HomeMy WebLinkAboutPRE_PreApp Memo_Main Ave Apt_PRE25-000378_251120_FinalDEPARTMENT 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
Main Ave Apartment
102-104 Main Ave S
Renton, WA 98057
PRE25-000378
November 20, 2025
Contact Information:
Planner: Valerie Porter, 425-430-7288, vporter@rentonwa.gov
Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov
Fire Prevention Reviewer: Hugo Sotelo, 425.276.9587, hsotelo@RentonRFA.org
Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider giving
copies to engineers, architects, and contractors who will work on the project. You will need to
submit an PDF copy of this packet when you apply for land use and/or environmental permits.
When the project application is ready for submittal, you may email the project planner to start
the prescreen process. Similarly, you may contact the assigned planner if there are any
questions regarding submittal requirements.
The pre-application meeting is informal and non-binding. The comments provided on the
proposal are based on the codes and policies in effect at the time of review. The applicant is
cautioned that the development regulations are regularly amended and the proposal will be
formally reviewed under the regulations in effect at the time of project submittal. The
information contained in this summary is subject to modification and/or concurrence by
official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services
Director, Development Engineering Director, Department of Community & Economic
Development Administrator, Public Works Administrator and City Council).
M E M O R A N D U M
DATE: November 12th, 2025
TO: Valerie Porter, Senior Planner
FROM: Hugo Sotelo, Deputy Fire Marshal
SUBJECT: 102-104 Main Ave South
The following comments are based on the assumption that these units will be constructed
under the International Residential Code (IRC). As of February 1, 2021, townhomes consisting of
more than four (4) units are required to be protected with an automatic fire sprinkler system in
accordance with the Washington State Building Code Amendment. Apartments require an NFPA
13R Fire Sprinkler System regardless of size. If the total building area is 12,000 square feet or
greater, a full NFPA 13 Fire Sprinkler System will be required.
Fire Flow Requirements:
1. Fire flow requirements could not be determined based on the preliminary information
provided.
Mechanical Ventilation:
2. Enclosed parking garages shall be provided with a mechanical ventilation system
activated by carbon monoxide detection in accordance with the International
Mechanical Code (IMC).
Automatic Fire Sprinkler System:
3. Approved fire sprinkler systems are required throughout the building if the project
exceeds the four-unit threshold. Separate plans and permits shall be submitted to the
Fire Department for review and approval. A reduction in the required fire flow may be
granted where a sprinkler system is installed. Exterior access is required for the fire
sprinkler riser room.
Fire Impact Fees:
4. Fire impact fees apply at a rate of $579.41 per townhome unit. Fees are due at the time
of building permit issuance. Credit may be given for the removal or retention of the
existing home.
Fire Department Access:
5. Fire department apparatus access is not acceptable, approved turnaround would be
required. The existing cul-de-sac does not meet the current requirements located on
Main Ave South.
Fire department apparatus access roadways are required 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. Maximum fire
apparatus access roadway grade allowed is 15 percent.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: November 20th, 2025
June 20, 2011
TO: Valerie Porter, Senior Planner
FROM: Yong Qi, Civil Engineer III
SUBJECT: Renton Main Avenue Apartment
102 Main Ave S, Renton, WA
PRE25-000378
NOTE: The applicant is cautioned that information contained in this summary is preliminary and
non-binding and may be subject to modification and/or concurrence by official city decision-
makers. Review comments may also need to be revised based on site planning and other design
changes required by City staff or made by the applicant.
I have completed a preliminary review for the above-referenced proposal located at parcel #
0007200097. The following comments are based on the pre-application submittal made to the City
of Renton by the applicant.
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 40 feet. The project site is located within the
City’s Wellhead/Aquifer Protection Area Zone 1.
a. There is an existing 12-inch water main located on the east side of Main Ave S that
can deliver a maximum flow capacity of 5,000 GPM (Record Dwg: W-217501).
b. There is an existing 6-inch water main located along shoreline of Cedar River along
the northeast property line of the project site that can deliver a maximum flow
capacity of 1,400 GPM (Record Dwg: W-115608). There are two existing 3/4-inch
water meter sand service line serving the existing single-family houses (Facility ID
No. LAT-019620 and LAT-007399, MTR-008861 and -008862).
c. There is one existing fire hydrant located approximately 45-feet from the west of the
property (Hydrant ID No. HYD-S-00533).
