HomeMy WebLinkAboutPre-App 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
Benson Hill Towhomes
16808 and 16816 106th Ave SE, and 16807, 16801, 16813, 16819, 16827, and 16839 108th Ave
SE, Renton, WA 98055
PRE 25-000334
November 6, 2025
Contact Information:
Planner: Jill Ding, 425-430-6598, jding@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 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 to engineers, architects, and contractors who will work on the project. You will need to
submit an PDF copy of this packet when you apply for land use and/or environmental permits.
When the project application is ready for submittal, you may email the project planner to start
the prescreen process. Similarly, you may contact the assigned planner if there are any
questions regarding submittal requirements.
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 pr oposal 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, Development Engineering Director, Department of Community & Economic
Development Administrator, Public Works Administrator and City Council).
M E M O R A N D U M
DATE: October 20, 2025
TO: Jill Ding, Senior Planner
FROM: Hugo Sotelo, Deputy Fire Marshal
SUBJECT: Benson Hill 1681 108th Ave SE
Comments based on the assumption that these units will be built under the International
Residential Code. As of February 1st, 2021, townhomes over 4 units will require sprinklers per
Washington State building code amendment. An NFPA 13D fire sprinkler system would be
required based on the town homes identified on the drawing submitted for units 301 through
312.
1. The fire flow requirement for the proposed building is calculated at the rate of
5,000gpm. A looped water main is required for any GPM greater than 2,500. Five total
fire hydrants are required, one within 150 feet and four within 300 feet of the proposed
buildings. The fire flow was determined from units 113-116 based on the exposure and
potential square footage. A Water availability certificate would be required by Soos
Creek Water District.
2. Approved fire sprinkler systems are required throughout the building if they exceed the
four-unit threshold. Separate plans and permits are required by the fire department. A
reduction in the required fire flow may be given if fire sprinklers are installed to all to
the town homes.
3. The fire impact fees are applicable at the rate of $579.41 per townhome unit. This fee is
paid at building permit issuance. Credit will be given for the removal or retention of the
existing home.
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 .
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: November 6th, 2025
June 20, 2011
TO: Jill Ding, Senior Planner
FROM: Heather Bray, Civil Plan Reviewer
SUBJECT: Benson Hill Project
16801 108th Ave SE
PRE25-000334
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 16801 108th Ave
SE. The following comments are based on the pre-application submittal made to the City of Renton
by the applicant.
EXISTING CONDITIONS
The site is approximately 5.26 acres in size and is rectangular in shape. There are several existing
single-family residences and commercial buildings.
Water Water service is provided by Soos Creek Water and Sewer District. Review of the water
plans will be conducted by Soos Creek Water and Sewer District and the Renton Regional
Fire Authority. Plans approved by Soos Creek Water and Sewer District shall be routed to
the City for final review prior to permit issuance. Applicant needs to provide a certificate of
water availability with the Land Use application.
Sewer Sewer service is provided by Soos Creek Water and Sewer District. Review of the sewer
plans will be conducted by Soos Creek Water and Sewer District and the Renton Regional
Fire Authority. Plans approved by Soos Creek Water and Sewer District shall be routed to
the City for final review prior to permit issuance. Applicant needs to provide a certificate of
sewer availability with the Land Use application.
Benson Hill Project PRE25-000334 Page 2 of 5
November 6th, 2025
2
Storm There is an existing 12-inch stormwater main in 108th Ave S with varying material types and
a swale and culvert system in 106th Ave SE. The existing property does not contain
stormwater facilities. Based on the current site topography, the site appears to drain
stormwater run-off towards the southwest property line.
Streets 106th Ave SE is a Residential Access Street with an existing right of way (ROW) width of 60.0-
ft as measured using the King County Assessor’s Map and approximately 20.0-ft of asphalt
paving. 108th Ave SE is a Minor Arterial Street with a varying right of way (ROW) width as
measured using the King County Assessor’s Map and approximately 50.0-ft of asphalt
paving.
SURFACE WATER COMMENTS
1. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface
Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart in the 2022 City of
Renton Surface Water Manual (2022 RSWDM) to determine what type of drainage review is
required for this site. A drainage study complying with the 2022 RSWDM may be
required. Based on the City’s flow control map, the site falls within the City’s Flow Control
Duration Standard area (Matching Forest Conditions). The site falls within the Black River
Basin.
2. Critical areas on site that may affect stormwater review include regulated (steep) slopes .
3. The current City of Renton Surface Water Standard Plans that shall be used in all drainage
submittals. The current City of Renton Standard details are available online at the City of
Renton website.
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. 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.
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 applicable to the project. The final drainage plan and drainage report must be
submitted with the utility construction permit application.
6. 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.
7. Erosion control measures to meet the City requirements shall be provided
8. Storm drainage improvements along all public street frontages are required to conform to
the City’s street and stormwater conveyance standards. Any new storm drains installed on
or offsite shall be designed and sized in accordance with standards found in Chapter 4 of the
Benson Hill Project PRE25-000334 Page 3 of 5
November 6th, 2025
3
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.
