HomeMy WebLinkAboutPRE24-000095_Clean_Source_Commercial_Parking_Meeting_Summary_240418_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:April 18, 2024
June 20, 2011
TO:Alex Morganroth, Senior Planner
FROM:Sam Morman, Civil Engineer II
SUBJECT:Commercial Parking Lot
SW Grady Way, Renton, WA
PRE24-000095
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 #
2423049054, 2423049133 and 2423049128. The following comments are based on the pre-application
submittal made to the City of Renton by the applicant.
Water
1. The proposal does not impact the water utility.
Sewer
1. The proposal does not impact the sewer utility.
2. There is a 90-inch King County gravity wastewater main running thought parcel #2423049054.
Surface water
1. There is an 18-inch concrete storm main along the north property line of the project site
fronting SW Grady Way (see record drawing R-190407).
2. Critical areas are present onsite that may affect stormwater review. The site contains a flood
hazard area, the Springbrook Creek floodway and 100-year floodplain. The site is west of
Springbrook Creek and within the Creeks regulated high intensity shoreline. The site is
adjacent to a steep slope hazard area for sensitive and protected slopes just east of the site.
3. 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 Citys Peak Rate Flow Control (Matching Existing)
2
Standard. The site falls within the Black River drainage basin and the Springbrook Creek sub
basin.
4. 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=CityofRent
on
5. 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 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. 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 in order of preference by feasibility 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 applicable to the project. The final drainage plan
and drainage report must be submitted with the utility construction permit application.
7. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design
Manual Section C.1.3. Information on the water table and soil permeability (measured
infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement
#9 and Appendix C shall be included in the report. The report should also include information
concerning the soils, geology, drainage patterns and vegetation present shall be presented in
order to evaluate the drainage, erosion control and slope stability for site development of the
proposed plat. The applicant must demonstrate the development will not result in soil erosion
and sedimentation, landslide, slippage, or excess surface water runoff.
8. Erosion control measures to meet the City requirements shall be provided.
9. 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 2024 Surface water system development fee is $0.92 per square foot of new
impervious surface, but no less than $2,300.00.
b. The full schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=C
ityofRenton
TRANSPORTATION
1. It appears that the overall construction valuation will be less than $175,000. In accordance with
RMC 4-6-060, no street frontage improvements or right of way dedication are required. However,
if during Land-Use review it is determined that the construction valuation exceed an overall
valuation of $175,000, the project may become subject to further transportation review.
2. Refer to City code 4-4-080 regarding driveway regulations.
a. A minimum separation of 5-feet is required between driveway and the property line.
b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide
slotted drains.
c. The width of any driveway shall not exceed thirty feet (30) for all other uses.
3. Paving and trench restoration shall comply with the Citys Trench Restoration and Overlay
Requirements.
3
4. A traffic impact analysis is required when the estimated vehicular traffic generated from a
proposed development exceeds 20 vehicles per hour in either the AM (6:00 9:00) or PM (3:00
6:00) peak periods. The analysis must include a discussion on traffic circulation to and from the
site and onsite traffic circulation. The study shall include trip generation and trip distribution for
the project for both AM and PM peak hours.
5. 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. 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 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 fee schedule.
Clean Source Commercial Parking
Page 2 of 10
April 18, 2024
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2024\PRE24-00095
the Urban Design District D. The purpose of the CO zone is to provide areas appropriate
for professional, administrative, and business offices and related uses, offering high-
quality and amenity work environments. In addition, a mix of limited retail and service
uses may be allowed to primarily support other uses within the zone, subject to special
conditions. Limited light industrial activities, which can effectively blend in with an office
environment, are allowed, as are medical institutions and related uses.
Based on the applicants description of the use, the parking lot may be classified as either
Vehicle storage or New Surface Parking, Commercial or Public. Per RMC 4-11-190
Definitions S, vehicle storage is defined as an indoor or outdoor area for parking or
holding of motor vehicles and boats or wheeled equipment for more than seventy-two (72)
hours. This definition excludes bulk storage, vehicle sales, vehicle rental, tow truck
operation/auto impoundment yard, auto wrecking yard, outdoor storage, and indoor
storage. Vehicle storage is not permitted in the CO zone.
