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HomeMy WebLinkAboutPRE26-000018_PacketDEPARTMENT 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 GoHyundai Service Building 201 S 7th St (APN 1923059031) PRE 26-000018 February 12, 2026 Contact Information: Planner: Ian Harris, 425-430-7286, iharris@rentonwa.gov Public Works Plan Reviewer: Michael Sippo, 425-430-7298, msippo@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies to engineers, architects, and contractors who will work on the project. You will need to submit an PDF copy of this packet when you apply for land use and/or environmental permits. When the project application is ready for submittal, you may email the project planner to start the prescreen process. Similarly, you may contact the assigned planner if there are any questions regarding submittal requirements. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: January 22, 2026 TO: Ian Harris, Associate Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Hyundai service building 1. No change in fire flow or fire hydrant requirements due to this small addition. 2. Approved fire sprinkler and fire alarm systems are required throughout the building including this addition. Separate plans and permits required by the fire department for all necessary fire sprinkler and fire alarm installations. Portable fire extinguishers are required per fire code. 3. Fire apparatus access roadways and required hammerhead turnaround are currently adequate and shall be maintained as they exist. If the applicant wants to relocate any of these, they may as long as they still meet the fire code. Fire lane signage shall meet fire code and shall be maintained. 4. Separate plans and permits required by the fire department for the extensions of any and all motor fluid dispensing systems. 5. Separation distances from the proposed addition is per the building code and the building code official. Exiting shall meet building and fire codes. Man doors are not necessarily required if the building is open sided. Roll up type garage doors cannot act as exit doors. 6. Fire impact fees are due at the current rate of $1.19 per square foot of new building addition. This fee is paid at time of building permit issuance. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 11, 2026 June 20, 2011 TO: Ian Harris, Associate Planner FROM: Michael Sippo, Civil Engineer 3 SUBJECT: Go Hyundai Renton Vehicle Service Building 201 S 7th Street PRE26-000018 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. The “GoHyundai Renton Vehicle Service Building” project is in reference to City Code Case No: CODE25-000573. Specifically, the application states: “GoHyundai Renton seeks to legalize and permit an existing pre-engineered metal building located at 201 S 7th St., Renton, WA (Parcel No. 192305-9031). The approximately 1,220 SF slab-on-grade structure was constructed by a prior owner without building permits and is currently red-tagged and non-operational. The building contains four (4) vehicle service stalls with above-ground vehicle lifts and support systems. Construction consists of an uninsulated pre-engineered metal building with slab-on-grade (unknow thickness and reinforcement). Building systems include an electrical subpanel fed fromt eh main dealership building, LED chain-hung lighting, a Reznor unit heater (assumed electric), and vehicle-service fluid lines extended from the main building. No fire sprinkler system is insalled”. I have completed a preliminary review for the above-referenced proposal located at parcel 1923059031. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The project is within the City of Renton’s water service area in the Valley 196 hydraulic zone. There is an existing 8” water main to the east of the building (Record Dwg: W-185102) that can deliver 2,000 gpm. The approximate static water pressure is 74 psi at a ground elevation of 26’. There is also an 18-inch water main in S 7th St that can deliver 10,000 gpm. 2. Below is a summary of the existing fire hydrants in the vicinity of the site. Please refer to the Fire Authority for fire hydrant requirements: Go Hyundai Renton Vehicle Service Building_PRE26-000018 Page 2 of 4 February 11, 2026 a. One southeast of the building within the parking lot of the facility (Hydrant ID No. HYD- S-00451). b. One east of the building within the landscape area of parking lot entrance from S 7th St (Hydrant ID No. HYD-S-00452). c. One north of the site within the landscape strip on the east side of Rainier Ave S (Hydrant ID No. HYD-S-00760). 3. There is an existing 1.5” domestic water service and meter serving the existing building with a 0.5-inch reduced pressure backflow assembly (RPBA) inside the building for backflow prevention (Facility ID No. LAT-015250). • Applicant to confirm if premise-isolation exists within the existing building. If none exists, installation of a reduced pressure backflow assembly (RPBA) is required for installation for water meters serving commercial/industrial use. The RPBA shall be installed inside an above-ground heated enclosure per City standard plan no. 360.1. The RPBA may be located inside the building if a drainage outlet for relief valve is provided, and the location is pre-approved by the City Plan Reviewer and Water Utility Department. 4. There is an existing 1” irrigation service and meter serving the site with a 1-inch double check valve assembly (DCVA) for backflow prevention (Facility ID No. LAT-015251). 5. There is an existing 8” fire water service serving the existing building with a 6-inch double check detector assembly (DCVA) for backflow prevention (Facility ID No. LAT-015252). • Renton Regional Fire Authority has determined that there is no change in fire flow or fire hydrants due the small addition, however, approved fire sprinklers are required throughout the building, including the addition. • The applicant will be required to demonstrate that direct outside access to any existing fire sprinkler riser rooms within the building. Changes to meter size and/or backflow prevention may require additional review from the City’s Water Department to be determined at the time of building permit application. 