HomeMy WebLinkAboutPre-app Mtg Summary - 25-000220.pdfCityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000020
1
PRE-APPLICATION MEETING FOR
El Kiosko Short Plat
PRE25-000220
CITY OF RENTON
Department of Community & Economic Development
Planning Division
August 14, 2025
Contact Information:
Planner: Alex Morganroth, 425-430-7219, amorganroth@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 Official: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov
Please retain this packet throughout the course of your project as a reference.
Consider giving copies of it to any engineers, architects, and contractors who
work on the project. You will need to submit a copy of this packet when you
apply for land use and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call
and schedule an appointment with the project manager to have it pre-screened
before making all of the required copies.
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, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000020
2
Renton Regional Fire Authority
M E M O R A N D U M
DATE: July 28, 2025
TO: Alex Morganroth, Principal Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Kiosko Restaurant
1. An approved kitchen hood fire suppression system is required for all the kitchen hood exhaust
systems. Separate plans and permits required by the fire department for the installation of the
fire suppression system and any liquid carbon dioxide beverage dispensing systems .
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000020
3
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: August 14th, 2025
TO: Alex Morganroth, Planner
FROM: Yong Qi, Civil Plan Reviewer
SUBJECT: Kiosko Restaurant TI
205 Logan Ave S, Renton, WA
PRE 25-000220
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 Kiosko Restaurant TI project at 205 Logan Ave S, parcels No: 5696000030
and have the following comments:
EXISTING CONDITIONS
Water Water service is provided by City of Renton. The project site is within the City of Renton’s water
service area in the Valley 196 Pressure Zone. The static water pressure is approximately 68 psi at
ground elevation of 36 feet. The project site is located within the Wellhead Protection Area Zone 1.
a. There is an existing 12-inch water main located on the south side of S 2nd St can deliver a
maximum flow capacity of 5,600 GPM (see water plan no W-21810D). There is an existing 12-
inch water main located on the east side of Logan Ave S that can deliver a maximum flow
capacity of 5,600 GPM (see water plan no. W-218117). There is an existing 1-inch water meter
and service line serving the existing building (Facility ID No. MTR-006261).
b. There are two existing fire hydrants located on the north side of S 2nd St adjacent to the
property, and one east of the property along Logan Ave S as follows.
1) One is located approximately 90-feet from the northeast corner of the property
(Hydrant ID No. HYD-S-00088).
2) One is located approximately 70-feet to the northwest corner of S 2nd St (Hydrant ID
No. HYD-S-00197).
3) One is located on the east side of Logan Ave S directly across the street from the
property at approximately 60-feet from the east property line (Hydrant ID No. HYD-S-
00548).
Sewer Sewer service is provided by the City of Renton.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000020
4
a. There is an 8-inch PVC gravity wastewater main located in Logan Ave S (record drawing S-
211005).
b. The property currently has a two 6-inch PVC stubs connecting to the main in Logan Ave S, and is
served by a side sewer (see the side sewer card on file for this property). It is strongly
recommended that the applicant CCTV’s the building side sewer to assess its quality.
Storm There is an existing 18-inch stormwater main in Logan Ave S (Record Dwg: R-270108). The existing
property collects stormwater in catch basins on site and discharges them to the City’s storm main .
Streets The project site fronts S 2nd Street to the north and Logan Ave S to the east.
WATER COMMENTS
1. The applicant will need to confirm the proposed number of fixtures. 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). If calculations for the amount of fixtures show that the sizing for a
1-inch water meter and service is adequate, the existing 1-inch water meter and service along
Logan Ave S may be re-used. City records indicate that the existing building does not contain a
backflow prevention device. The installation of a reduced pressure backflow assembly (RPBA) in
an above ground heated enclosure per COR Standard Plan 360.1 is required behind the meter.
The RPBA may be located inside the building if a drainage outlet for the relief valve is provided,
and the location is pre-approved by the City Plan Reviewer and City Water Utility Department.
Please coordinate with the City Water Utility plan review if you propose to locate the RPBA inside
the building.
a. Water meters 2-inch in size or less will be installed by City forces and a water meter permit is
required. The meter vault shall be located within the public ROW or within an easement on
private property.
