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HomeMy WebLinkAboutPre-app Mtg Summary - 26-000115.pdf CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000115 1 PRE-APPLICATION MEETING FOR Walker’s Renton Subaru Sales Building Addition and Remodel PRE26-000115 CITY OF RENTON Department of Community & Economic Development Planning Division April 30th, 2026 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@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 Official: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000115 2 Renton Regional Fire Authority M E M O R A N D U M DATE: 4/17/26 TO: Alex Morganroth, Principal Planner FROM: Hugo Sotelo, DFM SUBJECT: Walkers Subaru Pre26-0115 FIRE FLOW The fire flow requirement for the proposed building is 1,250 gpm. 2 fire hydrants are required, one within 150 feet and one within 300 feet from the proposed building. A looped water main is required for 2,500 gpm and larger. The existing fire hydrants appear to be within adequate distance and meet the required fire flow. Fire hydrants shall be equipped with 5”in Storz fitting if not already supplied. There shall be a fire hydrant within 50 feet of the fire department connections. Fire Protection systems Approved fire sprinklers and fire alarm systems are required throughout the building. Separate plans and permits are required by the fire department. Direct outside access is required to the fire sprinkler riser room. Fully addressable and full detection is required for the fire alarm system. (total coverage) IMPACT FEES The fire impact fees are applicable at the rate of $1.19 per sq. foot for retail. This fee is paid at building permit issuance. FIRE DEPARTMENT ACCESS Fire department apparatus access roadways are required to be a minimum of 20 feet wide and fully paved, with 25 feet inside and 45-feet outside turning radius. Access is required within 150 feet of all points of the buildings. Fire access roadways shall be constructed to support a 30 -ton vehicle with 75- psi point loading. Approved turnarounds are required for dead end roads that exceed 150 feet. The existing access appears to be adequate. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000115 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 30th, 2026 TO: Alex Morganroth, Principal Planner FROM: Heather Bray, Civil Plan Reviewer SUBJECT: Walker’s Subaru Rebranding 555 SW Grady Way PRE26-000115 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 Walker’s Subaru Rebranding project located at 555 SW Grady Way, APN 3340404470, and have the following comments: EXISTING CONDITIONS The site is approximately 1.60 acres in size and is irregular in shape. There is one existing commercial building designated as an auto showroom. The site is completely paved with parking, and a small portion of perimeter landscaping. Water Water service is provided by City of Renton. The project site is within the City of Renton’s water service area in the Valley 196 Pressure Zone. There is an existing 10-inch ductile iron City water main located in Seneca Ave SW (see water plan no. W-069502) that can deliver a maximum flow capacity of 3,000 gallons per minute (gpm). The approximate static water pressure is 74 psi at ground elevation of 24 feet. There is an existing 1.5-inch domestic water service (Facility ID no. LAT-003579) and an existing 1.5-inch irrigation service to the existing building (Facility ID no. LAT-003582)with a 2-inch double check valve assembly (DCVA) located on the west side of the property by the water meter. Sewer Wastewater service is provided by the City of Renton. There is an existing 12-inch concrete gravity wastewater main located on the property transecting east to west (see sewer plan no. S-014503). The existing building is served by a 6-inch side sewer (see sewer plan no. S-215201) Storm There is an existing 12-inch stormwater main in Seneca Ave SW (see drainage plan no. R-215204). The existing property collects stormwater in catch basins on site and discharges them to the City’s storm main. The site contains high seismic hazards across the entire property. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000115 4 Streets SW Grady Way is a Principal Arterial with an existing right of way (ROW) width of 100-ft as measured using the King County Assessor’s Map and approximately 58-ft of asphalt paving, 14.5-feet of landscaping, and a 6-foot concrete sidewalk. Lind Ave SW is a Minor Arterial with an existing ROW width of 120-ft as measured using the King County Assessor’s Map and approximately 69-ft of asphalt paving, 26-feet of landscaping, and a 6-foot concrete sidewalk. Seneca Ave SW is a Commercial Access Street with an existing ROW width of 63-ft as measured using the King County Assessor’s Map and approximately 28-ft of asphalt paving, 7-feet of landscaping, and a 5-foot concrete sidewalk. SW 12th St is a Commercial Access Street with an existing ROW width of 60-ft as measured using the King County Assessor’s Map and approximately 35-ft of asphalt paving, 6-feet of landscaping, and a 6-foot concrete sidewalk. WATER COMMENTS 1. The existing 1.5” water service and meter can be re -used for the existing building if sized appropriately. Sizing will be in accordance with the most recent Uniform Plumbing code. 2. City shows no record of an existing reduced pressure backflow assembly (RPBA). An RPBA meeting current standards is required downstream of the water meter 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 the relief valve is provided, and the location is pre-approved by the City Plan Reviewer and City Water Utility Department. 3. 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/contracto r. 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 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 Department. The backflow prevention assembly must be located adjacent to and behind a building exterior wall. If interior of building, the f ire sprinkler riser room must have exterior access along the street where the fire lateral connects to the existing water main. 4. 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). 5. 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 operations 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 street casing. 