HomeMy WebLinkAboutPRE_PreApp Memo_Renton ION Apt_PRE25-000405_251211_v2DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov
PREAPPLICATION MEETING FOR
Renton ION Tier II Apartments
530 Park Ave N
Renton, WA 98057
PRE25-000405
December 11, 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: December 1st, 2025
TO: Valerie Porter, Associate Planner
FROM: Hugo Sotelo, Deputy Fire Marshal
SUBJECT: Renton ION Tier 2 apt.
Fire Flow Requirements:
1. The fire flow requirement for the proposed building is calculated at the rate of 2,500
gpm. Looped water mains are required for GPM greater than 2,500. Three fire hydrants
are required, one within 150 feet and two within 300 feet from the proposed building
(Phase 1). One fire hydrant shall be within 50 feet of all fire department connections. It
appears that there are three fire hydrants within the required distance. Fire hydrants
shall have a 5-inch Storz fitting. The existing water mains appear to meet the required
fire flow.
Automatic Fire Sprinkler & Fire alarm System(s):
2. Apartments require a 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.
3. Approved fire sprinkler, standpipe and fire alarm systems are required throughout the
building. Separate plans and permits required by the fire department. Direct outside
access is required to the fire sprinkler riser room. Fully addressable and full detection is
required for the fire alarm system.
Fire Impact Fees:
4. Fire impact fees apply at a rate of $579.41 per unit. Fees are due at the time of building
permit issuance. Credit may be given for the removal or retention of the existing
building.
Fire Department Access:
5. Fire department apparatus access roadways are acceptable from Park Ave North, & N
5th St.
6. 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.
7. Any change or variance is subject to approval.
Fire Code Comments:
8. Where elevators are provided in buildings four (4) or more stories in any R-1, R-2, the
elevator car shall be of such a size and arrangement to accommodate an ambulance
stretcher forty inches by eighty-four inches with not less than five-inch radius corners,
in the horizontal, open position.
9. Approved radio coverage for emergency responders shall be provided within
buildings fifty thousand square feet.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: December 11th, 2025
June 20, 2011
TO: Valerie Porter, Senior Planner
FROM: Yong Qi, Civil Engineer III
SUBJECT: Renton Ion Tier II Apartments
535 Garden Ave N, Renton, WA
PRE25-000405
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 #
7564600055. 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 72 psi at ground elevation of 30 feet. The project site is located within the
City’s Wellhead/Aquifer Protection Area Zone 2.
a. There is an existing 12-inch water main (196 pressure zone) located in N 6th St that
can deliver a maximum flow capacity of 2,800 GPM (Record Dwg: W-192004).
b. There is an existing 16-inch water main (196 pressure zone) located in Park Ave N that
can deliver a maximum flow capacity of 9,800 GPM (Record Dwg: W-192003).
c. There is an existing 8-inch water main (196 pressure zone) within an easement on the
south side of the project site that can deliver a maximum flow capacity of 1,250 GPM
(Record Dwg: W-057201).
d. There is an existing 12-inch water main located in Garden Ave N that can deliver a
maximum flow capacity of 4,800 GPM (Record Dwg: W-111102). This water main is in
the Kennydale 308 pressure zone. The static pressure is approximately 119 psi at
ground elevation of 30 feet. This water main does not provide additional supply water
to the above described 196-zone water mains since there are no pressure-reducing-
valves connecting the two different pressure-zones at the above locations.
PRE25-000405 Page 2 of 8
December 11, 2025
2
e. There are multiple existing fire hydrants within 300 feet of the property.
f. The project site contains an existing 2-inch irrigation water service, an existing 8-inch
fire water service with an 8-inch DDCVA and an existing 3-inch domestic water
serving the 535 Garden Ave N building. See requirements in Water Comments for the
abandonment of the existing main and associated service lines. An 8-inch fire water
service with an 8-inch DDCVA serves the parking garage (MTR-016038 & LAT-
015332). A 6-inch fire water service (MTR-016041& LAT-015335) and a 2-inch
domestic water service (MTR-016042 & LAT-015336) serve the 500 Park Ave N.
a. There are existing backflow prevention assemblies on some of the above
listed meters and fire sprinkler supply lines and there are no City records for
the test reports on these assemblies.
Sewer The project is within the City of Renton’s sanitary sewer service area.
1. There is an existing 24-inch gravity wastewater main located in N 6th St (Record Dwg: S-
020504).
