HomeMy WebLinkAboutPRE23-000163 (IM 1215 Monster Bulk Storage) Meeting SummaryDEPARTMENT 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
1215 Monster Road SW Bulk Storage
1215 Monster Road SW, Renton, WA 98057
PRE23-000163
June 8, 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 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).
M E M O R A N D U M
DATE:June 8, 2023
TO:Clark Close, Principal Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Manufacturers Mineral
1. The preliminary fire flow is 1,750 gpm. A minimum of two fire hydrants are
required. One within 150-feet and one within 300-feet of the building. One
hydrant is required within 50-feet of all fire department connections for the
fire sprinkler system. Water main extensions will be required to meet the
minimum water main and fire hydrant requirements.
2. Fire impact fees are applicable at the rate of $0.15 per square foot. This fee
is paid at the time of building permit issuance.
3. Approved fire sprinklers and fire alarm systems are required throughout the
building. Direct outside access is required to the fire sprinkler riser room. Fire
alarm system is required to be fully addressable and full detection is
required. Separate plans and permits required by the fire department.
4. Fire department apparatus access roadways are required within 150-feet of
all points on all buildings. Fire lane signage required for the on-site
roadways. The required turning radius is 25-feet inside and 45-feet outside
throughout the parking lot area so that it can be used as a fire apparatus
turnaround. Roadways shall be a minimum of 20 feet wide and fully paved.
Roadways shall support a minimum of a 30-ton vehicle and 75-psi point
loading. Minimum vertical clearance is 13-feet, 6-inches.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:June 8, 2023
June 20, 2011
TO:Clark Close, Principal Planner
FROM:Yong Qi, Civil Engineer III
SUBJECT:Industrial Property Improvement
1215 Monster Road SW, Renton, WA
PRE23-000163
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 Nos:
2423049106 & 2423049075. 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 Rentons water service area in the Valley 196 Pressure Zone.
2. There is an existing 12-inch water main (Record Dwg: W-1006) within Monster Rd SW fronting
the project site, which can deliver a maximum flow rate of 3,600 gallon per minute, the static
water pressure is approximately 68 psi at ground elevation 40 feet.
3. There are two existing domestic water service and meters serving the project site per Record
Dwg of W-190612.
4. Below is a summary of the existing fire hydrants in the vicinity of the site. Installation of
additional fire hydrants and/or modification of existing fire hydrants may be required by the
Renton Regional Fire Authority (RRFA) to meet development standards:
To the northeast of the project site within Monster Rd SW (Hydrant ID No. HYD-SW-00186).
To the east of the project site at the intersection of Monster Rd SW and Jackson Pl SW
(Hydrant ID No. HYD-SW-00606).
To the south of the project site within Monster Rd SW (Hydrant ID No. HYD-SW-00177).
5. Based on the review of project information submitted for the pre-application meeting, in order
to provide domestic and fire protection service to the development will include but not limit to
the items that follow:
a. Installation of 12-inch water main within the access road connecting to the existing 12
water main in Monster Rd SW. A looped water main may be required based on the final fire
flow demand and final site plan.
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b. The location and number of fire hydrants will be determined by the RRFA based on the final
fire flow demand and final site plan.
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. Installation of domestic water service lines and meters, one meter is required for each
building. 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 reduced-pressure backflow prevention assembly (RPBA) is required for water meters
serving commercial/industrial 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.
f. Installation of a fire sprinkler stub and backflow prevention assembly (DDCVA) for the
building fire sprinkler system.
g. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if
applicable.
h. Installation of a Storz adapter on the existing hydrants, if they are not already equipped
with one.
6. A conceptual utility plan will be required as part of the land use application for the subject
development.
7. 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 Citys 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.
8. The development is subject to applicable water system development charges (SDCs) fee and
meter installation fees based on the number and size of the meters for domestic uses and for
fire sprinkler use. The development is also subject fees for water connections, cut and caps, and
purity tests. Current fees can be found in the 2023 Development Fees Document on the Citys
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.
d. Credit will be applied to the 3/4 existing service if 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. The full fee
schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=Cityof
Renton.
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SEWER COMMENTS
1. Sewer service is provided by the City of Renton.
2. There is an existing 8 PVC gravity wastewater main located within the Monster Rd SW (Record
Dwg: S-05050F). There is an existing 120 King County Wastewater Main crossing the north
portion of the project site.