6. The site is located within Zone 2 of an Aquifer Protection Area. Subject to the provisions of RMC 4-9-015 (Aquifer Protection Area Permits): applicant shall demonstrate that the subject vehicle service and repair building meets the requirements of applicable code, aquifer protection, sewer and surface water standards to ensure that adequate containment, disposal, secondary containment, spill plans and kits, leachable metals prevention and source control measures are in place to prevent hazardous material discharge into the aquifer. 7. No water system development charges and water meter charges are anticipated with the application. If meter sizes are adjusted, additional charges may be warranted. SEWER 1. Sewer service is provided by the City of Renton. 2. There is an existing 8’’ gravity wastewater main located within S 7th Street, and the existing building is connected to the sewer main with a 6’’ side sewer (Record Dwg: R-185101). 3. Due to the vehicle maintenance and repair feature the vehicle repair area is required to drain to the sanitary sewer or disposed of offsite at an approved facility via primary containment such as floor drains, sumps or other suitable method. If floor drains are to be utilized they will be required to drain through an oil/water separator within the side sewer and no connections are to be made to the storm system. Record drawings do not indicate if the primary vehicle repair facility currently contains an approved oil/water separator, therefore, any internal plumbing connections will be required to demonstrate that the oil/water Go Hyundai Renton Vehicle Service Building_PRE26-000018 Page 3 of 4 February 11, 2026 separator is functional, maintained and sized to accommodate any future connections. Otherwise, the side sewer shall be extended alongside the building and a new oil/water separator sized in accordance with standards found in the latest edition of the Uniform Plumbing Code (UPC). The oil/water separator shall drain by gravity to the sewer main and shall be located so that it is accessible for routine owner maintenance. Any connections to the sewer will be required to be upgraded if an oil/water separator system is not already present within the main service bay. Alternatively, if gravity sewer is not possible, a containment vault or other method following oil/water separation can be used to hold water and the City would consider the use of a grinder pump or other similar method. 4. Since the existing sewer service will be reused, no additional sewer system development charges are anticipated. If the domestic water meter size is required to be upsized or additional meters are required as a result of the project, applicable SDC fees would be required. Credit would be provided for the existing meter size. SURFACE WATER 1. The existing site topography is generally flat. There is a private storm of 15” stormwater main system surrounding the existing building and within the parking lot (Record Dwg: R-185101). 2. Refer to Figure 1.1.2.A – Flow Chart in the 2022 City of Renton Surface Water Manual (2022 RSWDM) to determine what type of drainage review is required for this site. A drainage study complying with the 2022 RSWDM will be required. Based on the City’s flow control map, this site falls within the Peak Rate Flow Control Standard area (matching existing site conditions). The site is located in the Black River basin and South Renton sub basin. Since the site falls within Zone 2 of the Aquifer Protection Area (APA), stormwater open conveyance systems, such as ditches and channels, and water quality facilities may require a liner per sections 6.2.4 and 1.2.4.3 of the 2017 RSWDM. 3. Erosion control measures to meet the City requirements will be required during construction. 4. All applicable source control measures in accordance with the King County Stormwater Pollution Prevention Manual (https://your.kingcounty.gov/dnrp/library/water-and- land/stormwater/stormwater-pollution-prevention-manual/2021-stormwater-pollution- prevention-manual.pdf) shall be shown on the site improvement plans and provided with the building permit application. 5. Note, due to the sensitive nature of the aquifer, at a minimum, the applicant shall provide a source control plan with the building permit application clearly demonstrating primary containment and discharge of the service area floor drains of the primary and secondary vehicle service areas, maintenance instructions for any oil/water separation clearly available to employees, maintenance schedules, hazardous materials storage, spill control kits, secondary containment, etc. Absolutely no washwater or discharge from the building will be allowed to be washed out of the building or service bays and into the parking lot storm system. In the event of an emergency, the closest catch basin within the parking lot downstream of the service bays shall be installed with an oil containment tee. 6. The applicant shall demonstrate and record a leachable metals covenant that confirms that the material used for the building and roof does not contain leachable surfaces. Specifically, no leachable metal surfaces exposed to the weather will be allowed on the property. Leachable metal surfaces means a surface area that consists of or is coated with a non-ferrous metal that is soluble in water. Common leachable metal surfaces include, but are not limited to, galvanized steel roofing, gutters, flashing, downspouts, guardrails, light posts, and copper roofing. Go Hyundai Renton Vehicle Service Building_PRE26-000018 Page 4 of 4 February 11, 2026 7. The project site is within High Seismic Hazard Areas. 