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HomeMy WebLinkAboutPre-app Mtg Summary - 25-000425.pdfCityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000425 1 PRE-APPLICATION MEETING FOR Nguyen Senior Living Apartment Building PRE25-000425 CITY OF RENTON Department of Community & Economic Development Planning Division January 15th, 2026 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org Building Official: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000425 2 Renton Regional Fire Authority M E M O R A N D U M DATE: 1/09/25 TO: Alex Morganroth, Principal Planner FROM: Hugo Sotelo, DFM SUBJECT: Nguyen apt. 9662 & 9656 S. Carr Rd. Environmental Impact Comments 1. Fire impact fees are applicable at the following rates: $1,099.68 per multi-family dwelling unit, $1.19 per square foot of retail space, and $0.28 per square foot of office space. No fire impact fee is required for parking garage areas. These fees are collected at the time of building permit issuance. Fire Flow 2. The required fire flow for the proposed development is 1,500 gpm. A total of two fire hydrants is required, with one hydrant located within 150 feet of the proposed building and an additional hydrant within 300 feet of the building. A fire hydrant is also required to be located within 50 feet of all fire department connections. Based on available information, the existing water main appears to be adequate to support the required fire flow of 1,500 gpm. Fire life safety systems 3. Approved fire sprinkler, fire standpipe, and fire alarm systems are required throughout the building. Separate plans and permits will be required through the Fire Department. Direct exterior access to the fire sprinkler riser room is required. The fire alarm system shall be fully addressable and provide full detection coverage throughout the building. 4. The building is required to comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall be conducted to verify both incoming and outgoing emergency radio signal coverage within the building. If coverage is found to be inadequate, the building shall be enhanced with approved radio amplification equipment to meet minimum coverage requirements. Separate plans and permits are required for any proposed amplification system. 5. The project is required to comply with City fire code ordinance Section 914.3.7, Air Replenishment Systems. All high-rise buildings shall be equipped with an approved rescue air replenishment system capable of providing a pressurized fresh air supply through a permanent piping system for the replenishment of portable life-sustaining air equipment used by Fire and Emergency Services CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000425 3 personnel. The location of access stations, as well as the installation and maintenance requirements of the air replenishment system, shall be as determined by the Fire Code Official. Fire Department Access 6. Fire department apparatus access roadways are required to be provided within 150 feet of all portions of the building. Access roadways shall be a minimum of 20 feet in width and shall be designed to support a minimum 30-ton fire apparatus with 75-psi point loading. Required turning radii are 25 feet on the inside and 45 feet on the outside. Minimum vertical clearance shall be 13 feet 6 inches. Fire lane signage shall be provided for all on-site fire department access roadways as required by code. Other Code requirements 7. The building shall be equipped with an elevator meeting bariatric stretcher size requirements. The elevator car shall be capable of accommodating a minimum 40-inch by 84-inch stretcher. 8. Buildings with an occupied floor located more than 75 feet above the lowest level of fire department vehicle access would be classified as high-rise buildings under the International Building Code. If the building meets this definition, the project would be subject to additional fire and building code requirements under the 2021 International Building Code and International Fire Code, including but not limited to emergency power systems, fire pumps, secondary on-site fire protection water supply, pressurized stair enclosures, voice evacuation fire alarm systems, and a fire command CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000425 4 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 15th, 2026 June 20, 2011 TO: Alex Morganroth, Principal Planner FROM: Yong Qi, Civil Engineer III SUBJECT: Nguyen Senior Apartment 17819 98th Ave S, Renton, WA PRE25-000425 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 # 7616800230 and 7616800220. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. EXISTING CONDITIONS Water 1. The project is within the City of Renton’s water service area in the Talbot Hill 350 Pressure Zone. The project site is located outside of the City’s Wellhead/Aquifer Protection Area Zone. 2. The static water pressure is approximately 87 psi at ground elevation of 150-feet. There is an existing 12-inch water main (Record Dwg: W-05990E) located on the west side of 98th Ave S, which is connected to another 12-inch water main located on the south side of S Carr Road (Record Dwg: W- 05990F). The water main can deliver a maximum flow rate of 4,200 gallons per minute. 3. There is an existing fire hydrant adjacent to the southeast corner of the site (Hydrant ID No. HYD -S- 00419) and an existing fire hydrant in the SE corner at the intersection of Smithers Ave S and S Carr Rd. (Hydrant No. HYD-S-00488). Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an existing concrete 6-inch side sewer stub to the property (Record Dwg: S-288801). There is also an existing 18-inch concrete King County sewer main within 98th Ave S to the east of the project site. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000425 5 Storm 1. There is a 12-inch corrugated metal storm main (Record Dwg: R-189703) and associated catch basins within the S Carr Road to the south of the project site. The project slopes from east to west with an overall elevation difference of approximately 20 feet. Streets 1. The proposed project fronts 98TH Ave S to the east, S Carr Rd to the south, and private property on all other sides. 2. S Carr Road is classified as a Principal Arterial Road. Existing right of way (ROW) width is approximately 80 feet. 3. 98th Ave S to the east of the project site is classified as a residential access street with an existing right- of-way (ROW) width of approximately 50 feet. WATER COMMENTS 1. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the fire flow requirement for the proposed building is 1,500 gpm. A minimum of two fire hydrants are required. One within 150 -feet and one within 300-feet of the building. One hydrant is required within 50-feet of all fire department connections for standpipes and sprinkler systems. 2. Based on the information provided with the pre-application submittal documents, the following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to the items that follow. • Installation of a separate 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. Water meters 2-inch in size or less will be installed by City forces and a water meter permit is required. Domestic water meters 3-inch or larger shall be installed in an exterior vault per standard plan no. 320.4. 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, and that there is at least 3 feet of space between the back of the meters to the face of the buildings to allow the connection of the private service line to the meters. Water meters shall be located within public ROW or within an easement on private property. • 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 with a double check detector assembly (DCDA) is required for backflow prevention to the apartment buildings. The sizing of the fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DCDA shall be installed on the private property in an outside underground vault per City Standard Plan 350.3. The DCDA may be installed inside the building if it meets the conditions per City Standard Plan 360.5 for the installation of a DCDA inside a building. The location of the DCDA inside the building must be pre- approved by the City Plan Reviewer and Water Utility Department. • Installation of a landscape irrigation meter and double check valve assembly (DCVA) per City standard plan no 340.8, if applicable. • Installation of off-site and on-site fire hydrants, as required. The location and number of hydrants will be determined by the Fire Authority based on the final fire flow demand and final site plan. A hydrant is required within 50 feet of the buildings fire sprinkler system fire department connection (FDC). CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000425 6 • 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. 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 2026 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. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11780831&dbid=0&repo=CityofRent on. SEWER COMMENTS 1. The side sewer stub may be lined and reused if a CCTV of the side sewer is found acceptable to line (no damage, cross bores, 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. 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. If a commercial kitchen is proposed as part of any commercial space, a grease interceptor will be required. The grease interceptor shall be sized based on drainage fixtures units in accordance with standards found in the latest edition of the Uniform Plumbing Code (UPC). The grease interceptor shall drain by gravity to the sewer main. The grease interceptor shall be located on site so that is accessible for routine maintenance. 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 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 2026 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. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000425 7 SURFACE WATER 1. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual (RSWDM) will be required. Refer to Figure 1.1.2.A – Flow Chart in the 2022 RSWDM to determine what type of drainage review is required for this site. Based on the City’s flow control map, this site falls within Flow Control Duration Standard area (matching Forested site conditions). The project site is located in the Black River Basin and Panther Creek sub basin. 2. Drainage report and drainage plans based on 2022 RSWDM are required to be provided. 3. Storm drainage improvements along all public street frontages are required to conform to the City’s Street and stormwater conveyance standards. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM. New storm drains shall be designed to account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 4. Critical areas are present onsite or adjacent to the site that may affect stormwater review. The site contains steep slope hazard areas for sensitive slopes on the southwest and is adjacent to a landslide hazard area. 5. 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=CityofRen ton 6. 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. 7. 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. 8. 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. 9. Erosion control measures to meet the City requirements shall be provided. 