9. A Construction Stormwater General Permit from Department of Ecology will be required if
grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan
(SWPPP) is required for this site.
10. 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 current stormwater SDC fee is $0.94 per square foot, but not less than $2,350.
b) Credit will be given for each existing building to be demolished.
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:
a. 108th Ave SE is classified as Minor Arterial with an existing right of way (ROW) width
ranging from of 60’ to 92’ as measured using the King County Assessor’s Map. Per
RMC 4-6-060, to meet the City’s complete street standards for Minor Arterial streets,
a minimum ROW width of 91 feet is required. Per City code 4 -6-060, half street
improvements shall include a pavement width of 54 feet (27 feet from centerline
including a new 5’ bike), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk,
2-foot minimum clearance between sidewalk and property line, street trees and
storm drainage improvements. Since the existing street width varies along the project
frontage, the dedication of ROW fronting the site will be vary from 3.5 feet to 15.5 feet
depending on final survey.
b. 106th Ave SE is classified as Residential Access Street with an existing ROW width of
60’ as measured using the King County Assessor’s Map with an existing paved width
of approximately 26 feet. Per RMC 4-6-060, to meet the City’s complete street
standards for Residential Access Street, a minimum ROW width of 60 feet is required,
half street improvements as taken from the ROW centerline will be required and
include a minimum 16-foot paved road, 0.5-foot curb, an 8-foot planting strip, and 5-
foot sidewalk, street trees and storm drainage improvements. No right-of-way
dedication is required.
2. The new east/west residential access street shall align with SE 168th Street at the north
property boundary. Curb cut access shall be provided for businesses and single -family
residences that will be impacted by this new public road.
3. Intersection improvements at the intersection of 108th Ave SE and SE 168th Street will be
required. The intersection is currently signalized in 4 directions with the existing home and
offices to the north utilizing the eastbound signal at the northwest cor ner of the 16801
property. Intersection improvements will include, but are not limited to, construction of a
permanent curb return along the south side of the new continuation of SE 168th St,
temporary curb return along the north half-street improvements of SE 168th St, relocation of
the west traffic signal, crosswalk addition and updates to crosswalks that cross 108th Ave
SE. A conceptual design for intersection improvements to be reviewed by the City’s
Transportation Division will be required with the land-use application.
4. All public residential access streets shall meet the requirements of RMC 4-6-060 Street
Standards.
Benson Hill Project PRE25-000334 Page 4 of 5
November 6th, 2025
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5. A dedicated hammerhead turnaround or cul-de-sac is required for any dead end street that
exceeds 150-feet per RMC 4-6-060.
6. On-site and off-site curb ramps, sidewalk improvements will be reviewed in conjunction with
the building permit and will require a grading plan consisting of spot elevations and slopes
showing that ADA and City specifications are being met.
7. Refer to City code 4-4-080 regarding driveway regulations.
8. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-
6-090.
9. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
10. Street lighting and street trees are required to meet current city standards. Lighting plans are
required to be submitted with the land use application and will be reviewed during the
construction utility permit review.
11. A traffic study meeting City of Renton traffic study guidelines is required at the land -use
submittal. If the result of the study is more than 20 new trips in the AM or PM peak hours, a
traffic impact analysis will be required.
12. The development is subject to transportation impact fees. Fees will be charged based on the
rate at the time of building permit issuance.
a. The 2025 transportation impact fee is $8,031.94 per net new PM peak hour person
vehicle trip (Proposed – Existing), per PM peak hour person vehicle trip.
b. A credit will be applied for each building to be demolished.
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 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.
Benson Hill Project PRE25-000334 Page 5 of 5
November 6th, 2025
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6. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on
separate sheets.
7. A demo permit is required for each of the existing buildings on-site. Demolition permits shall
be acquired through the building department.
8. 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 visit the fee schedule here.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: November 6, 2025
TO: Pre-Application File No. PRE25-000334
FROM: Jill Ding, Senior Planner
SUBJECT: Benson Hill Townhomes –
16808 and 16816 106th Ave SE, and 16807, 16801, 16813,
16819, 16827, and 16839 108th Ave SE, Renton, WA 98055
APNs 0087000240, 0087000245, 0087000311, 0087000315,
0087000316, 0087000317, 0087000320, 0087000321,
0087000322, 0087000325, and 0087000327
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 project site is comprised of eleven (11) parcels located on the east
side of 106th Ave SE and along the west side of 108th Ave SE, south of SE 168th St and north of
SE 170th St. The parcels are addressed as 16808 and 16816 106th Ave SE; and 16807, 16801,
16813, 16819, 16827, and 16839 108th Ave SE (APNs 0087000240, 0087000245, 0087000311,
0087000315, 0087000316, 0087000317, 0087000320, 0087000321, 0087000322,
0087000325, and 0087000327). The eleven (11) parcels cross several different zoning
designations: APNs 0087000240 and 00887000245 are located within the Residential-8 (R-
8) zone; APNs 0087000321 and 0087000325 are located within the Commercial
Neighborhood (CN) zone; and APNs 0087000311, 0087000315, 0087000316, 0087000317,
0087000320, 0087000322, and 0087000327 are located within the Residential-14 (R-14)
zone. The project site has a gross site area of approximately 84,308 square feet (1.94 acres)
within the R-8 zone, 114,505 square feet (2.63 acres) within the R-14 zone, and 30,666 square
feet (0.70 acres) within the CN zone, resulting in an overall total of approximately 229,479
square feet (5.27 acres). The proposal includes a unit lot subdivision for townhomes with a
total of 24 units (on eight individual lots) within the R-8 zone, 31 units within the R-14 zone,
Benson Hill Townhomes
Page 2 of 15
November 6, 2025
and 12 units within the CN zone. Access to the site is proposed via a 20-foot-wide alley that
would connect 160th Ave SE to 108th Ave SE. No critical areas are mapped on the project site.
