HomeMy WebLinkAboutPRE-APP_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
Project Borealis
1301 SW 16th St, Renton, WA 98055
PRE 24-000096
April 18, 2024
Contact Information:
Planner: Jill Ding, 425-430-6598, jding@rentonwa.gov
Public Works Plan Reviewer: Michael Sippo, 425-430-7298, msippo@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org
Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider
giving copies to engineers, architects, and contractors who will work on the project. You will
need to submit an PDF copy of this packet when you apply for land use and/or
environmental permits.
When the project application is ready for submittal, you may email the project planner to
start the prescreen process. Similarly, you may contact the assigned planner if there are any
questions regarding submittal requirements.
The pre-application meeting is informal and non-binding. The comments provided on the
proposal are based on the codes and policies in effect at the time of review. The applicant is
cautioned that the development regulations are regularly amended and the proposal will be
formally reviewed under the regulations in effect at the time of project submittal. The
information contained in this summary is subject to modification and/or concurrence by
official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services
Director, Development Engineering Director, Department of Community & Economic
Development Administrator, Public Works Administrator and City Council).
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 17, 2024
TO: Jill Ding, Senior Planner
FROM: Michael Sippo, Civil Engineer 3
SUBJECT: Project Borealis
1301 SW 16th St
PRE24-000096
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-
binding and may be subject to modification and/or concurrence by official City decision-makers. Review
comments may also need to be revised based on site planning and other design changes required by
City staff or made by the applicant.
I have completed a preliminary review for the above-referenced proposal located at parcel(s)
2423049022. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant.
Water
1. The project is within the City of Renton’s water service area in the Valley 196 Pressure Zone.
2. The static water pressure is approximately 74 psi at ground elevation of 20 feet.
3. There is an existing 12-inch water main in SW 16th St that can deliver a maximum flow capacity of
5,000 GPM (see record project file WTR2701906 for as-built files).
4. There is an existing 12-inch water main looped around the existing building that can deliver a
maximum flow capacity of 5,400 GPM (see record project file WTR2702071 for as-built files).
5. The existing water mains on private property are located within easements as identified on the
binding site plan as per King County recording number 20050504000673.
6. There is an existing 6-inch domestic water service and meter with a DCVA serving the existing building.
7. There is an existing dual 10-inch fire service with a DCDA serving the existing building.
8. There is an existing 8-inch irrigation service serving the existing property.
9. The existing building is adequate for domestic, fire, and irrigation services and we do not propose
any updates for the system. The applicant to provide updated testing for all of their backflow
prevention devices to be completed prior to occupancy. The applicant can send their updated test
reports to backflow@rentonwa.gov, or on https://renton.backflowcenter.com/ if they already have
a an account. All information provided here
https://www.rentonwa.gov/city_hall/public_works/utility_systems/water_utility_engineering/cross
_connection_control_program.
10. Based on the review of project information submitted for the pre-application meeting, Renton
Regional Fire Authority determined the preliminary fire flow is 2,500 GPM. Per City code a looped
water main is required around the building or complex of buildings when the fire flow demand
exceeds 2,500 GPM.
11. Based on the information provided with the pre-application submittal documents, 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 the items that follow.
• The existing DCVA shall be replaced with an RPBA backflow assembly. The RPBA shall be
installed inside an above ground, heated enclosure per City Standard Plan 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.
12. 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 2019 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 structures cannot
be installed over the water main unless the water main is installed inside a steel casing.
13. A conceptual utility plan will be required as part of the land use application for the subject
development.
14. The development is subject to applicable water system development charges (SDC’s) 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 to fees for water connections, cut and caps, and purity tests.
Current fees can be found in the 2024 Development Fees Document on the City’s website. Fees will
be charged based on the rate at the time of construction permit issuance.
• None anticipated.
Sanitary Sewer
1. The project is within the City of Renton’s sanitary sewer service area.
2. There is an existing, private, 8-inch ductile iron gravity wastewater main located along the north side
of the existing building discharging to a 8-inch City of Renton wastewater main within SW 16th St (see
record project WWP2702071).
3. There is an existing, private, 8-inch ductile iron gravity wastewater main located along the east side
of the existing building discharging to a 8-inch City of Renton wastewater main within SW 16th St (see
record project WWP2702071).
4. There is an existing grease interceptor located on the east side of the building. The existing interceptor
shall be verified for size per the latest edition of the Uniform Plumbing Code (UPC) and if found
acceptable may be re-used.
