HomeMy WebLinkAboutPRE23-000082_RTC_HSC_Meeting_Summary_230410_v2DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200
|www.rentonwa.govPREAPPLICATION MEETING FOR
Renton Technical College Health Sciences Center
3001 NE 4th St Renton, WA 98056
PRE23-000082
April 6, 2023
Contact Information:
Planner: Clark H. Close, 425.430.7289, cclose@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 or email
to schedule an appointment with the assigned planner to have the documents pre-
screened.
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).
M E M O R A N D U M
DATE:April 6, 2023
TO:Clark Close, Principal Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:RTC Health Sciences Building
1. The fire flow requirement is 2,500 gpm. A minimum of three fire hydrants are required.
One within 150-feet and two within 300-feet of each proposed building. One hydrant is
required within 50-feet of all fire department connections for the sprinkler and
standpipe system. Existing hydrants may be counted toward the requirements if they
meet the current code. New fire hydrants and water mains shall be extended onto the
site.
2. Fire impact fees are applicable at the rate of $0.72 per square foot. This fee is paid at
the time of building permit issuance. Credit will be granted for the area of the existing
building removed from the site at the rate of $1.99 per square foot.
3. Approved fire sprinkler, fire standpipe and fire alarm systems are required throughout
the building. Separate plans and permits required by the fire department. Direct outside
access is required to the fire sprinkler riser room. Fully addressable and full detection is
required for the fire alarm system.
4. Fire department apparatus access roadways are required within 150-feet of all points on
all buildings. Fire lane signage required for any on site roadways. The required turning
radius is 25-feet inside and 45-feet outside. Roadways shall be a minimum of 20-feet
wide. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading.
Fire lane signage required per code.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:April 6, 2023
June 20, 2011 TO:Clark Close, Principal Planner
FROM:Yong Qi, Civil Engineer III
SUBJECT:RTC Health Sciences Center
3001 NE 4th St, Renton, WA
PRE23-000082
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 # 1623059130.
The following comments are based on the pre-application submittal made to the City of Renton by the
applicant.
WATER
1. The proposed development is within the City of Renton’s water service area and in the Highlands
435 Pressure Zone.
2. There is an existing 16-inch Cast Iron water main within NE 3
rd St that can deliver a maximum
capacity of 4,500 gpm (Highlands 435 Pressure Zone, Record Dwg: W-019306), the static water
pressure is approximately 46 psi at ground elevation of 330 feet. There is an existing 12’’ water
main within the King County private road to the south of the project site that can deliver a
maximum capacity of 2,800 gpm (Highlands 565 Pressure Zone, Record Dwg: W-04581D).
3. Below is a summary of the existing fire hydrants in the vicinity of the project site. Please refer to
the Renton Regional Fire Authority (RRFA) for fire hydrant requirements:
a) One northwest of the project site behind the sidewalk on north side of NE 3
rd Street (Hydrant
ID No. HYD-NE-00289).
b) One north of the project site next to the northeast entrance of the existing gas station
(Hydrant ID No. HYD-NE-00605).
4. There is an existing 2” domestic water service and meter serving the existing building (Facility ID
No. LAT-015922).
5. Based on the review of project information submitted for the pre-application meeting, RRFA has
determined that the preliminary fire flow demand for the proposed development is 2,500 gpm
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including the use of an automatic fire sprinkler system. 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:
a) Installation of a 12’’ water main within the access road to the east. The south end of new
water main shall be connected to an upcoming 12-in water main (Highlands 565 Pressure
Zone) within the east access road installed by the King County Park’s project (parcel #
1434000012, adjacent to the south the project site), the project is currently under
construction and the as-built water main plan will be provided), the north end of the new
water main shall be connected to the existing 16-inch water main (Highlands 435 Pressure
Zone) within NE 3rd St with a zone/isolation valve.
b) 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.
c) A 15-foot-wide public water easement is required for any public water main, hydrants and
water meters located outside City Right of Way.
d) New domestic water meters connected to the new 12’’ water main is required for the
proposed building. Water meters 2” in size or less will be installed by City forces and a water
meter permit is required. The sizing of the meter and of the private service line to the building
shall be in accordance with the most recent edition of the Uniform Plumbing Code (UPC).
e) A double check detector assembly (DCDA) is required for the new fire service to the building.
The DCDA shall be installed on the private property in an outside underground vault per City
Standard Plan 360.2. The DCDA may be installed inside the building if it meets the conditions
per City Standard Plan 360.5 for the installation of a DCDA inside a building. The location of
the DCDA inside the building must be pre-approved by the City Plan Reviewer and Water
Utility.
f) Installation of on-site fire hydrants. The location and number of fire hydrants will be
determined by the RRFA based on the final fire flow demand and final site plan. Depends on
the fire hydrants location required by RRFA, additional water main might be required for the
new fire hydrants.
g) A reduced-pressure backflow prevention assembly (RPBA) is required for water meters
serving commercial use. The RPBA shall be installed inside an above-ground heated enclosure
per City standard plan no. 350.2. The RPBA may be located inside the building if a drainage
outlet for the relief valve is provided, and the location is pre-approved by the City Plan
Reviewer and City Water Utility Department.
h) Installation of double check valve assembly (DCVA) for the landscape irrigation meter, if
applicable.
i) Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped
with one.
6. 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 2021 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 structural cannot be installed over the water main unless the water main is
installed inside a steel casing.
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7. A conceptual utility plan will be required as part of the land use application for the subject
development.
8. The west portion of the project site falls within Zone 2 of the Aquifer Protection Area.
9. The development is subject to meter installation fees based on the number and size of the meters
for domestic uses and for fire sprinkler use. Current fees can be found in the 2023 Development
Fees document on the City’s website. Fees will be charged based on the rate at the time of
construction permit issuance.
a) The SDC fee for water is based on the size of the new domestic water to serve the project.
