HomeMy WebLinkAboutPRE26-000101_512 Pelly Ave N Townhomes_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
512 Pelly Ave N Townhomes
512 Pelly Ave N (APN 7224000955)
PRE 26-000101
April 16, 2026
Contact Information:
Planner: Ashley Wragge, 425-430-7314, awragge@rentonwa.gov
Public Works Plan Reviewer: Huy Huynh, 425-430-7384, hhuynh@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: March 30, 2026
TO: Ashley Wragge, Assistant Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Pelly 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 has been calculated at 2,500 gpm. A minimum of
two fire hydrants are required. One within 150 feet and one within 300 feet of the
buildings. A minimum of one new fire hydrant will be required as there are no existing
fire hydrants within 150 feet of the proposed buildings. The existing 6-inch water main
cannot deliver the minimum required fire flow. Applicant shall modify the project to
reduce fire flow requirements or replace the existing 6-inch water main. Fire flow
reduction can be accomplished by adding an approved fire sprinkler system and/or
providing full one hour construction throughout the buildings, which is usually never
required in the International Residential Code. No fire alarm systems are required.
2. The fire impact fees are applicable at the rate of $1,099.68 per townhome unit. This fee
is paid at building permit issuance. Credit for the one existing home will be granted
towards the total new fee at the rate of $779.24.
3. Fire department apparatus access will be from Pelly Avenue North, not from the
alleyways as they do not provide enough roadway width. The fire department does not
dictate how residents access the property. Approved fire apparatus roadways are
required to be a minimum of 20 feet wide and fully paved. Access is required within
150 feet of all points on all the buildings. Fire department access appears adequate
from the existing city street.
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 14th, 2026
TO: Ashley Wragge, Planner
FROM: Huy Huynh, Civil Engineer
SUBJECT: Pelly Ave Townhomes
Parcel 7224000955
PRE25-000278
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(s)
7224000955. The following comments are based on the pre-application submitted to the City of
Renton by the applicant.
Water
1. The project is within the City of Renton’s water service area in the Valley 196 hydraulic zone.
The static water pressure is approximately 71 psi at ground elevation of 32’. The project iste
also located within the city’s Wellhead/Aquifer Protection Area Zone 2.
2. There is an existing ¾ -inch water service and meter serving the existing site (facility ID
number LAT – 014821 and MTR-015201).
3. There is an existing 6-inch water main (see City water project plan no. W-115608) in Pelly
Ave N, which can deliver a maximum flow rate of 1,400 gallons per minute (GPM).
4. There is one existing fire hydrants within 300 feet of the property
o HYD-N-00053
5. Based on the review of project information submitted for the pre-application meeting, in
order to provide domestic and fire protection service to the development, developer
constructed improvements will include but are not limited to the items that follow:
o Cut and cap of existing ¾” service by City Forces. Meter to be salvaged to city.
o The preliminary fire flow requirement is 2,500 GPM. Two fire hydrants are required.
One within 150 feet and one within 300 feet of the proposed buildings. One new fire
hydrant will be required to be installed within 150 feet of the front/east side of the
proposed project. The city will allow a slight increase in velocity to 8.5 ft/sec to
enable the 6-ih looped main to deliver 1,500 GPM. Applicants shall modify the
project to reduce the fire flow requirements to 1,500 GPM or replace the existing 6-
inch water main with 500 LF of 12-inch water main.
o Installation of a “Storz” adapter on the existing hydrants if they are not already
equipped with one.
o The sizing of the proposed water meters shall be in accordance with the most recent
edition of the Uniform Plumbing Code. Installation of the service and water meters shall
be done by City Forces per COR Std Plan 320.1. Water meters will not be located within
driveways.
o Installation of a separate water service (minimum 1-inch) and meter for each new
townhome. Water meters for the townhomes along Pelly Ave will front each
townhouse. The water meters for the two back townhomes may be adjacent to each
other along the Northern or Southern portion of the lot.
o Installation of the proposed water services and fire hydrant lateral shall be within a
common trench
o A double check valve assembly (DCVA) shall be installed behind the meter on private
property City Standards if a fire sprinkler system is installed or if building is 3-stories and
higher.
o Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA)
if applicable per COR Std Plan 340.8.
6. A conceptual utility plan will be required as part of the land use application for the subject
development.
