HomeMy WebLinkAboutPRE24-000099_Greenhouse_Meeting_Summary_240411_v1M E M O R A N D U M
DATE:March 29, 2024
TO:Jill Ding, Senior Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Uyeta Greenhouse
1. The fire flow for the proposed greenhouse is 1,500 gpm. One fire hydrant is required
within 150-feet of the building and one fire hydrant is required within 300-feet of the
building. It has been conveyed to the applicant that the existing hydrants on 106th
Avenue Southeast will be acceptable if a new driveway/fire lane/access gate can be
installed directly across the street from the existing fire hydrant.
2. Fire impact fees for industrial buildings are currently charged at the rate of $0.05 per
square foot. This fee is paid at time of building permit issuance.
PRE 24-000063
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Mar 12th, 2024
3. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The
current City of Renton Standard Details are available online in the City of Renton website
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton
4. Culvert design shall be per the 2022 RSWDM section 4.3.1 - Culverts.
5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant
will be required to provide basic water quality treatment. Any proposed detention and/or water
quality vault shall be designed in accordance with the RSWDM that is current at the time of civil
construction permit application. Separate structural plans will be required to be submitted for
review and approval under a separate building permit for the detention and/or water quality
vault.
6. 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.
7. Erosion control measures to meet the City requirements shall be provided.
8. The development is subject to a surface water system development charge (SDC) fees. Fees will
be charged based on the rate at the time of construction permit issuance.
•The current SDC fee is charged per square foot of new impervious surface at $0.92 per square
foot, but not less than $2,300.
•The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof
Renton
TRANSPORTATION
1. Per City code 4-6-060 frontage improvements are required for new construction in excess of
$175,000. The proposed project fronts 106th Ave SE to the East and SE 196th St to the North.
•The project is exempt from frontage improvement and dedication per RMC 4-6-060D
addition with valuation less than seventy-five thousand dollars ($175,000.00)
2. Refer to City code 4-4-080 regarding driveway regulations.
•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; for each one hundred sixty five feet (165) of additional frontage another
driveway may be permitted subject to other requirements of this section
•The maximum width of a single loaded garage driveway shall not exceed nine feet (9 ) and
double-loaded garage driveway shall not exceed sixteen feet (16 ).
•There shall be 18 between driveway curb returns where is more than one driveway on
property under single ownership or control and used as one premises.
3. Paving and trench restoration within the City of Renton right of way shall comply with the Citys
Trench Restoration and Street Overlay Requirements.
GENERAL COMMENTS
1. A frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone,
and cable services, etc.) along property frontage or within the site must be underground as outlined
in RMC 4-6-090 UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise
utilities must be inspected and approved by a City of Renton inspector.
PRE 24-000063
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Mar 12th, 2024
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-
of-way as outlined in RMC 4-4-040 Fences, Hedges and Retaining Walls.
3. 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.
4. All construction utility 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
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
6. Fees quoted in this document reflect the fees applicable in the year 2024 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 development fee schedule.
Greenhouse (1800 sq. ft.)
Page 2 of 7
April 11, 2024
Use Table Renton Municipal Code (RMC) 4-2-060 allows horticultural nurseries, existing in
the R-4 zone with an approved Administrative Conditional Use Permit.
2.Development Standards: The project is subject to RMC 4-2-110A, Development Standards
for Residential Zoning Designations effective at the time of complete application (noted as
R-4 standards herein).
Minimum Lot Size, Width and Depth The minimum lot size permitted in the R-4 zone is 9,000
square feet for parcels being subdivided. Minimum lot width is 70 feet for interior lots and 80
feet for corner lots; minimum lot depth is 100 feet. Lots abutting both a public street and a
driveway tract are classified as corner lots. No changes to the existing lot are proposed. The
existing lot appears to comply with the dimensional requirements for the R-4 zone.
Setbacks Setbacks are the minimum required distance between the building footprint and
the property line and any private access easement or tract. The following setback
requirements apply in the R-4 zone: front yard is 30 feet, secondary front yard is 30 feet, rear
yard is 25 feet, and side yard is a combined 20 ft. with not less than 7.5 ft. on either side.
According to the submitted pre-application materials, the proposed greenhouse would
maintain a front yard setback of 160 feet, a minimum side yard setback of 60 feet and a rear
yard setback well in excess of the minimum 25-foot required by the R-4 zone.
