HomeMy WebLinkAboutPRE_Preapplication_Meeting_Note_260401_v1DEPARTMENT 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
4-Lot Short Plat
4612 NE 1st St, Renton, WA 98059
PRE26-000025
February 19, 2026
Contact Information:
Planner: Valerie Porter, 425-430-7288, vporter@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: February 3rd, 2026
TO: Valerie Porter, Associate Planner
FROM: Hugo Sotelo, DFM
SUBJECT: 4612 NE 1st Street Pre26-0025
Fire Flow:
The fire flow requirement for a single-family home is 1,000 gpm minimum for dwellings up to
3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet,
a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is
required within 300 feet of the proposed buildings and two hydrants if the fire flow goes up to
1,500 gpm.
Impact fees:
The fire impact fees are currently applicable at the rate of $779.24 per single family unit. This
fee is paid upon building permit issuance. Credit is available for the removal of or retention of
the existing homes.
Fire Department Access:
An approved turnaround for Fire department apparatus access roadways is required for dead
end streets if they exceed 150- feet and are to be a minimum of 20-feet wide fully paved, with
25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to
support a 30-ton vehicle with 75-psi point loading. Access is required within 150 feet of all
points on the buildings. The required angles of approach for fire department apparatus are 8
degrees and the angle of departure is 10 degrees.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: Feb 13th, 2026
June 20, 2011
TO: Valerie Porter, Senior Planner
FROM: Huy Huynh, Civil Engineer II
SUBJECT: NE 1st Short Plat
4612 NE 1st
PRE26-000025
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 #
1523059115. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant.
WATER
1. The project is within the City of Renton’s water service area in the Highland 565 hydraulic zone.
The static water pressure is approximately 76 psi at ground elevation of 390 feet.
2. The site is located outside of Aquifer Protection Area.
3. There is an existing ¾ -inch water service and meter serving the existing site (facility ID number
LAT – 004156 and MTR-000275).
4. There is an existing 8-inch water main (see City water project plan no. W-319502) in NE 1st
Street, which can deliver a maximum flow rate of 2,300 gallons per minute (GPM).
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:
a. Extension of on-site water mains within the new interior paved access road. The sizing of
the new water main shall be minimum 8-inch diameter, which can provide a maximum flow
rate limited to 1,250 gpm or a 10-inch main which can deliver 1,900 gpm. The water main
extension shall extend to the North limits of the paved access road and connect into the
existing 8” DI water main within NE 1st with utility easement to be provided to the city. A fire
hydrant at the dead-end of the new 8” main is required for installation.
b. A 15-foot utility easement will be required for any water main and for related
appurtenances that are not located within the public ROW. One hydrant is required within
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300 feet of each new building, unless the fire flow exceeds 1,500 GPM, then a minimum of
two fire hydrant is required.
c. Installation of a 1-inch water service and domestic water meter is required for each Single -
Family Residence. A ¾” water meter in a 1” meter setter and 1” service shall be installed for
each DADU. A water meter is required for each separate building. The sizing of the meter
and of the private service line to the building shall be in accordance with the most recent
edition of the Uniform Plumbing Code (UPC).
d. Installation of off-site and on-site fire hydrants. The location and number of hydrants will be
determined by the Fire Authority based on the final fire flow demand and final site plan.
e. A double check valve assembly (DCVA) is required for water meters for residential water use
if a residential fire sprinkler system is required and/or for 3-story buildings. DCVA’s with size
2-inch or smaller shall be installed a meter box.
f. Installation of a landscape irrigation meter and double check valve assembly (DCVA), if
applicable.
g. Civil plan for the water main improvements will be required and must be prepared by a
professional engineer registered in the State of Washington. Please refer to City of Renton
General Design and Construction Standards for Water Main Extensions as shown in
Appendix J of the City’s 2019 Water System Plan. Adequate horizontal and vertical
separations 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 water main. Retaining walls, rockeries or similar structures cannot be installed over
the water main unless the water main is installed inside a steel casing.
6. A conceptual utility plan will be required as part of the land use application for the subject
development.