Sewer The project is within the City of Renton’s sanitary sewer service area.
1. There is an 8-inch PVC gravity wastewater main located on Main Ave S to the west of the
project site (Record Dwg: S-036905)
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November 20th, 2025
2
2. There is an existing 6-inch PVC sewer stub connected directly to existing sewer main serving
the existing house of 104 Main Ave S.
Storm
1. There is an existing 12-inch stormwater mains and associated catch basins approximately
on Main Ave S to the west of the project site (Record Dwg: R-217502).
2. The project site is located within the City’s Wellhead/Aquifer Protection Area Zone 1. Within
this zone open facilities such as flow control and water quality treatment ponds,
stormwater wetlands, and infiltration facilities, on-site BMPs that rely on infiltration, and
open conveyance systems such as ditches and channels are prohibited.
Streets
The project fronts Main Ave S to the west. Per King County Assessors Map:
• Main Ave S is classified as a residential access street with an existing ROW width of
approximately 60 feet.
WATER COMMENTS
1. Based on the review of project information submitted for the pre-application meeting,
Renton Regional Fire Authority (RRFA) could not determine the fire flow requirement based
on the preliminary information provided. The applicant shall submit additional information
to the Fire Authority to determine the preliminary fire flow requirement for the development.
2. A looped water main around the building is required if the fire flow requirement is greater
than 2,500 GPM and greater. The submitted site plan will need to be revised to provide a
15-ft wide easement around the building for the on-site water main. Approved fire sprinkler
systems are required throughout the apartment building.
3. 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.
• If fire flow requirement is more than 2,500 GPM, a looped water main of minimum of
10-inch connecting to the 12-inch water main on Main Ave S is required.
• Water mains shall have a minimum 10-foot horizontal and 1.5-foot vertical
clearance between sanitary and storm utilities. Clearance is measured from
outside edge to outside edge of pipe.
• A 15 feet wide public water easement is required for any public water main,
hydrants and water meters located outside City right-of-way. A minimum 10-foot
setback is required from the building foundation to the new water main
• Installation of a water service and meter for each apartment building. The sizing of
the meter shall be in accordance with the most recent edition of the Uniform
Plumbing Code. All residential domestic water meters shall have a double check
valve assembly (DCVA) installed behind the meter on private property. Water
meters shall not be located in the driveways.
• Installation of off-site and on-site fire hydrants, as required. A minimum of one
primary fire hydrant is required within 150-feet of the apartment building and three
secondary hydrants are required within 300-feet of the apartment building.
Hydrants are required within 50 feet of all fire department connections for
standpipes and sprinkler systems. The location and number of hydrants will be
PRE25-000378 Page 3 of 6
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3
determined by the Fire Authority based on the final fire flow demand and final site
plan.
• Installation of a landscape irrigation meter and double check valve assembly
(DCVA) per City standard plan no 340.8, if applicable.
• Installation of a backflow prevention assembly (DCVA) must be on private property
behind the domestic water meter for residential use.
• Installation of a “Storz” adapter on the existing hydrants if they are not already
equipped with one.
• Cut and cap of existing water services by City Forces.
4. 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.
5. A conceptual utility plan will be required as part of the land use application for the subject
development.
6. 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 purity tests. 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.
• The SDC fee for water is based on the size of the new domestic water to serve the
project. The current water fee is $5,025 per 1-inch service, $25,125 per 1-1/2-inch
meter, and $40,200 per 2-inch meter.
• Water Service installation is $2,875.00 per 1-inch service line, $4,605 per 1-1/2-inch
service, and $4,735 per 2-inch service.
• Drop-in meter fee is $460.00 per 1-inch meter, $750.00 per 1-1/2-inch meter, and
$950.00 per 2-inch meter.
• Water system redevelopment credits will apply per the size and number of existing
meters.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=
CityofRenton
SEWER COMMENTS
1. The existing sewer stub needs to be CCTV’d and can be re-used if it is in a location suitable for
the project and found acceptable to the sewer department. All new sewer stubs shall be a
minimum of 6-inch and shall run at a slope of at least 2% to the main. All new side sewers and
sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard
Details.