8. The 2026 Surface water system development fee is $0.94 per square foot of new impervious surface, but no less than $2,350.00. Fees that are current will be charged at the time of permit issuance. There is no storm water impact fee for replaced impervious surface area. TRANSPORTATION 1. An accessible route of travel meeting American’s With Disabilities Act’s requirements (ADA) from the public right of way to the building is required and will be reviewed in conjunction with the building permit submittal. The existing onsite ADA parking and landings will also be reviewed. 2. The revised parking lot striping plans will be reviewed in conjunction with the building permit to ensure adequate fire lane and dimensions are maintained. Show any additional stall striping and vehicle storage areas. Aerial photographs and street views show that the fire lane is often encroached on by normal business operations. 3. Since the overall exterior remodel and construction valuation is estimated to be less than $175,000, in accordance with RMC 4-6-060, no street frontage improvements or right of way dedication are required. However, if during Land-Use review it is determined that the exterior additions exceed an overall valuation of $175,000, the project may become subject to further transportation review. 4. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are required to do a traffic impact analysis. The trips should be calculated based on the guidelines of the current ITE Trip Generation Manual. Refer to the attached policy guidelines for traffic impact analysis for guidelines. If the site generates 20 or more new peak hour trips in either AM peak or PM peak, then applicant should contact the City to get information of the locations where traffic analysis is required. 5. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. • Unless noted otherwise in the Fee Schedule, the 2026 transportation impact fee is $8,031.94 per net new PM peak Hour Vehicle Trip. GENERAL COMMENTS 1. Fees quoted in this document reflect the fees applicable in the year 2026 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current fee schedule. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000018 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 12, 2026 TO: Pre-Application File No. PRE26-000018 FROM: Ian Harris, 425-430-7286, iharris@rentonwa.gov SUBJECT: GoHyundai Service Building 201 S 7th St (APN 1923059031) 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 project property is located at 201 S 7th St (APN 1923059031) near the intersection of S 7th St and Rainier Ave S. The project site totals approximately 4.34 acres in acres and is zoned Commercial Arterial (CA). The property is also located in the Auto Mall Area B Overlay and Rainier/Grady Junction Overlay Districts. The site is currently developed with a 22,165 sq. ft. one-story masonry building occupied by a small vehicle sales and service business (GoHyundai), as well as the associated parking lot used for storing new and used passenger vehicles. The applicant seeks proper permitting for a 1,220 sq. ft. structure that was built without permits by a previous property owner. The building contains four (4) vehicle service stalls with above-ground vehicle lifts and support systems. The structure is uninsulated, pre-engineered, and slab-on-grade. Access to the site would remain as-is. According to City of Renton (COR) Maps, the site is located within a High Seismic Hazard Area and is within Wellhead Protection Area Zone 2. No trees are proposed for removal. Current Use: The property contains an existing auto dealership building with both small vehicle repair and sales totaling approximately 22,000 square feet. 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. Therefore the project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of GoHyundai Service Building Page 2 of 8 February 12, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000018 complete application (noted as “CA standards” herein). The property is also located within the Auto Mall District B Overlay and the Rainier/Grady Junction Overlay and therefore is subject to additional development standards in RMC 4-3-040 and RMC 4-3- 030, respectively. Small vehicle sales and incidental servicing of motor vehicles is a permitted use in the CA zone provided the use is conducted wholly within an enclosed building, or if the use is located with an Auto Mall District. The proposed location is within the Auto Mall District B overlay and therefore the proposed dealership is a permitted use. 2. Development Standards (CA Zone): Again, 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). The project is also subject to RMC 4-3-040D “Development Standards for Uses Located within the Renton Auto Mall Areas A, B, and C” (noted as “Auto Mall standards” herein). 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. No changes are proposed to the existing lots. Building Coverage – 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 for customers is proposed to be surface parking only. The proposed building area, combined with the existing building, covers approximately 13 percent (13%) of the gross lot area and would be compliant with the 65% building coverage limitations. It is the applicant’s responsibility to demonstrate compliance with building coverage requirements at the time of formal application. Building 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: 3. Minimum Front Yard 15 ft. The minimum setback may be reduced to 0 ft. through the site plan review process, provided blank walls are not located within the reduced setback. Maximum Front Yard 20 ft. Minimum Secondary Front Yard 15 ft. The minimum setback may be reduced to 0 ft. through the site plan review process, provided blank walls are not located within the reduced setback. 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 existing main dealership building appears to be nonconforming with respect to the maximum setback (20 feet). This would be considered a legal nonconforming structure, GoHyundai Service Building Page 3 of 8 February 12, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000018 which is subject to limits on alterations, enlargements, and restoration. More information can be found in RMC 4-10-050. The proposed building appears to comply with respect to setback requirements. The pre-engineered metal building is proposed in the rear yard behind the main dealership building, near the southwest corner of the building. It is the applicant’s responsibility to demonstrate compliance with building setbacks at the time of formal application. Gross Floor Area – There is no minimum requirement for gross floor area. Building Height – Maximum building height in the CA zone is 50 feet or 70 feet for mixed- use (commercial and residential) in the same building. Heights may exceed the CA zone’s maximum height with a Conditional Use Permit. With conditional use permit approval, heights may be increased if location, comprehensive plan, and effects on adjacent or abutting properties criteria listed in RMC 4-2-120C.16 can be met. The applicant has not indicated a building height for the new building. It is the applicant’s responsibility to demonstrate compliance with building height requirements. 3. Auto Mall District Overlay Standards: Compliance with Auto Mall District Regulations is required. See RMC 4-3-040 for all requirements. The property is also located within the Rainier/Grady Junction Overlay zone. If the standards in either section conflict with each other, the Administrator shall determine which standards apply. The following are the Auto Mall District Development Standards applicable to your project (all parcels): Service Area Orientation: Service areas shall not face public street frontage. Landscaping Minimum Amount and Location: Minimum 2.5% of the gross site area shall be provided as on-site landscaping. Landscaping shall be consolidated and located at site entries, building fronts, or other visually prominent locations as approved through the site plan development review process. Minimum landscaping may be reduced to 2% of the gross site area where bioretention, permeable paving, or other low impact development techniques consistent with the Surface Water Design Manual are integrated. Wheel Stops: If frontage landscaping is relocated, then permanent wheel stops or continuous curbs must be installed a minimum of 2.5 feet from sidewalks to prevent bumper overhang of sidewalks. Where these requirements differ from the requirements of the parking, loading and driveway regulations of RMC Chapter 4-4, these requirements shall govern. Customer Parking: Customer parking shall be designated and striped near entry drives and visible from public streets. Where possible, customer parking shall be combined with abutting dealership customer parking and shared access. Where these requirements differ from the requirements of the parking, loading and driveway regulations of chapter 4-4 RMC, these requirements shall govern. Auto Mall Right-Of-Way Improvement Plan Coordination: Development shall be coordinated with the adopted right-of-way improvement plan which addresses gateways, signage, landscaping, and shared access. 4. Rainier/Grady Junction Overlay Standards: Compliance with Rainier/Grady Junction Overlay standards, is required. As previously stated, the property is also located within GoHyundai Service Building Page 4 of 8 February 12, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000018 the Rainier/Grady Junction Overlay zone. If the standards in either section conflict with each other, the Administrator shall determine which standards apply. Please refer the Rainier/Grady Junction Overlay Standards in their entirety at RMC 4-3-100. The following table contains some, but not all, of the development standards outlined within this overlay zone. Setbacks a. Minimum Front Yard Setback and Secondary Front Yard Setback ii. Along Primary and Secondary Streets 15 ft. b. Maximum Front Yard Setback and Secondary Front Yard Setback ii. Along Primary and Secondary Streets 20 ft. e. Minimum Setback Abutting Public Open Spaces (except natural open space) 10 ft. Maximum Building Heights a. 50 ft.; or b. 70 ft. for vertically mixed-use buildings (residential with ground floor commercial) Maximum Façade Width The maximum facade width (the facade includes the apparent width of the structure facing the street and includes required modulation) of multistory buildings visible from a street, public open space, or pedestrian-oriented space. a. One hundred sixty feet (160'). b. Facades exceeding the maximum width shall be divided by a thirty-foot (30') wide modulation of the exterior wall. Such modulation must be at least twenty feet (20') deep and extend through all floors (the first floor will be exempted if it includes a pedestrian-oriented facade). c. Decks and roof overhangs may encroach up to three feet (3') (per side) into the modulation. d. The Administrator will consider other design methods that are effective at reducing the perceived width of the building. Off-Street Parking a. General See RMC 4-4-080 and 10-10-13. b. Required Location for Parking Commercial Uses: Parking shall not be located between a building and a street, or a public open space or through-block connection GoHyundai Service Building Page 5 of 8 February 12, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000018 unless sufficiently screened. A surface parking lot with more than one hundred (100) stalls serving commercial development shall demonstrate through Site Plan Review that such parking lot is located and designed to allow its conversion into a structured parking garage to accommodate infill development. 