HomeMy WebLinkAboutPre-App 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
Renton 190th Place Duplexes
12040 SE 190th Pl, Renton, WA 98058
PRE 26-000206
July 16, 2026
Contact Information:
Planner: Jill Ding, 425-430-6598, jding@rentonwa.gov
Public Works Plan Reviewer: Heather Bray, 425-430-7383, hbray@rentonwa.gov
Fire Prevention Reviewer: Hugo Sotelo, 425.276.9587, hsotelo@RentonRFA.org
Building Department Reviewer: Scott Mitchell, 425.430.7269, smitchell@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 pr oposal 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: July 13, 2026
TO: Jill Ding, Senior Planner
FROM: Hugo Sotelo, DFM
SUBJECT: Renton SE 190th Pl. Duplex Development (Pre-0206)
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 two fire hydrants is
required, one within 300 feet of the proposed buildings and one hydrant within 150ft. A water
availability certificate would be required from Soos Creek Water district.
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
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
Dedicated 90ft. hammerhead or 90ft. cul-de-sac turnarounds are required for fire dept. access
roadways that exceed 300ft. from an approved access road. The applicant may request a
variance for residential sprinklers in lieu of the required turnaround. Per City ordinance fire
sprinklers are also required for dead end roads that exceed 500ft as measured (761ft) from
123rd Ave SE & SE 191st St.
DEPARTMENT OF
COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: July 16th, 2026
TO: Jill Ding, Senior Planner
FROM: Heather Bray, Civil Plan Reviewer
SUBJECT: Renton SE 190th Pl Duplex Development
KC Parcel #6199000127
PRE26-000206
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 reviewed the application for the Renton SE 190th Pl Duplex Development at KC Parcel
#6199000127 and have the following comments:
EXISTING CONDITIONS
The site is approximately 0.48 acres in size and is rectangular in shape. The lot is undeveloped and
surface water currently flows to the east property line.
Water Water service is provided by Soos Creek Water and Sewer District. Review of the water plans
will be conducted by Soos Creek Water and Sewer District and the Renton Regional Fire
Authority. Plans approved by Soos Creek Water and Sewer District shall be routed to the City
for final review prior to permit issuance. Applicant will need to provide a certificate of water
availability with the Land Use application.
Sewer Water service is provided by Soos Creek Water and Sewer District. Review of the water plans
will be conducted by Soos Creek Water and Sewer District and the Renton Regional Fire
Authority. Plans approved by Soos Creek Water and Sewer District shall be routed to the City
for final review prior to permit issuance. Applicant will need to provide a certificate of water
availability with the Land Use application.
Storm There is an existing 12-inch stormwater main stubbed on the east side of parcel
6199000127. On site critical areas that may affect stormwater review include Aquifer
Protection Zone 2.
Renton SE 190th Pl Duplex Development – PRE26-000206
Page 2 of 4
SURFACE WATER COMMENTS
1. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface
Water Design Manual (RSWDM) will be required. Refer to Figure 1.1.2.A – Flow Chart in the
2022 RSWDM to determine what type of drainage review is required for this site. The site
falls within the City’s Flow Control Duration Standard (matching Forested site conditions).
The site falls within the Soos Creek drainage 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. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the
applicant will be required to provide basic water quality treatment. All proposed
stormwater facilities shall be designed in accordance with the current RSWDM at the time
of civil construction permit application. Separate structural plans will be required to be
submitted for review and approval under a separate building permit for all proposed
detention and/or water quality vaults.
5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate
the new runoff created by this development to the maximum extent feasible. On -site BMPs
shall be evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary
drainage plan, including the application of on -site BMPs, shall be included with the land
use application, as appliable to the project. The final drainage plan and drainage report
must be submitted with the utility construction permit construction.
6. 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 for appropriate on-site BMPs per Core
Requirement #9 and Appendix C shall be included in the report. The report should also
include information concerning the soils, geology, drainage patterns and vegetation
present shall be presented to evaluate the drainage, erosion control and slope stability for
site development of the proposed plat. The applicant must demonstrate the development
will not result in soil erosion and sedimentation, landslide, slippage, or excess surface
water runoff.
7. This project is partially located within Aquifer Protection Zone 2 which shall be addressed in
the Geotechnical Report and TIR. Within this zone 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.
