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
Friends of Youth Request
2500 Lake Washington Blvd N, Renton, WA 98056
PRE 25-000287
September 25, 2025
Contact Information:
Planner: Jill Ding, 425-430-6598, jding@rentonwa.gov
Public Works Plan Reviewer: Michael Sippo, 425-430-7298, msippo@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org
Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider giving
copies to engineers, architects, and contractors who will work on the project. You will need to
submit an PDF copy of this packet when you apply for land use and/or environmental permits.
When the project application is ready for submittal, you may email the project planner to start
the prescreen process. Similarly, you may contact the assigned planner if there are any
questions regarding submittal requirements.
The pre-application meeting is informal and non-binding. The comments provided on the
proposal are based on the codes and policies in effect at the time of review. The applicant is
cautioned that the development regulations are regularly amended and the 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: September 16, 2025
TO: Jill Ding, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Friends of Youth
1. The preliminary fire flow requirements cannot be determined at this time due to lack of
information. In order to calculate fire flow requirements, which determine fire hydrant and all
water main requirements, we need a complete concept of all buildings. This would include
details such as IBC Type of construction, total building square footage, exact occupant use.
Suggest a future pre-application meeting when the concept is further developed. These factors
also determine all fire code requirements such as fire sprinkler and fire alarm requi rements fyi.
2. The fire impact fees are applicable and are determined by the proposed use of each
individual building. This fee is paid at building permit issuance.
3. Fire department apparatus access roadways are required to be minimum 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 buildings. Maximum grade is 15 percent.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: September 24th, 2025
TO: Jill Ding, Senior Planner
FROM: Michael Sippo, Civil Plan Reviewer
SUBJECT: Friends of Youth
2500 Lake Washington Blvd N, Renton, WA
PRE 25-000287
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 Friends of Youth Request located at 2500 Lake Washington
Blvd N, APN 229650-0165, 229650-0170, 229650-0180, and 229650-0185 and have the following
comments:
EXISTING CONDITIONS
The project comprises of four parcels, 229650-0165, 229650-0170, 229650-0180, and 229650-
0185. These sites are approximately 0.83 acres, 3.75 acres, 0.39 acres and 0.43 acres in size
respectively. The Friends of Youth property has four buildings, accessory structures, asphalt
pavement, a tennis court and some landscaping.
Water The proposed project is within the City of Renton’s water service area and in the
Kennydale 308 Pressure Zone. There is a 12-inch water main (see City plan no W-033903)
in Lake Washington Blvd N. The existing 12-inch water main can deliver 5,000 gpm, with
static water pressure of approximately 110 psi at ground elevation of 54 feet. There is an
8-inch water main (see City plan no W-282011) in N 26th St. The existing 8-inch water
main can deliver 1,250 gpm, with a static water pressure of approximately 68 psi at
ground elevation 140 feet. There is an 8-inch water main (see City plan no W-033903)
that extends onsite from the existing 12-inch water main in Lake Washington Blvd N. The
existing 8-inch water main can deliver 1,250 gpm, with a static water pressure of
approximately 90 psi at ground elevation 90 feet. There are two (2) existing fire hydrants
located onsite that extend from the onsite 8-inch water main. There are two (2) 1-inch
domestic water meters, a 1-1/2 inch domestic water meter, and a 2-inch domestic water
meter that serve the buildings onsite. There are 2 hydrants located along the Lake
Friends of Youth – PRE25-000287
Page 2 of 8
Washington Blvd N project frontage and 1 fire hydrant located adjacent to the north of the
properties in N 26th St.
Sewer Sewer service is provided by the City of Renton. There is an existing 8-inch and 12-inch
wastewater main located in Lake Washington Blvd N (see City plans no S-012601 and S-
143302) respectively. There is also an existing sewer main that runs southeast to
northwest located in the unimproved right-of-way adjacent north of the site and between
two of the proposed development parcels (see City plan no S-014314 and S-014315).
Existing structures are connected to public sewer in Lake Washington Blvd N.
Storm There is an existing 12-inch stormwater main on the east side of Lake Washington Blvd N
at the northwest corner of the site that discharges into Kennydale Creek on the Tract
property adjacent to the northwest. There is an existing conveyance system on N 26 th St
that discharges into a conveyance ditch/swale in the unimproved right of way north of the
site that flows from southeast to northwest and into Kennydale Creek near the northern
corner of the site. There is an existing surface water ditch on the east side of Lake
Washington Blvd N at the southwest corner of the site flows to the southeast and into a
conveyance system located in Lake Washington Blvd N.
