HomeMy WebLinkAboutPre-App_Meeting_Summary_Staff_Comments_251218DEPARTMENT 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
SFH and Condo
APN 3345700179
PRE 25-000387
December 18, 2025
Contact Information:
Planner: Mariah Kerrihard, 425-430-7238, mkerrihard@rentonwa.gov
Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org
Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider giving
copies 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: December 17, 2025
TO: Mariah Kerrihard, Associate Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Nagaraj Single Family and Townhomes
Comments based on the assumption that these units will be built under the International
Residential Code. Starting February 1st, 2021, townhomes over 4 units will require sprinklers
per Washington State building code amendment.
1. The preliminary fire flow requirement is calculated at the rate of 2,000 gpm if built with
non-rated construction and fire sprinklers, which are required for buildings over 4 units.
Three fire hydrants are required. One is within 150 feet and one within 300 feet of each
of the proposed buildings. No fire alarm systems are required. Water is supplied by
Coal Creek Water District. A water availability certificate is required to be provided by
the applicant from the water district. The water mains in this area are very long dead-
end water mains that may limit the available fire flow. If fire flow is not adequate,
approved fire sprinkler systems may be required.
2. The fire impact fees are applicable at the rate of $421.98 per single family or townhome
unit. This fee is paid at building permit issuance.
3. Fire department apparatus access roadways are required to be a minimum of 20 feet
wide and fully paved, with 25 feet inside and 45 feet outside turning radius. Fire access
roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading.
Access is required within 150 feet of all points on all the buildings. Dead end access
roadways that exceed 150 feet require an approved hammerhead type fire apparatus
turnaround. Maximum slope is 15 percent. The required minimum height clearance is
13 feet 6 inches.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: December 18th, 2025
June 20, 2011
TO: Mariah Kerrihard, Associate Planner
FROM: Yong Qi, Civil Engineer III
SUBJECT: Nagaraj Residence
38xx Monterey Pl NE, Renton, WA
PRE25-000387
NOTE: The applicant is cautioned that information contained in this summary is preliminary and
non-binding and may be subject to modification and/or concurrence by official city decision-
makers. Review comments may also need to be revised based on site planning and other design
changes required by City staff or made by the applicant.
I have completed a preliminary review for the above-referenced proposal located at parcel #
3345700179. The following comments are based on the pre-application submittal made to the City
of Renton by the applicant.
EXISTING CONDITIONS
Water A water availability certificate from Coal Creek Utility District is required as part of the land
use Application.
1. A copy of the approved Coal Creek Utility District plans shall be provided to the City prior to
civil construction permit approval.
2. Adequate horizontal and vertical separation between the new water main and other utilities
(storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for
the operation and maintenance of the City mains.
3. A conceptual utility plan will be required as part of the land use application for the subject
development.
Sewer A sewer availability certificate from Coal Creek Utility District is required as part of the land
use Application.
1. A copy of the approved Coal Creek Utility District plans shall be provided to the City prior to
civil construction permit approval.
2. Adequate horizontal and vertical separation between the new water main and other utilities
(storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for
the operation and maintenance of the City mains.
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3. A conceptual utility plan will be required as part of the land use application for the subject
development.
Storm
1. There is an existing 12-inch stormwater mains and associated catch basins flowing through
the project site from the east to west (Record Dwg: R-29310F).
Streets
• Monterey Pl NE is a Collector Arterial Street with an existing right of way (ROW) width of
60.0-ft as measured using the King County Assessor’s Map and approximately 30.0-ft of
asphalt paving.
SURFACE WATER
1. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water
Design Manual (RSWDM) will be required. Refer to Figure 1.1.2.A – Flow Chart in the 2022
RSWDM to determine what type of drainage review is required for this site. The site falls within
the City’s Flow Control Duration Standard (matching Forested site conditions). The site falls
within the East Lake Washington - Bellevue South drainage basin.
