HomeMy WebLinkAboutPRE25-000346_17460 117th Ave SE_StaffCommentMemo_UpdatedDEPARTMENT 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
17460 117th Ave SE Triplex
17460 117th Ave SE, Renton WA 98058 (APN 2823059049)
PRE25-000346
November 13, 2025
Contact Information:
Planner: Brianna Burroughs, 425-430-7246, bburroughs@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 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, 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 29th 2025
TO: Brianna Burroughs, Associate Planner
FROM: Hugo Sotelo, Deputy Fire Marshal
SUBJECT: 17460 117th Ave SE Triplex
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.
1. The fire flow requirement for the proposed building is calculated at the rate of 2,000
gpm. Two fire hydrants are required, one within 150 feet and one within 300 feet from
each of the proposed triplex. It appears that there is one existing fire hydrant that is
within 300ft located north of the proposed triplex on 117th Ave se, one additional fire
hydrant shall be installed within 150 feet of the proposed triplex. A water availability
certificate from Soos Creek water district will be required.
2. 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 buildings.
3. Fire department apparatus access roadways are adequate from 117th Ave se.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: November 13th, 2025
June 20, 2011
TO: Brianna Burroughs, Associate Planner
FROM: Heather Bray, Civil Plan Reviewer
SUBJECT: 17460 117th Ave SE Triplex
PRE25-000346
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 17460 117th 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 0.71 acres in size and is rectangular in shape. There is an existing single-
family residence to remain and several mature trees.
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.
Storm There is an existing 24-inch flow control detention tank west of 117th Ave SE that discharges
in Big Soos Creek to the north (See City record no. R-259004). The existing property does
not contain stormwater facilities. Based on the current site topography, the site appears to
drain stormwater run-off towards the northeast property line.
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2
Streets 117th Ave SE is a Residential Access Street with an existing right of way (ROW) width that
varies between 60.0-ft and 30-ft as measured using the King County Assessor’s Map and
approximately 20.0-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 Soos Creek
Basin.
2. 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.
3. 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.
4. 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.
5. 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.
6. Erosion control measures to meet the City requirements shall be provided
7. 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
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.
8. 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) The full schedule can be found here.
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3
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. 117th Ave SE is classified as a Residential Access Street with an existing right of way
(ROW) width ranging from of 30’ to 60’ as measured using the King County Assessor’s
Map. Per RMC 4-6-060, to meet the City’s complete street standards for Residential
Access Streets, a minimum ROW width of 60 feet is required. Per City code 4-6-060,
street improvements shall include a pavement width of 32-feet (16-feet from
centerline), a 0.5-foot curb, an 8-foot planting strip, a 5-foot sidewalk, 0.5-foot
minimum clearance between sidewalk and property line, street trees and storm
drainage improvements. Since the existing ROW width from centerline of 117th Ave
SE is 30-feet, no dedication is required.
2. Provide or obtain any existing access easements for portions of 117th Ave SE that exist on
17429 and 17419 117th Ave SE.
3. 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.
4. Refer to City code 4-4-080 regarding driveway regulations.
5. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-
6-090.
6. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
7. Street lighting is not required for projects with 4 or less residential units.
8. 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.
9. 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 for multifamily housing is $6,184.59 per dwelling.
b. 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.
17460 117th Ave SE Triplex PRE25-000346 Page 4 of 4
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4
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.
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 visit the fee schedule here.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2025\PRE25-000346
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: November 13, 2025
TO: Pre-Application File No. PRE25-000346
FROM: Brianna Burroughs, 425-430-7246, bburroughs@rentonwa.gov
SUBJECT: 17460 117th Ave SE Triplex –
17460 117th Ave SE, Renton WA 98058 (APN 2823059049)
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 subject property is an interior lot located on 117th AVE SE (APN
2823059049). The project site totals 30,928 square feet (0.71 acres) in area and is currently
developed with a single-family home. The site has a Comprehensive Plan Land Use
Designation of Residential Medium Density (RMD) and is located in the Residential-6 (R-6)
zoning district. The applicant is proposing to retain the existing single-family residence and
construct three (3) townhomes as a middle housing development. The proposal is to build
three (3) attached two-story townhomes with attached two (2) car garages. The proposal
includes one driveway to serve the new units, and one existing driveway to remain dedicated
to the single-family residence. According to City of Renton (COR) Maps, there are no critical
areas on site.
