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HomeMy WebLinkAboutC_StaffComments_Pre-Application_Meeting_Summary_260730DEPARTMENT 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 Lake to Sound Trail to Renton Transit Center (Segment D) Early Works 205 S 7th ST (APN 1923059032) PRE 26-000219 July 30, 2026 Contact Information: Planner: Mariah Kerrihard, 425-430-7238, mkerrihard@rentonwa.gov Public Works Plan Reviewer: Michael Sippo, 425-430-7298, msippo@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org 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 an 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). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 29th, 2026 June 20, 2011 TO: Mariah Kerrihard, Associate Planner FROM: Michael Sippo, Civil Engineer III SUBJECT: Lake to Sound Trail to Renton Transit Center (Seg D) Early Works 205 S 7th St, 760 Rainier Ave S, S 7th St, Rainier Ave S, Hardie Ave SW, & SW 7th St PRE26-000219 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 #’s 192305-9032, 192305-9063 and within the right-of-ways of S 7th St, SW 7th St, Rainier Ave S and Hardie Ave SW. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. EXISTING CONDITIONS The Sound Transit Renton Transit Center site is approximately 8.3 acres in size (comprised of 4 parcels) and is rectangular in shape with one lot fronting S Grady Way between Rainier Ave S and Lake Ave S to the south, one lot bordering Rainier Ave S and Lake Ave S, one lot only bordering Rainier Ave S to the west and one lot only bordering Lake Ave S to the west. The site is currently under construction with the northern boundary of the site facilitating a portion of the Lake to Sound Trail. The South Renton Park and Ride site is approximately 6.6 acres in size (comprised of 4 parcels) and is rectangular in shape fronting S Grady Way to the south, Shattuck Ave S to the east, contains Lake Ave S at the southwest and S 7th St to the north. The remainder of the project is contained within the rights-of-way of S 7th St, Rainier Ave S, Hardie Ave SW and SW 7th St. PRE26-000219 Page 2 of 5 July 29, 2026 2 The entire project area is essentially flat with the onsite and right-of-way conveyance systems draining from the east to west where runoff is collected and routed via public conveyance system to the existing system is Rainier Ave S and the intersection of S Grady Way and Rainier Ave S. 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 site is located inside of the City’s wellhead protection area, Zone 2. The subject property contains an existing 2” lateral with irrigation meter. Sewer The project is within the City of Renton’s sanitary sewer service area. No sewer facilities are anticipated for the project due to being transportation in nature. Storm The sites are located within two subdrainage basins: the Black River – Springbrook Creek, and South Renton Drainage Basins and contains only the Zone 2 wellhead protection area onsite. The area topography is relatively flat and gently slopes from the east to west. There are stormwater mains on and in the vicinity of the site Streets The proposed development fronts and contains S Grady Way, Rainier Ave S, Hardie Ave SW, Lake Ave S, S 7th St, SW 7th St and Shattuck Ave S. • S Grady Way is classified as a principal arterial with an existing right-of-way (ROW) width of 100 feet and contains 2 west-bound, 2 east-bound and 2-southbound turn lanes at the Rainier intersection which tapers to a north-bound turn lane at Lake Ave S. • Rainier Ave S is classified as a principal arterial with a variable ROW width ranging between 115 and 135 feet. Rainier Ave S contains 3 north-bound and 3 south-bound lanes with one each of those lanes being dedicated bus/turn-only lanes. At the intersections of S Grady Way and Hardie Ave SW, lane tapers occur from a center median to add additional turn/taper lanes. The project frontage contains planter strip and sidewalk that was constructed as a portion of the Rainier Ave Phase 2 improvements and will have a new intersection at Rainier Ave S and Hardie Ave SW as a portion of the Sound Transit project. • Hardie Ave SW is classified as a collector arterial with an existing ROW width of 70 feet and contains 1 northbound and 1 southbound lane and a dedicated right-turn only from the south-bound lane onto Rainier Ave S. The intersection with Rainier is separated by a median planter which only allows for right-in, right-out access to Hardie. The west side of the street contains planter and sidewalk, whereas the east side only contains sidewalk adjacent to the curb. The existing street width of 46-feet is wide enough to accommodate parking on both sides. There is an existing planter that separates the right in/out lanes due to the acute intersection angle with Rainier. • Lake Ave S is a private street that is owned and operated by King County Metro for the park and ride. Road width varies but is generally wide to accommodate bus loading for passengers and turn movements up to 45-feet in width. Lake Ave S is accessed from S Grady Way via