2. Drainage report and drainage plans based on 2022 RSWDM are required to be provided.
3. Depending on the final footprint of the proposed residential buildings and access road, the
existing storm main and catch basins may need to be relocated, and associated 15-foot-wide
surface water utility easement onsite will need to be relinquished. If remained, the existing
onsite storm main needs to be protected during construction of the project. The separation
from the storm main and other utilities shall meet current City standards.
4. Storm drainage improvements along all public street frontages are required to conform to the
City’s Street and stormwater conveyance standards. Any new storm conveyance installed on or
off-site shall be designed and sized in accordance with standards found in Chapter 4 of the
2022 RSWDM. New storm drains shall be designed to account for the total upstream tributary
area, assuming developed conditions for onsite tributary areas and existing conditions for any
offsite tributary areas.
5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the
applicant will be required to provide basic water quality treatment. All proposed stormwater
facilities shall be designed in accordance with the current RSWDM at the time of civil
construction permit application. Separate structural plans will be required to be submitted for
review and approval under a separate building permit for all proposed detention and/or water
quality vaults.
6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the
new runoff created by this development to the maximum extent feasible. On-site BMPs shall be
evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan,
including the application of on-site BMPs, shall be included with the land use application, as
appliable to the project. The final drainage plan and drainage report must be submitted with the
utility construction permit construction.
7. Critical areas are present onsite or adjacent to the site that may affect stormwater review. The
majority of the project site are within regulated slope and landslide areas.
8. 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
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3
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.
9. Erosion control measures to meet the City requirements shall be provided.
10. 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:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton
11. The development is subject to a surface water system development charge (SDC) fee. Fees will
be charged based on the rate at the time of construction permit issuance.
a. The 2025 Surface water system development fee is $2,350 per one new single-family
house, and all other uses are charged per square foot of new impervious surface at
$0.94 per square foot, but not less than $2,350.
b. The full schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=City
ofRenton.
TRANSPOTATION
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. Monterey Place NE is classified as a Collector Arterial Street. Per RMC 4-6-060, the
minimum right of way (ROW) width for a Collector Arterial with two lanes is 83-ft,
half street improvements as taken from the ROW centerline will be required and
include a minimum 46-foot paved road, 0.5 feet of cub and gutter, an 8-foot planting
strip, and 8-foot sidewalk, 2-foot clearing space behind the walk, street trees and
storm drainage improvements. Approximately 11.5-foot ROW dedication would be
required depending on final survey.
i. However, upon further review of this section of Monterey Place NE, staff is
recommending a modified street section. Staff recommends 22-foot of
travel lanes (2 lanes) and 5-foot bike lanes on each side. Each side of the
road shall contain 0.5 feet curb, 8-foot planter, 5-foot sidewalk, and 1-foot
clear space behind the sidewalk. The required right of way width for this
modified street section is 61-foot. Approximately 0.5-foot ROW dedication
would be required depending on final survey. A street modification request
shall be submitted with the land use application for the listed section.
2. If a shared driveway is proposed as part of this development, it shall meet the design
standards found in RMC 4-6-060. Shared driveways may be allowed for access to four (4) or
fewer residential lots. Shared driveways shall be wholly in a tract. Shared driveways shall
not be more than 200-ft in length. The paved surface shall be a minimum of 20-ft to meet
Renton Regional Fire Authority standards. The maximum grade of the shared driveway shall
not exceed 15%. Drainage improvements per City standards are required along the shared
driveway. An access easement shall cover the entirety of the tract.
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3. For dead end roads in excess of 150 feet an approved fire access turnaround is required.
See city code 4-6-060 for types of turnarounds allowed.
4. On-site and off-site curb ramps, sidewalk improvements will be reviewed in conjunction
with the civil construction permit and will require a grading plan consisting of spot
elevations and slopes showing that ADA and City specifications are being met.
5. Refer to City code 4-4-080 regarding driveway regulations.
6. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-
6-090.
7. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
8. Street lighting per City standards is required along the project’s Monterey frontage as the
proposed development is larger than 4 residential units. A street lighting plan and
photometric analysis should be submitted at the time of construction permit submittal.
