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HomeMy WebLinkAboutPre-app Mtg Summary - 26-000215.pdf CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000215 1 PRE-APPLICATION MEETING FOR Rainier Self Storage PRE26-000215 CITY OF RENTON Department of Community & Economic Development Planning Division July 23, 2026 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org Building Official: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000215 2 Renton Regional Fire Authority M E M O R A N D U M DATE: July 20, 2026 TO: Alex Morganroth, Principal Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Rainier Self Storage 1. The preliminary fire flow is 3,750 gpm. A minimum of four fire hydrants are required. One within 150 -feet and three within 300-feet of the building. Hydrant spacing shall meet maximum spacing requirements of 300-feet also. One hydrant is required within 50-feet of all fire department connections for standpipes and sprinkler systems. Existing hydrants may be counted toward the requirements as long as they meet current code. A looped water main is required around the building. An existing 10 inch wa ter main is installed in the site and will have to be relocated or removed. 2. Fire impact fees are applicable at the rate of $0.10 per square foot of storage space. This fee is paid at time of building permit issuance. 3. Approved fire sprinkler, standpipe and fire alarm systems are required throughout the buildings. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser rooms. Fire alarm systems are required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 4. Fire department apparatus access roadways are required within 150-feet of all points on the buildings. Fire access roads are required to be a minimum of 20-feet unobstructed width with turning radius of 25- feet inside and 45-feet outside minimum. Fire lane signage required for the onsite roadways. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. 5. The building shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in o rder to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000215 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 23, 2026 June 20, 2011 TO: Alex Morganroth, Principal Planner FROM: Yong Qi, Civil Engineer III SUBJECT: Primespace Capital Indoor Storage 601 & 625 Rainier Ave N, Renton, WA PRE26-000215 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 parcels Nos: 9564800170 & 4202401210. The following comments are based on the pre -application submittal made to the City of Renton by the applicant. EXISTING CONDITIONS Water 1. The project is within the City of Renton’s water service area in the Valley 196 Pressure Zone. The project site is located outside of the City’s Wellhead/Aquifer Protection Area Zone. 2. The static water pressure is approximately 63 psi at ground elevation of 50 -feet. There is an existing 10-inch water main located on the eastern portion of the project site within a 15 -ft wide easement (Record Dwg: W-333301), which is connected to the existing 16-inch water main located on the west side of Rainier Ave N (Record Dwg: W-054907). The 16-inch water main can deliver a maximum flow rate of 5,000 gallons per minute. 3. There are several fire hydrants within 300-ft of the proposed development which includes, but not limited to: • HYD-NW-00094 (located approximately 28 LF south of the south property line) • HYD-NW-00093 (located approximately 116 LF south of the south property line) • HYD-NW-00002 (located approximately 103 LF south of the southeast property line, along Rainier Ave N) • HYD-NW-00074 (located on Rainier Ave N next to the existing access driveway) • HYD-N-00288 (located approximately 89 LF east of the east property line along Rainier Ave N) Sewer CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000215 4 1. Sewer service is provided by the City of Renton. There is an existing 8-inch concrete gravity wastewater main located along the west side of Rainier Ave N (Record Dwg: S-007006). There is no existing sewer connection serving the project site. Storm 1. There are existing private storm water conveyance and detention systems on the project site (Record Dwg: R-333320 & R-333321), which is connected to City of Renton owned 24-inch Concrete stormwater main crossing Rainier Ave N and conveyed to the conveyance system on Perimeter Rd (Record Dwg: R-333320). Streets 1. The proposed development fronts Rainier Ave N along the east property line. Rainier Ave N is classified as a Principal Arterial Road. Existing right-of-way (ROW) width is approximately 115-140 feet. WATER 1. Based on the review of project information submitted for the pre -application meeting, Renton Regional Fire Authority has determined that the fire flow requirement for the proposed building is 3,750 gallon per minute (gpm). A minimum of four fire hydrants are required. One within 150-feet and three within 300-feet of the building. Hydrant spacing shall meet maximum spacing requirements of 300 - feet. One hydrant is required within 50-feet of all fire department connections for standpipes and sprinkler systems. Existing hydrants may be counted toward the requirements as long as they meet current City standards. 2. Based on the information provided with the pre -application submittal documents, the following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to the items that follow. • Since the required fire flow exceeds 2,500 gpm, a looped water main of minimum of 10 -inch connecting to the 16-inch water main on Rainier Ave N is required. The existing 10-inch water main on the project site will need to be relocated or removed to accommo date the proposed building footprint. The building footprint provided in the submittal will need to be reduced to accommodate the new looped water main location. Drivable access behind the building will also need to be provided. • Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for backflow prevention to the building. The fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DDCVA shall be installed on the private property in an outside underground vault per City standard plan no. 360.2. The DDCVA may be installed inside the building if it meets the conditions as shown on the City’s standard plan 360.5. The location must connect directly into the fire sprinkler riser room that contains direct outside access per RFA. The location of the DDCVA inside the building must be pre -approved by the City Plan Reviewer and Water Utility. • Installation of a water service and meter for the building. The sizing of the meter shall be in accordance with the most recent edition of the Uniform Plumbing Code. A reduced pressure backflow assembly (RPBA) shall be installed behind the meter on private property in an above- ground heated enclosure per City Standard plan no 360.1 . The RPBA may be located interior of the building if location is pre-approved by the City Plan reviewer and Water Utility Department and relief drain is provided. • Installation of off-site and on-site fire hydrants, as required. The location and number of hydrants will be determined by the Fire Authority based on the final fire flow demand and final site plan. • Water mains shall have a minimum 10-foot horizontal and 1.5-foot vertical clearance between sanitary and storm utilities. Clearance is measured from outside edge to outside edge of pipe. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000215 5 • A 15 feet wide public water easement is required for any public water main, hydrants and water meters located outside City right-of-way. A minimum 10-foot setback is required from the building foundation to the new water main. • The existing public water easement will need to be vacated. • Installation of a landscape irrigation meter and double check valve assembly (DCVA) per City standard plan no 340.8, if applicable. • Installation of a backflow prevention assembly (DCVA) must be on private property behind the domestic water meter for residential use. • Installation of a “Storz” adapter on the existing hydrants if they are not already equipped with one. 3. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix K of the City’s 2019 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is installed inside a steel casing. 4. A conceptual utility plan will be required as part of the land use application for the subject development. 5. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2026 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. 6. 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 per 1-inch service, $25,125 per 1-1/2-inch meter, and $40,200 per 2-inch meter. 7. Water Service installation is $2,875.00 per 1-inch service line, $4,605 per 1-1/2-inch service, and $4,735 per 2-inch service. 8. 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. 9. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton. SEWER 1. A new sewer stub connection to the existing sewer main is required. The connection shall be made by removing an appropriate section of the existing sewer main and installing a ROMAC sewer saddle or an approved equal with an appropriately sized cut hole. 2. All new sewer stubs shall be a minimum of 6 inches in diameter and shall be installed at a minimum slope of 2% to the sewer main. All new side sewers and sewer stubs shall conform to the requirements of RMC 4-6-040 and the City of Renton Standard Details. 3. All wastewater from the proposed parking structure (if proposed) shall be routed through a City approved oil/water separator prior to discharge into the sewer main. The covered parking may require a grinder pump depends on the elevation of the finish grade and existing sewer main. 4. A conceptual utility plan will be required as part of the land use application for the subject development. 5. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000215 6 2026 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The current wastewater fee is $4,025.00 per 1-inch meter, $20,125 per 1-1/2-inch meter, and $32,200 per 2-inch meter. b. Final determination of applicable fees will be made after the water meter size has been determined. c. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRen ton SURFACE WATER 1. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual (RSWDM) will be required. Refer to Figure 1.1.2.A – Flow Chart in the 2022 RSWDM to determine what type of drainage review is required for this site. Ba sed on the City’s flow control map, this site falls within Flow Control Duration Standard area (matching Forested site conditions). The project site is located in West Lake Washington - Seattle South basin. 2. Storm drainage improvements along all public street frontages are required to conform to the City’s Street and stormwater conveyance standards. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM. New storm drains shall be designed to account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 3. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the 2022 RSWDM. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the dete ntion and/or water quality vault. Special inspection from the building department is required. 4. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as appliable to the project. The final drainage plan and drainage report must be submitted with the civil construction permit. 5. A geotechnical soils report for the site is required per the 2022 RSWDM Section C.1.3. Information on the water table and soil permeability (infiltration rates), with recommendations of appropriate on -site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 6. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided to the City and a temporary construction easement prior to any permits being issued. 7. The existing detention and water quality treatment system on the project site shall be reevaluated and assessed to determine whether it meets the current standards of the 2022 RSWDM based on the CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000215 7 proposed new impervious area. If it does not, a new detention and/or water quality treatment system shall be provided to meet current standards. 8. Critical areas that may affect surface water review, the project site is within high erosion hazard area, high seismic hazard area, high landslide hazard area, and regulated slope area. The western portion of parcel #9564800170 is within an existing wetland. 9. All conveyance systems constructed/relocated as part of the project must be sized to RSWDM standards for the total tributary area (onsite and offsite) that the storm systems serve. 10. 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. 11. Erosion control measures to meet the City requirements shall be provided. 12. A construction stormwater permit from the Department of Ecology is required if land disturbance area exceeds one acre. 13. The development is subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of building permit issuance. a. 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. b. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=12039862&dbid=0&repo=CityofRent on. TRANSPORTATION 1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation of $175,000, the project site(s) shall be required to meet the City’s Complete Streets Standards: a. Rainier Ave N is classified as a Principal Arterial Road. To meet the City’s complete street standards for Principal Arterial streets, minimum ROW is 103 feet. Per City code 4-6-060, half street improvements shall include a pavement width of 66 feet (33 feet from centerline), a 0.5- foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees, and storm drainage improvements. The amount of ROW dedication will be dependent upon final survey. i. However, this portion of Rainier Ave N fronting the project site is listed within the City’s current Transportation Improvement Plan (TIP) of Rainier Ave S Phase 5 project. The City will support a waiver to install improvements provided the necessary ROW dedication to support the TIP is provided. A waiver is required to be submit with the land use. The TIP project is currently in preliminary design and a cross section has not been determined. ROW dedication as needed to support the street section defined by the TIP will be required. 