PRE25-000378 Page 4 of 6
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4
2. All wastewater from the proposed parking structure shall be routed through a City approved
oil/water separator prior to discharge into the sewer main. The covered parking may require a
grinder pump depends on the elevation of the finish grade and existing sewer main.
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 a wastewater system development charge (SDC) fee. 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.
• The current wastewater fee is $4,025.00 per 1-inch meter, and $20,125 per 1-1/2-inch
meter.
• Final determination of applicable fees will be made after the water meter size has been
determined.
• A credit will be given for the existing side sewer based on the current water meter size.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=City
ofRenton
SURFACE WATER
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 project is in the City’s Peak Rate Flow Control (Matching Existing) Standard. The site
falls within the Lower Cedar River drainage basin.
2. Critical areas on site that may impact surface water review include: the project site is located
within the City’s Wellhead/Aquifer Protection Area Zone 1, the project site is within a high
seismic hazard severity area and regulated high intensity shoreline of Cedar River Reaches.
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:https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=City
ofRenton
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
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5
concerning the soils, geology, drainage patterns and vegetation present shall be presented in
order to evaluate the drainage, erosion control and slope stability for site development of the
proposed plat. The applicant must demonstrate the 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. 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.
• The current SDC fee is charged per square foot of new impervious surface at $0.94 per
square foot, but not less than $2,350.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=City
ofRenton
TRANSPOTATION
1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions
exceed an overall valuation of $175,000, the project site(s) shall be required to meet the City’s
Complete Streets Standards:
• Main Ave S is classified as a residential access street. Per RMC 4-6-060, to meet the
City’s complete street standards for Residential Access streets, a minimum ROW width
of 60 feet is required, half street improvements as taken from the ROW centerline will
be required and include a minimum 16-foot paved road, 0.5 feet of cub and gutter, an 8-
foot planting strip, and 5-foot sidewalk, 0.5 feet clear space at back of sidewalk, street
trees and storm drainage improvements.
• The project shall install a minimum 5-foot wide of sidewalk extending north within the
cul-de-sac to connect to the existing sidewalk/trail on the adjacent City Parks property
(0007200094). A temporary construction easement is required for the installation of the
sidewalk connection.
2. For dead end roads in excess of 150 feet an approved fire access turnaround is required. See
RMC 4-6-060 and RRFA comments for detailed turnaround requirements.
3. On and off-site ADA ramps, curbing, sidewalk and parking lot improvements will be reviewed in
conjunction with the civil construction permit and will require a grading plan consisting of spot
elevations and slopes showing that ADA and City specifications are being met.
4. Refer to City code 4-4-080 regarding driveway regulations.
5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Restoration and Overlay requirements.
6. Street lighting on frontage as per City standards is required for the project that have more than
four (4) units for residential per RMC 4-6-060.F.1.
7. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-
090.
8. A traffic impact analysis is required when estimated vehicular traffic generated from a
proposed development exceeds 20 vehicles per hour in either the AM (6:00 - 9:00) or PM (3:00 –
6:00) peak periods. If the number of proposed trips estimated by the applicant engineer using
the current ITE Trip Generation book is more than 20 trips in either morning peak or evening
peak, then level of service study is required. The applicant engineer can contact the City to
determine the extent of the traffic study that will be required for the project. If the peak trips
exceed 20, a traffic impact study will be required to be included with the land use application.
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6
9. The development is subject to transportation impact fees. Fees will be charged based on the
rate at the time of building permit issuance.
• Unless otherwise noted on the fee schedule, the 2025 transportation impact fee is
$6,184.59 per dwelling unit of multifamily housing.
• Credits will be applied to the existing two houses to be demoed.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11713108&dbid=0&repo=C
ityofRenton.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e., electrical, phone, and cable services, etc.) along
property frontage or within the site must be underground. The construction of these
franchise utilities must be inspected and approved by a City of Renton inspector.
2. Adequate separation between utilities as well as other features shall be provided in
accordance with code requirements:
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft
vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
3. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page
for the most up-to-date plan submittal requirements.
4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each
plan shall be on separate sheets.
5. Additional Building Permit Applications will be required for the following:
a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b. Detention vaults for storm water flow control.
c. Demo of any existing structures on the project site(s).