10. The development is subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. • 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/DocView.aspx?id=11780831&dbid=0&repo=CityofRent on. TRANSPOTATION CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000425 8 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: • S Carr Road is classified as a Principal Arterial Road. To meet the City’s complete street standards for principal arterial streets, minimum ROW width is 91 feet. Half street improvements as taken from the ROW centerline will be required and include a pavement width of 27 feet (2-11-ft travel lanes, plus a 5-ft bike lane), a 0.5-ft curb, an 8-ft planting strip, an 8-ft sidewalk, 2-ft minimum clearance between sidewalk and property line, street trees and storm drainage improvements. Approximately 5.5-foot ROW dedication would be required depending on final survey. • 98th Ave S to the east of the project site is classified as a residential access street with an existing right-of-way (ROW) width of approximately 50 feet. To meet the City’s complete street standards for Residential Access streets, a minimum ROW width of 60 feet is required. Per RMC 4-6-060, half 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- foot clearance space, street trees and storm drainage improvements. Approximately 5-foot ROW dedication would be required depending on final survey. 2. 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. 3. Refer to City code 4-4-080 regarding driveway regulations. 4. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. 5. Street lighting on frontage as per City standards is required for the project that have more than four (4) units for residential, or 5,000 SF for commercial per RMC 4-6-060.F.1. 6. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090. 7. 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. 8. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. • The 2026 transportation impact fee for net new pm peak hour vehicle trips is $8,031.94 per trip. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11780831&dbid=0&repo=CityofRent on. 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 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000425 9 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 2026 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current fee schedule. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000425 10 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 15, 2026 TO: Pre-Application File No. PRE25-000425 FROM: Alex Morganroth, Principal Planner SUBJECT: Nguyen Senior Living Apartment Building – 9656 and 9662 S Carr Rd, Renton, WA 98055 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 proposed project site consists of two (2) parcels (APNs 761680-0230 and -0220) at 9656 and 9662 S Carr Rd. The site area totals approximately 23,340 square feet (0.54 acres). The Site is located at the corner of S Carr Rd and 98th Ave S and is in the Commercial Office (CO) zone, Urban Design District D Overlay, and Commercial & Mixed Use (CMU) land use designation. The proposed project would include a mixed use building with three (3) levels of partially below-grade structured parking and eight (8) above ground floors for 79 apartment style flats for senior housing with retail and lobby space on the main floor. The site is current vacant and the topography slopes from east to west with an overall elevation difference of approximately 20 feet. The applicant anticipates the removal of all trees on the site. According to the City of Renton (COR) Maps, the site contains regulated slopes (less than 40%). Current Use: Current use of the site is vacant undeveloped land. 1. Comprehensive Plan/Zoning Requirements: The property is located within the Commercial & Mixed Use (CMU) land use designation and Commercial Office (CO) zoning classification. The purpose of the CO zone is to provide areas appropriate for professional, administrative, and business offices and related uses, offering high-quality and amenity work environments. In addition, a mix of limited retail and service uses may be allowed to primarily support other uses within the zone, subject to special conditions. Limited light industrial activities, which can effectively blend in with an office environment, are allowed, as are medical institutions and related uses. Below are some highlighted uses and requirements for the site: • Apartments: An allowed use in the CO zone in conformance with the following: 1. Mass Transit Facilities: At least fifty percent (50%) of the lot shall be located within one-quarter (1/4) mile (as the crow flies) of at least one of the following: CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000425 11 a. Bus Stop: An official bus service stop that offers levels of service comparable to all of the following: i.Service at least every ten (10) minutes during peak morning and evening travel times; ii.Fifteen (15) minute service during off-peak periods; iii.Scheduled service for late night/early mornings; or iv.Full service seven (7) days a week. b. Dedicated Park and Ride: A Park and Ride, as defined in RMC 4-11-160, Definitions P. c. Commuter Rail: A passenger rail station. 2. Mixed Use Building: Dwelling units are allowed only within a vertically mixed use building with ground floor commercial and a minimum of eight (8) stories that is designed and developed pursuant to RMC 4-4-150, Residential Mixed Use Development Standards. Commercial uses on the ground floor shall be 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 and similar uses as determined by the Administrator. 