5. There is an existing DI side sewer serving the building. The stub can be CCTV’d and if found acceptable
to the sewer department may be re-used. If new sewer stubs are required they shall conform to the
standards in RMC 4-6-040 and City of Renton Standard Details.
6. A conceptual utility plan will be required as part of the land use application for the subject
development.
7. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer
is based on the size of the new domestic water to serve the project. Current fees can be found in the
2024 Development Fees Document on the City’s website. Fees will be charged based on the rate at
the time of construction permit issuance.
• None anticipated
Surface Water
1. There is an existing 12-inch stormwater main in SW 16th St (see record drawing R-207109).
2. There is an existing, private, on-site conveyance system, detention facilities, and water quality
facilities on the subject property (see record drawing R-20711E and R-20711D)
3. Critical areas on site that may affect stormwater review include: flood hazard FEMA zone AE.
A. Applicant Question #1: “The project is located within the 100-year flood plain per FEMA FIRM
Maps. If the project ops to upgrade/extend the existing patio or adds an exterior generator
to the existing parking lot, would those elements be subject to the Special Flood Hazard Code
Requirements? If so, please clarify which requirements would be applicable.”
City flood hazard regulations are governed by City code section 4 -3-050 (4). Specifically,
mechanical equipment must be elevated a minimum of 1’ above the base flood elevation
per subsection d (iii.) nonresidential construction subsection (a)(1). Additionally,
subsection (g) requires compensatory storage where grading or other activity reduces the
effective flood storage volume.
B. Applicant Question #2: “If the owner elects to go through the voluntary LOMA process with
FEMA, and is successful with removing areas of the site from the flood plain, would the City
recognize the LOMA and relieve the project from the Special Flood Hazard Code
Requirements?”
Yes.
4. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design
Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water Design
Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls
within the City’s Peak Rate Flow Control Standard Area - Matching Existing. The site falls within the
Black River drainage basin.
5. Erosion control measures to meet the City requirements shall be provided if there is ground disturbing
activity.
6. 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 $0.92 per square foot of new impervious surface but not less than
$2,300.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=CityofR
enton
Transportation
1. Per City code 4-6-060 frontage improvements are required for new construction outside of building
tenant improvements in excess of $175,000. The proposed project fronts SW 16th St to the north,
Oakesdale Ave SW to the east, and private property on all other sides. LUA23-000366 (Lot Line
Adjustment for Longacres) has preliminarily determined that: “Any development on New Lots 1, 2 or
3 may trigger frontage improvements, in accordance with the City’s Street Standards (RMC 4 -6-060)
along the full frontage of Old Parcel F.” For the purposes of this preapplication meeting new
development is defined as: “the construction, reconstruction, conversion, structural alteration,
relocation or enlargement of any structure; any mining, excavation, landfill or land disturbance and
any use or extension of the use of land.” If the threshold is triggered than the following requirements
below are applicable and sections 1-4 of this Transportation section:
• SW 16th St. is classified as a Collector Arterial street with a variable ROW width of
approximately 80-95 feet. To meet the City’s complete street standards for Collector Arterial
streets with 3 lanes a minimum ROW width of 94 feet is required. Per RMC 4-6-060 half street
improvements as taken from the ROW centerline shall be required and include a minimum 41
foot paved road (20.5 feet each side), a 0.5 foot curb, an 8 foot planting strip, an 8 foot
sidewalk, 2 foot clear space at back of walk, street trees and storm drainage improvements.
Dedication may be required pending final survey.
• Oakesdale Ave SW is classified as a Principal Arterial street with an existing right-of-way
(ROW) width of approximately 90 feet. To meet the City’s complete street standards for
Principal Arterial streets with 5 lanes a minimum ROW width of 103 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 66 foot paved road (33 feet each side), a 0.5 foot curb, an 8 foot planting
strip, an 8 foot sidewalk, 2 foot clear space at back of walk, street trees and storm drainage
improvements. Dedication of approximately 6.5 feet is required pending final survey.
i. Oakesdale Ave SW has a bridge crossing over Springbrook Creek near the northwest
corner of the site. The existing cross section at the bridge includes a 66 foot paved
road with a 0.5 foot curb and 6 foot sidewalk on both sides of the roadway. The City
is amenable to a modification to retain the existing street section crossing the bridge.
A modification would be required to be submit with the land use proposal.
2. Refer to City code 4-4-080 regarding driveway regulations.
3. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090.
4. Street lighting is required for a project that consists of more than 5,000 square feet of co mmercial
space or 4 residential units. See RMC 4-6-060 for street lighting requirements.
5. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are
required to do a traffic impact analysis. The trips should be calculated based on the guidelines of the
current ITE Trip Generation Manual. Refer to the attached policy guidelines for traffic impact analysis
for guidelines. If the site generates 20 or more new peak hour trips in either AM peak or PM peak,
then applicant should contact the City to get information of the locations where traffic analysis is
required.
6. A minimum of 18 ADA stalls and an accessible route of travel to the building’s main entrance from the
ROW is required. Based on the preliminary application materials provided by the applicant this
appears to be met, however, will need to be confirmed during the land-use submittal.
7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench
Restoration and Street Overlay Requirements.
8. The development is subject to transportation impact fees. Fees will be charged based on the rate at
the time of building permit issuance.
• Unless noted otherwise in the Fee Schedule, the 2024 transportation impact fee is $8,031.94
per net new PM peak Hour Vehicle Trip per PM Peak Hour Vehicle Trip.
General Comments
1. If 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.
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 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
4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
5. Fees quoted in this document reflect the fees applicable in the year 2022 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.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 18, 2024
TO: Pre-Application File No. PRE24-000096
FROM: Jill Ding, Senior Planner
SUBJECT: Project Borealis –
1301 SW 16th St, Renton, WA 98055
Parcel No. 2423059022
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 project is located at 1301 SW 16th St (parcel no. 242304-9022). Based on
King County Department of Assessments, the site area totals approximately 1,966,992 square feet
(45.16 acres). The project site is bisected by Oaksdale Ave SW. The Site is part of the original 158
acres of property known as the Longacres Office Park (“LOP”) and is located in the Commercial
Office (CO) zone. The project site is developed with an existing three-story, 617,238 square foot
office building and surface parking lot. No exterior changes to the building or site are proposed at
this time. The proposal includes interior tenant improvements to t he existing building for office
space for Alaska Airlines. No changes in existing vehicular access to the site are proposed.
According to City of Renton (COR) Maps, the Site contains high seismic hazard areas, special flood
hazard areas (100 year flood) FEMA Zone – AE, regulated shorelines – shoreline high intensity,
sensitive slopes (slopes with grades between 25 and 40 percent), and wetlands.
Current Use: Current use of the site includes an existing office building and surface parking lot.
1. Zoning /Land Use Designation, and Overlays: The property is located within the Employment
Area (EA) land use designation and Commercial Office (CO) zoning classification. Office uses
are an outright permitted use within the CO zone.
2. Development Standards: The project would be subject to RMC 4-2-120B, “Development
Standards for Commercial Zoning Designations” effective at the time of complete application
(noted as “CO standards” herein). These standards are available on the City’s website. Please
Project Borealis
Page 2 of 6
April 18, 2024
refer to the applicable footnotes in the RMC when applying these development standards to
your proposal.
Density: Minimum of 75 dwelling units per net acre (du/ac) if within a mixed use building and
a maximum of 150 du/ac. Density may be increased up to 250 dwelling units per net acre
subject to conditional use permit approval. A density bonus may be granted for developments
that satisfy the criteria and standards of RMC 4-9-065, Density Bonus Review. Not applicable
as no residential uses are proposal with this project.
Minimum Lot Size, Width and Depth – The minimum lot size in the CO zone is 25,000 square
feet for lots created after July 11, 1993. There are no minimum requirements for lot width or
depth for lots created after July 11, 1993 within the CO zone. No subdivision is proposed and
the existing site area totals approximately 1,966,992 square feet (45.16 acres), which
exceeds the minimum lot size requirement of the CO zone.
Setbacks – Setbacks are the distance between the building and the property line or any private
access easement or tract. Setback requirements in the CO zone are as follows: 0-30 feet
minimum front yard (depending on the building height), and 0-30 feet minimum secondary
front yard (depending on building height). There is no maximum front yard setback
requirement for non-residential buildings; and no rear or side yard setbacks unless the
property abuts a residential zoned property, where the setback along residentially zoned
properties is 15 feet. The proposal does not abut residentially zoned property. Not applicable
at this time as all proposed improvements would be interior to the existing building. Any
exterior additions would be subject to compliance with this requirement.
Gross Floor Area: There is no minimum requirement for gross floor area.
Building Height – Maximum building height in the CO zone is 250 feet. In no case shall building
height exceed the maximum allowed by the Airport Compatible Land Use Restrictions, for
uses located within the Federal Aviation Administration Airport Zones designated under RMC
4-3-020. The existing building is three stories. At this time no exterior alterations are
proposed, if an exterior addition is proposed, the proposal would be subject to th e
compliance with this requirement.
