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HomeMy WebLinkAboutC_Staff_Comments_PRE26-000091_260415DEPARTMENT 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 ARCO Addition 1616 NE 30th St (APN 3342103464) PRE 26-000091 April 16, 2025 Contact Information: Planner: Mariah Kerrihard, 425-430-7238, mkerrihard@rentonwa.gov Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building 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). i M E M O R A N D U M DATE: March 30, 2026 TO: Mariah Kerrihard, Associate Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Kennydale Store Addition 1. Fire impact fees are charged for the increased square footage of the building. For retail sales the current fire impact fee rate is $1.19 per square foot. This fee is paid at the time of the building permit issuance. 2. No fire flow or fire hydrant requirement changes for this proposed remodel. The existing water main and fire hydrants are adequate for this small addition. 3. An approved kitchen hood fire suppression system is required to be provided in the kitchen cooking hood and ventilation system. Separate plans and permits are required for the installation/updates of the fire alarm and fire sprinkler systems. Plan review and permitting through the Renton Regional Fire Authority. No fire alarm or fire sprinkler systems are required for this project. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 16, 2026 June 20, 2011 TO: Mariah Kerrihard, Associated Planner FROM: Yong Qi, Civil Engineer III SUBJECT: Arco Convenience Store Addition 1616 NE 30th St, Renton, WA PRE26-000091 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-binding and may be subject to modification and/or concurrence by official city decision- makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at parcel # 3342103464. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. EXISTING CONDITIONS Water 1. The project is within the City of Renton’s water service area in the Highlands 435 Pressure Zone. The project site is located within the City’s Wellhead/Aquifer Protection Area Zone 2. 2. The static water pressure is approximately 84 psi at ground elevation of 240 feet. There is an existing 12-inch water main (Record Dwg: W-034602) located on the north side of NE 30th St. The water main can deliver a maximum flow rate of 5,100 gallons per minute. 3. There is an existing fire hydrant adjacent to the southwest corner of the site (Hydrant ID No. HYD-NE-00015) and an existing fire hydrant to the southeast corner of the site (Hydrant ID No. HYD-NE-00831). 4. There is an existing 1-1/2-inch domestic water service line and meter serving the existing store to the south of the project site (Facility ID No. MTR-013134) with an existing 1-1/2-inch RPBA in a hot box for premise isolation behind the sidewalk. There is also a 1-1/2-inch RPBA in-premise for the car wash and 0.5-inch RPBA for the carbonated beverage machine within the existing building. 5. There are two existing irrigation water service line and meters to the south of the project site: a ¾-inch in size (Facility ID No. MTR-013133) and a 1-inch in size (Facility ID No. MTR-013135) with (2) existing 1-inch DCVA’s adjacent to the water meter. PRE26-000091 Page 2 of 4 April 16, 2026 2 Sewer 1. Sewer service is provided by the City of Renton. There is an existing 8-inch PVC gravity wastewater main located in NE 30th St (Record Dwg: S-227003). The existing store is served by 4-inch onsite side sewer and a 6-inch PVC sewer stub connecting to the existing sewer manhole (Facility ID: MH3388). Storm 1. There are existing 8-inch concrete storm pipe and associated catch basins along the north side of NE 30th St (Record Dwg: R-156808). Streets 1. The proposed project fronts NE 30th St to the south and private property on all other sides. 2. NE 30th St is classified as a Minor Arterial Road. Existing right of way (ROW) width is approximately 60 feet. WATER COMMENTS 1. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has indicated that the fire flow demand and fire hydrant requirement are unchanged for the proposed addition. 2. No other water improvements are required if the existing water meters serving the site are unchanged. SEWER COMMENTS 1. A grease interceptor sized per current Uniform Plumbing Code (UPC) is required for the proposed commercial kitchen, upsizing the onsite side sewer as needed pending on the UPC calculations. 2. The development will be subject to a wastewater system development charge (SDC) fee if upgrading or addition domestic water meters are proposed. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 2026 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The current sewer fee for a 1-inch meter is $4,025.00 per meter, 1-1/2-inch meter is $20,125.00 and a 2-inch meter is $32,200.00. b. SDC fees are payable at building permit issuance. c. 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. d. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo= CityofRenton. SURFACE WATER 1. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual (RSWDM) will be required. Refer to Figure 1.1.2.A – Flow Chart in the PRE26-000091 Page 3 of 4 April 16, 2026 3 2022 RSWDM to determine what type of drainage review is required for this site. Based on the City’s flow control map, this site falls within Flow Control Duration Standard area (matching Forested site conditions). The project site is located in the May Creek basin. 2. Drainage report and drainage plans based on 2022 RSWDM are required to be provided. 3. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the 2022 RSWDM. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. Special inspection from the building department is required. 4. 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. 5. The project area is considered a high-use site due to petroleum transfer. In order to meet Special Requirement # 5 (Oil Control), the project may be required to provide oil control treatment for runoff of the high-use portion of the site before discharging to the public stormwater system or to the on-site stormwater facilities. 6. A geotechnical soils report for the site is required per the 2022 RSWDM Section C.1.3. Information on the water table and soil permeability (infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 7. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided to the City and a temporary construction easement prior to any permits being issued. 8. Critical areas that may affect surface water review, the project site is within moderate landslide hazard area. The project site is located within the City’s Wellhead/Aquifer Protection Area Zone 2. Therefore, 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 2022 RSWDM. 9. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details are available online in the City of Renton website: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRe nton. 10. Erosion control measures to meet the City requirements shall be provided. PRE26-000091 Page 4 of 4 April 16, 2026 4 11. 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 building permit issuance. • The current SDC fee is charged per square foot of new impervious surface at $0.94 per square foot, but not less than $2,350. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11780831&dbid=0&rep o=CityofRenton. TRANSPOTATION 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 submittal. The existing onsite ADA parking and landings will also be reviewed. Additional parking spaces, restriping and ramps may be required. 2. As this project proposes an addition valued less than $175,000, no street frontage improvements or right-of-way dedication are required. 3. Since the project is proposing an addition that may result in additional traffic, a traffic study meeting City of Renton traffic study guidelines is required at the building permit submittal. If the result of the study is more than 20 new trips in the AM or PM peak hours, a traffic impact analysis will be required. 4. The development is subject to transportation impact fees. Fees will be assessed at the time of a complete building permit application. a. Unless otherwise noted on the fee schedule, the 2026 transportation impact fee is $8,031.94 per net new PM peak hour person vehicle trip. b. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo= CityofRenton. GENERAL COMMENTS 1. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 2. Fees quoted in this document reflect the fees applicable in the year 2026 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current fee schedule. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000091 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 16, 2026 TO: Pre-Application File No. 26-000091 FROM: Mariah Kerrihard, Associate Planner SUBJECT: ARCO Addition – 1616 NE 30th St (APN 3342103464) 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 at 1616 NE 30th St, located on the north side of NE 30th St. The applicant is proposing an 18’ by 29’ addition to the convenience store towards the west side of the existing structure, which would add approximately 523 square feet. The addition would accommodate a kitchen and expanded retail area associated with the existing fuel station, car wash, and convenience (retail) store. The project includes interior remodel for food preparation, reconfiguration and relocation of the existing accessible parking stall, and addition of one new parking stall on the east side of the site. The applicant stated that the convenience store is currently 1,566 square feet with an attached 612 square foot car wash on the east side of the building. The project site is 24,532 square feet (0.56 acres) in area. Access is proposed to remain the same. According to the City of Renton (COR) maps, the site is mapped with moderate landslide hazards, sensitive and protected slopes (>25% & <=40% to >40% & <=90%) and Well 5A Wellhead Protection Area Zone 2. In addition, high erosion hazards and regulated shorelines are located on the abutting parcel to the northeast. Current Use: The project site is currently developed with an existing fueling station, a convenience store with attached car wash and an existing 96 square foot drive-through coffee stand. Per King County Department of Assessments property records, the existing structure was constructed in 1969 and has a building net square footage of approximately 1,736. Error! Reference source not found. Page 2 of 9 April 16, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000091 1. Zoning /Land Use Designation, and Overlays: The subject property is zoned Commercial Neighborhood (CN) and within Urban Design District D. The purpose of the Commercial Neighborhood Zone (CN) is to provide for small-scale convenience retail/commercial areas offering incidental retail and service needs for the surrounding area. Retail sales uses in the CN Zone are limited to: flowers/plants and floral supplies; mini-marts; crafts, including supplies and finished products; gift shops; specialty markets; and other similar small scale, low-intensity commercial uses that serve nearby residents, as determined by the Community and Economic Development Administrator. Uses serving a larger area may be appropriate if they also serve the residents of the immediate area and are compatible with the scale and character of the neighborhood. This designation is the smallest and least intensive of the City’s commercial zones. 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 “CN standards” herein). Setbacks – Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CN zone are as follows: 15 feet minimum for the front; a 20 foot maximum front yard setback; and no rear or side yard setbacks unless the property abuts a residential zoned property, where the setback along residentially zoned properties is 15 feet. The minimum front yard setback may be modified through the Site Plan Review process if it can be demonstrated to the Administrator’s satisfaction that all of the following criteria are met: (1) the perceived scale of the structure created by the reduced setback is compatible with abutting structures and the surrounding neighborhood; (2) street frontage landscaping identified in RMC 4-4-070F1 is increased to fifteen feet along all public street frontages, excluding walkways, driveways, programmed pedestrian plazas, and the area of reduced setback; (3) enhanced landscaping (e.g., increased caliper size of trees, larger container size of shrubs, and/or increased quantity or diversity of plantings) is provided within the public right-of-way along the frontage abutting the reduced setback; (4) the project includes a public art installation with a minimum value of one percent of the assessed value of the proposed structure, or an equivalent fee-in-lieu if on-site installation is impractical; and (5) the building design meets all of the following: back-of-house rooms without windows are not located on any street-facing façade, at least fifty percent of the ground floor façade fronting the reduced setback provides floor-to-ceiling transparent windows, upper levels employ features such as step-backs and roof plane/form changes to reduce apparent bulk, canopies or similar elements are provided along all street-facing façades with emphasis at the primary entry, and structured parking is not located along any façade that fronts a reduced setback. Alternatively, the minimum setback may be modified through the Site Plan Review process if it can be demonstrated to the Administrator’s satisfaction that the reduced setback would result in the protection and preservation of Priority One trees, as identified in RMC 4-4-130H1b, that could not practicably be retained without reduction of the minimum setback. Compliance with the required setbacks for new development would be verified at the time of the building permit application. As proposed the addition appears to be Error! Reference source not found. Page 3 of 9 April 16, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000091 in compliance with the required setbacks for new development. Existing development proposed for retention would be reviewed for compliance at the time of the land use application. 