3. Structured Parking: Required parking for the dwelling units shall be provided entirely within an attached structured parking facility. If not provided within a structured parking garage, surface parking lots serving commercial uses shall be located to the rear and/or side of the building. 4. Prohibited Locations: The lot shall not be located within one thousand feet (1,000') of an adult retail or entertainment business located within the City of Renton. 5. Entitlement Process: Sites less than two (2) acres in area shall be entitled in accordance with RMC 4-9-150, Planned Urban Development Regulations. For larger sites see RMC 4-9-200, Master Plan and Site Plan Review. • Retail sales: Outside the Employment Area (EA) land use designation, the use shall be developed as part of a mixed-use building yet shall not occupy more than twenty-five percent (25%) of a building whose primary use is general office or residential, and no more than twenty-five percent (25%) of any one floor of an indoor recreation facility. • Parking garage, structured, commercial or public: A permitted use in the CO zone. 2. Development Standards: The project would be subject to RMC 4-2-120B, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CO standards” herein). These standards are available on the City’s website. Please refer to the applicable footnotes in the RMC when applying these development standards to your proposal. CO Development Standards Minimum Lot Size for lots created after July 11, 1993 25,000 sq. ft. Minimum Lot Width/Depth for lots created after July 11, 1993 None Maximum Lot Coverage for Buildings 65% of total lot area or 75% if parking is provided within the building or within a parking garage. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000425 12 Minimum Net Residential Density 75 dwelling units per net acre. Maximum Net Residential Density 150 dwelling units per net acre. Density may be increased up to 250 dwelling units per net acre subject to conditional use permit approval. Minimum Front Yard Residential Mixed Use Buildings: 0 ft. Maximum Front Yard Residential Mixed Use Buildings: 15 ft. Minimum Secondary Front Yard Residential Mixed Use Buildings: 0 ft. Maximum Secondary Front Yard Residential Mixed Use Buildings: 15 ft. Minimum Rear Yard and Minimum Side Yard None required, except, 15 ft. if abutting a lot zoned residential. Maximum Building Height 250 ft. Pedestrian Access (General) A pedestrian connection shall be provided from a public entrance to the street, unless the Reviewing Official determines that the requirement would unduly endanger the pedestrian. Refuse or Recycling (Size, Location, and Screening) See RMC 4-4-090 Parking and Loading (General) See RMC 4-4-080 and RMC 10-10-13 Required Location for Parking N/A Upper Story Setbacks Residential mixed use buildings: buildings or portions of buildings that exceed one hundred feet (100') in height shall include upper story setbacks as follows: The minimum setback for a seventh (7th) story and succeeding stories shall be ten feet (10') minimum from the preceding story, applicable to each story, or an equivalent standard that adds interest and quality to the building. Roofline and Facade Modulation Buildings shall provide vertical and horizontal modulation of roof lines and facades of not less than two feet (2') at a minimum interval of forty feet (40') per building face, or an equivalent standard that adds interest and quality to the building. Residential Mixed Use Development Standards: The project would be subject to RMC 4-4-150, “Residential Mixed Use Development Standards” effective at the time of complete application. The purpose is to ensure that all development is consistent with the goals, objectives and policies of the Comprehensive Plan and provide development standards for integrated residential and commercial development within the same building or on the same parcel or contiguous group of parcels. In the CO zone, a minimum of 40% of the gross ground floor area of all buildings on site containing dwelling units shall be developed with commercial square footage. Ground floor commercial space shall be along any street frontage or, in the absence of street frontage, along the primary façade of the building in conformance with the following standards: CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000425 13 a. A minimum average depth of thirty feet (30') and no less than twenty feet (20') at any given point; b. A minimum floor-to-ceiling height of eighteen feet (18'), and a minimum clear height of fifteen feet (15') unless a lesser clear height is approved by the Administrator; c. ADA compliant bathrooms (common facilities are acceptable); d. A central plumbing drain line; and e. A grease trap and a ventilation shaft for a commercial kitchen hood/exhaust. For vertically mixed use buildings, the façade necessary for interior entrances, lobbies, and areas/facilities developed for the exclusive use of the building’s residents, or their guests (“lobby facade” for the purposes of this Section), is limited to thirty five percent (35%) of the overall facade along any street frontage or the primary façade. The Administrator may allow the lobby façade to exceed thirty five percent (35%) if the depth of the commercial space exceeds the minimum required by RMC 4-4-150E, provided the increased percentage of lobby façade is generally proportional to the increased depth of commercial space. Compliance with the residential mixed use development standards would be verified at the time of formal land use application review. Density: Minimum of 75 dwelling units per net acre (du/ac) if