Loading...
HomeMy WebLinkAboutPre-App Meeting SummaryDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov PREAPPLICATION MEETING FOR NE 4th Street Mixed-Use 4526 NE 4th St, Renton, WA 98059 PRE 26-000072 March 26, 2026 Contact Information: Planner: Jill Ding, 425-430-6598, jding@rentonwa.gov Public Works Plan Reviewer: Heather Bray, 425-430-7383, hbray@rentonwa.gov Fire Prevention Reviewer: Hugo Sotelo, 425.276.9587, hsotelo@RentonRFA.org Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies to engineers, architects, and contractors who will work on the project. You will need to submit an PDF copy of this packet when you apply for land use and/or environmental permits. When the project application is ready for submittal, you may email the project planner to start the prescreen process. Similarly, you may contact the assigned planner if there are any questions regarding submittal requirements. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the pr oposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: March 10th, 2026 TO: Jill Ding, Senior Planner FROM: Hugo Sotelo, Deputy Fire Marshal SUBJECT: Concept Architecture 4526 NE 4th St. Pre26-72 Fire Flow Requirements 1. The required fire flow for the proposed building is 4,000 gallons per minute (gpm). A looped water mains are required where fire flow demand exceeds 2,500 gpm. A total of four (4) fire hydrants are required to serve the proposed building. Hydrant placement shall comply with the following: • One (1) hydrant within 150 feet of the proposed building. • Four (3) hydrants within 300 feet of the proposed building. • At least one hydrant shall be located within 50 feet of the Fire Department Connection (FDC). Based on the submitted plans, only three (3) hydrants appear to be located within the required distances. Additional hydrants may be required to meet spacing and distribution requirements. All fire hydrants shall be equipped with a 5-inch Storz connection. The existing 8-inch water mains do not appear capable of supplying the required fire flow. Automatic Fire Sprinkler and Fire Alarm Systems 2. If the total building area exceeds 12,000 square feet, a full NFPA 13 automatic fire sprinkler system will be required. 3. Approved fire sprinkler, standpipe, and fire alarm systems shall be installed throughout the building. Separate plans and permits are required through the Fire Department for these systems. • The fire sprinkler riser room shall have direct exterior access. • The fire alarm system shall be fully addressable and provide complete detection coverage throughout the building. Fire Impact Fees 4. Fire impact fees apply at a rate of $1,099.68 per unit. Fees are due at the time of building permit issuance. Credit may be given for the removal or retention of the existing building. Fire Department Access 5. Fire department apparatus access roads shall meet the following requirements: • Minimum 20 feet in width • Paved surface • Inside turning radius: 25 feet • Outside turning radius: 45 feet • Roadways shall be designed to support a 30-ton fire apparatus with 75 psi point loading • Maximum allowable grade: 15 percent 6. Fire apparatus access must be provided within 150 feet of all portions of the building exterior. Based on the submitted plans, the proposed access does not currently meet this requirement. 7. The proposed driveway meets the minimum width requirement for fire department access. However, due to the overall length of the driveway, an approved fire apparatus turnaround will be required. Fire Code Comments 8. Where elevators are provided in buildings four (4) or more stories in height within R-1 or R-2 occupancies, at least one elevator shall be sized to accommodate an ambulance stretcher measuring 40 inches by 84 inches with not less than five -inch radius corners, in the horizontal open position. 9. Emergency responder radio coverage shall be provided in buildings exceeding 50,000 square feet, as required by the fire code. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 26th, 2026 TO: Jill Ding, Senior Planner FROM: Heather Bray, Civil Plan Reviewer SUBJECT: NE 4th St Mixed Use 4526 NE 4th Street PRE26-000072 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 reviewed the application for the NE 4th St Mixed Use building at 4526 NE 4th Street, APN 102305-9037, and have the following comments: EXISTING CONDITIONS The site is approximately 0.86 acres in size and is rectangular in shape. The site is vacant with a looped gravel drive for access for a previously demolished house. On-site critical areas that may affect stormwater include regulated slopes, non-fish bearing seasonal stream, flood hazard area, and a wetland buffer. Water Water service is provided by City of Renton. The project site is within the City of Renton’s water service area in the Highlands 565 Pressure Zone. There is an existing 8-inch cast iron City water main located in NE 4th St (see water plan no. W-024005) that can deliver a maximum flow capacity of 2,500 gallons per minute (gpm). The approximate static water pressure is 68 psi at ground elevation of 406 feet. There is an existing ¾” domestic water service (Facility ID no. MTR-013119). There are three existing fire hydrants within 300-feet of the property along NE 4th Street. (HYD-NE-00635 located 233-feet west of the property along Bremerton Ave, HYD-NE-00763 located 150-feet south of the