8. Erosion control measures to meet the City requirements shall be provided.
9. A Construction Stormwater Permit from the Department of Ecology is required when site
disturbance exceeds one acre. Note that the access road clearing and grading activities will
count towards total site disturbance.
10. A utility easement will need to be provided at time of Land -use demonstrating rights to
cross King County Parcel #6199000127 for the purpose of connecting to the 12-inch storm
main in the City’s public right-of-way.
11. The current City of Renton Surface Water Standard Plans shall be used in all drainage
submittals.
Renton SE 190th Pl Duplex Development – PRE26-000206
Page 3 of 4
12. 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 is $0.94 per square foot, but not
less than $2,350.
b. The full schedule can be found here.
TRANSPORTATION COMMENTS
1. The proposed plans indicate installation of a private internal access road. Private roads
shall meet the requirements for fire truck turning and load, see fire comments for additional
details.
a. For dead end streets that exceed 150-feet in length require an approved
hammerhead turnaround.
b. For dead end streets that exceed 300-feet in length require an approved cul-de-sac.
c. Fire sprinklers are required for all houses beyond 500-feet from the last through
street.
d. For dead end streets that exceed 700-feet in length require two means of access.
e. Distance is measured from the nearest through street. Nearest through streets for
this project are at 120th Ave SE on the west, and the intersection of SE 191st St &
123rd Ave SE on the east.
2. The proposed plans indicate access from adjacent parcels; the applicant shall
demonstrate access easements are recorded prior to civil permit issuance. The applicant
shall also provide the existing 30-foot access easement at time of Land-use.
3. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
4. The development is subject to transportation impact fees. Fees will be charged based on
the rate at the time of building permit issuance.
a. The 2026 transportation impact fee is $6,987.79 per townhouse dwelling.
b. The full schedule can be found here.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along
property frontage or within the site must be underground. The construction of these
franchise utilities must be inspected and approved by a City of Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from
the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. a. Show
all retaining walls on profile view. No walls shall be greater than 6’.
3. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults
will require a separate building permit. Structural calculations and plans prepared by a
licensed engineer will be required as part of the building permit review.
4. Adequate separation between utilities as well as other features shall be provided in
accordance with code requirements:
a. Provide rim and invert elevations on all drainage and sewer structures.
b. 7-ft minimum horizontal and 1-ft vertical separation between storm and other
utilities is required except for water lines which require 10-ft horizontal and 1.5-ft
vertical.
Renton SE 190th Pl Duplex Development – PRE26-000206
Page 4 of 4
c. The stormwater line should be minimum 5 feet away from any other structure or
wall or building.
d. Trench of any utility should not be in the zone of influence of the retaining wall or of
the building.
5. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall conform to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page
for the most up-to-date plan submittal requirements.
6. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on
separate sheets.
7. Fees quoted in this document reflect the fees applicable in the year 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 click the link here for the current development fee
schedule.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: July 16, 2026
TO: Pre-Application File No. PRE26-000206
FROM: Jill Ding, 425-430-6598, jding@rentonwa.gov
SUBJECT: Renton 190th Place Duplexes – APN 6199000126
General: We have completed a preliminary review of the pre -application for the above-referenced
development proposal. The following comments on development and permitting issues are based on
the pre-application submittals made to the City of Renton by the applicant and the codes in effect on
the date of review. The applicant is cautioned that information contained in this summary may be subject
to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Community &
Economic Development Administrator, Public Works Administrator, Planning Director, Development
Services Director, Development Engineering Director, and City Council). Review comments may also need
to be revised based on site planning and other design changes required by City staff or made by the
applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The
Development Regulations are available online at https://www.codepublishing.com/WA/Renton.
Project Proposal: The project site is a vacant parcel (APN 6199000126) and is located to the east of 19007
120th Ave SE. The project site is rectangularly shaped , totals approximately 21,018 square feet (0.48 acres)
in area and is zoned Resesidential-4 (R-4). The proposal includes the construction of two duplexes. The
proposed units would range in size from approximately 2,000 square feet to 2,500 square feet. Access to the
site would be provided via a driveway access along the south portion of the project site that would extend
from 123rd Ave SE to 120th Ave SE within an existing thirty-foot (30’) wide access and utility easement.