2. There is an existing 8-inch gravity wastewater main located in N 5th St conveying north
through the project site between the western building and parking garage before turning west
into Park Ave N, where it continues north before it connects into the 24-inch main in N 6th St
(Record Dwg: S-046702).
3. There is an existing 8-inch gravity wastewater main located in Garden Ave N (Record Dwg: S-
194101).
4. There is an existing 6-inch side sewer serving the building from N 6th St.
Storm
1. There is an existing 12-inch stormwater main on the east side of Garden Ave N (Record Dwg:
R-194103).
2. There is an existing 24-inch stormwater main in N 6th St (Record Dwg: R-220810)
3. There is an existing 12-inch stormwater main in Park Ave N (Record Dwg: R-192001).
4. There is an existing 24-inch stormwater main in N 5th St (Record Dwg: R-345927).
5. There are two, private, on-site conveyance systems discharging to the west and south of the
project site (no Record Dwg).
6. The project site is located within the City’s Wellhead/Aquifer Protection Area Zone 2.
Therefore, open facilities and open conveyance systems, if proposed, may require a liner in
accordance with the design criteria in Sections 6.2.4 and 1.2.3.3 of the 2022 RSWDM.
Streets
The proposed project fronts Garden Ave N to the east, N 6th St to the north, Park Ave N to the west,
and N 5th St to the south. Per King County Assessors Map:
• Garden Ave N is classified as a Minor Arterial Street with an existing right-of-way (ROW)
width of approximately 60 feet.
• N 6th St is classified as a Minor Arterial Street with an existing right-of-way (ROW) width of
approximately 60 feet.
• N 5th St is classified as a Commercial-Mixed Use & Industrial Access Street with an existing
right-of-way (ROW) width of approximately 60 feet.
• Park Ave N is classified as a Principal Arterial Street with an existing right-of-way (ROW)
width that varies from 60 to 68 feet with 30 to 38 feet of ROW along the property side of the
ROW centerline.
PRE25-000405 Page 3 of 8
December 11, 2025
3
WATER COMMENTS
1. Based on the review of project information submitted for the pre-application meeting,
Renton Regional Fire Authority has determined that the preliminary fire flow demand for the
proposed development, including the use of a fire sprinkler system throughout the
apartment building, is 2,500 GPM. Per City code a looped water main is required around the
building when the fire flow demand exceeds 2,500 gpm. The existing water mains appear to
mee the required fire flow.
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.
• The location of the proposed 6-foot sidewalk will encroach over the existing 8-inch
water main within the existing 15-ft wide easement. The water main will need to be
relocated within the paved portion of the roadway. The minimum size of the new
water will be 12-inch for zoning in the City’s Urban Center. The existing easement
will need to be vacated.
• The existing 8-inch water stub to the Garden Plaza building must be capped at the
main line. (Located north of the existing garage)
i. Two new fire hydrants must be installed to replace the two existing fire
hydrants on the existing 8-inch water main. The existing 1-inch water meter
(MTR-006272) must be relocated and a new service line installation serving
1220 N 5th St.
• 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 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 the proposed 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 a water service and meter for the commercial portion of the 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. All
commercial domestic water meters shall have a reduced pressure backflow
assembly (RPBA) installed behind the meter on private property in an above-ground
heated enclosure per City Standard plan no 360.1 . The RPBA may be located
interior of the building if location is pre-approved by the City Plan reviewer and
Water Utility Department and relief drain is provided.
• Installation of a fire sprinkler stub a with a detector double check valve assembly
(DDCVA) for backflow prevention to the building. The fire sprinkler stub and related
piping shall be done by a registered fire sprinkler designer/contractor. The DDCVA
shall be installed on the private property in an outside underground vault per City
PRE25-000405 Page 4 of 8
December 11, 2025
4
standard plan no. 360.2. The DDCVA may be installed inside the building if it meets
the conditions as shown on the City’s standard plan 360.5. The location must
connect directly into the fire sprinkler riser room that contains direct outside access
per RFA. The location of the DDCVA inside the building must be pre-approved by the
City Plan Reviewer and Water Utility.
• 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
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.
i. Includes, but not limited to the existing 6-inch fire service and 2-inch
domestic service to the 500 Park Ave N building.
3. 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.
4. A conceptual utility plan will be required as part of the land use application for the subject
development.