3. Building Height and Impervious Surface Coverage – The CN 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. There is no maximum impervious surface coverage for the zone. The maximum building height that would be allowed in the CN zone is 35 feet. On the site plan, the addition occupies a portion of the current paved forecourt area near the front/west side of the building, effectively tightening the existing parking area and circulation adjacent to the store. The addition maintains this overall single-story commercial character and leaves the existing car wash driveway, stacking area, and fuel pumps unchanged, increasing building lot coverage slightly while keeping the primary use (gas station with convenience store and car wash) the same. The building height and coverage requirements would be verified at the time of formal application. Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. See RMC 4-4-095, Screening and Storage Height/Location Limitations for specific requirements. Conformance with these requirements would be determined at the time of building permit application review. 4. Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” There are general requirements for all uses for location, signage, screening, and setbacks for collection areas and specific requirements. In retail developments, a minimum of five (5) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of ten (10) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. The applicant should provide a calculation of the refuse and recycling space requirements based on the gross floor area of the existing structures, ensuring the designated areas meet the minimum standards. Refuse and recyclables deposit areas can be centralized or dispersed throughout the site, but they must be easily accessible for users and collection trucks. Outdoor refuse and recyclables deposit areas and collection points shall not be located in any required setback or landscape areas. Collection points shall be located in a manner so that hauling trucks do not obstruct pedestrian or vehicle traffic on-site, or project into any public right-of-way. Architectural design of any structure enclosing an outdoor refuse or recyclables deposit area or any building primarily used to contain a refuse or recyclables deposit area shall be consistent with the design of the primary structure(s) on the site as determined by the Administrator. The proposal should also include details on the location and design of these areas to ensure compliance with accessibility requirements. Garbage dumpsters, refuse compactor areas, and recycling collection areas must be fenced or screened. A six-foot (6') wall or fence shall enclose any outdoor refuse or recyclables deposit area. In cases where Zoning Code fencing provisions conflict with the six-foot (6') wall or fence requirement, the Zoning Code provisions shall rule. As shown on the site plan there appears to be an existing 90 square foot trash enclosure to the west of the proposed addition. Based on a net floor area of 1,736 square feet, a minimum of seven (7) Error! Reference source not found. Page 4 of 9 April 16, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000091 square feet would be needed for the recyclables area and a minimum of fourteen (14) square feet would be needed for refuse; therefore, a total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. 5. Landscaping: Ten feet (10') of on-site landscaping is required along all public street frontages with a mix of trees, shrubs, and groundcover, with the exception of areas for required walkways and driveways. Street trees, selected from the City’s Approved Street Tree List, in the ROW planter would also be required. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060, Street Standards. Street trees and, at a minimum, groundcover are to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. 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. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two (2) trees are to be located in the front yard prior to final inspection. Storm drainage facilities are required to comply with the minimum 15-foot perimeter landscaping strip on the outside of the fence unless otherwise determined through the site plan review or subdivision review process. Please refer to landscape regulations RMC 4-4-070 for further general and specific landscape requirements. The project site appears to be developed with existing street frontage landscaping with shrubs and other vegetation. The existing internal landscaping/planter areas in front of the store appear to be reduced or removed where the new building footprint extends, while new parking (including a relocated ADA stall) and a new pedestrian walkway are added on the east side of the site to maintain required parking and accessible access. A conceptual landscape plan shall be provided with the land use application as prepared by a licensed Landscape Architect, a certified nurseryman or other certified professional. All landscaping shall meet the requirements of RMC 4-4-070, Landscaping and any required conditions of approval. 6. 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 Error! Reference source not found. Page 5 of 9 April 16, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000091 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. A review of COR Maps appears to show that there are mature trees on the site. 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. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. 