According to City of Renton (COR) Maps, the southeast portion of the site is mapped with the Springbrook
Wellhead Protection Area, Zone 2.
Current Use: The project site is currently vacant.
1. Zoning /Land Use Designation, and Overlays: The area, including this property, has a Comprehensive
Plan land use designation of Residential Low Density (RLD) and is zoned Residential 4 (R -4) dwelling
units per acre. The Residential-4 Zone (R-4) is established to promote urban single family residential
neighborhoods serviceable by urban utilities and containing o pen space amenities. The R-4 designation
serves as a transition between rural designation zones and higher density residential zones. It is intended
as an intermediate lower density residential zone.
2. Development Standards: The project is subject to RMC 4-2-110A, “Development Standards for
Residential Zoning Designations” effective at the time of complete application (noted as “R -4 standards”
herein).
Density – There is no minimum density requirement in the R-4 zone. The maximum density permitted in
the R-4 zone is 4.0 dwelling units per net acre (du/ac). Net density is calculated after areas required for
Renton 190th Place Duplexes
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July 16, 2026
public right-of-way dedication, private access easements (shared driveways), and critical areas are
deducted from the gross site area. 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. Compliance with the density requirements would not
be required for the proposed middle housing development.
Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-4 zone is 9,000 square
feet. A minimum lot width of 70 feet is required for interior lots and 80 feet for corner lots. A lot depth of
100 feet is required. The existing lot has an area of 21,018 square feet with a lot width of 214 feet and
a depth of 146 feet, and exceeds the minimum lot size width and depth requirements of the R -4
zone.
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-4 zone are 30 feet for the front
yard, 25 feet for the rear yards, secondary front yard for corner lots would be required to have a 30 -foot
setback, and interior side yards are required to have a combined 20-foot setback with not less than 7.5
feet on either side. As depicted on the submitted site plan, the proposed duplexes would have a rear
setback of 31 feet, a combined side setback of 20 feet, with a 7-foot minimum side setback from
the west property line and a 13-foot side setback from the east property line. No front setback
dimension was provided. The setbacks for the new duplexes would be reviewed at the time of
building permit application. The front yard setback would be measured from the edge of the thirty-
foot (30’) access easement. The side yard setback from the west property line would need to be
increased to 7.5 feet.
Building Height and Impervious Surface Coverage – The maximum wall plate height is 32 feet with 3
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.)
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. Building height would be verified at the time of building permit review.
R-4 zone allows a maximum building coverage of 35% of the lot area. Building coverage requirements
would be verified at the time of building permit review.
The maximum impervious surface would be limited to 50%. Impervious surface requirements would
be verified at the time of building permit review.
3. Development Standards for Middle Housing:
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. Accessory dwelling units and single-family
dwelling units are included in the calculation of maximum dwelling units per lot. For middle housing unit
lot subdivisions, the maximum dwelling units per legal lot shall apply to the parent site as a whole, rather
than to individual unit lots.
Renton 190th Place Duplexes
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July 16, 2026
Lots in all Applicable
Zones
Lots located within 1/4
mile walking
distance20 of a Major
Transit Stop (Area B)
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 F9 of this Section, Affordable Middle
Housing Dwelling Units.
Maximum Dwelling Units Per Building – A maximum of four (4) attached dwelling units is allowed per
building. Accessory dwelling units are included in the calculation of maximum dwelling units per
building.
Design Standards – Middle housing developments shall comply with the design standards applicable to
single-family development, pursuant to RMC 4-2-115. In addition, middle housing developments shall
comply with the following standards, where applicable:
a. Entries: All ground-related dwelling units fronting a street and/or common open space shall provide a
covered porch with a minimum depth of five feet (5'). Dwelling units that are accessed entirely from an
internal common corridor are exempt from this requirement provided the shared entry features a
covered porch with a minimum depth of five feet (5').
b. Pedestrian Access: A paved pedestrian connection at least three feet (3') wide is required between
each middle housing building and the sidewalk (or the street if there is no sidewalk). Driveways may be
used to meet this requirement.
c. Courtyard Apartments – Open Space: Courtyard apartments shall provide open space in conformance
with the following:
i. At least one (1) outdoor common open space is required.
ii. Common open space shall be bordered by dwelling units on two (2) or three (3) sides.
iii. Common open space shall be a minimum dimension of fifteen feet (15') on any side.
iv. Parking areas and vehicular areas do not qualify as a common open space.