9. A traffic impact analysis is required when estimated vehicular traffic generated from a
proposed development exceeds 20 vehicles per hour in either the AM (6:00 - 9:00) or PM
(3:00 –6:00) peak periods estimated by the applicant engineer using the current ITE Trip
Generation book. The applicant engineer can contact the City to determine the extent of the
traffic study that will be required for the project. If the peak trips exceed 20, a traffic impact
study will be required to be included with the land use application.
10. The transportation impact fee is based on the type of land use. For a single-family dwelling,
the 2025 transportation impact fee is $11,485.67, and for multifamily housing, the TIF is
$6,184.59 per dwelling unit. Transportation impact fees are subject to change based on the
calendar year the building permit is issued.
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. Adequate separation between utilities as well as other features shall be provided in
accordance with code requirements:
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft
vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
3. 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.
4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each
plan shall be on separate sheets.
5. Additional Building Permit Applications will be required for the following:
a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b. Detention vaults for storm water flow control.
c. Demo of any existing structures on the project site(s).
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6. 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 www.rentonwa.gov for the current fee schedule.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2025\PRE25-000387
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: December 18, 2025
TO: Pre-Application File No. 25-000387
FROM: Mariah Kerrihard, Associate Planner
SUBJECT: SFH and Condo – APN 3345700179
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 located on the east side of Monterey Pl NE and consists
of one (1) parcel at APN 3345700179. The project site totals 18,009 square feet or (0.42 acres)
in area and is currently vacant. The site has a comprehensive Plan Land Use designation of
Residential Medium Density (RMD) and is located in the Residential-8 (R-8) zoning district.
The applicant is proposing four (4) redevelopment proposals. The first proposal is for eight
(8) condominiums, the second proposal is for six (6) condominiums and one (1) duplex, the
third proposal is for four (4) single family homes, and the fourth proposal is for two (2) single
family homes and four (4) condominiums. Access to the site is proposed via a shared twenty-
foot (20’) drive aisle off of Monterey Pl NE. According to COR maps, the site contains a
moderate landslide hazard, regulated slopes, and a high erosion hazard.
Current Use: The project site is currently vacant.
1. Zoning /Land Use Designation, and Overlays: The subject property is located within the
Residential-8 (R-8) zoning classification and the Residential Medium Density (RMC) land
use designation. 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. It implements the Residential
Medium Density land use designation.
2. Development Standards: Middle housing developments shall comply with the
standards applicable to single-family development, pursuant to RMC 4-2-110A,
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Development Standards for Residential Low Density and Medium Density Zones –
Primary Structures and RMC 4-2-110F Development Standards for Middle Housing.
Middle Housing is available as an alternative to the development of typical detached
single-family dwelling units in the R-8 zone with the intention of generating diversified
housing types in conformance with chapter 36.70A RCW, by providing land use,
development, design, and other standards for middle housing developments.
Density – The density range allowed in the R-8 zone is a minimum of 4.0 to a maximum of
8.0 dwelling units per net acre (du/ac). The area of public and private streets and critical
areas would be deducted from the gross site area to determine the “net” site area prior
to calculating density. Public alleyways are not deducted from the gross site area. The
narrative describes subdivision into two lots (one lot with a 4-unit condo, one lot with two
single-family homes), while section (m) lists three lots with different sizes and unit
assignments; the applicant will need to clarify the proposed number of lots and units for
density verification. A density worksheet was not included with the pre-application
submittal materials; therefore, staff was unable to verify compliance with the
density requirements. A completed density worksheet would be required with the
land use application. The applicant would be required to demonstrate compliance
with the net density requirements of the zone at the time of formal application.
Density requirements are not applicable to middle housing developments.