7. 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=CityofRe
nton
SEWER
1. Sewer service is provided by City of Renton.
2. There is an existing 8’’ PVC gravity wastewater main located in NE 1st Street (see record drawing
S-319502).
3. A wastewater main extension, minimum 8-inches in diameter is required. The watermain shall
be located in the Right of Way or an easement shall be granted to the city if located on private
property.
4. All lots shall be provided separate side sewer stubs connecting to the new proposed sewer
main. Side sewers shall be a minimum 2% slope.
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5. A conceptual utility plan will be required as part of the land use application for the subject
development.
6. The East Renton Sewer Interceptor Special Assessment District (SAD) fee is applicable to the
proposed development. The SAD fee is $316.80 per lot.
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 a credit for the existing homes if demoed.
d. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityo
fRenton
SURFACE WATER
1. There is a City of Renton 12-inch polyethylene stormwater main located in NE 1st Street (record
drawing R-319506).
2. 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 will be required. Based on the City’s flow control map, this site
falls within the Flow Control Duration Standard area matching Forested Site Location. The site is
located in the Lower Cedar River Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to
determine the type of drainage review required in the RSWDM.
3. Drainage report and drainage plans based on 2022 RSWDM are required to be provided.
4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant
will be required to provide basic water quality treatment. Any proposed detention and/or water
quality vault shall be designed in accordance with the 2022 RSWDM. 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. Special inspection from the building department is
required.
5. 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 and shall account for the total upstream
tributary area, assuming developed conditions for onsite tributary areas and existing conditions
for any offsite tributary areas.
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 extend 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. A geotechnical report for the site is required and shall be submitted with the land use
application. Information concerning the soils, geology, drainage patterns, vegetation present,
water table and soil permeability, with recommendations of appropriate on-site BMP options
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with typical designs for the site from the geotechnical engineer, shall be submitted with the
application. The geotechnical report should include an on-site infiltration test to clearly show if
the site is suitable or unsuitable for infiltration.
8. Erosion control measures to meet the City requirements shall be provided.
9. All work proposed outside of the applicant’s property will require a permanent drainage
easement to be provided to the City and a temporary construction easement prior to any
permits being issued.
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 2026 Surface water system development fee per single family residence is
$2,350.00.
The full schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton
TRANSPORTATION
1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions
exceed an overall valuation is greater than $175,000, the project site(s) shall be required to
meet the City’s Complete Streets Standards.
2. NE 1st Street is classified as a Residential Access Road. Existing right-of-way (ROW) width is
approximately 51 feet on the east property frontage and 42 feet on the west property frontage.
To meet the City’s complete street standards for residential access streets, minimum ROW is 60
feet. Dedication of 9 feet to 18 feet of ROW fronting the site will be required. Per City code 4-6-
060, half 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 clear space and storm drainage
improvements.
3. Current City of Renton standards require a turnaround for dead-end streets greater than 150 feet.
Dead-end streets up to 300 feet may utilize a hammerhead turnaround provided it meets the
requirements for emergency services access, including a 25-ft inside and 45-ft outside turning
radius. Reference RMC 4-6-060H. The hammerhead turnaround shall have a design approved by
the Administrator and Fire and Emergency Services.
4. Refer to City code 4-4-080 regarding driveway regulations:
a. 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.
b. 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.
c. Driveways shall not be closer than 5-feet to any property line.
5. Undergrounding of all exiting utilities is required on all frontages per RMC 4-6-090.
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6. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each
intersection. Ramps shall be oriented to provide direct pedestrian crossings.
7. A shared driveway is allowed for access up to 4 lots provided at least one of the four lots abuts a
public right-of-way with at least fifty linear feet of frontage and the subject lots are not created
by a subdivision of ten or more lots. Refer to the shared driveway requirements as outlined in
RMC 4-6-060.J. Shared driveways shall be within a tract; the width of the tract and paved
surface shall be a minimum of sixteen feet; the Fire Authority may require the tract and paved
surface to be up to twenty feet wide. If a shared driveway abuts properties that are not part of
the subdivision an eight foot wide landscaped strip shall be provided between the shared
driveway and neighboring properties.
8. Street lighting is required for a project that consists of 4 more residential units. See RMC 4-6-060
for street lighting requirements.
9. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
10. Street trees are required to meet current city standards.
11. The development is subject to transportation impact fees. Fees will be charged based on the
rate at the time of construction permit issuance.
a. Unless noted otherwise in the Fee Schedule, for a single-family dwelling, the 2026
transportation impact fee is $11,485.67.
b. The current property contains one single family home, the developer will receive one credit
for the existing home.
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:
http://rentonwa.gov/business/default.aspx?id=42473
4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall
be on separate sheets.
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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).
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\2026\PRE26-000025
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: February 17, 2026
TO: Pre-Application File No. PRE26-000025
FROM: Valerie Porter, 425-430-7288, vporter@rentonwa.gov
SUBJECT: 4-Lot Short Plat
4612 NE 1st St, Renton, WA 98059
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 along the north side of NE 1st St, Renton,
WA (APN 1523059115) and is 34,174 square feet (0.78 acres) in size. The applicant is
proposing to retain the existing detached single-family home, demolish the garage, and
subdivide the parcel into four (4) lots each housing a detached single-family home and
accessory dwelling units (ADU). Primary access to the site is proposed from a shared access
off NE 1st St. According to City of Renton (COR) Map, the site is impacted by regulated (steep)
slopes.
Current Use: The site is currently developed with an existing single-family residence with a
detached garage.
1. Zoning/Land Use Designation, and Overlays: The Comprehensive Plan designation for
the site is Residential Medium Density (RMD), and it is located within the Residential-8
(R-8) zoning 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. According to
RMC 4-2-060, Uses Allowed in Zoning Designations, a single-family home is a
permitted use within the R-8 zone.
2. Development Standards: The proposal is subject to RMC 4-2-110A, Development
Standards for Residential Low and Medium Density Zones – Primary Structures, effective
4-Lot Short Plat
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at the time of complete application. Building elevations showing all facades shall be
provided with the building permit application.
Density – The minimum density required in the R-8 zone is four (4) dwelling units per net
acre. The maximum density permitted is eight (8) 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 three (3) unit
per net acre (4 units x 0.78 acres = 3.12 units) and the maximum number of units allowed
on the site is six (6) units per net acre (8 units x 0.78 acres = 6 units).
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.
Accessory Dwelling Unit (ADU) – All ADUs must comply with the requirements outlined
in RMC 4-2-110C, Development Standards for Accessory Dwelling Units. ADUs are
allowed in the R-8 zone as an accessory use to a principal dwelling. When constructed
with a detached single-family home, two (2) ADUs are allowed per legal lot and may not
exceed 1,000 square feet in gross floor area and building area.
Minimum Lot Size, Width and Depth – The minimum lot depth in R-8 zone is 80 feet and
the minimum lot width is 50 feet for interior lots and 60 feet for corner lots. The minimum
lot size for a detached dwelling is 5,000 square feet. Submitted plans would need to
show compliance with the required lot size and dimensional standard with the land
use application.
Setbacks – Setbacks are the minimum required distance between the building footprint
and the property line and any private access easement. The required setbacks in the R-8
zone are 20 feet for the front yard (except when all vehicle access is taken from an alley,
then 15 feet), 25 feet for the rear yard, 5 feet for detached side yards, and 15 feet for
secondary front yards. As shown on the submitted site plan, the proposed buildings
appear to be outside of any required setback area. However, building setbacks will
be verified at the time of land use and building permit applications.
Building Height and Impervious Surface Coverage – In the R-8 zone, the maximum wall
plate height is 24 feet, and the building may not exceed two stories. The proposal states
the building will be limited to 24 feet, which comply with building height requirements
outlined in RMC 4-2-110A, Development Standards for Residential Low Density and
Medium Density Zones – Primary Structures. Roofs with a pitch equal to or greater than
4:12 may project an additional six (6) vertical feet from the maximum wall plate height;
common rooftop features, such as chimneys, may project an additional four vertical feet
(4’) from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.)
may not extend above the maximum wall plate height unless the projection is stepped
back one-and-a-half horizontal feet (1.5’) from each façade for each one vertical foot (1’)
above the maximum wall plate height.