2. Based on the review of project information submitted for the pre -application meeting, Renton
Regional Fire Authority has determined that the preliminary fire flow demand for the existing
building is sufficient for the proposed use. However, an approved fire sprinkler system will be
required for the entire building if the occupant load exceeds 100 persons. The following water main
improvements will be required for the fire sprinkler system:
a. Installation of a fire sprinkler stub a with a double check detector assembly (DCDA) is
required for backflow prevention to the proposed buildings. The sizing of the fire sprinkler
stub and related piping shall be done by a registered fire sprinkler designer/contractor. The
DCDA shall be installed on the private property in an outside underground vault per City
Standard Plan 350.3. The DCDA may be installed inside the building if it meets the conditions
per City Standard Plan 360.5 for the installation of a DCDA inside a building. The location of
the DCDA inside the building must be pre -approved by the City Plan Reviewer and Water
Utility.
b. Installation of a new fire hydrant within 50 feet of the building’s fire sprinkler system fire
department connection (FDC).
c. Installation of a “Storz” adapter on the existing hydrants within 300 feet of the development, if
they are not already equipped with one.
3. A conceptual utility plan will be required as part of the land use application for the subject
development.
4. The development is subject to applicable water system development charges (SDC’s) and meter
installation fees based on the number and size of the meters for domestic uses and for fire
sprinkler use. The development is also subject to fees for water connections, cut and caps, and
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000020
5
purity tests. Current fees can be found in the 2025 Development Fees Document on the City’s
website. Fees that are current will be charged at the time of construction permit issuance.
a. The SDC fee for water is based on the size of the new domestic water to serve the project.
The current water fee for a single 1-inch meter is $5,025.00 per meter, 1-1/2-inch meter is
$25,125.00 and a 2-inch meter is $40,200.00.
b. Water Service installation fee is $2,875.00 per 1-inch service line, $4,605.00 per 1-1/2-inch
service line, and $4,735.00 per 2-inch service line.
c. Drop-in meter fee is $460.00 per meter for a 1-inch meter, $750.00 for a 1-1/2-inch meter,
and $950.00 for a 2-inch meter. This is payable at issuance of the building.
d. Fire sprinkler service fee is $671.00 per 1-inch service line, $3,355.00 per 1-1/2-inch service
line, and $5,368.00 per 2-inch service line.
e. Final determination of applicable fees will be made after the water meter size has been
determined. SDC fees are assessed and payable at civil construction permit issuance.
f. Credit will be applied to the existing service if abandoned.
g. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRen
ton.
SEWER COMMENTS
1. The existing sewer stub and site sewer need to be CCTV’d and can be re-used if found acceptable to
the sewer department. Otherwise, a new sewer stub and side sewer shall be installed to serve the
proposed use.
2. If applicable, all new side sewers and sewer stubs shall conform to the standards in RMC 4-6-040
and City of Renton Standard Details.
3. A grease trap/interceptor is required for the proposed commercial kitchen.
4. A conceptual utility plan will be required as part of the land use application for the subject
development.
5. The development will be subject to a wastewater system development charge (SDC) fee if a new
water meter or upsizing the existing water meter is needed. SDC fee for sewer is based on the size of
the new domestic water to serve the project. Current fees can be found in the 2025 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 for a 1-inch meter is $4,025.00 per meter, 1-1/2-inch meter is
$20,215.00 and a 2-inch meter is $32,200.00.
b. SDC fees are payable at construction permit issuance.
c. Credit of the SDC in the amount equal to the SDC fee for the size of the previous (if
abandoned) water meter will be applied.
d. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11438465&dbid=0&repo=Cityof
Renton&cr=1.
SURFACE WATER COMMENTS
1. The proposal is interior and does not impact surface water. If during the project review, exterior
improvements are proposed, the project will be subject to further surface water review and
requirements.
TRANSPORTATION COMMENTS
1. An accessible route of travel meeting American’s with Disabilities Act’s requirements (ADA) from the
public right of way to the working facilities is required and will be reviewed in conjunction with the
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000020
6
building permit submittal. The existing onsite ADA parking and landings will also be reviewed.
Additional parking spaces, restriping and ramps may be required.