7. Adequate separation between utilities is required. Minimum separation between water and
all other utilities is 10-feet horizontal and 1.5-feet vertical.
8. The development is subject to applicable water system development charges (SDC’s) fee
and meter installation fees based on the number and size of the meters for domestic uses.
Current fees can be found in the 2026 Development Fees Document on the City’s website.
Fees will be charged based on the rate at the time of construction permit issuance.
a. The SDC fee for water is based on the size of the new domestic water meter(s) to serve
the project. The current water fee is $ 5,025.00 per 1-inch meter
b. Water service installation charges for each proposed domestic water service is
applicable. Water service installation is $2,875.00 per 1-inch service line
c. Drop-in meter fee is $ 460 per 1-inch meter
d. A credit will be applied to the existing service if abandoned.
e. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=City
ofRenton
Sanitary Sewer
1. Sewer service is provided by City of Renton.
2. There is an existing PVC gravity wastewater main located in the alley (record drawing S-
282403). There are two existing 4” sewer stubs serving the current parcel (facility ID SLAT-
04888 and SLAT-04890) respectively.
3. Individual sewer stubs from the sewer main are required for each building and individual
side sewers are required for each unit. The HOA shall maintain all sewer stubs while the
homeowners shall maintain the individual side sewer. Sewer connection shall be made at
the 8” PVC sewer main located in the alley.
4. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton
Standard Details. No side sewers allowed under buildings (walls and roofs)
5. A conceptual utility plan will be required as part of the land use application for the subject
development.
6. The development may be subject to King County Wastewater Treatment Division capacity
charge. Information about the charge including rates may be found here:
https://kingcounty.gov/en/dept/dnrp/waste-services/wastewater-treatment/sewer-
system-services/capacity-charge/about
7. The development is subject to a wastewater system development charge (SDC) fee. SCD
fee for sewer is based on the size of the new domestic water to serve the project. Current
fees can be found in the 2026 Development Fees Document on the City’s website. Fees will
be charged based on the rate at the time of construction permit issuance.
a. The current sewer fee is $ 4,025.00 per 1-inch meter.
b. Final determination of applicable fees will be made after the water meter size has
been determined.
c. The developer will receive credit for the existing service.
d. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=
CityofRenton
Surface Water
1. There is no stormwater infrastructure fronting the parcel.
2. 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 of the 2022 Renton Surface
Water Design Manual (RSWDM) to determine what type of drainage review is required for this
site. The site falls within the City’s Peak Rate Flow Control Standard Matching Existing site
condition. The site falls within the Lower Cedar River drainage basin.
3. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The
current City of Renton Standard Details are available online in the City of Renton website
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton
4. On site critical areas that effect stormwater review includes seismic, Aquifer Protection Area
Zone 2. Stormwater open conveyance systems, such as ditches and channels, and water quality
facilities may require a liner per Sections 6.2.4 and 1.2.4.3 of the 2022 RSWDM.
5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant
will be required to provide water quality treatment. If 50% or more of the runoff that drains to any
proposed water quality facility is from single family (including duplex) land use, then the Basic
WQ menu shall be used for this facility. If 50% or more of the runoff that drains to nay proposed
water quality facility is from multifamily land use (triplex and greater), then the Enhanced Basic
WQ menu shall be used for this facility.
6. 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.
7. 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.
a. Please note that on-site BMP sizing credits for modeling credits (such as modeling
pervious concrete and pavers as 50% impervious and 50% grass) are not available for
privately maintained on-site BMPs, with the exception of full dispersion and full
infiltration BMPs.
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 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 in
order 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 development falls within the R-8 zone which has a maximum impervious surface area of 65%
per lot.
11. A construction stormwater permit from the Department of Ecology is required if clearing and
grading of the site exceeds one acre.
12. The development is subject to a surface water system development charge (SDC) fees. Fees will
be charged based on the rate at the time of construction permit issuance.
• The current SDC fee is $0.94 for every sqft of new impervious surface, no less than
$2,350.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-
2018%20Fee%20Schedule.pdf
Transportation
1. Per City code 4-6-060 frontage improvements are required for new construction in excess of
$175,000. The proposed project fronts Pelly Ave S to the West.