Current Use: The project site is currently developed with a 2,560 square foot single-family
home built in 1957.
1. Zoning /Land Use Designation, and Overlays: The subject property is located within the
Residential-6 (R-6) zoning classification and the Residential Medium Density (RMD) land
use designation. Development in the R-6 zone is intended to create opportunities for new
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.
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2. Development Standards: The project would be subject to RMC 4-2-110F, “Development
Standards for Middle Housing” effective at the time of complete application (noted as
“Middle Housing” standards herein). Middle housing developments shall comply with
the standards applicable to single-family development, pursuant to RMC 4-2-110A,
“Development Standards for Residential Low Density and Medium Density Zones –
Primary Structures.”
Density – The minimum density required in the R-6 zone is three (3) dwelling units per net
acre. The maximum density permitted is six (6) dwelling units per net acre. Net density is
calculated after the deduction of sensitive areas, areas intended for public right-of-way,
and private access easements. The minimum lot density for the site is 2 unit per net acre
(3 units x 0.71 acres = 2 units) and the maximum number of units allowed on the site is 4
units per net acre (6 units x 0.71 acres = 4 units). Per RMC 4-2-110F, Development
Standards for Middle Housing, lots within the R-6 zone are allowed to have increased
density if the middle housing provisions are utilized. The City’s COR Map Data does not
locate the site within a quarter mile walking distance of a Major Transit Stop. A
density worksheet was not included with the pre-application submittal materials.
The applicant would be required to demonstrate compliance with middle housing
development standards at the time of formal application.
Minimum Lot Size, Width and Depth –The minimum lot size in the R-6 zone is 7,000 sq. ft.
The minimum lot width is 70 feet for corner lots and 60 feet for interior lots. The minimum
lot depth is 90 feet. Submitted plans would need to demonstrate compliance with the
required lot size and dimensional standard with the land use application.
Building Standards –The R-6 standards allow a maximum building coverage of 40% of the
lot area, a maximum impervious coverage of 55%, a maximum of two (2) stories, and a
maximum wall plate height of 24 feet (24’). 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. If
the height of wall plates on a building are less than the stated maximum the roof may
project higher to account for the difference, yet the combined height of both features
shall not exceed the combined maximums (e.g., if the maximum wall plate height of a
zone is twenty-four feet (24') and the wall plates of a structure are no taller than twenty
feet (20'), the roof may project up to ten feet (10') instead of six feet (6')). Common rooftop
features, such as chimneys, may project an additional four (4) vertical feet from a roof
surface. The proposal includes a building coverage of approximately 20% and an
impervious surface coverage of approximately 33%, which comply with the
maximum 40% building coverage and maximum 55% impervious coverage
permitted in the R-6 zone. Compliance with the maximum building and impervious
surface coverage and height requirements for the R-6 zone would be verified at the
time of formal building permit application.
Setbacks – Setbacks are the minimum required distance between the building footprint
and the property line. The required minimum setbacks for the R-6 zone are as follows:
Front yard: 25 feet; Rear yard: 25 feet; Side yards: combined 15 ft. with not less than 5 ft.
on either side; and Secondary Front yard: 25 feet. Corner lots required to have a front yard
and a secondary front yard are relieved of the requirement to have a rear yard; in place of
a rear yard setback, the side yard setback of the zone shall apply. As shown on the
submitted site plan, the proposed buildings appear to be outside of any required
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setback area. Compliance with the maximum setback requirements for the
proposed residences would be verified at the time of formal building permit
application.
Middle Housing Typologies – The following middle housing typologies are allowed within
the R-6 zone: a) duplexes; b) triplexes; c) fourplexes; d) stacked flats; e) townhouses; and
f) courtyard apartments.
