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HomeMy WebLinkAboutPRE_Pre-App Summary_260604_FinalDEPARTMENT 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 Renton Apartments 902 S 2nd St & 924 Bronson Way S, Renton, WA 98057 PRE26-000164 June 4, 2026 Contact Information: Planner: Valerie Porter, 425-430-7288, vporter@rentonwa.gov Public Works Plan Reviewer: Heather Bray, 425-430-7383, hbray@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 a 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: June 1, 2026 TO: Valerie Porter, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Bronson Apartments 1. The fire flow requirement is 3,500 gpm. A minimum of four fire hydrants is required. One within 150 feet and three within 300 feet of the proposed building. One hydrant is required within 50-feet of all fire department connections for the fire sprinkler system and standpipe systems. Existing hydrants may be counted toward the requirements if they meet the current code, including 5-inch storz fittings. Some have the storz fittings and some may not. 2. Fire impact fees are applicable at the rate of $1,099.68 per multi-family unit and $1.19 per square foot of retail space and $0.28 per square foot of office space, for examples. There is no fee for parking garage areas. This fee is paid at the time of building permit issuance. 3. Approved fire sprinkler, standpipe and fire alarm systems are required throughout the building. Separate plans and permits 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. 4. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading. Access is required within 150 feet of all points on the buildings. 5. At least one of the elevators shall be sized to meet the requirements for a bariatric-sized stretcher. Car size shall accommodate a minimum of 40-inch by 84-inch stretcher and all doorways leading from the elevator to the exterior. 6. All areas of all buildings shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 6th, 2026 TO: Valerie Porter, Senior Planner FROM: Heather Bray, Civil Plan Reviewer SUBJECT: Renton Apartments 924 Bronson Way S PRE26-000164 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 Renton Apartments at 924 Bronson Way S, APN 723150- 1095 & 723150-1110, and have the following comments: EXISTING CONDITIONS The site is approximately 0.59 acres in size and is irregular in shape. The site has a gated parking lot on the west side and vacant land on the east. It is in the Aquifer Protection Area 1, which may impact storm drainage design. 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 12-inch ductile iron City water main located in Wells Ave S (see water plan no. W-417602 and W-298801) that can deliver a maximum flow capacity of 3,500 gallons per minute (gpm). There is an existing 12-inch ductile iron City water main located in Main Ave S (see water plan no. W- 217501) that can deliver a maximum flow capacity of 5,000 gallons per minute (gpm). There is an existing 12-inch ductile iron water main located in S 2nd St that can deliver a maximum flow capacity of 5,600 gallons per minute (gpm).(see water plan no. W-394601) The approximate static water pressure is 67 psi at ground elevation of 42 feet. There is an existing ¾” irrigation water service (Facility ID no. MTR-002248) and 2” irrigation water service (Facility ID no. MTR-019118) in the sidewalk of Wells Ave S. There are at least three existing fire hydrants within 300-feet of the property. (HYD-S-00703 located on the west side of the property along Wells Ave S, HYD-S-00704 located 75-feet south of the Renton Apartments – PRE26-000164 Page 2 of 8 property along Wells Ave S, and HYD-S-0773 located 75-feet northeast of the property along Main Ave S.) Sewer Wastewater service is provided by the City of Renton. There is an existing 12-inch PVC wastewater main located in Wells Ave S. There is also an 8-inch PVC wastewater main located in Main Ave S (see sewer plan no. S-036905). There is a 6-inch side sewer at the NE corner of the vacant property (see sewer plan no. S-036905) which was cut and capped at the main in 2015. Storm There is an existing 8-inch stormwater main in Wells Ave S (see City Plan no. R-134402) and an existing 12-inch stormwater main in Main Ave S (see City Plan no. R-394612). The developed parking lot currently discharges into the existing 8-inch main in Wells Ave S while the undeveloped lot sheet flows to Main Ave S. Both mains outlet at the Cedar River less than one-quarter-mile downstream. Streets S 2nd Street is a Principal Arterial Street with an existing right of way (ROW) width of 60.0-ft as measured using the King County Assessor’s Map and approximately 44.0-ft of asphalt paving. Bronson Way S is a Principal Arterial Street with an existing right of way (ROW) width of 76.0-ft as measured using the King County Assessor’s Map and approximately 40.0-ft of asphalt paving. Wells Ave S is a Minor Arterial Street with an existing right of way (ROW) width of 60.0-ft as measured using the King County Assessor’s Map and approximately 40.0-ft of asphalt paving. Main Ave S is a Commercial-Mixed Use Access Street with an existing right of way (ROW) width of 60.0-ft as measured using the King County Assessor’s Map and approximately 24.0-ft of asphalt paving. WATER COMMENTS 1. Based on the information provided with the pre-application submittal documents, the following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to the items that follow. a. Projects that have fire flow demand greater than 2,500 gpm are required to provide a looped water main around each building. The existing water mains surrounding the