Parking and Driveway Standards – Middle housing developments shall comply with all driveway and
parking design standards applicable to single-family development, pursuant to RMC 4-4-080, except for
the number of required parking spaces, which shall be subject to the following:
a. Off-Street Parking Spaces Required for Middle Housing:
Lots 6,000 sq. ft. or Less Lots greater than 6,000 sq.
ft.
Lots located within 1/2 mile
walking distance of a Major Transit
Stop (Area B)
A minimum of 1.0 spaces
per dwelling unit.
A minimum of 2.0 spaces
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.
Renton 190th Place Duplexes
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July 16, 2026
b. Parking Incentives for Middle Housing Development Located Within One -Half (1/2) Mile Walking
Distance of a Major Transit Stop (Area B): 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 a n
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.
4. Residential Design and Open Space Standards: All single family residences would be subject to the
Residential Design Standards outlined in RMC 4-2-115. Residential Design Review occurs as part of the
Building Permit Review. 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.
5. 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 land use application as prepared by a
licensed Landscape Architect, a certified nurseryman or other certified professional.
6. Significant Tree Retention: A review of COR Maps appears to show that there are mature trees on the
site. If 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
Renton 190th Place Duplexes
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July 16, 2026
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, properties subject to an active
land development permit shall comply with minimum tree credit retention requirements of 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.
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
Protected trees within a subdivision shall be retained in the order of priority listed in RMC 4 -4-
130H.2. Protection of trees or groves by placement within a dedicated tract (Tier 1) is the highest
priority.
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.
Renton 190th Place Duplexes
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July 16, 2026
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, as defined in RMC 4-11-040,
Definitions D, of a property. A formal tree retention plan and tree retention worksheet prepared by
an arborist or landscape architect would be reviewed at the time of the land use application.
7. Fences/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 wall and bottom of wall
elevations. A fence and/or wall detail should also be included on the plan. A retaining wall that is 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 -4-040D. 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. Please
refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining
walls. No fences or retaining walls were shown on the submitted materials.
8. Access/Driveways: The proposed plans indicate the installation of a driveway access along the south
portion of the project site. Driveways shall meet the requirements for fire truck turning and load ing, see
fire comments for additional details.
a. For dead end streets that exceed 150-feet in length require an approved hammerhead
turnaround.
b. For dead end streets that exceed 300-feet in length require an approved cul-de-sac.
c. Fire sprinklers are required for all houses beyond 500-feet from the last through street.
d. For dead end streets that exceed 700-feet in length require two means of access.
e. Distance is measured from the nearest through street. Nearest through streets for this project
are at 120th Ave SE on the west, and the intersection of SE 191st St & 123rd Ave SE on the east.
The proposed plans indicate access across adjacent parcels; the applicant shall demonstrate access
easements are recorded prior to permit issuance. The applicant shall also provide the existing 30-foot
access easement at time of permit application.
In accordance with the driveway standards, RMC 4-4-080I, the maximum width of single loaded garage
driveways shall not exceed 9 feet and double loaded garage driveways shall not exceed 16 feet.
Compliance with driveway standards would be verified at the time of building permit review.
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July 16, 2026
Driveways exceeding 8% must provide slotted drains at the lower end of the driveway. The maximum
driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required.
9. Critical Areas: According to COR Maps, the project site is mapped within a Wellhead Protection Area,
Zone 2. 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 nine (9) or fewer dwelling units would be exempt from
Environmental (SEPA) Review in accordance with WAC 197-11-800.
11. Permit Requirements: The proposed project would require a Building Permit.
All fees are subject to change. 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. Impact Fees: In addition to the applicable building and construction fees, impact fees would be
required. Fees change periodically and the fees in effect at the time of building permit issuance would
apply. For informational purposes, the 2026 impact fees are as follows:
• A Fire impact fee $779.24 per dwelling unit;
• A transportation impact fee $6,987.79 per townhome dwelling unit;
• There is currently no applicable Renton School District Impact Fee; and
• Parks Impact Fee currently assessed at $2,659.70 per dwelling 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=CityofRenton.
13. Expiration: Every permit issued shall expire eighteen (18) months from the date of issuance. 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.