2. On site ADA ramps, curbing, sidewalk and parking lot improvements will be reviewed in conjunction with the civil construction permit and will require a grading plan consisting of spot elevations and slopes showing that ADA and City specifications are being met. 3. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. 4. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4 -6-090. 5. A traffic impact analysis is required when estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 - 9:00) or PM (3:00 –6:00) peak periods. If the number of proposed trips estimated by the appli cant engineer using the current ITE Trip Generation book is more than 20 trips in either morning peak or evening peak, then level of service CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000215 8 study is required. The applicant engineer can contact the City to determine the extent of the traffic study that will be required for the project. If the peak trips exceed 20, a traffic impact study will be required to be included with the land use application. 6. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. a. Unless otherwise noted on the fee schedule, the 2026 transportation impact fee is $1.50 per square feet for self-service storage land use. b. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRen ton. 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000215 9 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 23, 2026 TO: Pre-Application File No. PRE26-000215 FROM: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov SUBJECT: Rainier Storage 601–625 Rainier Ave N (APNs 9564800170 and 4202401210) 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 sta ff 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 applicant, PrimeSpace Capital, is proposing to develop a multistory, climate - controlled self-storage facility on two (2) parcels located at 601–625 Rainier Ave N (APNs 9564800170 and 4202401210). The combined project site is approximately 2.42 acres and is zoned Commercial Arterial (CA), is located in the City Center Community Planning Area, and is with the Urban Design District D overlay. Based on the preliminary concept plan submitted by the applicant, the proposed building would have a footprint of approximately 24,986 square feet; however, the total floor area, number of stories, and building height were not identified in the submitted materials. The proposal also includes approximately 24 parking spaces, access-controlled entry, security fencing and cameras, landscaping, and streetscape improvements along Rainier Ave N. Vehicular access would be provided from Rainier Ave N. The site is largely undeveloped, except for an existing parking area in its southeastern portion. The applicant identifies two wetlands on or adjacent to the property: a Category III wetland along the west side of the site and a Category IV wetland along the north side. The preliminary concept contemplates preserving and enhancing the wetland areas with native vegetation and potentially reducing the applicable wetland buffers through mitigation and other buffer - reduction measures. Steep slopes, moderate and high landslide hazard areas, a high erosion hazard, and a high seismic hazard are also mapped across portions of the property according to COR Maps. Trees and vegetation are anticipated to be removed in order to develop the site. Current Use: The site is heavily forested and undeveloped. 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. CMU designations are areas with established commercial and office areas near principle arterials. The intention of this designation is to transform strip commercial development into business districts through the CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000215 10 intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the provision of public amenity features. 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. 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 Urban Design District ‘D’, and therefore subject to additional design elements found in RMC 4-3-100. Under current code, ‘self-storage’ is not permitted in the CA for properties within the City Center Community Planning Area. The subject site is located in the City Center Community Planning Area; therefore, a code amendment would be required to allow self-storage on the subject site. For parcels where self-storage is allowed in the CA zone, a Hearing Examiner Conditional Use Permit must be obtained. In addition, the following conditions apply (RMC 4-2-080A.17): a. Self-service storage facilities shall be located within a multistory structure, limited to fifty percent (50%) of the gross floor area of the building, and prohibited on the ground floor along any street frontage. b. At a minimum, leasable commercial space, entrances/lobbies, or management offices for the self-service storage shall be provided on the ground floor at a depth of thirty feet (30') along any street frontage. Averaging the minimum depth may be permitted through the site plan review process, provided no portion of the depth is reduced to less than twenty feet (20'). c. All commercial space on the ground floor shall have a minimum floor -to-ceiling height of eighteen feet (18'), and a minimum clear height of fifteen feet (15') unless a lesser clear height is approved by the Administrator. d. Exterior colors, including any internal corridors or doors visible through windows, shall be muted tones. 2. Conditional Use (Hearing Examiner): A conditional use is a land use which may be permitted within a zoning district following review by staff to establish conditions mitigating impacts of the use and to assure compatibility with other uses in the district (RMC 4-9-030). Staff will consider the following criteria when reviewing a request for a conditional use permit: Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. Parking: Adequate parking is, or will be made, available. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000215 11 Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. 