within a mixed use building and a maximum of 150 du/ac. Density may be increased up to 250 dwelling units per net acre subject to conditional use permit approval. A density bonus may be granted for developments that satisfy the criteria and standards of RMC 4- 9-065, Density Bonus Review. The applicant is proposing a 126,860 sq. ft., 11 story building with eight (8) floors of residential, structured parking, and ground level commercial and lobby/amenity space. As a permitted use requirement, mixed use buildings with ground floor commercial and residential development are allowed only within a minimum of eight (8) story building that is designed and developed pursuant to RMC 4-4-150. Based on a gross acreage of 0.54 acres, a 79 unit development would result in a gross density of 147.5 du/ac (79 units / 0.54 acres). Compliance with density allowances would be verified at the time of formal land use application review. Minimum Lot Size, Width and Depth: The minimum lot size in the CO zone is 25,000 square feet for lots created after July 11, 1993. There are no minimum requirements for lot width or depth for lots created after July 11, 1993 within the CO zone. The applicant would be required to complete a lot combination as part of the proposed development of the site. Building Coverage: The CO zone allows a maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within a parking garage. The applicant is proposing a multi-level structured parking garage within the building. Compliance with the building coverage requirements would be verified at the time of formal land use application review. Building Setbacks: Setbacks are the distance between the building and the property line or any private access easement or tract. Setback requirements for residential mixed use buildings in the CO zone are as follows: 0- 30 feet minimum front yard and 0-30 feet minimum secondary front yard. There is no minimum or maximum rear or side yard setbacks unless the property abuts a residential zoned property, where the setback along residentially zoned properties is 15 feet. The proposal abuts three (3) residential zoned properties to the north and west and would be subject to a minimum 15-foot setback where the site abuts these residential zoned properties. The applicant is proposing one (1) new building with a 15-foot side yard setback to the north, a 15-foot side yard setback to the west, and 0-foot front and secondary front yard setbacks from S Carr Rd and 98th Ave SE. As noted above, the applicant will be required to complete a lot combination as part of the proposed development of the site due to the proposed building being located over the existing property line. Compliance with building setback requirements would be verified at the time of formal land use application review. Gross Floor Area: There is no minimum requirement for gross floor area. Building Height: Maximum building height in the CO zone is 250 feet. The maximum building height when a lot is abutting a lot designated as residential is 20 feet more than the maximum height allowed in the abutting CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000425 14 residential zone. The Site abuts three (3) residential properties zoned Residential -8 (R-8). The maximum wall plate height in the R-8 zone is 24 feet. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height. The proposed new structures appear to exceed the maximum building height requirements of the CO zone given the property abuts a residential zone. However, in approving a planned urban development, the City may modify any of the standards of chapter 4-2 RMC. For example, the building height to comply with the permitted use requirement for attached dwelling units in the CO zone. Compliance with the building height standards would be required to be demonstrated in the land use application. 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. No mechanical or utility equipment was identified in the submitted materials. See RMC 4-4-095, Screening and Storage Height/Location Limitations for specific requirements. Refuse and Recycling Areas: All new development for multi-family, commercial, industrial and other nonresidential uses shall provide onsite refuse and recyclables deposit areas and collection points for collection of refuse and recyclables. Refuse and recycling areas need to meet the requirements of RMC 4-4- 090, “Refuse and Recyclables Standards.” For multi-family, 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 and a minimum of three (3) square feet per dwelling unit shall be provided for refuse 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 recycling and refuse deposit areas. Architectural design of the enclosures shall be consistent with the design of the primary building. 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. The submitted material did not identify a refuse and recycling enclosure area. Refuse and recycling areas would need to be identified in the land use application that meet the minimum size, screening, location, and other standards in RMC 4-4-090. Compliance with the refuse and recycling standards (general and Urban Design) would be reviewed with the land use application. Attached Dwelling Units – Minimum Standards – The amount of habitable space, as defined by WAC 246-359- 010, provided by any attached dwelling unit shall be equal to or greater than the following: Number of Bedrooms Required Amount of Habitable Space 1. Studio (no bedroom 400 square feet 2. One (1) 600 square feet 3. Two (2) 800 square feet 4. Three (3) 1,000 square feet 5. Four (4) 1,200 square feet Buildings containing four (4) or more attached dwelling units shall provide at least one unit with two (2) or more bedrooms for every four (4) units in the structure. One unit with three (3) or more bedrooms may be provided in place of any two (2) units required to include two (2) bedrooms. See RMC 4-4-155 for additional bathroom, kitchen, and storage standards. 