Per RMC 4-11-160 Definitions P, new surface parking lots, commercial or public, are
defined as open lots or grounds with at-grade parking improvements. This definition
excludes dedicated park and rides, shared-use park and rides, and commercial and public
structured parking garages. New surface parking lots are allowed in the CO zone with an
approved Administrative Conditional Use Permit, but only if not used for vehicle storage
as defined above. The applicant shall provide additional information on the plan for the
proposed parking area in order to allow staff to make a use classification determination.
New surface parking lots, commercial or public, are permitted in the CO zone with an
approved Administrative Conditional Use Permit.
2. Conditional Use (Administrative): A conditional use is a land use which may be permitted
within a zoning district following review by staff to establish conditions mitigating impacts
of the use and to assure compatibility with other uses in the district. Staff will consider
the following criteria when reviewing a request for a conditional use permit:
1. 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.
2. 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.
3. Effect on Adjacent Properties: The proposed use at the proposed location shall not
result in substantial or undue adverse effects on adjacent property.
4. Compatibility: The proposed use shall be compatible with the scale and character of
the neighborhood.
5. Parking: Adequate parking is, or will be made, available.
6. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall
mitigate potential effects on the surrounding area.
7. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use
shall be evaluated and mitigated.
Clean Source Commercial Parking
Page 3 of 10
April 18, 2024
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2024\PRE24-00095
8. 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.
3. Development Standards: The project would be subject to RMC 4-4-080, Parking, Loading
and Driveway Regulations (noted as Parking regulations herein) effective at the time
of complete application.
Standard Parking Stall Size Surface/Private Garage/Carport: A parking stall shall be a
minimum of twenty feet (20’) in length, except for parallel stalls, measured along both
sides of the usable portion of the stall. Each parallel stall shall be twenty three feet by
nine feet (23’ x 9’) in size. A parking stall shall be a minimum of nine feet (9’) in width
measured from a right angle to the stall sides.
Parking Aisle Width Minimums (90 degree parking): For one row and two (2) rows of
ninety degree (90) parking using the same aisle in a one way or two (2) way circulation
pattern, the minimum width of the aisle shall be twenty four feet (24’).
Maneuvering Space/Use of Public Right-of-Way: Maneuvering space shall be completely
off the right-of-way of any public street except for parking spaces provided for single
family dwellings and duplexes. Parallel parking stalls shall be designed so that doors of
vehicles do not open onto the public right-of-way.
Lighting: Any lighting on a parking lot shall illuminate only the parking lot and shall be
designed and located so as to avoid undue glare or reflection of light pursuant to RMC 4-
4-075, Exterior On-site Lighting. Light standards shall not be located so as to interfere with
parking stalls, stacking areas and ingress and egress areas.
Accessible Parking as Stipulated by ADA: One ADA spots would be required for parking
lots with between 1 and 25 spaces.
Parking Lot Construction Requirements: All off-street parking areas shall be paved with
asphaltic concrete, cement or equivalent alternative material of a permanent nature as
approved by the Public Works Department. Surfacing treatments that provide increased
infiltration opportunities, such as permeable pavements, shall be used where feasible and
to the extent required by the Surface Water Design Manual. Wheel stops shall be required
on the periphery of the parking lot so the cars shall not protrude into the public right-of-
way of the parking lot, or strike buildings. Wheel stops shall be two feet (2’) from the end
of the stall for head-in parking.
Landscaping: Surface parking lots are subject to the landscape regulations in RMC 4-4-
070.
Perimeter Landscaping: All parking lots shall have perimeter landscaping at least ten feet
(10) in width as measured from the street/alley ROW. The landscape strip shall meet the
following standards:
a. Trees shall be two-inch (2") caliper for multi-family, commercial, and industrial uses
at an average minimum rate of one tree per thirty (30) lineal feet of street frontage.