Building Height The maximum wall plate height is restricted to 32 feet, and the buildings
shall not be more than three stories. Roofs with a pitch equal to or greater than 4:12 may
project an additional six (6) vertical feet from the maximum wall plate height; common
rooftop features, such as chimneys, may project an additional four (4) vertical feet from the
roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend
above the maximum wall plate height unless the projection is stepped back one-and-a-half
(1.5) horizontal feet from each faade for each one (1) vertical foot above the maximum wall
plate height. Detached accessory structures are restricted to a maximum wall plate height of
12 feet. The gross floor area must be less than that of the primary structure. Accessory
structures are also included in building lot coverage calculations. Elevations for the proposed
greenhouse would be required at the time of formal land use application and would be
required to meet the building height requirements of the R-4 zone.
Building Coverage The R-4 zone allows a maximum building coverage of 35% of the lot area.
The applicant would be required to demonstrate compliance with the building coverage
requirements at the time of formal land use application.
Impervious Surface Coverage The R-4 zone allows a maximum impervious surface coverage
of 50% of the lot area. The applicant would be required to demonstrate compliance with the
impervious surface coverage requirements at the time of formal land use application.
3.Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of
RMC 4-4-090, Refuse and Recyclables Standards. In manufacturing and other nonresidential
developments, a minimum of three (3) square feet per every one thousand (1,000) square
feet of building gross floor area shall be provided for recyclables deposit areas and a minimum
of six (6) square feet per one thousand (1,000) square feet of building gross floor area shall
be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet
shall be provided for recycling and refuse deposit areas. The applicant would be required to
submit a site plan depicting a refuse and recyclable area compliant with RMC 4-4-090 with
the land use application.
Greenhouse (1800 sq. ft.)
Page 3 of 7
April 11, 2024
4.Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this
project, the location must be designated on the landscape plan or grading plan. A fence
and/or wall detail should also be included on the plan. A fence taller than 6 feet shall require
a building permit or an explicit exemption from the Building Official. A retaining wall that is 4
feet or taller, as measured by the vertical distance from the bottom of the footing to the finish
grade at the top of the wall requires a building permit. 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. For more information about fences
and retaining walls refer to RMC 4-4-040.
5.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. A fifteen-foot (15’) wide partially sight-obscuring
landscaped visual barrier, or ten-foot (10’) wide fully sight-obscuring landscaped visual
barrier, is required along common property lines for non-residential development within a
residential zone.
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.
6.Significant Tree Retention: When significant trees (greater than 6-inch caliper or 8-caliper
inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree
retention plan along with an arborist report, tree retention plan and tree retention worksheet
shall be provided with the formal land use application as defined in RMC 4-8-120. The tree
retention plan must show preservation of at least 30% of significant trees. Please refer to RMC
4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree
retention and land clearing requirements.
In addition to retaining a minimum of 30% of existing significant trees, properties subject to
an active land development permit shall comply with minimum tree credit retention
requirements of a minimum of 30 credits per net acre. Tree credits encourage retention of
existing significant trees with larger trees being worth more tree credits.
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
Greenhouse (1800 sq. ft.)
Page 4 of 7
April 11, 2024
TREE SIZE TREE CREDITS
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.
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/planting plan and tree retention
and tree credit worksheet prepared by an arborist or landscape architect would be reviewed
at the time of the land use application.
7.Parking: The following table provides parking ratios for outdoor nurseries:
Use Ratio
Uncovered commercial
area, outdoor nurseries
A minimum and maximum of 0.5 per 1,000 square feet of retail
sales area in addition to any parking requirements for buildings.
A site plan showing designated parking spaces was not included with the pre-application
materials; therefore, staff was unable to verify compliance with the parking requirements.
Greenhouse (1800 sq. ft.)
Page 5 of 7
April 11, 2024
The applicant will be required at the time of land use application to provide a parking analysis
of the subject site (analysis should include parking requirements for all uses on the site) with
calculations based on the requirements noted above. The analysis would include dimensions
of stalls and drive aisles. Please refer to RMC 4-4-080F.8 and 9 for standard, structured, and
compact space requirements and aisle width requirements.
A twenty five percent (25%) reduction or increase from the minimum or maximum number
of parking spaces may be granted for nonresidential uses through site plan review if the
applicant can justify the modification to the satisfaction of the Administrator. Justification
might include, but is not limited to, quantitative information such as sales receipts,
documentation of customer frequency, and parking standards of nearby cities.