3. Landscaping: Compliance with the landscape standards is required with conversions of vacant land. Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. Any landscaping area shall be a minimum of five feet (5’) in width. An underground sprinkling system shall be CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000425 15 required to be installed and maintained for all landscaped areas. The submitted material did not identify landscaping onsite. A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time of formal land use application review. Street Trees and Planter Landscaping: 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, at a minimum, groundcover shall be planted within planting strips. Please see RMC 4-4-070.L.2 for additional planter strip ground cover standards. 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 driveways and those zones with building setbacks less than ten feet (10'). In those cases, ten feet (10') of landscaping shall be required where buildings are not located. Compliance with street frontage landscaping would be verified at the time of formal land use application review. 4. Parking: Parking, docking and loading areas for truck traffic shall be off-street and screened from view of abutting public streets. The following parking ratios would be applicable to the site: Commercial Activities Outside of the Center Downtown Zone Use Area (SF) or Number of Units Ratio Required Spaces Retail sales and wholesale retail sales: 5,500 A minimum and maximum of 2.5 per 1,000 square feet of net floor area, except wholesale retail sales, which is allowed a maximum of 5.0 per 1,000 square feet of net floor area if shared and/or structured parking is provided. Min. of 14, Max. of 28 Attached dwellings: 79 1 per dwelling unit is required. A maximum of 1.75 per dwelling unit is allowed. Min. of 79, Max. of 138 The applicant is proposing approximately 45 stalls within the building. The applicant would be required, at the time of formal land use application, to provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site. The parking analysis would be based on the square footage of uses proposed and the total number of attached dwelling units. It should be noted that the parking regulations specify standard stall dimensions. Structured parking stalls must be a minimum of seven feet, six inches (7'6") in width by twelve feet (12') in length, measured along both sides for stalls designed at less than forty five degrees (45°). A stall shall be a minimum of thirteen feet (13') in length, for stalls designed at forty five degrees (45°) or greater. See RMC 4-4-080 for more information. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. The minimum required number of accessible spaces is two spaces when the total required parking is between 26 and 50 total parking spaces. Bicycle parking shall be provided for all residential developments that exceed five (5) residential units and/or all non-residential developments that exceed four thousand (4,000) gross square feet in size. When there are two (2) or more separate uses on a site, the required bicycle parking for the site shall be the sum of the required parking for the individual uses. The number of bicycle parking spaces shall be equal to ten percent (10%) of the number of required off-street vehicle parking spaces for all uses except attached dwellings. Attached dwellings shall provide one-half (0.5) bicycle parking space per one dwelling unit. Please review RMC 4-4- 080.F.10 and RMC 4-4-080.F.11 for further general parking and specific bicycle parking requirements. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000425 16 Loading Space Required: Not permitted on the side of the lot adjacent or abutting to a lot zoned residential. Adequate permanent off-street loading space shall be provided if the activities require deliveries to it or shipments from it. Loading space shall be in addition to required off-street parking spaces. No portion of a vehicle taking part in loading or unloading activities shall project into a public street or alley. Ingress and egress points from public rights-of-way at designated driveways shall be designed and located in such a manner as to preclude off-site or on-street maneuvering of vehicles. Buildings which utilize dock-high loading doors shall provide a minimum 100 feet of clear maneuvering area in front of each door. Buildings which utilize ground level service or loading doors shall provide a minimum of 45 feet of clear maneuvering area in front of each door. 5. Fences/Walls: The location of all fences and/or walls must be designated on the conceptual landscape plan. A retaining wall that is four feet (4’) or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall, requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. A fence taller than seven f eet (7') shall require a building permit (six feet (6’) per building code) or a written exemption from the Building Official. A property owner wishing to vary the height restrictions or placement of a fence on a lot may make written application to the Planning Division for an administrative review from height restrictions. For more information about fences refer to RMC 4-4-040. 