block along Wells Ave S, S 2nd St, Main Ave S, and north of Jones Park can provide the minimum 3,500 GPM coverage and fulfills this requirement. b. A 15 feet wide public water easement is required for any public water main, hydrants and water meters located outside City right-of-way. A minimum 10-foot setback is required from the building foundation to the new water main. c. Installation of a separate water service and meter for the residential portion of the new building. The sizing of the meter shall be in accordance with the most recent edition of the Uniform Plumbing Code. All residential domestic water meters shall have a double check valve assembly (DCVA) installed behind the meter on private property per City Standards for buildings 3-stories and higher. The DCVA may be located inside the building if the location is pre-approved by the City Plan Reviewer and City Water Utility Department. The backflow prevention assembly must be located adjacent to and behind a building exterior wall. d. Installation of a separate water service and meter for the commercial portion of the new building. All commercial domestic water meters shall have a reduced pressure backflow assembly (RPBA) installed behind the meter on private property per City Renton Apartments – PRE26-000164 Page 3 of 8 Standards. The RPBA shall be installed inside an above ground, heated enclosure per City Standard Plan 360.1 or 360.2. The RPBA may be located inside the building if a drainage outlet for the relief valve is provided and the location is pre-approved by the City Plan Reviewer and City Water Utility Department. The backflow prevention assembly must be located adjacent to and behind a building exterior wall prior to the first water fixture if proposed to be interior of building. e. Domestic water meters 3-inch or larger shall be installed in an exterior vault per standard plan no 320.4. The meter vault shall be located within public ROW or within an easement on private property. f. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. g. Installation of a fire sprinkler stub with a double check detector assembly (DCDA) is required for backflow prevention to the building. The sizing of the fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DCDA shall be installed on private property in an outside underground vault per City Standard Plan 350.3. The DCDA may be installed inside the building if it meets the conditions per City Standard Plan 360.5 for the installation of a DCDA inside a building. The location of the DCDA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. The backflow prevention assembly must be located adjacent to and behind a building exterior wall. If interior of building, the fire sprinkler riser room must have exterior access along the street the existing water main exists that the fire lateral will connect to. h. Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined by the RRFA based on the final fire flow demand and final site plan. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). i. Installation of a “Storz” adapter on the existing hydrants counting towards the minimum coverage and/or flow requirements, if they are not already equipped with one. j. The existing domestic and irrigation water services must be cut, capped and abandoned at the main line if they are not reused. 2. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix K of the City’s 2019 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is installed inside a steel casing. 3. A conceptual utility plan will be required as part of the land use application for the subject development. 4. Pursuant to RMC 4-3-050F(2)(d), the City's Water Utility requires the applicant to submit a geotechnical study demonstrating that construction activities associated with the proposed development, including deep excavations and any necessary dewatering measures, will not have the potential to significantly impact groundwater quantity or quality. 5. All construction activities within Zone 1 of the Aquifer Protection Area shall comply with the requirements of RMC 4-4-030(C)(8). Renton Apartments – PRE26-000164 Page 4 of 8 6. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2026 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $5,025.00 per 1-inch meter, $25,125 per 1-1/2 inch meter, $40,200 per 2-inch meter and $80,400 per 3-inch meter. b. Water service installation charges for each proposed domestic water service is applicable. Water Service installation is $2,875.00 per 1-inch service line, $4,605 per 1-1/2 inch service, $4,735 per 2-inch service, and for services larger than 2-inch a $220 processing fee is applied and the Contractor will provide the materials and will install the service line and water meter. c. Drop-in meter fee is $460.00 per 1-inch meter, $750.00 per 1-1/2 inch meter, and $950.00 per 2-inch meter. d. Credit will be applied to the existing services on Wells Ave S if abandoned. e. The existing ¾” water service on Bronson Way S was cut and capped at the main and cannot be re-used. f. The full fee schedule can be found here. SEWER COMMENTS 1. Individual sewer stubs and side sewers are required for commercial and residential uses. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. a. The 6-inch pvc side sewer on KC Parcel #723150-1110 was cut and capped at the main within Main Ave S and cannot be re-used. 2. An oil/water separator will be required for connecting a covered parking lot to sewer. If a subterranean parking lot is incorporated and cannot achieve a gravity sewer discharge to the main, the applicant may need to install an internal pump to bring the basement garage flows to the surface level for gravity drain to the side sewer. The oil/water separator shall be placed in such a way that it is accessible for future maintenance. 