5. Refuse and Recycling Areas: Refuse and recycling areas must to meet the requirements of RMC 4-4-090: “Refuse and Recyclables Standards.” For manufacturing and other nonresidential developments, a minimum of three (3) square feet per one-thousand (1,000) square feet shall be provided for recyclables deposit areas. A minimum of six (6) square feet per one-thousand (1,000) square feet shall be provided for refuse deposit areas. Architectural design of the enclosures shall be consistent with the design of the primary building. Compliance with the refuse and recycling standards would be reviewed with the land use application. The applicant must demonstrate they meet the minimum requirements given that the proposed structure adds approximately 1,220 sq. ft. of gross floor area. 6. 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. The minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. Please refer to landscape regulations (RMC 4-4-070) and green factor standards (RMC 4-3-030L) for additional general and specific landscape requirements. Please refer to landscape regulations for the Auto Mall Area standards above for additional specific landscape requirements. The applicant’s submitted site plan show a ten-foot (10’) landscaped buffer along the property frontage on S 7th St. Compliance with applicable landscping standards would be reviewed with the land use application. 7. Significant Tree Retention: 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, properties subject to an active land development permit shall comply with minimum tree credit retention requirements of a minimum of 30 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 GoHyundai Service Building Page 6 of 8 February 12, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000018 TREE SIZE TREE CREDITS New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 13 – 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- 4-130H1e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4- 11-040, Definitions D, of a property. The construction of the proposed structure constitutes land development. Compliance with the city’s tree retention standards must be demonstrated at the time of application submittal. GoHyundai Service Building Page 7 of 8 February 12, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000018 8. Parking: Vehicle sales with outdoor retail sales areas in the CA zone must provide a minimum and maximum of one (1) parking space for customers and employees per 5,000 square feet. The sales area is not considered a parking lot and is exempt from compliance with dimensional requirements. See RMC 4-4-080F for standard stall and aisle dimensions for the customer parking area. Compliance with the parking standards would be reviewed with the land use application. The entire site shall demonstrate compliance with the standards. Modification of either the minimum or maximum number of parking stalls for a specific development requires written approval from the Department of Community and Economic Development. i. A twenty five percent (25%) reduction or increase from the minimum or maximum number of parking spaces may be granted for nonresidential uses through site plan review if the applicant can justify the modification to the satisfaction of the Administrator. Justification might include, but is not limited to, quantitative information such as sales receipts, documentation of customer frequency, and parking standards of nearby cities. ii. In order for the reduction or increase to occur the Administrator must find that satisfactory evidence has been provided by the applicant. Modifications beyond twenty five percent (25%) may be granted per the criteria and process of RMC 4-9-250 9. Access/Driveways: Driveway widths and quantity are limited by the driveway standards, in RMC 4-4-080I. Driveways shall not be closer than five feet (5’) to any property line and not exceed 40 percent of the street frontage. The width of any driveway shall not exceed 30 feet. According to the submitted drawings, the applicant intends to continue providing access to the site via the existing two driveways off of SW 7th St. Compliance with the driveway standards would be verified at the time of formal site plan review. 10. Critical Areas: According to City of Renton (COR) Maps, the site is located within a High Seismic Hazard Area and is within Wellhead Protection Area Zone 2. 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. 11. Environmental Review: The proposed project is categorically exempt from Environmental (SEPA) Review, as it is below thresholds defined by WAC and RMC. 12. Permit Requirements: A building permit would be required for the proposed project. Detailed information regarding the land use application submittal can be found on the City’s permitting webpage and other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. GoHyundai Service Building Page 8 of 8 February 12, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000018 In addition to the required building permit for the proposed structure, if the project includes retaining walls, fences, or outdoor storage areas, separate permits may also be needed. 13. 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 $1.19 per sq. ft.; • A transportation impact fee of $8,031.94 per net new PM peak Hour 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=City ofRenton. 14. Expiration: If approved, the building permit shall expire eighteen (18) months from the date of issuance. The Building Official may approve an extended expiration date prior to issuance if the applicant provides an approved construction schedule showing the need for additional time. A permit that has not yet expired may be renewed one (1) time for one (1) year upon payment of a renewal fee as established by the City. It is the applicant’s responsibility to monitor all permit expiration and renewal deadlines and to submit any requests for extension or renewal in a timely manner.