The R-8 zone allows a maximum building coverage of 50% of the lot area and a maximum
impervious surface area of 65%. The building height and coverage requirements
would be verified at the time of a formal application submission.
4-Lot Short Plat
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Maximum Number of Units per Building – A maximum of four (4) attached dwelling units
is allowed per building. For the purposes of this subsection, accessory dwelling units are
included in the calculation of maximum dwelling units per building. 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.
The following middle housing typologies are allowed within applicable zones under this
subsection: duplexes, triplexes, fourplexes, stacked flats, townhomes, and courtyard
apartments. Accessory dwelling units and single-family dwelling units are included in the
calculation of maximum dwelling units per lot.
3. Residential Design and Open Space Standards: All new residences within the R-8 zone
are subject to the Residential Design Standards outlined in RMC 4-2-115, Residential
Design and Open Space Standards. Building elevations were not submitted for review.
No building elevations were provided for review. Applications subject to the
Residential Design and Open Space Standards must demonstrate compliance with
the applicable standards at the time of submittal.
4. Refuse and Recycling Areas: According to RMC 4-4-090, Refuse and Recyclables
Standards, residential developments must store refuse, recyclables, and compostables
carts either within a garage, accessory structure, or outside. If carts are located within a
garage, storage space must be appropriately sized to accommodate both vehicles and
carts for refuse, recyclables, and compostables. Storage space for carts must measure
at least two feet by six feet (2' x 6') floor area and sixty inches high. Indoor storage must
be clearly identified on floor plans. If carts are located outside, the storage space must
be at least two feet by six feet (2' x 6') in size and be located on the same lot as the
dwelling.
5. Landscaping: The proposal would be subject to the landscaping regulations in RMC 4-4-
070, Landscaping. With the exception of critical areas, all areas of the site not covered
by structures, required parking, access, circulation or patios, must be landscaped. In
addition, 10 feet of on-site landscaping is required along all public street frontages, with
the exception of areas for required walkways and driveways.
If frontage improvements are required, street trees in the right-of-way planter would be
required. 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
4-Lot Short Plat
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trees and, at a minimum, groundcover is to be located in this area when present. Where
there is insufficient right-of-way space or no public frontage, street trees are required in
the front yard subject to approval of the Administrator.
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 & Spacing Guidelines.
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 landscape plan shall be provided with the permit application as prepared by a
licensed Landscape Architect, a certified nurseryman 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 must be provided with the formal land use application as defined in
RMC 4-8-120, Submittal Requirements – Specific to Application Type. 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, each new lot would be required to provide a minimum tree credit retention
requirement 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
4-Lot Short Plat
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TREE SIZE
TREE
CREDITS
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
cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
The Administrator may require independent review of any land use application that
involves tree removal and land clearing at the City's discretion.
The Administrator may authorize the planting of replacement trees on the site if it can be
demonstrated to the Administrator's satisfaction that replacement requirements in RMC
4-4-130H.1.e can be met. Tree retention standards shall be applied to the
developable area of a property, as defined in RMC 4-11-040, Definitions D, of a
property. A formal tree retention/planting plan and Tree Retention and Tree Credit
Worksheet prepared by an arborist or landscape architect would be reviewed at the
time of land use application.
7. 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 land use review process.
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8. Fences/Retaining Walls: If the project includes fencing or retaining walls, their
locations must be clearly shown on the landscape plan and grading plan, including top
of wall and bottom of wall elevations. Any retaining wall that is four feet or taller
(measured from the footing to the top of the wall) will require a building permit. The
maximum allowable height for fences and retaining walls is 72 inches, subject to
additional height restrictions in setbacks and clear vision areas, as noted in RMC 4-4-
040D.
If the proposal includes a fence on top of a retaining wall, please ensure the total
combined height does not exceed the height limit for a standalone fence. The plans
should also consider screening requirements for any fenced yard areas and ensure an
adequate visual buffer. Retaining walls shall be composed of brick, rock, textured or
patterned concrete, or other masonry products 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. For additional information about fences
and retaining walls, please refer to retaining wall standards outlined under RMC 4-
4-040.