• Pelly Ave N is is classified as a classified as a Residential Access Street with an existing
right of way (ROW) width of 60’ as measured using the King County Assessor’s Map. To
meet the City’s complete street standards for Residential Access Street, the minimum
ROW width is 60 feet with 32 feet wide travel width consisting of 2 – 10 feet travel lanes,
2 – 6 feet parking lanes on both sides, 0.5 feet wide curbs, 8 feet wide landscaped planter,
5 feet wide sidewalks, and 0.5 feet clearance at back of sidewalks.
• There is an alley located in the back of the parcel with an existing ROW width of 12 feet.
Dedication of 2 feet is anticipated pending final survey.
2. Street lighting required along all public street frontages for projects with more than four (4)
homes.
3. All existing and proposed utility lines along the property frontage must be relocated underground
per RMC 4-6-090.
4. Refer to City code 4-4-080 regarding driveway regulations:
• Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted
drains at the lower end with positive drainage discharge to restrict runoff from entering
the garage.
• The maximum width of a single loaded garage driveway is 9-feet and the maximum width
of a double loaded garage driveway is 16-feet. If a garage is not present, the maximum
driveway width is 16-feet.
• Driveways shall not be closer than 5-feet to any property line.
5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Trench Restoration and Street Overlay Requirements.
6. The development is subject to transportation impact fees. Fees will be charged based on the rate
at the time of construction permit issuance.
• Unless noted otherwise in the Fee Schedule, for a townhome unit, the 2026
transportation impact fee is $6,987.79 per dwelling
General Comments
1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone,
and cable services, etc.) along property frontage or within the site must be underground as
outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. 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 construction utility 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:
http://rentonwa.gov/business/default.aspx?id=42473
4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
5. 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 development fee
schedule.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2026\PRE26-000101
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 16, 2026
TO: Pre-Application File No. PRE26-000101
FROM: Ashley Wragge, 425-430-7314, awragge@rentonwa.gov
SUBJECT: 512 Pelly Ave N Townhomes
512 Pelly Ave N (APN 7224000955)
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 located on an interior lot with alley access at 512
Pelly Ave NE (APN 7224000955). The project site totals 5,912 square feet (0.14 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), is located in the City Center
Community Planning Area, and in the Residential-8 (R-8) zoning district. The applicant is
proposing to demolish the existing single-family residence and construct five (5) townhomes
as a middle housing development with one alley accessed driveway. Three of the units are
connected and front Pelly Ave NE and two of the units are set back from Pelly Ave NE and
face the side yard. According to the City of Renton (COR) Maps, the project is within the
Wellhead Protection Areas, Zone 2 and has a high seismic hazard.
Current Use: The site is currently developed with a 1,290 square foot single family home built
in 1907.
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 (RMD) land
use designation and the property is partially within the quarter of a mile middle housing
walkshed (lots that partially intersect or partially fall within the walkshed are treated as
entirely within). The quarter of a mile middle housing walkshed allows up to six (6)
dwelling units per lot. Development in the R-8 Zone is intended to create opportunities
for new single-family and middle housing, where there is opportunity to reinvest in
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existing single-family residential neighborhoods through infill development or the
development of new residential plats.
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 – For all zones in which middle housing is applicable, lots are allowed up to four
units. Lots located within a quarter of a mile walking distance of a Major Transit Stop are
allowed up to six units. 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-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. Submitted plans would need to show compliance with
the required lot size and dimensional standard with the land use application.
Building Standards – The R-8 standards allow a maximum building coverage of 50% of
the lot area, a maximum impervious coverage of 65%, 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 proposed building coverage potentially exceeds the maximum
impervious surface of 65% pending a survey of the property. 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 minimum setbacks for the R-8 zone are as follows:
Front yard: 20 feet for the primary structure, except when all vehicle access is taken from
an alley, then 15 ft; Rear yard: 25 feet; Side yards: 5 feet; and Secondary Front yard: 15
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. The preliminary site plan depicts the rear yard setback as ten
feet. Compliance with the maximum setback requirements for the proposed
residences would be verified at the time of formal building permit application.
Middle Housing Typologies – 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.
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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. 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.
5. 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 13 – 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.
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 building permit application.
6. 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 with screening requirements would be verified during the formal land
use review process.
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. No fences or retaining walls were shown on the
submitted materials.
8. Access/Driveways/Parking: 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)
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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.
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 Distance1 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 proposed driveway does not meet the driveway standards. Compliance with the
driveway and parking standards would be verified at the time of building permit
review.
