HomeMy WebLinkAboutPRE_StaffComments_230309_v1DEPARTMENT 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
Rochelle
1409 Union Ave NE
PRE 23-000040
March 9, 2023
Contact Information:
Planner: Andrew Van Gordon, 425.430.7286, avangordon@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 Department Reviewer: Rob Shuey, 206.550.8523, 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, 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: March 09, 2023
TO: Andrew Van Gordon, Associate Planner
FROM: Yong Qi, Civil Engineer III, Plan Review
SUBJECT: Rochelle Tenant Improvement
1409 Union Ave NE
PRE23-000040
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# 0423059181.
The following comments are based on the pre-application submittal made to the City of Renton by the
applicant.
WATER COMMENTS
1. The project is within the City of Renton’s water service area in the Highlands 565 hydraulic zone.
2. There is an existing 12” water main within the Union Ave NE (see drawing # W-183501) to the
west of the property that can deliver 5,000 gpm. The approximate static water pressure is 78 psi
at a ground elevation of 386’.
3. There is an existing SPU water main located under the west parking lane of Union Avenue that
runs north/south. Any additional services or upgrades to services requiring crossing the SPU
main may require review and approval from Seattle Public Utilities.
4. Below is a summary of the existing fire hydrants in the vicinity of the site. Please refer to the Fire
Authority for fire hydrant requirements:
a) One southeast of the building within the landscaping area of Union Ave NE (Hydrant ID No.
HYD-NE-00482).
b) One northeast of the building within the landscaping area of Union Ave NE (Hydrant ID No.
HYD-NE-00309).
c) One north of the building within the landscaping area of NE 14th Pl (Hydrant ID No. HYD-NE-
01094).
5. There is an existing 3/4” domestic water service and meter (Facility ID No. MTR-012432) serving
the existing building.
6. Installation of a Reduced Pressure Backflow Assembly (RPBA) will be required for backflow
prevention to the existing building. The RPBA shall be installed in an above ground heated
1409 Union Ave NE – PRE23-000040
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March 09, 2023
enclosure per COR Std. Plan 350.2 or in a suitable location interior to the building with a
drain. Locations interior to the building need to be approved by the Water Utility.
7. If the project proposes to upsize the water meter or additional meters are needed, the
development will be subject to applicable water system development charges (SDC’s) and meter
installation fees based on the size of the new meters for domestic uses and fire sprinkler use.
a) The SDC fee for water is based on the size of the new domestic water to serve the project.
The 2023 water fees are $4,850.00 per 1-inch meter, and $24,250 per 1-1/2-inch meter.
b) Water Service installation fee is $2,875.00 per 1-inch service line, and $4,605.00 per 1-1/2-
inch service line.
c) Drop-in meter fee is $460.00 per 1-inch meter, and $750.00 per 1-1/2-inch meter.
d) Final determination of applicable fees will be made after the water meter size has been
determined. SDC fees are assessed and payable at permit issuance.
e) Credit will be applied to the existing service if abandoned.
f) The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=Cityof
Renton.
SEWER COMMENTS
1. Sewer service is provided by the City of Renton.
2. There is an existing 12’’ gravity wastewater main located within the southwest corner of the site
(see Record Dwg: S-143206), and the existing building is connected to the sewer main with a 6’’
concrete sewer stub and 4’’ PVC side sewer.
3. If proposed in the future, any commercial kitchen will require a grease trap/grease interceptor.
4. The application does not have an impact on the wastewater utility or propose any changes to
the sanitary sewer system.
5. If the existing sewer service will be reused, no sewer system development charges are
applicable. If the domestic water meter size is required to be upsized or additional meters are
required as a result of the project, applicable sewer SDC fees would be required. Credit would
be provided for the existing meter size.
STORM DRAINAGE COMMENTS
1. A drainage report complying with the current Renton Surface Water Design Manual (RSWDM)
will be required if construction is proposed exterior to the existing building. Based on the City’s
flow control map, the site falls within the City’s Flow Control Duration Standard (Matching
Forested site conditions). The site falls within the May Creek Drainage Basin and Honey Creek
sub basin.
2. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the
RSWM. No drainage review shall be required if there is no construction proposed exterior to the
existing building.