6. A conceptual utility plan will be required as part of the land use application for the subject development. 7. The development is subject to meter installation fees based on the number and size of the meters for domestic use and for fire sprinkler use if upgrading is required or needed. 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, if any, to serve the project. The current water fee for a single 1 -inch meter is $5,025.00 per meter, 1-1/2-inch meter is $25,125.00 and a 2-inch meter is $40,200.00. b. Water Service installation fee is $2,875.00 per 1-inch service line, $4,605.00 per 1-1/2-inch service line, and $4,735.00 per 2-inch service line. c. Drop-in meter fee is $460.00 per meter for a 1-inch meter, $750.00 for a 1-1/2-inch meter, and $950.00 for a 2-inch meter. This is payable at issuance of the building. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000115 5 d. Credit will be applied to the existing service if abandoned. e. Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at civil construction permit issuance. f. The full fee schedule can be found here. SEWER COMMENTS 1. The existing sewer stub and side sewer need to be CCTV’d and can be re-used if found acceptable to the sewer department. Otherwise, a new sewer stub and side sewer shall be installed to serve the proposed use. 2. If plumbing fixtures are to be added, a new King County Sewer Capacity Charge form will need to be submitted at time of building permit. 3. Documentation will need to be provided that a sanitary sewer easement exists over the vacated alley, or the project will need to provide a new 16-foot standard city easement over the existing main. 4. The existing 12-inch gravity main shall be protected at all times during construction. 5. If applicable, all new side sewers and sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 6. The applicant shall verify that the existing OWS (Oil/Water Separator) size meets current standards for the proposed use or upgrade as necessary. 7. A conceptual utility plan will be required as part of the land use application for the subject development. 8. 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 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 $3,650.00 per meter, 1-1/2-inch meter is $18,250.00 and a 2-inch meter is $29,200.00. b. SDC fees are payable at construction 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 here. SURFACE WATER COMMENTS 1. 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 may be required. Based on the City’s flow control map, the site falls within the City’s Peak Rate Flow Control Standard area (Matching Existing Site Conditions). The site falls within the Black River drainage basin. 2. 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. 3. 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. 4. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000115 6 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. 5. Critical areas that may affect storm drainage design include the following: High seismic hazard. 6. Erosion control measures to meet the City requirements shall be provided. 7. Source control measures shall be documented in accordance with the King County Pollution Prevention manual. 8. A Construction Stormwater Permit from the Department of Ecology is required if clearing and grading exceeds one acre. 9. The current City of Renton Surface Water Standard Plans that shall be used in all onsite drainage submittals. The current City of Renton Standard details are available online at the City of Renton website. 10. The development may be 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. 11. The 2026 Surface water system development fee is $0.94 per square foot of new impervious surface, but no less than $2,350.00. a. 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 submittal. The existing onsite ADA parking and landings will also be reviewed. Additional parking spaces, restriping and ramps may be required. 2. Per City code 4-6-060, frontage improvements are required for new construction in excess of $175,000. The project does not propose an addition in excess of $175,000, therefore, meets basic exemption #1. 3. As this project is an interior remodel that does not involve a building addition , it is exempt from dedications or right-of-way improvements. However, if during land-use and/or other agency reviews it is determined that outside site and parking/lot improvements are required, the project may become subject to further transportation review. 4. 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 15.0%. Driveways exceeding 8.0% shall provide slotted drains. c. The width of any driveway shall not exceed thirty feet (30.0’) exclusive of the raidii of the returns or the taper section. d. For each parcel, there shall be no more than one driveway for each 165-feet of street frontage. 5. Undergrounding of all proposed utilities is required on all frontages per RMC 4 -6-090. 6. If frontage improvements are required, all existing utility lines (i.e. electrical, phone, cable services, etc) along the property frontage or within the site must be undergrounded as outlined in RMC 4-6-090. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 7. Street lighting is required for a project that consists of more than 5,000 square feet of new commercial space. This project does not require street lighting. 8. Paving and trench restoration within the City of Renton right-of-way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 9. The development is subject to transportation impact fees. Fees will be assessed at the time of a complete building permit application. The 2026 transportation impact fee for net new pm peak hour person vehicle trips is $8,031.94 per trip. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000115 7 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 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 click the link here for the current development fee schedule. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000115 8 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 30, 2026 TO: Pre-Application File No. PRE26-000115 FROM: Alex Morganroth, Principal Planner SUBJECT: Walker’s Renton Subaru Sales Building Addition and Remodel, 555 SW Grady Way (APN 3340404470) 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 555 SW Grady Way (APN 3340404470) in Renton. The site is zoned Commercial Arterial (CA) and is designated Commercial Mixed Use (CMU) under the Comprehensive Plan. The property is currently developed with an existing automobile sales dealership, including a showroom building, covered entry canopy, and associated vehicle sales lot, customer parking, and perimeter landscaping. The existing building is approximately 8,401 square feet (noted as 8,881 by King County Assessor), with a 1,968 square foot entry canopy proposed for demolition. Access to the site is provided via three (3) existing driveways off of SW Grady Way, Seneca Ave SW, and Lind Ave SW, with no changes to access or circulation proposed as part of this project. The applicant is proposing a remodel and expansion of the existing dealership building to comply with updated Subaru branding and operational requirements. The proposed improvements include removal and replacement of the existing entry cano py, relocation of the general manager’s office, and expansion of the showroom to accommodate increased customer waiting areas, merchandising space, and display capacity (increasing from two to four vehicles). The proposal also includes the addition of an enclosed customer vehicle delivery area designed to accommodate two vehicles, as well as new exterior clerestory parapet wall features. The existing sales lot, customer parking, and perimeter landscaping will remain unchanged. Exterior building signage and site pole signage are proposed but will be reviewed and permitted separately. The proposed improvements will result in a total building area of approximately 9,350 square feet, with a new 2,027 square foot canopy. The project also includes retrofitting the building with an automatic fire sprinkler system. An existing 674 square foot covered detail area will remain unchanged. No expansion of the overall site footprint or changes to site layout are proposed. A high seismic hazard area is mapped on the site according to COR Maps. No vegetation is proposed for removal. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000115 9 1. Current Use: An existing small vehicle sales use is located in an 8,401 square feet (noted as 8,881 by King County Assessor) masonry building on the site. Associated surfacing parking for vehicle display and customers surround the building. 2. Zoning: The site at 555 SW Grady Way (APN 3340404470) is located in the Commercial Arterial (CA) zone and Auto Mall Area A overlay. The site has a Commercial Mixed Use (CMU) Comprehensive Plan Land Use designation. Small vehicle sales is classified as a permitted use in the CA zone when located within an Automall District. 3. Development Standards (CA Zone): 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). 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 structured parking only. The proposed building area covers approximately 12.7 percent (12.7%) of the gross lot area (8,881 sf / 69,835 sf) 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: Minimum Front Yard 15 ft. The minimum setback may be modifided through the site plan review process, provided the criteria under RMC 4-2-120C.16.a can be met. Maximum Front Yard 20 ft. The maximum setback may be modified through the site plan review process, provided the criteria under RMC 4-2-120C.15.a can be met. Minimum Secondary Front Yard 15 ft. The minimum setback may be modifified through the site plan review process, provided the criteria under RMC 4-2-120C.16.a can be met. 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. 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 did not indicate a building height for the renovated building. It is the applicant’s responsibility to demonstrate compliance with building height requirements. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000115 10 4. Development Standards (Auto Mall District Overlay Standards): Compliance with Automall District Regulations is required. See RMC 4-3-040 for all requirements. The following are the Automall District Development Standards applicable to your project: Service Are 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 chapter 4 - 4 RMC, 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. Automall 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. 5. Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” Refuse and recyclables deposit areas and collection points may be allocated to a centralized area, or dispersed throughout the site, in easily accessible areas for both users and hauling trucks. For manufacturing and other non -residential developments, a minimum of three (3) square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of six (6) square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas. An existing refuse and recyclable area is located near the southwest corner of the existing building. The applicant will be required to demonstrate compliance with the Refuse and Recycling Standards, as part of a formal land use application. 6. Landscaping: Compliance with landscape regulations is required when, additions to existing buildings that increase the gross square footage of the building by greater than one third or other changes in the use of a property or remodel of a structure that requires improvements equal to or greater than fifty percent (50%) of the assessed property valuation. 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) for additional general and specific landscape requirements. Please refer to landscape regulations for the Auto Mall Area standards below for additional specific landscape requirements. 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000115 11 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 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. A formal tree retention plan and tree retention worksheet prepared by CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000115 12 an arborist or landscape architect would be reviewed at the time of the land use application if trees are proposed for removal. 