HomeMy WebLinkAboutPRE26-000178 RoboDome Meeting SummaryDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov
PREAPPLICATION MEETING FOR
The RoboDome
201 Williams Ave S
PRE26-000178
June 25, 2026
Contact Information:
Planner: Ashley Wragge, 425-430-7314, awragge@rentonwa.gov
Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov
Fire Prevention Reviewer: Hugo Sotelo, 425.276.9587, hsotelo@RentonRFA.org
Building Department Reviewer: Scott Mitchell, 425-430-7269, smitchell@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: 6/16/26
TO: Ashley Wragge, Assistant Planner
FROM: Hugo Sotelo, DFM
SUBJECT: 201 Williams Pre26-178
FIRE FLOW
No fire flow requirements are needed.
Fire Protection systems
The existing fire alarm system only monitors the fire sprinkler system;
however, an upgraded fire alarm system would be required.
A Full addressable and full detection fire alarm system is required for the building. The fire
alarm system shall meet the requirement for “total coverage” per NFPA 72.
If the kitchen hood system is to be utilized that would require a monitored kitchen hood
suppression system.
IMPACT FEES
No impact fees due to similar use.
FIRE DEPARTMENT ACCESS
The existing access is adequate.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 25, 2026
June 20, 2011
TO: Ashley Wragge, Associated Planner
FROM: Yong Qi, Civil Engineer III
SUBJECT: RoboDome
201 Williams Ave S, Renton, WA
PRE26-000178
NOTE: The applicant is cautioned that information contained in this summary is preliminary and
non-binding and may be subject to modification and/or concurrence by official city decision-
makers. Review comments may also need to be revised based on site planning and other design
changes required by City staff or made by the applicant.
I have completed a preliminary review for the above-referenced proposal located at parcel #
7231502265. The following comments are based on the pre-application submittal made to the City
of Renton by the applicant.
EXISTING CONDITIONS
Water
1. The project is within the City of Renton’s water service area in the Valley 196 Pressure Zone.
The project site is located within the City’s Wellhead/Aquifer Protection Area Zone 1.
2. The static water pressure is approximately 67 psi at ground elevation of 40 feet. There is an
existing 12-inch water main (no record drawing available) located on the south side of S 2nd
St that can deliver a maximum flow rate of 5,600 gallons per minute. and an existing 12-inch
water main (no record drawing available) located on the east side of Williams Ave S that can
deliver a maximum flow rate of 5,600 gallons per minute.
3. There are several fire hydrants within 300 feet of the site, which includes but is not limited to:
• Existing fire hydrant to the east of the site (Hydrant ID No. HYD-S-00707)
• Existing fire hydrant to the northeast of the site (Hydrant ID No. HYD-S-00003).
4. There is an existing 1-inch domestic water service line and meter serving the existing building
(Facility ID No. MTR-017194) with an existing 2-inch reduced pressure backflow assembly
(RPBA) located within the mechanical room in the back of the building.
5. There is an existing 4-inch fire service line serving the existing building with an existing 6-inch
DCDA and a 3/4"-inch by-pass meter located within the fire sprinkler riser room.
PRE26-000178 Page 2 of 5
April 16, 2026
2
Sewer
1. Sewer service is provided by the City of Renton. There is an existing 8-inch PVC gravity
wastewater main located in Williams Ave S (Record Dwg: S-298806) and an existing 12-inch
PVC gravity wastewater main located in S 2nd St (no record drawing available).
2. The existing building is served by 6-inch PVC sewer stub connecting to the 8-inch main in
Williams Ave S.
3. There is an existing 1,750 gallon grease interceptor serving the site.
Storm
1. There is an existing 18-inch concrete storm main on the south side of S 2nd St (no record
drawing available) and an existing 12-inch PE storm main on the east side of Williams Ave S
(Record Dwg: D-298802).