2. As this project is only proposing interior remodel and no new construction or additions valued at over
$175,000 are proposed, no street frontage improvements or right of way dedications are required,
however, if during land-use and/or other agency reviews it is determined that outside site and
parking/lot improvements are required, the project may become subject to further transportation
review.
3. Since the project is proposing a change in use that may result in additional traffic, a traffi c study that
meets City of Renton guidelines is required at the land-use submittal. If the result of the study yields
more than 20 new trips in the AM or PM peak hours, a Traffic Impact Analysis will be required.
4. The development is subject to transportation impact fees. Fees will be assessed at the time of a
complete building permit application. The 2025 transportation impact fee for net new pm peak hour
person vehicle trips is $8,031.94 per trip.
GENERAL COMMENTS
1. All 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.
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 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.
6. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
7. A demo permit is required for the demolition of the existing building. The demo permit shall be
acquired through the building department.
8. Fees quoted in this document reflect the fees applicable in the year 202 5 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.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000020
7
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: August 14, 2025
TO: Pre-Application File No. 25-000220
FROM: Alex Morganroth, Principal Planner
SUBJECT: El Kiosko
205 Logan Ave S (APN 5696000030)
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, 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 www.rentonwa.gov.
Project Proposal: The subject site is comprised of one parcel (APN 5696000030) with a total area of 15,000
sq. ft. (0.34 acres) located at the southwest corner of S 2nd St and Logan Ave S. The site is located in the Center
Downtown (CD) zoning district, Urban Design District A overlay, Downtown Business District overlay, and City
Center Sign Regulation Area. The site has a Comprehensive Plan Designation of Commercial Mixed Use
(CMU). An existing 10,743 sq. ft. masonry structure is located on the site. An existing salon business (on-site
service) is established in a portion of the building abutting Logan Ave N. The remaining portion of the building
is currently vacant. The applicant has proposed the operation of a 1,731 sq. ft. restaurant/cafe (eating and
drinking establishment) on the first floor on the north side of the building which is currently vacant. The floor
plans submitted with the application show a dining area, kitchen, dry storage, kitchen/prep area, and
restrooms. A total of 11 surface parking stalls are shown on the site plans submitted with the application.
Vehicular access to the site would continue to be provided via existing curb cuts off of S 2 nd St and Logan Ave
S. No trees are located on the site. City of Renton (COR) maps indicates the presence of a high seismic hazard
and Downtown Wellhead Protection Area Zone 1 on the site.
Current Use: The site is developed with a 10,743 sq. ft. two-story structure with a single on-service (salon)
tenant located in a portion of the building.
1. Zoning and Overlay Districts: The subject property is located within the Center Downtown (CD) zoning
classification and Commercial Mixed Use (CMU) land use designation. The CMU designation is intended
to implement the CD zone. The purpose of the CD zone is to provide a mixed -use urban commercial center
serving a regional market as well as high-density residential development. The property is also within the
Urban Design District A overlay, Downtown Business District overlay, and City Center Sign Regulation Area
overlay. Eating and drinking establishments uses are permitted outright with no drive-through
service in the CD zone – see the Zoning Use Table in RMC 4-2-060 for a list of specific uses.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000020
8
2. Development Standards: The project would be subject to RMC 4-2-120B, Development Standards for
Commercial Zoning Designations effective at the time of complete application (noted as “CD standards”
herein).
Development Standard CD Zone
Minimum Lot Size None
Maximum Lot Coverage for
Buildings
None
Minimum Front Yard None
Maximum Front Yard 15 ft for buildings 25 ft or less in height, and none for that
portion of a building over 25 ft in height.
Minimum Secondary Front Yard None
Maximum Secondary Front Yard 15 ft for buildings 25 ft or less in height, and none for that
portion of a building over 25 ft in height.
Minimum Rear Yard None, unless the CD lot abuts a lot zoned residential, then
there shall be a 15 ft. wide landscaped strip or a five-foot (5’)
wide site-obscuring landscaped strip and a solid six-foot (6’)
high barrier along the common boundary with an additional
five-foot (5’) setback from the barrier.