Streets Lake Washington Blvd N is classified as a Collector Arterial street with an existing right-of-
way (ROW) width of approximately 60 feet as measured using the King County Assessor’s
Map. N 26th St is classified as a Residential Access street with an existing right-of-way
(ROW) width of approximately 50 feet. There is unimproved ROW that bisects the
2296500170, 2296500165 and 2296500151 parcels with an existing ROW width of
approximately 50 feet.
WATER COMMENTS
1. Based on RRFA’s review of the project, the fire flow requirements cannot be determined
at this time due to lack of information. In order to calculate fire flow requirements, which
determine fire hydrant and all water main requirements, we need a complete concept of
all buildings. This would include details such as IBC Type of construction, total building
square footage, exact occupant use. Suggest a future pre-application meeting when the
concept is further developed. These factors also determine all fire code requirements
such as fire sprinkler and fire alarm requirements. Fire flows above 2,500 gpm require a
looped main which may result in looping around the site and/or buildings and connecting
the onsite water main to the existing main in N 26th St.
2. Based on the information provided with the pre-application submittal documents, the
following developer’s installed water main improvements will be required to provide
domestic and fire protection service to the development including but not limited to the
items that follow.
• Installation of an on-site water main extension (minimum 8-inch in diameter) within
the existing driveway along with a looped-watermain within the interior access road
around the new buildings may be required. The new water main shall be connected to
the existing 12-inch water main in Lake Washington Blvd N and to the 8-inch dead-
end main in N 26th St. The location and number of hydrants will be determined by the
RRFA based on the final fire flow demand and final site plan. A hydrant is required
within 50 feet of the building’s fire sprinkler system fire department connection (FDC).
Existing hydrants used to count towards fire requirements shall be equipped with
Storz adaptors.
Friends of Youth – PRE25-000287
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• The existing 2” water meter serving the existing building to be removed will be cut and
capped at the main by City Forces. An SDC redevelopment credit will be provided for
the abandonment of the existing water service and meter.
• Installation of a separate water service and meter for each building. The sizing of the
meter shall be in accordance with the most recent edition of the Uniform Plumbing
Code. Water meters shall not be located in the driveways, and that there is at least 3
feet of space between the back of the meters to the face of the buildings to allow the
connection of the private service line to the meters.
• All residential domestic water meters shall have a double check valve assembly
(DCVA) installed behind the meter on private property per City Standards if a fire
sprinkler system is installed, or if the building is 3-stories and higher. The DCVA may
be located inside the building if the location is pre-approved by the City Plan Reviewer
and City Water Utility Department. The backflow prevention assembly must be
located adjacent to and behind a building exterior wall.
• Per the Uniform Plumbing Code a pressure reducing valve (PRV) is required
downstream of the water meter(s) if the water pressure is over 80 psi.
• Installation of fire sprinkler stubs with a double check detector assembly (DCDA) if
determined applicable by RRFA for commercial 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 360.2. 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. The backflow prevention
assembly must be located adjacent to and behind a building exterior wall .
3. RPBA’s may be required for water meters serving commercial uses. The RPBA’s shall be
installed inside an above-ground heated enclosure per City standard plan no. 360.1. 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.
4. A back flow prevention device of double check valve assembly (DCVA) per City standard
plan no. 340.8 is required for an irrigation meter, if applicable.
5. Civil plans for the water main improvements will be required and must be prepared by a
professional engineer registered in the State of Washington. Please refer to City of Renton
General Design and Construction Standards for Water Main Extensions as shown in
Appendix K of the City’s 2019 Water System Plan. Adequate horizontal and vertical
separations between the new water main and other utilities (storm sewer pipes and
vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and
maintenance of the water main. Retaining walls, rockeries or similar structures cannot be
installed over the water main unless the water main is installed inside a steel casing .
6. A conceptual utility plan will be required as part of the land use application for the subject
development.
7. The development is subject to meter installation fees based on the number and size of
the meters for domestic uses and for fire sprinkler use if upgrading is required or needed.
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.