Trees shall be one-and-one-half-inch (1.5") caliper for low impact development
stormwater management facilities associated with any land use. (Ord. 5828, 12-12-
2016)
Clean Source Commercial Parking
Page 4 of 10
April 18, 2024
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2024\PRE24-00095
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area.
Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation.
Interior Parking Lot Landscaping: Surface parking lots with more than fourteen (14) stalls
shall be landscaped with plantings. A parking lot with 15 to 50 stalls shall provide 15
sf/parking space. Based on the 28 stalls proposed by the applicant, a total of 420 square
feet of interior landscaping is required for the proposed project. Please note that
perimeter landscaping cannot be substituted for interior landscaping.
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family,
commercial, and industrial uses. At least one tree for every six (6) parking spaces
within the lot interior shall be planted.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area
shall be planted. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover shall be planted in sufficient quantities to provide at least ninety
percent (90%) coverage of the landscaped area within three (3) years of installation.
d. There shall be no more than fifty feet (50’) between parking stalls and an interior
parking lot landscape area.
Optional Landscape Layouts
Storm drainage facilities are required to comply with the minimum 15-foot perimeter
landscaping strip on the outside of the fence unless otherwise determined through the
site plan review or subdivision review process. Please refer to landscape regulations RMC
4-4-070 for further general and specific landscape requirements.
A conceptual landscape plan shall be provided with the formal land use application as
prepared by a registered Landscape Architect or other certified professional.
4. Access: Driveways shall not be closer than five feet (5) to any property line and not
exceed 40 percent of the street frontage. Driveway widths are limited by the driveway
Clean Source Commercial Parking
Page 5 of 10
April 18, 2024
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2024\PRE24-00095
standards, in RMC 4-4-080I. There shall be no more than one driveway for each one 165
feet of street frontage serving any one property or among properties under unified
ownership or control; for each 165 feet of additional street frontage another driveway
may be permitted subject to the other requirements of RMC 4-4-080. Based on the length
of the frontage for the subject site, only one driveway would be allowed.
5. 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
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
Clean Source Commercial Parking
Page 6 of 10
April 18, 2024
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2024\PRE24-00095
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.
6. Fences/Retaining Walls: The maximum height of any fence, hedge or retaining wall shall
be eight feet (8’), subject to further height limitations as specified in RMC 4-4-040E.2, and
provided the fence, hedge, or retaining wall does not pose a traffic vision hazard. Within
commercial zones the maximum height of any fence, hedge, or retaining wall within the
front yard and secondary front yard shall not exceed 48 inches (48) in height within 15
feet (15) of the front yard property line or within any part of the clear vision area. Chain
link fencing shall be coated with black, brown, gray or green bonded vinyl. Fences, hedges
and retaining walls shall not stand in or in front of any required landscaping. If a new or
replacement fence is proposed within 15 feet (15) of a public street on a site that is
nonconforming to street frontage landscape requirements per RMC 4-4-070F.1, the site
shall be brought into conformance. Barbed wire fences are permitted by special
administrative fence permit in all commercial zones. Barbed wire may only be used on
top of fences at least six feet (6’) high.
7. Lighting: With additions to or replacement of light fixtures, parking lot or display lot light
fixtures shall be non-glare and mounted no more than twenty five feet (25’) above the
ground to minimize the impact onto adjacent and abutting properties. See RMC 4-4-075
for additional standards.
8. Critical Areas: A high seismic hazard area is mapped on the project site. The seismic
hazard is related to potential liquefaction of soils during an earthquake event. A
geotechnical analysis for the site is required. The analysis needs to assess soil conditions
and detail construction measures to assure building stability.