Current Use: The subject property is currently developed with a number of single family and
accessory structures, which are proposed for removal.
1. Zoning and Overlay Districts: The surrounding area, including this property, crosses two
(2) different Comprehensive Plan land use designations and three (3) different zoning
designations. The west side of the project site has a Comprehensive Plan land use
designation of Residential Medium Density (RMD) and is zoned Residential 8 (R-8)
dwelling units per acre. The Residential-8 (R-8) Zone applies to lands suitable for
moderate-density residential uses, including single-family and middle housing, where
there is opportunity to reinvest in existing single -family residential neighborhoods
through infill development or the development of new residential plats.
The east side of the project site has a Comprehensive Plan land use designation of
Residential High Density (RHD) and is zoned Commercial Neighborhood (CN) and
Residential 14 (R-14) dwelling units per net acre. The purpose of the Commercial
Neighborhood Zone (CN) is to provide for small-scale convenience retail/commercial
areas offering incidental retail and service needs for the surrounding area. Uses serving
a larger area may be appropriate if they also serve the residents of the immediate area
and are compatible with the scale and character of the neighborhood. This designation
is the smallest and least intensive of the City’s commercial zones. The purpose of the
Residential-14 (R-14) Zone is to encourage development, and redevelopment, of
residential neighborhoods that provide a mix of detached and attached dwelling
structures organized and designed to combine characteristics of both typical single-
family and small-scale multi-family developments. Structure size is intended to be
limited in terms of bulk and scale so that the various unit types allowed in the zone are
compatible with one another and can be integrated together into a quality neighborhood.
Project features are encouraged, such as yards for private use, common open spaces,
and landscaped areas that enhance a neighborhood and foster a sense of community.
Civic and limited commercial uses may be allowed when they support the purpose of the
designation. The R-14 Zone implements the Residential High Density land use
designation.
Middle housing uses are outright permitted uses within the R-8 zone. Townhouses
are a permitted use within the R-14 zone. Attached dwellings are not permitted in the
CN Zone within the Benson Community Planning Areas. The project site is located
within the Benson Community Planning Area; therefore, the proposal for attached
dwellings (townhouses) within the CN zone would not be a permitted use. Live work
units may be permitted within the CN zone subject to the approval of an
Administrative Conditional Use Permit. Live work units are defined as a structure or
portion of a structure that combines a commercial activity with a residential living
space where there is an internal connection between the living and working spaces
within the unit. The nonresidential portion of the unit must meet commercial
building standards.
2. Density: The minimum density required in the R-8 zone is 4.0 dwelling units per net acre
(du/ac) and maximum density permitted is 8.0 dwelling units per net acre (du/ac). The
minimum density required in the R-14 zone is 7.0 dwelling units per net acre (du/ac) and
Benson Hill Townhomes
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November 6, 2025
maximum density permitted is14.0 dwelling units per net acre (du/ac). There are no
minimum density requirements within the CN zone, the maximum density permitted is
20.0 dwelling units per net acre (du/ac). Net density is calculated after areas required for
public right-of-way dedication, private access easements (shared driveways), and
critical areas are deducted from the gross site area. Joint use driveways are not deducted
as part of the density calculations.
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. Calculations for
minimum or maximum density which result in a fraction that is one -half (0.50) or greater
shall be rounded up to the nearest whole number. Those density calculations resulting
in a fraction that is less than one-half (0.50) shall be rounded down to the nearest whole
number.
For Unit Lot Subdivisions, the density of the parent site shall not exceed the maximum
net density of the zone, except for middle housing, which shall conform to the maximum
number of dwelling units allowed pursuant to RMC 4-2-110F.6, Maximum Dwelling Units
per Legal Lot. Only one (1) dwelling unit shall be located on a unit lot.
