HomeMy WebLinkAboutPRE26-000171 Memo PacketDEPARTMENT 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
12053 SE 188th St Short Plat -
12053 SE 188th St
PRE 26-000171
June 18, 2026
Contact Information:
Planner: Ian Harris, 425-430-7286, iharris@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 a 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: June 16, 2026
TO: Ian Harris, Assistant Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: 188th Street Short Plat
1. 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. It appears that there is one existing fire hydrant that
will count towards some of these requirements. Water main and additional fire hydrant
extensions will be required to be extended into the short plat. A water availability
certificate will be required from Soos Creek Water District.
2. The fire impact fees are currently applicable at the rate of $779.24 per single family unit.
This fee is paid at building permit issuance. Credit will be given for the removal of the
one existing single-family unit.
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 300 feet require an approved full 90 foot diameter cul-de-sac
type fire apparatus turnaround.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 18, 2026
June 20, 2011
TO: Ian Harris, Associate Planner
FROM: Yong Qi, Civil Engineer III
SUBJECT: Mike Bhangu Short Plat
12053 SE 188th St., Renton, WA
PRE26-000171
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 Parcels No:
6199000059 & 6199000058. The following comments are based on the pre-application submittal
made to the City of Renton by the applicant.
EXISTING CONDITIONS
Water and Sewer
1. A water and sewer availability certificate from Soos Creek Water and Sewer District is
required as part of the Land use Application.
Storm
1. There are City of Renton 12-inch PVC stormwater main and associated catch basins on the
south side of SE 188th St (Record Dwg: R-373839).
Streets
1. The proposed project fronts SE 188th St to the North and private property on all other sides.
2. SE 188th St is classified as a Residential Access Road with an existing right-of-way (ROW)
width of 60 feet as measured using the King County Assessor’s Map and approximately 20-
ft of asphalt paving.
PRE26-000171 Page 2 of 5
June 18th, 2026
2
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. Based on
the City’s flow control map, this site falls within the Flow Control Duration Standard area
(matching Forested site conditions). The site is located in the Soos Creek basin.
2. Drainage report and drainage plans based on 2022 RSWDM are required to be provided.
3. 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.
4. 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.
5. 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.
6. 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 proposed water quality facility is from multifamily land use (triplex and
greater), then the Enhanced Basic WQ menu shall be used for this facility.
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.
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
PRE26-000171 Page 3 of 5
June 18th, 2026
3
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. 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.
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.
• The current SDC fee is charged per square foot of new impervious surface at $0.94
per square foot, but not less than $2,350.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=
CityofRenton
TRANSPOTATION
1. Per City code 4-6-060 frontage improvements are required for new construction in excess of
$175,000:
• SE 188th St is classified as a Residential Access Road. To meet the City’s complete
street standards for Residential Access streets, minimum ROW is 60 feet. Per RMC 4-6-
060, to meet the City’s complete street standards for Residential Access Street, a
minimum ROW width of 60 feet is required, half street improvements as taken from the
ROW centerline will be required and include a minimum 16-foot paved road, 0.5 feet of
cub and gutter, an 8-foot planting strip, a 5-foot sidewalk, a 0.5 feet clear space at back
of sidewalk, street trees and storm drainage improvements. No dedication is
anticipated.
• The proposed internal street will be classified as a Residential Access Street. Per RMC
4-6-060, Residential Access Streets require a minimum ROW of 60 feet including a 32
foot paved road consisting of two 10 foot travel lanes and two 6 foot parking lanes, and
on both sides of the roadway, a 0.5 foot curb and gutter, an 8 foot planting strip, 5 foot
sidewalk, 0.5 foot clear space at back of sidewalk, street trees and storm drainage
improvements.
i. Per RMC 4-6-060 a half Residential Access Street requires a minimum ROW of
42 feet including a 26 foot paved road consisting of two 10 foot travel lanes and
one 6 foot parking lane, and, on the development side of the roadway, a 0.5 foot
curb and gutter, an 8 foot planting strip, a 5 foot sidewalk, a 0.5 foot clear space
at back of sidewalk, street trees and storm drainage improvements; and on the
non-development side of the roadway, at minimum a 2 foot clear space.