The current water fee for a single 1-inch meter is $4,850.00 per meter, 1-1/2-inch meter is
$24,250.00 and a 2-inch meter is $38,800.00.
b) Water Service installation fee is $2,875.00 per 1-inch service line, $4,605.00 per 1-1/2-inch
service line, and $4,735.00 per 2-inch service line.
c) Drop-in meter fee is $460.00 per meter for a 1-inch meter, $750.00 for a 1-1/2-inch meter,
and $950.00 for a 2-inch meter. This is payable at issuance of the building.
d) Credit will be applied to the 2’’ existing service abandoned.
e) Final determination of applicable fees will be made after the water meter size has been
determined. SDC fees are assessed and payable at construction permit issuance.
f) The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/
DocView.aspx?id=10067870&dbid=1&repo=CityofRenton.
SEWER
1. Sewer service is provided by the City of Renton.
2. There is an existing 21-inch PVC sewer main within NE 3
rd Street fronting the project site (Record
Dwg: S-050310).
3. The existing building is served by a 6’’ concrete side sewer and sewer stub connecting to the sewer
main on NE 3rd Street. Depending on the condition of the existing sewer stub, the proposed
development may reuse the existing sewer stub, or can install a new sewer stub by connecting to
the existing sewer main. If reused, the existing concrete sewer stub need to be lined. The side
sewer onsite shall be replaced per current standards.
4. All new side sewers and sewer stubs shall conform to the standards in RMC 4-6-040 and City of
Renton Standard Details.
5. All wastewater from the covered parking structure, if proposed, shall be routed through a City
approved oil/water separator prior to discharge into the sewer main.
6. King County imposes limits on certain pollutants and prohibits discharge of wastes that adversely
affect the operations of wastewater treatment works and collection system. Therefore, the
applicant shall contact King County to obtain an industrial discharge permit if applicable.
a) The applicant needs to contact King County for a possible industrial discharge permit by filling
and submitting an Industrial Waste Program Survey from King County Website below:
https://kingcounty.gov/services/environment/wastewater/industrial-
waste/library/forms/ApprovalForms.aspx
b) King County Industrial Waste Program will make a permitting decision based on the survey
form filled.
7. A conceptual utility plan will be required as part of the land use application for the subject
development.
8. The development is subject to applicable wastewater system development charges based on the
size of the new domestic water to serve the project.
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a) SDC fee for sewer is based on the size of the new domestic water to serve the project. The
current sewer fee for a 1-inch meter is $3,650.00 per meter, 1-1/2-inch meter is $18,250.00
and a 2-inch meter is $29,200.00.
b) SDC fees are payable at construction permit issuance.
c) The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/
Browse.aspx?id=8217302&dbid=1&repo=CityofRenton.
SURFACE WATER
1. There are existing 12-inch concrete stormwater main and associated catch basins located in NE
3rd Street (Record Dwg: R-151704).
2. Refer to Figure 1.1.2.A – Flow Chart in the 2022 City of Renton Surface Water Manual (2022
RSWDM) to determine what type of drainage review is required for this site. A drainage study
complying with the 2022 RSWDM will be required. 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 Lower Cedar River drainage basin.
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 detention 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 extend 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
utility 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. The west portion of the project site falls within Zone 2 of the Aquifer Protection Area. Stormwater
open conveyance systems within this zone, such as ditches and channels and water quality
facilities, may require a liner per sections 6.2.4 and 1.2.4.3 of the 2022 RSWDM.
7. Erosion control measures to meet the City requirements shall be provided.
8. Storm drainage improvements along all public street frontages are required to conform to the
City’s Street 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
developed conditions for onsite tributary areas and existing conditions for any offsite tributary
areas.
9. 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.
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10. A Construction Stormwater General Permit from the Washington Department of Ecology is
required if land disturbance of the site exceeds one acre.
11. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is based on the
2021 King County Surface Water Design Manual. All projects vested on or after June 22, 2022 will
be subject to these new stormwater requirements. Please refer to RMC 4-1-045 for information
regarding project vesting.
12. 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 construction permit issuance.
a) The 2023 Surface water system development fee is $0.92 per square foot of new impervious
surface, but no less than $2,300.00.
b) The full schedule can be found at: https://edocs.rentonwa.gov/Documents/
DocView.aspx?id=10067870&dbid=1&repo=CityofRenton.
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) NE 3
rd Street – The existing right-of-way width in NE 3rd Street is approximately 100 feet. This
street has been identified as a Principal Arterial. To meet the City’s complete street standards
of RMC 4-6-060, a six (6) lane Principal Arterial Roadway requires a ROW width of 113 feet.
The half street improvements shall include a pavement width of 76 feet (38 feet from
centerline including a 5-foot bike lane), a 0.5-foot curb, an 8-foot planting strip, an 8-foot
sidewalk, 2-foot clear space at back of sidewalk, street trees and storm drainage
improvements. Dedication of approximately 6.5 feet will be required pending final survey.
i. However, an alternate street section has been designated for this section of NE 3
rd
Street, the existing curb to curb pavement is sufficient. The street improvements behind
the curb along the south side of NE 3rd are required, which shall include a 6-foot planting
strip, a 15-foot Share Use Path. No dedication will be required.
b) The existing 60 private access easement (KC record #20020517900003) to the east of the
property shall be improved to meet City’s Complete Street standards for Commercial-Mixed
Use & Industrial Access streets. The existing curb-to curb pavement is sufficient, the street
improvements behind the curbs for both sides shall include an 8-foot planting strip, a 6-foot
sidewalk, 2-foot clear space at back of sidewalk, and street trees and storm drainage
improvements. Dedication of approximately 69’ wide along the private access will be required
for transition to a city’s right of way.
2. On and off-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. Street lighting on frontage as per City standards is required for the project.
5. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090.
6. 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 applicant engineer using the current
ITE Trip Generation book is more than 20 trips in either morning peak or evening peak, then level
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of service 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.
7. 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 2023 transportation impact fee is $8,031.94
per net new PM peak hour person vehicle 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. 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:
http://rentonwa.gov/business/default.aspx?id=42473
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 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.