6. Significant Tree Retention: If Application materials identify that 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. The tree retention plan must show preservation of at least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, 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 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000425 17 TREE SIZE TREE CREDITS Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-130H.1.e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree retention plan and tree credit worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. 7. Lighting: Light fixtures should be non-glare to minimize the impact onto adjacent and abutting properties. Methods of controlling spillover light include, but are not limited to, limits on the height of light structure, limits on light levels of fixtures, light shields, and screening. Lighting should include timers or other switches to ensure that lights are extinguished when not in use. The applicant would be required to provide a conceptual lighting plan at the time of formal land use application review. In addition, see the standards found in RMC 4-4-075 Lighting, Exterior On-site. 8. Access: A Driveway widths and quantity are limited by the driveway standards, in RMC 4-4-080I. Driveways shall not be closer than five feet (5’) to any property line and not exceed 40 percent (40%) of the street frontage. The width of any driveway shall not exceed 30 feet (30’). A single access point on Bremerton Ave NE is proposed which would meet the spacing and access requirements. The final location of the access point on Bremerton Ave NE would be determined through Site Plan Review. Pedestrian Access: A pedestrian connection shall be provided from all public entrances to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting properties. 9. Urban Design Standards: Compliance with Urban Design Regulations, District ‘D’, is required. See Renton Municipal Code section 4-3-100. The following bullets are a few of the standards outlined in the regulations. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000425 18 • A 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. • Parking shall be located so that no surface parking is located between a building and the front property line, or the building and side property line, on the street side of a corner lot. • The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded. • Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. • All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). • Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. • Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. These elements shall be a minimum of four and one-half feet (4- 1/2') wide along at least seventy five percent (75%) of the length of the building facade facing the street, a maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above ground level. • Upper portions of building facades shall have clear windows with visibility into and out of the building. However, screening may be applied to provide shade and energy efficiency. The minimum amount of light transmittance for windows shall be fifty percent (50%). • On any façade visible to the public, transparent windows and/or doors are required to comprise at least fifty percent (50%) of the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). Where windows or storefronts occur, they must principally contain clear glazing. 10. Critical Areas: According to City of Renton (COR) Maps, the Site contains regulated slopes (less than 40%). A geotechnical analysis for the site is required. The analysis needs to assess soil conditions and detail construction measures to assure building stability. 11. Environmental Review: The proposed project would be subject to Washington State Environmental Policy Act (SEPA) review based on the scope of the proposed development. Therefore, an environmental checklist is a submittal requirement. An environmental determination would be made by the Renton Environmental Review Committee. 12. Planned Urban Development Regulations: Apartments, on sites less than two (2) acres in area, are allowed use in the CO zone through a Planned Urban Development. There are two (2) principal purposes of the planned urban development regulations. First, it is the purpose of these regulations to preserve and protect natural features of the land. Second, it is also the purpose of these regulations to encourage innovation and creativity in the development of residential, business, manufacturing, or mixed use developments by permitting a variety in the type, design, and arrangement of structures and improvements. In approving a planned urban development, the City may modify any of the standards of chapter 4 -2 RMC, RMC 4-3-100, chapter 4-4 RMC, RMC 4-6-060 and chapter 4-7 RMC, except for code provisions restricted from modification under RMC 4-9-150.B.3. Applicants must demonstrate that a proposed development is in compliance with the Comprehensive Plan, that the proposed development will be superior to that which would result without a planned urban development, and that the development would not be unduly detrimental to surrounding properties. Final planned urban development approval would be required prior to submitting building and construction permits. The applicant may request that review and decision on CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000425 19 the preliminary plan and final plan be merged in one decision per RMC 4 -9-150H.1. See RMC 4-9-150 for additional requirements. Example of PUD Decision Criteria (see RMC 4-9-150 for additional decisional criteria): The City may approve a planned urban development only if it finds that the