6. Fees quoted in this document reflect the fees applicable in the year 2025 only and will be
assessed based on the fee that is current at the time of the permit application or issuance,
as applicable to the permit type. Please visit www.rentonwa.gov for the current fee schedule.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2025\PRE25-000378
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: November 20, 2025
TO: Pre-Application File No. PRE25-000378
FROM: Valerie Porter, Senior Planner
SUBJECT: Main Ave Apartment
102 - 104 Main Ave S, Renton, WA 98057
Parcel No.: 0007200097
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and
permitting issues are based on the pre-application submittals made to the City of
Renton by the applicant and the codes in effect on the date of review. The applicant is
cautioned that information contained in this summary may be subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic
Development Administrator, Public Works Administrator, Planning Director, Development
Services Director, Development Engineering Director, and City Council). Review comments
may also need to be revised based on site planning and other design changes required by
City staff or made by the applicant. The applicant is encouraged to review all applicable
sections of the Renton Municipal Code. The Development Regulations are available online
at https://www.codepublishing.com/WA/Renton.
Project Proposal: The subject property is located at 102 and 104 Main Ave S, Renton, WA
(APN 0007200097) and is 4,273 square feet (0.10-acres) in size. The site is currently
developed with two (2) existing detached single-family homes. The applicant is proposing to
demolish all existing structures on-site and construct a five (5)-story, 10-unit apartment
building with associated underbuilding parking. According to the City of Renton (COR) Maps,
the project site is located within the Airport Influenced Area (Outer Approach/Departure
Zone), high seismic hazard area, flood hazard areas (FEMA Zone-AE), Downtown wellhead
protection area zone (Zone 1), and may be impacted by off-site regulated (steep) slopes. The
property is situated along Cedar River Reach B, with a Shoreline High Intensity Environmental
designation, and is subject to the requirements of the Shoreline Management Act and
Shoreline Master Program.
Current Use: The site is developed with two (2) existing detached single-family homes.
1. Zoning /Land Use Designation, and Overlays: The Comprehensive Plan designation for
the site is Commercial Mixed Use (CMU), and it is located within the Center Downtown
(CD) zoning designation. The property is also located within the Urban Design District ‘A’
overlay, Shoreline High Intensity Environmental overlay, and City Center Sign Regulation
Area overlay. According to RMC 4-2-060, Uses Allowed in Zoning Designations, an
Main Ave Apartment
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apartment building is permitted uses within the CD zone and subject to Condition
No.6:
a. Horizontal Mixed-Use Development – Where Allowed: Standalone residential
buildings are permitted in the following locations provided commercial space is
included on site pursuant to RMC 4-4-150, Residential Mixed-Use Development
Standards. Any standalone residential development shall be subject to RMC 4-2-
115, Residential Design and Open Space Standards:
In the CD Zone outside of the Downtown Business District, provided residential
amenity space and/or lobby space is provided on the ground floor along the street
frontage, which shall be at least twenty feet (20') wide and at least fifty percent (50%)
of the facade width for facades less than sixty feet (60') wide, or a minimum of thirty
feet (30') wide for facades greater than sixty feet (60') wide. (Widths shall be
measured along the building facade.) The ground floor shall have a floor-to-ceiling
height of twelve feet (12'). Where located on the ground floor and within ten feet (10')
of public sidewalk, the floors of attached dwellings shall be at least two feet (2')
elevated above the grade of the sidewalk.
2. Development Standards: The proposal is subject to RMC 4-3-090, Shoreline Master
Program Regulations, and RMC 4-2-120B, Development Standards for Commercial
Zoning Designations (CD, CO, & COR), effective at the time of complete application.
Shoreline regulations shall apply as an overlay in addition to development regulations,
including but not limited to zoning, environmental regulations, development standards,
and other regulations established by the City. Below are the applicable development
standards:
TABLE 4-3-090D7A – SHORELINE BULK STANDARDS
Setbacks and Buffers
Front Yard, Side Yard, and
Rear Yard Setbacks
Governed by underlying zoning in chapter 4-2 RMC
except in cases where specific shoreline
performance standards provide otherwise.
Vegetation Conservation
Buffer
100 ft.
