HomeMy WebLinkAboutPre-app Mtg Summary - 26-000182.pdf
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000182
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PRE-APPLICATION MEETING FOR
Faithful Horizons
PRE26-000182
CITY OF RENTON
Department of Community & Economic Development
Planning Division
July 2, 2026
Contact Information:
Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov
Public Works Plan Reviewer: Michael Sippo, 425-430-7298, msippo@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org
Acting Building Official: Scott Mitchell, 425-430-7269, smitchell@rentonwa.gov
Please retain this packet throughout the course of your project as a reference.
Consider giving copies of it to any engineers, architects, and contractors who
work on the project. You will need to submit a copy of this packet when you
apply for land use and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call
and schedule an appointment with the project manager to have it pre-screened
before making all of the required copies.
The pre-application meeting is informal and non-binding. The comments
provided on the proposal are based on the codes and policies in effect at the
time of review. The applicant is cautioned that the development regulations are
regularly amended and the proposal will be formally reviewed under the
regulations in effect at the time of project submittal. The information contained
in this summary is subject to modification and/or concurrence by official
decision-makers (e.g., Hearing Examiner, Planning Director, Development
Services Director, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000182
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Renton Regional Fire Authority
M E M O R A N D U M
DATE: June 22, 2026
TO: Alex Morganroth, Principal Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Faithful Horizons Campus
1. Fire impact fees apply to this change of occupancy use. Current fees for multifamily use is
$1,099.68 per unit. Credit will be granted for the previous facility of a hotel at the rate of $699.37 per
unit.
2. No fire flow or fire hydrant requirement changes for this proposed change of use.
3. The existing building already has an approved fire sprinkler and fire alarm system. Updates and
repairs are required and likely to meet the current code for items such as low frequency horns,
strobe devices in common hallways and lobbies and all new tenant walls and partitions. Separate
plans and permits are required for the installation of fire alarm, fire sprinkler systems and any
commercial kitchen cooking hood fire suppression systems. Plan review and permitting through the
Renton Regional Fire Authority.
4. All fire apparatus roadway outside barriers like fences and jersey barriers shall be removed from all
required fire lanes and building exits.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000182
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 30th, 2026
June 20, 2011
TO: Alex Morganroth, Principal Planner
FROM: Michael Sippo, Civil Engineer III
SUBJECT: Faithful Horizons Transformation Center – Phase Occupancy &
Rehabilitation Project
1 S Grady Way, Renton, WA
PRE26-000182
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 # 3340401630.
The following comments are based on the pre-application submittal made to the City of Renton by the
applicant.
EXISTING CONDITIONS
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. The static water pressure is approximately 74 psi at
ground elevation of 26 feet. The majority of the project site is located within the City’s
Wellhead/Aquifer Protection Area Zone 2.
a. There are existing 8-inch water mains surrounding the existing buildings on the project site
that can deliver a maximum flow capacity of 2,500 GPM (Record Dwg: W-02360B).
b. There are five existing fire hydrants within 300 feet of the property and three existing hydrants
on the property, no additional fire hydrants are required per Renton Regional Fire Authority.
c. There is an existing 3-inch domestic water meter serving the existing southern tower (Facility
ID No. MTR-017079) located to the south of the existing southern tower. There is an existing
4-inch domestic water meter serving the existing northern tower (Facility ID No. MTR-017078)
located to the west of the existing northern tower. City contains no records of an existing
backflow prevention for premise isolation on the domestic services.
d. There is an existing 6-inch fire water service with a single check valve assembly back flow
prevention system (Facility ID No. MTR-004120) located to the south of the southern tower.
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There is an existing 6-inch fire water service with a DDCVA of back flow prevention system
(Facility ID No. MTR-017080,) located to the west of the northern towner.
Sewer The project is within the City of Renton’s sanitary sewer service area.
1. There is an 18-inch public concrete gravity wastewater main located to the north of the existing
northern building on the project site (Record Dwg: S-007901).
2. There are two existing 8-inch private concrete sewer mains on the project site connected directly to
existing sewer main serving the existing buildings.
Storm
1. There are existing series private stormwater mains and associated catch basins on the project site
within the driveway and parking lots of the project site (No Record Dwg Available).