Pursuant to the FEMA Flood Insurance Rate Maps (FIRM) the subject site contains a
Floodway and a Special Flood Zone AE (base flood elevation determined) which is
Clean Source Commercial Parking
Page 7 of 10
April 18, 2024
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2024\PRE24-00095
classified as a 100-year flood plain. Based on the submitted site plan, a portion of the
proposed parking lot would be located in the floodway and the entire site would be
located in the Special Flood Zone AE. Encroachments, including fill, new construction,
substantial improvements, and construction or reconstruction of residential structures
is prohibited within designated floodways, unless it meets the provisions of subsection
G.4.e of RMC 4-3-050, Additional Restrictions within Floodways, see below:
i. Increase in Flood Levels Prohibited: Encroachments, including fill, new construction,
substantial improvements, and other development are prohibited unless certification by
a registered professional engineer demonstrates through hydrologic and hydraulic
analyses performed in accordance with standard engineering practice that:
(a) Encroachments shall not result in any increase in flood levels during the
occurrence of the base flood discharge; and
(b) There are no adverse impacts to the subject property or abutting or adjacent
properties; and
(c) There are no higher flood elevations upstream; and
(d) The impact due to floodway encroachment shall be analyzed using future land use
condition flows.
ii. Residential Construction in Floodways: Construction or reconstruction of residential
structures is prohibited within designated floodways, except for:
(a) Repairs, reconstruction, or improvements to a structure which do not increase the
ground floor area; and
(b) Repairs, reconstruction or improvements to a structure, the cost of which does
not exceed fifty percent (50%) of the market value of the structure either: (1) before
the repair, reconstruction, or improvement is started; or (2) if the structure has been
damaged, and is being restored, before the damage occurred. Work done on
structures to comply with existing health, sanitary, or safety codes or to structures
identified as historic places may be excluded in the fifty percent (50%).
iii. Compliance Requirements: If this subsection G is satisfied, all new construction and
substantial improvements shall comply with all applicable flood hazard areas reduction
provisions of this Section.
iv. Bridges Crossing Floodways: In mapped or unmapped flood hazard areas, future flow
conditions shall be considered for proposed bridge proposals crossing floodways.
vi. AE and A1-30 Zones with Base Flood Elevations but No Floodways: In areas with BFEs
(when a regulatory floodway has not been designated), no new construction, substantial
improvements, or other development (including fill) shall be permitted within zones A1-
30 and AE on the communitys FIRM, unless it is demonstrated that the cumulative effect
of the proposed development, when combined with all other existing and anticipated
development, will not increase the water surface elevation of the base flood more than
one foot (1’) at any point within the community.
The FIRM maps indicate the base flood elevation to be 19 feet Mean Sea Level (MSL).
Flood Hazard Data shall be submitted with formal land use application pursuant to RMC
4-8-120D. In addition, new industrial structures shall have the lowest floor, including bas
Clean Source Commercial Parking
Page 8 of 10
April 18, 2024
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2024\PRE24-00095
ement, elevated a minimum of one foot above the level of the base flood elevation. See
RMC 4-3-050I for further flood hazard information and requirements.
It is the applicants responsibility to ascertain whether any additional critical areas or
environmental concerns are present on the site during site development or building
construction.
9. Shoreline Jurisdiction: A large portion of the site is located in Reach B of the Black
River/Springbrook Creek Regulated Shoreline Area. The portion of the site within the
regulated shoreline area is designated Shoreline High Intensity. Per RMC 4-3-090
Shoreline Master Program Regulations, a parking lot would be subject to the
development standards for Transportation Uses, including parking lots, as outlined in
RMC 4-3-090E.10.e:
10. Transportation:
a. General Standards: New and expanded transportation facilities shall be designed to
achieve no net loss of ecological functions within the shoreline. To the maximum extent
feasible the following standards shall be applied to all transportation projects and
facilities:
i. Facilities shall be located outside of the shoreline jurisdiction and as far from the
land/water interface as possible. Expansion of existing transportation facilities shall
include analysis of system options that assess the potential for alternative routes
outside shoreline jurisdiction or set back further from the land/water interface.
ii. Facilities shall be located and designed to avoid significant natural, historical,
archaeological, or cultural sites, and mitigate unavoidable impacts.
iii. Facilities shall be designed and maintained to prevent soil erosion, to permit
natural movement of groundwater, and not adversely affect water quality or aquatic
plants and animals over the life of the facility.
iv. All debris and other waste materials from construction shall be disposed of in such
a way as to prevent their entry by erosion into any water body and shall be specified
in submittal materials.
v. Facilities shall avoid the need for shoreline protection.