5. 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.
PRE25-000405 Page 5 of 8
December 11, 2025
5
• 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 (ensure no damage, cross bored,
etc.). 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.
2. Depending on the final footprint of the proposed apartment building, the existing sewer mains
may need to be relocated, and associated sewer utility easement onsite will need to be
relinquished. If remained, the existing onsite sewer main needs to be protected during
demolition and construction of the project. The separation from the sewer main and the
proposed apartment building shall meet current City standards.
3. An oil/water separator will be required for connecting the covered parking lot to sewer. It is not
evident that the existing parking garage connects to sewer.
4. A grease interceptor is required if there is a commercial kitchen proposed.
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 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, $20,125 per 1-1/2-inch
meter, and $32,200 per 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 2, the project site is within a high
seismic hazard severity area.
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
PRE25-000405 Page 6 of 8
December 11, 2025
6
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 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. A Construction Stormwater General Permit from the Washington Department of Ecology is
required since land disturbance of the site will exceed one acre.
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.
• 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:
a. Garden Ave N is classified as a Minor Arterial Street with an existing right-of-way (ROW)
width of approximately 60 feet. To meet the City’s complete street standards for Minor
Arterial streets with 4 lanes a minimum ROW width of 91 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 27-foot paved road (two 11-foot travel lanes and one 5-foot bike
lane), 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 15.5 feet
will be required pending final survey.
b. N 6th St is classified as a Minor Arterial Street with an existing right-of-way (ROW) width of
approximately 60 feet. To meet the City’s complete street standards for Minor Arterial
streets with 4 lanes a minimum ROW width of 91 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 27-foot paved road (two 11-foot travel lanes and one 5-foot bike lane), a 0.5-
PRE25-000405 Page 7 of 8
December 11, 2025
7
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 15.5 feet will be
required pending final survey.
c. N 5th St is classified as a Commercial-Mixed Use & Industrial Access Street with an
existing right-of-way (ROW) width of approximately 60 feet. To meet the City’s complete
street standards for Commercial-Mixed Use & Industrial Access streets with 3 lanes a
minimum ROW width of 80 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 47-foot
paved road (23.5 feet each side), a 0.5-foot curb, an 8-foot planting strip, a 6-foot
sidewalk, 2-foot clear space at back of walk and storm drainage improvements.
Dedication of approximately 10 feet will be required pending final survey.
d. Park Ave N is classified as a Principal Arterial Street with an existing right-of-way (ROW)
width that varies from 60 to 68 feet with 30 to 38 feet of ROW along the property side of
the ROW centerline. To meet the City’s complete street standards for Principal Arterial
streets with 4 lanes a minimum ROW width of 91 feet is required and for 5 lanes a
minimum ROW width of 103 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 54-foot paved road (for 4 lanes) or a minimum 66-foot paved road (for 5 lanes),
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. Pending final survey, dedication of
approximately 15.5 feet along that portion of the frontage with 4 lanes and dedication of
approximately 13.5 feet along that portion of the frontage with 5 lanes will be required.
2. Refer to City code 4-4-080 regarding driveway regulations.
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. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-
090.
5. Street lighting is required for a project that consists of more than four (4) residential units or 5,000
SF commercial. See RMC 4-6-060 for street lighting requirements.
6. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are
required to do a traffic impact analysis. The trips should be calculated based on the guidelines
of the current ITE Trip Generation Manual. Refer to the attached policy guidelines for traffic
impact analysis for guidelines. If the site generates 20 or more new peak hour trips in either AM
peak or PM peak, then applicant should contact the City to get information of the locations where
traffic analysis is required.
7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Trench Restoration and Street Overlay Requirements.
8. The development is subject to transportation impact fees. Fees will be charged based on the rate
at the time of building permit issuance.
• Unless noted otherwise in the Fee Schedule, the 2025 transportation impact fee is
$8,031.94 per net new PM peak Hour Vehicle Trip per PM Peak Hour Vehicle Trip.
• Credits will be applied to the existing buildings 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.