Minimum Lot Size, Width and Depth – The minimum lot size in the R-8 zone is 5,000 sq.
ft. The minimum lot width is 60 feet for corner lots and 50 feet for interior lots. The
minimum lot depth is 80 feet. The concept materials reference lot areas of approximately
5,000 to 8,000 square feet and show building footprints and parking areas, but minimum
lot size, width, and depth compliance for the selected layout has not been
demonstrated. Middle housing developments must comply with the standards
applicable to single-family development, pursuant to RMC 4-2-110A. Submitted
plans would need to show compliance with the required lot size and dimensional
standard with the land use application.
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.
Building Standards – The R-8 zone allows a maximum building coverage of 50 percent of
the lot area and a maximum impervious surface coverage of 65 percent. Buildings are
limited to a maximum wall plate height of 24 feet. Roofs with a pitch of 4:12 or greater
may extend up to 6 vertical feet above the maximum wall plate height. Where the wall
plates are lower than the maximum allowed height, the roof may project higher by the
difference, provided the combined wall plate and roof height does not exceed the same
overall limit (e.g., with a 24-foot allowed wall plate height, 20-foot plates could be paired
with a roof projecting up to 10 feet). Common rooftop elements, such as chimneys, may
project an additional 4 vertical feet above the roof surface. Concept plans show two-
story single-family homes (approximately 2,500–3,000 square feet each) and a stacked
4-unit condo building (approximately 1,225 square feet per unit) with shared laundry and
refuse areas; final building design would need to comply with applicable residential
building standards for the R-8 zone, including height, modulation, and façade
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articulation, as applicable. Compliance with the maximum building and impervious
surface coverage and height requirements for the R-8 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 setbacks in the R-8 zone are 20 feet for the minimum
front yard (except when all vehicle access is taken from an alley, then it is 15 feet), 15 feet
for the minimum secondary front yard, 5 feet for the minimum side yard, and 25 feet for
the minimum rear yard. 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. The concept site plan depicts building
envelopes and separation from property lines, but does not clearly label required front,
side, and rear yard setbacks; the applicant has specifically requested confirmation that
the shown setbacks meet current or anticipated R-8 standards.
Maximum Number of Units per Building – A maximum of four (4) attached dwelling units
is allowed per building. Accessory dwelling units and single-family dwelling units are
included in the calculation of maximum dwelling units per lot. For all zones in which
middle housing is applicable, lots are allowed up to four units. 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.
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. 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.
No building elevations or colored renderings were provided for review.
Application(s) subject to the Residential Design and Open Space Standards must
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demonstrate compliance with the applicable standards at the time of building
permit submittal.
4. Refuse and Recycling Areas: The concept plan identifies a centralized garbage and
recycle area associated with the multi-family building, and individual single-family
homes would provide their own collection. Refuse, recycling, and compost storage and
collection areas must comply with design and location standards:
• Storage - Provide space for carts either inside a garage, in an accessory structure,
or outside on the same lot. Minimum size is 2 feet by 6 feet and 60 inches high.
If stored inside a garage, ensure there’s room for both vehicles and carts, and
identify the area on floor plans.
• Outdoor storage - Must be screened from public view with materials such as
wood, masonry, or ornamental metal.
• Collection area - Provide a smooth, direct path for rolling carts to the street or
pick-up point and ensure adequate space for all carts on collection day.
• Parking - Carts cannot block or be stored in required parking spaces.
• Multi-unit lots - Limit refuse/recycling/compost areas to one deposit area per
building and no more than two collection points per lot.
Final refuse and recycling locations, screening, and access will be reviewed for
compliance with City standards at land use and building permit stages.
5. Landscaping: Except for critical areas, all portions of the development area not covered
by structures, required parking, access, circulation or service areas, must be landscaped
with native, drought-resistant vegetative cover. The minimum on-site landscape width
required along street frontages is 10 feet and shall contain trees, shrubs, and
landscaping. Street trees in the ROW planter will also be required. 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 is 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.
No detailed landscape plan was submitted with the pre-application; however, perimeter
landscaping, internal parking lot landscaping, and yard landscaping will be required
consistent with RMC landscaping standards for residential development. A conceptual
landscape plan should be provided with the land use application showing required
landscape areas, planting types, and any proposed screening between uses.