Friends of Youth – PRE25-000287
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a. The SDC fee for water is based on the size of the new domestic water, if any, 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. Credit will be applied to the existing service if abandoned.
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. The full fee schedule can be found here.
SEWER COMMENTS
1. New private sewer mains will likely be required extending into the project site to serve the
buildings. Private mains can be installed along the south, west and north roads to provide
connection points to all the fronting buildings. The existing public main in the ROW
between the two parcels may be able to serve the buildings that front it. The smaller parcel
to the northeast can serve directly to the existing main with consideration taken for the
back two building that may not be able to have gravity service . Individual sewer stubs from
the sewer main and individual side sewers are required for any commercial and residential
uses with a separate stub for each structure.
2. All new side sewers and sewer stubs shall conform to the standards in RMC 4-6-040 and
City of Renton Standard Details.
3. Existing side sewer stubs may be re-used if CCTV’ed and found in good condition.
Otherwise, a new sewer stub and side sewer shall be installed to serve the propose use.
Note, the existing side sewer is late 1960’s VCP so may not be able to be reused and one of
the side sewer cards indicates 6” asbestos which will need to be considered during site
work.
4. A grease interceptor will be required for any proposed commercial kitchens meeting the
Uniform Plumbing Code (UPC) requirements.
5. A conceptual utility plan will be required as part of the land use application for the subject
development.
6. The development will be subject to a wastewater system development charge (SDC) fee if
upgrading or addition domestic water meters are proposed. SDC fee for sewer is based on
the size of the new domestic water to serve the project. Current fees can be foun d 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 $3,650.00 per meter, 1-1/2-inch meter is
$18,250.00 and a 2-inch meter is $29,200.00.
b. SDC fees are payable at construction permit issuance.
c. A credit of the SDC in the amount equal to the SDC fee for the size of the previous
water meter, if abandoned, will be applied.
d. The full fee schedule can be found here.”
Friends of Youth – PRE25-000287
Page 5 of 8
SURFACE WATER COMMENTS
1. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface
Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022
Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review
is required for this site. The site falls within the City’s Flow Control Duration Standard-
matching Forested Site Conditions. The site falls within the East Lake Washington drainage
basin and South Kennydale sub-basin. Note, the site contains three distinct threshold
discharge areas that flow to different conveyance systems located downstream that
discharge into Lake Washington.
2. Critical areas such as wetlands, streams, steep slopes, and landslide hazard areas shall be
addressed in the storm drainage report. Within Zone 2 of the City’s Aquifer Protection Area
(APA), which covers the site, stormwater open conveyance systems, such as ditches and
channels, and water quality facilities may require a liner per section 6.2.4 and 1.2.4.3 of the
2022 RSWDM.
3. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The
current City of Renton Standard Details are available online in the City of Renton website
here.
4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the
applicant will be required to provide enhanced basic water quality treatment. 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.
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 applicable to the project. The final drainage plan and drainage report
must be submitted with the utility construction permit application.
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 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 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. Erosion control measures to meet the City requirements shall be provided.
8. A Construction Stormwater General Permit from Department of Ecology will be required if
grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan
(SWPPP) is required for this site.
9. The development is subject to a surface water system development charge (SDC) fees.
Fees will be charged based on the rate at the time of construction permit issuance.
a. The current surface water SDC fee for the proposed use is $0.94 per square foot of
new impervious surface, but not less than $2,350.
b. The full fee schedule can be found at here.
Friends of Youth – PRE25-000287
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TRANSPORTATION COMMENTS
1. Per City code 4-6-060 frontage improvements are required for new construction in excess
of $175,000. The proposed project parcels Lake Washington Blvd N to the south, N 26th St to
the northeast and unimproved right-of-way to the north that bisects the 2296500170,
2296500165 and 2296500151 parcels and private property on all other sides.
a. Lake Washington Blvd N is classified as a Collector Arterial street with an existing
right-of-way (ROW) width of approximately 60 feet. To meet the City’s complete
street standards for Collector Arterial streets with 2 lanes a minimum ROW width of
83 feet is required. Per RMC 4-6-060 half of street improvements as taken from the
ROW centerline shall be required and include a minimum 46 foot paved road (23
feet each side), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, 2 foot
clear space at back of walk and storm drainage improvements. Dedication of
approximately 11.5 feet would be required pending final survey .