traffic signal. • S 7th St is classified as a minor arterial with an existing ROW width of 74 feet and contains 1 westbound and 1 eastbound lanes with dedicated signalized right-turn and left-turn only at both the intersections of Rainier Ave S and Shattuck Ave S. Both sides of the street contain 5’ wide sidewalks at the back of the curb of the travel lanes. A portion of the project will increase the sidewalk width and into the private planter/landscaping area located on the Renton Park and Ride project to the south. PRE26-000219 Page 3 of 5 July 29, 2026 3 • SW 7th St is classified as a minor arterial with an existing ROW width of 64 feet and contains 1 westbound and 1 eastbound lanes with dedicated signalized right-turn and left-turn only at both the intersections of Rainier Ave S and Hardie Ave SW. Both sides of the street contain 5’ wide sidewalks at the back of the curb of the travel lanes. WATER COMMENTS 1. Applicant to confirm if both the existing irrigation meter is equipped with a double check valve assembly (DCVA). If not equipped one, a DCVA will be required for any revisions or rebuilding of the irrigation system. 2. The development is not subject to meter installation fees based or system development charges since it is anticipated that any landscaping irrigation updates or revisions will utilize the existing on-site irrigation meter on the Renton Park and Ride property. Any irrigation provided on the Sound Transit property will be served by the irrigation system that is currently under construction. SEWER COMMENTS 1. No sewer facilities are anticipated for the project due to being transportation in nature. 2. There is an existing side sewer lateral mapped on the South Renton Park and Ride property where the proposed improvements cross at unknown depth. The lateral may need to be protected and/or sleeved during construction. SURFACE WATER 1. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The project is in the City’s Peak Rate Flow Control (Matching Existing) Standard. The site falls within the Black River drainage basin. 2. Critical areas on site that may impact surface water review include: the project site is located within the City’s Wellhead/Aquifer Protection Area Zone 2. Any open facilities and open conveyance systems may require a liner in accordance with the design criteria in Sections 6.2.4 and 1.2.3.3 of the 2022 City of Renton Surface Water Design Manual. 3. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details are available online in the City of Renton website:https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=City ofRenton 4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. 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. 5. Storm drainage improvements along all public street frontages are required to conform to the City’s street and stormwater conveyance standards. Any new storm drain installed on or off- site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. PRE26-000219 Page 4 of 5 July 29, 2026 4 6. A geotechnical report for the South Renton Transit Center Site was prepared by HWA Geosciences, Inc. dated March, 2022. The report includes information concerning the soils, geology, drainage patterns, vegetation present, water table and soil permeability, with recommendations of appropriate on-site BMP options with typical designs for the site from the geotechnical engineer. Due to the localized proximity of projects, the applicant may elect to have a peer review of the report provided by a licensed geothechnical engineer as supplemental to any report information and findings. A technical memorandum will need to be provided by the engineer with the land-use submittal stating how and why any conclusions and concurrence with the HWA Geosciences report findings are applicable. 7. Erosion control measures to meet the City requirements shall be provided. 8. A Construction Stormwater General Permit from Department of Ecology may be required if the overall work, impact and staging areas exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this project. 9. 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. As this project is primarily transportation in nature, 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 revisions are required, the project may become subject to further transportation review. 2. All improvements within the right-of-way and on the public transit center properties must meet American’s With Disabilities Act’s (ADA) and Public Right-of-Way Accessibility Guidelines (PROWAG) requirements. This includes, but is not limited to, intersection push button pole upgrades at the new Rainier/Hardy and Hardie/SW 7th intersections, ramp and landing upgrades. 3. Revisions to crosswalks, street striping/multi-modal lanes, and paths will be subject to coordination and review by the City’s Transportation division to ensure that the proposed layout fits within the City’s transportation element and long-term planning. Revisions and upgrades to signalized intersections may be required due to changes in lane configuration, especially at the intersection of Hardie/SW 7th. Coordination with the Sound Transit project will be required if any revisions to the new signal at Rainier/Hardie are required or needed. 