2. There is no mapped on site conveyance system.
Streets
1. The proposed project fronts S 2nd St to the north, Williams Ave S to the east, an Alley to the
west and private property on all other sides.
2. S 2nd St is classified as a Principal Arterial Road. Existing right of way (ROW) width is
approximately 60 feet according to the King County Assessor map.
3. Williams Ave S is classified as a Minor Arterial Road. Existing right of way (ROW) width is
approximately 60 feet according to the King County Assessor map.
4. The Alley is classified as an Alley. Existing right of way (ROW) width is approximately 10 feet
according to the King County Assessor map.
WATER COMMENTS
1. Based on the review of project information submitted for the pre-application meeting,
Renton Regional Fire Authority has determined that has indicated that the fire flow demand
is unchanged for the proposed addition. The following water main improvements will be
required for the fire sprinkler system:
a. Installation of a new fire hydrant within 50 feet of the building’s fire sprinkler system
fire department connection (FDC).
2. The applicant will need to confirm the proposed number of fixtures. The sizing of the meter
and of the private service line to the building shall be in accordance with the most recent
edition of the Uniform Plumbing Code (UPC). If calculations for the amount of fixtures show
that the sizing for a 1-inch water meter and service is adequate, the existing 1-inch water
meter and service along Logan Ave S may be re-used.
a. Water meters 2-inch in size or less will be installed by City forces and a water meter
permit is required. The meter vault shall be located within the public ROW or within
an easement on private property.
3. Civil plans for the water main improvements will be required and must be prepared by a
professional engineer registered in the State of Washington. Please refer to City of Renton
General Design and Construction Standards for Water Main Extensions as shown in
Appendix K of the City’s 2019 Water System Plan. Adequate horizontal and vertical
PRE26-000178 Page 3 of 5
April 16, 2026
3
separations between the new water main and other utilities (storm sewer pipes and vaults,
sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance
of the water main. Retaining walls, rockeries or similar structures cannot be installed over
the water main unless the water main is installed inside a steel casing.
4. A conceptual utility plan will be required as part of the land use application for the subject
development.
5. The development is subject to applicable water system development charges (SDC’s) and
meter installation fees based on the number and size of the meters for domestic uses and
for fire sprinkler use. The development is also subject to fees for water connections, cut and
caps, and purity tests. Current fees can be found in the 2025 Development Fees Document
on the City’s website. Fees that are current will be charged 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 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.
d. 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.
e. Credit will be applied to the existing service if abandoned.
f. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=
CityofRenton.
SEWER COMMENTS
1. The existing sewer stub needs to be CCTV’d and can be re-used if it is in a location suitable
for the project and found acceptable to the sewer department (ensure no damage, cross
bored, etc.). All new sewer stubs shall be a minimum of 6-inch and shall run at a slope of at
least 2% to the main. All new side sewers and sewer stubs shall conform to the standards
in RMC 4-6-040 and City of Renton Standard Details.
2. Based on the proposed floorplan a grease interceptor is not required. If a grease interceptor
is found to be necessary, then the existing may be re-used if it can be shown to be sized per
current Uniform Plumbing Code (UPC) and is in a location suitable for the project.
3. A conceptual utility plan will be required as part of the land use application for the subject
development.
4. The development will be subject to a wastewater system development charge (SDC) fee if
upgrading or addition domestic water meters are proposed. SDC fee for sewer is based on
the size of the new domestic water to serve the project. Current fees can be found in the
2026 Development Fees Document on the City’s website. Fees will be charged based on
the rate at the time of construction permit issuance.
a. The current sewer fee for a 1-inch meter is $4,025.00 per meter, 1-1/2-inch meter is
$20,125.00 and a 2-inch meter is $32,200.00.
b. SDC fees are payable at construction permit issuance.
PRE26-000178 Page 4 of 5
April 16, 2026
4
c. A credit of the SDC in the amount equal to the SDC fee for the size of the previous
water meter, if abandoned, will be applied.
d. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=
CityofRenton.