i. However, an alternate street section has been designated for this section of
Lake Washington Blvd N., minimum half street improvements shall consist
of a 32-foot paved roadway (16 feet from centerline) consisting of a 11-foot
travel lane and 5-foot bike lane, a 0.5-foot curb, an 8-foot planting strip, a 8-
foot sidewalk and 2-foot clear space behind the sidewalk, street trees and
storm drainage improvements. Dedication of approximately 4.5 to 14.5 feet
will be required pending final survey and centerline orientation of Lake
Washington Blvd N. A street modification will be required and shall be
included with the land use application.
b. N 26th St is classified as a Residential Access Street with existing right of way width
of 50 feet. To meet the City’s complete street standards for Residential Access
Streets a minimum ROW width of 60 feet is required. Per RMC 4-6-060 half of street
improvements as taken from the ROW centerline shall be required and include a
minimum 32 feet paved road (16 feet each side), a 0.5 foot curb, an 8 foot planting
strip, an 5 foot sidewalk, 0.5 foot clear space at back of walk and storm drainage
improvements. Dedication of approximately 5 feet would be required pending final
survey.
c. The unimproved right-of-way is classified as a Residential Access Street with
existing right of way width of 50 feet. To meet the City’s complete street standards
for Residential Access Streets a minimum ROW width of 60 feet is required. Per
RMC 4-6-060 half of street improvements as taken from the ROW centerline shall
be required and include a minimum 32 feet paved road (16 feet each side), a 0.5
foot curb, an 8 foot planting strip, an 5 foot sidewalk, 0.5 foot clear space at back of
walk and storm drainage improvements. Dedication of approximately 5 feet would
be required pending final survey.
2. A traffic impact analysis is required when the 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. Traffic study guidelines are included with the pre-application
packet. The analysis must include a discussion on traffic circulation to and from the site
and onsite traffic circulation. The study shall include trip generation and trip distribution for
the project for both AM and PM peak hours.
3. Refer to City code 4-4-080 regarding driveway regulations.
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a. A minimum separation of 5-feet is required between driveway and the property line.
b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall
provide slotted drains.
c. The maximum width of single loaded garage driveway shall not exceed nine feet (9')
and double-loaded garage driveway shall not exceed sixteen feet (16') for residential
uses.
d. The width of any driveway shall not exceed thirty feet (30’) for all other uses.
4. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each
intersection. Ramps shall be oriented to provide direct pedestrian crossings.
5. Internal access roads and fire department apparatus access roadways are required to be
minimum 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 buildings. Maximum
grade is 15 percent.
6. Parking lot construction shall be in accordance with City code 4-4-80G.Street lighting and
street trees are required to meet current city standards. Lighting plans are required to be
submitted with the land use application and will be reviewed during the construct ion utility
permit review.
7. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
8. Street lighting per City standards is required along Lake Washington Blvd N, N 26th St and the
unimproved right-of-way. A street lighting plan and photometric analysis should be
submitted at the time of construction permit submittal.
9. Undergrounding of all existing utilities is required on all frontages per RMC 4 -6-090.
10. Paving and trench restoration within the City of Renton right of way shall comply with the
City’s Trench Restoration and Street Overlay Requirements.
11. 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 2025 transportation impact fee per net new PM Peak Hour Person Vehicle Trip is
$8,031.94.
b. The full fee schedule can be found at 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.
Friends of Youth – PRE25-000287
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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. Current fees can be found here.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: September 25, 2025
TO: Pre-Application File No. 25-000287
FROM: Jill Ding, Senior Planner
SUBJECT: Friends of Youth Request – 2500 Lake Washington Blvd N,
Renton, WA 98056 (APNs 2296500170 and 2296500165)
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 is comprised of two (2) parcels located at 2500 Lake
Washington Blvd N (APNs 2296500170 and 2296500165) between Lake Washington Blvd N
and N 26th St. The project site totals approximately 199,555 square feet (4.58 acres) in area
and is currently developed with two (2) existing buildings for Friends of Youth services, a
sports court, and surface parking. The site has a Comprehensive Plan Land Use of
Designation of Residential Low Density (RLD) and a zoning designation of Residential-4 (R-
4). The applicant is proposing to construct up to 20 new buildings on site to replace the
existing structures. The proposed buildings would have varied uses including class space,
laundry facilities, and housing. The proposed other residential housing would include group
homes II, transitional housing, permanent supportive housing – affordable or low-income
housing typically associated with a nonprofit organization. Access to the site is proposed off
N 26th St and Lake Washington Blvd N via a looped driveway within the project site. In
addition, it appears that the proposal includes the vacation of a portion of N 26th St.