4. 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. 5. Paving and trench restoration will comply with the City’s Trench Restoration and Overlay Requirements. 6. The development is likely not subject to transportation impact fees since it is transportation in nature. PRE26-000219 Page 5 of 5 July 29, 2026 5 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\PRE26-000219 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 30, 2026 TO: Pre-Application File No. PRE26-000219 FROM: Mariah Kerrihard, Associate Planner SUBJECT: Lake to Sound Trail to Renton Transit Center (Segment D) Early Works – 205 S 7th St (APN 1923059032) 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 applicant, King County Parks, in coordination with Sound Transit and King County Metro, is proposing a trail extension from the existing Lake to Sound Trail to Renton Transit Center (Segment D) Early Works project to construct a shared use path and a 300 foot (300’) two-way protected bicycle lane connecting the future Renton Transit Center to nearby streets and the South Renton Park & Ride. The project site is located on APN 1923059032, the trail is proposed along SW 7th St, Hardie Ave SW, across Rainier Ave S and through APN 1923059063. The project includes approximately 750 linear feet (750’) of new shared use path with a maximum width of about twenty-two feet (22’) and approximately 300 linear feet (300’) of new two-way protected bicycle lane with a width of about eighteen feet (18’), created by restriping and reconfiguring existing roadway space. Based on the current concept, the project would require an estimated 40,000 cubic feet of excavation and associated fill to construct the Segment D shared‑use path and protected bicycle lane improvements. The west segment would extend improvements from the Sound Transit Renton Transit Center at Rainier Ave S and Hardie Ave SW northward along Hardie Ave SW to the intersection of SW 7th St and Hardie Ave SW, providing a shared use path and protected bicycle lanes within existing right-of-way. The east segment would extend from the Renton Transit Center at the Lake Ave S curve north to S 7th St and then east to the intersection of SW 7th St and Shattuck Ave S, replacing the existing sidewalk with a shared use path and connecting to Sound Transit’s planned protected bicycle lanes on Lake Ave S. Lake to Sound Trail to Renton Transit Center (Segment D) Early Works Page 2 of 8 July 30, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000219 This project is part of the regional Lake to Sound Trail system and is intended to provide a continuous bicycle and pedestrian connection between the Renton Transit Center, the South Renton Park & Ride, and other regional trails, as well as walking and bicycling access to transit. The City of Renton mapping indicates the site is within a High Seismic Hazard Area and Wellhead Protection Zone 2. Based on the pre‑application materials, no trees are currently proposed for removal. Current Use: The project site at APN 1923059032 which is currently a Park and Ride, shared use. The other parcel within the scope of work is APN 1923059063 is under construction to develop a new Transit Center. 1. Zoning /Land Use Designation, and Overlays: The subject property is located in the Commercial Arterial (CA) zoning district and Commercial and Mixed Use (CMU) land use designation. The purpose of the Commercial Arterial Zone (CA) is to evolve from “strip commercial” linear business districts to business areas characterized by enhanced site planning and pedestrian orientation, incorporating efficient parking lot design, coordinated access, amenities and boulevard treatment with greater densities. The CA Zone provides for a wide variety of retail sales, services, and other commercial activities along high-volume traffic corridors. Residential uses may be integrated into the zone through mixed-use buildings. Overlay districts for the property include Urban Design District D, Rainier Grady Junction overlay, and (FAR) Part 77 – Airport Height Restrictions. Park, community/regional, new are permitted with an approved administrative conditional use permit. PARK, COMMUNITY/REGIONAL: Larger than neighborhood parks, these are designed for organized activities and sports, although individual and family activities are also encouraged. Where there are no neighborhood parks, the community or regional park can serve this function. Larger parks often include one specific use or feature that makes the park unique. This definition includes but is not limited to community and regional parks as defined by the City of Renton Parks Plan, trails for nonmotorized travel, and accessory uses normal and incidental to parks. 