SURFACE WATER
1. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface
Water Design Manual (RSWDM) may be required. Refer to Figure 1.1.2.A – Flow Chart in the
2022 RSWDM to determine what type of drainage review is required for this site. Based on
the City’s flow control map, this site falls within the Peak Rate Flow Control Standard. The
project site is located in the Lower Cedar River basin.
2. Critical areas that may affect surface water review:
a. Aquifer Protection Area Zone 1.
3. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The
current City of Renton Standard Details are available online in the City of Renton website:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRe
nton.
4. Erosion control measures to meet the City requirements shall be provided.
5. 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 building permit issuance.
• The current SDC fee is charged per square foot of new impervious surface at $0.94
per square foot, but not less than $2,350.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11780831&dbid=0&rep
o=CityofRenton.
TRANSPOTATION
1. As this project proposes an interior remodel, no street frontage improvements or right-of-
way dedication is required.
2. 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.
3. Since the project is proposing a change of use that may result in additional traffic, a traffic
study meeting City of Renton traffic study guidelines is required. If the result of the study is
more than 20 new trips in the AM or PM peak hours, a traffic impact analysis will be
required.
4. The development is subject to transportation impact fees. Fees will be assessed at the time
of a complete building permit application.
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April 16, 2026
5
a. Unless otherwise noted on the fee schedule, the 2026 transportation impact fee is
$8,031.94 per net new PM peak hour person vehicle trip.
b. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=
CityofRenton.
GENERAL COMMENTS
1. Additional Building Permit Applications will be required for the following:
a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b. Detention vaults for storm water flow control.
c. Demo of any existing structures on the project site(s).
2. Fees quoted in this document reflect the fees applicable in the year 2026 only and will be
assessed based on the fee that is current at the time of the permit application or issuance,
as applicable to the permit type. Please visit www.rentonwa.gov for the current fee schedule.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2026\PRE26-000178\Working Files
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 25, 2026
TO: Pre-Application File No. PRE26-000178
FROM: Ashley Wragge, 425-430-7314, awragge@rentonwa.gov
SUBJECT: The RoboDome
201 Williams Ave S, Renton, WA 98057 (APN 7231502265)
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 site is located at 201 Williams Ave S (APN 7231502265) and is located within
the Center Downtown (CD) zoning district, Urban Design District A, Downtown Business District, and City
Center Sign Regulation Area. The project site totals 21,250 square feet (0.49 acres) and is developed with a
vacant commercial building, a parking lot, and an impervious surfaced section across the alley. The pre-
application materials indicate the proposal is to change the use of the 7,023 square foot commercial space
from vacant to a STEM recreation space called “The RoboDome” in which youth through young adults can
learn to engineer, code, and build robots as well as compete in robot battling events. The proposal includes
improvements to the interior and no external modifications. Two trees are located on site. The City of Renton
(COR) Maps indicate the presence of a high seismic hazard and Downtown Wellhead Protection Area Zone
1 on the site.
Current Use: The site is currently developed with a 7,023 square foot two story structure built in 1960.
1. Zoning /Land Use Designation, and Overlays: The subject property is located within the Center
Downtown (CD) zoning classification and Commercial Mixed Use (CMU) land use designation. The CMU
designation is intended to implement the CD zone. The purpose of the CD zone is to provide a mixed-use
urban commercial center serving a regional market as well as high-density residential development. The
property is also within the Urban Design District A overlay, Downtown Business District overlay, and City
Center Sign Regulation Area overlay. Indoor recreation uses are permitted outright in the CD zone.
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2. Development Standards: The project would be subject to RMC 4-2-120B, Development Standards for
Commercial Zoning Designations effective at the time of complete application (noted as “CD standards”
herein).
Development Standard CD Zone
Minimum Lot Size None
Maximum Lot Coverage for
Buildings
None
Minimum Front Yard None
Maximum Front Yard 15 ft for buildings 25 ft or less in height, and 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 25 ft or less in height, and none for that
portion of a building over 25 ft in height.