According to City of Renton (COR) Maps, the project site is mapped with high erosion hazard
areas, moderate landslide hazard areas, sensitive slopes, protected slopes, and Well 5A
Wellhead Protection Area, zone 2. In addition, a Type F stream (Kennydale Creek) is mapped
offsite to the north of the project site.
Current Use: The project site is currently developed with two (2) existing buildings for Friends
of Youth services, a sports court, and surface parking, which are proposed for removal.
Friends of Youth Request
Page 2 of 8
September 25, 2025
1. Zoning /Land Use Designation, and Overlays: The subject property is located within the
R-4 zoning classification. There is no minimum density requirement in the R-4 zone. The
maximum density permitted is 4.0 dwelling units per one net acre. The Residential Low
Density (RLD) Land Use designation applies to lands constrained by sensitive areas,
those intended to provide transition to the rural areas, or those appropriate for low
density residential uses. Group II housing for 7 or more, permanent supportive
housing, and transitional housing are permitted uses within the R-4 zone, subject to
the approval of a Hearing Examiner Conditional Use Permit.
Permanent supportive housing, as defined under RCW 36.70A.030, and transitional
housing as defined under Chapter 84.36 RCW, are allowed land uses where
residential dwellings and/or hotel uses are allowed, subject to the density and
dimensional standards of the corresponding zone or to no more than one hundred
(100) dwelling units, whichever is less; where no density maximum is applied or
dwelling units are prohibited, the maximum density shall be thirty (30) dwelling units
per net acre.
The area of public and private streets (including driveway tracts and private access
easements) and critical areas would be deducted from the gross site area to determine
the “net” site area prior to calculating density.
The proposal for twenty (20) dwelling units would result in a gross density of 4.37 dwelling
units per acre (20 units / 4.58 acres = 4.37 du/ac). The project would need to meet
density requirements using “net” square footage, following the deduction of any
required right-of-way or critical areas. A Density Worksheet demonstrating
compliance with the net density requirements would be required at the time of
formal short plat application.
2. Development Standards: The project would be subject to RMC 4-2-110A,
“Development Standards for Single Family Zoning Designations” effective at the time of
complete application (noted as “R-4 standards” herein).
Minimum Lot Size, Width and Depth – The minimum lot size in the R-4 zone is 9,000 sq.
ft. The minimum lot width is 70 feet for interior lots and 80 ft. for corner lots and the
minimum lot depth is 100 feet. Additionally, the subdivision regulations require new
residential lots to contain a minimum width at their foremost points (where the front
property line meets ROW or private access) of no less than 80-percent of the required lot
width and no new lots shall have a depth-to-width ratio greater than four to one.
Subdivision of the project site is not proposed. The project site is comprised of two
parcels parcel 2296500170 has an existing area of 163,291 square feet and a width of
approximately 352 feet and a depth of approximately 359 feet. Parcel 2296500165
has an existing area of 36,264 square feet and a width of approximately 173 feet and
a depth of approximately 206 feet. Both lots exceed the minimum lot size, width and
depth requirements of the R-4 zone.
Building Standards – The R-4 standards allow a maximum building coverage of 35% of
the lot area. The maximum impervious coverage in the R -8 zone is 50%. Compliance
with the maximum building and impervious surface coverage requirements for the
R-4 zone would be verified at the time of formal land use application.
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September 25, 2025
Setbacks – Setbacks are the minimum required distance between the building footprint
and the property line. The required setbacks for the R -4 zone are: Front yard: 30 feet for
the primary structure; Rear yard: 25 feet; Side yards: combined 20 ft. with not less than
7.5 ft. on either side; and Secondary Front yard: 30 feet. Corner lots required to have a
front yard and a secondary front yard are relieved of the requirement to have a rear yard;
in place of a rear yard setback, the side yard setback of the zone shall apply. The
submitted site plan includes a front/secondary front yard setback of 20 ft., side yard
setbacks of 5 ft., and a 20 ft. rear setback. The site plan would need to be updated to
comply with the setback requirements of the R-4 zone. Compliance with the setback
requirements for the proposed structures would be verified at the time of formal
land use application.
