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HomeMy WebLinkAboutPre-app Mtg Summary - 26-000013.pdfCityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000013 1 PRE-APPLICATION MEETING FOR NE Renton Park PRE26-000013 CITY OF RENTON Department of Community & Economic Development Planning Division February 5, 2026 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Michael Sippo, 425-430-7298, msippo@rentonwa.gov Fire Prevention Reviewer: Hugo Sotelo, 425-276-9587, hsotelo@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\2026\PRE26-000013 2 Renton Regional Fire Authority M E M O R A N D U M DATE: January 21st, 2026 TO: Alex Morganroth, Principal Planner FROM: Hugo Sotelo, DFM SUBJECT: NE Renton Park Fire Flow: 1. The fire flow requirement for the proposed structure is 1,000 gpm minimum. A minimum of one fire hydrant is required within 300 feet of the proposed structure. Fire Department Access: 2. 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 radius 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000013 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 5th, 2026 June 20, 2011 TO: Alex Morganroth, Principal Planner FROM: Michael Sippo, Civil Plan Reviewer SUBJECT: Northeast Renton Park 2718 Duvall Ave NE PRE26-000013 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 2718 Duvall Ave NE (KC Parcel #0323059116, 0323059287, 0323059005, 3424059164, and 0323059164). The following comments are based on the pre-application submitted to the City of Renton by the applicant. EXISTING CONDITIONS The site is approximately 18.5 acres in size and is irregular in shape (14.5 acres proposed for renovation). The majority of the site is heavily forested, and a small portion was developed with an existing single -family residence that has since been demolished. Water Water service is provided by the City of Renton. The site is in the Highlands service area in the 565 hydraulic pressure zone. There is an existing 12-inch City water main located in Duvall Ave NE (see Water plan no. W-295207) that can deliver a maximum total flow capacity of 2,800 gallons per minute (gpm). The approximate static water pressure is 90 psi at ground elevation of 356 feet. Sewer Wastewater service is provided by the City of Renton. There is an 8-inch gravity wastewater main located near the intersection of Duvall Ave NE and NE 24th St (see record drawing S-375103). Parcel 0323059164 is currently served by on-site septic. Parcel 0323059287 does not currently have a wastewater discharge connection. Storm There is an existing 18-inch stormwater main in Duval Ave NE (see City plan no. SWP2702952). Based on the current site topography, the site appears to drain stormwater run -off towards the northeast property line towards May Creek. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000013 4 Streets Duvall Ave NE is a 5-lane Principal Arterial Street that has a varying existing right-of-way (ROW) width fronting the property. WATER COMMENTS 1. To provide domestic and fire protection services for the development, improvements include but are not limited to: a. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. b. A pressure-reducing valve will need to be installed if the static pressure exceeds 80 psi. c. A new fire hydrant must be installed within 300 feet of the new building. d. In accordance with current development regulations (RMC 4-6-080D), a separate water service connection and meter are required for each commercial building served by City water. e. Approximately 150 linear feet of 8-inch minimum watermain extension will be required on- site with a minimum of 15-foot-wide easement. 2. A conceptual utility plan will be required as part of the land use application for the subject development. 3. Civil plans for the 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 2021 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 structural cannot be installed over the water main unless the water main is installed inside a steel casing. 4. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found on the City’s website. Current fees will be charged at the time of construction permit issuance. a. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee for a single 1-inch meter is $5,025.00 per meter. b. Water service installation charges for each proposed domestic water service are applicable. Water Service installation for a 1-inch water service line is $2,875.00 per service line. c. Drop-in meter fee is $460.00 per meter for a 1-inch meter. This is payable at issuance of the building. d. Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at construction permit issuance. The full fee schedule can be found here. SEWER COMMENTS 1. 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. 4-inch side sewers to each individual unit off of the main 6-inch stub is acceptable for the multi-plex. 2. A sewer lift station may be required to connect the proposed facilities to the City’s sewer system. A sewer force main extension would be required with the closest possible connection being near the intersection of Duvall Ave NE and NE 24th St (approximately 1,400 feet of force main extension required). 3. An individual grinder pump and force mains may be considered for serving the property. The applicant shall make every effort to accomplish gravity side sewers. The force main should connect CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000013 5 to a 6-inch sewer stub that is a minimum of 2% in slope dedicated specifically to the private force main. Utility easements will be needed for any force main or gravity side sewer that passes through an adjacent lot prior to connecting to the existing sewer main. 