Minimum Rear Yard None, unless the CD lot abuts a lot zoned residential, then
there shall be a 15 ft. wide landscaped strip or a five-foot (5’)
wide site-obscuring landscaped strip and a solid six-foot (6’)
high barrier along the common boundary with an additional
five-foot (5’) setback from the barrier.
Minimum Side Yard None, unless the CD lot abuts a lot zoned residential, then
there shall be a 15 ft. wide landscaped strip or a five-foot (5’)
wide site-obscuring landscaped strip and a solid six-foot (6’)
high barrier along the common boundary with an additional
five-foot (5’) setback from the barrier.
Gross Floor Area There is no minimum requirement for gross floor area.
Required Location for Parking All parking shall be provided in the rear portion of the site,
with access taken from an alley, where available. Surface
parking shall not be located between a building and a street.
Parking may be located off-site subject to a joint parking
requirement.
Upper Story Setbacks None, unless adjacent to and facing a residentially zoned lot
or if the facade contains living room windows – then 10 ft. for
the second story and 15 ft. for all upper stories. Also, see RMC
4-3-100, Urban Design Regulations.
The existing building appears to comply with the development standards for the CD zone. Any
changes to the building footprint would be required to meet all development standards in the CD
zone. See below for non-conforming requirements.
Nonconforming Structures: The cost of alterations, remodels, or renovations of a legal
nonconforming structure, except single-family, accessory dwelling units, and/or middle housing
dwellings, shall not exceed an aggregate cost of forty percent (40%) in twelve (12) months or sixty
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percent (60%) in forty-eight (48) months of the value of the structure, based upon its most recent
assessment or appraisal, unless the changes make the structure more conforming, or are used to
restore to a safe condition any portion of a structure declared unsafe by the Building Official.
Mandatory improvements for fire, life safety or accessibility, as well as replacement of mechanical
equipment, do not count towards the cited monetary thresholds. Alterations, remodels, or
restoration work shall not result in or increase any nonconforming condition unless permitted by
RMC 4-10-050A.4, Limits on Enlargement.
Nonconforming Site Development Standards: For remodels or other alterations of an existing
structure made within any three (3) year period which together exceed one hundred percent (100%)
of the assessed or appraised value of the existing structure, the site shall be brought into compliance
with the current development regulations. For remodels or other alterations within any three (3) year
period which exceed thirty percent (30%) of the assessed or appraised value, but do not exceed one
hundred percent (100%), proportional compliance shall be required, as provided below. Remodels
or other alterations within any three (3) year period that do not exceed thirty percent (30%) of the
assessed or appraised value shall not be required to comply with the nonconforming site
development requirements. Mandatory improvements for fire, life safety or accessibility, as well as
replacement of mechanical equipment, do not count towards the cited monetary thresholds.
Proportional Compliance: The required physical site improvements to reduce or eliminate the
nonconformity of the site shall be established by the following formula:
1. Divide the dollar value of the proposed structure improvements, excluding mechanical equipment
and mandatory improvements for life, safety, or accessibility, by the assessed or appraised value of
the existing structure(s).
2. The monetary value of that percentage is then multiplied by ten percent (10%).
3. The dollar value of this equation is then applied toward reducing the nonconformities. Example:
• Value of existing structure(s) equals $100,000;
• Value of proposed improvements equals $20,000;
• 10% multiplied by $20,000 equals $2,000;
• $2,000 would be applied toward reducing the nonconformities.
4. The Department shall determine the type, location and phasing sequence of the proposed site
improvements.
Building Height – The height limit in the CD zone is 150 feet (20 feet more than the maximum height
allowed in the abutting residential zone). The applicant has not proposed any changes in height
to the existing structures on the property. Any future modifications to the building would need
to be in compliance with the height requirement of the CD zone.