7. A demo permit is required for the demolition of the existing building. The demo permit shall be
acquired through the building department.
H:\CED\Planning\Current Planning\Admin Docs\templates\Staff Report Templates
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:April 6, 2023
TO:Pre-Application File No. 23-000082
FROM:Clark H. Close Principal Planner
SUBJECT:Renton Technical College Health Sciences Center – 3001 NE 4th St
Renton, WA 98056
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, Renton Technical College (RTC), is proposing to construct a three-
story Health Sciences Center building at 3001 NE 4th St, Renton, WA 98056 (APN 1623059130).
The proposed 56,525 square foot Health Sciences Center would be used for 11 of RTC’s Allied
Health programs. The 4.73 acre parcel is zoned Commercial Arterial (CA) and is located within the
Urban Design Overlay District ‘D’. The proposed building lot coverage would be approximately
18,850 square feet or approximately 9.15% of the lot. Improvements would include the
replacement of 96 existing surface parking stalls with 120 new surface parking stalls in a new
parking lot layout. Access to the new parking lot would be from the east side of the parcel via two
(2) new driveways along Jefferson Ave NE. The parking lot travel lanes are proposed to also serve
as fire lane access. Frontage improvements would be made along NE 3rd St and NE 4th St to
comply with current street standards. Several existing driveways or curb cuts along Jefferson
Avenue NE are proposed to be removed and replaced to align with the new surface parking lot.
According to the applicant, one of the project goals is to improve the pedestrian connection
between the college’s main campus and the proposed building site. Two (2) new fire hydrants,
along with a water main extension and side sewer connection, are anticipated.
Current Use: The site contains a former a medical office building with 96 surface parking stalls.
The existing 8,631 square foot structure was built in 1967 is currently vacant.
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. The property is also located within Urban Design District ‘D’, and therefore
Renton Technical College Health Sciences Center
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subject to additional design elements. Commercial & Mixed Use designations are place 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
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.
Trade or vocational schools would require a Hearing Examiner Conditional Use Permit in the
CA zone.
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).
Density – Not applicable. No dwelling units are proposed as part of the Health Sciences
Center higher education building.
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 commercial arterial lot, other than any
required right-of-way dedications.
Setbacks – Setbacks are the distance between the building and the property line or any private
access easement or tract. For lots containing private access easements, setbacks are the
minimum required distance between the building footprint and the easement. Setback
requirements in the CA zone are as follows:
Setbacks
Minimum Front Yard 15 ft.
Maximum Front Yard 20 ft.
Minimum Secondary Front Yard 15 ft.
Maximum Secondary Front Yard 20 ft.
Minimum Rear Yard None, except 15 ft. if lot abuts a lot zoned residential.
Minimum Side Yard None, except 15 ft. if lot abuts or is adjacent to a lot
zoned residential.
Clear Vision Area In no case shall a structure over 42 in. in height
intrude into the 20 ft. clear vision area defined in
RMC 4-11-030.
The project site is located adjacent to similarly zoned CA properties, Residential-10 (R-10)
zoned properties, and the site abuts Light Industrial (IL) zoned properties. The project would
be subject to a minimum 15-foot and a maximum 20-foot front yard and secondary front yard
setback along NE 3rd St and Jefferson Ave SE. Jefferson Ave NE is a 60’ wide private access
and utility easement that goes through the property near the northern portion of the lot and
is also located to the east of the property within King County Roads property (APN
1434000010). Based on the submitted architectural site plan, the building appears to
maintain an approximately 15-foot setback from NE 3rd St (west property line), an
approximate 5-foot (5’) setback from Jefferson Ave NE (to the north of the proposed building),
and an approximate 21-foot setback from Jefferson Ave NE (to the east of the proposed
Renton Technical College Health Sciences Center
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building). The minimum setback may be modified through the site plan review process, see
RMC 4-2-120C.16 for review criteria. It is the applicant’s responsibility to demonstrate
compliance with building setbacks at the time of formal application.
Building Height and Impervious Surface Coverage – The CA zone allows a maximum building
height of 50 feet, except 70 feet for vertically mixed use buildings (commercial and
residential). Heights may exceed the zone’s maximum building height with a Conditional Use
Permit. The proposed three-story building is proposed to be approximately 50 feet in height.
The 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 is proposed to be surface parking
only. The proposed building lot coverage is expected to be approximately 18,850 square feet
or approximately 9.15% of the lot. The building height and coverage requirements would be
verified at the time of formal application.
3.Refuse and Recycling Areas: Refuse and recycling areas must meet the requirements of RMC
4-4-090, “Refuse and Recyclables Standards.” In office, educational and institutional
developments, a minimum of two (2) 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
four (4) square feet per one thousand (1,000) square feet of building gross floor area shall be
provided for the refuse deposit areas. Based on a building area of 56,525 square feet, a
collection area of approximately 339 square feet would be required for a refuse and recycling
enclosure. The site plan identified a service access drive and screened refuse and recycling
enclosure area along the east side of the proposed building. In addition to the refuse and
recyclables standards, the Urban Design Regulations would require additional service
element location and design standards to reduce the potential negative impacts of service
elements. Compliance with the refuse and recycling standards (general and Urban Design)
would be reviewed with the land use application.
4.Landscaping: Changes in the use of a property are required to comply with the City’s
landscaping regulations. The development standards require that all pervious areas within
the property boundaries be landscaped. Therefore, all areas of the site not covered by
structures, required parking, access, circulation or patios, must be landscaped with native,
drought-resistant vegetative cover. All parking lots shall have perimeter landscaping. Ten feet
(10') of onsite landscaping is required along all public street frontages, with the exception of
areas for required walkways and driveways. Please refer to landscape regulations (RMC 4-4-
070) for further general and specific landscape requirements. A conceptual landscape plan
and landscape analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted
at the time of application for land use application.