The applicant submitted completed density worksheets with the pre-application
materials. Within the R-8 zone a total of eight (8) lots are proposed with 2 to 4 middle
housing units proposed on each lot. After the deduction of the 8,875 square foot
right-of-way from the 87,552 gross site area, the project site would have a net area of
78,677 square feet (1.81 acres). The proposal for eight (8) lots on the 1.81 net acre
site would result in a net density of 4.43 du/ac, which is within the density range
permitted for the R-8 zone.
Within the R-14 zone, after the deduction of 19,139 square feet of right-of-way and
1,905 square feet of access easement area from the 114,505 square foot gross site
area, the project site would have a net area of 93,461 square feet (2.15 acres). The
proposal for 31 dwelling units on the 2.15 net acre site would result in a net density
of 14.45 du/ac, which is within the density range permitted for the R-14 zone.
Within the CN zone, after the deduction of 2,567 square feet of right-of-way and 2,098
square feet of access easement area from the 30,666 square foot gross site area, the
project site would have a net area of 26,001 square feet (0.597 acres). The proposal
for 12 dwelling units on the 0.597 net acre site would result in a net density of 20.1
du/ac, which is within the density range permitted for the CN zone.
Completed density worksheets would be required with the land use application.
3. Development Standards: The project is be subject to RMC 4-2-110A, “Development
Standards for Residential Low Density and Medium Density Zones” effective at the time
of complete application (noted as “R-8 standards” herein); RMC 4-2-110B,
“Development Standards for Residential High Density Zones” effective at the time of
complete application (noted as “R-14 standards” herein); and RMC 4-2-120A,
“Development Standards for Commercial Zoning Designations” effective at the time of
complete application (noted as “CN standards” herein)
Minimum Lot Size, Width and Depth – The minimum lot size in the R-8 zone is 5,000
square feet. The minimum lot depth is 80 feet. The minimum lot width is 50 feet for
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November 6, 2025
interior lots and 60 feet for corner lots. Middle housing developments must comply
with the standards applicable to single-family development, pursuant to RMC 4-2-
110A.
The minimum lot size in the R-14 zone is 3,000 square feet for detached dwellings, there
is no minimum lot size for attached dwellings. The minimum lot depth is 60 feet. The
minimum lot width is 30 feet for interior lots and 40 feet for corner lots.
The minimum lot size in the CN zone is 5,000 square feet. There are no minimum lot width
or depth requirements.
The submitted site plan did not include dimensions, therefore staff was unable to
verify compliance with the minimum lot size width and depth requirements for each
zone.
Middle Housing – Attached dwelling units that are compatible in scale, form, and
character with single-family dwellings, having a permanent foundation, and containing
two or more attached or stacked homes, including duplexes, triplexes, fourplexes,
townhouses, stacked flats, and courtyard apartments.
Exceptions for Individual Unit Lots – Individual unit lots created for townhouses, middle
housing, or cottage house development 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 proposed “parent” lots within the R-8 zone would be
subject to compliance with the minimum lot size, width, and depth requirements of
the R-8 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-8 zone are 20 feet for the front yard (except when all vehicle access is taken from
an alley, then 15 feet), 25 feet for the rear yard, 5 feet for interior side yards, and 15 feet
for secondary front yards. 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 10 feet; 10 feet for the
rear yard; interior side yards are 4 feet for the unattached sides and 0 feet for attached
sides; and 15 feet for secondary front yards. The required setbacks in the CN zone are
minimum of 15 feet for the front yard and a maximum of 20 feet for the front yard;
minimum 15 feet for the secondary front yard and a maximum of 20 feet for the secondary
front yard; no side or rear setbacks are applicable unless the lot abuts a lot zoned
residential, then 15 feet is required.
Individual units lots would be exempt from compliance with the setbacks
requirements, setbacks for the proposed townhomes would be applicable to the
parent site as a whole (as though it were a standalone lot). Compliance with
setbacks would be verified at the time of formal land use application.
Building Height – The maximum wall plate height in the R-8 zone is 24 feet with 2 stories.
The maximum wall plate height in the R-14 zone is 24 feet, however an increase up to 32
feet may be approved with an administrative conditional use permit, with 3 stories. Roofs
with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet
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November 6, 2025
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 pla te
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 building height permitted in the CN zone is 35 feet.
Building height would be verified at the time of formal land use application and
building permit review.
Building Coverage – The R-8 zone allows a maximum building coverage of 50% of the lot
area. The R-14 zone allows a maximum building coverage of 65% of the lot area. Within
the CN zone, the maximum lot coverage for buildings is 65% of total lot area or 75% if
parking is provided within the building or within an on -site parking garage. Building
coverage requirements for the townhomes would be applicable to the parent site as
a whole and would be verified at the time of formal land use application and building
permit review. Compliance would be verified at the time of building permit review.
Maximum Gross Floor Area of Any Single Commercial Use on a Site – Within the CN zone,
the maximum gross floor area of any single commercial use is 5,000 gross square feet.
The maximum size shall not be exceeded, except by conditional use permit. These
restrictions do not apply to residential uses subject to net density limitations.