2. The majority of the project site is located within the City’s Wellhead/Aquifer Protection Area Zone 2.
Therefore, open facilities and open conveyance systems, if proposed, may require a liner in
accordance with the design criteria in Sections 6.2.4 and 1.2.3.3 of the 2022 RSWDM.
Streets
The project fronts S Grady Way to the north, Rainier Ave S to the west, and I -405 ramp to the south. Per King
County Assessors Map:
• S Grady Way is classified as a Principal Arterial with an existing ROW width of approximately 100
feet.
• Rainier Ave S is classified as a Principal Arterial with an existing ROW width of approximately 160
feet.
WATER COMMENTS
1. Applicant to confirm if both the existing buildings are equipped with in -premise RPBA. If not
equipped one, a reduced-pressure backflow prevention assembly (RPBA) is required for each of the
water meter for retail, commercial, industrial water use. The RPBAs shall be installed inside an
above-ground heated enclosure per City standard plan no. 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.
2. The existing single check valve assembly for the south building will need to be replaced with a
DDCVA. The DDCVA shall be installed on the private property in an outside underground vault per
City Standard Plan 350.3 The DDCVA may be installed inside the building if it meets the conditions
per City Standard Plan 360.5 for the installation of a DDCVA inside a building. The location of the
DDCVA inside the building must be pre-approved by the City Plan Reviewer and Water Utility.
3. Based on the review of project information submitted for the pre-application meeting, Renton
Regional Fire Authority has determined that the preliminary fire flow demand for the proposed
development will be the same as existing building, and the existing fire sprinkler system and fire
alarm systems will be required to be updated for proposed changes in building layout.
4. The development is subject to meter installation fees based on the number and size of the meters for
domestic uses and for fire sprinkler use if upgrading is required or needed. Current fees can be found
in the 2026 Development Fees document on the City’s website. Fees will be charged based on the
rate at the time of construction permit issuance.
• 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.
• Water service installation charges for each proposed domestic water service are 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.
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• 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.
• Water system redevelopment credits will apply per the size and number of existing meters.
• 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.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11713108&dbid=0&repo=Cityof
Renton.
SEWER COMMENTS
1. If applicable, 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. A minimum 20-foot easement for the existing 18-inch sewer main located to the north of the existing
northern building shall be provided.
3. There is an existing grease interceptor to the north of the existing north tower. The applicant needs to
provide a detailed calculation/analysis to show that the existing grease interceptor meets the current
Uniform Plumbing Code (UPC). Otherwise, the applicant needs to upgrade the grease interceptor to
meet current UPC and provide detailed information of the new grease interceptor installed.
4. The applicant will need to provide detailed information and a proposed plan regarding the existing
pool/spa. Additional review and permits may be required depending on the proposal.
5. The development will be subject to a wastewater system development charge (SDC) fee if upgrading or
additional domestic water meters are proposed. SDC fee for sewer is based on the size and number of
the new domestic water to serve the project. Current fee s 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 sewer is based on the size of the new domestic and commercial water to serve
the project. The current wastewater fee is $4,025.00 per 1-inch meter, $20,125 per 1-1/2-inch
meter, $32,200 per 2-inch meter, and $64,400 per 3-inch meter.
b. SDC fees are payable at construction permit issuance.
c. A credit will be given for the existing side sewer based on the current water meter size. Note:
There is a 5-year clock if the existing water meter has been pulled to retain the SDC credits for
sewer and water.
d. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton
.
SURFACE WATER
1. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design
Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water Design
Manual (RSWDM) to determine what type of drainage review is required for this site. The project is in the
City’s Peak Rate Flow Control (Matching Existing) Standard. The site falls within the Black River drainage
basin.
2. Critical areas on site that may impact surface water review include: the project site is located within the
City’s Wellhead/Aquifer Protection Area Zone 2, the project site is within a high seismic hazard severity
area and Special Flood Hazard Areas (100-year flood).
3. City and Federal FEMA requirements state that if proposed improvements to a structure in a floodplain
exceeds 50% of its market value, the entire building must be brought into compliance with current
floodplain standards. It appears likely that this threshold will be triggered since this cost is assessed
cumulatively over the phased portions of the project. A floodproofing and floodplain compliance
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strategy shall be provided with the land-use submittal clearly demonstrating the floodplain boundaries,
identification of base-flood elevations, floodproofing concept with preliminary structural analysis and
conceptual mitigation strategies.