A storm drainage facility would require a minimum fifteen foot (15’) perimeter landscape strip
on the outside of the storm drainage facility fence. Planting shall be consistent with the
Surface Water Design Manual and trees are prohibited on any berm serving a drainage-
related function. Trees and shrubs are also prohibited within the fenced area and within ten
feet (10’) of any manmade drainage structure (e.g., catch basins, ditched, pipes, vaults, etc.).
Please refer to landscape regulations (RMC 4-4-070) for further general and specific
landscape requirements. A conceptual landscape plan must be provided with the formal
land use application as prepared by a registered Landscape Architect, a certified
nurseryman or other certified professional.
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5.Significant Tree Retention: A review of COR Maps shows 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
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.
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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.
6.Fences/Retaining Walls: The provisions and conditions of RMC 4-4-040, “Fences, Hedges, and
Retaining Walls,” regulate the material and height of fences, hedges, and retaining walls,
particularly in front yards and in yards abutting public rights-of-way, in order to promote
public safety and to maintain or create aesthetically pleasing neighborhoods. The regulations
are also intended to provide and maintain adequate sight distances at intersections,
encourage safe ingress and egress from individual properties, encourage the feeling of
spaciousness along neighborhood streets, promote crime prevention through environmental
design, and reduce conflicting interests between abutting property owners. A 6 1/2-foot-tall
chain link fence with barb wires is located around the south parking lot and along the south
property line. The south surface parking lot and the nearby chain link fence are proposed to
be demolished. No new fences or retaining walls were shown on the submitted materials.
7.Parking: Parking for vehicles, loading areas, and driveways shall be provided in accordance
with the provisions of the current parking regulations of RMC 4-4-080, “Parking, Loading, and
Driveway Regulations.” The applicant is proposing 120 new surface parking stalls for the
56,525 square foot building. The applicant would be required, at the time of land use
application, to provide a parking study to ensure adequate parking is made available. A
parking analysis would include dimensions of stalls and drive aisles. Colleges require a
minimum and maximum of 1.0 per employee plus 1.0 for every 3 student rooming units, plus
0.5 space for every full-time student not residing on campus. In addition, if buses for
transportation of students are kept at the school, 1.0 off-street parking space shall be
provided for each bus of a size sufficient to park each bus.
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. 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 4-9-250D.2.
Parking Space Dimensions – The parking regulations specify standard stall dimensions of 9
feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet
x 23 feet. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with
an adjacent access aisle of 8 feet in width for van accessible spaces. Up to 40 percent of stalls
may be compact spaces designated for employee parking, and up to 30 percent of stalls may
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be compact spaces if designated for all users. The appropriate amount of ADA accessible stalls
is based on the total number of spaces provided.
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 based on the total number of parking stalls: 15-50 stalls, 15
sf/parking space; 51-99 stalls, 25 sf/parking space; or 100 or more 35 sf/parking space.
All non-residential development that exceeds 4,000 gross square feet in size would also be
required to comply with the bicycle parking requirements of RMC 4-4-080F.11. The number
of bicycle parking spaces required would be based on 10% of the required number of off-
street vehicle parking stalls. Each bicycle parking space shall be at least two feet (2') by six
feet (6'), with no less than an overhead clearance of seven feet (7'). Bicycle parking shall be
conveniently located with respect to the street right-of-way and must be within fifty feet (50')
of at least one main building entrance, as measured along the most direct pedestrian access
route. Please review RMC 4-4-080F.11.b-c for further general and specific bicycle parking
standards. Compliance with all parking regulations would be verified at land use review.
8.Loading Space Standards: Buildings which utilize ground level service or loading doors shall
provide a minimum of forty five feet (45') of clear maneuvering area in front of each door.
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.Access/Driveways: Driveway widths are limited by the driveway standards, in RMC 4-4-080I.
Access would be subject to sight visibility requirements and minimum spacing from the
established intersections. In addition, there shall be no more than one driveway for each
one hundred sixty five feet (165') of street frontage serving any one property or among
properties under unified ownership or control. Compliance with all access and driveways
regulations would be verified at land use review.
11.Pedestrian Access: A pedestrian connection shall be provided from all public entrances to the
street, in order to provide direct, clear and separate pedestrian walks from sidewalks to
building entries and internally from buildings to abutting properties. Compliance with
pedestrian pathways and connections would be verified at land use review.
12.Urban Design Regulations: Compliance with Urban Design Regulations, District ‘D’, is
required. The land use application shall provide a written narrative to identify how the
project meets each applicable urban design regulation. Please refer the standards in their
entirety at RMC 4-3-100.
13.Critical Areas: According to City of Renton (COR) Maps, there appears to be no wetland or
streams on the project site. The site is located within the Aquifer Protection Zone 2. The
overall purpose of the aquifer protection regulations is to protect aquifers used as potable
water supply sources by the City from contamination by hazardous materials. A fill material
source statement is required for projects located in Zone 2 of the Aquifer Protection Area if
more than one hundred (100) cubic yards of imported fill will be used; the documentation
shall be certified by a professional engineer or geologist licensed in the State of Washington.
The fill material source statement shall be reviewed and accepted by the Department prior to
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stockpiling or grading imported fill at the project site. The fill material source statement, as
defined in RMC 4-8-120D.19, shall be required for each source location from which imported
fill will be obtained per RMC 4-4-060N.4.f. It is the applicant’s responsibility to ascertain if
any critical areas or environmental concerns are present on the site during site development
or building construction.
14.Environmental Review: The proposal will exceed several thresholds and as a result the project
would require Environmental ‘SEPA’ Review. An environmental determination will be made
by the Renton Environmental Review Committee.
15.Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the
CA zone. Hearing Examiner Site Plan Review is required for large scale projects with twenty-
five thousand (25,000) square feet of gross floor area (nonresidential) in the CA zone outside
the Employment Area (EA) land use designation. 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. It is the applicant’s responsibility to identify how
the proposal meets the decisional criteria by providing a written narrative with the
application.