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
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show that the same or better result will occur because of creative design solutions, unique aspects or
use, etc. No surface level mechanical or utility equipment was identified in the submitted
materials.
4. Refuse and Recycling Areas: All new development for multi-family, commercial, industrial and other
nonresidential uses shall provide onsite refuse and recyclables deposit areas and collection points for
collection of refuse and recyclables. Refuse and recycling areas need to meet the requirements of RMC
4-4-090, Refuse and Recyclables Standards. For retail developments, a minimum of five (5) square feet
per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables
deposit areas and a minimum of ten (10) square feet per one thousand (1,000) square feet of building
gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100)
square feet shall be provided for recyclables and refuse deposit areas. 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. There shall be a minimum of one refuse and
recyclables deposit area/collection point for each project. Garbage dumpsters, refuse compactor
areas, and recycling collection areas must be fenced or screened. A six-foot (6') wall or fence shall
enclose any outdoor refuse or recyclables deposit area. Enclosures for outdoor refuse or recyclables
deposit areas/collection points and separate buildings used primarily to contain a refuse or recyclables
deposit area/collection point shall have gate openings at least twelve feet (12') wide for haulers. See
RMC 4-4-090, Refuse and Recyclables Standards for full requirements. Conformance with these
requirements would be determined at the time of land use application review.
5. Landscaping: Within the CD zone, development is subject to RMC 4-4-070F.2, Street Trees and
Landscaping Required Within the Right-of-Way on Public Streets, RMC 4-4-070F.6, Parking Lots and
RMC 4-4-070P, Maintenance. New buildings and changes in the use of a property trigger landscaping
requirements. The subject property is a commercial zoned lot abutting a residential zone (west property
lines), therefore a fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot
(10') wide fully sight-obscuring landscaped visual barrier, is required along the common property line.
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 would trigger landscape
requirements. A conceptual landscape plan shall be provided.
6. Significant Tree Retention: When significant trees (greater than 6-inch caliper or 8-caliper inches for
alders and cottonwoods) are proposed to be removed, a tree inventory 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. No trees are
proposed for removal on site.
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, ensure that 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.
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8. Parking: Within the CD zone, parking, loading and driveway regulations of RMC 4-4-080 are applicable if
construction of new buildings or structures occurs. Within the CD zone, all commercial uses may
provide a maximum of 1.0 space per 1,000 sq. ft. of net floor area. There is no minimum parking
requirement in the CD zone. New parking is not proposed as part of the project.
9. Access/Driveways: Access is proposed via existing driveways off of Logan Ave S and S 2nd St. Driveway
widths and quantity are limited by the driveway standards, in RMC 4-4-080I. Driveways shall not be
closer than 5 feet (5’) to any property line and not exceed 40 percent of the street frontage. The width of
any driveway shall not exceed 30 feet.
There shall be no more than one driveway for each one hundred sixty five feet (165') of street frontage
serving any one property or among properties under unified ownership or control; for each one hundred
sixty five feet (165') of additional street frontage another driveway may be permitted.
10. Urban Design Regulations: Compliance with Urban Design Regulations, District ‘A’, is required if any
exterior modifications are proposed. A written narrative to identify how the project meets each
applicable urban design regulation would be required. Please refer the standards in their entirety at
RMC 4-3-100. The following bullets are some, but not all, of the guidelines and standards outlined in the
regulations.
11. Critical Areas: According to COR Maps, the Wellhead Protection Area Zone 1 and a High Seismic Hazard
Area are mapped on the property. The overall purpose of the wellhead protection regulations is to protect
aquifers used as potable water supply sources by the City from contamination by hazardous materials.
Some uses are restricted that store, handle, treat, use, or produce substances that pose a hazard to
groundwater quality. Development within high seismic hazard areas require a geotechnical study
completed by a licensed professional. A geotechnical report may be required by the Building Official
at the time of formal building permit application.