Maximum Gross Flor Area of Any Single Office Use on a Site – Within the CN zone, the
maximum gross floor area of any single office use is 3,000 gross sq. ft. The maximum size
shall not be exceeded, except by conditional use permit. These restrictions do not apply
to residential uses subject to net density limitations.
Impervious Surface Area – The maximum impervious surface would be limited to 65% in
the R-8 zone and 80% in the R-14 zone. Impervious surface requirements would be
applicable to the parent site as a whole and would be verified at the time of formal
land use application and building permit review. Compliance would be verified at
the time of building permit review.
4. Unit Lot Subdivisions: Are intended to allow the creation of unit lots for townhouse,
middle housing, and 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.
Access – The parent site shall have direct vehicular access to a public street. Each unit
lot shall have direct vehicular access to either a public street or a unit lot drive, in
conformance with RMC 4-6-060K, Unit Lot Drives. Primary access for individual unit lots
may be from a public alley.
Drainage – Make adequate provision for drainage ways, streets, alleys, other public ways,
water supplies and sanitary wastes.
Short Subdivision – Unit lot subdivisions of nine (9) or fewer unit lots shall be processed
as short subdivisions, and subject to all provisions of RMC 4-7-070, Detailed Procedures
for Short Subdivisions.
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Subdivision – Unit lot subdivisions of ten (10) or more unit lots shall be processed as
subdivisions, and subject to all provisions of RMC 4-7-080, Detailed Procedures for
Subdivision, unless otherwise specified by this Section.
Landscaping – Individual unit lots are exempt from RMC 4-4-070F.3, Front Yard Trees
Required When Street Trees Are Not Located Within the Right-of-Way Abutting a Front
Yard.
5. Residential Design and Open Space Standards: All development in the R-8 and R-14
zone would be subject to the Residential Design and Open Space Standards, as outlined
in RMC 4-2-115. Residential Design Review occurs as part of the Building Permit Review.
Residential Design and Open Space Standards – Future residential building permits
would be subject to the RMC 4-2-115, Residential Design and Open Space Standards.
Requirements related to garages, entries, modulation, windows/doors, scale, bulk, and
character, roof forms, eaves, architectural detailing, and materials/color should be
reviewed in their entity prior to submitting permit applications.
In addition, middle housing developments shall comply with the following standards,
where applicable:
a. Entries: All ground-related dwelling units fronting a street and/or common open space
shall provide a covered porch with a minimum depth of five feet (5'). Dwelling units that
are accessed entirely from an internal common corridor are exempt from this
requirement provided the shared entry features a covered porch with a minimum depth
of five feet (5').
b. Pedestrian Access: A paved pedestrian connection at least three feet (3') wide is
required between each middle housing building and the sidewalk (or the street if there is
no sidewalk). Driveways may be used to meet this requirement.
c. Courtyard Apartments – Open Space: Courtyard apartments shall provide open space
in conformance with the following:
i. At least one (1) outdoor common open space is required.
ii. Common open space shall be bordered by dwelling units on two (2) or three (3)
sides.
iii. Common open space shall be a minimum dimension of fifteen feet (15') on any
side.
iv. Parking areas and vehicular areas do not qualify as a common open space.
6. Middle Housing Development Standards: A maximum number of dwelling units are
allowed per legal lot, within applicable zones, as shown in the following table. Accessory
dwelling units and single-family dwelling units are included in the calculation of
maximum dwelling units per lot. For middle housing unit lot subdivisions, the maximum
dwelling units per legal lot shall apply to the parent site as a whole, rather than to
individual unit lots.
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Lots in all
Applicable
Zones
Lots located
within 1/4 mile
walking
distancei of a
Major Transit
Stop
Lots with Affordable Housing
4 dwelling units
per lot.
6 dwelling units
per lot.
6 dwelling units per lot, provided at least 2 units
are reserved for affordable housing pursuant to
subsection 9 of this Section, Affordable Middle
Housing Units.
The following middle housing typologies are allowed within applicable zones under this
subsection: Duplexes; Triplexes; Fourplexes; Stacked flats; Townhouses; and Courtyard
apartments.
A maximum of four (4) attached dwelling units is allowed per building. For the purposes
of this subsection, accessory dwelling units are included in the calculation of maximum
dwelling units per building.
7. Urban Design Regulations: Compliance with Urban Design Regulations, District ‘D’, is
required for new development within the CN zone. The land use application shall provide
a written narrative to identify how the project meets each applicable urban design
regulation. Please refer the standards in their entirety at RMC 4-3-100.
8. Landscaping: With the exception of critical areas, all portions of the development area
not covered by structures, required parking, access, circulation or service areas, must
be landscaped with native, drought-resistant vegetative cover. The minimum on-site
landscape width required along street frontages is 10 feet and shall contain trees,
shrubs, and landscaping. Street trees in the ROW planter would also be required.