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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
site plan review or subdivision review process. Please refer to landscape regulations
RMC 4-4-070 for further general and specific landscape requirements.
6. Significant Tree Retention: Application materials identify that there are mature trees on
the site. When significant trees (greater than 6-inch caliper or 8-caliper inches for alders
and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan
along with an arborist report, tree retention plan and tree retention worksheet shall be
provided with the formal land use application as defined in RMC 4-8-120. The tree
retention plan must show preservation of at least 30% of significant trees. Please refer to
RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and
specific tree retention and land clearing requirements.
In addition to retaining a minimum of 30% of existing significant trees, each new lot would
be required to provide a minimum tree density of 30 tree credits per net acre. Tree credits
encourage retention of existing significant trees with larger trees being worth more tree
credits.
TREE SIZE TREE CREDITS
New small species tree 0.25
New medium species tree 1
New large species tree 2
Preserved tree 6 – 9 caliper inches 4
Preserved tree 10 – 12 caliper inches 5
Preserved tree 12 – 15 caliper inches 6
Preserved tree 16 – 18 caliper inches 7
Preserved tree 19 – 21 caliper inches 8
Preserved tree 22 – 24 caliper inches 9
Preserved tree 25 – 28 caliper inches 10
Preserved tree 29 – 32 caliper inches 11
Preserved tree 33 – 36 caliper inches 12
Preserved tree 37 caliper inches and greater 13
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant
trees on slopes greater than twenty percent (20%); significant trees adjacent to critical
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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 applicant indicates that the number, type, and size of trees to be removed is
unknown and that an arborist will be engaged during the preliminary subdivision process.
A tree inventory, significant tree retention plan, and tree removal/mitigation plan
prepared by a qualified arborist will be required with the land use application to
demonstrate compliance with City tree retention requirements.
Tree retention standards shall be applied to the developable area, as defined in RMC
4-11-040, Definitions D, of a property. A formal tree retention plan and tree retention
worksheet prepared by an arborist or landscape architect would be reviewed at the
time of the land use application.
7. Fences/Retaining Walls: If the applicant intends to install any fences as part of this
project, the location must be designated on the landscape plan. A wall taller than four
feet requires a building permit. Fences up to six feet in height are permitted in the rear
yard and side yard; fences up to four feet are permitted in the front yard. Any part of a
yard that is within a clear vision area has a limited fence height of 42 inches. A fence shall
not be constructed on top of a retaining wall unless the total combined height of the
retaining wall and the fence does not exceed the allowed height of a standalone fence.
New or existing fencing would need to comply with the fence requirements of the code
(RMC 4-4-040).
Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other
masonry product that complements the proposed building and site development. There
shall be a minimum three-foot (3') landscaped setback at the base of retaining walls
abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for
additional information about fences and retaining walls.
8. Parking: The concept plan depicts multiple 9-foot by 20-foot off-street parking stalls for
the condo building and driveway/garage parking for the single-family homes. Final
parking supply must demonstrate compliance with minimum residential parking ratios
and design standards (stall dimensions, backing distances, and maneuvering), and will
be reviewed at land use and building permit stages.
Middle housing developments shall comply with all driveway and parking design
standards applicable to single-family development, pursuant to RMC 4-4-080, Parking,
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Loading and Driveway Regulations, except for the number of required parking spaces,
which shall be subject to the following:
a. 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 ½ mile
walking distance1 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 subsection 12b
of this Section.
b. Parking Incentives for Middle Housing Development Located Within One-Half
(1/2) Mile Walking Distance20 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 the 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;
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.
9. Access/Driveways: The plan shows direct vehicular access from Monterey Pl NE for the
single-family lots and shared internal access/parking for the condo building. Final access
configuration, driveway spacing, sight distance, and emergency vehicle access will be
reviewed in coordination with Development Engineering and Fire to determine if any
1 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
walkshed boundary. Lots that partially intersect or partially fall within the walkshed shall be treated
as entirely within.