vi. Facilities shall allow passage of flood waters, fish passage, and wildlife movement
by using bridges with the longest span feasible or when bridges are not feasible,
culverts and other features that provide for these functions.
vii. Facilities shall be designed to accommodate as many compatible uses as feasible,
including, but not limited to: utilities, viewpoint, public access, or trails.
e. Parking (standards specific to new parking lots in shoreline):
i. When Allowed: Parking facilities in shorelines are not a preferred use and shall be
allowed only as necessary to serve an authorized primary use.
ii. Public Parking:
(a) In order to encourage public use of the shoreline, public parking is to be provided
at frequent locations on public streets, at shoreline viewpoints, and at trailheads.
Clean Source Commercial Parking
Page 9 of 10
April 18, 2024
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2024\PRE24-00095
(b) Public parking facilities shall be located as far as feasible from the shoreline unless
parking areas close to the water are essential to serve approved recreation and public
access. In general, only disabled parking should be located near the land/water
interface with most other parking located within walking distance and outside of
buffers. (Ord. 5976, 8-3-2020)
(c) Public parking facilities shall be designed and landscaped to minimize adverse
impact upon the shoreline and adjacent lands and upon the water view.
iii. Private Parking:
(a) Private parking facilities should be located away from the shoreline unless parking
areas close to the water are essential to serve approved uses and/or developments.
When sited within shoreline jurisdiction, parking shall be located inland away from
the land/water interface and landward of water-oriented developments and/or other
approved uses.
(b) Surface parking areas shall be located and designed to minimize visual impacts as
viewed from the shoreline and from views of the shoreline from upland properties.
(c) Parking structures shall be located outside of buffers and behind or within the first
row of buildings between the water and the developed portions of a site and designed
such that the frontage visible from the shoreline accommodates other uses and
parked cars are not visible from that frontage. (Ord. 5976, 8-3-2020)
(d) Parking lot design, landscaping and lighting shall be governed by the provisions of
chapter 4-4 RMC and the provisions of the Shoreline Master Program.
Based on the standards in the Shoreline Master Program Regulations, the proposed
parking lot would not be allowed on the portion of the site located in the Black
River/Springbrook Creek Regulated Shoreline area.
10. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development
in the Employment Area Comprehensive Plan land use designation. The purpose of the
site plan review process is to analyze the detailed arrangement of project elements to
mitigate negative impacts where necessary to ensure project compatibility with the
physical characteristics of a site and with the surrounding area. Site plan review ensures
quality development consistent with City goals and policies. Site plan review analyzes
elements including, but not limited to, site layout, building orientation and design,
pedestrian and vehicular environment, landscaping, natural features of the site, screening
and buffering, parking and loading facilities, and illumination to ensure compatibility with
potential future development. Decisional criteria for site plan approval are itemized in
RMC 4-9-200E.3.
11. Environmental Review: The proposal includes the addition of more than 20 new parking
stalls, therefore, an environmental checklist is a submittal requirement. An
environmental determination will be made by the Renton Environmental Review
Committee.
12. Permit Requirements: The proposal would be required to obtain an Administrative
Conditional Use Permit, Administrative Site Plan Review, and SEPA Environmental Review.
Land uses in the underlying zoning that require an administrative (AD) conditional use
permit in the underlying zoning require the corresponding Shoreline Conditional Use
Clean Source Commercial Parking
Page 10 of 10
April 18, 2024
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2024\PRE24-00095
Permit. A shoreline substantial development permit may also be required. All applications
would be reviewed concurrently in an estimated time frame of eight (8) weeks following
acceptance of a complete application. The 2024 fees are as follows: Administrative
Conditional Use Permit application fee - $1,800.00, Administrative Site Plan Review fee -
$3,030.00, Shoreline Conditional Use Permit - $3,650, and Environmental Review fee -
$1,800.00. Any modification requests to code standards are $250.00 per modification. 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, a separate construction and building permit
would be required. A handout listing Rentons development-related fees is available on
the City of Renton website for your review.