3. A grease interceptor is required if there is a commercial kitchen. 4. A King County Capacity Charge form for non-residential sewer use will need to be included at time of Building Permit Submittal. 5. The development will be subject to a wastewater system development charge (SDC) fee if upgrading or adding water meters. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 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. The full fee schedule can be found here. SURFACE WATER COMMENTS 1. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual (RSWDM) will be required. Refer to Figure 1.1.2.A – Flow Chart in the Renton Apartments – PRE26-000164 Page 5 of 8 2022 RSWDM to determine what type of drainage review is required for this site. The site falls within the City’s Peak Rate Flow Control Standard (matching Existing site conditions). The site falls within the Lower Cedar River drainage basin. 2. Drainage report and drainage plans based on 2022 RSWDM are required to be provided. 3. Storm drainage improvements along all public street frontages are required to conform to the City’s Street and stormwater conveyance standards. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM. New storm drains shall be designed to account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. All proposed stormwater facilities shall be designed in accordance with the current RSWDM at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for all proposed detention and/or water quality vaults. 5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit construction. 6. The project is located within Aquifer Protection Area 1 which should be addressed in the Technical Information Report. 7. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations for appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 8. Discharge of groundwater to the City’s system is prohibited. The project shall evaluate how the two below ground parking levels will be constructed and demonstrate on the Civil Construction Plans how groundwater will be collected and discharged. 9. Dog relief patches shall be covered and plumbed directly to sewer and shall not drain to the stormwater system. 10. Erosion control measures to meet the City requirements shall be provided. 11. The current City of Renton Surface Water Standard Plans shall be used in all drainage submittals. 12. The development is subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. a. The 2026 Surface water system development fee is $0.94 per square foot of new impervious surface, but not less than $2,350. b. The full schedule can be found here. Renton Apartments – PRE26-000164 Page 6 of 8 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. Please provide details of the accessible routes of travel at time of Civil Construction Permit Application. 2. Per City code 4-6-060 frontage improvements are required for new construction in excess of $150,000. The proposed project fronts Wells Ave S to the west, Main Ave S to the east, S 2nd St to the south, and Bronson Way S to the southeast. a. S 2nd St is classified as a 4-lane (one-way) Principal Arterial Street with an existing right-of-way (ROW) width of approximately 60-ft per the King County Assessors map. To meet the City’s complete street standards for a 4-lane Principal Arterial Street, a minimum ROW width of 79 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a minimum 54-ft paved road (27-feet from centerline), a 0.5-foot curb, a 12-foot sidewalk, street trees (within tree grates) and storm drainage improvements. Dedication of approximately 9.5 feet would be required pending final survey. i. However, the City will consider a modification request to retain the existing curb and pavement. This will result in the project installing a 12-foot sidewalk, street trees (within tree grates) and storm drainage improvements. Dedication of approximately 4.5 feet will be required pending final survey. b. Bronson Way S is classified as a 4-lane Principal Arterial Street with an existing right-of-way (ROW) width of approximately 76-ft per the King County Assessors map. To meet the City’s complete street standards for a 4-lane Principal Arterial Street, a minimum ROW width of 79 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a minimum 54-ft paved road (27-feet from centerline), a 0.5-foot curb, a 12-foot sidewalk, street trees (within tree grates) and storm drainage improvements. Dedication of approximately 1.5 feet would be required pending final survey. i. However, the City will consider a modification request to retain the existing frontage improvements due to existing street configuration and proximity to the intersection. No dedication will be required. c. Wells Ave S is classified as a 4-lane Minor Arterial Street with an existing right-of- way (ROW) width of approximately 60-ft per the King County Assessors map. To meet the City’s complete street standards for a 4-lane Minor Arterial Street, a minimum ROW width of 79 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a minimum 54-ft paved road (27-feet from centerline), a 0.5-foot curb, a 12-foot sidewalk, street trees (within tree grates) and storm drainage improvements. Dedication of approximately 9.5 feet would be required pending final survey. i. However, the City will consider a modification request to retain the existing curb and pavement. This will result in the project installing a 12-foot sidewalk, street trees (within tree grates) and