Building Height – Maximum
Within 100 ft. of OHWM 35 ft.8
More Than 100 ft. from
OHWM
35 ft.8
Accessory Building 35 ft.8
Coverage Standards
Impervious Area within the
Vegetation Conservation
Setback
5%
Main Ave Apartment
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The lot is subject to Condition No. 8 and No. 11, which states:
No. 8:
a. For buildings landward of one hundred feet (100') from OHWM, the maximum
building height shall be defined by a maximum allowable building height envelope
that shall:
i. Begin along a line lying parallel to and one hundred feet (100') from OHWM at a
height of either thirty-five feet (35') or one-half (1/2) the maximum height allowed
in the underlying zone, whichever is greater; and
ii. Have an upward, landward transition at a slope of one vertical to one horizontal
from the beginning height either (a) until the line at which the maximum height
allowed in the underlying zoning in chapter 4-2 RMC is reached (from which line
the height envelope shall extend landward at the maximum height allowed in the
underlying zoning), or (b) to the end of shoreline jurisdiction, whichever comes
first.
b. For buildings allowed waterward of one hundred feet (100') from OHWM through a
modified setback and buffer, the maximum building height shall be as follows:
i. Between the modified setback and buffer line and the line lying parallel to and
one hundred feet (100') from OHWM, the maximum building height shall be
defined by a maximum allowable building height envelope that shall:
(a) Begin at a height of thirty five feet (35') along the line of the modified setback
and buffer; and
(b) Have an upward, landward transition at a slope of one vertical to one
horizontal from the beginning height either until the line at which the
maximum height allowed in the underlying zoning in chapter 4-2 RMC is
reached (from which line the height envelope shall extend landward at the
maximum height allowed in the underlying zoning) or to the line lying parallel
to and one hundred feet (100') from OHWM, whichever comes first; and
ii. Landward of one hundred feet (100') from OHWM, the applicant shall have the
option of choosing the maximum building height defined by either:
(a) Using the maximum allowable building height envelope described in Table
Note 8.a, above; or
Impervious Area Landward of
the Buffer and within 100 ft.
of OHWM – Maximum
50%
Lot Coverage for Buildings
Landward of the Buffer and
within 100 ft. of OHWM –
Maximum
None
Lot Coverage for Buildings
More Than 100 ft. from
OHWM – Maximum
Governed by underlying zoning in chapter 4-2 RMC
Main Ave Apartment
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(b) Having the maximum allowable building height envelope described in Table
Note 8.b.i, above, continue an upward, landward transition at a slope of one
vertical to one horizontal from the envelope’s height along a line lying parallel
to and one hundred feet (100') from OHWM either until the line at which the
maximum height allowed in the underlying zoning in chapter 4-2 RMC is
reached (from which line the height envelope shall extend landward at the
maximum height allowed in the underlying zoning), or to the end of shoreline
jurisdiction, whichever comes first.
No. 11:
In cases where the buffer is less than one hundred feet (100') from the OHWM, the area
landward of the buffer and within one hundred feet (100') of the OHWM is permitted a
maximum of fifty percent (50%) impervious surface, unless a different standard is stated
below:
Cedar River Reach B and C – No limit to impervious surface.
DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS
Development Standards CD Zone
Maximum Lot Coverage for
Buildings
None
Setbacks
Minimum Front Yard None
Maximum Front Yard
15 ft. – for buildings, or for portions thereof, 25 ft. or
less in height.
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, or for portions thereof, 25 ft. or
less in height.
None – for that portion of a building over 25 ft. in
height.
Minimum Rear Yard
None, unless the ground floor facade provides
windows for living rooms of attached dwellings –
then 10 ft. – unless adjacent to an alley, then none.
Additionally, if the CD lot abuts a lot zoned
residential, then there shall be a 15 ft. landscaped
strip or a 5 ft. wide sight-obscuring landscaped strip
and a solid 6 ft. high barrier along the common
Main Ave Apartment
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boundary with an additional 5 ft. setback from the
barrier.
Minimum Side Yard
None, unless the ground floor facade provides living
room windows of attached dwellings – then 10 ft. –
unless adjacent to an alley, then none. Additionally,
if the CD lot abuts a lot zoned residential, then there
shall be a 15 ft. wide landscaped strip or a 5 ft. wide
sight-obscuring landscaped strip and a solid 6 ft.
high barrier along the common boundary with an
additional 5 ft. setback from the barrier.