7. Parking: The number of required parking spaces is based on the proposed land use per
RMC 4-4-080, Parking, Loading, and Driveway Regulations. According to the parking table
a detached single-family home is required to provide a minimum of two (2) parking stalls
per dwelling unit. RMC 4-2-110C states, one (1) parking stall is required per ADU. The
applicant must provide detailed parking information with the permit application,
including stall dimensions, drive aisle measurements, and total parking
calculations.
8. Access/Driveways: The preliminary plan shows lots gaining access from NE 1st St via an
existing joint use driveway. According to RMC 4-4-080I.9, Joint Use Driveways, a joint use
driveway shall provide access to no more than two (2) lots and each lot shall abut a public
street. The proposed driveway would serve four (4) lots, which exceeds the allowed
maximum and is therefore not permitted. The driveway configuration must be redesigned
to comply with code.
RMC 4-6-060J, Shared Driveway Standards, states, shared driveways may be allowed for
access to no more than four (4) residentially zoned lots, provided:
a. At least one (1) lot abuts a public right-of-way and the street frontage of the lot is
equal to or greater than the lot width requirement of the zone;
b. The subject lots are not created by a subdivision of ten (10) or more lots;
c. A public street is not anticipated by the City of Renton to be necessary for existing
or future traffic and/or pedestrian circulation through the short subdivision or to
serve adjacent property;
d. The shared driveway would not adversely affect future circulation to neighboring
properties;
e. The shared driveway is no more than three hundred feet (300') in length; and
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f. The shared driveway poses no safety risk and provides sufficient access for
emergency vehicles and personnel.
In addition, new shared driveways must be within a tract with shared access for all the
lots. Lots that are accessed via a shared driveway are limited to one (1) primary dwelling
unit and one (1) accessory dwelling unit. As proposed, the project does not comply
with vehicle access requirements. To achieve compliance, the plans must be
revised to provide a shared driveway located within a tract that serves all applicable
lots and meets the standards outlined above.
9. Critical Areas: According to COR maps, the site contains regulated slopes (>15% &
<=25%). It is the applicant’s responsibility to determine whether any other critical
areas are present on the site prior to formal land use application.
10. Environmental Review: The construction of less than nine (9) dwelling units on a project
site is exempt from Environmental (SEPA) Review in accordance with WAC 197-11-800.
11. Site Plan Approval: Per RMC 4-9-200, site plan review is exempt due to the project being
a SEPA exempt development.
12. 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.
13. Permit Requirements: The proposal will require an administrative short plat approval by
the Administrator of the Department of Community and Economic Development (CED)
or designee. The land use review would include public notice and a two-week public
comment period. Once a complete application is submitted and all fees are paid, a
decision can be issued in approximately 6-8 weeks. The 2026 application fees are as
follows: a preliminary Short Plat is $6,462, and the final Short Plat is $3,231.
A 5% technology fee would also be assessed at the time of land use application. Any
modifications requested would require an additional $308 fee. All fees are subject to
change. Detailed information regarding the land use application submittal can be found
on the Short Plat Submittal Requirements checklist. The city now requires electronic plan
submittal for all applications.
14. Public Information Sign: Public Information Signs are required for all Type II Land Use
Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform
the public of potential land development, specific permits/actions being considered by
the City, and to facilitate timely and effective public participation in the review process.
The applicant must follow the specifications provided in the public information sign
handout. 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:
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• A Fire impact fee is assessed at $779.24 for each single-family home;
• A transportation impact fee is assessed at $11,485.67 for each single-family home;
• Renton School District Impact Fee $0.00 will be assessed for each single-family
dwelling unit (+5% administrative fee) unless an exemption can be made under RMC
4-1-190.I.1.a; and
• Parks Impact Fee is currently assessed at $3,276.44 for each single-family dwelling
unit.
• Impact fees for each ADU is capped at 50% of the impact fee that would be imposed
on the principal unit.
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 Planner: Valerie Porter, Senior Planner, at 425-430-7288 to submit
prescreen materials and subsequent land use application.
17. Expiration: Upon approval, the Short Plat is valid for five (5) years with a possible one-
year extension (RMC 4-7-070M). It is the applicant’s responsibility to monitor the
expiration dates.