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 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 Error! Reference source not found. Page 6 of 9 April 16, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000091 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. No trees are proposed for removal. A formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application if trees are proposed for removal. 7. Fences/Retaining Walls: The applicant would be required to show all existing fencing on the submitted drawings. If the applicant intends to install any new fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. Within residential zones the maximum height of any fence, hedge, or retaining wall shall not exceed 48 inches (48”) within the front yard and secondary front yard and 72 inches (72”) elsewhere on the site. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry products that complement the proposed building and site development. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. Please refer to fence and retaining wall standards (RMC 4-4-040) for additional information. 8. Parking: The number of required parking spaces is based on the proposed land use per RMC 4-4-080, Parking, Loading, and Driveway Regulations. According to the parking table the multiple uses have different parking requirements. Use Number of required spaces Drive-through retail or drive-through service The drive-through facility shall be so located that sufficient on-site vehicle stacking space is provided for the handling of motor vehicles using such facility during peak business hours. Typically, 5.0 stacking spaces per Error! Reference source not found. Page 7 of 9 April 16, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000091 window are required unless otherwise determined by the Administrator. Stacking spaces cannot obstruct required parking spaces or ingress/egress within the site or extend into the public right-of-way. Retail sales A minimum and maximum of 2.5 per 1,000 square feet of net floor area, except wholesale retail sales, which is allowed a maximum of 5.0 per 1,000 square feet of net floor area if shared and/or structured parking is provided. Net square footage is the total floor area of a building, excluding stairwells, elevator shafts, mechanical equipment rooms, interior vehicular parking or loading, and all floors below the ground floor, except when used for human habitation or service to the public. See RMC 4-4-080 for more details. The existing onsite ADA parking and landings will also be reviewed. Additional parking spaces, restriping and ramps may be required. According to the calculations provided of square footage from the applicant, the project site would require a minimum of five (5) parking spaces for the retail sales and five (5) stacking spaces for each drive-through service. The site design must provide the appropriate number of accessible spaces per the applicable ADA/WAC table, and each accessible stall must include a code‑compliant adjacent access aisle and meet all location and signage requirements. 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 time of building permit application. 9. Access/Driveways: Access for the site is via two existing curb cuts from NE 30th St. Drive thru facilities shall be located so that sufficient on-site vehicle stacking space is provided for the handling of motor vehicles using such facility during peak business hours. The aerial image indicates the site is already developed with a single-story convenience store, a separate gas canopy near NE 30th Street, and a car wash structure to the east, surrounded by surface parking and drive aisles. Compliance with street access standards for the CN zone would be verified at the time of the building permit review. Compliance with parking, driveway spacing, safety, and design standards per RMC 4-4-080 and RMC 4-6-060 would be required at the time of formal application. 10. Urban Design Regulations: Compliance with Urban Design Regulations, District ‘D’, is required for new portions of the structure. 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. Error! Reference source not found. Page 8 of 9 April 16, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000091 11. Critical Areas: Moderate landslide hazards, Wellhead Protection Area Zone 2, protected and sensitive slopes, are mapped on the project site. High erosion hazards are mapped within five feet (5’) of the property. 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. 12. Environmental Review: The construction of a commercial building greater than 4,000 square feet and/or parking for more than 20 vehicles would be subject to Environmental (SEPA) Review in accordance with the State Environmental Policy Act WAC 197-11-800. If any of these thresholds are met, an environmental checklist would be required to be submitted with the land use application. 13. Waiver of Submittal Requirements: The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where additional information is required to complete the review of an application. In addition, non-applicable submittal requirements may be waived. The applicant should contact the assigned Project Manager if there are any questions regarding submittal requirements. 14. Permit Requirements: The proposed project would require a building permit. In addition to the required building permits, sign permits may be required as well. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. Permits and approvals are required for the proposed tenant improvements. If applicable, please verify grease interceptor requirements with Public Works before submitting your building permit application. Separate permits are necessary for electrical, plumbing, mechanical, signage, sprinkler, and alarm work. The City of Renton Permit Services no longer accepts paper documents. All applications and required documentation must be submitted via a secure file share link provided by CED Permit staff. 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. 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 for retail sales the current fire impact fee rate is $1.19 per square foot; • A transportation impact fee $8,031.94 per net new PM peak hour person vehicle trip; Error! Reference source not found. Page 9 of 9 April 16, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000091 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 17. 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 Mariah Kerrihard, Associate Planner at 425-430-7238 or mkerrihard@rentonwa.gov to submit prescreen materials and subsequent land use application. 18. Expiration: It is the applicant’s responsibility to monitor the expiration dates.