storm drainage improvements. Dedication of approximately 2.0 feet will be required pending final survey. d. Main Ave S is classified as a Commercial-Mixed Use Access Street with an existing right-of-way (ROW) width of approximately 60-ft per the King County Assessors map. To meet the City’s complete street standards for a Commercial-Mixed Use Renton Apartments – PRE26-000164 Page 7 of 8 Access Street, a minimum ROW width of 61 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a minimum 36-ft paved road (18-feet from centerline), a 0.5-foot curb, a 12- foot sidewalk, street trees (within tree grates) and storm drainage improvements. Dedication of approximately 0.5 feet would be required pending final survey. i. However, the City will consider a modification request to retain the existing frontage improvements due to existing street configuration and proximity to the intersection. No dedication will be required. 3. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5 feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. c. The width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns or the taper section. 4. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4- 6-090. 5. Street lighting is required for a project that consists of commercial use of more than 5,000 square feet or greater than 4 residential dwelling units. See RMC 4-6-060 for street lighting requirements. 6. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are required to do a traffic impact analysis (TIA). The trips shall be calculated based on the guidelines of the current ITE Trip Generation Manual. Refer to the City of Renton policy guidelines for traffic impact analysis. If the site generates 20 or more new peak hour trips in either AM peak or PM peak, then the applicant shall contact the City to get information about the locations where traffic analysis is required. 7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 8. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. a. The 2026 transportation impact fee for multifamily housing is $6,184.59 per dwelling unit. b. Unless noted otherwise in the Fee Schedule, the 2026 transportation impact fee is $8,031.94 per net new PM peak Hour Vehicle Trip per PM Peak Hour Vehicle Trip. c. The full schedule can be found here. GENERAL COMMENTS 1. All proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. a. Show all retaining walls on profile view. No walls shall be greater than 6’. 3. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required as part of the building permit review. 4. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: a. Provide rim and invert elevations on all drainage and sewer structures. Renton Apartments – PRE26-000164 Page 8 of 8 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\PRE26-000164 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 4, 2026 TO: Pre-Application File No. PRE26-000164 FROM: Valerie Porter, 425-430-7288, vporter@rentonwa.gov SUBJECT: Renton Apartments 902 S 2nd St & 924 Bronson Way S, Renton, WA 98057 Parcel Nos.: 7231501095 & 7231501110 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 project site is located on the north side of S 2nd St and sits between Wells Ave S, Bronson Way S, and Main Ave S consisting of two (2) parcels: Parcel 1: 7231501095 and Parcel 2: 7231501110. Parcel 1 is approximately 12,000 square feet in size and Parcel 2 is approximately 13,500 square feet totaling 25,500 square feet (0.59 acres) in size. The applicant proposes to consolidate two parcels into a single parcel and construct a six (6)-story, 88-unit apartment building with associated underbuilding parking. The building will also provide approximately 8,742 square feet of ground floor commercial space. According to City of Renton (COR) Map, the site is located within the high seismic hazard area and the Airport Influenced Area (Traffic Pattern Zone). Current Use: Parcel 1 contains an abandoned parking lot and Parcel 2 is undeveloped. 1. Zoning /Land Use Designation, and Overlays: The Comprehensive Plan designation for the site is Commercial Mixed use (CMU), and it is located within the Center Downtown (CD) zoning designation. The property is also located within the Urban Design District ‘A’ overlay and the Downtown Business District overlay. Therefore, the project is required to comply with the design standards outlined in RMC 4-3-100, Urban Design Regulations. According to RMC 4-2-060, Uses Allowed in Zoning Designations, an apartment building is permitted use within the CD zone and subject to Condition No.6 (RMC 4- 2-080). Specified residential use(s) are not allowed within one thousand feet (1,000') of the centerline of Renton Municipal Airport runway. Renton Apartments Page 2 of 10 June 4, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000164 a. Horizontal Mixed-Use Development – Where Allowed: Standalone residential buildings are permitted in the following locations provided commercial space is included on site pursuant to RMC 4-4-150, Residential Mixed-Use Development Standards. Any standalone residential development shall be subject to RMC 4-2-115, Residential Design and Open Space Standards: i. In the CD Zone outside of the Downtown Business District, provided residential amenity space and/or lobby space is provided on the ground floor along the street frontage, which shall be at least twenty feet (20') wide and at least fifty percent (50%) of the facade width for facades less than sixty feet (60') wide, or a minimum of thirty feet (30') wide for facades greater than sixty feet (60') wide. (Widths shall be measured along the building facade.) The ground floor