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. a. The current sewer fee for a 1-inch meter install is $4,025.00 per meter. b. Fees will be charged based on the rate at the time of construction permit issuance. c. The full fee schedule can be found here. SURFACE WATER COMMENTS 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. The site falls within the City’s Flow Control Duration Standard (matching Forested site conditions). The site falls within the May Creek basin. 2. Critical areas that shall be addressed in the report include wetlands, steep slopes, erosion hazard, flood zones, and a fish bearing stream (May Creek). 3. Noteworthy encumbrances (parcel #0323059005) include a 24-inch discharge culvert at the SW corner of the property adjacent to Duvall Ave NE (OUT-0455), and two infiltration trenches (See City plan no. R-375109). 4. Drainage report and drainage plans based on 2022 RSWDM are required to be provided. 5. 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. 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. All proposed stormwater facilities shall be designed in accordance with the current RSWDM 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 all proposed detention and/or water quality vaults. 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 appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit construction. 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 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000013 6 10. A Construction Stormwater General Permit from the Washington Department of Ecology is required since land disturbance of the site will exceed one acre . The Ecology approval letter shall be forwarded to the City prior to permit issuance. 11. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals. The current City of Renton Standard details are available online at the City of Renton website here. 12. 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. a. The 2026 Surface water system development fee is $0.94 per square foot, but not less than $2,350. b. Credit will be applied for the existing single-family house that was demolished. c. The full schedule can be found here. TRANSPORTATION COMMENTS 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. Duvall Ave NE is classified as a principal arterial street that has a varying existing right -of-way (ROW) width fronting the property. To meet the City’s complete street standards for 5-lane principal arterial streets, 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 66-foot paved road (33-feet each side), an 8-foot parking lane, a 0.5-foot curb, an 8-foot planting strip, and an 8-foot sidewalk. Dedication will vary, needing to be 51.5 off the ROW centerline pending final survey, which generally appears to be around 6.5-feet of dedication. i. However, the City will support a modification to retain the curb to curb width and road section to remain as is. The fronting sidewalk needs to be improved to meet ADA compliance or proven that it is currently in compliance. A modification shall be included with the land use application. 2. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5 feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. c. The width of any driveway shall not exceed thirty feet (30’). 3. For dead end streets that exceed 150-feet in length an approved turnaround per RMC 4-6-060 is required. 4. On-site and off-site curb ramps, sidewalk 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. 5. An accessible route of travel meeting current ADA standards shall be provided from the intersection to the primary parking lot and gathering areas. ADA parking shall be provided with the minimum number of stalls meeting the provisions of RMC 4-4-080. 6. Undergrounding of all existing and proposed utilities (i.e. communications, power, etc.) is required on all frontages per RMC 4-6-090. 7. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 8. A traffic impact analysis is required when estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 - 9:00) or PM (3:00 –6:00) peak periods estimated by the applicant engineer using the current ITE Trip Generation book. The analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation. The study shall include trip generation and trip distribution for the project for both AM and PM peak hours. The applicant engineer can contact the City to determine the extent of the traffic study that CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000013 7 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. 9. The existing traffic signal shall be analyzed to determine if any upgrades to the signal such as dedicated left turn or signal timing is warranted. 10. The intersection shall be upgraded to meet current ADA standards (i.e. landings and push buttons , lids brought flush to grade, slip resistant lids, crosswalk striping). 11. The impact fee is applicable at time of building permit based on the type of land use. Transportation impact fees that are current at the time of building permit is payable at the time of building permit issuance. Information of the current impact fee rate based on land use type is available in the City Fee Schedule available at city of Renton website https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=CityofRenton GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right- of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. a. Show all retaining walls on profile view. No walls shall be greater than 6’. 3. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required as part of the building permit review. 4. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: a. Provide rim and invert elevations on all drainage and sewer structures. b. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required except for water lines which require 10-ft horizontal and 1.5-ft vertical. c. The stormwater line should be minimum 5 feet away from any other structure or wall or building. d. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 5. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall conform the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up- to-date plan submittal requirements. 6. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 7. Gravel is not permitted surface treatment for driveways and parking lots per RMC 4-4-080. 8. Fees quoted in this document reflect the fees applicable in the year 202 6 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 development fee schedule. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000013 8 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 5, 2026 TO: Pre-Application File No. PRE26-000013 FROM: Alex Morganroth, Principal Planner SUBJECT: NE Renton Park – 2718 Duvall Ave NE (APNs 0323059116, 0323059287, 0323059005, 3424059164, 0323059164) 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 properties are located at the intersection of Duvall Ave NE and SE 95th Way at or near 2718 Duvall Ave NE (APNs 0323059116, 0323059287, 0323059005, 0323059164, and 3424059164). Together the five (5) parcels have a combined area of approximately 18.8 acres. The proposed site has a Comprehensive Land Use Designation of Residential Low Density (RLD) and is zoned Residential-1 (R-1). The applicant, the City of Renton, is proposing to construct a new neighborhood park designed primarily around the existing natural features on the site . The proposed park would include a mix of passive and active recreation including a trail network consisting of elevated boardwalks with viewing platforms, a 20 -space surface parking lot, a picnic shelter, and playground, a restroom, and miscellaneous site furnishings l ike interpretative signage, benches, and grills. At the current stage, the size of the buildings/shelters has not been determined. Access to the site is proposed via a single 25-foot wide driveway off of Duvall Ave NE. According to City of Renton (COR) Maps, the project site includes high erosion hazard areas, regulated slopes (sensitive and protected), a Special Flood Hazard Area (100 year flood), a floodway, and a wetland along the eastern portion of the site. In May Creek, a Type F fish bearing stream, is located on the northern-most parcel and continues onto multiple parcels east of the site. Vehicular access to the future park is proposed via an existing roadway off of Duvall Ave NE. This roadway is an unimproved gravel road that serves as access to the Cook property (2712 Duvall Ave NE) and the future NE Renton Park properties. The overall site plan indicates that future acquisition of 2712 Duvall Ave NE. Current Use: All parcels are vacant and owned by the City of Renton. 1. Zoning/Land Use Designation, and Overlays: The subject parcel is zoned Residential-1 (R-1). The R-1 zone applies to lands with significant environmental constraints, which may have the potential for development at a level of intensity that will not compromise critical areas. It is intended to implement the Low Density Residential Comprehensive Plan designation. The zone provides for suburban estate single family and clustered single family residential dwellings, at a maximum density of one dwelling unit per net CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000013 9 acre, and allows for small scale farming associated with residential use. It is further intended to protect critical areas, provide separation between neighboring jurisdictions through designation of urban separators as adopted by the Countywide Policies, and prohibit the development of incompatible uses that may be detrimental to the residential or natural environment. The critical areas regulations (RMC 4- 3-050) apply to the project. The proposed park would be classified as a Neighborhood Park per the Renton Parks, Recreation & Open Space Plan 2026 and as identified in the zoning use table. Neighborhood Parks are permitted outright in the R-1 zone. 2. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Residential Low Density and Medium Density Zones – Primary Structures” effective at the time of complete application (noted as “R-1 standards”). Density – Not applicable as no residential units are proposed. Minimum Lot Size, Width and Depth – The minimum lot size is 1 acre. The minimum lot width is 100 feet for interior lots or 110 feet for corner lots. The minimum lot depth is 200 feet. No changes to the existing lots are proposed. The existing lots appear to meet the lot dimensional requirements for the R -1 zone. Any changes to the existing lots would need to show compliance with the required lot size and dimensional standard with the land use application. Lot and Impervious Surface Coverage – The maximum lot coverage for buildings is 20% of total lot area. The maximum impervious surface would be limited to 25%. Compliance with the lot and impervious surface coverage requirements would be verified at the time of land use permit and building permit review. 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 R-1 zone are 30 feet for the front and secondary front yards, 30 feet for the rear yards, and 15 feet for interior side yards. It is the applicant’s responsibility to demonstrate compliance with building setbacks at the time of formal application. Building Height – The maximum wall plate height is 32 feet with 3 stories. 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; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one -and-a-half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height. No building elevations or renderings were submitted with the application. The building height would be verified at the time of land use permit and building permit review. Maximum Number of Units per Building – Not applicable to the project – no residential units are proposed. Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening (see RMC 4-4-095). 3. Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” For nonresidential development, a minimum of 3 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of 6 square feet per 1,000 square feet of building gross floor area shall be provid ed for refuse deposit areas with a total minimum area of 100 square feet for recycling and refuse deposit areas. Dimensions of the refuse and recyclables deposit areas shall be of sufficient width and depth to enclose containers for refuse and recyclables, and to allow easy access. The site plan did not identify a standalone refuse and recycling enclosure area(s) for the onsite buildings. The proposal would need to demonstrate compliance with the refuse and recycling standards of the code at the time of land use application. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000013 10 4. Landscaping: 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. Street Frontage Landscaping – The minimum onsite landscape width required along street frontages is 10 feet, with the exception of areas for required walkways and driveways, and shall contain trees, shrubs, and landscaping. Perimeter Parking Lot Landscaping – All parking lots shall have perimeter landscaping at least 10 feet in width measured from the street right-of-way (ROW). Within this perimeter screen trees shall be planted at a minimum of 2-inch caliper at an average rate of 30 lineal feet of street frontage, shrubs at the minimum rate of one per 20 square feet, and groundcover in quantities that will provide at least 90 percent (90%) coverage within 3 years of installation. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time of Site Plan application submittal. 5. Significant Tree Retention: 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 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000013 11 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 o r 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. Trees proposed for retention on or adjacent to the site are required to be protected throughout construction in accordance with the City’s tree protection standards. Protection measures apply to both on-site trees and off-site trees where the drip line extends into the project area, unless written authorization for removal is obtained from the adjacent property owner and such removal is otherwise permitted by code. Prior to the start of development activities, temporary tree protection fencing is required to be installed around the drip line of all retained trees, or along the perimeter of any designated tree protection tract or easement. The fencing must remain in place and undisturbed for the duration of construction and be clearly identified with tree protection signage. Construction activity, equipment, material storage, excavation, grading, soil compaction, or placement of impervious surfaces or utilities is gene rally prohibited within the tree protection area unless specifically approved by the City. Additional measures are required to protect retained trees from changes in grade and damage to roots, trunks, and canopies. Vegetation and native understory within the tree protection area must be preserved, except for approved invasive species removal, and protected areas are required to be mulched to reduce soil disturbance. Where development activities occur near retained trees, construction monitoring by a qualified, ISA-certified arborist or ASCA-certified consultant is required to oversee installation of protection measures and ensure tree health is maintained throughout construction. 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. 6. Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A wall taller than four feet requires a building permit. Fences up to six-feet in height are permitted in the rear yard and side yard; fences up to four feet are permitted in the front yard. Any part of a yard that is within a clear vision area has a limited fence height of 42 inches. 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. New or existing fencing would need to comply with the fence requirements of the code (RMC 4-4-040). Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three - foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000013 12 7. Parking: For uses not specifically identified in RMC 4-4-080 Parking, Loading and Driveway Regulations, department staff shall determine which of the below uses is most similar based upon staff experience with various uses and information provided by the applicant as part of a parking analysis. The amount of required parking for uses not listed above shall be the same as for the most similar use listed in the code section. Prior to submitting a land use application Parks staff shall work with CED staff to determine the most similar use to a “Neighborhood Park” and base the required parking off of that use. The applicant has identified a surface parking lot with 20 The appropriate amount of ADA accessible stalls is based on the total number of parking spaces that will be required at the time of building permit application. ADA accessible stalls must be a minimum of 8 feet (8’) in width by 20 feet (20’) in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. A standard parking stall shall be a minimum of eight feet (8') in width measured from a right angle to the stall sides and a minimum of twenty feet (20’) in length. Refer to RMC 4-4-080F for standard stall, aisle dimensions and other parking standards. A formal site plan with detailed parking would be reviewed at the time of the land use application. The proposal would be required to provide bicycle parking based on 10 percent (10%) of the required number of off-street vehicle parking spaces for the park use. Each bicycle parking space shall be at least two feet (2') by six feet (6'), with no less than an overhead clearance of seven feet (7'). Bicycle parking shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check -in systems, in-building parking, and limited access fenced areas with weather protection. Bicycle parking shall be conveniently located with respect to the street right-of-way and must be within fifty feet (50') of at least one main building entrance, as measured along the most direct pedestrian access route. Please review RMC 4-4-080F.11.b-c for further general and specific bicycle parking standards. Compliance with all parking regulations would be verified at land use review. 