4. 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=CityofRenton
5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be
required to provide enhanced basic water quality treatment. Any proposed detention and/or water
quality vault shall be designed in accordance with the RSWDM that is current at the time of civil
construction permit application. Separate structural plans will be required to be submitted for r eview
and approval under a separate building permit for the detention and/or water quality vault.
6. Erosion control measures to meet the City requirements shall be provided.
7. The development is subject to a surface water system development charge (SDC) fees. Fees will be
charged based on the rate at the time of construction 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/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton
TRANSPORTATION
1. An accessible route of travel meeting American’s With Disabilities Act’s requirements (ADA) from the
public right of way to the working facilities is required and will be reviewed in conjunction with the building
permit submittal. The existing onsite ADA parking and landings will also be reviewed. Additional parking
spaces, restriping and ramps may be required.
2. As this project is proposing a majorly interior remodel and no new construction or additions valued at over
$175,000, no street frontage improvements or right of way dedication are required, however, if during
Land-Use and/or other agency reviews it is determined that outside site and parking/lot improvements are
required, the project may become subject to further transportation review.
3. Since the project is proposing a change in use that may result in additional traffic, a traffic study meeting
City of Renton traffic study guidelines is required at the land-use submittal. If the result of the study is
more than 20 new trips in the AM or PM peak hours, a traffic impact analysis will be required.
4. The development is subject to transportation impact fees. Fees will be assessed at the time of a complete
building permit application. The 2025 transportation impact fee for net new pm peak hour person vehicle
trips is $8,031.94 per trip.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11713108&dbid=0&repo=CityofRent
on.
GENERAL COMMENTS
1. All existing and 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. Adequate separation between utilities as well as other features shall be provided in accordance with
code requirements:
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required
with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building.
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3. All civil construction permits for utility and street improvements will require separate plan submittals.
All utility plans shall confirm 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.
4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall
be on separate sheets.
5. 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).
6. Fees quoted in this document reflect the fees applicable in the year 2025 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.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: July 2, 2026
TO: Pre-Application File No. PRE26-000182
FROM: Alex Morganroth, Principal Planner
SUBJECT: Faithful Horizons Transformation Campus –
Phased Occupancy and Rehabilitation Project
1 Grady Way
APN 3340401630
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, and City Council).
Review comments may also need to be revised based on site planning and other design changes required by
City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton
Municipal Code. The Development Regulations are available online at
https://www.codepublishing.com/WA/Renton/.
Project Proposal: The subject property is located at 1 S Grady Way (APN 3340401630) and is developed with
the former Red Lion Hotel on approximately 5.16 acres within the Commercial Arterial (CA) zoning
classification. The site has a Comprehensive Plan land use designation of Commercial Mixed Use (CMU). The
existing six-story building includes 224 guest rooms, lobby and common areas, a commercial
kitchen/restaurant wing, ballrooms (approximately 5,500 square feet), laundry facilities, mechanical rooms,
and associated surface parking. The building is currently vacant and has experienced interior deterioration
primarily in the corridor leading to, and including, the former kitchen/restaurant areas, which are separated
from the remainder of the hotel by two sets of existing fire-rated double doors.
The applicant proposes to convert the former hotel into a residential campus serving individuals impacted by
trauma, substance use, housing instability, homelessness, and justice system involvement. According to the
project narrative, the facility would include a combination of short-term stabilization, recovery housing,
residential reentry, and transitional housing within the existing building footprint. The applicant indicates the
North Tower would contain approximately 129 rooms and the South Wing approx imately 95 rooms, for a total
of 224 rooms and up to approximately 550 occupants. No exterior expansion of the building is proposed.
Improvements would consist primarily of interior rehabilitation, life-safety and building system upgrades, and
associated site and operational improvements.
Existing perimeter security fencing along the rear and sides of the site would be retained, while the east black
metal fencing is proposed to be removed. The applicant indicates the facility would include 24 -hour on-site
staffing, security personnel, and exterior camera coverage. The existing pool and spa would initially be
secured and may be decommissioned, with potential future repurposing. According to COR Maps, the site
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contains a High Seismic Hazard Area, Downtown Wellhead Protection Area Zone 2, and a Special Flood
Hazard Area. No tree removal is proposed.
