage in the R-10 zone is 70%. The maximum wall plate height is restricted to 24
feet. The townhouse buildings shall be no more than two (2) stories in height. 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
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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 maximum height for
detached accessory structures is 12 feet and the total floor area must be less than that of the primary
structure. Accessory structures are also included in building lot coverage calculations. Elevations were
not provided with the pre-application submittal materials; building height and lot coverage
requirements would be verified at the time of land use application.
Maximum Number of Units per Building – No more than four (4) units per building.
Cottage House Development Standards – Cottage house developments have specific development
standards which can be found in RMC 4-2-110G. Cottage house units are limited to 1,500 sq. ft. in size.
The minimum amount of cottages per cluster is 3 units, and the maximum amount is 12. All units must be
detached, with a minimum separation of 8 ft. These requirement would be verified at the time of land
use application.
3. Residential Design and Open Space Standards: All new dwelling units within the R-10 zone are required
to meet applicable standards within RMC 4-2-115 Residential Design and Open Space Standards. The
standards of the Site Design subsection are required to be addressed at the time of land use application.
The following are applicable subsections in the R-10 zone. 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.
Standards for Common Open Space:
Developments of four (4) or more units: Required to provide common open space as outlined below.
Above ground drainage facilities (i.e., ponds, swales, ditches, rain gardens, etc.) shall not be counted
towards the common open space requirement.
1. For each unit in the development, three hundred fifty (350) square feet of common open space shall
be provided.
2. Open space shall be designed as a park, common green, pea-patch, pocket park, or pedestrian entry
easement in the development and shall include picnic areas, space for recreational activities, and
other activities as appropriate.
3. Open space shall be located in a highly visible area and be easily accessible to the neighborhood.
4. Open space(s) shall be contiguous to the majority of the dwellings in the development and accessible
to all dwellings. For sites one (1) acre or smaller in size, open space(s) shall be no less than thirty feet
(30') in any dimension. For sites larger than one (1) acre in size, open space(s) shall be no less than
forty feet (40') in any dimension. For all sites, to allow for variation, open space(s) of less than the
minimum dimensions (thirty feet (30') or forty feet (40'), as applicable) are allowed; provided, that
when all of a site’s open spaces are averaged, the applicable dimension requirement is met.
5. A pedestrian entry easement can be counted as open space if it has a minimum width of twenty feet
(20') and within that twenty feet (20') a minimum five feet (5') of sidewalk is provided.
6. Pea-patches shall be at least one thousand (1,000) square feet in size with individual plots that
measure at least ten feet by ten feet (10' x 10'). Additionally, the pea-patch shall include a tool shed
and a common area with space for compost bins. Water shall be provided to the pea-patch. Fencing
that meets the standards for front yard fencing shall surround the pea-patch with a one foot (1')
landscape area on the outside of the fence. This area is to be landscaped with flowers, plants, and/or
shrubs.
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7. Grass-crete or other pervious surfaces may be used in the common open space for the purpose of
meeting the one hundred fifty feet (150') distance requirement for emergency vehicle access but shall
not be used for personal vehicle access or to meet off-street parking requirements.
8. Common open space areas shall have a maximum slope of five percent (5%).
9. Obstructions, such as retaining walls and fences, shall not be placed in common open spaces.
Sidewalks, Pathways, and Pedestrian Easements:
All of the following are required:
1. Sidewalks shall be provided throughout the neighborhood. The sidewalk may disconnect from the
road, provided it continues in a logical route throughout the development. Permeable pavement
sidewalks shall be used where feasible, consistent with the Surface Water Design Manual.
2. Front yards shall have entry walks that are a minimum width of three feet (3') and a maximum width
of four feet (4').
3. Pathways shall be used to connect common parks, green areas, and pocket parks to residential
access streets, limited residential access streets, or other pedestrian connections. They may be
used to provide access to homes and common open space. They shall be a minimum three feet
(3') in width and made of paved asphalt, concrete, or porous material such as: porous paving
stones, crushed gravel with soil stabilizers, or paving blocks with planted joints. Sidewalks or
pathways for parks and green spaces shall be located at the edge of the common space to allow
a larger usable green and easy access to homes.
4. Pedestrian Easement Plantings: shall be planted with plants and trees. Trees are required along
all pedestrian easements to provide shade and spaced twenty feet (20') on center. Shrubs shall be
planted in at least fifteen percent (15%) of the easement and shall be spaced no further than thirty
six inches (36") on center.
Primary Entry Standards:
Both of the following are required:
1. The entry shall take access from and face a street, park, common green, pocket park, pedestrian
easement, or open space, and
2. The entry shall include a porch or stoop with a minimum depth of five feet (5') and minimum height
twelve inches (12") above grade.
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.
Garages may be attached or detached. Shared garages are also allowed, provided the regulations of
RMC 4-4-080 are met. Carports are not allowed.
One of the following is required:
1. The front porch projects in front of the garage a minimum of five feet (5’), and is a minimum of
twelve feet (12’) wide, or
2. The garage is detached and set back from the front of the house and/or porch at least six feet (6’).
Additionally, all of the following is required:
1. Garage design shall be of similar design to the homes, and
2. If sides of the garage are visible from streets, sidewalks, pathways, trails or other homes,
architectural details shall be incorporated in the design.