PRE25-000405 Page 8 of 8
December 11, 2025
8
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\PRE25-000405
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: December 11, 2025
TO: Pre-Application File No. PRE25-000405
FROM: Valerie Porter, 425-430-7288, vporter@rentonwa.gov
SUBJECT: Renton ION Tier II Apartments
530 Park Ave N, Renton, WA 98057
APN 7564600055
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 530 Park Ave N, Renton, WA (APN
7564600055) and is approximately 207,242 square feet (4.76 acres) in size. The site is
currently developed with a multi-level structured parking garage and two (2) office buildings
with skybridge connections. The applicant is proposing to subdivide the lot into three (3) new
parcels, demolish the existing 20,646 square foot office building along Park Ave N, and
construct a five-story mixed use building in its place. The new building will contain
approximately 161 residential units and ground floor commercial with new skybridges
connecting to the structured parking garage. Parcel 1 will be approximately 90,334 square
feet (2.07 acres) in size and will house the structed parking garage. The newly constructed
mixed-use building will be located on Parcel 2, which will be approximately 53,167 square
feet (1.22 acres). Parcel 3 will contain the existing 34,011 square foot office building and will
be approximately 59,873 square feet (1.37 acre) in size. According to City of Renton (COR)
Maps, the project site contains regulated slopes (>15% & <=40%) and is located within
Airport Influenced Area (Traffic Pattern Zone), High Seismic Hazard Area, and Downtown
Wellhead Protection Area – Zone 2.
Current Use: The site is developed with two (2) existing office buildings and a four-story
structured parking garage with approximately 949 parking stalls.
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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 Urban Center-2 (UC-
2) zoning designation. The property is also located within the Urban Design District ‘C’
overlay. According to RMC 4-2-060, Uses Allowed in Zoning Designations, an
apartment building is permitted use within the UC-2 zone and subject to Condition
No.6 (RMC 4-2-080):
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:
iv. In the UC Zones where currently existing;
Where standalone residential buildings are not allowed, dwelling units shall be
integrated into a vertically mixed-use building with ground floor commercial situated
closest to a public street.
b. Commercial Uses: Commercial uses in residential mixed-use developments are
limited to retail sales, on-site services, eating and drinking establishments, taverns,
daycares, preschools, indoor recreational facilities, pet daycares, craft
distilleries/small wineries/micro-breweries with tasting rooms, general offices not
located on the ground floor, and similar uses as determined by the Administrator.
Uses normal and incidental to a building including, but not limited to, interior
entrance areas, elevators, waiting/lobby areas, mechanical rooms, mail areas,
garbage/recycling/compost storage areas, vehicle parking areas, and areas/facilities
for the exclusive use of the residents are not considered commercial uses.
c. Timing of Development: A building permit shall not be issued for any standalone
residential building(s) prior to the issuance of a building permit for any required
standalone commercial or vertically mixed-use building(s) and no certificate of
occupancy shall be issued for any standalone residential building(s) prior to the
issuance of a certificate of occupancy for any required standalone commercial or
vertically mixed-use building(s).
Details regarding the proposed use of the commercial space was not provided. While
several general office and retail uses are allowed in the UC-2 zone, additional
information is required to determine whether the specific intended use complies with
zoning regulations. The applicant must inform staff what use will occupy the
commercial space prior to submitting any permit applications in order for staff to
verify if the use is allowed and to confirm the permitting process.
2. Development Standards: The proposal is subject to RMC 4-2-120A, Development
Standards for Commercial Zoning Designations (CN, CV, CA, & UC), effective at the time
of complete application. Building elevations showing all facades and floor plans with
unit layouts for each level shall be provided with the permit application.
Density – The minimum density required in the UC-2 zone is 85 dwelling units per net
acre. The maximum density permitted is 150 dwelling units per net acre. Net density is
calculated after the deduction of sensitive areas, areas intended for public right-of-way,
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and private access easements. The applicant is proposing a phased development
approach, with initial efforts focused on Parcel 2. The minimum lot density for Parcel 2 is
104 dwelling units per net acre (85 dwelling units x 1.22 acres = 104 dwelling units) and
the maximum number of units allowed on the site is 183 dwelling units per net acre (150
dwelling units x 1.22 acres = 183 dwelling units).
The proposed development of approximately 161 residential units 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.
Minimum Lot Size, Width and Depth – The minimum lot size in the UC-2 zone for all uses,
except for residential plat, is twenty-five (25) acres. If unachievable, the minimum lot size
can be amended through a Master Plan or Site Plan Review, per RMC 4-9-200. There are
no lot size requirements for residential plats. The lot depth for residential plats shall be
sixty-five (65) feet and the width shall be fourteen (14) feet. There is no minimum lot width
and depth requirement for non-residential plats.