Landscaping may include hardscape such as decorative paving, rock outcroppings,
fountains, plant containers, etc. Minimum planting strip widths between the curb and
sidewalk are established according to the street development standards of RMC 4-6-
060, Street Standards. Street trees and, at a minimum, groundcover are to be located in
this area when present. Street trees shall be planted in the center of the planting strip
between the curb and the sidewalk at the following intervals; provided, that, where right-
of-way is constrained, irregular intervals and slight increases or decreases may be
permitted or required. Additionally, trees shall be planted in locations that meet required
spacing distances from facilities located in the right-of-way including, but not limited to,
underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways;
such spacing standards are identified in the City’s Approved Tree List. Generally, the
following spacing is required: i. Small-sized maturing trees: thirty feet (30') on center; ii.
Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing
trees: fifty feet (50') on center.
A conceptual landscape plan shall be provided with the land use application as
prepared by a licensed Landscape Architect, a certified nurseryman or other
certified professional.
Storm drainage facilities are required to comply with the minimum 15-foot perimeter
landscaping strip on the outside of the fence unless otherwise determined through the
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November 6, 2025
site plan review or subdivision review process. Please refer to landscape regulations
RMC 4-4-070 for further general and specific landscape requirements.
9. Significant Tree Retention: A review of COR Maps appears to show that there are mature
trees on the site. If 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.
TREE SIZE
TREE
CREDITS
New small species tree 0.25
New medium species tree 1
New large species tree 2
Preserved tree 6 – 9 caliper inches 4
Preserved tree 10 – 12 caliper inches 5
Preserved tree 12 – 15 caliper inches 6
Preserved tree 16 – 18 caliper inches 7
Preserved tree 19 – 21 caliper inches 8
Preserved tree 22 – 24 caliper inches 9
Preserved tree 25 – 28 caliper inches 10
Preserved tree 29 – 32 caliper inches 11
Preserved tree 33 – 36 caliper inches 12
Preserved tree 37 caliper inches and greater 13
Protected trees within a subdivision shall be retained in the order of priority listed in
RMC 4-4-130H.2. Protection of trees or groves by placement within a dedicated tract
(Tier 1) is the highest priority.
Significant trees shall be retained in the following priority order:
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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
4-4-130H.1.e can be met.
Tree retention standards shall be applied to the developable area, as defined in RMC
4-11-040, Definitions D, of a property. A formal tree retention plan and tree retention
worksheet prepared by an arborist or landscape architect would be reviewed at the
time of the land use application.
10. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of
this project, the location must be designated on the landscape plan and grading plan with
top of wall and bottom of wall elevations. A fence and/or wall detail should also be
included on the plan. A retaining wall that is 4 feet or taller, as measured by the vertical
distance from the bottom of the footing to the finish grade at the top of the wall requires
a building permit. The maximum height of any fence or retaining wall is 72-inches subject
to further height limitations in setbacks and clear vision areas noted in RMC 4 -4-040D. A
fence shall not be constructed on top of a retaining wall unless the total combined height
of the retaining wall and the fence does not e xceed the allowed height of a standalone
fence.
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. No fences or retaining walls
were shown on the submitted materials.
For more information about fences and retaining walls refer to RMC 4-4-040.
11. Access: Access to the proposed development is proposed to be provided via a twenty-
foot (20’) wide alley. Alleys may be used for vehicular access, but are not to be
considered as the primary access for emergency or Fire Department concerns. Alley
access is the preferred street pattern except for properties in the Residential Low Density
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November 6, 2025
land use designation. Refer to RMC 4-7-150. Access would need to be revised to
provide a Residential Access Street as primary emergency access throughout the
development, with an alley loaded layout off the primary street.
12. Parking: The number of parking spaces required for middle housing pursuant to RMC 4-
2-110F12, Parking and Driveway Standards, may be averaged and dispersed among unit
lots or within the parent site. Off-Street Parking Spaces Required for Middle Housing:
Lots 6,000 sq. ft. or
Less
Lots greater than
6,000 sq. ft.
Lots located within 1/2 mile walking
distancei of a Major Transit Stop
A minimum of 1.0
per dwelling unit.
A minimum of 2.0
per dwelling unit.
No off-street parking required. Developers
that provide off-street parking spaces, when
not required by this subsection, are eligible
for parking incentives pursuant to Parking
Incentives for Middle Housing Development
Located Within One-Half (1/2) Mile Walking
Distance of a Major Transit Stop.
Parking Incentives for Middle Housing Development Located Within One -Half (1/2) Mile
Walking Distancei of a Major Transit Stop – Middle housing developments that provide
off-street parking spaces as shown in the table below, when not otherwise required by
this subsection, are eligible for the following parking incentives, provided the increase is
feasible and consistent with the Surface Water Design Manual. For each increase in
number of parking spaces provided, the applicant is eligible for an additional parking
incentive. For example, applicants that provide a minimum of 2.0 parking spaces per
dwelling unit are eligible for the incentives below.
Number of Off-Street Parking Stalls
Provided
Incentives
A minimum of 1.0 per dwelling unit. 10% Increase in Maximum Impervious
Surface Area permitted by the subject
zone, pursuant to RMC 4-2-110A; and
A minimum of 2.0 per dwelling unit. 5% Increase in Maximum Building
Coverage permitted by the subject zone,
pursuant to RMC 4-2-110A.