Minimum Side Yard None, unless the CD lot abuts a lot zoned residential, then
there shall be a 15 ft. wide landscaped strip or a five-foot (5’)
wide site-obscuring landscaped strip and a solid six-foot (6’)
high barrier along the common boundary with an additional
five-foot (5’) setback from the barrier.
Gross Floor Area There is no minimum requirement for gross floor area.
Required Location for Parking All parking shall be provided in the rear portion of the site,
with access taken from an alley, where available. Surface
parking shall not be located between a building and a street.
Parking may be located off-site subject to a joint parking
requirement.
Upper Story Setbacks None, unless adjacent to and facing a residentially zoned lot
or if the facade contains living room windows – then 10 ft. for
the second story and 15 ft. for all upper stories. Also, see RMC
4-3-100, Urban Design Regulations.
The existing building does not appear to comply with the required setbacks for the CD zone. Any
changes to the building footprint would be required to meet all development standards in the CD
zone. See below for non-conforming requirements.
Nonconforming Structures: The cost of alterations, remodels, or renovations of a legal
nonconforming structure, except single-family, accessory dwelling units, and/or middle housing
dwellings, shall not exceed an aggregate cost of forty percent (40%) in twelve (12) months or sixty
percent (60%) in forty-eight (48) months of the value of the structure, based upon its most recent
assessment or appraisal, unless the changes make the structure more conforming , or are used to
restore to a safe condition any portion of a structure declared unsafe by the Building Official.
Mandatory improvements for fire, life safety or accessibility, as well as replacement of mechanical
equipment, do not count towards the cited monetary thresholds. Alterations, remodels, or restoration
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000020
9
work shall not result in or increase any nonconforming condition unless permitted by RMC 4-10-
050A.4, Limits on Enlargement.
Nonconforming Site Development Standards: For remodels or other alterations of an existing
structure made within any three (3) year period which together exceed one hundred percent (100%) of
the assessed or appraised value of the existing structure, the site shall be brought into compliance
with the current development regulations. For remodels or other alterations within any three (3) year
period which exceed thirty percent (30%) of the assessed or appraised value, but do not exceed one
hundred percent (100%), proportional compliance shall be required, as provided below. Remodels or
other alterations within any three (3) year period that do not exceed thirty percent (30%) of the
assessed or appraised value shall not be required to comply with the nonconform ing site development
requirements. Mandatory improvements for fire, life safety or accessibility, as well as replacement of
mechanical equipment, do not count towards the cited monetary thresholds.
Proportional Compliance: The required physical site improvements to reduce or eliminate the
nonconformity of the site shall be established by the following formula:
1. Divide the dollar value of the proposed structure improvements, excluding mechanical equipment
and mandatory improvements for life, safety, or accessibility, by the assessed or appraised value of
the existing structure(s).
2. The monetary value of that percentage is then multiplied by ten percent (10%).
3. The dollar value of this equation is then applied toward reducing the nonconformities. Example:
• Value of existing structure(s) equals $100,000;
• Value of proposed improvements equals $20,000;
• 10% multiplied by $20,000 equals $2,000;
• $2,000 would be applied toward reducing the nonconformities.
4. The Department shall determine the type, location and phasing sequence of the proposed site
improvements.
Building Height – The height limit in the CD zone is 150 feet (20 feet more than the maximum height
allowed in the abutting residential zone). The applicant has not proposed any changes in height to
the existing structures on the property. Any future modifications to the building would need to be
in compliance with the height requirement of the CD zone.