The applicant is proposing to subdivide the lot into three (3) new parcels and build
out the site in phases. All new lots would be under the 25-acre requirement.
Therefore, the project must undergo a Master Site Plan review, which receives a
decision from the Hearing Examiner. Additional details related to the master plan
and site plan review are located under RMC 4-9-200, Master Plan and Site Plan
Review. The project may go through the binding site plan process. Per RMC 4-9-200G,
the applicant may merge the Site Plan Review and binding site plan reviews
together.
Building Height and Lot Coverage – Maximum building height in the UC zones is ten (10)
stories along primary and secondary arterials. For buildings along residential/minor
collectors, the maximum building height six (6) stories. In addition to development
standards, 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 between 32’ and
36’. Therefore, the site’s Part 77 Objects Affecting Navigable Airspace is 146’. 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.
The maximum lot coverage for buildings is 90% of total area or 100% if parking is provided
within the building or within a parking garage. Lot coverage is calculated using the
horizontal area measured within the outside of the exterior walls of all principal and
accessory buildings on a lot including all covered decks and porches. The building
height and coverage requirements would be verified at the time of formal
application.
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Setbacks – Setbacks are the minimum required distance between the building footprint
and the property line and any private access easement. The required setbacks in the UC
zones are as follows:
DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS
SETBACKS
Minimum Front Yard 15 ft.
Maximum Front Yard 20 ft.
Minimum Secondary Front Yard 15 ft.
Maximum Secondary Front Yard 20 ft.
Minimum Rear Yard None, except 15 ft. if lot abuts a lot zoned
residential.
Minimum Side Yard None, except 15 ft. if lot abuts a lot zoned
residential.
Clear Vision Area In no case shall a structure over 42 in. in height
intrude into the 20 ft. clear vision area defined
in RMC 4-11-030.
Building setbacks will be verified at the time of land use and building permit
applications.
Building Orientation – Per the Urban Design Regulations outline under RMC 4-3-100,
commercial mixed-use buildings shall contain pedestrian-oriented uses, feature
“pedestrian-oriented facades,” and have clear connections to the sidewalk. Pedestrian-
oriented facades must include:
• Primary building entry must be facing the street;
• Transparent window area or window display along 75% of the ground floor between
the height of 2 to 8 feet above the ground; and
• Weather protection at least 4 ½ feet wide along at least 75% of the façade.
Residential and mixed-use buildings containing street-level residential uses and single-
purpose residential buildings shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial
landscaping between the sidewalk and the building (illustration below); or
b. Have the ground floor residential uses raised above street level for residents’ privacy.
For additional details, please see RMC 4-3-100, Urban Design Regulations. Building
design including building orientation will be verified at the time of a formal land use
application.
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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 developments must provide on-site refuse,
recyclables, and compostables deposit areas and collection points in compliance with
RMC 4-4-090, Refuse and Recyclables Standards. 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. 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.
In retail developments, a minimum of five (5) square feet per every one thousand (1,000)
square feet of building gross floor area shall be provided for recyclables deposit areas
and a minimum of ten (10) square feet per one thousand (1,000) square feet of building
gross floor area shall be provided for refuse deposit areas. A total minimum area of one
hundred (100) square feet shall be provided for recyclables and refuse deposit areas.
Refuse, recyclables, and compostables deposit areas and collection points may not be
located within required setbacks or landscaped areas. Also, refuse, recyclables, and
compostables containers may not be located in a manner that hauling trucks obstruct
pedestrian or vehicle traffic on-site or project into public right-of-way.
The provided floor plans show a 1,387 square foot retail/utility refuse space and a
1,336 square foot residential refuse space on the south side of the building. The
project is required to provide a recyclable deposit area at least approximately 242
square feet in size and a refuse deposit area at least 483 square feet in size.
Compliance with the refuse and recyclable standards for multi-family use must be
demonstrated at the time of a formal application.
5. Landscaping: The proposal would be subject to the Landscaping Regulations in RMC 4-
4- 070, Landscaping. The following are landscaping requirements applicable to your
proposal. Please refer to the landscaping regulations (RMC 4-4-070) in their entirety for
additional general and specific requirements:
Street frontage landscaping – Ten feet (10’) of on-site landscaping is required along
all public street frontages, with the exception of areas for required walkways and
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driveways and those zones with building setbacks less than ten feet. In those cases,
ten feet (10’) of landscaping shall be required where buildings are not located.