13. 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 Alex Morganroth, Senior Planner, at 425-430-7219 or
amorganroth@rentonwa.gov to submit the prescreen materials.
14. Expiration and Extensions: Once the Site Plan Review and Conditional Use Permit
applications have been approved, the applicant has two (2) years to comply with all
conditions of approval and to apply for any necessary permits before the approval
becomes null and void. A single two-year extension may be granted. It is the responsibility
of the owner to monitor the expiration date.
1Clark Close
From:Robert ShueySent:Thursday, April 18, 2024 8:30 AMTo:Clark CloseSubject:FW: PRE24-000095 • Building Review - Pre App/Pre Sub • Pre-Application Meeting Submittal v1Here you go Clark. Rob Shuey, Building Official, CBO Development Services Director City of Renton | CED | Building Division 1055 S Grady Way | 6th Floor | Renton, WA 98057 Virtual Permit Center | Online Applications and Inspections D: (425) 430-7290 | M: (206) 550-8523 | rshuey@rentonwa.gov From: Robert Shuey Sent: Thursday, March 21, 2024 12:58 PM To: Alex Morganroth <AMorganroth@Rentonwa.gov> Subject: PRE24-000095 • Building Review - Pre App/Pre Sub • Pre-Application Meeting Submittal v1 Alex, Here is my comment on this project: If electrical power is run to this property Electric vehicle charging infrastructure pursuant to WAC 51-50-0429 will be
1,128 94
Vicinity Map
This map is a user generated static output from an Internet mapping site and
is for reference only. Data layers that appear on this map may or may not be
accurate, current, or otherwise reliable.
3/18/2024
Legend
64032
THIS MAP IS NOT TO BE USED FOR NAVIGATION
Feet
Notes
64
WGS_1984_Web_Mercator_Auxiliary_Sphere
City and County Labels
Addresses
Parcels
City and County Boundary
Renton
<all other values>
Streets
Points of Interest
Parks
Waterbodies
2021.sid
Red: Band_1
Green: Band_2
Blue: Band_3
SW GRADY WAY50'50'INTERSTATE 405SBTSPTMS14"SLIDING VEHICLE GATEEXISTING SPRINGBROOK TRAIL ON EXISTING VARIABLE WIDTH EASEMENT FOR DRAINAGE CHANNELNON-ACCESS RESERVE STRIPUNDERGROUND UTILITY EASEMENTSTREET TREES AND LANDSCAPING AS REQUIRED BY LOCAL CODES AND REGULATIONS6' SIDEWALK10' INTERSTATE SETBACK FROM PROPERTY LINE STORM WATER SWALEFINAL SIZE TO BE DETERMINED BY NEED AND CAPACITYPERIMETER SECURTIY FENCE
TO FOLLOW PROPERTY LINESTORM WATER SWALE FINAL SIZE TO BE DETERMINED BY NEED AND CAPACITY24' - 0"20' - 0"24' - 0"20' - 0"10' - 0"10' FRONT SETBACK FROM PROPERTY LINE8' - 0"PERIMETER FENCEPROPERTY LINEPATH OF VEHICLE TRAVELLANDSCAPE AREACONCRETE SIDEWALKPAVEMENTPAVED STAGING AREATREESTREET TREE1/16" = 1'-0"A1CLEANSOURCE - GRADY WAY SITE PLAN - PARKING LOTAPPROVED:DRAWN:DATE:PROJECT NO.DRAWINGS TO BE PRINTED IN GRAYSCALE. IF 3 DISTINCT SHADES OF DOTS ARE NOT VISIBLE, INFORMATION MAY BE MISSING.NOT FOR CONSTRUCTIONMARKDATEDESCRIPTION#520 SW Yamhill Suite 900 Portland OR 97204Phone: 503.222.1661 www.ffadesign.comFFA Architecture and Interiors, Inc.A-104DRAFTCLEANSOURCE -SW GRADY WAY5579 NE Cornelius Pass Rd, Hillsboro, ORSITE PLAN -PARKING LOTCleanSource -Property MaintenanceApproverAuthorIssue Date010123SITE STUDYNLEGEND - SITE PLAN