property along NE 4th St, and HYD-NE-00764 located 163-feet southeast of the property along NE 4th St.) NE 4th St Mixed Use – PRE26-000072 Page 2 of 7 Sewer Wastewater service is provided by the City of Renton. There is an existing 24-inch HDPE wastewater main located in NE 4th St in a 30-inch DI sleeve (see sewer plan no. S- 05031B). There is a capped 6-inch side sewer at the SE corner of the property that cannot be re-used. There is an existing 8-inch PVC wastewater main located on private property to the north (see sewer plan no. S-310703) which will require an easement to be obtained by the property owner. Storm There is an existing 12-inch stormwater main on the north side of NE 4th St. The existing site sheet flows towards the drainage ditch on the north portion of the site. Streets NE 4th Street is a Principal Arterial Street with an existing right of way (ROW) width of 84.0- ft as measured using the King County Assessor’s Map and approximately 58.0-ft of asphalt paving. WATER COMMENTS 1. Based on the review of project information submitted for the pre -application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed development is 4,000 gpm. 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. a. Projects that have fire flow demand greater than 2,500 gpm are required to provide a looped water main around each building. b. A 15 feet wide public water easement is required for any public water main, hydrants and water meters located outside City right-of-way. A minimum 10-foot setback is required from the building foundation to the new water main. c. Installation of a separate water service and meter for the residential portion of the new building. The sizing of the meter shall be in accordance with the most recent edition of the Uniform Plumbing Code. All residential domestic water meters shall have a double check valve assembly (DCVA) installed behind the meter on private property per City Standards for buildings 3-stories and higher. The DCVA may be located inside the building if the location is pre -approved by the City Plan Reviewer and City Water Utility Department. The backflow prevention assembly must be located adjacent to and behind a building exterior wall. d. Installation of a separate water service and meter for the commercial portion of the new building. All commercial domestic water meters shall have a reduced pressure backflow assembly (RPBA) installed behind the meter on private property per City Standards. The RPBA shall be installed inside an above ground, heated enclosure per City Standard Plan 360.1 or 360.2. The RPBA may be located inside the building if a drainage outlet for the relief valve is provided and the location is pre -approved by the City Plan Reviewer and City Water Utility Department. The backflow prevention assembly must be located adjacent to and behind a building exterior wall prior to the first water fixture if proposed to be interior of building. e. Domestic water meters 3-inch or larger shall be installed in an exterior vault per standard plan no 320.4. The meter vault shall be located within public ROW or within an easement on private property. NE 4th St Mixed Use – PRE26-000072 Page 3 of 7 f. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. g. Installation of a fire sprinkler stub with a double check detector assembly (DCDA) is required for backflow prevention to the building. 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 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. The backflow prevention assembly must be located adjacent to and behind a building exterior wall. If interior of building, the fire sprinkler riser room must have exterior access along the street the existing water main exists that the fire lateral will connect to. h. Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined by the RRFA based on the final fire flow demand and final site plan. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). i. The existing ¾ inch domestic water service must be cut, capped and abandoned at the main line. 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. a. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $5,025.00 per 1-inch meter, $25,125 per 1-1/2 inch meter, $40,200 per 2-inch meter and $80,400 per 3-inch meter. b. Water service installation charges for each proposed domestic water service is applicable. Water Service installation is $2,875.00 per 1-inch service line, $4,605 per 1-1/2 inch service, $4,735 per 2-inch service, and for services larger than 2-inch a $220 processing fee is applied and the Contractor will provide the materials and will install the service line and water meter. c. 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. d. A credit will be applied to the existing service if abandoned. e. The full fee schedule can be found here. NE 4th St Mixed Use – PRE26-000072 Page 4 of 7 SEWER COMMENTS 1. Individual sewer stubs from the sewer main and individual side sewers are required for the commercial and residential uses. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 2. An oil/water separator will be required for connecting a covered parking lot to sewer. If a subterranean parking lot is incorporated and cannot achieve a gravity sewer discharge to the main, the applicant may need to install an internal pump to bring the basement garage flows to the surface level for gravity drain to the side sewer. 