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shared access or frontage improvements are required. The maximum width of single
loaded garage driveways shall not exceed nine feet (9') and double loaded garage
driveways shall not exceed sixteen feet (16'). Driveways shall not be closer than five feet
(5') to any property line. Maximum driveway slopes shall not exceed 15 percent; provided,
that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end
with positive drainage discharge to restrict runoff entering the garage/residence or
crossing any public sidewalk. If the grade exceeds 15%, a variance is required. Driveways
shall not be closer than five feet (5’) to any property line except as allowed per RMC 4-4-
080I.9, Joint Use Driveways. In accordance with RMC 4-7-150E.5, Alley access is the
preferred street pattern for all new residential development. except in the Residential
Low Density land use designation (RC, R-1, and R-4 zones) and the R-6 zone. The
applicant shall demonstrate compliance with access standards at the time of
formal short plat application. Compliance with individual driveway and parking
standards would be verified at the time of building permit review.
10. Critical Areas: Due to the presence of geological hazards, a geotechnical study may be
required at the time of building permit application. The study shall specifically address if
the proposal will not increase the threat of the geological hazard to adjacent or abutting
properties beyond pre-development conditions; and the proposal will not adversely
impact other critical areas; and the development can be safely accommodated on the
site. It is the applicant’s responsibility to determine whether any other critical areas
are present on the site prior to formal land use application.
11. Environmental Review: The proposed development is categorically exempt from SEPA
review due to the proposal containing less than nine (9) dwelling units in accordance with
WAC 197-11-800.
12. Waiver 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.
13. Permit Requirements: The proposed short plat would require Preliminary Short Plat
approval and would be processed within an estimated time frame of 6-8 weeks. The 2026
application fees include $6,462 for Preliminary Short Plat Review. Each modification is
$308.00. A 5% technology fee added to the total cost of the reviews would also be
assessed at the time of the land use permit application if applicable. All fees are subject
to change. Detailed information regarding the land use permit application submittal
requirements can be found on the Short Plat Submittal Requirements checklist. The City
requires electronic plan submittal for all applications. Please refer to the City’s
Electronic File Standards. 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.
14. Public Information Sign: Public Information Signs are required for all Type II and Type III
Land Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to
inform the public of potential land development, specific permits/actions being
considered by the City, and to facilitate timely and effective public participation in the
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review process. The applicant must follow the specifications provided in the public
information sign handout. The applicant is solely responsible for the construction,
installation, maintenance, removal, and any costs associated with the sign.
15. 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 2026 impact fees are as
follows:
• A Fire impact fee $421.98 per single family or townhome unit;
• A transportation impact fee is 11,485.67 for single family and $6,184.59 for
multifamily housing;
• Renton School District Impact Fee are currently assessed at:
o $3,268 per dwelling unit for multi-family residential buildings (+5%
administrative fee) unless an exemption can be made under RMC 4-1-
190.I.1.a; and
• Parks Impact Fee currently assessed at:
o $2,659.70 per dwelling unit for multi-family buildings with two units.
o $2,531.21 per dwelling unit for multi-family buildings with three or four units.
o $2,222.84 per dwelling unit for multi-family buildings with five or more 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
16. 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 Mariah Kerrihard, Associate Planner, at 425-430-7238 or
mkerrihard@rentonwa.gov to submit prescreen materials and subsequent land use
application.
17. Expiration: Upon approval, preliminary short plat approval shall lapse unless recorded
with the King County Recorder within five (5) years from the date of preliminary short plat
approval. One single year extension may be granted to an applicant who files a written
request with the Administrator at least thirty (30) days before the expiration of the
preliminary plat approval, provided the Administrator finds that the applicant has
obtained issuance of a construction permit and has made sustained progress towards
final construction, engineering, and surveying necessary to record a final plat. It is the
applicant’s responsibility to monitor the expiration dates.