3. Residential Design and Open Space Standards: All new dwelling units would be
subject to the Residential Design Standards for the R -4 zone, outlined in RMC 4-2-115.
Residential Design Review occurs as part of the formal land use application review.
4. Screening: Screening must be provided for all surface-mounted and roof top utility and
mechanical equipment. The site plan application will need to include elevations and
details for the proposed methods of screening (see RMC 4-4-095).
5. Refuse and Recycling Areas: A minimum of one and one-half (1-1/2) square feet per
dwelling unit in multi-family residences shall be provided for recyclables deposit areas.
A minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit
areas. A total minimum area of eighty (80) square feet shall be provided for refuse and
recyclables deposit areas. Architectural design of any structure enclosing an outdoor
refuse or recyclables deposit area or any building primarily used to contain a refuse or
recyclables deposit area shall be consistent with the design of the primary structure(s)
on the site as determined by the Administrator. Enclosures for outdoor refuse or
recyclables deposit areas/collection points and separate buildings used p rimarily to
contain a refuse or recyclables deposit area/collection point shall have gate openings at
least twelve feet (12') wide for haulers. In addition, the gate opening for any separate
building or other roofed structure used primarily as a refuse or recyclables deposit
area/collection point shall have a vertical clearance of at least eleven feet (11'), but no
more than fourteen feet (14'). Weather protection of refuse and recyclables shall be
ensured by using weather-proofed containers or by providing a roof over the storage area.
See RMC 4-4-090 for additional information and standards. Compliance with the refuse
and recyclable standards for multi-family use must be demonstrated at the time of
formal land use application.
6. 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 ground cover. In addition, non-residential development within a
residential zone is required to provide a fifteen-foot (15') wide partially sight-
obscuring landscaped visual barrier, or ten-foot (10') wide fully sight-obscuring
landscaped visual barrier along common property lines. 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
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September 25, 2025
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060, Street Standards. Street trees and, at a
minimum, groundcover are to be located in this area when present. Street trees shall be
planted in the center of the planting strip between the curb and the sidewalk at the
following intervals; provided, that, where right-of-way is constrained, irregular intervals
and slight increases or decreases may be permitted or required. Additionally, trees shall
be planted in locations that meet required spacing distances from facilities located in
the right-of-way including, but not limited to, underground utilities, streetlights, utility
poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified
in the City’s Approved Tree List. Generally, the following spacing is required: i. Small -
sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet
(40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. A conceptual
landscape plan shall be provided with the formal land use application as prepared
by a registered Landscape Architect or other certified professional.
7. Significant Tree Retention: When significant trees (greater than 6-inch caliper or 8-
caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory
and a tree retention plan along with an arborist report, tree retention plan and tree
retention worksheet shall be provided with the formal land use application as defined in
RMC 4-8-120. The tree retention plan must show preservation of at least 30% of
significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing
Regulations for further general and specific tree retention and land clearing
requirements.
In addition to retaining a minimum of 30% of existing significant trees, properties subject
to an active land development permit shall comply with minimum tree credit retention
requirements of a minimum of 30 credits per net acre. Tree credits encourage re tention
of existing significant trees with larger trees being worth more tree credits.
TREE SIZE TREE CREDITS
New small species tree 0.25
New medium species tree 1
New large species tree 2
Preserved tree 6 – 9 caliper inches 4
Preserved tree 10 – 12 caliper inches 5
Preserved tree 12 – 15 caliper inches 6
Preserved tree 16 – 18 caliper inches 7
Preserved tree 19 – 21 caliper inches 8
Preserved tree 22 – 24 caliper inches 9
Preserved tree 25 – 28 caliper inches 10
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September 25, 2025
TREE SIZE TREE CREDITS
Preserved tree 29 – 32 caliper inches 11
Preserved tree 33 – 36 caliper inches 12
Preserved tree 37 caliper inches and greater 13
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant
trees on slopes greater than twenty percent (20%); significant trees adjacent to critical
areas and their associated buffers; significant trees over sixty feet (60') in height or
greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on
abutting properties from strong winds, which could otherwise allow such sheltered trees
to be blown down if removed.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non -native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical area
or its buffer.