16.Permit Requirements: The proposed project would require Hearing Examiner Conditional Use
Permit, Hearing Examiner Site Plan Review, and Environmental ‘SEPA’ Review. All land use
permits would be processed within an estimated time frame of 12 weeks. The 2023
application fees would be as follows: Hearing Examiner Conditional Use Permit ($3,710),
Hearing Examiner Site Plan Review ($4,270), and Environmental (SEPA) Review ($1,800). Any
modification requests to code standards are $290.00 per modification. There is an additional
5% technology surcharge fee at the time of land use application. All fees are subject to change
prior to submittal.
Detailed information regarding the land use application submittal can be found on the Site
Plat Review submittal checklist or other applicable 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.
In addition to the required land use permits, separate construction and building permits
would be required.
17.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.
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18.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 2023 impact fees are as follows:
A Fire impact fee $0.72 per square foot (minus any credit for the existing building); and
A transportation impact fee of $8,031.94 per net new PM Peak Hour Person Vehicle Trip
(Proposed – Existing).
The city’s 2023-2024 fee schedule is available for your review on the City’s website.
19.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
contactClark H. Close Principal Planner at 425-430-7289 or cclose@rentonwa.gov to submit
prescreen materials and subsequent land use application.
20.Expiration: Once the site plan application has been approved, the applicant has two (2) 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.
UTILITY LOCATORINDICATED UNLOCATEABLEBEYOND THIS POINT
C ONC RETE
SIDEWALK
C ONC RETE
SIDEWALK AS P H A LTS IDEWALK AS P H ALTSIDEW ALKCO NCR E TESID E WA LKCO NCR E TESIDE WA LK
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ASPHALT
ASPHALT
ASPHALT
ASPHALT
ASPHALT
ASPHALT
ASPHALT
ASPHALT
ASPHALT
ASPHALT
ASPHALT
ASPHALT
ASPHALT
ASPHALT
ASPHALT
ASPHALT
ASPHALT
ASPHALT
ASPHALT
GRAVEL
GRAVEL
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CONCRETE
C O N C RE T E
CONCRETE
CONCRETECONCRETE
CONCRETE CONCRETECONCRETE
CONCRETECONC.
CONCRETE
CONCRETE
CONCRETE
CONCRETECONCRETE
CONCRETECONCRETEGRAVELPATHPSB
TRSP
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GUY
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CV
CV
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30"TREE
22"TREE
22"TREE
10"TREE
38"TREE
32"TREE
10"TREE
10"TREE
30"TREE
18"TREE
14"TREE
18"TREE
10"
TREE
20"
TREE 27"TREE
26"TREE
25"TREE
20"TREE 18"TREE
12"TREE 16"TREE 16"
TREE
21"TREE
33"TREE
34"
TREE
16"TREE
14"TREE
6"
TREE
17"TREE
14"TREE
17"TREE
6"TREE
17"
TREE
17"TREE
11"TREE
28"
TREE24"TREE
24"TREE
10"TREE
18"TREE
24"TREE
24"TREE
13"
TREE
13"TREE
9"
TREE
12"TREE
32"TREE 25"
TREE
9"TREE
22"TREE
14"TREE
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SEE EASEMENTNOTE 3
SEE EASEMENT NOTE5SEE EASEMENTNOTE 4SEE EASEMENT NOTE2
SEE
EASEMENT
NOTE 1
HEALTH AND SCIENCE
CENTER3001 NE 4TH ST,RENTON, WA 98056
TECHNOLOGY RESOURCECENTER
6" HIGH EXTRUDEDCURB
6" HIGH EXTRUDEDCURB
6" HIGH EXTRUDEDCURB
6" HIGH EXTRUDEDCURB
0 .5 'C U R B &G U TT E R 0.5'C U RB &G U T TERC U RB
C U T
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C U TCURBCUT
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C U TCURBCUT
0 .5 'C U R B &G U TTE R 0.5'C URB &GUTT ER0.5'
CURB&GUTTER
0.5'
CURB&GUTTER 0.5'CURB&GUTTER0.5'
CURB&GUTTER
0.5'
CURB&GUTTER
0.5'C
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0.5'CURB&GUTTER
0.5'CURB&GUTTER
0.5'CURB&GUTTER0.5'CURB&GUTTERCURBCUTC U R B
C U T
5
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5
0'30'30'30'30'
6.5'HIGH CHAINLINK FENCEWITH 3 BARB WIRES
6.5'HIGH CHAINLINK FENCEWITH 3 BARB WIRES
GATE
CONE IRON FENCE WITH CONCRETEPOSTS
6' HIGH CHAINLINKFENCE
6.5'HIGH CHAINLINK FENCEWITH 3 BARB WIRES
NE 4TH STREET
NE 4TH STREET
N E 3 R D S T R E E T JEFFERSON AVE NESTOPBARSTOPBARSTOPBARIRRBOX
IRRBOX
IRRBOX
IRRBOX
IRRBOX
IRRBOX
IRRBOX
IRR
BOX
IRR
BOX
IRRBOX
FINISHED FLOOR328.99
FINISHED FLOOR331.60
FINISHED FLOOR331.64
TMH
TMH
TMH
TMH
TMH
TMH
TMH
TMH TMH
TMH
TMH
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TMH
WMH329329329329328329329328331
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GV
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907
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905
900
903
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NORTH LINE OF SECTION16
WEST LINE OF EAST 1/2 OF NW 1/4 OF SECTION16EAST LINE OF WEST 1/2 OF NE 1/4 OF NW 1/4 OF SECTION16LOT1
LUA-01-090, SHPL
UTILITYCABINETS
S43°3 8 '2 5 "W
200.96N1°04'31"E1271.52N1°04'31"E1054.32N73°05'14"W104.94N32°1
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942.96
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DEMO (E) ASPHALT PARKING LOT,
DRIVEWAY AND CHAINLINK FENCE
DEMO (E) GRAVEL SURFACING
DEMO (E) ASPHALT
PARKING LOT
DEMO (E) CONCRETE
SIDEWALKS
DEMO (E) CONCRETE
SIDEWALKS
DEMO (E) ± 4'
ASPHALT SIDEWALK
10' EASEMENT TO PSE
AF 7905240853
JEFFERSON AVE NENE 3RD STREETNE 4TH STREET
NE 4TH STREET JEFFERSON AVE NE(E) CURB AND
GUTTER TO REMAIN
(E) CURB AND
GUTTER TO REMAIN
DEMO (2) (E)
CURB CUTS
(E) SIDEWALK, CURB &
GUTTER TO REMAIN
DEMO FOR CAMPUS
CONNECTION OPTION
A OR B -SEE A1.00
DEMO (E)
SIDEWALK
10' EASEMENT TO PSE
AFN 7905240853
30' EASEMENT TO KING COUNTY
AFN 20171116001438
EASEMENT TO CENTURYLINK
AFN 20131209001066 & AFN
20170327000465
50' TRANSMISSION EASEMENT
TO KING COUNTY AFN 5834934
& AFN 20140604000393
60' PRIVATE ACCESS &
UTILITY EASEMENT PER REC.