The subject site is located within the Federal Aviation Regulations (FAR) Part 77, Objects
Affecting Navigable Airspace of the Renton Municipal Airport. Height is restricted in this
area by the FAR Part 77 surface area. If any new additions are proposed, compliance with
this requirement would be required.
Building Coverage – The CO zone allows a maximum building coverage of 65 percent, or 75
percent if parking is provided within a building or within a parking garage. The parking is
proposed to remain surface parking only. Not applicable at this time as all proposed would
be interior to the existing building. Any exterior additions would be subject to compliance
with this requirement.
3. Screening: Screening must be provided for all surface-mounted and roof top utility and
mechanical equipment. If applicable, the application would need to include elevations and
details for the proposed methods of screening. No mechanical or utility equipment was
identified in the submitted materials. See RMC 4-4-095, Screening and Storage
Height/Location Limitations for specific requirements.
Project Borealis
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April 18, 2024
4. Refuse and Recycling Areas: All new development for multi-family, commercial, industrial
and other nonresidential uses shall provide onsite refuse and recyclables deposit areas and
collection points for collection of refuse and recyclables. Refuse and recycling areas need to
meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” For office
developments, a minimum of two (2) square feet per every 1,000 square feet of building gross
floor area shall be provided for recyclable deposit areas and a minimum of four (4) square
feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit
areas. Refuse and recycling areas would need to be identified in the building permit
application plan set that meet the minimum size, screening, location, and other standards
in RMC 4-4-090.
5. 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.
6. Landscaping: Compliance with the landscape standards is required with conversions of vacant
land. 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. Any landscaping area shall be a minimum of five feet (5’)
in width. An underground sprinkling system shall be required to be installed and maintained
for all landscaped areas. Compliance with the landscaping regulations are not required for
interior tenant improvements projects with no exterior site changes.
7. 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
Project Borealis
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April 18, 2024
TREE SIZE TREE CREDITS
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.
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. Compliance with tree retention and tree density
requirements are not required for interior tenant improvements. If any tree removal is
proposed, compliance with these standards would be required.
8. Parking: Compliance with the parking regulations is not required for interior tenant
improvements that do not include a change of use. It should be noted that the parking
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April 18, 2024
regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9
feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet
x 23 feet; compact surface parking spaces shall not account for more than 40 percent for
designated employee parking or 30 percent of the spaces in the surface parking lot(s) for all
other uses. Stall dimensions are slightly smaller for structured parking, see RMC 4-4-080.
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. The minimum required
number of accessible spaces is two percent (2%) of the total spaces when total required
parking is between 501 and 1,000 parking spaces. For lots over 1,000 spaces, the minimum
number of accessible spaces is 20 plus 1 space for every 100 spaces, or fraction thereof, over
1,000.
9. Access/Driveways: Access to the site is proposed to remain via existing curb cuts off of SW
16th St and Oaksdale Ave SW.
10. Critical Areas: According to City of Renton (COR) Maps, the Site contains high seismic hazard
areas, special flood hazard areas (100-year flood) FEMA Zone – AE, regulated shorelines –
shoreline high intensity, sensitive slopes (slopes with grades between 25 and 40%), and
wetlands. Portions of the outdoor recreation facility are proposed to be developed within
existing onsite wetlands and wetland buffers. The seismic hazard is related to potential
liquefaction of soils during an earthquake event. If any exterior changes are proposed to the
building or site, a geotechnical analysis would be required. The analysis needs to assess soil
conditions and detail construction measures to assure building stability.
A wetlands determination and delineation prepared by a certified wetlands biologist would
be required at the time of formal land use application if any exterior changes are proposed
to the building or site. If any impacts are proposed to the wetland or its buffer onsite a
wetland mitigation plan would be required to be submitted with the land use application. The
Administrator of the Department of Community and Economic Development is authorized to
approve proposals for buffer width reductions of up to twenty five percent (25%) and approve
proposals for buffer width averaging, provided there are no adverse impacts to the wetland
function and values. See RMC 4-3-050I.3.a-b. for additional enhancement criteria for
reduction and averaging of wetland buffer widths.
If a project alters the base flood elevation (BFE) or boundaries of the special flood hazard
area, then the project proponent shall provide the community with engineering
documentation and analysis regarding the proposed change. If the change to the BFE or
boundaries of the special flood hazard area would normally require a FEMA Letter of Map
Change, then the project proponent shall initiate, and receive approval of, a FEMA Conditional
Letter of Map Revision (CLOMR) prior to approval of the development permit. The project
shall be constructed in a manner consistent with the approved CLOMR. If a CLOMR application
is made, then the project proponent shall also supply the full CLOMR documentation package
to the Floodplain Administrator to be attached to the floodplain development permit,
including all required property owner notifications. In addition, the applicant must provide
Flood Hazard information and a Biological Assessment with the required SEPA checklist.