2. 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.
3. 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.
4. Refer to City code 4-4-080 regarding driveway regulations:
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4
• 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. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-
090.
6. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
7. Street lighting per City standards is required along the project’s 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 land use permit submittal.
8. 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.
9. The development is subject to transportation impact fees. Fees will be charged based on the
rate at the time of building permit issuance.
• Unless noted otherwise in the Fee Schedule, for a single-family dwelling, the 2026
transportation impact fee is $11,485.67.
• Credit will be applied to the existing single family home to be demoed.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=City
ofRenton
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.
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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).
6. Fees quoted in this document reflect the fees applicable in the year 2026 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\PRE26-000171
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 18, 2026
TO: Pre-Application File No. PRE26-000171
FROM: Ian Harris, 425-430-7286, iharris@rentonwa.gov
SUBJECT: 12053 SE 188th St Short Plat –
12053 SE 188th St (APNs 6199000058 & 6199000059)
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 site contains two (2) parcels located at 12053 SE 188th St (Parcel numbers
6199000058 and 6199000059). 12053 SE 188th St (parcel no. 6199000059) has public street frontage on SE
188th St, while parcel no. 6199000058 is landlocked and has no street frontage. Both properties are within
the Residential-4 (R-4) zone and Residential Low Density (RLD) land use classification. The combined site
area is approximately 116,754 square feet (2.68 acres). The site currently contains a detached dwelling and
accessory structures. The applicant submitted three alternative proposals:
1. Ex-1: To subdivide the two properties into eight (8) standard lots, with one parcel/tract for utility
purposes and a public right-of-way running from SE 188th St to the southern boundary of the project
site, with a temporary turnaround proposed until connectivity to the southern properties is
constructed. The northern portion of the right-of-way would be built to half-street standard. The full
right-of-way width would be completed when the property to the northwest of the project site is
developed. The proposed lot sizes range from 9,000 sq. ft. to 10,012 sq. ft.
2. Ex-2: To subdivide the two properties into four (4) standard lots, and four (4) flag lots, with one
parcel/tract proposed for utility purposes. A half-street public right-of-way would run along the
eastern border of the project site from SE 188th St to the southern boundary of the project site, with
a temporary turnaround proposed until connectivity to the southern properties is constructed. The
full right-of-way width would be completed when the properties to the east of the project site are
redeveloped. The proposed lot sizes range from 9,000 sq. ft. to 10,281 sq. ft.
12053 SE 188th St Short Plat, PRE26-000171
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3. Ex-3: This proposal appears to be identical to Ex-2, apart from slightly narrower temporary cul-de-
sac dimensions.
Additionally, the project site contains no overlay zones or districts and no critical areas, according to City of
Renton (COR) Maps.
Current Use: The project site is currently developed with a detached single-family dwelling unit and
accessory structures. Per the submitted alternatives, the existing structures would be demolished.
1. Zoning /Land Use Designation, and Overlays: The subject property is located within the Residential-4
(R-4) zoning classification and Residential Low Density (RLD) land use classification.
The Residential-4 (R-4) Zone applies to lands suitable for low-density residential uses and provides
transition between rural designation zones and higher intensity residential zones. To expand the variety
of housing options, the R-4 Zone allows for both single-family development and middle housing. The R-
4 zone is intended to implement the Residential Low Density land use designation. An upzone to project
site would not be supported by staff because the entire surrounding area is zoned R-4, and no
neighborhood-wide rezone is planned at this time.
2. Development Standards:
Density – The density range allowed in the R-4 zone is a maximum of four (4) dwelling units per net acre
(du/acre) with no minimum. In order to calculate the proposed density of the project, any area of public
right-of-way, private driveway/easement (shared driveways), and/or critical area dedication must be
known. Joint use driveways are not deducted as part of the density calculations.