3. Critical areas are present onsite or adjacent to the site that may affect stormwater review. The
southwest corner of the project site is within regulated slope areas.
4. Erosion control measures to meet the City requirements will be required during construction as
needed.
5. The 2023 Surface water system development fee is $0.92 per square foot of new impervious
surface, but no less than $2,300.00. Fees that are current will be charged at the time of permit
issuance. There is no storm water impact fee for replaced impervious surface area.
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March 09, 2023
TRANSPORTATION/STREET COMMENTS
1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions
exceed an overall valuation is greater than $175,000, the project site(s) shall be required to meet
the City’s Complete Streets Standards.
2. An accessible route of travel meeting American’s With Disabilities Act’s requirements (ADA) from
the public right of way to the working facilities is required and will be reviewed in conjunction
with the building permit submittal. The existing onsite ADA parking and landings will also be
reviewed. Additional parking spaces, restriping and ramps may be required.
3. As this project is proposing an 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.
4. Since the project is proposing a change in use that may result in additional traffic, a traffic study
meeting City of Renton traffic study guidelines is required at the land-use submittal. If the result
of the study is more than 20 new trips in the AM or PM peak hours, a traffic impact analysis will
be required.
5. The development is subject to transportation impact fees. Fees will be assessed at the time of a
complete building permit application. The 2023 transportation impact fee for net new pm peak
hour person vehicle trips is $8,031.94 per trip.
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. 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).
3. Fees quoted in this document reflect the fees applicable in the year 2023 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.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: March 9, 2023
TO: Pre-Application File No. 23-000040
FROM: Andrew Van Gordon, Associate Planner
SUBJECT: Rochelle – 1409 Union Ave NE (Parcel number 0423059181)
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official decision-
makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public
Works Administrator, Planning Director, and City Council). Review comments may also need to be
revised based on site planning and other design changes required by City staff or made by the
applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal
Code. The Development Regulations are available online at
https://www.codepublishing.com/WA/Renton/.
Project Proposal: The project area is located at 1409 Union Ave NE (Parcel number 0423059181).
The applicant proposes to potentially establish one of the following uses within the existing
structure: barber shop, nail/hair salon, accounting office, law office, dental practice,
optometrist/ophthalmologist. Work to the existing structure would include interior renovations.
Access would be retained from Union Ave NE.
The City of Renton’s (COR) mapping system indicates there are regulated slopes and Honey Creek,
a Type NP – Non-Fish stream, on-site.
Current Use: The site contains a one-store 1,475 square foot building with associated paved
surface parking. It appears that the building is currently vacant.
Zoning/Land Use: The subject property is located within the Residential Multi-Family (RMF)
zoning classification in Urban Design District B. The purpose of the RMF zone is to provide suitable
environments for multi-family dwellings. It is further intended to conditionally allow uses that are
compatible with and support a multi-family environment. The RMF allows for the development
of both infill parcels in existing multi-family districts with compatible projects and other multi-
family development.
A specific use is not proposed; the applicant has provided a list of potential uses for the site. These
uses would fall under the on-site services use (barber shop, nail/hair salon, accounting office, law
office) or medical and dental office (dental practice, optometrist/ophthalmologist).
Neither use is permitted within the RMF zone.
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Development Standards: The project would be subject to RMC 4-2-110A, “Residential
Development Standards” effective at the time of complete application (noted as “RMF standards”
herein).
Building Standards – The RMF standards permit a maximum lot coverage for buildings to be 70%
for townhouses and 35% for other attached dwelling. A maximum coverage of 45% may be
allowed through the Hearing Examiner site development plan review process. The maximum wall
plate height is 32 feet (32’) for townhouses and other attached dwellings. Other attached
dwellings are eligible for an increase up to 42 feet (42’) subject to administrative conditional use
permit approval. The maximum number of stories is three (3).
Existing development proposed for retention would be required to comply with building and
height limitations and would be reviewed for compliance at the time of land use application.