3. The project site is currently served by septic system, which shall be abandoned in accordance with
King County Department of Health regulations and Renton Municipal Code.
4. The applicant will need to show how they propose to serve the new development with sanitary
sewer service to each of the buildings. A minimum of 8-inch new sewer main extension from the
site to the sewer main on Monster Rd SW may be required. All new sewer main and sewer stubs
shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details.
5. Due to the vehicle/trailer and wash facility feature, the floor drains in these proposed buildings
are required to drain through an oil/water separator within the side sewer and no connections
are to be made to the storm system. The oil/water separator shall be sized in accordance with
standards found in the latest edition of the Uniform Plumbing Code (UPC). The oil/water
separator shall drain by gravity to the sewer main and shall be located so that it is accessible for
routine owner maintenance.
6. The outside storage areas should have covers, and the floor drains shall be connected to an
oil/water separator prior to discharge to the citys sewer system.
7. 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. King County Industrial Waste Program will make a
permitting decision based on the survey form filled.
8. A conceptual utility plan will be required as part of the land use application for the subject
development.
9. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for
sewer is based on the size of the domestic water meters to serve the project. Current fees can
be found in the 2023 Development Fees Document on the Citys website. Fees will be charged
based on the rate at the time of construction permit issuance.
a. 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=CityofRe
nton.
SURFACE WATER
1. There is a City of Renton 18-inch stormwater main (Facility ID No. 701350) flowing to the south
along the east side of Monster Rd SW.
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 Citys flow control map, the site
falls within the Citys Peak Rate Flow Control Standard (Matching Existing Conditions). The site is
located in the Black River basin and Springbrook Creek sub basin.
3. Drainage report and drainage plans based on 2022 RSWDM are required to be provided.
Industrial Property Improvement_PRE23-000163 Page 4 of 6
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4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant
will be required to provide enhanced basic water quality treatment. Any proposed detention
and/or water quality vault shall be designed in accordance with the 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.
5. Any new storm conveyance installed on or off-site shall be designed and sized in accordance
with standards found in Chapter 4 of the 2022 RSWDM and shall account for the total upstream
tributary area, assuming developed conditions for onsite tributary areas and existing conditions
for any offsite tributary areas.
6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the
new runoff created by this development to the maximum extent feasible. On-site BMPs shall be
evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan,
including the application of on-site BMPs, shall be included with the land use application, as
appliable to the project. The final drainage plan and drainage report must be submitted with the
utility construction permit.
7. The project area may be considered a high-use site. Therefore, in order to meet Special
Requirement # 5 (Oil Control), the project may be required to provide oil control treatment
(typically using an oil/water separator) for runoff of the high-use portion of the site before
discharging to the public stormwater system or to the on-site stormwater facilities.
8. Critical areas on site that may affect stormwater review include: regulated slopes within the
south portion of the site, regulated shoreline, and seismic hazard areas.
9. A geotechnical report for the site is required and shall be submitted with the land use
application. Information concerning the soils, geology, drainage patterns, vegetation present,
water table and soil permeability, with recommendations of appropriate on-site BMP options
with typical designs for the site from the geotechnical engineer, shall be submitted with the
application. The geotechnical report should include an on-site infiltration test to clearly show if
the site is suitable or unsuitable for infiltration.
10. Erosion control measures to meet the City requirements shall be provided.
11. A Construction Stormwater Permit from Department of Ecology is required if land disturbance of
the site exceeds one acre. Applicant must obtain permit and provide proof prior to Civil Permit
issuance.
12. All work proposed outside of the applicants property will require a permanent drainage
easement to be provided to the City and a temporary construction easement prior to any
permits being issued.
13. The current City of Renton Surface Water Standard Plans that shall be used in all drainage
submittals. The current City of Renton Standard details are available online at the City of Renton
website:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton.
14. 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.
15. 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.
Industrial Property Improvement_PRE23-000163 Page 5 of 6
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b. The full schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=Cityof
Renton.