The proposal would be required to provide bicycle parking based on 10% of the required
number of parking stalls for the outdoor nursery use.
8.Access/Driveways: Access is proposed to remain via the existing driveway access off 106th
Ave SE.
9.Critical Areas: As shown on COR Maps, the Citys mapping system, the site is mapped with a
high erosion hazard area, regulated slopes, and a wellhead protection area, zone 1 modified.
In addition, a Type Np stream, moderate landslide hazard area, and protected and sensitive
slopes are mapped offsite to the west.
Whenever a proposed development requires a development permit and a geologic hazard is
present on the site of the proposed development or on abutting or adjacent sites within fifty
feet (50’) of the subject site, geotechnical studies by licensed professionals, such as a
geotechnical engineer and/or engineering geologist, shall be required. A geotechnical
engineering report would be required if the proposed greenhouse is located within fifty feet
(50) of a geological hazard area.
The applicant shall be required to conduct a stream or lake study pursuant to RMC 4-8-120 if
a site contains a water body or buffer area and changes to buffer requirements or alterations
of the water body or its associated buffer are proposed, either administratively or via a
variance request. A stream or lake study is also required when the project area is within one
hundred feet (100’) of a water body even if the water body is not located on the subject
property. A stream study would be required if the proposed greenhouse is located within
100 feet (100) of a stream.
10.Environmental Review: Proposals that include the construction of a building less than 4,000
square feet in area are categorically exempt from Environmental (SEPA) Review per WAC 197-
11-800.
11.Conditional Use Permit: Under the proposed regulations, the horticultural nursery, existing
use would be required to comply with the following criteria (RMC 4-9-030):
a. Consistency with Plans and Regulations: The proposed use shall be compatible with
the general goals, objectives, policies and standards of the Comprehensive Plan, the
zoning regulations and any other plans, programs, maps or ordinances of the City of
Renton.
Greenhouse (1800 sq. ft.)
Page 6 of 7
April 11, 2024
b. Appropriate Location: The proposed location shall not result in the detrimental
overconcentration of a particular use within the City or within the immediate area of
the proposed use. The proposed location shall be suited for the proposed use.
c. Effect on Adjacent Properties: The proposed use at the proposed location shall not
result in substantial or undue adverse effects on adjacent property.
d. Compatibility: The proposed use shall be compatible with the scale and character of
the neighborhood.
e. Parking: Adequate parking is, or will be made, available.
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall
mitigate potential effects on the surrounding area.
g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use
shall be evaluated and mitigated.
h. Landscaping: Landscaping shall be provided in all areas not occupied by buildings,
paving, or critical areas. Additional landscaping may be required to buffer adjacent
properties from potentially adverse effects of the proposed use.
12.Permit Requirements: The proposed project would require an Administrative Conditional Use
Permit and may require Site Plan Review. All land use permits would be processed within an
estimated time frame of 6-8 weeks. The 2024 application fees are as follows: Administrative
Conditional Use Permit is $1,800 and Site Plan Review is $3,030. The fee for any Code
Modifications are $290 each. 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 (www.Rentonwa.gov).
The City now requires electronic plan submittal for all applications.
In addition to the required land use permits, separate construction and building permits may
be required.
13.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.
14.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 of $0.05 per square foot for industrial buildings; and
•A Transportation Impact fee of $8,031.94 per new PM peak hour trip.
The citys 2023-2024 fee schedule is available for your review on the Citys website.
15.Next Steps: When the formal application materials are complete, the applicant shall have the
materials pre-screened prior to submitting the complete application package. Please contact
Greenhouse (1800 sq. ft.)
Page 7 of 7
April 11, 2024
Jill Ding Senior Planner at 425-430-6598 or jding@rentonwa.gov to submit prescreen
materials and subsequent land use application.
16.Expiration: Once the Conditional Use Permit application has been approved, building permits,
licenses or land use permits required for the operation of a Conditional Use Permit shall be
applied for within two (2) years of the date of Conditional Use Permit approval, unless an
extended time frame is granted by the Administrator or Hearing Examiner. A single two (2)
year extension may be granted for good cause by the Administrator. It is the applicants
responsibility to monitor the expiration dates.
1Clark Close
From:Robert ShueySent:Thursday, March 21, 2024 10:14 AMTo:Jill DingSubject: PRE24-000099 • Building Review - Pre App/Pre Sub • Pre-Application Meeting Submittal v1 - B23003528
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