NO. 20020517900003
(E) UNDERGROUND NATURAL GAS MAIN
TO BE CAPPED AT PROPERTY LINE PER
PROJECT C21000363
30' - 0"30' - 0"
50' - 0"
50' - 0"30' - 0"30' - 0"30' - 0"30' - 0"
(E) UNDERGROUND NATURAL
GAS MAIN SHOWN DASHED
Tree Retention Notes
a. Quantity of existing trees on site (per surveyor observations) = 35
b. Location of areas proposed to be cleared: see adjacent plan
c. Significant Tree Retention Plan:
• Definition of, "Significant Tree," per RMC 4-11-200: A tree with
a caliper of at least six inches (6"), except alder or cottonwood
trees, which qualify as significant trees with a caliper of eight
inches (8") or greater. Trees certified as high-risk shall not be
considered significant.
• Per RMC 4-4-130-H-1-a, 30% of significant trees on site shall
be retained. There are 35 trees on the existing site. All of the
existing trees have a caliper of at least 6", meaning unless
they are alder or cottonwood, they are all significant trees. If
the minimum threshold of 30% significant retention is met, 11
existing trees will be retained. Early development plans have
identified retention of existing trees as a high priority for
screening views, providing shade, and creating a sense of
place. Preliminary plans show retention of more than 30% of
existing significant trees.
Existing Building
The existing building on site is 1-story, 8,630 gross square feet
(GSF).
• Existing Parking Stalls = 96
Existing Parking
There are (2) existing parking areas on site. In total, there are 96
existing parking stalls.
Site Plan Legend
Building Demo
Tree to be Demolished
Minor Topographic Contour
Major Topographic Contour
Easement
Surface Demo
N E 3RD S T R E E T
NE 4TH STREET
JEFFERSON AVE NEMONROE AVE NENE 5TH PLACE INDEX AVE NEKIRKLAND AVE NEPROJECT SITE
NE 2ND STREET
P R E L I M I N A R Y
Client Project
No.:
Date
:
SSW Architects
Project No.:
3 /1 5 /2 0 2 3 1 :5 9 :5 0 P M
A0.10
Architectural Site
Demolition
Schematic Design
Health
Sciences
Center
03/15/2023
2022-001 B (2)
21029
N Scale: 1" = 40'-0"A0.10
Site Plan -Demo & Tree Retention1
0 20'40'80'
N Scale: 1" = 200'-0"A0.10
Vicinity Map2
0 20'40'80'100'200'400'
UTILITY LOCATORINDICATED UNLOCATEABLEBEYOND THIS POINT
C ONC RE TE
SIDE WALK
C ONC RE TE
SI DE WALK AS P H A LTS IDEWALK AS P H ALTSIDEW ALKC ONC R E TESID E W A LKC ONC R E TESIDE W ALK
C ON C R ET E
S ID E W A L K
ASPHALT
ASPHALT
ASPHALT
ASPHALT
ASPHALT
ASPHALT
ASPHALT
ASPHALT
ASPHALT
ASPHALT
ASPHALT
ASPHALT
ASPHALT
ASPHALT
ASPHALT
ASPHALT
GRAVEL
GRAVEL
ASPHALT
ASPHALT
CONCRETE
C O N C RE T E
CONCRETE
CONCRETECONCRETE
CONCRETE CONCRETECONCRETE
CONCRETECONC.