TRANSPOTATION
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 Citys Complete Streets Standards.
a. Monster Rd SW along the northeast property line is classified as a 3-lane Collector Arterial
with an existing right-of-way (ROW) width of approximately 60 feet. To meet the Citys
complete street standards for Collector Arterial Street, minimum ROW width is 94 feet. Half
street improvements as taken from the ROW centerline will be required and include a
pavement width of 28.5 feet each side (5.5-ft of half center left turn lane, 10-ft travel lane, a
5-ft bike lane, and 8-ft parking lane), a 0.5-ft curb, an 8-ft planting strip, an 8-ft sidewalk, 2-ft
minimum clearance between sidewalk and property line, street trees and storm drainage
improvements. Approximately 17-ft ROW dedication would be required pending final
survey.
b. Monster Rd SW along the southeast property line is classified as a Commercial-Mixed Use &
Industrial Access Street with an existing right-of-way (ROW) width of approximately 45 feet.
To meet the Citys complete street standards for Commercial-Mixed Use & Industrial Access
streets with 2 lanes a minimum ROW width of 69 feet is required. Per RMC 4-6-060 half of
street improvements as taken from the ROW centerline shall be required and include a
minimum 36-foot paved road (18 feet each side), a 0.5-foot curb, an 8-foot planting strip, a
6-foot sidewalk, 2-foot clear space at back of walk and storm drainage improvements.
Dedication of approximately 12-ft will be required pending final survey.
2. The project proposes to add storage buildings and wash facility within the site accessing through
Monster Road SW, which requires an access road and turnaround per RMC 4-6-060. The new
access will require a minimum of 20 paved fire lanes. Please refer to the Fire Authority for fire
access roadways requirement.
3. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each
intersection. Ramps shall be oriented to provide direct pedestrian crossings. Driveway locations
may need to be adjusted to accommodate the required access ramps.
4. Refer to City code 4-4-080 regarding driveway regulations.
5. Undergrounding of all exiting utilities is required on all frontages per RMC 4-6-090.
6. Paving and trench restoration shall comply with the Citys Trench Restoration and Overlay
Requirements.
7. Street lighting and trees are required to meet current city standards. Lighting plans are required
to be submitted with the land use application and will be reviewed during the construction utility
permit review.
8. 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.
9. 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
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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.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:June 8, 2023
TO:Pre-Application File No. 23-000163
FROM:Clark H. Close Principal Planner
SUBJECT:1215 Monster Road SW Bulk Storage APNs 2423049106 and
2423049075
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official decision-
makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public
Works Administrator, Planning Director, Development Services Director, Development
Engineering Director, and City Council). Review comments may also need to be revised based on
site planning and other design changes required by City staff or made by the applicant. The
applicant is encouraged to review all applicable sections of the Renton Municipal Code. The
Development Regulations are available online at https://www.codepublishing.com/WA/Renton.
Project Proposal: The subject property is located at 1215 Monster Road SW, on the
Renton/Tukwila border, near the Green River (APNs 2423049106 and 2423049075) in the
Employment Area land use designation and the Valley Community Planning Area. According to
King County Assessors Map, the two (2) parcels have a combined size of 300,170 square feet (6.89
acres) and are zoned Medium Industrial (IM). The applicant proposes to build a metal shed
warehouse/truck wash facility and use the parcels as bulk storage with outdoor storage, short
term trailer and vehicular storage. Two (2) access points to the site are proposed, one (1) existing
and one (1) new, from Monster Rd SW. Several trees are proposed to be removed to complete
the planned construction. At this time, detailed grading plans have not been prepared. According
to City of Renton (COR) Maps, the site contains regulated slopes (sensitive and protective), high
seismic hazard areas, regulated shoreline jurisdictions - GR-A: Green River Reaches, and is in the
Shoreline Isolated High Intensity Overlay District.
Current Use: Manufacturers Mineral Company, a stone supplier. The current tenant operations
consist of activities related to the retail sales, sorting, storage, former grinding or grading of a
variety of aggregate and mineral products, including aquarium gravels and sands, glass pebbles
and tumbled glass, landscaping aggregates and sand blasting sands.