The area of public and private streets and critical areas would be deducted from the gross site area to
determine the “net” site area prior to calculating density. Calculations for minimum or maximum density
which result in a fraction that is one-half (0.50) or greater shall be rounded up to the nearest whole
number. Those density calculations resulting in a fraction that is less than one-half (0.50) shall be
rounded down to the nearest whole number.
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 short plat application. The applicant would be required to demonstrate
compliance with the net density requirements of the zone at the time of formal application.
Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-4 zone is 9,000 square
feet for parcels being subdivided. Minimum lot width is 70 feet (80 feet) for corner lots; minimum lot
depth is 100 feet. Flag lots are permitted for new plats, but only to achieve the minimum density when
no other feasible option exists.
Because the R-4 zone has no minimum density requirements, flag lots would not be allowed. Based
on pre-application submittal materials, Ex-2 and Ex-3 would not be feasible. Submitted plans
would need to show compliance with the required lot size and dimensional standard with the land
use application.
Building Standards – The R-4 standards allow a maximum building coverage of 35% of the lot area. The
maximum impervious coverage in the R-4 zone is 50%.
The maximum wall plate height is restricted to 32 feet, and the buildings shall be not more than three
stories. 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 (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.)
12053 SE 188th St Short Plat, PRE26-000171
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shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a-
half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate
height.
New detached dwellings would need to comply with the maximum building coverage, impervious
surface requirements, and building height regulations of the R-4 zone at the time of building permit
review.
Setbacks – Setbacks are the minimum required distance between the building footprint and the property
line. The required setbacks for primary structures in the R-4 zone are shown in the table below.
R-4 ZONE SETBACKS
Front Yard 30 ft; unless access is taken off alley, then 15 ft
Secondary Front Yard (corner lots) 30 ft
Rear Yard 25 ft
Side Yard 20 ft combined; not less than 7.5 ft on either side
Compliance with required setbacks for all structures would be verified at the time of building
permit application.
3. Residential Design and Open Space Standards: Future single-family building permits would be
subject to the RMC 4-2-115, Residential Design and Open Space Standards. Requirements related to
garages, entries, modulation, windows/doors, scale, bulk, and character, roof forms, eaves,
architectural detailing, and materials/color should be reviewed in their entity prior to submitting permit
applications. Compliance with building design and open space requirements would be verified at
the time of building permit review.
4. Landscaping: All subdivisions, including short plats are subject to landscaping requirements. In
addition, future single-family building permits would be subject to RMC 4-4-070 Landscaping standards.
Except for critical areas, all pervious area shall have landscape treatment. Landscaping may include
hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Ten feet (10')
of on-site landscaping is required along all public street frontages. 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. A minimum of two (2) trees are to be located in the front yard prior to final inspection. A
conceptual landscape plan demonstrating compliance with the landscape standards shall be
submitted at the time of land use application.
5. Significant Tree Retention: Submitted materials and satellite imagery from COR Maps indicate that
there are two 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 created would be
required to provide a minimum of 30 tree credits per net acre. Tree credits encourage retention of
existing significant trees with larger trees being worth more tree credits.
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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 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.
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.
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6. 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.
7. Access, Parking, and Driveways: Access is proposed via a public right-of-way off of SE 188th St. Each
lot is required to accommodate off-street parking for a minimum of two (2) vehicles.
Additionally, alley access is the preferred street pattern for all new residential development (RMC
4-7-150E.5). New residential development in areas without existing alleys shall utilize alley access for
interior lots. If the developer or property owner demonstrates that alley access is not practical, the use
of alley(s) may not be required. The City will consider the following factors in determining whether
the use of alley(s) is not practical:
a. Size: If the new development is a short plat.
b. Topography: If the topography of the site proposed for development is not conducive for an alley
configuration.
c. Environmental Impacts: If the use of alleys would have more of a negative impact on the
environment than a street pattern without alleys.
d. If site characteristics allow for the effective use of alleys or not.
Compliance with access standards would be verified at the time of the formal Short Plat
application, with individual driveway and parking compliance confirmed during building permit
review.