CONCRETE
CONCRETE
CONCRETE
CONCRETE
CONCRETEGRAVELPATHPSB
TRSP
TRSP
TRSP
TRSP
TP
T
CPED
T
GUY
GUY
GUY
GUY
GUY
GUY
GUYGP
GUYGUY
GUY
GUY
GUY
FLAG
POLE
CV
CV
CV
CV
CV
CV
SHED
PVLT
HYD
HYD
30"TREE
22"TREE
22"TREE
10"TREE
38"TREE
32"TREE
10"TREE
10"TREE
30"TREE
18"TREE
14"TREE
18"TREE
10"
TREE
20"
TREE 27"TREE
26"TREE
25"TREE
20"TREE 18"TREE
12"TREE 16"TREE 16"
TREE
21"TREE
33"TREE
34"
TREE
16"TREE
14"TREE
6"
TREE
17"TREE
14"TREE
17"TREE
6"TREE
17"
TREE
17"TREE
11"TREE
28"
TREE24"TREE
24"TREE
10"TREE
18"TREE
24"TREE
24"TREE
13"
TREE
13"TREE
9"
TREE
12"TREE
32"TREE 25"
TREE
9"TREE
22"TREE
14"TREE
S D *S D *SD *
S D*
S D*
S D*
SD*
PP
PP
PP
PP
PP
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OLD ELECTRIC PANEL(NOT CONNECTEDTO POWER)EHH
EHH
EHH
EHH
EHH
EHH
EHH
EHH
EHH
EHH
EHH
EHH
SEE EASEMENTNOTE 3
SEE EASEMENT NOTE5SEE EASEMENTNOTE 4SEE EASEMENT NOTE2
SEE
EASEMENT
NOTE 1
HEALTH AND SCIENCE
CENTER3001 NE 4TH ST,RENTON, WA 98056
TECHNOLOGY RESOURCECENTER
6" HIGH EXTRUDEDCURB
6" HIGH EXTRUDEDCURB
6" HIGH EXTRUDEDCURB
6" HIGH EXTRUDEDCURB
0 .5'
C U R B &G U TT ER 0.5'C U RB &G U T TERCU RB
CU T
C U R B
C U TC URB
C U TCURBCUT
CURBCUT
C
URB
C
UT
CURBCUTCURBCUTCURBCUTCURB
C U TCURBCUT
0 .5 'C U R B &G U TTE R 0.5'C URB &GUTT ER0.5'
CURB&GUTTER
0.5'
CURB&GUTTER 0.5'CURB&GUTTER0.5'
CURB&GUTTER
0.5'
CURB&GUTTER
0.5'CU
R
B
0.5'CURB&GUTTER
0.5'CURB&GUTTER
0.5'CURB&GUTTER0.5'CURB&GUTTERCURBCUTC U R B
C U T
5
0'
5
0'30'30'30'30'
6.5'HIGH CHAINLINK FENCEWITH 3 BARB WIRES
6.5'HIGH CHAINLINK FENCEWITH 3 BARB WIRES
GATE
CONE IRON FENCE WITH CONCRETEPOSTS
6' HIGH CHAINLINKFENCE
6.5'HIGH CHAINLINK FENCEWITH 3 BARB WIRES
NE 4TH STREET
NE 4TH STREET
N E 3 R D S T R E E T JEFFERSON AVE NESTOPBARSTOPBARSTOPBARIRRBOX
IRRBOX
IRRBOX
IRRBOX
IRRBOX
IRRBOX
IRRBOX
IRR
BOX
IRRBOX
FINISHED FLOOR328.99
FINISHED FLOOR331.60
FINISHED FLOOR331.64
TMH
TMH
TMH
TMH
TMH
TMH
TMH
TMH TMH
TMH
TMH
TMH
TMH
WMH329329329329328329329328331
331
329
3
28
327326
3273273273 27 327326326326
326326
327
326324323322322323
3213263273 2 8
333328329331332
334 334334333332331334331332333
3213233243263273283293313
3
2 33
33343343
3
3
3313293
3
1
3313313283 2 8
327324323322326327 332316317318319321318316 32 13213 1 9
319318317316
326
LPLP
LP
LP
LP
LP
LP
LP
LP
LP
LP
LP
WV
WV
MONITORINGWELL
WV
WV
WM
WM
WV
WV
WM
WV
WM
WM
WM
GAS
VAULT
GV
GV
GV
GV
GM
GV
GV
909
907
906
908
905
903
901
904
902
NORTH LINE OF SECTION16
WEST LINE OF EAST 1/2 OF NW 1/4 OF SECTION16EAST LINE OF WEST 1/2 OF NE 1/4 OF NW 1/4 OF SECTION16LOT1
LUA-01-090, SHPL
UTILITYCABINETS
S43°3 8 '2 5 "W
200.96N1°04'31"E1271.52N1°04'31"E1054.32N73°05'14"W104.94N32°1
3'
0
3"W64
.05
S1°04'45"W437.50S1°06'07"W96.54S89°13'02"E
131.34
N43°38'25 "E2 00.96N89°13'02"W
N 43°3 8 '2 5 "E
200 .9 6
N89°13'02"W
942.96
S1°04'45"W99.78S89°13'02"E
603.31 536.46S0°46'58"W89.10 [PLAT89.98]330330330325
3 25325
32
5
32532 5330 3303 20 3253
3
0335335
3 303 2 5
315 320320
320325
320
L
=
9
7.0
8,
R
=7
5.00∆
=
7
4
°09'4
5
"
L=53.50,R=75.00Δ=40°52'11"
L=85.13,R=622.96∆=7°49'48"
L=189 .05,R=4 85.31
∆=22°19'11"L=12 9 .6 7,R =4 8 5.3 1
∆=1 5°18 '3 0 "L=60.40,R=485.31
∆=7°07'50"
L=14.72,R=585.31Δ=1°26'26"
L=298.44,R=535.31∆=31°56'34"
L =2 9 9 .6 5 ,R =5 7 2 .9 6
∆=2 9 °5 7'54 "L =2 4 0 .6 7 ,R=622 .9 6
∆=2 2°0 8 '0 6"
329.62'1680.12'972.96' [PLAT972.01']
P
W
XXXXXXXXXXOPTION A CAMPUS CONNECTION -
NEW SIDEWALK, ADA CURB RAMP,
& STREET CROSSING
15' MIN. FRONT YARD SETBACK
20' MAX. FRONT YARD SETBACK
PROPOSED HEALTH SCIENCES CENTER
DRIVEWAY APPROACH
DRIVEWAY APPROACH
PROPERTY LINE @
SIDE YARD -NO
SETBACK REQUIRED
PROPERTY LINE @
REAR YARD -NO
SETBACK REQUIRED
ABUTTING LOT ZONED
IL -INDUSTRIAL LIGHT
ADJACENT LOT ZONED
IL -INDUSTRIAL LIGHT
603.31 @ S 89°13'02" E99.78 @ S 1°04'45" W∆= 22 °0 8'0 6 "L = 2 4 0.6 7 , R = 6 2 2.9 6 L = 129.67 , R = 485.31∆= 1 5°18'30"L = 1 8 9 .0 5, R = 4 8 5 .31
∆= 2 2 °1 9 '1 1 "536.46 @ N 1°04'31" E10' EASEMENT TO PSE
AFN 7905240853 24' - 0"24' - 0"DROP-OFF
20' - 0"24' - 0"16' - 0"20' - 0"24' - 0"20' - 0"200.96 @ S 43°38'25" EJEFFERSON AVE NEN E 3 R D S T R E E T
NE 4TH STREET
NE 4TH STREET JEFFERSON AVE NE30' EASEMENT TO KING COUNTY
AFN 20171116001438
EASEMENT TO CENTURYLINK
AFN 20131209001066 & AFN
20170327000465
50' TRANSMISSION EASEMENT
TO KING COUNTY AFN 5834934
& AFN 20140604000393
60' PRIVATE ACCESS &
UTILITY EASEMENT PER REC.