Setbacks – Setbacks are the minimum required distance between the building footprint and the
property line. The required setbacks for the RMF zone are: minimum front yard: 15 feet (15’) for
townhouses except when all vehicle access is taken from an alley then 10 feet (10’), 20 feet 920’)
for other attached dwellings; secondary front yard: 15 feet (15’) for townhouses and 20 feet (20’)
for all other attached dwellings; minimum side yard: five feet (5’) for unattached side(s) and zero
feet (0’) for attached side(s); minimum rear yard: 10 feet (10’) for townhouses and 15 feet 915’)
for other attached dwellings. In no case shall a structure over 42 inches (42”) in height intrude
into the 20-foot (20’) clear vision area defined in RMC 4-11-030.
The proposal does not include expansion of the existing structure. Development would be
reviewed for compliance at the time of land use application.
Nonconforming Uses: A legal nonconforming use (of a building or premises) that has been
abandoned shall not thereafter been resumed. A nonconforming use shall be considered
abandoned when:
1. The intent of the owner to discontinue the use is apparent, and discontinuance for a
period of one (1) year or more shall be prima facie evidence that the nonconforming use
has been abandoned, unless said use is being reestablished pursuant to RMC 4-10-060F,
Restoration and Reestablishment; or
2. It has been replaced by a conforming use; or
3. It has been changed to another nonconforming use under permit from the City or its
authorized representative.
A nonconforming use (of a building or premises) shall not be changed to a different
nonconforming use unless, through an Administrative Conditional Use Permit, the new use is
shown to satisfy the following criteria. A replacement nonconforming use shall:
1. Reflect the nature and purpose of the preexisting nonconforming use, and be considered
to be the same or related use classification; and
2. Be substantially similar or result in a lower impact in its effect on the surrounding
neighborhood; and
3. Not increase the nonconformance of the use; and
4. Not create a new type of nonconformance.
A nonconforming use shall not be extended or enlarged so as to occupy additional land area on
the same or any other lot or parcel, unless the nonconforming use is housed in part of a single-
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tenant building, in which case the use may be extended throughout the building, but the building
shall not be enlarged.
An administrative conditional use permit would be required to change from a nonconforming
use to a different nonconforming use. If the veterinary clinic has been closed for more than one
(1) year, then the use has been discontinued and abandoned. If this is the case, then a different
nonconforming use would not be permitted to be established. Expansion of a nonconforming
use, such as expansion of the building and/or expansion of the parking lot, would not be
permitted. A specific proposed use is required for acceptance of the conditional use permit.
Please see RMC 4-10-060, Nonconforming Uses for full requirements.
Nonconforming Structures: The cost of alterations, remodels, or renovations of a legal
nonconforming structure, except single family dwellings, shall not exceed an aggregate cost of
forty percent (40%) in twelve (12) months or sixty percent (60%) in forty-eight (48) months of the
value of the structure, based upon its most recent assessment or appraisal, unless the changes
make the structure more conforming, or are used to restore to a safe condition any portion of a
structure declared unsafe by the Building Official. Mandatory improvements for fire, life safety or
accessibility, as well as replacement of mechanical equipment, do not count towards the cited
monetary thresholds. Alterations, remodels, or restoration work shall not result in or increase any
nonconforming condition unless permitted by RMC 4-10-050A.4, Limits on Enlargement.
Nonconforming Site Development Standards: For remodels or other alterations of an existing
structure made within any three (3) year period which together exceed one hundred percent
(100%) of the assessed or appraised value of the existing structure, the site shall be brought into
compliance with the current development regulations. For remodels or other alterations within
any three (3) year period which exceed thirty percent (30%) of the assessed or appraised value,
but do not exceed one hundred percent (100%), proportional compliance shall be required, as
provided below. Remodels or other alterations within any three (3) year period that do not exceed
thirty percent (30%) of the assessed or appraised value shall not be required to comply with the
nonconforming site development requirements. Mandatory improvements for fire, life safety or
accessibility, as well as replacement of mechanical equipment, do not count towards the cited
monetary thresholds.
Proportional Compliance: The required physical site improvements to reduce or eliminate the
nonconformity of the site shall be established by the following formula:
1. Divide the dollar value of the proposed structure improvements, excluding mechanical
equipment and mandatory improvements for life, safety, or accessibility, by the assessed
or appraised value of the existing structure(s).