3. Development Standards (CA Zone): The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CA standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size in the CA zone is 5,000 square feet. There are no minimum requirements for lot width or depth within the CA zone at this location. No changes are proposed to the existing lots. Building Coverage – The CA zone allows a maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within an on -site parking garage. The parking for customers is proposed to be surface parking only. The proposed building area, combined 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: 4. Minimum Front Yard 15 ft. The minimum setback may be reduced to 0 ft. through the site plan review process, provided blank walls are not located within the reduced setback. Maximum Front Yard 20 ft. Minimum Secondary Front Yard 15 ft. The minimum setback may be reduced to 0 ft. through the site plan review process, provided blank walls are not located within the reduced setback. 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. A lot combination may be required to ensure no portion of the building is located over the shared property line. If necessary, the lot combination would need to be recorded prior to building permit issuance. 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 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000215 12 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 meet the requirements of RMC 4-4-090: “Refuse and Recyclables Standards.” In nonresidential developments, a minimum of three (3) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of six (6) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Compliance with the refuse and recycling standards would be reviewed with the land use application. 5. Landscaping: With the exception of 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. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060, Street Standards. Street trees and, at a minimum, groundcover are to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small -sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large -sized maturing trees: fifty feet (50') on center. 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000215 13 TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 13 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees over sixty feet (60') in height 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.” Parking requirements for self-storage are a minimum and maximum of 1.0 per 3,500 square CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000215 14 feet of net floor area. Maximum of 3.0 moving van/truck spaces is permitted. 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 noted above. 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. 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 provide access to the site via a single driveway off of Rainier Ave N. 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 exterior modifications such as façade changes, windows, awnings, signage, etc. 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). CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000215 15 • Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. 11. Critical Areas: According to City of Renton (COR) Maps, the site is mapped with steep slopes, both moderate and high landslide hazards, a high erosion hazard, wetlands and a high seismic hazard . Due to the presence of geological hazards, a geotechnical study will 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. The applicant identifies two (2) wetlands on or adjacent to the property: a Category III wetland along the west side of the site and a Category IV wetland along the north side. The habitat scores were not included and therefore the exact buffer could not be determined. However, the wetland buffer would be based on the category of the wetland as well as the wetland characteristic per RMC 4-3-050G.2.j. The wetland and wetland buffer are required to be placed in a Native Growth Protection easement (NGPE). In addition, split-rail cedar fencing and City-approved wetlands signage shall be installed around the entire perimeter of the NGPE. It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal land use application. 12. Environmental Review: The parcel contains critical areas and the proposal is for a new structure greater than 4,000 sq. ft. in size; therefore, an environmental checklist is a submittal requirement in accordance with WAC 197-11 and RMC 4-9-070. An environmental determination will be made by the Renton Environmental Review Committee. 13. Site Plan Review (Hearing Examiner): Site Plan review is required for all development in the CA zone. The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project compatibility with the physical characteristics of a site and with the surrounding area. Site plan review ensures quality development consistent with City goals and policies. Site plan review analyzes elements including, but not limited to, site layout, building orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering, parking and loading facilities, and illumination to ensure compatibility with potential future development. Decisional criteria for site plan approval are itemized in RMC 4-9-200E.3. A public hearing is required. 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. 14. Permit Requirements: If a code amendment is approved to allow self-storage within the City Center Community Planning Area, the proposal would require Environmental (SEPA) Review, Hearing Examiner Site Plan Review, a Hearing Examiner Conditional Use Permit, and a potential Lot Combination. Land use applications are 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 12 weeks. The 2026 application fee would be as follows: $4,538.00 for Site Plan Review, $1,914.00 for the SEPA review, $3,944.00 for Condition Use Permit review, and $606.00 for a Lot Combination . Any modification requests to code standards are $308.00 per modification. A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s Permit Center website. The city now requires electronic plan submittal for all applications. In addition to the required land use permits, separate construction, building and sign permits would be required (if applicable). CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2026\PRE26-000215 16 15. Waiver 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. 16. 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. 17. Impact Fees: In addition to the applicable building and construction fees, impact fees would be required. Fees change periodically and the fees in effect at the time of building permit issuance would apply. For informational purposes, the 2026 impact fees are as follows: • A Fire impact fee of $0.10 per sq. ft.; • A transportation impact fee of $1.50 per sq. ft. 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. 18. Expiration: Once the Site Plan and Conditional Use Permit applications have been approved, the applicant has two years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. The approval body that approved the original application may grant a single two-year extension. The approval body may require a public hearing for such extension. It is the applicant’s responsibility to monitor the expiration dates.