1.Zoning /Land Use Designation, and Overlays: The property is located within the Employment
Area (EA) land use designation and the Medium Industrial (IM) zoning classification. Land
designated EA are place areas primarily used for industrial development or a mix of
commercial and industrial uses such as office, industrial, warehousing, and manufacturing,
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with access to transportation networks and transit. The purpose of the Medium Industrial
Zone (IM) is to provide areas for medium-intensity industrial activities involving
manufacturing, processing, assembly, and warehousing. Uses in this zone may require some
outdoor storage and may create some external emissions of noise, odor, glare, vibration, etc.,
but these are largely contained on site. Compatible uses that directly serve the needs of other
uses permitted within the district are also allowed zone-wide. Bulk Storage is only allowed in
the Employment Area (EA) land use designation west of Rainier Avenue South/ SR-167,
subject to the special permits provisions of RMC 4-9-220. Bulk storage is only allowed at
least one hundred feet (100’) from any residential zoning designations. Bulk storage must
also be consistent with the provisions of RMC 4-4-110, Storage, Bulk.
Outdoor storage (existing and new), vehicle storage, and large vehicle sales are only
allowed in the area south of I-405 and west of Rainier Avenue South/SR-167. Outdoor
storage is allowed as an accessory use in all industrial zones. A nonconforming use (of a
building or premises) shall not be changed to a different nonconforming use unless, through
an Administrative Conditional Use Permit. See RMC 4-10-060 for more information on
nonconforming uses.
2.Development Standards: The proposed land use would be subject to RMC 4-2-130A,
Development Standards for Industrial Zoning Designations (noted as IM standards
herein), RMC 4-9-220, Special Permits, and Bulk storage must be consistent with the
provisions of RMC 4-4-110, Storage, Bulk. These standards and regulations would be effective
at the time of complete application.
Density N/A.
Minimum Lot Size, Width and Depth The minimum lot size permitted in IL zone is 35,000
square feet. There is no minimum lot width or depth for new lots. Submitted plans would
need to show compliance with the required lot size and dimensional standard with the land
use application.
Building Standards There no lot coverage standards for the IM zone. Building coverage was
identified at five percent (5%).
Setbacks Setbacks are the minimum required distance between the building footprint and
the property line and any private access easement. The required front yard and secondary
front yard setbacks in the IM from a principal arterial street are 20 feet. The required front
yard and secondary front yard setbacks in the IM from other streets is 15 feet provided that
50 feet is required if a lot is adjacent to or abutting a lot zoned residential. The required rear
yard and side yard setback is zero, except 50 feet if the lot is adjacent to or abutting a
residential zone. The applicant is proposing a front yard setback of approximately 11 feet from
Monster Rd SW. There are no maximum setback requirements. The proposed 100 x 156
(15,600 square feet) truck storage/wash facility/warehouse building appears to encroach
into the front and secondary front yard setback requirements of the IM zone. It is the
applicants responsibility to demonstrate compliance with the setbacks for the site with the
land use application.
Building Height The maximum building height that would be allowed in the IM zone is 50
feet. Heights may exceed maximum with a Conditional Use Permit. According to the proposed
site plan, a 15,600 square foot truck storage/wash facility/warehouse building is proposed
near the southern portion of the lots. No building elevations or renderings were provided to
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determine building height. The building height requirement would be verified at the time of
formal application.
Special Permit Development Standards (RMC 4-4-110.D):
Height of Containers and Stock Piles: The maximum height of all storage containers and stock
piles of bulk materials and/or products shall be forty feet (40’) or that of the structure height
of the underlying zone if more restrictive. The storage of bulk materials in containers above
manufacturing plants shall not be considered as bulk storage, but shall be classified as part of
the supporting structure. No roof shall extend beyond five percent (5%) slopes drawn from
forty foot (40’) high vertical surfaces contiguous to the base of the structure. Only accessory
items such as, but not limited to, antennas, ladders, light fixtures, railings, vent pipes and
safety or health related items shall be excluded from the determination of structure height.
Setbacks: All structures and bulk storage, except security fences, opaque screens and signs,
shall be located at least sixty feet (60’) from all public rights-of-way, wildlife habitat, public
areas, parks and waterways which include, but are not limited to, rivers, lakes, streams and
drainage channels. In all other instances the setbacks shall be at least twenty feet (20’) from
the property line.
Landscaping and Screening: The intent of landscaping and screening is to minimize the visual
impact of bulk storage as viewed from adjacent or nearby properties or facilities and to
enhance the image of the industrial areas and the City.