3. A grease interceptor is required if there is a commercial kitchen. 4. The City recommends reaching out to the north property owner for easement rights to extend the 8-inch sewermain approximately 10-feet east, as the sewer in NE 4th Street is encased in a ductile iron sleeve and 30 feet below grade. 5. The development will be subject to a wastewater system development charge (SDC) fee if upgrading or adding water meters. 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 202 6 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The current sewer fee for a 1-inch meter is $3,650.00 per meter, 1-1/2-inch meter is $18,250.00 and a 2-inch meter is $29,200.00. b. The East Renton Interceptor Commercial and Residential Special Assessment District (SAD) is applicable on the project. The SAD has reached its maximum assessment and is $316.80 per residential dwelling unit and $0.097 per square foot of property for commercial. Fees are due at the time of construction permit issuance. c. SDC fees are payable at construction permit issuance. d. A credit of the SDC in the amount equal to the SDC fee for the size of the previous water meter, if abandoned, will be applied. e. The full fee schedule can be found here. NE 4th St Mixed Use – PRE26-000072 Page 5 of 7 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 Lower Cedar River drainage 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. 1. A level 2 Offsite Analysis (per core requirement #2) at a minimum will be required with the land use application. Applicant shall perform a hydrologic analysis comparing the existing condition and developed condition at the 25-yr and 100-yr peak flow per core requirement #4 to show that the developed conditions will not adversely impact the existing and future conveyance systems. 2. Per core requirement #4 and chapter 4 no building shall be constructed over existing stormwater pipe or any existing public stormwater easement. Alternate stormwater conveyance systems may be allowed to convey the existing upstream stormwater to the downstream and must be located outside of the building footprint and/or outside the zone of influence of the building foundation. All conveyance systems shall be sized in accordance with core requirement #4 and chapter 4 of the RSWDM. 4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. 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. 5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of on -site BMPs, shall be included with the land use application, as appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit construction. 6. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations for 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. 7. Erosion control measures to meet the City requirements shall be provided. 8. There is an existing drainage ditch (Facility ID 155032) that runs in the east-west direction and is located approximately in the middle of the site. The storm system conveys a stream NE 4th St Mixed Use – PRE26-000072 Page 6 of 7 that drains a large upstream tributary area that includes wetlands and floodplains. Per record drawing R-31070D there is a 100-yr floodplain located on the property which was established as part of the Vision House Children ’s Village project. Per section 1.3.2 of the RSWDM ‘regulations and restrictions concerning development within a 100-year floodplain are found in the critical areas code, RMC 4-3-050”. RMC 4-3-050.C.5.a prohibits “encroachments, including fill, new construction, substantial improvements, and construction or reconstruction of residential structures is prohibited within designated floodways, unless it meets the provisions of subsection G4e of this section, Additional Restrictions within Floodways.” 9. The current City of Renton Surface Water Standard Plans shall be used in all drainage submittals. 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. a. The 2026 Surface water system development fee is $0.94 per square foot of new impervious surface, but not less than $2,350. b. The full schedule can be found here. TRANSPORTATION COMMENTS 1. An accessible route of travel meeting American’s with Disabilities Act’s requirements (ADA) from the public right of way to the working facilities is required and will be reviewed in conjunction with the building permit. 2. Per City code 4-6-060 frontage improvements are required for new construction in excess of $150,000. The proposed project fronts NE 4th St to the south and private property on all other sides. a. NE 4th St is classified as a 5-lane Principal Arterial Street with an existing right-of- way (ROW) width of approximately 84-ft per the King County Assessors map. To meet the City’s complete street standards for a 5-lane Principal Arterial Street, a minimum ROW width of 103 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a minimum 66-ft paved road (33-feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, a 2-foot clear space at back of walk, street trees and storm drainage improvements. Dedication of approximately 9.5 feet would be required pending final survey. i. However, there is a corridor improvement plan that includes this section of NE 4th St that requires an 87-foot wide ROW. To meet the requirements, half street improvements including a 66-foot paved road (33 feet each side including 11-foot travel lanes, a 12-foot center turn lane and 5- foot bike lanes), a 0.5-foot curb, a 5-foot planting strip, a 5-foot sidewalk, street trees and storm drainage improvements. Dedication of approximately 1.5 feet will be required pending final survey. 