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HomeMy WebLinkAboutPRE26-000191 Memo PacketDEPARTMENT 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 Eurosports Seattle - BMW/Ducati 720 Rainier Ave S PRE 26-000191 July 2, 2026 Contact Information: Planner: Ian Harris, 425-430-7286, iharris@rentonwa.gov Development Engineering Plan Reviewer: Michael Sippo, 425-430-7298, msippo@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@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). CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000191 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. PRE26-000191 FROM: Ian Harris, 425-430-7286, iharris@rentonwa.gov SUBJECT: Eurosports Seattle - BMW/Ducati 720 Rainier Ave S, Renton, WA 98057 (APN 192059053) 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 project property is located at 720 Rainier Ave S (APN 192059053) near the intersection of Rainier Ave S and Hardie Ave SW. The project site totals approximately 0.86 acres in and is zoned Commercial Arterial (CA). The property is also located in the Auto Mall Area B Overlay and Rainier/Grady Junction Overlay Districts. The site is currently developed with a 5,260 sq. ft. one-story masonry building, according to King County Records. The site is currently vacant. Previously, it was occupied by a small vehicle sales and service business (a Mazda dealership), as well as the associated parking lot used for storing new and used passenger vehicles and customer parking. The applicant seeks to operate a BMW/Ducati motorcycle dealership on the property within the current building. The applicant proposes to conduct a tenant improvement on the existing structure with no expansion to the footprint. Access to the site would remain as-is. According to City of Renton (COR) Maps, the site is located within a High Seismic Hazard Area and is within Wellhead Protection Area Zone 2. No trees are proposed for removal at this time. Current Use: The subject property is currently vacant and has been since approximately 2012-2013 according to city records. Previously, it was occupied by a small vehicle sales and service business (a Mazda dealership), as well as the associated parking lot used for storing new and used passenger vehicles and customer parking. The proposed primary use (a motorcycle dealership) would also fall under the definition of “small vehicle sales” according to RMC 4-11-220. The applicant is also proposing an incidental accessory use of small vehicle service and repair. Eurosports Seattle – BMW/Ducati Page 2 of 8 July 2, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000191 1. Zoning/Land Use Designation, and Overlays: The property is located within the Commercial Mixed Use (CMU) land use designation and the Commercial Arterial (CA) zoning classification. Therefore, 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). The property is also located within the Auto Mall District B Overlay and the Rainier/Grady Junction Overlay and therefore is subject to additional development standards in RMC 4-3-040 and RMC 4-3-030, respectively. Small vehicle sales is a permitted use in the CA zone provided the use is conducted wholly within an enclosed building, or if the use is located with an Auto Mall District. The proposed location is within the Auto Mall District B overlay and therefore the proposed dealership is a permitted use. While vehicle service and repair is a prohibited land use within the Rainier/Grady Junction Overlay, incidental servicing of motor vehicles is allowed and considered wholly part of the primary proposed use of “Vehicle Sales, small”, as defined in RMC 4-11-220. 2. Development Standards: Again, 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). The project is also subject to RMC 4-3-040D “Development Standards for Uses Located within the Renton Auto Mall Areas A, B, and C” (noted as “Auto Mall 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 (65%), or 75 percent (75%) 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 applicant does not propose to construct a new building or expand the existing one at this time. 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: 3. 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 main dealership building appears to be nonconforming with respect to the maximum front yard setback (20 feet). This would be considered a legal nonconforming structure, which is subject to limitations on alterations, enlargements, and restoration work. More information can be found in RMC 4-10-050. The applicant does not propose to construct a new building or expand the existing one at Eurosports Seattle – BMW/Ducati Page 3 of 8 July 2, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000191 this time. It is the applicant’s responsibility to demonstrate compliance with building setbacks at the time of formal application. Gross Floor Area – There is no minimum requirement for gross floor area. Building Height – Maximum building height in the CA zone is 50 feet or 70 feet for mixed-use (commercial and residential) in the same building. Heights may exceed the CA zone’s maximum height with a Conditional Use Permit. With conditional use permit approval, heights may be increased if location, comprehensive plan, and effects on adjacent or abutting properties criteria listed in RMC 4-2-120C.16 can be met. The applicant does not propose to construct a new building or expand the existing one at this time. It is the applicant’s responsibility to demonstrate compliance with building height requirements. 