9. Unit Lot Subdivision: The creation of unit lots for townhomes and middle housing
developments establish review of development standards to the site as a whole rather
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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than to individual unit lots per RMC 4-7-090, Unit Lot Subdivision. Unit lot subdivisions
are intended for new middle housing in the R-8 zone. The whole parent site must comply
with all development standards as though it were a standalone lot. The following
standards and exceptions apply for townhomes and middle housing:
Access – The parent site must have direct vehicular access to a public street and each
unit lot must have direct vehicular access to either a public street or a unit lot drive, in
conformance with RMC 4-6-060K, Unit Lot Drives. Each unit lot drive shall be accessed
by a public street. The paved roadway shall be a minimum of sixteen feet (16') wide; the
Fire Department may require the paved roadway to be up to twenty feet (20') wide. Except
for points of ingress/egress, curb shall be installed along the perimeter of the roadway.
There shall be an eight foot (8') wide landscaping strip between the curb and a five foot
(5') wide sidewalk along one side of the unit lot drive.
Exceptions – Individual unit lots created for townhomes and middle housing 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. Townhomes are
exempt from the following landscaping criteria: street frontage landscaping, street trees
and landscaping within the Right of Way (ROW) on public streets, and front yard trees
required when street trees are not located within the ROW. The number of parking spaces
required for attached dwellings may be averaged and dispersed among unit lots or within
the parent site. Primary access for individual unit lots may be from a public alley. Middle
housing developments are exempt from the following landscaping criteria: front yard
trees required when street trees are not located within the ROW. The number of parking
spaces required may be averaged and dispersed among unit lots or within the parent site.
Vehicle access is only required for the parent site and not individual unit lots. Primary
access for individual unit lots may be from a public alley. Please refer to RMC 4-7-090F,
Unit Lot Subdivision Requirements for more specific requirements.
10. Critical Areas: According to the City of Renton (COR) Maps, the site is within Wellhead
Protection Area Zone 2 and the high seismic hazard area. 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 would be categorically exempt from
SEPA review if the proposal contains less than nine (9) multifamily residential dwelling
units in accordance with RMC 4-9-070 and WAC 197-11-800. If the application proposal
contains more than nine (9) multifamily residential dwelling units, an environmental
checklist must be submitted with the land use application. An environmental
determination will be made by the Renton Environmental Review Committee.
12. Permit Requirements: If the proposal includes a Unit Lot Subdivisions of nine (9) or
fewer unit lots, it would be processed as a preliminary short plat with approval at the
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administrative level. More information on the short plat process can be found at RMC 4-
7-070. The land use review would include public notice and a two-week (14 day) public
comment period. Once a complete application is submitted and all fees are paid, a
decision can be made in approximately eight (8) weeks. The 2026 application fee for a
preliminary short plat is $6,462.00, and the 2026 fee for a final short plat is $3,231.00. A
5% technology fee would also be assessed at the time of land use application. Any
modifications requested would incur an additional $308 fee. All fees are subject to
change. Detailed information regarding the land use application submittal can be found
on the City’s Permit Center website. The City requires electronic plan submittal for all
applications. Please refer to the City’s Electronic File Standards.
Building Permits – 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.
13. 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.
14. Public Information Sign: Public Information Signs are required for all Type II Land Use
Permits, including preliminary short plats. Public Information Signs are intended to
inform the public of potential land development, specific permits/actions being
considered by the City, and to facilitate timely and effective public participation in the
review process. The applicant must follow the specifications provided in the public
information sign handout. The applicant is solely responsible for the construction,
installation, maintenance, removal, and any costs associated with the sign.
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:
• Fire Impact Fees are currently assessed at:
o $1,099.68 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 not being assessed.
• 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.
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16. Next Steps: For a Unit Lot Subdivision, the applicant shall have the complete set of
materials pre-screened prior to submitting the complete application package. Please
contact Ashley Wragge, Assistant Planner, at 425-430-7314 or awragge@rentonwa.gov
to submit prescreen materials and subsequent land use application. When the formal
building application materials are complete, the applicant shall contact the Permit
Center at permittech@rentonwa.gov in order to apply.
17. Expiration: Upon approval, the Short Plat is valid for five (5) years with a possible one-
year extension (RMC 4-7-070M). Building permits expire 18 months from issuance date.
Extensions for building permits 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.