The Administrator may require independent review of any land use application that
involves tree removal and land clearing at the City's discretion.
The Administrator may authorize the planting of replacement trees on the site if it can be
demonstrated to the Administrator's satisfaction that replacement requirements in RMC
4-4-130H1e can be met.
Tree retention standards shall be applied to the developable area, as defined in RMC
4-11-040, Definitions D, of a property. If any trees are located onsite, 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.
8. Fences/Retaining Walls: If the applicant intends to install any fences or retaining walls
as part of this project, the location must be designated on the landscape plan or grading
plan. 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. A fence shall not be
constructed on top of a retaining wall unless the total combined height of the reta ining
wall and the fence does not exceed the allowed height of a standalone fence. For more
information about fences and retaining walls refer to RMC 4-4-040.
9. Parking: Parking standards found in RMC 4-4-080 apply. There are no specific parking
requirements for group homes, permanent supportive housing, or transitional housing.
When specific uses are not provided within the parking regulations, staff shall determine
which of the uses that are identified is most similar based upon staff experience with
various uses and information provided by the applicant. The amount of required parking
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September 25, 2025
for uses not listed shall be the same as for the most similar use identified. It appears that
a congregate residence may be similar to the proposed use. Congregate residences
require a minimum and maximum of 1.0 per sleeping room and 1.0 for the proprietor,
plus 1.0 additional space for each 4 persons employed on the premises. The site plan
submitted with the pre-application materials indicated that a total of 86 surface
parking spaces would be provided throughout the development. A parking analysis
demonstrating compliance with the parking regulations was not included, therefore
staff was unable to verify compliance with the parking requirements.
It should be noted that the parking regulations specify standard stall dimensions (RMC
4-4-080). Surface parking stalls must be a minimum of 8 feet x 20 feet, compact
dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 8 feet x 20 feet; compact
surface parking spaces shall not account for more than 30 percent of the spaces in the
surface parking lots.
ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an
adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate
amount of ADA accessible stalls based on the total number of spaces must be provided.
See RMC 4-4-080F.8 and RMC 4-4-080F.11 for further general and specific parking
requirements.
Bicycle parking shall be provided for all residential developments that exceed five (5)
residential units and/or all non-residential developments that exceed four thousand
(4,000) gross square feet in size. The number of required bicycle parking spaces would
be equivalent to ten percent of the number of required off-street parking spaces. Spaces
shall meet the requirements of RMC 4-4-080F.11.b. If 86 parking spaces are required
onsite, a total of nine (9) bicycle parking spaces would be required.
10. Access/Driveways: Access to the site is proposed off N 26th St and Lake Washington
Blvd N via a looped driveway within the project site. In addition, it appears that the
proposal includes the vacation of a portion of N 26th St.
In accordance with the driveway standards, RMC 4-4-080I, the width of any driveway
shall not exceed thirty feet (30') exclusive of the radii of the returns or the taper section,
the measurement being made parallel to the centerline of the street roadway.
Compliance with driveway standards would be verified at the time of building permit
review.
Maximum driveway slope shall not exceed eight percent (8%). The Administrator may
allow a driveway to exceed eight percent (8%) slope but not more than fifteen percent
(15%) slope, upon proper application in writing and for good cause shown, which shall
include, but not be limited to, the absence of any reasonable alternative. To exceed
fifteen percent (15%), a variance from the Administrator is required
Conformance with access and driveway would be reviewed at the time of formal
land use application.
11. Critical Areas: According to COR Maps, the project site is mapped with high erosion
hazard areas, moderate landslide hazard areas, sensitive slopes, protected slopes, and
a Wellhead Protection Area, zone 2. In addition, a Type F stream is mapped offsite to the
north of the project site. A standard stream study would be required to be prepared
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September 25, 2025
by a qualified biologist and submitted with the land use application. Stream buffers
are required to be protected within a Native Growth Protection Area (NGPA) tract.
In addition, due to the presence of geological hazards, a geotechnical study would
be required at the time of building permit application. The study shall specifically
address if the proposal will not increase the threat of the geological hazard to
adjacent or abutting properties beyond pre-development conditions; and the
proposal will not adversely impact other critical areas; and the development can be
safely accommodated on the site. It is the applicant’s responsibility to determine
whether any other critical areas are present on the site prior to formal land use
application.
