HomeMy WebLinkAboutPRE26-000039_Planning Memo_finalDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:
March 5, 2026
TO:
Pre-Application File No. PRE26-000039
FROM:
Ian Harris, 425-430-7286, iharris@rentonwa.gov
SUBJECT:Renton Historical Society Adaptive Reuse
1021 S 3rd St & 1025 S 3rd St
(APNs 7231500730 & 7231500840)
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 applicant (Renton Historical Society) is proposing an adaptive reuse of the structures located on the properties of 1021 S 3rd St and 1025 S 3rd St (APNs 7231500730
and 7231500840, respectively). The subject properties are located across the road from the Renton History Museum, near the intersection of Mill Ave S, S 3rd St, Main Ave S, and Houser
Way. Combined, the properties total 5,172 sq. ft. or 0.12 acres in size and contain three attached buildings. The subject properties are located in the Center Downtown (CD) zone, along
with Downtown Business District, Urban Design District A, and City Center Sign Regulation Area overlays. The properties are also located in the City Center community planning area.
The proposal includes interior tenant improvement work and building access improvements in order to establish a primary use of the existing structure as an administrative office for
the Renton Historical Society. Accessory uses would include research, artifact storage, and a small gift shop. 10 parking stalls on the adjacent properties to the south (owned by Seattle
Public Utilities) would be utilized for the proposed use. Automobile access would remain as-is. According to City of Renton (COR) Maps, the site is located within a High Seismic Hazard
Area and is within the Downtown Wellhead Protection Area Zone 1. No trees are proposed for removal.
Current Use: The structures located on the subject properties are currently vacant. Previous uses of the site include offices, counseling services, dentistry, and electrical power generation.
Zoning /Land Use Designation, and Overlays: The property is located within the Commercial Mixed Use (CMU) land use designation and the Center Downtown (CD) zoning classification. Therefore
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 “CD standards” herein). The property is also located within the Downtown Business District, Urban Design District
A, and City Center Sign Regulation Area overlays. Information regarding conditions associated with development in the Downtown Business District can be found in RMC 4-2-080. Additional
development standards for the Urban Design District can be found in RMC 4-3-100, while standards for the City Center Sign Regulation Area can be found in RMC 4-4-100.
Offices are permitted as a primary use in the CD zone. Planned accessory uses, such as archival storage or a small gift shop, are permitted as they are subject to the same restrictions
of the primary use, per RMC 4-2-050.
Refuse and Recycling Areas: Refuse and recycling areas must meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.”
In nonresidential developments (such as an office use), a minimum of three (3) 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 six (6) 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. Compliance with the refuse and recycling standards would be reviewed at the time
of formal building permit application.
Parking: Parking for vehicles, loading areas, and driveways shall be provided in accordance with the provisions of the current parking regulations of RMC 4-4-080, “Parking, Loading,
and Driveway Regulations.”
The proposal does not include a parking plan but notes that 10 parking stalls on the abutting properties to the south (owned by Seattle Public Utilities for their underground water line)
have been reserved for uses operating out of the subject properties. ADA Parking Stall Standards and Bicycle Parking Standards still apply to the subject property. See RMC 4-4-080 for
more details.
Urban Design Regulations: This property is located within Urban Design District “A”. Exterior modifications such as facade changes, windows, awnings, signage, etc., shall comply with
the design requirements for new portions of the structure, sign, or site improvement. The building permit application shall provide a written narrative to identify how the project meets
each applicable urban design regulation. Please refer the standards in their entirety at RMC 4-3-100.
Critical Areas: According to City of Renton (COR) Maps, the site is located within a High Seismic Hazard Area and is within the Downtown Wellhead Protection Area Zone 1. Due to the presence
of geological hazards, a geotechnical study may be required at the time of building permit application. The study shall specifically address if the proposal will not increase the threat
of the geological hazard to adjacent or abutting properties beyond pre-development conditions; and the proposal will not adversely impact other critical areas; and the development can
be safely accommodated on the site. It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal land use application.
Environmental Review: The proposed project is categorically exempt from Environmental (SEPA) Review, as it would be considered an interior tenant improvement with minor façade modification
as defined by WAC and RMC.
Permit Requirements: This application requires a building permit. Building permit fees are valuation-based. A 5% technology fee would also be assessed at the time of land use application.
The City now requires electronic plan submittal for all applications. All fees are subject to change.
More information on Building, Fire and Sign permits can be found at the link here. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic
File Standards.
Impact Fees: In addition to the applicable building and construction fees, impact fees would be required. Fees change periodically and the fees in effect at the time of building permit
issuance would apply. For informational purposes, the 2026 impact fees are as follows:
A Fire impact fee of $0.28 per sq. ft.;
A transportation impact fee of $8,031.94 per net new P.M. peak hour person vehicle trip.
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.
Next Steps: When the formal application materials are complete, the applicant shall contact the building department at permittech@rentonwa.gov to submit a building permit application(s).
Expiration: Expiration dates vary based on permits required. Most building permits expire 18 months from the date they are issued if the work is not completed within that time. A permit
that has not yet expired can be renewed one time for one (1) year upon payment of a fee equal to half of the original permit fee. For permits that have expired, a new permit must be
obtained and new fees paid.
It is the responsibility of the owner to monitor the expiration date.