Driveway widths on individual lots are limited according to zoning standards, with single-loaded garage
driveways not exceeding nine feet (9') and double-loaded garage driveways not exceeding sixteen feet
(16'). Driveways must maintain a minimum five-foot (5') distance from property lines unless allowed per
RMC 4-4-080 for joint-use driveways. Maximum driveway slopes shall not exceed 15 percent (15%);
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.
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 reviewed at the
time of land use application and further verified at the time of building permit review.
8. Critical Areas: According to COR Maps, no critical areas are mapped onsite. It is the applicant’s
responsibility to determine whether any other critical areas are present on the site prior to formal
land use application.
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9. Environmental Review: Short plats are exempt from SEPA review, in accordance with WAC 197-11-800,
RMC 4-9-070.
10. Short Plat: Any land being divided into nine (9) or less parcels, lots, tracts, sites, or subdivisions,
including segregations, and that has not been divided in a short subdivision within the preceding five (5)
years, shall conform to the procedures and requirements of this Section. For the purpose of
distinguishing a short plat application from a preliminary plat application, tracts proposed to be created
for the purpose of ensuring the continued protection of features or facilities located therein, with equal
and undivided ownership among the lot owners, their successors and heirs, shall not contribute to the
total number of subdivided units of land.
Submittal requirements for a short subdivision application shall be as stipulated in RMC 4-8-120. See
RMC 4-7-070 for more detailed procedures regarding short subdivisions. Drainage concepts, roadway
layout, and tree retention details would be required at the time of short plat application submittal.
11. Permit Requirements: The proposed project is anticipated to require Administrative Short Plat
approval and associated Building Permits. The land use review of the preliminary short plat would
include public notice and a two-week public comment period. The land use permit would be processed
within an estimated time frame of 6-8 weeks. The 2026 application fees anticipated for this project are:
a. Preliminary Short Plat fee is $6,462;
b. If requested, each modification request is $308.00;
c. A 5% technology fee added to the total cost of the reviews would also be assessed at the time of
the land use application. All fees are subject to change.
Building Permits – New construction will require building permits. If the project includes retaining walls,
fences, or outdoor storage areas, separate permits may also be needed.
Other Permits/Approvals – Additional permits may be required based on specific site improvements,
such as sign permit, grading permits for significant site work, or right-of-way permits if street
improvements are needed.
The applicant should ensure that all application materials and required plans are submitted according
to the City’s submittal requirements, and compliance with permit conditions and mitigation measures
will be verified during the formal review process.
Detailed information regarding the land use permit application submittal requirements can be found
online under the Submittal Requirements documents. Other informational applications and handouts
can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all
applications. Please refer to the City’s Electronic File Standards.
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. Public Information Sign: Public Information Signs are required for all Type II Land Use Permits as
classified by RMC 4-8-080. An Administrative Short Plat is classified as a Type II Land Use Permit, and
thus requires a public information sign to be posted onsite.
12053 SE 188th St Short Plat, PRE26-000171
Page 7 of 7
June 18, 2026
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2026\PRE26-000171
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.
14. 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:
15. A Fire impact fee of $779.24 per single-family dwelling;
16. A transportation impact fee of $11,485.67 per single-family dwelling.;
17. Parks Impact Fee currently assessed at $3,276.44 per single-family dwelling.
18. Renton School District is not assessing impact fees for the 2026 calendar year.
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=CityofRenton.
19. Middle Housing Overview: Middle Housing is a development type allowed within several residential
zones, including the Residential-4 (R-4) zone. Standard lots may accommodate up to four (4) units, with
a maximum of six (6) units allowed either when two (2) units are designated affordable or the lot is within
¼ mile of a major transit stop. These developments must comply with single-family zone design
standards—such as height, setbacks, materials, and parking—to ensure compatibility with the
surrounding area. Additionally, applicants can pursue unit-lot subdivisions or conventional platting for
middle housing.
20. 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 Ian Harris,
Associate Planner, at iharris@rentonwa.gov submit prescreen materials and subsequent land use
application.
21. 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.