Street trees and landscaping within ROW – Minimum planting strip widths between
the curb and sidewalk are established according to the street development
standards of RMC 4-6-060. Street trees and groundcover are to be located in this area
when present. Trees within the right-of-way must be selected from the city’s
Approved Tree List & Spacing Guidelines.
Pervious Areas to Be Landscaped – Except for critical areas, all pervious areas,
portions of the development area not covered by structures, required parking,
access, circulation or service areas, must have landscape treatment. Landscaping
may include hardscape such as decorative paving, rock outcroppings, fountains,
plant containers, etc.
A conceptual 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. Trees removed in association with the demolish of
the existing office building (Permit No.: B24002884) must be accounted for in tree
calculations as part of this proposal.
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
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TREE SIZE
TREE
CREDITS
Preserved tree 19 – 21 caliper inches 8
Preserved tree 22 – 24 caliper inches 9
Preserved tree 25 – 28 caliper inches 10
Preserved tree 29 – 32 caliper inches 11
Preserved tree 33 – 36 caliper inches 12
Preserved tree 37 caliper inches and greater 13
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees
adjacent to critical areas and their associated buffers; significant trees over sixty feet
(60') in height or greater than eighteen inches (18") caliper; and trees that shelter
interior trees or trees on abutting properties from strong winds, which could
otherwise allow such sheltered trees to be blown down if removed.
Priority Two: Healthy tree groupings whose associated undergrowth can be
preserved; other significant native evergreen or deciduous trees; and other
significant non-native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
The Administrator may require independent review of any land use application that
involves tree removal and land clearing at the City's discretion.
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.
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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. The following parking ratios
would be applicable to the site:
Use Proposal Parking Ratio Requirements Required
Spaces
Attached dwellings
in Commercial
Zones
161 units Min: 1.0 parking stall per
dwelling unit.
Max: 1.75 per dwelling unit.
Min: 161
Max: 282
Commercial within
vertical mixed-use
developments
4,060 square
feet
Surface: a maximum of 4.0
parking stalls per 1,000 square
feet of net floor area.
Structured: 5.0 parking stalls
per 1,000 square feet of net
floor area.
20 parking
stalls
The project is proposing to utilize an existing 4-story parking garage with a capacity of 949
parking stalls located on an adjacent parcel to fulfill parking requirements (Proposed Lot
#1). According to RMC 4-4-080, off-site parking must be within five hundred feet (500’) of
the building or use if it is intended to serve residential uses, and within fifteen hundred
feet (1,500’) of the building or use if it is intended to serve nonresidential uses. At the
time of formal land use application, the applicant must provide details on the off-
site parking garage confirming adequate parking is being provided for the proposed
mixed-use development occurring on Parcel 2. Prior to occupancy of the building on
Parcel 2, a parking agreement must be executed with the owner of the parking
garage to ensure off-site parking is available for the duration of the use.
Per RMC 4-4-080F.11, attached dwellings are required to provide one-half (0.5) bicycle
parking space per one dwelling unit. For other uses, bicycle parking must be provided at
a rate of 10% of the number of required parking spaces. The applicant must ensure
compliance with RMC 4-4-080F.11 for bicycle parking standards.
9. Access/Driveways: Driveway widths are limited by the driveway standards, in RMC 4-4-
080I. Parking entry into the existing structured garage is proposed along Garden Ave N.
The applicant is intending to have a single pedestrian bridge connection along the rear of
the proposed building to the existing structured garage. The project is proposing two (2)
driveway cuts for fire lines, one along Park Ave N and the other along N 5th St. The fire
lanes will be reviewed as part of the formal permit application.
10. Residential Mixed-Use Standards: Per RMC 4-4-150, Residential Mixed Use
Development Standards, development that include a residential component must
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provide at least 20% of gross commercial floor area equivalent to a percentage of the
building footprint(s) of all buildings on site containing residential dwelling units. The
ground floor commercial space must be provided at a minimum average depth of thirty
feet (30') and no less than twenty feet (20') at any given point; ADA compliant bathrooms;
a central pluming drain line; and a grease trap and a ventilation shaft for commercial
kitchen hood/exhaust. In addition, the commercial space must also provide a minimum
floor-to-ceiling height of eighteen feet (18'), and a minimum clear height of fifteen feet
(15'). The preliminary building elevations show the first floor with a twelve foot (12’)
floor-to-ceiling height. Compliance with the ground floor commercial space
standards must be demonstrated at the time of a formal application.