Maximum Number of Units per Building – A maximum of four (4) attached dwelling units
is allowed per building.
Maximum Dwelling Units per Legal Lot – Per RMC 4-2-110F.6, Maximum Dwelling Units
Per Legal Lot, a maximum number of dwelling units are allowed per legal lot, within
applicable zones, as shown in the following table:
Lots in all Applicable
Zones
Lots located within 1/4
mile walking distance 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.
3. Residential Design and Open Space Standards: Middle housing developments shall
comply with the design standards applicable to single-family development, pursuant to
RMC 4-2-115, “Residential Design and Open Space Standards.” Residential design
review and the requirements related to garages, entries, modulation, windows/doors,
scale, bulk, and character, roof forms, eaves, architectural detailing, and materials/color
would be reviewed as part of the Building Permit Review.
In addition, middle housing developments shall comply with the following standards:
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').
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.
No building elevations were provided for review. Application(s) subject to the
Residential Design and Open Space Standards must demonstrate compliance with
the applicable standards at the time of building permit submittal.
4. Refuse and Recycling Areas: Middle housing developments shall comply with the
refuse and recycling standards pursuant to RMC 4-4-090. Storage within a garage must
be appropriately sized to accommodate both vehicles and carts for refuse, recyclables,
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and compostables. Storage space for carts must measure at least two feet by six feet (2'
x 6') floor area and sixty inches (60") high. Indoor storage 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. If the dwelling is part of a unit lot
subdivision, storage may be located elsewhere on the parent site. Outdoor storage must
be adequately screened from public view, made of wood, masonry, or ornamental metal.
Space for carts to be placed on pick-up day must be sufficient to accommodate the
number of carts expected to be serviced on pick-up day. There shall be a direct
connection constructed of a smooth surface that allows carts to be smoothly rolled to
the street or other specified collection point. Refuse, recyclables, and compostables
carts may not obstruct a required parking space at any time. Refuse, recyclable, and
compostables carts may not be stored in the minimum required parking spaces. Lots
with multiple dwelling units shall have a maximum of one (1) refuse, recyclables, and
compostables deposit areas per building with no more than two (2) refuse, recyclables,
and compostables collection points.
No refuse and recycling areas were provided for review. Application(s) subject to the
Refuse and Recycling Standards must demonstrate compliance with the applicable
standards at the time of building permit submittal.
5. Landscaping: The proposal would be subject to the landscaping regulations in RMC 4-4-
070, 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 will 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
formal land use application as prepared by a registered Landscape Architect or
other certified professional.
6. Significant Tree Retention: 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
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Regulations for further general and specific tree retention and land clearing
requirements.
In addition to retaining a minimum of 30% of existing significant trees, properties subject
to an active land development permit shall comply with minimum tree credit retention
requirements of a minimum of 30 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
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cottonwoods are used as part of an approved enhancement project within a critical area
or its buffer.
The Administrator may require independent review of any land use application that
involves tree removal and land clearing at the City's discretion.
The Administrator may authorize the planting of replacement trees on the site if it can be
demonstrated to the Administrator's satisfaction that replacement requirements in RMC
4-4-130H1e can be met.
The applicant is proposing to remove 23 of 49 existing trees on the site. The applicant
states that there are 13 landmark and 33 significant trees on currently on site. Of the
23 proposed for removal, 3 of them are considered landmark trees and 20 of them
are considered significant. 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 or retaining walls
as part of this project, the location must be designated on the landscape plan and
grading plan with top of the wall and bottom of wall elevations. A fence and/or wall detail
should also be included on the plan. A retaining wall that is four (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 4-4-040. 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.
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. Existing nonconforming fences will be required to be
removed as part of this project. Any new fences will need to meet the standards of
this section. No fences or retaining walls were shown on the submitted materials.