2. The monetary value of that percentage is then multiplied by ten percent (10%).
3. The dollar value of this equation is then applied toward reducing the nonconformities.
Example:
• Value of existing structure(s) equals $100,000;
• Value of proposed improvements equals $20,000;
• 10% multiplied by $20,000 equals $2,000;
• $2,000 would be applied toward reducing the nonconformities.
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The Department shall determine the type, location and phasing sequence of the proposed
site improvements.
Access/Parking: Access is proposed via the existing driveway from Union Ave NE. When a change
of use occurs, the project is required to meet parking requirements. Upon a change of use, if the
number of stalls needed for the new use exceeds the actual number of legally existing stalls on
site by a percentage equal or greater than shown in the table below, all of the stalls required of
the new use shall be provided.
Existing Stalls Percentage Threshold
1 – 10 140%
11 – 30 130%
31 – 60 120%
61+ 110%
Of note, if the new use falls within the offices, general use then the new use shall provide the total
number of parking stalls required without exception. Driveway width shall not exceed 40% of the
street frontage nor shall it exceed 30 feet (30’) exclusive of the radii of the returns or the taper
section. Maximum driveway slope shall not exceed eight percent (8%). The Administrator may
allow a driveway to exceed eight percent (8%) slope but not more than fifteen percent (15%)
slope, upon proper application in writing and for good cause shown, which shall include, but not
be limited to, the absence of any reasonable alternative. To exceed fifteen percent (15%), a
variance from the Administrator is required.
Because a specific new use has not been proposed as of the drafting of these comments, it is
unclear what revisions, if any, would be needed to meet parking requirements. Please review
RMC 4-4-080, Parking, Loading and Driveway Regulations for the full requirements.
Urban Design: The project is subject to RMC 4-3-100, Urban Design Regulations effective at the
time of application. Exterior modifications such as facade changes, windows, awnings, signage,
etc., shall comply with the design requirements for the new portion of the structure, sign, or site
improvement.
Interior remodels of existing buildings or structures are exempt from these requirements
provided the alterations do not modify the building facade.
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
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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.
All changes in the use of a property or remodel of a structure that requires improvements equal
to or greater than 50 percent (50%) of the assessed property value trigger landscaping
requirements. A conceptual landscape plan shall be provided with the land use application as
prepared by a licensed Landscape Architect, a certified nurseryman or oth er certified
professional. All landscaping shall meet the requirements of RMC 4-4-070, Landscaping.
Tree Retention: A review of COR Maps shows that there appear to be mature trees on the site.
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 12 – 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
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TREE SIZE TREE CREDITS
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. 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.
Interior remodels not involving any building addition, removal of trees, or alteration of
impervious surface are exempt from tree credit requirements.
Fences/Walls: Within residential zones the maximum height of any fence, hedge, or retaining wall
within the front yard and secondary front yard shall not exceed 48 inches (48”) in height within
the front yard property line or 42 inches in height (42”) within any part of the clear vision area.
Fences, hedges or retaining walls within the side and rear yard setback shall not exceed 72 inches
(72”) in height. The maximum height of any fence, hedge or retaining wall shall be 72 inches (72”).
Fences, hedges and retaining walls shall not stand in or in front of any required landscaping.
Refuse and Recyclables: All new developments for uses shall provide on-site refuse and recyclable
deposit areas and collection points for collection in compliance with RMC 4-4-090, Refuse and
Recyclables Standards. These areas shall not be located within required setbacks or landscaped
areas and shall not be located in a manner that hauling trucks obstruct pedestrian or vehicle traffic
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on-site or project into public right-of-way. The size of these areas shall be dependent on the size
and number of the proposed uses.
A refuse and recyclable collection area is not shown on the drawings. Full compliance will be
determined at the time of Land Use Application.
Critical Areas: According to COR Maps, sensitive slopes and Honey Creek are present on the site.
Honey Creek is shown as a Type – NP stream. Type – NP streams have a 75-foot (75’) critical area
buffer with a 15-foot (15’) building setback from the edge of the buffer.