No structure shall penetrate the Federal Aviation Regulation Part 77 Objects Affecting Navigable
Airspace. Land Use Permit Master Applications for proposed projects to be located within the Airport
Influence Area shall show the maximum elevation of buildings or structures based on the established
airport elevation reference datum will not penetrate the Federal Aviation Administration Regulation
Part 77 Objects Affecting Navigable Airspace. Elevations shall be determined by an engineer or land
surveyor. Within the Airport Influence Area, disclosure notice shall be placed on land title when
property is subdivided, or as part of approval of conditional use permits, special use permits, building
permits, or other SEPA nonexempt projects. Such notice may relate to noise, low overhead flights,
aviation operations that create high levels of noise, or aviation operations at night when there is
greater sensitivity to noise. Prior to approval of land uses where aviation overflight may occur within
the Airport Influence Area, a navigation easement shall be granted to the City of Renton. The aviation
easement shall be approved by the City Attorney prior to recording. The Renton Municipal Airport
Building Height Restrictions map indicates the maximum building height for airport purposes
would be approximately 182 above sea level. Compliance with requirements would be
determined at the time of land use application. Please see RMC 4-3-020, Airport Related Height
and Use Restrictions for full requirements.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000020
10
3. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical
equipment. If applicable, the application would need to include elevations and details for the
proposed methods of screening. For outdoor loading areas, screening is not required except when the
subject commercial or industrial lot abuts or is adjacent to a residentially zoned lot and the regulated
activity is proposed on the side of the property abutting or adjacent to the listed zones. In such cases,
a fence, or landscaping, or a landscaped berm, or any combination of the same is required to achieve
adequate visual or acoustical screening. These provisions may be modified through the site plan
development review process, or the modification process for site pl an exempt proposals, where the
applicant can show that the same or better result will occur because of creative design solutions,
unique aspects or use, etc. No mechanical or utility equipment was identified in the submitted
materials. However, based on the proposed uses, which include eating and drinking
establishments, the installation of new exhaust or HVAC equipment on the roof is likely. See
RMC 4-4-095, Screening and Storage Height/Location Limitations for specific requirements.
Conformance with these requirements would be determined at the time of land use application
review.
4. Refuse and Recycling Areas: All new development for multi-family, commercial, industrial and other
nonresidential uses shall provide onsite refuse and recyclables deposit areas and collection points
for collection of refuse and recyclables. Refuse and recycling areas need to meet the requirements of
RMC 4-4-090, Refuse and Recyclables Standards. For retail developments, a minimum of five (5)
square feet per every one thousand (1,000) square feet of building gross floor area shall be provided
for recyclables deposit areas and a minimum of ten (10) square feet per one thousand (1,000) square
feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of
one hundred (100) square feet shall be provided for recyclables and refuse deposit areas . Refuse and
recyclables deposit areas and collection points may be allocated to a centralized area, or dispersed
throughout the site, in easily accessible areas for both users and hauling trucks. There shall be a
minimum of one refuse and recyclables deposit area/collection point for each project. Garbage
dumpsters, refuse compactor areas, and recycling collection areas must be fenced or screened. A
six-foot (6') wall or fence shall enclose any outdoor refuse or recyclables deposit area. Enclosures for
outdoor refuse or recyclables deposit areas/collection points and separate buildings used primarily
to contain a refuse or recyclables deposit area/collection point shall have gate openings at least
twelve feet (12') wide for haulers. See RMC 4-4-090, Refuse and Recyclables Standards for full
requirements. Conformance with these requirements would be determined at the time of land
use application review.
*Note - HB 1799 will require organic waste separation; onsite waste like produce and other food items
can be donated or included as part of waste collection. The new legislation will go into effect in three
(3) phases: 2024, 2025, and 2026.
5. Fences/Walls: Within commercial zones the maximum height of any fence, hedge, or retaining wall
within the front yard and secondary front yard shall not exceed 48 inches (48”) in height within 15 feet
(15’) of the front yard property line or within any part of the clear vision area. Chain link fencing shall
be coated with black, brown, gray or green bonded vinyl. Fences, hedges and retaining walls shall not
stand in or in front of any required landscaping. If a new or replacement fence is proposed within 15
feet (15’) of a public street on a site that is nonconforming to street frontage landscape requirements
per RMC 4-4-070F.1, the site shall be brought into conformance.
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.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000020
11
6. Landscaping: Within the CD zone, development is subject to RMC 4-4-070F.2, Street Trees and
Landscaping Required Within the Right-of-Way on Public Streets, RMC 4-4-070F.6, Parking Lots and
RMC 4-4-070P, Maintenance. New buildings and changes in the use of a property trigger landscaping
requirements. The subject property is a commercial zoned lot abutting a residential zone (west
property lines), therefore a fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier,
or ten-foot (10') wide fully sight-obscuring landscaped visual barrier, is required along the common
property line. Changes in the use of a property or remodel of a structure that requires
improvements equal to or greater than fifty percent (50%) of the assessed property valuation
would trigger landscape requirements. 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. All landscaping shall meet the requirements of RMC 4-4-070,
Landscaping.