shall have a floor-to-ceiling height of twelve feet (12'). Where located on the ground floor and within ten feet (10') of public sidewalk, the floors of attached dwellings shall be at least two feet (2') elevated above the grade of the sidewalk; Where standalone residential buildings are not allowed, dwelling units shall be integrated into a vertically mixed-use building with ground floor commercial situated closest to a public street. b. Commercial Uses: Commercial uses in residential mixed-use developments are limited to retail sales, on-site services, eating and drinking establishments, taverns, daycares, preschools, indoor recreational facilities, pet daycares, craft distilleries/small wineries/micro-breweries with tasting rooms, general offices not located on the ground floor, and similar uses as determined by the Administrator. Uses normal and incidental to a building including, but not limited to, interior entrance areas, elevators, waiting/lobby areas, mechanical rooms, mail areas, garbage/recycling/compost storage areas, vehicle parking areas, and areas/facilities for the exclusive use of the residents are not considered commercial uses. c. Timing of Development: A building permit shall not be issued for any standalone residential building(s) prior to the issuance of a building permit for any required standalone commercial or vertically mixed-use building(s) and no certificate of occupancy shall be issued for any standalone residential building(s) prior to the issuance of a certificate of occupancy for any required standalone commercial or vertically mixed-use building(s). Details regarding the proposed use of the commercial space were not provided. While several general office and retail uses are allowed in the CD zone, additional information is required to determine whether the specific intended use complies with zoning regulations. 2. Development Standards: The proposal is subject to RMC 4-2-120B, Development Standards for Commercial Zoning Designations (CD, CO, & COR), effective at the time of complete application. Building elevations showing all facades and floor plans with unit layouts for each level shall be provided with the permit application. Density – The minimum density required in the CD zone is 75 dwelling units per net acre. The maximum density permitted is 150 dwelling units per net acre. Density may be increased to 200 dwelling units per net acre subject to conditional use permit approval. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. The minimum lot density for the site is 44 dwelling units per net acre (75 dwelling units x 0.59 acres = 44 dwelling units) and the maximum number of units allowed on the site is 89 dwelling units per net acre (150 dwelling units x 0.59 acres = 89 dwelling units). Renton Apartments Page 3 of 10 June 4, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000164 The proposed development of approximately 88 residential units complies with gross density requirements. A density worksheet was not included with the pre-application submittal materials; therefore, staff was unable to verify compliance with the density requirements. A completed density worksheet would be required with the land use application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Minimum Lot Size, Width and Depth – There are no lot size requirements for parcels within the CD zone. Building Height and Impervious Surface Coverage – The maximum permitted building height in the CD zone is 150 feet. For lots abutting a lot designated as residential, the maximum building height is 20 ft. more than the maximum height allowed in the abutting residential zone. Heights may exceed the maximum height with a Hearing Examiner conditional use permit. There is no maximum lot coverage for buildings. The project is proposing to construct a building 70 feet in height, which complies with height requirements. The building height and coverage requirements would be verified at the time of formal application. In addition to development standards, the site is also subject to the Airport Influenced Area regulations. RMC 4-3-020, Airport Related Height and Use Restrictions states, no structure or tree shall penetrate the Federal Aviation Regulation Part 77 Objects Affecting Navigable Airspace, which for the subject site is restricted to 182’. The site has an elevation of approximately 38’. Therefore, the site’s Part 77 Objects Affecting Navigable Airspace is 144’. Upon submittal of a formal application, building elevations or a certificate from an engineer or land surveyor must be provided, clearly stating that the proposed use will not penetrate the Federal Aviation Administration Regulation Part 77 Objects Affecting Navigable Airspace. Compliance with Airport Related Height and Use Restrictions regulations will be determined at the time of the land use application. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the CD zones are as follows: DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS (CD, CO, & COR) Minimum Front Yard None Maximum Front Yard 15 ft. – for buildings, or for portions thereof, 25 ft. or less in height. None – for that portion of a building over 25 ft. in height. Minimum Secondary Front Yard None Maximum Secondary Front Yard 15 ft. – for buildings, or for portions thereof, 25 ft. or less in height. None – for that portion of a building over 25 ft. in height. Minimum Freeway Frontage Setback 10 ft. landscaped setback from the property line. Minimum Rear Yard None, unless the ground floor facade provides windows for living rooms of attached dwellings – then 10 ft. – unless adjacent to an alley, then none. Additionally, if the CD lot abuts a lot zoned Renton Apartments Page 4 of 10 June 4, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000164 residential, then there shall be a 15 ft. landscaped strip or a 5 ft. wide sight-obscuring landscaped strip and a solid 6 ft. high barrier along the common boundary with an additional 5 ft. setback from the barrier. Minimum Side Yard None, unless the ground floor facade provides living room windows of attached dwellings – then 10 ft. – unless adjacent to an alley, then none. Additionally, if the CD lot abuts a lot zoned residential, then there shall be a 15 ft. wide landscaped strip or a 5 ft. wide sight-obscuring landscaped strip and a solid 6 ft. high barrier along the common boundary with an additional 5 ft. setback from the barrier. Building setbacks will be verified at the time of land use and building permit applications. Building Orientation – Per the Urban Design Regulations outline under RMC 4-3-100, commercial mixed- use buildings shall contain pedestrian-oriented uses, feature “pedestrian-oriented facades,” and have clear connections to the sidewalk. Pedestrian-oriented facades must include: • Primary building entry must be facing the street; • Transparent window area or window display along 75% of the ground floor between the height of 2 to 8 feet above the ground; and • Weather protection at least 4 ½ feet wide along at least 75% of the façade. Residential and mixed-use buildings containing street-level residential uses and single-purpose residential buildings shall be: a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial landscaping between the sidewalk and the building (illustration below); or b. Have the ground floor residential uses raised above street level for residents’ privacy. For additional details, please see RMC 4-3-100, Urban Design Regulations. Building design including building orientation will be verified at the time of a formal land use application. A written narrative to identify how the project meets each applicable urban design regulation must be submitted with a formal application. 3. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. If applicable, the application would need to include elevations and details for the proposed methods of screening. For outdoor loading areas, screening is not required except when the subject commercial or industrial lot abuts or is adjacent to a residentially zoned lot and the regulated activity is proposed on the side of the property abutting or adjacent to the listed zones. In such cases, a fence, or landscaping, or a landscaped berm, or any combination of the same is required to achieve adequate visual or acoustical screening. These provisions may be modified through the site plan development review process, or the modification process for site plan exempt proposals, where the applicant can show that the same or better result will occur because of creative design solutions, unique aspects or Renton Apartments Page 5 of 10 June 4, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000164 use, etc. Please see RMC 4-4-095, Screening and Storage Height/Location Limitations, for additional information. Compliance will be determined at the time of a formal application. 4. Refuse and Recycling Areas: All new developments must provide on-site refuse, recyclables, and compostables deposit areas and collection points in compliance with RMC 4-4-090, Refuse and Recyclables Standards. A minimum of one and one-half (1-1/2) square feet per dwelling unit in multi- family residences shall be provided for recyclables deposit areas, except where the development is participating in a City-sponsored program in which individual recycling carts are used for curbside collection. A minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit areas. 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 recyclables and refuse deposit areas. Refuse, recyclables, and compostables deposit areas and collection points may not be located within required setbacks or landscaped areas. Also, refuse, recyclables, and compostables containers may not be located in a manner that hauling trucks obstruct pedestrian or vehicle traffic on-site or project into public right-of-way. The provided floor plans show a trash and solid waste staging area on Level 1 near Wells Ave S. However, dimensions and details were not provided. Compliance with the refuse and recyclable standards for commercial and multi-family use must be demonstrated at the time of a formal application. 5. Landscaping: New and existing development in the CD zone is subject to Street Trees and Landscaping Required Within the Right-of-Way on Public Streets, Parking Lots, and Maintenance, but is exempt from other requirements of this Section. For example (F2): 2. Street Trees and Landscaping Required Within the Right-of-Way on Public Streets: Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover per subsection L2 of this Section shall be planted within planting strips pursuant to the following standards, provided there shall be a minimum of one (1) street tree planted per lot. a. Trees shall be selected from the City’s Approved Street Tree List based on the width of the planting strip and the presence or lack of overhead power lines; provided, the Administrator and City arborist shall each retain the right to reject any proposed cultivar regardless of whether or not the cultivar is on the City’s Approved Street Tree List. b. Street trees shall have a minimum caliper of two inches (2"), and be planted pursuant to the standards promulgated by the City, which may require root barriers, structured soils, or other measures to help prevent tree roots from damaging infrastructure. c. 