Existing development is within the critical area buffer and building setback. A stream study will
be required for proposed work on the property. Please be aware that there are reports of fish
within this stretch of Honey Creek. If the stream study determines Honey Creek is a Type - F
stream then a 115-foot (115’) critical area buffer with a 15-foot (15’) building setback would be
applied. Development is not permitted within the critical area buffer. Please see RMC 4-10-090,
Critical Area Regulations – Nonconforming Activities and Structures for requirements associated
with nonconformance within critical area buffers.
Environmental Review: The proposal would require environmental review pursuant to the State
Environmental Policy Act (SEPA) because Honey Creek is present on the site. An Environmental
Checklist must be submitted with the proposal and the City’s Environmental Review Committee
is required to issue a Threshold Determination prior to any issuance for permits on the site.
An environmental checklist will be required at the time of land use application submittal.
Site Plan Review: 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. Site plan review is required for all development in the RMF zone. All
commercial or industrial project adjacent to or abutting residentially zoned property, unless the
Administrator determines that the presence of critical areas or other limiting factors on the
residential property make development unlikely or unfeasible.
Site plan review is required for all development in the RMF zone. As the project would most
likely be a commercial or industrial project, and it is abutting residentially zoned property, a
public hearing would be required. Because the site plan review requ ires a public hearing the
entirety of the project (Site Plan Review and Conditional Use Permit) are required to be a part
of the public hearing. Please review RMC 4-9-200, Master Plan and Site Plan Review for full site
plan review requirements.
Permit Requirements: The proposal would require a Hearing Examiner Conditional Use Permit, a
Hearing Examiner Site Plan Review and Environmental (SEPA) Review. The 2023 fees would total
$10,269.00 ($3,710.00 Hearing Examiner Conditional Use Permit + $4,270.00 Hearing Examiner
Site Plan Review + $1,800.00 Environmental Review + $489.00 Technology Fee (5%) = $10,269.00).
Each modification request is $180.00. A 5% technology fee added to the total cost of the reviews
would also be assessed at the time of land use application. All fees are subject to change. Detailed
information regarding the land use permit application submittal requirements can be found on
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the Conditional Use Permit Submittal Requirements and Site Plan Review Submittal Requirements
checklists. Other informational applications and handouts can be found on the City’s Digital
Records Library. The City requires electronic plan submittal for all applications. Please refer to
the City’s Electronic File Standards.
Public Notice Requirement
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, Permit Classification. 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.
Fees: In addition to the applicable building and construction fees, impact fees would be required.
The fee in effect at the time of building permit issuance will apply. When an existing structure or
building or portion thereof has been vacant for less than three (3) years, the impact fee shall be
the applicable impact fee for the land use category of the new use, less any impact fee previously
paid for the land use category of the prior use. If no impact fee was paid for the prior use, the
impact fee for the new use shall be reduced by an amount equal to the current impact fee rate
for the prior use. When an existing structure or building or portion thereof has been vacant for
a period of three (3) years or more, the impact fee shall be the applicable impact fee for the
land use of the new category; there shall not be a deduction of the impact fee that was or was
not previously paid for the land use category of the prior use. For informational purposes, the
2023 impact fees are as follows:
• A Transportation Impact Fee assessed at $37.02 per square foot of medical office.
• A Transportation Impact Fee assessed at $16.39 per square foot of general office
• A Transportation Impact Fee assessed at $8.031.94 per net new PM Peak House Person
Vehicle Trip
• A Fire Impact Fee assessed at $1.99 per square foot of medical/dental office.
• A Fire Impact Fee assessed at $0.26 per square foot of office.
A handout listing Renton’s development-related fees is available on the City of Renton website
for your review.
Next Steps: When the formal land use application materials are complete, the applicant shall have
the application materials pre-screened prior to submitting the complete application package.
Please contact Andrew Van Gordon, Associate Planner at avangordon@rentonwa.gov or (425)
430-7286 for an appointment.
Expiration: Upon approval, the conditional use permit approval shall expire within two (2) years
unless other time limits are prescribed elsewhere in the Renton Municipal Code or state law. A
single two (2) year extension may be granted for good cause by the Administrator. The Hearing
Examiner may grant one (1) extension of time for a maximum of one (1) year for good cause
shown. It is the responsibility of the owner to monitor the expiration date.
Rochelle
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March 9, 2023