8. Access/Driveways/Parking: No driveway shall be constructed in such a manner as to
be a hazard to any existing street lighting standard, utility pole, traffic regulating device,
fire hydrant, abutting street traffic, or similar devices or conditions. Middle housing
developments shall comply with all driveway and parking design standards applicable to
single-family development, pursuant to RMC 4-4-080, Parking, Loading and Driveway
Regulations.
Along the street frontage, the maximum width of single-loaded garage driveways shall
not exceed nine feet (9'), and the maximum width of double-loaded garage driveways
shall not exceed sixteen feet (16'). Within the property boundary, the driveway may
expand beyond the maximum allowed width; provided, that the maximum driveway angle
is met in conformance with subsection I5 of this Section, and the driveway width does
not exceed forty percent (40%) of the street frontage. There shall be no more than one (1)
driveway for each one hundred sixty-five feet (165') of street frontage serving any one (1)
property or among properties under unified ownership or control.
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Middle housing developments are subject to the following parking regulations:
Lots 6,000 sq. ft.
or Less
Lots greater than
6,000 sq. ft.
Lots located within 1/2 mile walking distance 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 Distance of a Major Transit Stop: Middle housing developments that provide off-
street parking spaces as shown in the following table, 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 applicant proposes that each unit will have two (2) covered parking spaces
within an enclosed garage, and two (2) uncovered parking spaces on site in front of
each garage area. The existing single-family residence is proposed to maintain its
existing parking configuration of a two-car garage and driveway. According to City of
Renton COR Maps data, this site is not located within a ½ mile walking distance from
a major transit stop. Compliance with access, driveway, and parking code
standards will be reviewed at the time of formal permit submittal.
9. Screening: Screening is required for all surfaces-mounted and rooftop utility and
mechanical equipment as per RMC 4-4-095, Screening and Storage Height/Location
Limitations. The proposal should include elevations and details of the methods used for
screening any equipment if applicable. Screening measures should address visual
impact reduction for areas where vehicles or contractor equipment may be stored.
Compliance would be verified during the formal application review process.
10. Critical Areas: Critical Areas: According to City of Renton (COR) Maps, there are no
critical areas on site. It is the applicant’s responsibility to determine whether any
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other critical areas are present on the site prior to the submittal of a formal permit
application.
11. Environmental Review: The proposed development is categorically exempt from SEPA
review due to the proposal containing four (9) or fewer multifamily residential dwelling
units in accordance with RMC 4-9-070 and WAC 197-11-800.
12. Permit Requirements: A building permit must be obtained to build buildings and
structures. A Construction Permit must be obtained to install utility lines, transportation
improvements and undertake work in City rights-of-ways. Building and Construction
Permits are separate permits. Each modification request is $299.00. A 5% technology fee
added to the total cost of the reviews would also be assessed at the time of the land use
application. All fees are subject to change. Detailed information regarding Modification
permit application submittal requirements can be found on the Modification Submittal
Requirements checklist. The City requires electronic plan submittal for all applications.
Please refer to the City’s Electronic File Standards.
13. 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 2025 impact fees are as
follows:
• Fire Impact Fees are currently assessed at:
o $579.41 per dwelling unit for multi-family residential buildings;
• Transportation Impact Fees are currently assessed at $6,987.79 per townhouse;
• Renton School District Impact Fees are currently assessed at:
o $3,268 per dwelling unit for multi-family residential buildings,
o In addition, a 5% administrative fee of the total School District Impact Fee.
• Parks Impact Fees are currently assessed at:
o $2,659.70 per dwelling unit for multi-family building with two units;
o $2,531.21 per dwelling unit for multi-family buildings with three or four units.
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=City
ofRenton.
14. Next Steps: When the formal application materials are complete, the applicant shall
contact the building department at permittech@rentonwa.gov to submit a building
permit application(s).
15. Expiration: Once a Building Permit has been issued, the building permit will expire 18
months from issuance date. Extensions are up to the discretion of the Building Official.
Extensions must be applied for prior to the permit expiring. For permits that have expired,
a new permit must be obtained and new fees paid. It is the applicant’s responsibility to
monitor the expiration dates.