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, street Renton Apartments Page 6 of 10 June 4, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000164 lights, 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. In addition, the project would be subject to Downtown Streetscape Design Standards and Guidelines. A copy of the Downtown Streetscape Design Standards and Guidelines is kept on file by the Renton City Clerk. A conceptual landscape plan shall be provided with a formal application as prepared by a registered Landscape Architect or other certified professional. 6. Significant Tree Retention: Aerial view of the project site shows there are mature trees on the site. When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120, Submittal Requirements – Specific to Application Type. 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. The project is proposing to removal all trees on-site, which is out of compliance with tree retention requirements. In addition, 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 Renton Apartments Page 7 of 10 June 4, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000164 TREE SIZE TREE CREDITS Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-130H.1.e can be met. When the minimum number of protected trees cannot be retained, replacement trees with at least a two-inch (2") caliper, or evergreen trees at least six feet (6') tall, shall be planted based on the tree credit value of each protected tree removed pursuant to the table shown above. 7. Fences/Retaining Walls: If the project includes fencing or retaining walls, their locations must be clearly shown on the landscape plan and grading plan, including top of wall and bottom of wall elevations. Any retaining wall that is four feet (4’) or taller (measured from the footing to the top of the wall) will require a building permit. The maximum allowable height for fences and retaining walls is 72 inches, subject to additional height restrictions in setbacks and clear vision areas, as noted in RMC 4-4- 040D. If the proposal includes a fence on top of a retaining wall, please ensure the total combined height does not exceed the height limit for a standalone fence. The plans should also consider screening requirements for any fenced yard areas and ensure an adequate visual buffer. For additional information about fences and retaining walls, please refer to retaining wall standards outlined under RMC 4-4-040. 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. The following parking ratios would be applicable to the site: Use Proposal Parking Ratio Requirements Required Spaces Renton Apartments Page 8 of 10 June 4, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000164 Attached dwellings in Commercial Zones 88 units Min: 1.0 parking stall per dwelling unit. Min: 88 All commercial uses allowed in the CD Zone 8,742 square feet A maximum of 1.0 space per 1,000 square feet of net floor area, with no minimum requirement. 8 parking stalls A parking stall shall be a minimum of twenty feet (20') in length and eight feet (8’) in width, except for parallel stalls, measured along both sides of the usable portion of the stall. The applicant must provide detailed parking information with the permit application, including stall dimensions, drive aisle measurements, and total parking calculations. 9. Access/Driveways: The project is proposing access to the structured parking along Wells Ave S with the exit along Main Ave S. Driveway widths and quantity are limited by the driveway standards outlined in RMC 4-4-080I. No driveway shall be constructed in such a manner as to be a hazard to any existing street lighting standard, utility pole, traffic regulating device, fire hydrant, abutting street traffic, or similar devices or conditions. Also, driveways shall not be closer than 5 feet (5’) to any property line. The applicant shall demonstrate compliance with access standards at the time of site plan application. 10. Residential Mixed-Use Standards: Per RMC 4-4-150, Residential Mixed Use Development Standards, development that include a residential component must provide at least 50% of gross commercial floor area equivalent to a percentage of the building footprint(s) of all buildings on site containing residential dwelling units. The ground floor commercial space must be provided at a minimum average depth of 30 feet (30') and no less than 20 feet (20') at any given point; ADA compliant bathrooms; a central pluming drain line; and a grease trap and a ventilation shaft for commercial kitchen hood/exhaust. In addition, the commercial space must also provide a minimum floor-to-ceiling height of 18 feet (18'), and a minimum clear height of fifteen feet (15'). According to the plans, the project is required to provide at least 10,870 square feet (21,740 square feet x 50% = 10,870 square feet) of commercial space. The building floor plans show two commercial areas totaling 8,742 square feet along the south and southeast side of the building on Level 1, which are not meeting commercial floor area requirements. Compliance with the ground floor commercial space standards must be demonstrated at the time of a formal application. 