NO. 20020517900003
(E) UNDERGROUND NATURAL
GAS MAIN SHOWN DASHED
PROPOSED PARKING AREAENTRYENTRY (E) CURB, GUTTER, AND
SIDEWALK TO REMAIN
8'-0" WIDE SIDEWALK
PER RMC 4-6-060.F.2
8'-0" WIDE LANDSCAPE
STRIP PER RMC 4-6-060.F.2
REPLACE CURB &
GUTTER @ (2) (E)
CURB CUTS
REPLACE 5'-0" WIDE
SIDEWALK TO END OF
(E) CURB CUT
SERVICE ACCESS DRIVE &
SCREENED REFUSE AREA
(E) CURB & GUTTER
TO REMAIN
(E) UNDERGROUND NATURAL GAS MAIN
TO BE CAPPED AT PROPERTY LINE PER
PROJECT C2100036312 ' - 0"6' - 0"
20' - 0"6' - 0"24' - 0"
50' - 0"
50' - 0"30' - 0"30' - 0"20' - 7"232' - 4"80' - 4"82' - 4"NEW 8' ADA RAMP & SIDEWALK -NO
LANDSCAPING TO PRESERVE TREE
(E) CURB & GUTTER
TO REMAIN
OPTION B CAMPUS CONNECTION -
NEW SIDEWALK ALONG (E) CURB
ONLY (SHOWN DASHED)
(E) TREE TO REMAIN, TYP
BICYCLE PARKING
BICYCLE
PARKING
30' - 0"30' - 0"
Project Information
1. Site area = 206,085 sq.ft.
2. Proposed building area (gross square feet):
• Level 1 = 19,000 sq.ft.
• Level 2 = 18,000 sq.ft.
• Level 3 = 18,000 sq.ft.
• Roof (mech penthouse) = 500 sq.ft.
• Total building area = 55,500 sq.ft.
3. Total building footprint = 19,000 sq.ft.
4. Lot coverage (RMC 4-2-120A):
• Lot Coverage = (19,000) / (206,085) = 9.21%
5. Landscaping area:
• Proposed interior landscaping = TBD
• Wildlife Habitat = None designated
• Total New/Improved Landscaping = Undeveloped site areas
will be landscaped
6. Building height (RMC 4-2-120A):
• Allowable = 50'-0" (without Conditional Use Permit)
• Proposed = ±60'-0" (~45'-0" Building + ~15' Mech Penthouse)
7. Required building setbacks (RMC 4-2-120A):
• Minimum front yard = 15'-0"
• Maximum front yard = 20'-0"
• Minimum rear yard = None, except 15'-0" if abutting/adjacent
to a lot zoned residential
• Minimum side yard = None, except 15'-0" if abutting/adjacent
to a lot zoned residential
8. Proposed building setbacks:
• Minimum front yard = 10'-0"
• Maximum front yard = None
• Minimum rear yard = None
• Minimum side yard = 0' / 15'-0" (partial adjacency to R-10 lot)
9. Parking Analysis (RMC 4-4-080):
• Quantity of parking spaces: RTC Campus has 1,065 existing
parking spaces as of 2016 Master Plan. Quantity shown below
is in addition to existing parking.
• Building Use = College / University: 1.0 space per employee
+ 0.5 space per non-resident student.
• Employees = 20
• Required spaces = 20
• Proposed spaces = 20
• Non-resident students = 276
• Required spaces = 138
• Proposed spaces = 102
• Stall size / angle:
• Standard stall = 20'-0" long x 9'-0" wide
• Compact stall = 16'-0" long x 8'-6" wide
• Stall angle = 90°
• ADA (handicap), compact, employee & guest/student stalls:
• Proposed ADA stalls = (6). Handicap stalls will be located
closest to a main building entrance.
• Proposed compact stalls = (35). Per F-8-c, compact stalls
shall account for no more than 40% of stalls. For all other
uses, no more than 30% of stalls.
• Employee & guest/student stalls, see above.
• Curb cuts:
• No curb cuts are proposed. All driveway approaches are
located on Jefferson Ave NE (private access easement). (2)
24'-0" curb cuts for parking access, (1) 20'-0" curb cut for
disposal and delivery access.
• Traffic Flow:
• Parking: Vehicles will move two-ways through the parking
lot.
• Loading: Passenger loading/drop-off will occur in the
parking lot at a curb bulb adjacent to the building entrance.
Delivery and loading of materials will not require a loading
dock. Delivery vehicles will use the service driveway.
• Maneuvering: the parking lot is designed in accordance with
F-9-b for 90° parking stalls and aisles.
• Location of wheel stops:
• Where required, wheel stops will be located 2'-0" from the
end of the stall in accordance with G-4.
• Loading space:
• See "Loading" above under "Traffic Flow"
• Stacking space: Not applicable.
• Bicycle Racks
• Per F-11-b-ii, bicycle parking spaces shall be minimum 2' x
6'. Dimensions of proposed bicycle parking is a total of 32' x
6', equivalent to (16) bicycle parking spaces.
• Interior parking lot landscaping area:
• See item 5 above.
P R E L I M I N A R Y
Client Project
No.:
Date
:
SSW Architects
Project No.:
3 /1 5 /2 0 2 3 1 2 :3 7 :3 5 P M
A1.00
Site Plan - Architectural
Schematic Design
Health
Sciences
Center
03/15/2023
2022-001 B (2)
21029
N Scale: 1" = 40'-0"A1.00
Site Plan -Architectural1
0 20'40'80'