Current Use: The project site is currently developed with a vacant six-story hotel building with restaurant (224
rooms) and associated surface parking and site improvements.
1. Zoning/Land Use: The subject property is located within the Commercial Arterial (CA) zoning classification
and is in the Urban Design District D and Rainier Grady Junction Overlay Districts. The purpose of the CA zone
is to evolve from “strip commercial” linear business districts to business areas characterized by enhanced
site planning and pedestrian orientation, incorporating efficient parking lot design, coordinated access,
amenities and boulevard treatment with greater densities. The CA zone provides for a wide variety of retail
sales, services, and other commercial activities along high-volume traffic corridors. Residential uses may be
integrated into the zone through mixed-use buildings.
Based on the information submitted, staff is unable to determine the appropriate land use classification
for the proposed use. While the project narrative identifies the proposal as a combination of "recovery
housing," "residential reentry," "structured residential stabilization," and "transitional housing," those terms
describe the populations proposed to be served and the program's stated objectives, but do not, by
themselves, establish the applicable land use classification under the Renton Municipal Cod e (RMC). Rather,
the use classification is based on the actual operational characteristics of the facility, including the nature of
the services provided, resident eligibility, admissions process, staffing, length of stay, whether participation
in programming is required, and whether any medical, behavioral health, or other treatment services are
provided on-site.
The submitted narrative also contains information that is difficult to reconcile for zoning purposes. For
example, the applicant states that the facility will provide short -term stabilization, recovery housing,
residential reentry, and transitional housing for individuals impacted by trauma, substance use,
homelessness, housing instability, and justice system involvement, while also stating that the project is a
non-clinical, housing-based residential program that will not provide inpatient medical or behav ioral health
services, detoxification services, or crisis intake. Based on the information provided to date, staff cannot
determine whether the proposal is most appropriately classified as Transitional Housing, a Homeless
Services Use, a Diversion Facility, another defined use under the RMC, or a combination of uses.
Prior to making a land use determination, the applicant should provide a detailed narrative describing the
proposed operations, including, at a minimum:
• The proposed land use classification(s) requested by the applicant and an explanation of how the
proposal meets the applicable RMC definition(s);
• The populations that will be served and resident eligibility requirements;
• The admissions and referral process, including who may refer or admit residents;
• The services that will be provided on-site, including whether medical, behavioral health, counseling,
case management, recovery programming, or other supportive services will be provided;
• Whether participation in any programs or services is voluntary or required as a condition of residency;
• The anticipated and maximum length of stay for each program component;
• Staffing, licensing, and operational details for each component of the proposed facility; and
• A concept of operations describing how the overall campus will function and whether different
portions of the building will operate as distinct uses.
Upon receipt of this information, Planning staff will evaluate the proposal against the applicable RMC use
definitions and determine the appropriate land use classification(s), permit pathway, and applicable
development standards.
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2. Development Standards (CA Zone): The project would be subject to RMC 4-2-120A, “Development
Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CA
standards” herein).
Minimum Lot Size, Width and Depth – The minimum lot size in the CA zone is 5,000 square feet. There are
no minimum requirements for lot width or depth within the CA zone at this location. No changes are
proposed to the existing lots.
Building Coverage – The CA zone allows a maximum building coverage of 65 percent, or 75 percent if
parking is provided within a building or within an on -site parking garage. The parking for customers is
proposed to be surface parking only. The proposed building area, combi ned with the existing building,
covers approximately 13 percent (13%) of the gross lot area and would be compliant with the 65% building
coverage limitations. It is the applicant’s responsibility to demonstrate compliance with building
coverage requirements at the time of formal application.
Building Setbacks – Setbacks are the distance between the building and the property line or any private
access easement or tract. Setback requirements in the CA zone are as follows:
1.
Minimum Front Yard 15 ft.
Maximum Front Yard 20 ft.
Minimum Secondary
Front Yard
15 ft.
Maximum Secondary
Front Yard
20 ft.
Minimum Rear Yard None, except 15 ft. if lot abuts a lot zoned residential.