The number of parking spaces required for townhouses is a minimum of 2.0 spaces per
dwelling unit, however, 1.0 per dwelling unit may be permitted for 1 bedroom or less
dwelling units.
Compliance with the parking regulations would be verified at the time of formal land
use application.
13. Driveways: The project site slopes to the east. Driveways exceeding 8% must provide
slotted drains at the lower end of the driveway. The maximum driveway slopes cannot
exceed 15%. If the grade exceeds 15%, a variance is required . The maximum width of
single loaded garage driveways shall not exceed 9 feet and double loaded garage
driveways shall not exceed 16 feet.
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November 6, 2025
14. Critical Areas: According to COR Maps, there are no critical areas mapped onsite. It is
the applicant’s responsibility to determine whether any critical areas are present on
the site prior to formal application.
15. Environmental Review: The construction of nine (9) or fewer dwelling units on a project
site is exempt from Environmental (SEPA) Review in accordance with WAC 197-11-800.
16. Site Plan Approval: Unit lot subdivisions shall be subject to RMC 4 -9-200, Master Plan
and Site Plan Review. The purpose of the site plan review process is to analyze the
detailed arrangement of project elements to mitigate negative impacts where necessary
to ensure project compatibility with the physical characteristics of a site and with the
surrounding area. Site plan review ensures quality development consistent with City
goals and policies. Site plan review analyzes elements including, but not limited to, site
layout, building orientation and design, pedestrian and vehicular environment,
landscaping, natural features of the site, screening and buffering, parking and loading
facilities, and illumination to ensure compatibility with potential future development.
Decisional criteria for site plan approval are itemized in RMC 4-9-200E.3.
17. Conditional Use Permit: Live work units would be required to comply with the following
criteria:
a. Consistency with Plans and Regulations: The proposed use shall be compatible
with the general goals, objectives, policies and standards of the Comprehensive
Plan, the zoning regulations and any other plans, programs, maps or ordinances
of the City of Renton.
b. Appropriate Location: The proposed location shall not result in the detrimental
overconcentration of a particular use within the City or within the immediate area
of the proposed use. The proposed location shall be suited for the proposed use.
c. Effect on Adjacent Properties: The proposed use at the proposed location shall
not result in substantial or undue adverse effects on adjacent property.
d. Compatibility: The proposed use shall be compatible with the scale and
character of the neighborhood.
e. Parking: Adequate parking is, or will be made, available.
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and
shall mitigate potential effects on the surrounding area.
g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed
use shall be evaluated and mitigated.
h. Landscaping: Landscaping shall be provided in all areas not occupied by
buildings, paving, or critical areas. Additional landscaping may be required to
buffer adjacent properties from potentially adverse effects of the proposed use.
18. Planned Urban Development (PUD): Any applicant seeking to permit development
which is not limited by the strict application of the City’s zoning, parking, street, and
subdivision regulations in a comprehensive manner shall be subject to this Section. Any
amendment to existing planned urban developments shall be subject to the
requirements in RMC 4-9-150. The City may approve a planned urban development only
if it finds that the following requirements are met.
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November 6, 2025
1. Demonstration of Compliance and Superiority Required: Applicants must
demonstrate that a proposed development is in compliance with the purposes of this
Section and with the Comprehensive Plan, that the proposed development will be
superior to that which would result without a planned urban development, and that
the development will not be unduly detrimental to surrounding properties.