11. Attached Dwelling Units Standards: The project is proposing to offer a diverse range of units consisting of 1-bedroom and 2-bedroom units. Per RMC 4-4-155, Attached Dwelling Units – Minimum Standards, buildings containing four (4) or more attached dwelling units shall provide at least one (1) unit with two (2) or more bedrooms for every four (4) units in the structure. One (1) unit with three (3) or more bedrooms may be provided in place of any two (2) units required to include two (2) bedrooms. The intent of these minimum standards to ensure attached dwelling units are designed to meet minimum standards to reasonably protect the public health, safety, and welfare of City of Renton residents. Compliance with the Attached Dwelling Unit regulations will be reviewed as part of the formal permit application. 12. Critical Areas: According to City of Renton (COR) Maps, high seismic hazard areas are mapped on the property. Due to the presence of geological hazards, a geotechnical study would 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- Renton Apartments Page 9 of 10 June 4, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000164 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. 13. Environmental Review: The construction of more than nine (9) dwelling units on a project site is subject to Environmental (SEPA) Review in accordance with WAC 197-11-800. An environmental checklist must be submitted with the land use application. An environmental determination will be made by the Renton Environmental Review Committee. Compliance with RMC 4-9-070 and WAC 197-11-800 will be reviewed at the time of formal land use application. 14. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the CD zone. The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project compatibility with the physical characteristics of a site and with the surrounding area. Site plan review ensures quality development consistent with City goals and policies. Site plan review analyzes elements including, but not limited to, site layout, building orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering, parking and loading facilities, and illumination to ensure compatibility with potential future development. Decisional criteria for site plan approval are itemized in RMC 4-9-200.E.3. 15. Permit Requirements: The proposed project would require a Declaration of Lot Combination (Lot Line Adjustment), Environmental (SEPA) Review, and Hearing Examiner Site Plan Review. 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 12 weeks. The 2026 application fees are as follows: Lot Combination is $606, SEPA Review is $1,914, Hearing Examiner Site Plan is $4,538, and 5% technology fee. Any modifications requested would require an additional $308 fee. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s Permit Center website. The city now requires electronic plan submittal for all applications. Building Permits – New construction will require building permits. If the project includes retaining walls, fences, or outdoor storage areas, separate permits may also be needed. Other Permits/Approvals – Additional permits may be required based on specific site improvements, such as sign permit, grading permits for significant site work, or right-of-way permits if street improvements are needed. 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. 17. Public Information Sign: Public Information Signs are required for all 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. Renton Apartments Page 10 of 10 June 4, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000164 18. Public Meeting: Please note a neighborhood meeting, according to RMC 4-8-090, is required for: a. Preliminary plat applications; b. Planned urban development applications; and c. Projects estimated by the City to have a monetary value equal to or greater than ten million dollars ($10,000,000), unless waived by the Administrator. The intent of this meeting is to facilitate an informal discussion between the project developer and the neighbors regarding the project. The neighborhood meeting occurs after a pre-application meeting and before submittal of applicable permit applications. The public meeting shall be held within Renton city limits, at a location no further than two (2) miles from the project site. 19. Public Outreach Sign: Preliminary plats, Planned Urban Development (PUD) applications, and projects estimated by the City to have a monetary value equal to or greater than ten million dollars ($10,000,000), unless waived by the Administrator require the applicant to install a public outreach sign. Public outreach signs are intended to supplement information provided by public information signs by allowing an applicant to develop a personalized promotional message for the proposed development. The sign is also intended to provide the public with a better sense of proposed development by displaying a colored rendering of the project and other required or discretionary information that lends greater understanding of the project. 20. 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 is assessed at $1,099.68 per dwelling unit; • A transportation impact fee is assessed at $6,184.59 per dwelling unit; and • Parks Impact Fee is assessed at $2,222.84 per dwelling unit. 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. 21. 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 Planner: Valerie Porter, 425-430-7288, vporter@rentonwa.gov to submit prescreen materials and subsequent land use application. 22. Expiration: If the lot line adjustment (lot combination) is not recorded within two (2) years of the date of approval, the lot line adjustment (lot combination) shall be null and void. Upon written request of the applicant, the Planning/Building/Public Works Department may grant one extension of not more than one year. Such request must be received by the Department prior to the two (2) year expiration date. 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.