11. Attached Dwelling Units Standards: The project is proposing to offer a diverse range of
units consisting of studio, 1-bedroom, 2-bedroom, and 3-bedroom units. Per RMC 4-4-
155, Attached Dwelling Units – Minimum Standards, buildings containing four (4) or more
attached dwelling units shall provide at least one (1) unit with two (2) or more bedrooms
for every four (4) units in the structure. One (1) unit with three (3) or more bedrooms may
be provided in place of any two (2) units required to include two (2) bedrooms. The intent
of these minimum standards to ensure attached dwelling units are designed to meet
minimum standards to reasonably protect the public health, safety, and welfare of City
of Renton residents. A breakdown of the number of units for each unit type was not
readily provided for review. Compliance with the Attached Dwelling Unit regulations
will be reviewed as part of the formal permit application.
12. Urban Design Regulations: Compliance with Urban Design Regulations, District ‘C’, is
required. The land use application shall provide a written narrative to identify how
the project meets each applicable urban design regulation. Please refer the
standards in their entirety at RMC 4-3-100. The following bullets are some, but not all, of
the guidelines and standards outlined in the regulations:
Building Entries
• Primary entrance of each building shall be located on the facade facing a street,
shall be prominent, visible from the street, connected by a walkway to the public
sidewalk, and include human-scale elements;
• Ground floor residential units that are directly accessible from the street shall
include:
a. Entries from front yards to provide transition space from the street; or
b. Entries from an open space such as a courtyard or garden that is accessible
from the street.
Service Element Location and Design
• Service elements shall be located and designed to minimize the impacts on the
pedestrian environment and adjacent and/or abutting uses. Service elements
shall be concentrated and located where they are accessible to service vehicles
and convenient for tenant use.
Pedestrian Circulation
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• A pedestrian circulation system of pathways that are clearly delineated and
connect buildings, open space, and parking areas with the sidewalk system and
abutting properties shall be provided.
• Sidewalks and pathways along the facades of buildings shall be of sufficient
width to accommodate anticipated numbers of users. Specifically:
a. Sidewalks and pathways along the facades of mixed use and retail buildings
one hundred (100) or more feet in width (measured along the facade) shall
provide sidewalks at least twelve feet (12') in width. The pathway shall
include an eight-foot (8') minimum unobstructed walking surface.
b. Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to be
no smaller than five feet (5') and no greater than twelve feet (12').
Pedestrian Amenities
• Amenities such as outdoor group seating, benches, transit shelters, fountains,
and public art shall be provided.
Recreation Areas and Common Open Space
• All mixed use residential and attached housing developments of ten (10) or more
dwelling units shall provide common open space and/or recreation areas.
a. At minimum, fifty (50) square feet per unit shall be provided.
• All buildings and developments with over thirty thousand (30,000) square feet of
nonresidential uses (excludes parking garage floorplate areas) shall provide
pedestrian-oriented space.
a. The pedestrian-oriented space shall be provided according to the following
formula: 1% of the site area + 1% of the gross building area, at minimum.
• Public plazas are to be provided at Park Ave N and N 5th St.
Building Roof Lines
• At least one of the following elements shall be used to create varied and
interesting roof profiles (illustration below):
a. Extended parapets;
b. Feature elements projecting above parapets;
c. Projected cornices;
d. Pitched or sloped roofs.
Building Materials
• All sides of buildings visible from a street, pathway, parking area, or open space
shall be finished with the same building materials, detailing, and color scheme.
A different treatment may be used if the materials are of the same quality.
13. Critical Areas: The city’s GIS Map shows the site is located within a high seismic hazard
area and may contain steep slopes. Due to the presence of geological hazards, a
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geotechnical study may 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.
14. Environmental Review: The construction of more than nine (9) dwelling units on a
project site is subject to Environmental (SEPA) Review in accordance with WAC 197-11-
800. An environmental checklist must be submitted with the land use application. An
environmental determination will be made by the Renton Environmental Review
Committee. Compliance with RMC 4-9-070 and WAC 197-11-800 will be reviewed at
the time of formal land use application.