Height
Maximum Building Height 150 ft.
Parking
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.
According to COR Maps, the one hundred (100') foot buffer encompasses nearly the
entire site, and the applicant has expressed interest in reducing the stream buffer.
If the buffer is reduced, the building height at the modified buffer is thirty-five (35’)
feet and gradually increase in height at a 1:1 slope until the maximum height of the
zoning district has been reached, or unit the landward edge of shoreline jurisdiction
has been reached. Preliminary plans were not provided to the city for review.
Therefore, the project’s compliance cannot be determined. A site plan and building
elevations must be submitted showing compliance with all development standards.
Density – The minimum density required in the CD zone is 75 dwelling units per net acre.
The maximum density permitted is 150 dwelling units per net acre. Density may be
increased to 200 dwelling units per net acre subject to conditional use permit approval.
Net density is calculated after the deduction of sensitive areas, areas intended for public
right-of-way, and private access easements. The minimum lot density for the site is eight
(8) dwelling units per net acre (75 dwelling units x 0.10 acres = 8 dwelling units) and the
maximum number of units allowed on the site is fifteen (15) dwelling units per net acre
(150 dwelling units x 0.10 acres = 15 dwelling units).
The proposed development complies with gross density requirements. A density
worksheet was not included with the pre-application submittal materials; therefore,
staff was unable to verify compliance with the density requirements. A completed
density worksheet would be required with the land use application. The applicant
would be required to demonstrate compliance with the net density requirements of
the zone at the time of formal application.
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Building Height – In addition to development standards listed above, the site is also
subject to the Airport Influenced Area regulations. RMC 4-3-020, Airport Related Height
and Use Restrictions states, no structure or tree shall penetrate the Federal Aviation
Regulation Part 77 Objects Affecting Navigable Airspace, which for the subject site is
restricted to 182’. The site has an elevation of 40’. Therefore, the site’s Part 77 Objects
Affecting Navigable Airspace is 142’. Upon submittal of a formal application, building
elevations or a certificate from an engineer or land surveyor must be provided, clearly
stating that the proposed use will not penetrate the Federal Aviation
Administration Regulation Part 77 Objects Affecting Navigable Airspace. Compliance
with Airport Related Height and Use Restrictions regulations will be determined at
the time of the land use application.
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 plan 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. Please see RMC 4-4-
095, Screening and Storage Height/Location Limitations, for additional information.
Compliance will be determined at the time of a formal application.
4. Refuse and Recycling Areas: All new development for multi-family, commercial,
industrial and other nonresidential uses shall provide on-site refuse, recyclables, and
compostables deposit areas and collection points for each waste type. For multifamily
developments, 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, except where
the development is participating in a City-sponsored program in which individual
recycling carts are used for curbside collection. In addition, 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.
The refuse, recyclables, and compostables areas must be properly screened for view. 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.
Please see RMC 4-4-090, Refuse and Recyclables Standards, for full requirements.
Compliance will be determined at the time of a land use application.
5. Landscaping: The proposal would be subject to the landscaping regulations in RMC 4-4-
070, Landscaping. Developments within the CD zone are 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. Trees within the right-of-way
must be selected from the city’s Approved Tree List & Spacing Guidelines. A conceptual
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landscape plan shall be provided with a formal application as prepared by a
registered Landscape Architect or other certified professional.
6. Significant Tree Retention: Aerial view of the project site shows there are mature trees
on the site. When significant trees (greater than 6-inch caliper or 8-caliper inches for
alders and cottonwoods) are proposed to be removed, a tree inventory and a tree
retention plan along with an arborist report, tree retention plan and tree retention
worksheet shall be provided with the formal land use application as defined in RMC 4-8-
120, Submittal Requirements – Specific to Application Type. The tree retention plan must
show preservation of at least 30% of significant trees. Please refer to RMC 4-4-130, Tree
Retention and Land Clearing Regulations for further general and specific tree retention
and land clearing requirements.
In addition, each new lot would be required to provide a minimum tree density of 30 tree
credits per net acre. Tree credits encourage retention of existing significant trees with
larger trees being worth more tree credits.