8. Access/Driveways: Access to the site is proposed via a single 25-foot wide driveway off of Duvall Ave NE. Duvall Ave NE is classified as a principal arterial street that has a varying existing right-of-way (ROW) width fronting the property. Driveway widths and quantity are limited by the driveway standards, in RMC 4-4-080I. Driveways shall not be closer than 5 feet to any property line and not exceed 40 percent of the street frontage. The width of any driveway shall not exceed 30 feet. 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. The final pedestrian access location(s) and sidewalk widths would be determined through Site Plan Review. 9. Urban Separator Overlay Regulations: Approximately 8.8 acres of the project site is located within the May Valley Urban Separator Overlay District. The intent is to provide physical and visual distinctions between Renton and adjacent communities, define Renton’s boundaries and create contiguous open space corridors within and between urban communities, which provide environmental, visual, recreational and wildlife benefits. Urban separators shall be permanent low-density lands that protect resources and environmentally sensitive areas. Approval of a plat, and/or building permit on an undeveloped legal lot in the May Valley Urban Separator Overlay shall require dedication of fifty percent (50%) of the gross land area of the parcel or parcels as a non -revocable open space tract retained by the property owner, or dedicated to a homeowners association or other suitable organization as determined by the Administrator. Existing above ground utilities located in the tract at the time of designation and new small and medium utilities shall not count toward the fifty percent (50%) gross land area calculation for open space except for stormwater ponds designed with less than 3:1 engineered slopes and enhanced per techniques and landscape requirements set forth in the publication the “Integrated Pond” King County Land and Water Resources Division. Land dedicated as open space shall be located within the mapped contiguous open space corridor unless a modification is approved. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000013 13 Uses Allowed in Contiguous Open Space include a) passive recreation with no development of active recreation facilities except within a municipal park; b) soft surface pedestrian trails, provided the adjacent area is large enough to infiltrate runoff generated from the pathway consistent with the Surface Water Design Manual; c) animal husbandry (small, medium and large); d) existing residences and accessory uses and structures; and e) small and medium utilities and large underground utilities. The land use application shall provide a written narrative to identify how the project meets each applicable urban separator regulation. Please refer the standards in their entirety at RMC 4-3-110. 10. Critical Areas: The project site is mapped with a wetland, regulated slopes, Special Flood Hazard Area, floodway, a high erosion hazards, and a Type F (May Creek) stream. Geological Hazards: Due to the presence of geological hazards, a geotechnical is required at the time of land use 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. Wetlands: A field investigation completed by the applicant identified three (3) potential wetlands on the project site. Potential Wetland 1 is a palustrine forested, depressional wetland and is preliminarily rated Category III with a moderate habitat score of 7. Potential Wetland 2 is a small palustrine emergent, slope wetland and is preliminarily rated Category III with a moderate habitat score of 5. Potential Wetland 3 is a palustrine emergent, depressional wetland and is preliminarily rated Category III with a moderate habitat score of 6. They require the following buffers and additional 15-foot structure setback based on a wetland report prepared by a qualified professional: Critical Area Category or Type Critical Area Buffer Width Structure Setback beyond Buffer Wetland Characteristic *Standard Buffer Increased Buffer 15 ft Category III Habitat score of 8 - 9 225 ft 300 ft Habitat score of 6 - 7 110 ft 150 ft Habitat score of 3 - 5 60 ft 80 ft *To apply the standard buffer width criteria for performance standards under RMC 4 -3-050G.2.e, vegetation buffer standards under RMC 4-3-050G.2.n and habitat corridor must be met. Buffers that do not meet criteria for vegetation buffer standards and habitat corridor are assigned the increased buffer width. Alterations to wetland buffers may be permitted through buffer enhancement or buffer width averaging per RMC 4-3-050I. Wetland buffer widths shall be reduced by no more than 25% of the buffer requirement. Streams: May Creek, a fish bearing season stream (Type F) per COR Maps, is approximately 70 feet (70’) to the east of the site. Type F streams require a standard minimum buffer of 115 feet, or an increased buffer of 200 feet, with an additional structure setback from the buffer of 15 feet for both types of buffers. The standard buffer widths apply so long as either the vegetated buffer standards outlined in RMC 4-3- CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000013 14 050G.2.f are met or the buffer is enhanced to comply with