3. 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') exclusive of the radii of the returns or the taper section. 4. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4 - 6-090. NE 4th St Mixed Use – PRE26-000072 Page 7 of 7 5. Street lighting is required for a project that consists of commercial use of more than 5,000 square feet. See RMC 4-6-060 for street lighting requirements. 6. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are required to do a traffic impact analysis (TIA). The trips shall be calculated based on the guidelines of the current ITE Trip Generation Manual. Refer to the City of Renton policy guidelines for traffic impact analysis. If the site generates 20 or more new peak hour trips in either AM peak or PM peak, then the applicant shall contact the City to get information about the locations where traffic analysis is required. 7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 8. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. a. Unless noted otherwise in the Fee Schedule, the 2025 transportation impact fee is $8,031.94 per net new PM peak Hour Vehicle Trip per PM Peak Hour Vehicle Trip. b. Credits will be applied for the previous home that occupied the site. c. The full schedule can be found here. GENERAL COMMENTS 1. All 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 to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements. 6. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 7. Fees quoted in this document reflect the fees applicable in the year 2025 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please click the link here for the current development fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 26, 2026 TO: Pre-Application File No. PRE26-000072 FROM: Jill Ding, 425-430-6598, jding@rentonwa.gov SUBJECT: NE 4th Street Mixed-Use – 4526 NE 4th St, Renton, WA 98059 (APN 1023059037) General: We have completed a preliminary review of the pre -application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, Development Engineering Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton. Project Proposal: The subject property is located on the north side of NE 4th St at 4526 NE 4th St (APN 1023059037). The project site totals approximately 37,260 square feet (0.86 acres) in area, is zoned Commercial Arterial (CA), and is within Urban Design District D. The applicant proposes to develop the property by constructing a 3-story mixed use building with 28 apartment units and approximately 9,529 square feet of ground floor retail space. The site would contain 52 below grade and at-grade structured parking stalls. An elevator would provide for building access between floors. Access to the site would be provide from NE 4th St. According to City of Renton (COR) Maps, a piped stream channel and regulated slopes are mapped on the project site, and a wetland is mapped off -site to the east. Current Use: The project site is currently vacant. 1. Zoning /Land Use Designation, and Overlays: The property is located within the Commercial & Mixed Use (CMU) land use designation and the Commercial Arterial (CA) zoning classification. The property is also located within Urban Design District ‘D’, and therefore subject to additional design elements. Commercial & Mixed Use designations are place areas with established commercial and office areas near principle arterials. Residential uses are allowed as part of mixed -use developments, and support new office and commercial development that is more intensive than what exists to create a vibrant district and increase employment opportunities. The intention of this designation is to transform strip commercial development into business districts through the intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the provision of public amenity features. The CA Zone provides for a wide variety of retail sales, services, and other commercial activities along NE 4th Street Mixed-Use Page 2 of 10 March 26, 2026 high-volume traffic corridors. Residential uses may be integrated into the zone through mixed -use buildings. Attached dwelling units are permitted uses in the CA zone provided the buildings are mixed use with ground-floor commercial. In addition, the vertically mixed-use building must have at two (2) residential stories above ground floor commercial along any street in the CA zone. Within the CA zone, any development wherein dwelling units are proposed shall provide a minimum of 40% o f gross commercial floor area equivalent to a percentage of the building footprint of all buildings on site containing residential dwelling units. At a minimum, the development shall include ground floor commercial space along any street frontage in conformance with the following standards: 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 facade 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 facade is generally proportional to the increased depth of commercial space. Commercial uses in residential mixed-use developments are limited to retail sales, on-site services, eating and drinking establishments, taverns, daycares, preschools, indoor recreational facilities, pet daycares, craft distilleries/small wineries/micro-breweries with tasting rooms, general offices not located on the ground floor, and similar uses as determined by the Administrator. The ground floor consists of approximately 9,529 square feet of retail space of the 23,523 square foot ground floor, which is approximately 41 percent of the total ground floor area. 2. Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CA standards” herein). These standards are available on the City’s website at http://www.codepublishing.com/WA/Renton/#!/ renton04/Renton0402/Renton0402120A.html#4 -2- 120A. Density – The minimum net residential density in the CA zone is 20 dwelling units per net acre. The maximum net residential density is 60 dwelling units per net acre in the Highlands Community Planning Area. The area of public and private streets and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. The gross site area is 0.86 acres. The applicant is proposing 28 new dwelling units or 32.56 dwelling units per gross acre (28 du / 0.86 ac = 32.56 du/ac). A density worksheet was not included with the pre-application submittal materials; therefore, staff was unable to verify compliance with the density requirements. A completed density worksheet would be required with the land use application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Minimum Lot Size, Width and Depth – The minimum lot size in the CA zone is 5,000 square feet. There are no minimum requirements for lot width or depth within the CA zone at this location. The existing site NE 4th Street Mixed-Use Page 3 of 10 March 26, 2026 area totals approximately 37,260 square feet, which exceeds the 5,000 square foot minimum lot size requirement. Setbacks – Setbacks are the distance between the building and the property line or any private access easement or tract. Setback requirements in the CA zone are as follows: Minimum Front Yard 15 ft. Maximum Front Yard 20 ft. Minimum Secondary Front Yard 15 ft. Maximum Secondary Front Yard 20 ft. Minimum Rear Yard None, except 15 ft. if lot abuts a lot zoned residential. Minimum Side Yard None, except 15 ft. if lot abuts or is adjacent to a lot zoned residential Clear Vision Area In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision area defined in RMC 4-11-030. The project site is surrounded by similarly zoned commercial arterial properties. The project would be subject to 15-foot front yard, minimum side and rear yard setbacks would not be applicable as the project site is not abutting a residential zone. Based on the submitted drawings, the project appears to provide an approximately 15-foot front yard setback from NE 4th St. It is the applicant’s responsibility to demonstrate compliance with building setbacks at the time of formal application. Building Height and Impervious Surface Coverage – Building height is the vertical distance from grade plane to the average height of the highest roof surface. The maximum building height in the CA zone is 50 feet, except 70 feet for vertically mixed use buildings (commercial and residential). Heights may exceed the Zone’s maximum height with a Conditional Use Permit. I n no case shall building height exceed the maximum allowed by the Airport Compatible Land Use Restrictions, for uses located within the Federal Aviation Administration Airport Zones designated under RMC 4-3-020. The proposed overall building height is approximately 52 feet from the bottom of the basement level parking to the top of the parapet. The building height would be verified at the time of formal application. It is the applicant’s responsibility to demonstrate compliance with building height requirements and FAR Part 77 at the time of formal application. The building height and coverage requirements would be verified at the time of formal application. The CA zone allows a maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within an on-site parking garage. The parking is proposed to be structured parking only. It is estimated that the building coverage is approximately 63 percent of the lot area (23,524 square feet / 37,260 square feet = 63%). It is the applicant’s responsibility to demonstrate compliance with building coverage requirements at the time of formal application. 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). 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 NE 4th Street Mixed-Use Page 4 of 10 March 26, 2026 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. It is the applicant’s responsibility to demonstrate compliance with the attached dwelling unit standards at the time of formal application. 3. Refuse and Recycling Areas: Refuse and recycling areas must meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” For 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 in retail development. For multi-family residential development a minimum of one and one-half (1-1/2) square feet per dwelling unit shall be provided for recyclables deposit areas, except where the development is participating in a City - sponsored program in which individual recycling bins are used for curbside collection. A minimum o f three (3) square feet per dwelling unit shall be provided for refuse deposit areas. Architectural design of the enclosures shall be consistent with the design of the primary building. Based on a commercial space of 9,529 square feet and 28 residential units, a collection area of approximately 269 square feet would be required for a refuse and recycling enclosure. Compliance with the refuse and recycling standards would be reviewed with the land use application. 