12. Environmental Review: Environmental (SEPA) Review is required for changes of use in buildings larger
than 4,000 square feet in area and for any building expansions in excess of 4,000 square feet 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.
13. Permit Requirements: The proposal will require SEPA environmental review. Environmental Review
applications are reviewed in an estimated time frame of 6-8 weeks once a complete application is
accepted. The 2026 application fee for SEPA review is $1,914.00. Each modification request is $308.00.
All fees are subject to change. There is an additional 5% technology fee at the time of land use
application.
Building Permits – Any modifications to existing structures or 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.
The applicant should ensure that all application materials and required plans are submitted according
to the City’s submittal requirements, and compliance with permit conditions and mitigation measures
will be verified during the formal review process.
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Detailed information regarding the land use application submittal requirements can be found on the
Environmental (SEPA) Review Submittal Requirements handout. Other informational applications and
handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal
for all applications. Please refer to the City’s Electronic File Standards.
14. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of submittal
requirements and may be modified in cases where additional information is required to complete the
review of an application. In addition, non-applicable submittal requirements may be waived. The
applicant should contact the assigned Project Manager if there are any questions regarding
submittal requirements.
15. Public Information Sign: Public Information Signs are required for all Type II 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. However, environmental
review is an exempt permit from public information sign requirements per RMC 4-8-090C.1.k.
16. Impact Fees: In addition to standard building and construction fees, impact fees will be required for the
proposed redevelopment. These fees are subject to change, and the rates in effect at the time of building
permit issuance will apply. For informational purposes, the 2026 impact fees are as follows:
A transportation impact fee would be assessed. Net new PM peak hour person vehicle trips is $8,031.94.
A handout listing all of the City’s Development related fees is available for your review at
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11713108&dbid=0&repo=CityofRenton.
17. Next Steps: When the formal application materials are complete, the applicant shall have the materials
pre-screened prior to submitting the complete application package. This step ensures that all required
documents are in order and meet the City's submission standards. Please contact Ashley Wragge,
Assistant Planner, at awragge@rentonwa.gov or (425) 430-7314 to submit prescreen materials and
subsequent land use application.
1
Ashley G. Wragge
From:Scott Mitchell
Sent:Thursday, June 11, 2026 2:23 PM
To:Ashley G. Wragge
Subject:PRE26-000178 • Building Review - Pre App/Pre Sub
Ashley, here are a few comments from Development Services regarding PRE26-000178 • Building
Review - Pre App/Pre Sub
1. This project will require a change of occupancy classification from a Group A-2 occupancy to a
Group A-3 occupancy, and a new Certificate of Occupancy is required prior to the proposed
use. A building permit is required for a change of occupancy classification. This will require
building plans prepared by a professional architect licensed by the state of Washington showing
the existing floorplan of the building and the proposed floorplan and how the building will conform
with the Washington State Existing Building Code sections 306.5 and 1001.2.2 for the change of
occupancy.
2. Regarding the applicants specific questions: With the proposed change from A-2 to A-3, will the AHJ
require specific building
upgrades (egress widths, fire-resistance ratings, or other structural changes) beyond
standard TI review? The egress widths and requirements for the increased occupant load will be based
on the 2021 Washington State Building Code and will be determined by the design architect.
3. Applicant question: If the mezzanine duplicates services offered on the main floor, will it still require an
accessible route? There are no additional Accessibility requirements for the 2nd level since this is an
existing building that does not have an elevator.
4. The restroom facilities will be based on the new occupant load and shall be determined by chapter 29
of the WSBC and should be reflected in the building permit documents.
5. Additional permits shall be required as necessary for any building, mechanical, electrical, or
plumbing modifications/alterations/additions.
SCOTT MITCHELL, Lead Building Inspector
City of Renton // Development Services
Virtual Permit Center // Online Applications and Inspections
o7ice 425-902-7572
NOTICE OF PUBLIC DISCLOSURE: This message complies with Washington State’s Public Records Act – RCW 42.56