3. Auto Mall District Overlay Standards: Compliance with Auto Mall District Regulations is required. See RMC 4-3-040 for all requirements. The property is also located within the Rainier/Grady Junction Overlay zone and the Commercial Arterial (CA) zone. If the standards in any applicable section conflict with each other, the Administrator shall determine which standards apply. The following are the Auto Mall District Development Standards applicable to the subject property: Service Area Orientation: Service areas shall not face public street frontage. Landscaping Minimum Amount and Location: Minimum 2.5% of the gross site area shall be provided as on-site landscaping. Landscaping shall be consolidated and located at site entries, building fronts, or other visually prominent locations as approved through the site plan development review process. Minimum landscaping may be reduced to 2% of the gross site area where bioretention, permeable paving, or other low impact development techniques consistent with the Surface Water Design Manual are integrated. Wheel Stops: If frontage landscaping is relocated, then permanent wheel stops or continuous curbs must be installed a minimum of 2.5 feet from sidewalks to prevent bumper overhang of sidewalks. Where these requirements differ from the requirements of the parking, loading and driveway regulations of RMC Chapter 4-4, these requirements shall govern. Customer Parking: Customer parking shall be designated and striped near entry drives and visible from public streets. Where possible, customer parking shall be combined with abutting dealership customer parking and shared access. Where these requirements differ from the requirements of the parking, loading and driveway regulations of chapter 4-4 RMC, these requirements shall govern. Auto Mall Right-Of-Way Improvement Plan Coordination: Development shall be coordinated with the adopted right-of-way improvement plan which addresses gateways, signage, landscaping, and shared access. 4. Rainier/Grady Junction Overlay Standards: Compliance with Rainier/Grady Junction Overlay standards is required for new development. As previously stated, the property is also located within the Rainier/Grady Junction Overlay zone and the Commercial Arterial (CA) zone. If the standards in any applicable section conflict with each other, the Administrator shall determine which standards apply. Please refer the Rainier/Grady Junction Overlay Standards in their entirety at RMC 4-3-030. The following table contains some, but not all, of the development standards outlined within this overlay zone. Setbacks Eurosports Seattle – BMW/Ducati Page 4 of 8 July 2, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000191 a. Minimum Front Yard Setback and Secondary Front Yard Setback ii. Along Primary and Secondary Streets 15 ft. b. Maximum Front Yard Setback and Secondary Front Yard Setback ii. Along Primary and Secondary Streets 20 ft. e. Minimum Setback Abutting Public Open Spaces (except natural open space) 10 ft. Maximum Building Heights a. 50 ft.; or b. 70 ft. for vertically mixed-use buildings (residential with ground floor commercial) Maximum Façade Width The maximum facade width (the facade includes the apparent width of the structure facing the street and includes required modulation) of multistory buildings visible from a street, public open space, or pedestrian-oriented space. a. One hundred sixty feet (160'). b. Facades exceeding the maximum width shall be divided by a thirty-foot (30') wide modulation of the exterior wall. Such modulation must be at least twenty feet (20') deep and extend through all floors (the first floor will be exempted if it includes a pedestrian-oriented facade). c. Decks and roof overhangs may encroach up to three feet (3') (per side) into the modulation. d. The Administrator will consider other design methods that are effective at reducing the perceived width of the building. Off-Street Parking a. General See RMC 4-4-080 and 10-10-13. b. Required Location for Parking Commercial Uses: Parking shall not be located between a building and a street, or a public open space or through-block connection unless sufficiently screened. A surface parking lot with more than one hundred (100) stalls serving commercial development shall demonstrate through Site Plan Review that such parking lot is located and designed to allow its conversion into a structured parking garage to accommodate infill development. Eurosports Seattle – BMW/Ducati Page 5 of 8 July 2, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000191 5. Refuse and Recycling Areas: Refuse and recycling areas must meet the requirements of RMC 4-4-090: “Refuse and Recyclables Standards.” For manufacturing and other nonresidential developments, a minimum of three (3) square feet per one-thousand (1,000) square feet shall be provided for recyclables deposit areas. A minimum of six (6) square feet per one-thousand (1,000) square feet shall be provided for refuse deposit areas. Architectural design of the enclosures shall be consistent with the design of the primary building. It is the applicant’s responsibility to demonstrate compliance with building setbacks at the time of formal application. 