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. 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. NE 4th Street Mixed-Use Page 5 of 10 March 26, 2026 In addition to retaining a minimum of 30% of existing significant trees, each new lot would be required to provide a minimum of 30 tree credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees over sixty feet (60') in height or 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. NE 4th Street Mixed-Use Page 6 of 10 March 26, 2026 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 tota l 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. 7. Parking: Parking for residential units in the CA zone must be enclosed within the same building as the unit it serves (RMC 4-2-120A). Market rate attached dwelling units in the CA zone must provide a minimum of one (1) parking space per dwelling unit, up to a maximum of 1.75 per dwelling unit is allowed. Commercial uses within vertical mixed-use developments are required to provide a minimum and of 2.5 spaces per 1,000 square feet of net floor area and a maximum of 5.0 spaces per 1,000 square feet of net floor area. See RMC 4-4-080F.10.d for parking lot design standards. A total of 52 parking stalls were identified in the site plan. Together the 2 8 residential units and 9,529 square feet of retail, the proposal would require between 52 and 97 parking spaces. The proposal to provide 52 parking spaces falls within the required parking space range. Further compliance with the parking standards would be reviewed with the land use application. Refer to RMC 4-4-080F for standard stall and aisle dimensions. Standard structured parking spaces are a minimum of eight feet, four inches (8'-4") in width and a minimum of fifteen feet (15') in length. Compact structured stalls are a minimum of seven feet, six inches (7'-6") in width and a minimum of twelve feet (12') in length. Compact parking spaces shall not account for more than fifty percent (50%) of the total spaces. The minimum aisle width for two way traffic with 90 degree parking spaces is 24 feet wide. The applicant would be required to provide a detailed parking plan with measurements at 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 commercial uses and one-half (0.5) bicycle parking spaces per one (1) attached dwelling unit. 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. For attached dwellings, spaces within the dwelling units or on balconies do not count toward the bicycle parking requirement. However, designated bicycle parking spaces within individual garages can count toward the minimum requirement. 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. NE 4th Street Mixed-Use Page 7 of 10 March 26, 2026 8. Access/Driveways: 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. A sing le access point on NE 4th St is proposed. A connection shall be provided for site -to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA lots without the need to use a street. Access may comprise the aisle between rows of parking stalls, but is not allowed between a building and a public street. A site plan meeting access and driveway requirements shall be submitted at the time of formal land use application. 9. Urban Design Regulations: The property is located in the Urban Design District ‘D’. Compliance with Urban Design Regulations, District ‘D’, is required for all new structures. The urban design regulations were established in accordance with and to implement policies established in the Land Use Element of the Comprehensive Plan. The land use application shall provide a written narrative to identify how the project meets each applicable urban design regulation. Please refer the standards in their entirety at RMC 4-3-100. The following bullets are some, but not all, of the guidelines and standards outlined in the regulations. • Buildings shall be oriented to the street with clear connections to the sidewalk. • Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least 4.5 feet wide along at least 75 percent (75%) of the length of the building facade fac ing a street, a maximum height of 15 feet above the ground elevation, and no lower than 8 feet above ground level. • In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, include a roof and be screened around their perimeter by a wall or fence and have self-closing doors. Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three. • Parking shall be located so that no surface parking is located between the building and the front property line and the building and the side property line along a street. Parking shall be located so that it is screened from surrounding streets by building s, landscaping, and/or gateway features as dictated by location. • A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting properties shall be provided. Pathways within parking areas shall be provided and differentiated by material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting paving materials. The pathways shall be perpendicular to the applicable building façade and no greater than 150 feet apart. Permeable pavement pedestrian circulation features shall be used where feasible, consistent with the Surface Water Design Manual. • All mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide common open space and/or recreation areas at minimum, fifty (50) square feet per unit and the location, layout, and proposed type of common space or recreation area shall be subject to approval by the Administrator. • Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at façades along streets, shall be provided. Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. NE 4th Street Mixed-Use Page 8 of 10 March 26, 2026 • All building façades shall include modulation or articulation at intervals of no more than 40 feet. Modulations shall be a minimum of 2 feet deep, 16 feet in height and 8 feet in width. • Any façade visible to the public shall be comprised of at least 50 percent (50%) transparent windows and/or doors for at least the portion of the ground floor facade that is between 4 feet and 8 feet above ground. • At least one of the following elements shall be used to create varied and interesting roof profiles: extended parapets; feature elements projecting above parapets; projected cornices; or pitched or sloped roofs. See illustration in RMC 4-3-100E.5 Building Roof Lines for examples. • All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick, integrally colored concrete masonry, pre -finished metal, stone, steel, glass and cast-in-place concrete. • Pedestrian-scale lighting shall be provided at primary and secondary building entrances. Examples include sconces on building facades, awnings with down -lighting and decorative street lighting. 10. Critical Areas: The site is mapped with a Type Ns stream channel and regulated slopes. In addition, a wetland is mapped off-site to the east. Per RMC 4-3-050G.2.a, Type Ns streams require a 50-foot standard buffer and a 67-foot increased buffer with an additional 15-foot building setback from the buffer. The proposal would need to be revised to comply with the required buffer and building setbacks from the Type Ns stream. The stream and stream buffer would need to be placed within a Native Growth Protection easement. A stream study would need to be submitted at the time of formal land use application. In addition, a wetland report would need to be submitted classifying and delineating the off-site wetland. The wetland buffer would be based on the category of the wetland as well as the wetland characteristic per RMC 4-3-050G.2.j. The wetland and wetland buffer are required to be placed in a Native Growth Protection easement. A 15-foot setback is required between buildings and critical area buffers. No new development or improvements would be permitted within the wetland buffer. Due to the presence of geological hazards, a geotechnical study will be required at the time of formal 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. It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal land use application. The City may require secondary review of any submitted critical areas reports at the expense of the applicant. 11. Environmental Review: The proposed project would require Environmental (SEPA) Review in accordance with WAC 197-11. An environmental checklist must be submitted with the land use application. 12. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the CA zone. The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project compatibility with the physical characteristics of a site and with the surrounding area. Site plan review ensures quality development NE 4th Street Mixed-Use Page 9 of 10 March 26, 2026 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 4-9-200.E.3. 13. Permit Requirements: The proposal would require a Hearing Examiner Site Plan Review, and SEPA Environmental Review. Once a complete application is accepted, site plan review, and environmental review can be reviewed concurrently in an estimated time frame of 12 weeks. The 2026 application fees are as follows: Hearing Examiner Site Plan Review is $4,538 and SEPA Review (Environmental Checklist) is $1,914. A 5% technology fee would also be assessed at the time of land use application. Any modifications requested would require an additional $308.00 fee. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s Permit Center website. The City now requires electronic plan submittal for all applications. 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 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. NE 4th Street Mixed-Use Page 10 of 10 March 26, 2026 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 are as follows: • A Fire impact fee $1,099.68 per new multi-family dwelling unit and $0.66 per square foot for retail; • A transportation impact fee would be based on the land use. For example the multi-family residential impact fee is $6,184.59 per new multi-family dwelling unit or $8,031.94 per net new PM Peak Hour Person Vehicle Trip; • Renton School District Impact Fee $0.00 per new multi-family dwelling unit (+5% administrative fee) unless an exemption can be made under RMC 4-1-190.I.1.a; and • Parks Impact Fee currently assessed at $2,222.84 per new multi-family dwelling unit (5 or more units). 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 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 Jill Ding, Senior Planner, at 425-430-6598 or jding@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 (2) 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 appli cation 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.