Height of Screen: The barrier shall have a maximum height of four feet (4’). The combined
height of the four-foot (4’) (maximum) barrier and screen shall be at least twenty five
percent (25%) of the height of the bulk storage provided such combination is at least eight
feet (8’) high. An optional security fence shall have at least a twenty-foot (20’) setback.
Landscaping Required: All areas between the property lines and the screen shall be
landscaped except for ingress and egress areas and except when a second bulk storage
facility has a contiguous side or rear property line with an existing bulk storage facility
constructed to the standards specified in this Section. The landscape plan shall be
prepared by a licensed landscape architect and approved by the Administrator. The
property is bordered by right-of-way to the north and south, and BNSF railway to the
west and north. A conceptual landscape plan would be required at land use submittal.
Tree Retention and Land Clearing: Bulk storage and accessory uses shall comply with tree
retention and land clearing regulations in RMC 4-4-130.
Landscaping Maintenance: The maintenance of landscaping shall be assured prior to the
issuance of a building permit by requiring one of the following options: (i) the posting of a
performance bond for one hundred fifty percent (150%) of the estimated cost of maintenance
of landscaping for a three (3) year period, (ii) the depositing with the City Clerk of a certified
or cashiers check for one hundred fifty percent (150%) of the estimated cost of maintenance
of landscaping for a three (3) year period, (iii) filing with the City Clerk a copy of a service
contract for maintenance of landscaping for a three (3) year period, or (iv) such other written
commitments that will assure satisfactory maintenance of landscaping for a three (3) year
period. Any of the four (4) options above are to be approved as to legal form prior to
acceptance by the City. Landscaping is to be maintained in a healthy, neat manner and shall
be subject to periodic inspection by the City.
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Variance: In the case of hardships affecting the subject property, variances to bulk standards
may be granted by the Hearing Examiner subject to the conditions of RMC 4-9-250B.6.
Special Permit Evaluation Criteria: The Hearing Examiner shall review the impact of the
proposed use to determine whether it is compatible with the proposed site and general area.
The Hearing Examiner may require any applicable bulk standard to be up to fifty percent (50%)
more strict than specified to alleviate a potential problem, providing it shall be shown:
a. That because of special circumstances applicable to subject property, including size,
topography, location or surroundings and special characteristics applicable to subject
facilities including height, surface drainage, toxic substances, traffic and access,
sound, liquid waste, light and glare, odorants, flammable and explosive materials and
gaseous wastes, the strict application of the zoning code and bulk storage regulations
is found to deprive neighboring properties of rights and privileges enjoyed by other
properties in the vicinity and under identical zone classification.
b. That the application of more strict standards will not be materially detrimental to the
subject facility and will maintain the full rights, privileges and environment of
neighboring properties.
c. That the application of such modifications shall be supported by documented
evidence of a clear and compelling nature to justify such stricter standards.
3.Landscaping: Except for critical areas, all portions of the development area not covered by
structures, required parking, access, circulation or service areas, must be landscaped with
native, drought-resistant vegetative cover. The minimum on-site landscape width required
along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees
in the ROW planter will also be required. The following sections shall apply:
a. RMC 4-4-070F.1, Street Frontage Landscaping Required;
b. RMC 4-4-070F.2, Street Trees and Landscaping Required Within the Right-of-Way on
Public Streets; and
c. RMC 4-4-070F.3, Front Yard Trees Required When Street Trees Are Not Located
Within the Right-of-Way Abutting a Front Yard.
Stormwater Facility Perimeter Landscaping A landscaping strip with a minimum fifteen feet
(15’) of width shall be located on the outside of the perimeter fence, unless otherwise
determined through the site plan review or subdivision review process.
Please refer to landscape regulations (RMC 4-4-070) for additional general and specific
landscape requirements. A conceptual landscape plan demonstrating compliance with the
landscape standards shall be submitted at the time of land use application.
4.Significant Tree Retention: Application materials identify that there are 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.
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In addition to retaining a minimum of 30% of existing significant trees, each new lot would be
required to provide a minimum tree density of 30 tree 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.
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.
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The Administrator may require independent review of any land use application that involves
tree removal and land clearing at the City’s discretion.
The Administrator may authorize the planting of replacement trees on the site if it can be
demonstrated to the Administrator’s satisfaction that replacement requirements in RMC 4-4-
130H.1.e can be met.
Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-
040, Definitions D, of a property. A formal tree retention plan and tree credit worksheet
prepared by an arborist or landscape architect would be reviewed at the time of the land
use application.
5.Fences/Retaining Walls: If the applicant intends to install any fences as part of this project,
the location must be designated on the landscape plan. A wall taller than four feet requires a
building permit. Fences up to six-feet in height are permitted in the rear yard and side yard;
fences up to four feet are permitted in the front yard. Any part of a yard that is within a clear
vision area has a limited fence height of 42 inches. A fence shall not be constructed on top of
a retaining wall unless the total combined height of the retaining wall and the fence does not
exceed the allowed height of a standalone fence. New or existing fencing would need to
comply with the fence requirements of the code (RMC 4-4-040).
Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other
masonry product that complements the proposed building and site development. There shall
be a minimum three-foot (3’) landscaped setback at the base of retaining walls abutting public
rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional
information about fences and retaining walls.
6.Parking: Warehouses and indoor storage buildings require a minimum and maximum of 1.0
per 1,500 square feet of net floor area. Compliance with parking regulations would be
verified at the time of building permit review.
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. 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.
7.Access/Driveways: Access to the site is proposed via Monster Rd SW at two (2) separate
locations. An existing access near the northern portion of the site and a new access near the
southern portion of the lot. A site plan meeting access and driveway requirements shall be
submitted at the time of formal land use application.
8.Critical Areas: According to City of Renton (COR) Maps, the site contains regulated slopes
(sensitive and protective), high seismic hazard areas, regulated shoreline jurisdictions - GR-A:
Green River Reaches, and is in the Shoreline Isolated High Intensity Overlay District. Due to
the presence of geological hazards, a geotechnical study may be required at the time of
building permit application. The study shall specifically address if the proposal will not
increase the threat of the geological hazard to adjacent or abutting properties beyond pre-
development conditions; and the proposal will not adversely impact other critical areas; and
the development can be safely accommodated on the site.
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Green River is a shoreline of statewide significance. The subject property is isolated from the
river by the railroad right-of-way. The area within the OHWM of the Green River is not within
the Renton City Limits, but portions of the two hundred foot (200’) shoreline jurisdiction are
within City limits. A shoreline use or development which was lawfully constructed or
established prior to the effective date of the applicable Shoreline Master Program, or
amendments thereto, but which does not conform to present regulations or standards of the
program, may be continued; subject to RMC 4-10-095.
9.Environmental Review: The proposed project would require Environmental (SEPA) Review in
accordance with WAC 197-11. An environmental checklist must be submitted with the land
use application.
10.Site Plan Approval: Per RMC 4-9-200, site plan review is required for all development within
the Employment Area (EA) 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.
11.Permit Requirements: The proposal would require a Hearing Examiner Bulk Storage Special
Permit, Site Plan Review, and SEPA Environmental Review, along with all associated building
permits. The purpose of a special permit is to recognize that there are certain uses of property
that may be detrimental to the public health, safety, morals, and general welfare, and not
permitted by right in the zone where proposed, depending upon the facts of each particular
case, a limited power to issue permits for such uses is vested in the Hearing Examiner
following recommendation by the Development Services Division. The standards of review
and procedural requirements are the same as a conditional use permit.
The special permit, site plan review, and environmental review can be reviewed concurrently
in an estimated time frame of 12 weeks once a complete application is accepted. The 2023
application fees are as follows: Bulk Storage Special Permit is $3,030, Site Plan Review is
$4,270, and SEPA Review (Environmental Checklist) is $1,800. A 5% technology fee would also
be assessed at the time of land use application. All fees are subject to change. Detailed
information regarding the land use application submittal can be found on the Citys Permit
Center website. The City now requires electronic plan submittal for all applications.
In addition to the required land use permits, separate construction and building permits
would be required.
12.Public Information Sign: Public Information Signs are required for all 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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13.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 $0.15 per square foot;
A transportation impact fee $8,031.94 per net new PM Peak Hour Person Vehicle Trip.
A handout listing all of the Citys Development related fees is available for your review at
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=CityofRe
nton.
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.