Minimum Side Yard None, except 15 ft. if lot abuts or is adjacent to a lot
zoned residential
Clear Vision Area In no case shall a structure over 42 in. in height intrude
into the 20 ft. clear vision area defined in RMC 4-11-030.
The existing building would be considered a legal nonconforming structure, which is subject to limits on
alterations, enlargements, and restoration. More information can be found in RMC 4-10-050. It is the
applicant’s responsibility to demonstrate compliance with building setbacks at the time of formal
application.
Gross Floor Area – There is no minimum requirement for gross floor area.
Building Height – Maximum building height in the CA zone is 50 feet or 70 feet for mixed -use (commercial
and residential) in the same building. Heights may exceed the CA zone’s maximum height with a
Conditional Use Permit. With conditional use permit approval, heights may be increased if location,
comprehensive plan, and effects on adjacent or abutting properties criteria listed in RMC 4-2-120C.16
can be met. It is the applicant’s responsibility to demonstrate compliance with building height
requirements.
3. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical
equipment. The application must include elevations and details for the proposed methods of screening if
utility and mechanical equipment are added as part of the tenant improvements. See RMC 4-4-095 for
specific requirements.
4. Refuse and Recycling Areas: Refuse and recycling areas must to meet the requirements of RMC 4-4-090:
“Refuse and Recyclables Standards.” For multi-family developments (including transitional housing), 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
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feet shall be provided for refuse and recyclables deposit areas. A total minimum area of one hundred (100)
square feet shall be provided for recycling and refuse deposit areas. Compliance with the refuse and
recycling standards would be reviewed with the land use application. The applicant must
demonstrate they meet the minimum requirements given that the proposed structure adds
approximately 5,523 sq. ft. of gross floor area.
5. Landscaping: Changes in the use of a property are required to comply with the City’s landscaping
regulations. Except for critical areas, all portions of the development area not covered by structures,
required parking, access, circulation or service areas, must be landscaped with native, drought -resistant
vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet and shall
contain trees, shrubs, and landscaping. All parking lots shall have perimeter landscaping. Ten feet (10') of
onsite landscaping is required along all public street frontages, with the exception of areas for required
walkways and driveways. Please refer to landscape regulations (RMC 4-4-070) for further general and
specific landscape requirements.
Surface parking lots with more than fourteen (14) stalls shall be landscaped with plantings and trees.
Perimeter landscaping may not substitute for interior landscaping. Minimum landscape area shall be
provided as follows:
Total Number of Parking Stalls Minimum Landscape Area
15 to 50 15 sf/parking space
51 to 99 25 sf/parking space
100 or more 35 sf/parking space
Please refer to landscape regulations (RMC 4-4-070) and green factor standards (RMC 4-3-030L) for
additional general and specific landscape requirements. A conceptual landscape plan and landscape
analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time of formal land
use application.
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.
In addition to retaining a minimum of 30% of existing significant trees, properties subject to an active land
development permit shall comply with minimum tree credit retention requirements of a minimum of 30
credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being
worth more tree credits.
TREE SIZE TREE CREDITS
New small species tree 0.25
New medium species tree 1
New large species tree 2
Preserved tree 6 – 9 caliper inches 4
Preserved tree 10 – 12 caliper inches 5
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TREE SIZE TREE CREDITS
Preserved tree 13 – 15 caliper inches 6
Preserved tree 16 – 18 caliper inches 7
Preserved tree 19 – 21 caliper inches 8
Preserved tree 22 – 24 caliper inches 9
Preserved tree 25 – 28 caliper inches 10
Preserved tree 29 – 32 caliper inches 11
Preserved tree 33 – 36 caliper inches 12
Preserved tree 37 caliper inches and greater 13
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes
greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers;
significant trees over sixty feet (60') in height o r greater than eighteen inches (18") caliper; and trees that
shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such
sheltered trees to be blown down if removed.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant
native evergreen or deciduous trees; and other significant non-native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for
retention and are not able to be retained unless the alders and/ or cottonwoods are used as part of an
approved enhancement project within a critical area or its buffer.
The Administrator may require independent review of any land use application that involves tree removal
and land clearing at the City's discretion.
The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to
the Administrator's satisfaction that replacement requirements in RMC 4-4-130H1e can be met.
Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040,
Definitions D, of a property. The construction of the proposed structure constitutes land
development. Compliance with the city’s tree retention standards must be demonstrated at the time
of application submittal.