TREE SIZE
TREE
CREDITS
New small species tree 0.25
New medium species tree 1
New large species tree 2
Preserved tree 6 – 9 caliper inches 4
Preserved tree 10 – 12 caliper inches 5
Preserved tree 12 – 15 caliper inches 6
Preserved tree 16 – 18 caliper inches 7
Preserved tree 19 – 21 caliper inches 8
Preserved tree 22 – 24 caliper inches 9
Preserved tree 25 – 28 caliper inches 10
Preserved tree 29 – 32 caliper inches 11
Preserved tree 33 – 36 caliper inches 12
Preserved tree 37 caliper inches and greater 13
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant
trees on slopes greater than twenty percent (20%); significant trees adjacent to critical
areas and their associated buffers; significant trees over sixty feet (60') in height or
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greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on
abutting properties from strong winds, which could otherwise allow such sheltered trees
to be blown down if removed.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non-native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical area
or its buffer.
The Administrator may require independent review of any land use application that
involves tree removal and land clearing at the City's discretion.
The Administrator may authorize the planting of replacement trees on the site if it can be
demonstrated to the Administrator's satisfaction that replacement requirements in RMC
4-4-130H.1.e can be met. When the minimum number of protected trees cannot be
retained, replacement trees with at least a two-inch (2") caliper, or evergreen trees at
least six feet (6') tall, shall be planted based on the tree credit value of each protected
tree removed pursuant to the table shown above.
7. Fences/Retaining Walls: If the project includes fencing or retaining walls, their
locations must be clearly shown on the landscape plan and grading plan, including top
of wall and bottom of wall elevations. Any retaining wall that is four feet (4’) or taller
(measured from the footing to the top of the wall) will require a building permit. The
maximum allowable height for fences and retaining walls is 72 inches, subject to
additional height restrictions in setbacks and clear vision areas, as noted in RMC 4-4-
040D.
If the proposal includes a fence on top of a retaining wall, please ensure the total
combined height does not exceed the height limit for a standalone fence. The plans
should also consider screening requirements for any fenced yard areas and ensure an
adequate visual buffer. For additional information about fences and retaining walls,
please refer to retaining wall standards outlined under RMC 4-4-040.
8. Parking: The number of required parking spaces is based on the proposed land use per
RMC 4-4-080, Parking, Loading, and Driveway Regulations. Attached dwelling units in
commercial zones must provide a minimum one (1) parking stall per dwelling unit and a
maximum of 1.75 parking stall per dwelling unit. A parking stall shall be a minimum of
twenty feet (20') in length and eight feet (8’) in width, except for parallel stalls, measured
along both sides of the usable portion of the stall. Based on the preliminary scope of
work, the project must provide at least 10 parking stalls and no more than 18 parking
stalls for the project. The applicant must provide detailed parking information with
the permit application, including stall dimensions, drive aisle measurements, and
total parking calculations.
9. Access/Driveways: Primary access to the site must be gained from Main Ave S.
Driveway widths and quantity are limited by the driveway standards outlined in RMC 4-4-
080I. No driveway shall be constructed in such a manner as to be a hazard to any existing
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street lighting standard, utility pole, traffic regulating device, fire hydrant, abutting street
traffic, or similar devices or conditions. Also, driveways shall not be closer than five feet
(5’) to any property line.
10. Urban Design Regulations: The subject property is within the Urban Design District ‘A’
and compliance with Urban Design Regulations, District ‘A’, is required. Please refer the
standards in their entirety at RMC 4-3-100. A written narrative to identify how the
project meets each applicable urban design regulation must be submitted with a
formal application.
11. Critical Areas: According to the City of Renton (COR) Maps, the project site is mapped
within the Airport Influenced Area (Outer Approach/Departure Zone), high seismic hazard
area, flood hazard area (FEMA Zone-AE), wellhead protection area zone (Zone 1). The site
is directly adjacent to Cedar River and the associated walkway. Regulated (steep) slopes
within the stream buffer could impact site layout and future development. Due to the
presence of critical areas, critical area studies must be submitted with a formal
application. The studies shall specifically address if the proposal will not increase
the threat of the critical areas 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 permit application.