Expiration: A special use permit must be implemented within two (2) years of approval unless
other time limits are prescribed elsewhere in the Renton Municipal Code or state law. The
Hearing Examiner may grant one extension of time for a maximum of one year for good cause
shown. The burden of justification shall rest with the applicant. It is the applicants
responsibility to monitor the expiration dates.
April 2023SCALE: NOT TO SCALEVERTEX Proj. No. 86769FIGURE NO. 2SITE SCHEMATICIndustrial Property1215 Monster Road SouthwestRenton, WashingtonMonsterRoad SWWarehouseShedOfficeShedMaintenanceShedSubjectPropertySepticWaterWellPropaneASTLubricants,Diesel ASTWaste OilASTKing County SouthTreatment Plant1200 Monster Road SWAttentusTechnologies1201 MonsterRoad SWLumicor Inc1400 MonsterRoad SWTukwila Family Fun Center7300 Fun Center WayStarfire Sports Stadium14800 Starfire WayRailroadTracksAssumed GroundwaterFlow DirecƟon
Monster Road SWGreen RiverStorageShedOfficeShopTrailerExisting Ditch(Not CurrentlyMaintained)EntranceBlackberryThickets5/11/2023 1:37 PM c:\Users\right\Box\ELS\WA\King\Renton\3675-dalfen industrial\3625.02-1215 monster road recon\3625.02-figures cad only\3625.02_SM.dwg right N6:(DATE:
DWN:
REQ. BY:
PRJ. MGR:
CHK:
PROJECT NO:
Figure 1
EXISTING CONDITIONS5/11/23
3625.02
1215 Monster Road Recon
Dalfen Industrial
Section 24, Township 23N, Range 4E, W.M.
City of Renton, King County, Washington
JLL
JB
SCALE IN FEET
0 120 240 1157 3rd Ave., Suite 220A
Longview, WA 98632
Phone: (360) 578-1371
Fax: (360) 414-9305
www.eco-land.comNOTE(S):1.Aerial from Google Earth™ (2022).2.Wetland located using handheld GPS capable of submeter accuracy.LEGEND:Site BoundaryParcel BoundaryDitch with Flow DirectionTreed AreasAKBCDEFGHIJ
100'156'13 TRAILER PKG.30 TRAILER PKG.65 TRAILER PKG.65 TRAILER PKG.959155/11/2023 1:37 PM c:\Users\right\Box\ELS\WA\King\Renton\3675-dalfen industrial\3625.02-1215 monster road recon\3625.02-figures cad only\3625.02_SM.dwg right N6:(DATE:
DWN:
REQ. BY:
PRJ. MGR:
CHK:
PROJECT NO:
Figure 2
PROPOSED CONDITIONS5/11/23
3625.02
1215 Monster Road Recon
Dalfen Industrial
Section 24, Township 23N, Range 4E, W.M.
City of Renton, King County, Washington
JLL
JB
SCALE IN FEET
0 120 240 1157 3rd Ave., Suite 220A
Longview, WA 98632
Phone: (360) 578-1371
Fax: (360) 414-9305
www.eco-land.comNOTE(S):1.Aerial from Google Earth™ (2022).2.Wetland located using handheld GPS capable of submeter accuracy.LEGEND:Site BoundaryParcel BoundaryDitch with Flow DirectionTreed AreasAKBCDEFGHIJ
MONSTER RD.BNSF R.R.1
1
0
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"40'-0"100'156'13 TRAILER PKG.30 TRAILER PKG.65 TRAILER PKG.65 TRAILER PKG.91
1
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6
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'
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"
9
5
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"59156
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"91'-4"SCALE: 1"=40'-0"MONSTER RD. & JACKSON PL.RENTON, WASHINGTONSCHEME 05A1LEE & SAKAHARAARCHITECTS, INC6280 S. Valley View Blvd., Suite 116Las Vegas, NV 89118 (702) 270-660005/09/2023PROJECT DATA.JURISDICTION: RENTONAPN: xxACREAGE: 7.03 ACRES (306,209 SF)ZONING:IMBLDG AREABUILDING A = 15,600 SFCOVERAGE: 5% OF TOTAL SITE AREAPARKING ANALYSISREQUIRED / PROVIDED:BUILDING A = (1.5 /1,000) = 24 / 38
11
National Due Diligence Services
Exhibit B – Zoning Map