7. Parking: Parking for vehicles, loading areas, and driveways shall be provided in accordance with the
provisions of the current parking regulations of RMC 4-4-080, “Parking, Loading, and Driveway
Regulations.” The parking requirements applicable to the proposal would ultimately be would be
dependent on the final use classification. See RMC 4-4-080F for standard stall and aisle dimensions for
the customer parking area. The applicant will be required at the time of land use application to provide
a parking analysis of the subject site with calculations based on the requirements in RMC 4 -4-080.
The analysis would include dimensions of stalls and drive aisles. Compliance with the parking
standards would be reviewed with the land use application. The entire site shall demonstrate
compliance with the standards.
Modification of either the minimum or maximum number of parking stalls for a specific development
requires written approval from the Department of Community and Economic Development.
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i. A twenty five percent (25%) reduction or increase from the minimum or maximum number of parking
spaces may be granted for nonresidential uses through site plan review if the applicant can justify the
modification to the satisfaction of the Administrator . Justification might include, but is not limited to,
quantitative information such as sales receipts, documentation of customer frequency, and parking
standards of nearby cities.
ii. In order for the reduction or increase to occur the Administrator must find that satisfactory evidence
has been provided by the applicant. Modifications beyond twenty five percent (25%) may be granted
per the criteria and process of RMC 4-9-250.
8. Access/Driveways: Driveway widths and quantity are limited by the driveway standards, in RMC 4-4-080I.
Driveways shall not be closer than five feet (5’) to any property line and not exceed 40 percent of the street
frontage. The width of any driveway shall not exceed 30 feet. According to the submitted drawings, the
applicant intends to continue providing access to the site via the existing driveway off of S Grady
Way. In addition, the site is connected to the abutting parcel to the east (APN 7232000020 via
multiple drive aisle connections. Compliance with the driveway standards would be verified at the
time of formal site plan review.
9. Lighting: With additions to or replacement of light fixtures, parking lot or display lot light fixtures shall be
non-glare and mounted no more than twenty five feet (25') above the ground to minimize the impact onto
adjacent and abutting properties. See RMC 4-4-075 for additional standards.
10. Urban Design District D Standards: Compliance with Urban Design Regulations, District ‘D’, is required
for all projects that include a re-use of a nonconforming structure, for any purpose, that has been vacant
for more than one year. Modifications from the standards can be applied. See RMC 4-3-100.
The following bullets are a few of the standards outlined in the regulations:
• A primary entrance of each building shall be located on the facade facing a street, shall be prominent,
visible from the street, connected by a walkway to the public sidewalk, and include human -scale
elements.
• Parking shall be located so that no surface parking is located between a building and the front property
line, or the building and side property line, on the street side of a corner lot.
• The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the
sidewalk is minimally impeded.
• Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be
provided.
• All building façades shall include modulation or articulation at intervals of no more than forty feet (40').
• Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in
width.
• On any façade visible to the public, transparent windows and/or doors are required to comprise at least
fifty percent (50%) of the portion of the ground floor facade that is between four feet (4') and eight feet
(8') above ground (as measured on the true elevation).
• Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural
changes.
11. Rainier/Grady Junction Overlay District: The subject property is located within the Rainier/Grady
Junction Overlay District. In addition to the underlying Commercial Arterial (CA) zoning standards,
development is subject to the overlay district requirements in RMC 4-3-030. The overlay district is
intended to improve the pedestrian environment, promote high -quality site and building design, and
create an attractive gateway into the City.
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Although the proposal primarily consists of the adaptive reuse of an existing building, any exterior building
modifications, site improvements, parking lot alterations, landscaping, lighting, fencing, or frontage
improvements should be designed to comply with the applicable overlay district standards. Based on the
preliminary information submitted, Planning staff recommends particular attention be given to:
• Any proposed modifications to the building façade, entrances, or architectural features visible
from the public right-of-way;
• Proposed fencing, gates, security features, and their compatibility with the overlay district's
pedestrian-oriented design objectives;
• Site landscaping, screening, and parking lot improvements associated with the redevelopment;
• Pedestrian access between the public sidewalk, parking areas, and primary building entrances;
• Exterior lighting, signage, and other site furnishings; and
• Any frontage improvements required along adjacent public streets.