Future improvements would be required to comply with Flood Hazard Area standards related
to flood proofing, compensatory storage, and construction techniques capable of resisting
hydrostatic and hydrodynamic loads. It is the applicant’s responsibility to ascertain whether
Project Borealis
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April 18, 2024
any additional critical areas or environmental concerns are present on the site during site
development or building construction.
11. Environmental Review: Interior tenant improvements, not involving a change of use are
exempt from Environmental (SEPA) Review in accordance with WAC 197-11-800.
12. Permit Requirements: The proposal would require a building permit and would be subject to
the applicable building permit fees. All fees are subject to change. Detailed information
regarding the land use application submittal can be found on the City’s Permit Center website
(www.Rentonwa.gov). The City now requires electronic plan submittal for all applications.
13. Expiration: Once the Building Permit has been issued, the Building Permit is valid for a period
of one (1) year from the date of issuance, unless an extension is granted by the Building
Official. It is the applicant’s responsibility to monitor the expiration dates.
• Early Demo permit targeting April 15th; clarify if intake appointment is required.
Building permit and MEP permits are applied for online. No intake meeting required. For information on
submitting an application contact permttech@rentonwa.gov
• Confirm minor structural scope can be submitted with TI building permit; confirm MEP will be under
separate permit.
Confirmed
• Clarify anticipated permit review timelines for demo permit and TI building permit.
The goal for the demo permit is 2 weeks and the TI permit is 4 weeks. Keep in mind this review time includes
planning and development engineering reviews as well.
• Confirm City of Renton has adopted 2021 IBC and 2021 Washington State Building Code; confirm City of
Renton has amendments for Washington State Building Code and Washington State Existing Building Code.
• Confirm that the City of Renton will adhere to the International Existing Building Code for building
alterations.
• Alterations to structure do not increase demand on existing lateral elements by more than 10%. Per IEBC,
confirm structural elements can remain unaltered.
All three statements are correct.
• Per WESC 306.7.1 (Renton Amendment) exception 1, toilet facilities serving the area of primary
function, including the route from the area of primary function to these facilities, shall be accessible,
but upgrades to meet accessibility code only required to be up to 20 percent of the costs of the
alterations. Please confirm if there is any variance or exemption. For example, if the toilet facilities
are all existing to remain, can they be exempted. You are correct, if they remain unchanged, they
are exempted.
• No additions to the building footprint or exterior building upgrades are currently planned for this
project. Two interior equipment loading bays will be infilled, creating a small increase in interior
floor area (approximately 670 SF, about 0.1% of total project area). In these areas the existing
loading bay doors will be replaced with solid exterior walls, and a few exterior doors will be installed
for egress and access. Confirm minor scope of access improvements will not trigger energy code
upgrades. Clarify threshold for energy code upgrades to building envelop. The energy code will only
apply to new work or alterations.
• Confirm occupant load calculation methodology for classrooms. 20 Net
• Confirm occupant load for equipment training rooms with larger equipment, e.g. fuselage, door
trainers, Occupant load factor used : Shops and other vocations room areas : 50 net Confirmed
Per IBC 2021, 1016.2.2, egressing through intervening spaces is allowed as long as such adjoining rooms
or area served are accessory to one or the other, are not a Group H occupancy, and provide a discernible
path of egress travel to an exit. Confirm classrooms can egress through another classroom, as they are
the same function and are accessory to one or the other. Confirmed
• Luminaire Level Control & Occupancy Control - Please confirm C405.2 through C405.2.2.2 only
applies if we modify more than 50% of the existing fixtures.
I find no exceptions for this in the 2021 WSEC, Luminaire Level Control & Occupancy Control would be
required.
• Energy Metering:
- Please confirm C409 – Energy Metering will not be required since this is not a new building or addition.
- Please confirm C506.1 Metering for Existing Buildings applies, which alleviates the requirements for
metering due to the original build not being subject to C409
The Energy Metering requirements for this existing building do not apply. The building was constructed
in 1993 and not constructed subject to the requirements of this section therefor not required.
- Please confirm plan review will only be required if we add a 400A feeder or larger to the project.
Installations of switches or circuit breakers rated four hundred amperes or over except for
one and two family dwellings. Plan review would be required.