6. Landscaping: Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought- resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. Please refer to landscape regulations (RMC 4-4-070) and green factor standards (RMC 4-3- 030L) for additional general and specific landscape requirements. Please refer to landscape regulations for the Auto Mall Area standards above for additional specific landscape requirements. Applicability will be determined based on the criteria listed in RMC 4-4-070. In this case, 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. Compliance with applicable landscaping standards would be reviewed with the land use application. 7. Significant Tree Retention: When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. 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 Preserved tree 13 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Eurosports Seattle – BMW/Ducati Page 6 of 8 July 2, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000191 TREE SIZE TREE CREDITS Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-130H1e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. The proposed scope of work constitutes development. Compliance with the city’s tree retention standards must be demonstrated at the time of application submittal. 4. Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A wall taller than four feet requires a building permit. Fences up to six feet in height are permitted in the rear yard and side yard; fences up to four feet are permitted in the front yard. Any part of a yard that is within a clear vision area has a limited fence height of 42 inches. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. New or existing fencing would need to comply with the fence requirements of the code (RMC 4-4-040). Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry products that complement the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. 8. Parking: Small vehicle sales in the CA zone must provide a minimum and maximum of one (1) parking space for customers and employees per 5,000 square feet. The sales area is not considered a parking Eurosports Seattle – BMW/Ducati Page 7 of 8 July 2, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000191 lot and is exempt from compliance with dimensional requirements. See RMC 4-4-080F for standard stall and aisle dimensions for the customer parking area. 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. 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. 5. 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 two driveways from Rainier Ave S. Compliance with the driveway standards would be verified at the time of permit review. 6. Critical Areas: According to City of Renton (COR) Maps, the site is located within a High Seismic Hazard Area and is within Wellhead Protection Area Zone 2. Due to the presence of geological hazards, a geotechnical study may be required at the time of building permit application. The study shall specifically address if the proposal will not increase the threat of the geological hazard to adjacent or abutting properties beyond pre-development conditions; and the proposal will not adversely impact other critical areas; and the development can be safely accommodated on the site. It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal land use application. 7. Environmental Review: The proposal is an interior tenant improvement greater than 4,000 sq. ft. in size; therefore, an environmental checklist is a submittal requirement. An environmental determination will be made by the Renton Environmental Review Committee (ERC). 8. Site Plan Approval: Site plan review is required for all development in the CA zone, per RMC 4-9-200. 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 4-9-200E.3. Development that does not exceed 25,000 square feet of gross floor area in the CA zone does not require a public hearing and would be reviewed and approved administratively. It is the applicant’s responsibility to identify how the proposal meets the decisional criteria and a narrative responding to these criteria shall be submitted with the application. Eurosports Seattle – BMW/Ducati Page 8 of 8 July 2, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000191 9. Permit Requirements: The proposal requires Environmental (SEPA) Review and Administrative Site Plan Review. All land use applications will be reviewed concurrently. The land use review would include public notice and a two-week public comment period. Once a complete application is submitted and all fees are paid, a decision can be issued in approximately 8 weeks. The 2026 Land Use application fee would be as follows: • $3,221.00 for Site Plan Review; • $1,914.00 for the SEPA review; • $308.00 per modification (if applicable). A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s Permit Center website. The city now requires electronic plan submittal for all applications. In addition to the required land use permits, separate construction, building and sign permits would be required (if applicable). 10. 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. 11. Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 12. Impact Fees: Due to the change of use, impact fees would be required. For informational purposes, the 2026 impact fees are as follows: • A Fire impact fee of $1.19 per sq. ft.; • A transportation impact fee of $8,031.94 per new vehicle trip. A handout listing all of the City’s Development related fees is available for your review at https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=CityofRenton. 13. 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 Ian Harris, Associate Planner, at iharris@rentonwa.gov or (425) 430-7286 to submit prescreen materials and subsequent land use application. 14. Expiration: Once the Site Plan application has been approved, the applicant has two years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. The 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. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 30th, 2026 June 20, 2011 TO: Ian Harris, Associate Planner FROM: Michael Sippo, Civil Engineer III SUBJECT: Eurosports Seattle – BMW/Ducati 720 Rainier Ave S, Renton, WA PRE26-000191 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 # 192305-9053. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. EXISTING CONDITIONS The project site totals approximately 37,702 sq. ft. (0.87 acres) and is located at the previous location of the Walker’s Renton Mazda car dealership. Access to the site is provided via an existing 30’ commercial driveway cut off of Rainier Ave S. Aquifer Protection Area Zone 2 and a high seismic hazard area are mapped on the project site. The site is primarily flat and consists entirely of parking lot, drive aisles and building footprint and slopes to localized low points within the parking areas and drive aisles. 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 is an existing 12-inch water main in Rainier Ave S (from Hardie Ave to S 7th St) that can provide a maximum flowrate of 5,000 gpm, but south of Hardie Ave SW the flow rate from the 12-inch main is reduced to 3,400 gpm because of a lesser flow coming from the south (refer to City water project plan no W-343003). PRE26-000191 Page 2 of 7 June 30, 2026 2 b. There is an existing 8-inch water main that traverses the south side of the property before crossing to the parcel to the south near the mid-point of the property’s south property line (refer to City water project plan no W-178501). c. There are 3 existing fire hydrants in the vicinity of the site. One south of the building within the parking lot of the neighboring property (which has or will be demolished by Sound Transit). The hydrant occurs just after where the 8-inch water main crosses the south property line of the subject parcel. One approximately 75’ south of the property located in Rainier Ave S and one adjacent to the property’s northwest property corner in Rainier Ave S. d. There are no existing fire protection facilities provided to the building. e. There is one existing 1” domestic water service and one existing ¾” domestic water service serving the site. Neither service is protected by a backflow assembly. Sewer The project is within the City of Renton’s sanitary sewer service area. 1. Existing City records and side sewer drawings do not definitively show the existing side sewer and how it connects to City sewer, however, based on preliminary research, the side sewer appears to follow the looped water main and connect to the City’s main located on the 192305-9035 parcel. Storm 1. The site is located within the Black River – Springbrook Creek Drainage Basin. 2. The site is located in the City’s Zone 2 Aquifer Protection Area (APA). 3. The site does not contain critical areas such as streams, wetlands, erosion, steep slope or landslide hazard areas. The site is located in the high seismic hazard area. 4. There is an existing 18” ductile iron stormwater main and associated catch basins located in the east flowline of Rainier Ave S flowing from the north to south. There is are two existing mapped parking lot catch basins that connect into this stormwater main near the site’s southwest corner (see City record drawing no. D-343003). 5. There is an existing Filterra water quality unit located in the flowline and within the sidewalk just north of the site’s commercial driveway. Streets The proposed development fronts Rainier Ave S along the western property line of the development for a length of approximately 163 feet. • Rainier Ave S is classified as a 7-lane Principal Arterial. Per the King County Assessor map, the existing half street ROW width on the site frontage is approximately 62-64 feet and contains a 9’ sidewalk flush with the back of the curb with trees grates located in the sidewalk. • The site is currently accessed via a 30’ wide commercial driveway cut directly from Rainier Ave S along the southwest portion of the site’s property line. WATER COMMENTS 1. Applicant to confirm if both the existing building is equipped with in-premise RPBA for both the 1” and 3/4” water meters. If not equipped one, a reduced-pressure backflow prevention assembly (RPBA) is required for each of the water meters 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 PRE26-000191 Page 3 of 7 June 30, 2026 3 for the relief valve is provided, and the location is pre-approved by the City Plan Reviewer and City Water Utility Department. 