2. Development Standards: 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 proposal is primarily a trail/shared- use path project within public right‑of‑way and a parcel with an existing use (Park and Ride), CA development standards related to buildings (setbacks, height, coverage) will apply only if new structures are proposed outside ROW. 3. Refuse and Recycling Areas: It appears that there are no additional refuse facilities specific to the trail. If applicable, refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” There are general requirements for all uses for location, signage, screening, and setbacks for collection areas and specific requirements. 4. 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. Lake to Sound Trail to Renton Transit Center (Segment D) Early Works Page 3 of 8 July 30, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000219 Street Frontage Landscaping: Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. Street trees, selected from the City’s Approved Street Tree List, 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. Perimeter Parking Lot Landscaping: All parking lots shall have perimeter landscaping. Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A conceptual landscape plan shall be provided with the land use application as prepared by a licensed Landscape Architect, a certified nurseryman or other certified professional. All landscaping shall meet the requirements of RMC 4-4-070, Landscaping. 5. 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 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. A review of COR Maps appears to show that there are mature trees on the site. Although the pre‑application materials do not currently identify tree removal, COR maps indicate mature trees may be present, and final trail alignment and grading could affect tree Lake to Sound Trail to Renton Transit Center (Segment D) Early Works Page 4 of 8 July 30, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000219 retention. 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. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. 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 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. Lake to Sound Trail to Renton Transit Center (Segment D) Early Works Page 5 of 8 July 30, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000219 Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-130H.1.e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application if trees are proposed for removal. 6. Fences/Retaining Walls: The applicant would be required to show all existing fencing on the submitted drawings. If the applicant intends to install any new fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. The applicant shall show all existing fencing and retaining walls on the submitted drawings and identify any new fencing or retaining walls proposed as part of this project on the site and landscape plans. In commercial and industrial zones, the maximum height of any fence, hedge, or retaining wall is generally eight feet (8’), subject to additional height limitations where the fence or wall is located near a street, within clear vision areas, or in required landscape areas, and provided it does not pose a traffic vision hazard. Fencing materials in commercial areas are expected to be durable and compatible with the overall site design; any electric or barbed-wire fencing in commercial zones may require a special administrative fence permit and must comply with the additional standards in RMC 4-4-040. 7. Parking/Bicycle Parking: A bicycle parking plan shall be provided demonstrating adequate secure parking for regional trail users and transit riders at the Renton Transit Center and South Renton Park & Ride. The number of required parking spaces is based on the proposed land use per RMC 4-4-080, Parking, Loading, and Driveway Regulations. Bicycle parking shall be provided for all residential developments that exceed five (5) residential units and/or all non-residential developments that exceed four thousand (4,000) gross square feet in size. When there are two (2) or more separate uses on a site, the required bicycle parking for the site shall be the sum of the required parking for the individual uses. Modification of these minimum standards requires written approval from the Department of Community and Economic Development. 8. Access/Driveways: Access is proposed to remain the same for parcel no. 1923059032 within the scope of work. Parcel no. 1923059063 will have access off Rainier Ave S and Lake Ave S within the scope of work for LUA24-000233. Driveway widths are limited by the driveway standards, in RMC 4-4-080I. Within the CA zone, parking, loading and driveway regulations of RMC 4-4-080 are applicable if construction of new buildings or Lake to Sound Trail to Renton Transit Center (Segment D) Early Works Page 6 of 8 July 30, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000219 structures occurs, if construction replaces an existing building/structure and/or construction of an addition to a building/structure occurs. All off-street parking areas shall be paved with asphaltic concrete, cement or equivalent alternative material of a permanent nature as approved by the Public Works Department. Compliance with street access standards for the CA zone would be verified at the time of the building permit review. Compliance with parking, driveway spacing, safety, and design standards per RMC 4-4-080 and RMC 4-6-060 would be required at the time of formal application. 