the vegetated buffer standards through an approved mitigation plan in accordance with RMC 4-3-050G.2.f. 2. Alterations to stream buffers may be permitted in the case of degraded stream buffer width with enhancement or an averaged stream buffer width per RMC 4-3-050I. Fish and Wildlife Habitat Conservation Areas: Habitats that have a primary association with the documented presence of non-salmonid or salmonid species proposed or listed by the Federal government or State of Washington as endangered, threatened, sensitive and/ or of local importance. The Administrator shall require the establishment of buffer areas for activities in, or adjacent to, habitat conservation areas when needed to protect fish and wildlife habitats of importance. Buffers shall consist of an undisturbed area of native vegetation, or areas identified for restoration, established to protect the integrity, functions and values of the affected habitat. Uses: Trails and open space are an exempt activity in Fish and Wildlife Habitat Conservation Areas, Streams and Lakes (all types), and Wetlands. Walkways and trails, and associated open space in critical area buffers located on public property, or where easements or agreements have been granted for such purposes on private property. All of the following criteria shall be met: a. The trail, walkway, and associated open space shall be consistent with the Parks, Recreation, and Open Space Plan or Bike and Trails Master Plan. The City may allow private trails as part of the approval of a site plan, subdivision, or other land use permit approvals. b. Trails and walkways shall be located in the outer twenty five percent ( 25%) of the buffer, i.e., the portion of the buffer that is farther away from the critical area. Exceptions to this requirement may be made for: i. Trail segments connecting to existing trails where an alternate alignment is not practical. ii. Public access points to water bodies spaced periodically along the trail. c. Enhancement of the buffer area is required where trails are located in the buffer. Where enhancement of the buffer area abutting a trail is not feasible due to existing high -quality vegetation, additional buffer area or other mitigation may be required consistent with Wetland Mitigation in Washington State, Part 1: Agency Policies and Guidance, Version 2 (Ecology Publication No. 21-06-003, April 2021), or as amended hereafter. d. Trail widths shall be a maximum width of five feet (5'). Trails shall be constructed of permeable materials that protect water quality, allow adequate surface water and ground water movements, do not contribute to erosion, are located where they do not dis turb nesting, breeding, and rearing areas, and are designed to avoid or reduce the removal of trees. Impervious materials may be allowed if pavement is required for ADA or emergency access, or for safety, or if the trail is a designated nonmotorized transportation route or makes a connection to an already dedicated trail, or the materials reduce the potential for other environmental impacts. e. Any crossing over a stream or wetland shall be generally perpendicular to the critical area and shall be accomplished by bridging or other technique designed to minimize critical area disturbance. It shall also be the minimum width necessary to accommodate the intended function or objective. Wetland, stream, and habitat studies are required because of the presence of wetlands on site and the present of the Type F stream within 100 feet of the lot. It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal land use application. An administrative variance meeting the requirements of RMC 4-9-250B.1.7 would be required to reduce the buffer widths beyond prescribed allowances in RMC 4-3-050. 11. Environmental Review: An Environmental (SEPA) Review is required due to the critical areas present on the site. An environmental checklist must be submitted with the land use application. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000013 15 12. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any park development. The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project compatibility with the physical characteristics of a site and with the surrounding area. Site plan review ensures quality development consistent with City goals and policies. Site plan review analyzes elements including, but not limited to, site layout, building orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering, parking and loading facilities, and illumination to ensure compatibility with potential future development. Decisional criteria for site plan approval are itemized in RMC 4 -9-200E.3. 13. Permit Requirements: The proposal would require Hearing Examiner Site Plan Review and Environmental (SEPA) Review. All land use permits would be processed within an estimated time frame of 12 weeks. Land use fees are not applicable to City projects. 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. Waiver 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 me ssage 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 2022 impact fees are as follows: 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=CityofRenton CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000013 16 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 Alex Morganroth, Principal Planner, at 425-430-7219 or amorganroth@rentonwa.gov to submit prescreen materials and subsequent land use application. 20. Expiration: Once the Site Plan application has been approved, the applicant has two years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. The approval body that approved the original application may grant a single two-year extension. The approval body may require a public hearing for such extension. It is the applicant’s responsibility to monitor the expiration dates.