following requirements are met. Demonstration of Compliance and Superiority Required – Applicants must demonstrate that a proposed development is in compliance with the purposes of the Planned Urban Development and with the Comprehensive Plan. The proposed development shall be superior to that which would result without a planned urban development and that the development will not be unduly detrimental to surrounding properties. Public Benefit Required – In addition, applicants shall demonstrate that a proposed development will provide identified benefits that clearly outweigh any adverse impacts or undesirable effects of the proposed planned urban development, particularly those adverse and undesirable impacts to surrounding properties, and that the proposed development will provide one or more of the following benefits than would result from the development of the subject site without the proposed planned urban development: a.Critical Areas: Protects critical areas that would not be protected otherwise to the same degree as without a planned urban development; or b.Natural Features: Preserves, enhances, or rehabilitates natural features of the subject property, such as significant woodlands, native vegetation, topography, or noncritical area wildlife habitats, not otherwise required by other City regulations; or c.Public Facilities: Provides public facilities that could not be required by the City for development of the subject property without a planned urban development; or d.Use of Sustainable Development Techniques: Design which results in a sustainable development; such as LEED certification, energy efficiency, use of alternative energy resources, low impact development techniques, etc.; or e.Overall Design: Provides a planned urban development design that is superior to the design that would result from development of the subject property without a planned urban development. A superior design may include the following: i.Open Space/Recreation: 1. Provides increased open space or recreational facilities beyond standard code requirements and considered equivalent to features that would offset park mitigation fees in Resolution 3082; and 2. Provides a quality environment through either passive or active recreation facilities and attractive common areas, including accessibility to buildings from parking areas and public walkways; or ii.Circulation/Screening: Provides superior circulation patterns or location or screening of parking facilities; or iii.Landscaping/Screening: Provides superior landscaping, buffering, or screening in or around the proposed planned urban development; or iv.Site and Building Design: Provides superior architectural design, placement, relationship or orientation of structures, or use of solar energy; or v.Alleys: Provides alleys for any proposed single family detached, semi-attached, or townhouse units. 13. Land Use Permit Requirements: The proposed project would require Planned Urban Development and Environmental ‘SEPA’ Review. The 2026 land use application fees would be as follows: Planned Urban CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000425 20 Development (Preliminary Plan $6,462.00), Environmental (SEPA) Review ($1,914.00). A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change prior to submittal. Detailed information regarding the land use application submittal can be found on the Preliminary Planned Urban Development submittal checklist. Other informational applications and handouts can be found on the City’s Digital Records Library. The city requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. In addition to the required land use permits, separate construction and building permits would be required. 14. 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. 15. 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. 16. Public Meeting: Please note 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. 17. Public Outreach Sign: Planned urban development projects require the applicant to install a public outreach sign. Public outreach signs are intended 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. 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 2026 impact fees for attached residential units are as follows: • A Fire impact fee based on the rate established by the Renton Fire Authority would be assessed based on the use. For example, fire impact fee is assessed at $1,099.68 per new multi- family dwelling unit; • A transportation impact fee for new multi-family dwelling unit is assessed at $6,184.59 per new unit; • Renton School District Impact Fee assessed at $0.00 per new multi-family dwelling unit (+5% administrative fee); and • Parks Impact Fee currently assessed at $2,222.84 (5 or more units) per new dwelling unit. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000425 21 Impact fees for the retail/commercial portion of the project will vary by type of business proposed. Please review the Fee Schedule for impact fees broken down by use. A handout listing all of the City’s Development related fees is available for your review at www.rentonwa.gov. 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 Valerie Porter, Senior Planner, at 425-430-7288 or vporter@rentonwa.gov to submit prescreen materials and subsequent land use application. 20. Expiration and Extensions: Upon preliminary approval of planned urban developments are valid for two (2) years of the effective date of action by the Hearing Examiner. A Final Planned Urban Development application must be submitted prior to the 2-year expiration. It is the applicant’s responsibility to monitor the expiration date.