8. 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 (4') requires a building permit. Fences up to eight (8’) feet in height are permitted in any setback in the IM zone. A fence taller than six feet (6') requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. New or existing fencing would need to comply with the fence requirements of the code (RMC 4-4- 040). Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complement 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. No new fences or retaining walls were shown on the submitted materials. 9. Parking: The following ratios would be applicable to the site depending on the use breakdown: Use Required Spaces Vehicle sales (large and small vehicles) with outdoor retail sales areas: A minimum and maximum of 1.0 per 5,000 square feet. The sales area is not a parking lot and does not have to comply with dimensional requirements, landscaping or the bulk storage section requirements for setbacks and screening. Any arrangement of motor vehicles is allowed as long as: • A minimum 5-foot perimeter landscaping area is provided; • They are not displayed in required landscape areas; and • Adequate fire access is provided per Fire Department approval. The parking regulations (RMC 4-4-080) specify standard stall dimensions. Surface parking stalls must be a minimum of 8 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than 30 percent of the spaces in the surface parking lots. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. Compliance with the parking regulations would be verified at the time of formal 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 customers. 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 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 ro ute. Please review RMC 4-4-080F.11.b for further general and specific bicycle parking standards. *See additional parking standards for properties in the Automall District. 10. Access/Driveways: Driveway widths and quantity are limited by the driveway standards, in RMC 4-4080I. 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. According to the submitted drawings, the CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000115 13 applicant intends to continue to provide access to the site via the existing three driveways off of SW Grady Way, Seneca Ave SW, and Lind Ave SW. 11. Lighting: With additions to or replacement of light fixtures, parking lot or display lot light fixtures shall be non-glare and mounted no more than twenty five feet (25') above the ground to minimize the impact onto adjacent and abutting properties. See RMC 4-4-075 for additional standards. 12. Critical Areas: The project site has been mapped with a high seismic hazard areas. Geotechnical studies by licensed professionals, such as a geotechnical engineer and/or engineering geologist, may be required. If required, the study shall demonstrate the following review criteria can be met: (a) The proposal will not increase the threat of the geological hazard to adjacent or abutting properties beyond pre-development conditions; and (b) The proposal will not adversely impact other critical areas; and (c) 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. 13. Environmental Review: The proposal is an addition to a building greater than 4,000 sq. ft. in size; therefore, an environmental checklist is a submittal requirement. An environmental determination will be made by the Renton Environmental Review Committee. 14. Site Plan Review (Administrative): 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. S ite plan review ensures quality development consistent with City goals and policies. Site plan review analyzes elements including, but not limited to, site layout, building orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering, parking and loading facilities, and illumination to ensure compatibility with potential future development. Decisional criteria for site plan approval are itemized in RMC 4-9-200E.3. Additions that do not exceed 25,000 square feet of gross floor area in the CA zone do not require a public hearing and are reviewed and approved administratively. It is the applicant’s responsibility to identify how the proposal meets the decisional criteria and a narrative responding to these criteria shall be submitted with the application 15. Permit Requirements: The proposal requires Environmental (SEPA) Review and Administrative Site Plan Review. All land use applications will be reviewed concurrently. The land use review would include public notice and a two-week public comment period. Once a complete application is submitted and all fees are paid, a decision can be issued in approximately 8 weeks. The 2026 application fee would be as follows: $3,221.00 for Site Plan Review and $1,914.00 for the SEPA review. Any modification requests to code standards are $308.00 per modification. A 5% technology fee would also be assessed at the time of land use application. 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, building and sign permits would be required (if applicable). 16. 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000115 14 17. 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. 18. Impact Fees: Due to the change of use, impact fees would be required. 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 new vehicle trip. A handout listing all of the City’s Development related fees is available for your review at https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=CityofRenton. 19. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened prior to submitting the complete application package. Please contact Alex Morganroth, Principal Planner, at amorganorth@rentonwa.gov or (425) 430-7319 to submit prescreen materials and subsequent land use application. 20. Expiration: Once the Site Plan application has been approved, the applicant has two years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. The approval body that approved the original application may grant a single two-year extension. The approval body may require a public hearing for such extension. It is the applicant’s responsibility to monitor the expiration dates.