2. There are no existing fire protection facilities provided to the building. 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. If the building is expanded in the future, RRFA may require the installation of sprinklers and 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. Any new connections for domestic or fire service will be required to connect to the existing onsite water main and not the water main located in Rainier Ave. 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. • 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&rep o=CityofRenton. SEWER COMMENTS 1. Existing City record and side sewer drawings do not definitively show the existing side sewer and how it connects to City sewer, however, based on preliminary research, the side sewer appears to follow the looped water main and connect to the City’s main located on the 192305- 9035 parcel. 2. Due to the unknown location and aged condition of the pipe, it shall be the applicant’s responsibility to determine the exact location and condition of the pipe and where it ties into the existing sewer main prior to Civil Construction Permit approval. The applicant shall provide a CCTV inspection of the existing side sewer along with the alignment and any easements. The applicant shall repair and/or replace the pipe to a location deemed acceptable by the City’s Sewer Utility Department. Coordination with Sound Transit and owner of the neighboring PRE26-000191 Page 4 of 7 June 30, 2026 4 southern parcels will be required to ensure that the sewer connection and/or repair is made in conjunction with the South Renton Transit Center project site development. 3. Any new covered garbage/recycling areas require connection to sanitary sewer via an oil/water separator. In accordance with King County Metro wastewater requirements, garbage/recycling areas shall be covered unless express consent is given by the agency allowing for the area to remain uncovered. The oil/water separator shall be sized in accordance with standards found in the latest edition of the Uniform Plumbing Code (UPC). The oil/water separator shall drain by gravity to the sewer main and shall be located so that it is accessible for routine owner maintenance. 4. Any floor drains proposed and existing within the existing building footprint and new addition shall drain through an oil/water separator outside the building footprint, within the side sewer. No connections are to be made to the storm system and any connections to the sewer will be required to be upgraded if an oil/water separator system is not already present. 5. 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. 6. Side sewers shall connect directly into the sewer main (public or private) and not into manholes. Cleanouts are required at the ROW/Back of sidewalk or behind the property line per City Standard Plan 406.1. 7. 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 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 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=City ofRenton. SURFACE WATER 1. No storm drainage improvements are required as no new and/or replaced impervious surface is proposed, however, if during SEPA/Land-Use review it is determined that outside site and parking/lot improvements are required, the project may become subject to further stormwater review. Sections 3-8 below describe potential triggers for storm drainage review. 2. Tenant improvements and parking lot restriping/upgrades will need to follow source control and temporary erosion and sediment control best management practices. 3. 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. PRE26-000191 Page 5 of 7 June 30, 2026 5 4. 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. 5. 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=City ofRenton 6. 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 review and approval under a separate building permit for the detention and/or water quality vault. 7. Erosion control measures to meet the City requirements shall be provided. 8. 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=City ofRenton 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 (items 3 below is in reference to triggering frontage improvements through building addition or major site improvements). 3. Street and frontage requirements. The proposed development site has frontage on Rainier Ave S. Rainier Ave S is classified as a 7-lane Principal Arterial. Per RMC 4-6-060, 7-lane Principal Arterials are required to have a minimum ROW width of 125 feet, consisting of the following: 83 foot paved width, foot wide curbs, 8 foot wide landscaped planters, 8 foot wide sidewalks, and 2 feet of clear space at back of sidewalks. Street lighting and storm water improvements on the public street frontages are applicable. The Renton Trails and Bicycle Master Plan has a shared use path planned for Talbot Road S. a. The Renton Transportation Division has no plans to widen Rainier Ave S at this time, however, Sound Transit is currently in construction for the new South Renton Transit Center (SRTC) on the properties to the south of the subject site. The SRTC is constructing intersection upgrades just south of the subject site to the intersection of Hardie Ave SW and Rainier Ave S to accommodate a “bus-only” left turn into the Sound Transit