2. Public Benefit Required: In addition, applicants shall demonstrate that a proposed
development will provide specifically identified benefits that clearly outweigh any
adverse impacts or undesirable effects of the proposed planned urban development,
particularly those adverse and undesirable impacts to surrounding properties, and
that the proposed development will provide one or more of the following benefits
than would result from the development of the subject site without the proposed
planned urban development:
a. Critical Areas: Protects critical areas that would not be protected
otherwise to the same degree as without a planned urban development; or
b. Natural Features: Preserves, enhances, or rehabilitates natural features of
the subject property, such as significant woodlands, native vegetation,
topography, or noncritical area wildlife habitats, not otherwise required by
other City regulations; or
c. Public Facilities: Provides public facilities that could not be required by the
City for development of the subject property without a planned urban
development; or
d. Use of Sustainable Development Techniques: Design which results in a
sustainable development; such as LEED certification, energy efficiency, use
of alternative energy resources, low impact development techniques beyond
that required by the Surface Water Design Manual, etc.; or
e. Overall Design: Provides a planned urban development design that is
superior to the design that would result from development of the subject
property without a planned urban development. A superior design may
include the following:
i. Open Space/Recreation:
(a) Provides increased open space or recreational facilities beyond
standard code requirements and considered equivalent to features
that would offset park mitigation fees in Resolution 3082; and
(b) Provides a quality environment through either passive or active
recreation facilities and attractive common areas, including
accessibility to buildings from parking areas and public walkways; or
ii. Circulation/Screening: Provides superior circulation patterns or
location or screening of parking facilities; or
iii. Landscaping/Screening: Provides superior landscaping, buffering,
or screening in or around the proposed planned urban development;
provided, common open space containing natural features may be
left unimproved; or
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November 6, 2025
iv. Site and Building Design: Provides superior architectural design,
placement, relationship or orientation of structures, or use of solar
energy; or
v. Alleys: Provides alleys for proposed detached or attached units
with individual, private ground related entries. (Ord. 5520, 12-14-
2009; Ord. 5571, 11-15-2010; Ord. 5828, 12-12-2016)
19. Permit Requirements: The proposed project would require Preliminary Plat Approval,
Hearing Examiner Site Plan Review, a Conditional Use Permit, and Environmental (SEPA)
Review. In addition, a Planned Urban Development (PUD) may also be required. All
applications would be reviewed concurrently within an estimated time frame of 12
weeks. The 2025 application fees include $12,547 for Preliminary Plat, $4,402 for Site
Plan Review, $3,825 for Conditional Use Permit, $1,856 for Environmental (SEPA)
Review, and $6,268 for Preliminary PUD review. A 5% technology fee is also required. All
fees are subject to change. Any modifications requested would require an additional
$299 fee. In addition to the required land use permits, separate construction and building
permits would be required. All fees are subject to change. Detailed information regarding
the land use permit application submittal requirements can be found on the Site Plan
Review, the Preliminary Plat, Conditional Use Permit, and PUD Submittal Requirements
checklists. Other informational applications and handouts can be found on the City’s
Digital Records Library. The City requires electronic plan submittal for all
applications. Please refer to the City’s Electronic File Standards. A Final Plat
application, and its associated fee, will be required following construction of the
subdivision’s infrastructure.
20. 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.
21. Public Information Sign: Public Information Signs are required for all Type II Land Use
Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform
the public of potential land development, specific permits/actions being considered by
the City, and to facilitate timely and effective public participation in the review process.
The applicant must follow the specifications provided in the public information sign
handout (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.
22. Public Meeting: 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
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November 6, 2025
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.
23. Public Outreach Sign: Preliminary plats, Planned Urban Development (PUD)
applications, and 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 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.
24. Impact Mitigation Fees (2025): In addition to the applicable building and construction
fees, impact mitigation fees are required for the construction of new building areas or
changes of use to a more intensive use. If any building expansions or new buildings are
proposed or a change in use to a more intense use, fire and transportation impact fees
may be assessed.
a. A Transportation Impact Fee assessed at $6,987.79 per each new townhome.
b. A Parks Impact Fee assessed at $2,531.21 per each new townhome with 3 or
4 units.
c. A Fire Impact Fee assessed at $579.41 per each new townhome.
d. A Renton School District Impact Fee assessed at $3,268 per townhome (plus
a 5% processing charge).
A handout listing Renton’s development-related fees is available on the City of Renton
website for your review.
25. 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 Jill Ding, Senior Planner, at 425-430-6598 or jding@rentonwa.gov when
you are ready to submit your application materials for application pre-screening.
26. Expiration: Upon approval, preliminary plat approval shall lapse unless a final plat based
on the preliminary plat, or any phase thereof, is recorded with the King County Recorder
within five (5) years from the date of preliminary plat approval. One single year extens ion
may be granted to an applicant who files a written request with the Administrator at least
thirty (30) days before the expiration of this five (5) year period, provided the applicant
demonstrates that he/she has attempted in good faith to record the final plat within the
five (5) year period. It is the responsibility of the applicant to monitor the expiration
date.
i The lot’s proximity to a major transit stop, measured by walking distance, shall determine parking
requirements for middle housing and ADUs. The distance is measured through the creation of a
walkshed, which represents the collective spatial area within a defined walking distance from major
transit stops (e.g., one quarter (1/4) mile or one half (1/2) mile). Geospatial tools incorporating major
transit stop locations and mapped pedestrian networks are used to approximate and map the
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November 6, 2025
walkshed boundary. Lots that partially intersect or partially fall within the walkshed shall be treated
as entirely within.
1
Jill Ding
From:Robert Shuey
Sent:Friday, October 17, 2025 7:17 AM
To:Jill Ding
Subject:PRE25-000334 • Building Review - Pre App/Pre Sub • Pre-Application Meeting Submittal
v1
Development Services answer to #25:
Demolition, Building, Mechanical, Electrical, and plumbing permits are required for your
project. Estimated initial first round review time for the townhomes is around 4 weeks (+/-), with a 2-
week timeline for revisions.
Thank you,
ROBERT SHUEY, CBO, Director of Development Services/Building O.icial
City of Renton // Development Services
Virtual Permit Center // Online Applications and Inspections
cell 206-550-8523
NOTICE OF PUBLIC DISCLOSURE: This message complies with Washington State’s Public Records Act – RCW 42.56