The submitted plans do not include sufficient detail to determine compliance with the overlay district
standards. Future land use and building permit applications should demonstrate consistency with the
applicable provisions of RMC 4-3-030.
12. Signage: On-site wayfinding/direction signage is proposed in order to guide customers to the new online
grocery pickup area. Commercial and industrial campuses on land equal to or greater than two hundred
thousand (200,000) square feet of contiguous land area may display directional signs under the following
conditions:
i. Appearance of Signs: All on campus directional signs shall be visually similar to other on campus
signs.
ii. Allowed Area, Height, and Number: Directional signs shall not exceed nine (9) square feet in surface
area and shall not exceed five feet (5') in height. One wayfinding sign with a maximum surface area of
thirty two (32) square feet may be used for every fifty thousand (50,000) square feet of contiguous land
area. Wayfinding signs shall not exceed a height of six feet (6') above the established grade.
iii. Visibility and Location: Signage shall not be visible from the public right -of-way unless necessary
for traffic and pedestrians entering the campus. Directional and wayfinding signs shall be located on
the subject property, outside of the public right-of-way, and drive aisles.
iv. A separate sign permit would be required for any new signage on the site.
13. Critical Areas: According to City of Renton (COR) Maps, the site is located within a High Seismic Hazard
Area, the Wellhead Protection Area Zone 2, and a Special Flood Hazard Area (100 year floodplain) Zone
AH. Due to the presence of geological hazards, a geotechnical study may be required at the time of
building permit application. The study shall specifically address if the proposal will not increase the
threat of the geological hazard to adjacent or abutting properties beyond pre-development
conditions; and the proposal will not adversely impact other critical areas; and the development can
be safely accommodated on the site. Future improvements would also be required to comply with Flood
Hazard Area standards related to flood proofing, compensatory storage, and construction techniques
capable of resisting hydrostatic and hydrodynamic loads.
It is the applicant’s responsibility to determine whether any other critical areas are present on the
site prior to formal land use application.
14. Permit Requirements: Based on the information available at the time of this preapplication review, the
final land use permit(s) required for the project cannot be determined until the proposed use has been
finalized. Once the use has been established, staff can identify the applicable land use review process,
required permits, and whether Environmental (SEPA) review is required. The review process will include a
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two-week public notice and a public comment period. A public hearing also may be required depending
on the future use.
In addition to the required land use permits, separate construction, building and sign permits would be
required (if applicable).
15. Public Information Sign: If a Type II or Type III land use permit is ultimately required, the applicant will be
responsible for installing a Public Information Sign in accordance with City standards. Public Information
Signs are required for all Type II and Type III Land Use Permits as classified by RMC 4-8-080. Public
Information Signs are intended to inform the public of potential land development, specific
permits/actions being considered by the City, and to facilitate timely and effective public participation in
the review process. The applicant must follow the specifications provided in the public information sign
handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and
any costs associated with the sign.
16. Impact Fees: In addition to the applicable building and construction fees, impact fees would be required.
Fees change periodically and the fees in effect at the time of building permit issuance would apply.
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.
17. Expiration: Once approved, land use permits generally remain valid for two (2) years unless otherwise
specified by the Renton Municipal Code. It is the applicant's responsibility to monitor applicable
expiration dates and request any extensions prior to expiration, if allowed by code.
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Building Official Comments - 6/16/26
1. From the description provided, this project may require additional occupancy classifications from a
Group R-1 occupancy to a Group R1, R2, and possibly R4 condition 2 depending on the level of
supervision and the number of occupants that may require superv ision. A new Certificate of
Occupancy is required prior to the proposed uses. 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 additionally
showing 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. The designer shall designate
any new occupancy classifications on the building plans.
2. Approval from the King County Department of Health will be required for food/beverage service, if
provided.
3. Additional permits shall be required as necessary for any building, mechanical, electrical, or plumbing
modifications/alterations/additions.
4. If cooking appliances are installed in the guestrooms an electrical panel shall be provided in the guest
room or have a central electrical panel access area that has 24 -hour access provided by the building
management.
5. A phased occupancy may be allowed depending on the extent of changes to the building and
occupancy classifications. This would require fire department and electrical department approvals.