15. Master Plan and Site Plan Approval: Per RMC 4-9-200, a Master Plan Review is required
for all phased development projects regardless of zone. The purpose of the master plan
process is to evaluate projects at a broad level and provide guidance for development
projects with multiple buildings on a single large site. The master plan process allows for
analysis of overall project concepts and phasing as well as review of how the major
project elements work together to implement City goals and policies. Master Plan Review
allows for consideration and mitigation of cumulative impacts from large-scale
development and allows for coordination with City capital improvement planning.
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 master plan and site plan review approval are itemized in RMC 4-9-200E.3.
Subdivision: The lot may be subdivided in one of two ways. The first option is to request
a Short Plat, which allows a single lot to be subdivided into a no more than nine (9) new
lots. The Short Plat is intended to promote orderly and efficient division of lots on a small
scale, avoiding placing undue burdens on the applicant. The Short Plat process requires
approval of a preliminary Short Plat by the Hearing Examiner and final Short Plat by the
Administrator of the Department of Community and Economic Development (CED) or
designee prior to recording the plat. To learn more about the Short Plat process, please
see RMC 4-7-070, Detailed Procedures for Short Subdivisions.
The second option is to obtain a Binding Site Plan, which is an optional alternative
method of land division for land classified for industrial, commercial, or mixed-use
zones. This approach allows the subdivided lots continue to operate as a single
integrated site for shared features such as access, open space, and utilities. The Binding
Site Plan process requires approval of a preliminary Binding Site Plan by the Hearing
Examiner and final Binding Site Plan by the Administrator of the Department of CED or
designee prior to recording the plat. For additional details about the binding site plan,
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please see RMC 4-7-230, Binding Site Plan. Compliance with the selected
subdivisions process will be reviewed at the time of a formal application.
16. Permit Requirements: If the lot is subdivided the project will require either a Short Plat
or a Binding Site Plan. The proposal will also require an Environmental (SEPA) Review,
Master Plan Review, and Site Plan Review (if the binding site plan is not proposed). 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 12 weeks.
The 2026 application fees are as follows: a preliminary Short Plat is $6,462, and the final
Short Plat is $3,231, the preliminary review for the Binding Site Plan is $3,152, the final
review for the Binding Site Plan is $6,304, SEPA Review is $1,914, Hearing Examiner Site
Plan is $4,538, Master Site Review is $4,538, and 5% technology fee. Any modifications
requested would require an additional $308 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.
17. 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.
18. 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.
19. Public Meeting: A neighborhood meeting, according to RMC 4-8-090, is required for:
a. Preliminary plat applications;
b. Planned urban development applications; and
c. Projects estimated by the City to have a monetary value equal to or greater than ten
million dollars ($10,000,000), unless waived by the Administrator.
The intent of this meeting is to facilitate an informal discussion between the project
developer and the neighbors regarding the project. The neighborhood meeting occurs
after a pre-application meeting and before submittal of applicable permit applications.
The public meeting shall be held within Renton city limits, at a location no further than
two (2) miles from the project site.
20. Public Outreach Sign: Preliminary plats, Planned Urban Development
(PUD)applications, and projects estimated by the City to have a monetary value equal to
or greater than ten million dollars ($10,000,000), unless waived by the Administrator
require the applicant to install a public outreach sign. Public outreach signs are intended
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to supplement information provided by public information signs by allowing an applicant
to develop a personalized promotional message for the proposed development. The sign
is also intended to provide the public with a better sense of proposed development by
displaying a colored rendering of the project and other required or discretionary
information that lends greater understanding of the project.
21. Impact Fees: In addition to the applicable building and construction fees, impact fees
would be required. Fees change periodically and the fees in effect at the time of building
permit issuance would apply. For informational purposes, the 2026 impact fees are as
follows:
• A Fire impact fee is assessed at $1,099.68 per dwelling unit;
• A transportation impact fee is assessed at $6,184.59 per dwelling unit; 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.
22. 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, 425-430-7288, vporter@rentonwa.gov to submit
prescreen materials and subsequent land use application.
23. Expiration: Upon approval, the Binding Site Plan and Master Plan are valid for five (5)
years. Projects planned to be developed or redeveloped in phases must occur within the
five (5) year time limit. An extension may be requested, but at no point shall development
exceed ten (10) years. The extension request must clearly defined phases and specific
time limits for each phase and a determination of eligibility for any extensions of the time
limits. It is the applicant’s responsibility to monitor the expiration dates.