PLEASE NOTE, the City is currently in the process of updating its critical areas
regulations. It is anticipated that the new regulations would be adopted by the end
of 2025.
12. Environmental Review: The construction of nine (9) or more dwelling units on a project
site would be subject to Environmental (SEPA) Review in accordance with WAC 197-11-
800.
13. Conditional Use Permit: Under the proposed regulations, the other residential uses (as
group homes II, permanent supportive housing, and transitional housing) would be
required to comply with the following criteria (RMC 4-9-030):
a. Consistency with Plans and Regulations: The proposed use shall be compatible
with the general goals, objectives, policies and standards of the Comprehensive
Plan, the zoning regulations and any other plans, programs, maps or ordinances
of the City of Renton.
b. Appropriate Location: The proposed location shall not result in the detrimental
overconcentration of a particular use within the City or within the immediate area
of the proposed use. The proposed location shall be suited for the proposed use.
c. Effect on Adjacent Properties: The proposed use at the proposed location shall
not result in substantial or undue adverse effects on adjacent property.
d. Compatibility: The proposed use shall be compatible with the scale and
character of the neighborhood.
e. Parking: Adequate parking is, or will be made, available.
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and
shall mitigate potential effects on the surrounding area.
g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed
use shall be evaluated and mitigated.
h. Landscaping: Landscaping shall be provided in all areas not occupied by
buildings, paving, or critical areas. Additional landscaping may be required to
buffer adjacent properties from potentially adverse effects of the proposed use.
14. Permit Requirements: The proposed project would require a Hearing Examiner
Conditional Use Permit and Environmental (SEPA) Review. All land use permits would be
processed within an estimated time frame of 12 weeks. The 2025 application fees are as
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September 25, 2025
follows: Hearing Examiner Conditional Use Permit is $3,825, Environmental (SEPA)
Review is $1,856, and the Modification Fee is $299. A 5% technology fee would also be
assessed at the time of land use application. All fees are subject to change. Detailed
information regarding the land use application submittal can be found on the City’s
Permit Center website (www.Rentonwa.gov). 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.
15. 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.
16. Public Information Sign: Public Information Signs are required for all Type II and Type III
Land Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to
inform the public of potential land development, specific permits/actions being
considered by the City, and to facilitate timely and effective public participation in the
review process. The applicant must follow the specifications provided in the public
information sign handout. The applicant is solely responsible for the construction,
installation, maintenance, removal, and any costs associated with the sign.
17. Impact Fees: In addition to the applicable building and construction fees, impact fees
would be required. The fee in effect at the time of residential building permit issuance will
apply. For informational purposes, the 2025 impact fees are as follows:
• A Transportation Impact Fee assessed at $8,031.94 per net new PM Peak Hour
Person Vehicle Trip.
• A Parks Impact Fee assessed at $2,222.84 per each new multi-family dwelling unit
within a building housing 5 or more dwelling units.
• A Fire Impact Fee assessed at $421.98 per each new multi family dwelling unit.
• A Renton School District Impact Fee assessed at $3,268 (plus a 5% processing
charge) per each new multi-family dwelling unit.
A handout listing Renton’s development-related fees is available on the City of Renton
website for your review.
18. 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 Jill Ding, Senior Planner, at 425-430-6598 or jding@rentonwa.gov to
submit prescreen materials and subsequent land use application.
19. Expiration: Once the Conditional Use Permit application has been approved, building
permits, licenses or land use permits required for the operation of a Conditional Use
Permit shall be applied for within two (2) years of the date of Conditional Use Permit
approval, unless an extended time frame is granted by the Administrator or Hearing
Examiner. A single two (2) year extension may be granted for good cause by the
Administrator. It is the applicant’s responsibility to monitor the expiration dates.
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NEW ON-SITE LOOPED WATER MAIN
(MIN. 8-INCH UP TO 12-INCH
DEPENDING ON FIRE FLOW DEMAND)
CONNECT TO EXISTING 8-INCH WATER MAIN
CONNECT TO EXISTING 12-INCH WATER MAIN
EXIST. 8-INCH WATER
EXIST. 12-INCH WATER
PRE25-000287 Friends of Youth - 2500 LAKE WASHINGTON BLVD N
EXIST. 8-INCH WATER