9. Critical Areas: The site contains regulated slopes and a potential High Seismic Hazard according the City’s mapping system. Due to the presence of geological hazards, a geotechnical analysis for the site may be required to be submitted with the land use application. The site is also within the Downtown Wellhead Protection Area Zone 2. The City may require an applicant to prepare a hydrogeologic study if the proposal has the potential to significantly impact groundwater quantity or quality, and sufficient information is not readily available. Such a report shall be prepared by a qualified professional at the applicant’s expense. It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal land use application. 10. Environmental Review: The proposal would not be exempt from environmental review and would be subject to an Environmental SEPA threshold determination in accordance with the State Environmental Policy Act. Because the excavation exceeds 500 cubic yards, the SEPA categorical exemption does not apply. It is anticipated that King County may serve as the Lead Agency for SEPA review. Please coordinate with the City when preparing environmental documents. 11. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development or parks 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. 12. Conditional Use Permit: The conditional use permit would be evaluated per the criteria below from RMC 4-9-030, Conditional Use Permits. 1. 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. 2. 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. 3. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. Lake to Sound Trail to Renton Transit Center (Segment D) Early Works Page 7 of 8 July 30, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000219 4. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. 5. Parking: Adequate parking is, or will be made, available. 6. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. 7. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. 8. 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. The Environmental (SEPA) Review, Site Plan Review and Conditional Use Permit will be reviewed prior to the building and separate construction permits. 13. 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. 14. Permit Requirements: The proposed project would require an Administrative Conditional Use Permit, Site Plan Review and Environmental (SEPA) Review. All land use applications would be processed concurrently within an estimated time frame of 12 weeks. The 2026 application fees are as follows: Administrative Conditional Use is $1,914.00, Administrative Site Plan Review is $3,221.00, and Environmental (SEPA) Review is $1,914.00. A 5% technology fee would also be assessed at the time of land use application. Any modifications requested would require an additional $308.00 fee. In addition to the required land use permits, separate construction, building and sign permits would be required. Construction and building permit applications can be submitted only after the site plan and conditional use permit decisions. Demolition permits for the existing structures can be issued following Environmental (SEPA) review, if applicable. If no appeals or reconsideration requests are filed within 14 days of the effective date of the decision to approve the application, the applicant may obtain building and construction permits. The City required electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. 15. Public Information Sign: Public Information Signs are required for all Type II Land Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 16. Impact Fees: In addition to the applicable building and construction fees, impact fees may be required. Fees change periodically and the fees in effect at the time of building permit issuance would apply. A handout listing all of the City’s Development related fees is available for your review at Lake to Sound Trail to Renton Transit Center (Segment D) Early Works Page 8 of 8 July 30, 2026 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2026\PRE26-000219 https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=City ofRenton 17. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened prior to submitting the complete application package. Please contact Mariah Kerrihard, Associate Planner, at 425-430-7238 or mkerrihard@rentonwa.gov to submit prescreen materials and subsequent land use application. 18. Expiration: Building permits, licenses or land use permits required for the operation of a Conditional Use Permit shall be applied for within two (2) years of the date of Conditional Use Permit approval, unless an extended time frame is granted by the Administrator. It is the applicant’s responsibility to monitor the expiration dates.