12. Shoreline Master Program: The project site is located within the Shoreline High Intensity
Environmental Designation of Cedar River B. Any proposed development of the project
site would be subject to the requirements of the Shoreline Management Act and the
City’s adopted Shoreline Master Program (RMC 4-3-090). Due to the scope of work, the
project is required to obtain a Shoreline Substantial Development permit.
A 100-foot Vegetation Conservation Buffer must be provided per RMC 4-3-090D.7,
Standards for Density, Setbacks, and Height, and does not allow building coverage. The
site is located approximately 55 feet from the OHWM. To construct new structures on the
site, the Vegetation Conservation Buffer must be reduced. Based on RMC 4-3-090,
Shoreline Modification, sites within the High Intensity Overlay may reduce the standard
buffer or setback by up to fifty percent (50%) if the applicant can demonstrate
compliance with applicable criteria under RMC 4-3-090F.1.d.iv. The buffer reduction
request will be reviewed under the Shoreline Substantial Development Permit, per
4-3-090F.1.j, Documentation.
Reducing the buffer or setback requires enhancement of the buffer and a comprehensive
vegetation management plan prepared by a qualified professional addressing vegetation
management and public access prior to issuance of shoreline permit. Given the site’s
limited size and closeness to the developed stream buffer, off-site mitigation is required,
but not feasible. Since mitigation cannot occur on-site, compliance with buffer
enhancement requirements must be achieved by providing payment to the Off-Site
Vegetation Conservation Fund, which city staff will assess as outlined in RMC 4-3-
090F.1.k.
13. Environmental Review: The proposal would be subject to Environmental (SEPA) Review,
in accordance with the State Environmental Policy Act WAC 197-11-800, as the proposal
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includes constructing 10 or more dwelling units and impacting the critical area buffer.
Compliance with RMC 4-9-070 and WAC 197-11-800 will be reviewed at the time of
formal land use application.
14. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development
in the CD zone. The purpose of the site plan review process is to analyze the detailed
arrangement of project elements to mitigate negative impacts where necessary to
ensure project compatibility with the physical characteristics of a site and with the
surrounding area. Site plan review ensures quality development consistent with City
goals and policies. Site plan review analyzes elements including, but not limited to, site
layout, building orientation and design, pedestrian and vehicular environment,
landscaping, natural features of the site, screening and buffering, parking and loading
facilities, and illumination to ensure compatibility with potential future development.
Decisional criteria for site plan approval are itemized in RMC 4-9-200E.3.
15. Permit Requirements: The proposal will require a Shoreline Substantial Development
Permit, Environmental (SEPA) Review, and an Administrative Site Plan Review. All land
use applications will be reviewed concurrently. The land use review would include public
notice and a two-week public comment period. Once a complete application is
submitted and all fees are paid, a decision can be issued in approximately 6-8 weeks.
The 2025 application fees are as follows: Shoreline Substantial Development Permit is
$3,124, SEPA Review is $1,856, Site Plan Review is $3,124, and 5% technology fee. Any
modifications requested would require an additional $299 fee. All fees are subject to
change. Detailed information regarding the land use application submittal can be found
on the City’s Permit Center website. The city now requires electronic plan submittal for
all applications.
16. 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.
17. 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.
18. 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 2025 impact fees are as
follows:
• A Fire Impact Fee is currently assessed at $579.41 per dwelling unit;
• A Transportation Impact Fee is assessed at $6,184.59 per dwelling unit;
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• Renton School District Impact Fee is assessed at $3,268 per dwelling unit (+5%
administrative fee) unless an exemption can be made under RMC 4-1-190.I.1.a; and
• Parks Impact Fee is assessed at $2,222.84 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=City
ofRenton.
19. Next Steps: When the formal application materials are complete, the applicant shall
have the materials pre-screened prior to submitting the complete application package.
Please contact Planner: Valerie Porter, Senior Planner, vporter@rentonwa.gov, 425-430-
7288 to submit prescreen materials and subsequent land use application.
20. Expiration: Construction activities related to the shoreline permit must commence
within two (2) years from the date of approval, or the shoreline permit will terminate, and
a new permit must be obtained. Once the Building Permit has been issued, the Building
Permit is valid for a period of 18 months from the date of issuance, unless an extension
is granted by the Building Official. It is the applicant’s responsibility to monitor the
expiration dates.