Site. In addition, Sound Transit has acquired a temporary 9-foot temporary construction easement along the south side of the subject property to accommodate construction of the transit center. The Rainier Ave S Phase 3 Improvement project constructed the PRE26-000191 Page 6 of 7 June 30, 2026 6 existing frontage improvements along the site’s frontage in 2012-2014, however, the section was not consistent with the remainder of the corridor improvements due to the previous ownership having concerns that the additional right-of-way acquisition and planter strips would negatively impact the previous car-dealership business. Therefore, the City opted at the time to omit the planter strip from the design and construction of the improvements resulting in the mismatch of frontage improvements between the subject site and the remaining corridor improvements. The City is in support of a street modification to retain the existing curb line and match the frontage improvements from the Phase 3 Rainier Ave project which consists of: 5-foot-wide landscaped planter behind the existing curb line, street trees, street lighting, 8-foot-wide sidewalk, and 1 feet of clear space at back of sidewalk. Varying right-of-way dedication will be required pending the final survey and prior to issuance of building permit occupancy. b. The applicant shall verify with the Washington State Department of Transportation (WSDOT) that any changes to the curb entrance or frontage do not require WSDOT approval. If approval is warranted, the applicant shall work with WSDOT to gain the necessary approvals prior to issuance of the Civil Construction Permit. 4. Due to ongoing phasing and coordination with Sound Transit, the applicant may need to requesting a parking modification in order to utilize a temporary parking lot plan (23 exterior parking stalls) in response to a 9-foot temporary construction easement, utilized by Sound Transit, that will be taken along the south property line of the subject property. In order to accommodate this temporary easement, the applicant requests a parking modification to reduce the required 24-foot drive aisle to 18 feet (at the narrowest point) and to allow for 50 percent of the parking stalls to be compact, rather the code-required maximum of 30 percent. a. The temporary parking and drive aisle alignment shall be limited to the life of the temporary construction easement which is anticipated to be approximately 3-5 years. b. Renton Regional Fire Authority (RRFA) has indicated that the temporary parking lot configuration is acceptable in the interim. Final approval from RRFA will be required prior to issuance of the Civil Construction Permit. c. During the building permit approval process, the applicant shall provide detailed engineering and landscaping plans for both the temporary and permanent parking lot build-out. The plans shall be complete and constructable, meeting all City of Renton engineering and permitting requirements for both scenarios. d. The permanent parking lot improvements shall be deferred utilizing the City’s Deferral Permit process upon construction completion of the temporary parking facilities and prior to building permit occupancy. The deferral will require a cash surety of 150% of the value of the improvements to be held by the City until completion of the permanent parking facilities and landscaping. e. Parking lot construction shall be in accordance with City code 4-4-80 (G). f. The temporary parking lot layout and widths shall be consistent with the Modification to Parking Standards and Drive Aisle Dimensions and Renton Regional Fire Authority requirements in the interim until a time the full parking lot build-out occurs. g. Minimum aisle width shall be 20’ in accordance with Renton Regional Fire Authority requirements. 5. Property corner dedication meeting City code shall be provided. 6. Street lighting and street trees are required to meet current city standards. Final lighting plans are required to be submitted with the civil construction permit application and will be reviewed during the construction utility permit review. PRE26-000191 Page 7 of 7 June 30, 2026 7 7. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6- 090. 8. Paving and trench restoration will comply with the City’s Trench Restoration and Overlay Requirements. 9. Refer to City code 4-4-080 regarding driveway regulations. Driveways shall be designed in accordance with City standard plans 104.4 and 104.5. a. Driveways shall be located a minimum of 5-feet from property lines. b. Maximum driveway slope is 8%. c. The existing commercial driveway serving the site on Rainier Ave S will continue to be restricted to right turn in and out movements. 10. Since the project is proposing a potential 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. 11. The development is subject to transportation impact fees. Fees will be assessed at the time of a complete building permit application. The 2026 transportation impact fee for net new pm peak hour person vehicle trips is $8,031.94 per trip. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11713108&dbid=0&repo=C ityofRenton. 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. 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 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.