7. Tree Retention: When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and
cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an
arborist report, tree retention plan and tree retention worksheet shall be pr ovided 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. No trees appear to be
located on the site.
8. Parking: Within the CD zone, parking, loading and driveway regulations of RMC 4-4-080 are applicable
if construction of new buildings or structures occurs. Within the CD zone, all commercial uses may
provide a maximum of 1.0 space per 1,000 sq. ft. of net floor area. There is no minimum parking
requirement in the CD zone.
Standard parking stalls within structured parking shall be a minimum of 15 feet long by eight feet, four
inches (8’4”) in width for 90-degree parking. Compact stalls for structured parking shall be a minimum
of 12 feet in length and seven feet, six inches (7’6”) in width for 90-degree parking; compact stalls shall
account for no more than 50% of stalls. Ninety-degree parking shall have a minimum aisle width of 24
feet.
New parking is not proposed as part of the project. Visitors are anticipated to utilize the street
parking in the downtown area, the City-owned parking garage to the east of the site, or the on-
site parking areas if allowed by the property owner.
9. Access: Access is proposed via existing driveways off of Logan Ave S and S 2nd St. Driveway widths
and quantity are limited by the driveway standards, in RMC 4-4-080I. Driveways shall not be closer
than five feet (5’) to any property line and not exceed 40 percent of the street frontage. The width of
any driveway shall not exceed 30 feet.
There shall be no more than one driveway for each one hundred sixty five feet (165') of street frontage
serving any one property or among properties under unified ownership or control; for each one
hundred sixty five feet (165') of additional street frontage another driveway may be permitted.
10. Urban Design Regulations: The subject property is within the Urban Design District ‘A’ and
compliance with District ‘A’ Urban Design Regulations is required (see RMC 4-3-100). Interior
remodels of existing buildings or structures are exempt from the urban design regulations.
Changes to the entry way or any portion of the façade would be required to comply with the
relevant standards in the urban design regulations.
In general, the regulations encourage building design that is unique and urban in character,
comfortable on a human scale and uses appropriate building materials that are suitable for the Pacific
Northwest climate. The applicant will be required to provide a narrative with the land use application
of how the project complies with the Urban Design District ‘A’ Regulations.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000020
12
11. Critical Areas: According to COR Maps, the Downtown Wellhead Protection Area Zone 1 and a High
Seismic Hazard Area are mapped on the property. The overall purpose of the wellhead protection
regulations is to protect aquifers used as potable water supply sources by the City from contamination
by hazardous materials. Some uses are restricted that store, handle, treat, use, or produce
substances that pose a hazard to groundwater quality. Development within high seismic hazard areas
require a geotechnical study completed by a licensed professional. A geotechnical report may be
required by the Building Official at the time of formal building permit application.
It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental
concerns are present on the site during site development or building construction.
12. Environmental Review: Changes of use of 4,000 sq. ft. or less when located in an existing office,
commercial, or service building of 4,000 sq. ft. or larger are categorically exempt from Environmental
(SEPA) Review in accordance with WAC 197-11-800 and RMC 4-9-070. Based on the current project
scope, the project would be exempt from environmental review.
13. Permit Requirements: The proposed project would require a building permit. Any modifications to
the design standards requested would require an additional $299.00 fee.
14. Impact Mitigation Fees (2025): In addition to the applicable building and construction fees, impact
mitigation fees are required for the construction of new building areas or changes of use to a more
intensive use. If any building expansions or new buildings are proposed or a change in use to a more
intense use, fire and transportation impact fees may be assessed.
• A Fire impact fee of $1.44 per square foot for restaurants/lounges.
• A Transportation impact fee of $8,031.94 per trip.
15. Expiration: Building permits expire after one year. Extensions may be granted at the Building Officials
discretion.
16. Next Steps: When the formal building application materials are complete, the applicant shall contact
the Permit Center at permittech@rentonwa.gov in order to apply.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000020
13
Building Official Comments: