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
Collective Justice
2505 Maple Valley Hwy, Renton, WA 98058
PRE 24-000234
September 12, 2024
Contact Information:
Planner: Jill Ding, 425-430-6598, jding@rentonwa.gov
Public Works Plan Reviewer: Huy Huynh, 425-430-7384, hhuynh@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).
M E M O R A N D U M
DATE: September 12, 2024
TO: Jill Ding, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Collective Justice Office Space
1. The fire flow requirement for the proposed office space is 1,500 gpm fire flow. A minimum
of two fire hydrants are required. One within 150-feet and one within 300-feet of the proposed
building. One existing fire hydrant appears to meet the minimum requirements. One new fire
hydrant would be required to be installed across the access roadway/highway.
2. The fire impact fees are currently applicable at the rate of $0.14 a square foot for the
proposed change of use. Credit is applicable at $421.98 per single family unit. This fee is paid at
building permit issuance. A building permit is required for the proposed change of use.
3. An approved fire alarm systems is required for buildings exceeding 3,000 square feet per
city ordinance. Separate plans and permits required by the fire department. Fire alarm system
shall be fully addressable and full smoke detection are required.
4. Fire department apparatus access roadways are required to be a minimum of 20-feet wide
fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be
constructed to support a 30-ton vehicle with 75-psi point loading. Access is required within 150
feet of all points on the buildings. Access as it exists will not meet these requirements. An
approved fire apparatus turnaround is required for dead end roadways over 150 -feet long. An
approved hammerhead turnaround is acceptable.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: Sept 10, 2024
June 20, 2011
TO: Jill Ding, Senior Planner
FROM: Huy Huynh, Civil Engineer II
SUBJECT: Collective Justice Office
2505 Maple Valley Rd, Renton, WA
PRE24-000234
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 #
1623059011. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant.
WATER COMMENTS
1. The project is within the City of Renton’s water service area in the Valley 196 Pressure Zone. The
approximate static water pressure is 60 psi at elevation of 56 feet.
2. The project site is located inside the City’s Wellhead Protection Area zone 1.
3. There is an existing 4-inch dead-end water main located on the parcel that can deliver a
maximum flow capacity of 400 gallons per minute (GPM) (Record Dwg: W-036604).
4. A minimum of two fire hydrants are required. One within 150-feet and one within 300-feet of
the proposed building. One existing fire hydrant appears to meet the minimum requirements.
One new fire hydrant would be required to be installed across the access roadway/highway per
Renton Regional Fire Authority. The existing fire hydrant is located approximately 185 LF west of
the northwest corner of the property line. (HYD-SE-00021).
5. Installation of a “Storz” adapter on the existing hydrants within 300-ft will be required if they
are not already equipped with one.
6. There is one existing ¾-inch domestic water lateral (LAT-001976) and domestic water meter
(facility ID No. MTR-005015) serving the existing building. There is also an existing ¾-inch
domestic water lateral (LAT-001975) and domestic water meter (facility ID No. MTR-005715) on
the same parcel that is serving 2513 Maple Valley Hwy. The existing water meters are located in
the northeast corner of the site.
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May 23, 2024
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7. If upsizing of the domestic water service is needed, the existing ¾-inch water service must be
cut, capped, and abandoned at the main line. Cut and cap of the existing ¾-inch domestic water
service shall be done by City forces under a separate permit.
8. A water main utility easement is required to be recorded on the parcel.
9. Installation of a landscape irrigation meter and double check valve assembly (DCVA) per City
standard plan no. 340.8 if applicable.
10. There are two existing 3/4-inch domestic water laterals (facility ID LAT-001976 and LAT-001975)
and two domestic water meters serving the existing building (facility ID No. MTR-005015 and
MTR-005715) located on the parcel.
11. Based on the review of project information submitted for the pre-application meeting, Renton
Regional Fire Authority has determined that the preliminary fire flow demand for the proposed
office is 1,500 gpm fire flow, and a fire alarm system will be required.
12. The development is subject to meter installation fees based on the number and size of the
meters for domestic uses and for fire sprinkler use if upgrading is required or needed. 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.
a) The SDC fee for water is based on the size of the new domestic water, if any, to serve the
project. The current water fee for a single 1-inch meter is $4,850.00 per meter, 1-1/2-inch
meter is $24,250.00 and a 2-inch meter is $38,800.00.
b) Water Service installation fee is $2,875.00 per 1-inch service line, $4,605.00 per 1-1/2-inch
service line, and $4,735.00 per 2-inch service line.
c) Drop-in meter fee is $460.00 per meter for a 1-inch meter, $750.00 for a 1-1/2-inch meter,
and $950.00 for a 2-inch meter. This is payable at issuance of the building.
d) Credits will be applied to the existing services if abandoned.
e) Final determination of applicable fees will be made after the water meter size has been
determined. SDC fees are assessed and payable at civil construction permit issuance.
f) The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=Cityof
Renton.
SEWER COMMENTS
1. The project is within the City of Renton’s sanitary sewer service area.
2. There is an existing 42-in gravity King County wastewater main in Maple Valley Hwy.
3. There are existing 4-inch and 6-inch side sewers serving the existing building, which is connecting
to an 8-inch concrete sewer stub shared with 2513 Maple Valley Highway. The majority of the
shared side sewer is located on 2505 Maple Valley Hwy property.
4. A grease interceptor is required if a commercial kitchen is proposed.
5. The development will be subject to a wastewater system development charge (SDC) fee if
upgrading or addition domestic water meters are proposed. 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.
a. The current sewer fee for a 1-inch meter is $3,650.00 per meter, 1-1/2-inch meter is
$18,250.00 and a 2-inch meter is $29,200.00.
b. SDC fees are payable at construction permit issuance.
PRE24-000234 Page 3 of 4
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c. A credit of the SDC in the amount equal to the SDC fee for the size of the previous water
meter, if abandoned, will be applied.
d. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityo
fRenton.
SURFACE WATER
1. There is an existing 12-inch concrete stormwater main (record drawing R-139824) and two type
2 catch basins (facility ID 136714 and 136715) locate on the parcel.
2. There is an existing 12-inch corrugated metal storm main (record drawing R-139824) and two type
1 catch basins (facility ID 133021 and 136845) locate on the North side of the parcel across Maple
Valley Hwy.
3. Based on the City’s flow control map, the site falls within the City’s Flow Control Duration Standard
area Matching Forested site conditions.
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 Lower Cedar River Basin – Cedar Main Urban subbasin.
5. Critical areas on-site that affect drainage review including APA Zone 1, coalmine hazard, seismic
hazard, regulated shoreline, flood hazard, and regulated slope. Within zone 1 of the Aquifer
Protection Area (APA) open facilities such as flow control and water quality treatment ponds,
stormwater wetlands, and infiltration facilities, on site BMPs that rely on infiltration, and open
conveyance systems such as ditches and channels are prohibited.
6. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant
will be required to provide enhanced basic water quality treatment. Any proposed detention
and/or water quality vault shall be designed in accordance with the 2022 RSWDM. Separate
structural plans will be required to be submitted for review and approval under a separate
building permit for the detention and/or water quality vault. Special inspection from the building
department is required.
7. Erosion control measures to meet the City requirements shall be provided.
8. The current City of Renton Surface Water Standard Plans that shall be used in all onsite drainage
submittals. The current City of Renton Standard details are available online at the City of Renton
website:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton.
9. The development may be 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=Cityo
fRenton&cr=1.
TRANSPOTATION
1. As this project is proposing a interior remodel and no new construction or additions valued at
over $175,000, no street frontage improvements or right of way dedication are required,
PRE24-000234 Page 4 of 4
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however, if during Land-Use and/or other agency reviews it is determined that outside site and
parking/lot improvements are required, the project may become subject to further transportation
review.
2. Since the project is proposing a change in use that may result in additional traffic, a traffic study
meeting City of Renton traffic study guidelines is required at the land-use submittal. If the result
of the study is more than 20 new trips in the AM or PM peak hours, a traffic impact analysis will
be required.
3. The development is subject to transportation impact fees. Fees will be assessed at the time of a
complete building permit application. The 2024 transportation impact fee for net new pm peak
hour person vehicle trips is $8,031.94 per 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 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 fee schedule.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: September 12, 2024
TO: Pre-Application File No. 24-000234
FROM: Jill Ding, Senior Planner
SUBJECT: Collective Justice – 2505 Maple Valley Hwy (APN 1623059011)
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official decision-
makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public
Works Administrator, Planning Director, Development Services Director, Development
Engineering Director, and City Council). Review comments may also need to be revised based on
site planning and other design changes required by City staff or made by the applicant. The
applicant is encouraged to review all applicable sections of the Renton Municipal Code. The
Development Regulations are available online at https://www.codepublishing.com/WA/Renton.
Project Proposal: The subject property is located on the south side of the Maple Valley Highway
(State Route 169) and is addressed as 2505 Maple Valley Hwy (APN 1623059011). The project site
totals 42,794 square feet (0.98 acres) in area and is zoned Commercial Office Residential (COR)
and is within Urban Design District C. The project site is currently developed with an existing 3,400
square foot single family residence. The applicant proposes to utilize the existing building for
office, conference space, and overnight retreat space for Collective Justice. Collective Justice (CJ)
is a restorative and transformative justice organization. Their organization seeks to are reduce the
reliance on punishment and instead relies on community based interventions and alternatives to
harm. Access to the site is provided via an existing private access easement over the property to
the west that connects to Maple Valley Hwy. According to City of Renton (COR) Maps, the site is
mapped within a moderate coal mine hazard area, the 100 year flood plain and floodway of the
Cedar River, a moderate and severe channel migration zone, sensitive and protected slopes, is
within a wellhead protection area, zone 1 and is located within the 200-foot shoreline jurisdiction
of the Cedar River.
Current Use: Currently the site is occupied with an existing single family residence proposed to
remain.
1. Zoning /Land Use Designation, and Overlays: The project site is located in the Commercial
Office Residential (COR) land use designation, the Commercial Office Residential (COR) zoning
designation, and Urban Design District C. Place areas that are located near a significant
amenity, such as a waterfront, are near major transportation or transit routes, and are
comprised of one or more large tracts of vacant or underutilized land in the Commercial Office
Collective Justice
Page 2 of 7
September 12, 2024
Residential land use designation and zone. This land banking designation is intended to
transform properties into compact, mixed-use developments that act as City gateways,
through master planning and coordinated design. The purpose of the Commercial Office
Residential Zone (COR) is to provide for a mix of intensive office, hotel, convention center,
and residential activity in a high-quality, master-planned development that is integrated with
the natural environment. Commercial retail and service uses that are architecturally and
functionally integrated are permitted. Also, commercial uses that provide high economic
value may be allowed if designed with the scale and intensity envisioned for the COR Zone.
The scale and location of these sites will typically denote a gateway into the City and should
be designed accordingly.
Office and Conference centers are permitted uses, and Social Service Organizations are
permitted with the approval of a Hearing Examiner Conditional Use permit, provided the
use is be housed in a structure containing one or more of the following uses: offices,
residences, hotels, convention centers, and/or research and development facilities.
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 “COR standards” herein).
Minimum Lot Size, Width and Depth – There are no minimum lot size, width and depth
requirements in the COR.
Setbacks – Setbacks are the distance between the building and the property line or any private
access easement or tract. Setback requirements in the COR zone are determined through the
site plan review process.
Any additions to the existing building or the construction of new buildings would be required
to go through the site plan review process to determine the required setback areas.
Building Height – Maximum building height in the COR zone is 10 stories and/or 125 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. Any proposed additions to the existing building or new
buildings would be subject to compliance with the height requirements of the COR zone.
Maximum Lot Coverage for Buildings – The maximum lot coverage requirements in the COR
zone are 65% of total lot area or 75% if parking is provided within the building or within a
parking garage.
Screening – Screening must be provided for all surface-mounted and roof top utility and
mechanical equipment. The site plan application will need to include elevations and details
for the proposed methods of screening (see RMC 4-4-095).
3. Refuse and Recycling Areas: Refuse and recycling areas must meet the requirements of RMC
4-4-090, “Refuse and Recyclables Standards.”
In office, educational and institutional developments, a minimum of two (2) square feet per
every one thousand (1,000) square feet of building gross floor area shall be provided for
recyclables deposit areas and a minimum of four (4) square feet per one thousand (1,000)
square feet of building gross floor area shall be provided for refuse deposit areas. A total
minimum area of one hundred (100) square feet shall be provided for recycling and refuse
Collective Justice
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September 12, 2024
deposit areas. Compliance with the refuse and recycling standards would be reviewed at the
time of formal application.
4. 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.
Street Frontage Landscaping – The minimum onsite landscape width required along street
frontages is 10 feet, with the exception of areas for required walkways and driveways, and
shall contain trees, shrubs, and landscaping.
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 as the proposal
includes the change of use from a residential use to a non-residential use.
5. Significant Tree Retention: Application materials identify that there are mature trees on the
site. When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and
cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along
with an arborist report, tree retention plan and tree retention worksheet shall be provided
with the formal land use application as defined in RMC 4-8-120. The tree retention plan must
show preservation of at least 30% of significant trees. Please refer to RMC 4-4-130, Tree
Retention and Land Clearing Regulations for further general and specific tree retention and
land clearing requirements.
In addition to retaining a minimum of 30% of existing significant trees, each new lot would be
required to provide a minimum tree density of 30 tree credits per net acre. Tree credits
encourage retention of existing significant trees with larger trees being worth more tree
credits.
TREE SIZE TREE CREDITS
New small species tree 0.25
New medium species tree 1
New large species tree 2
Preserved tree 6 – 9 caliper inches 4
Preserved tree 10 – 12 caliper inches 5
Preserved tree 12 – 15 caliper inches 6
Preserved tree 16 – 18 caliper inches 7
Preserved tree 19 – 21 caliper inches 8
Preserved tree 22 – 24 caliper inches 9
Preserved tree 25 – 28 caliper inches 10
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September 12, 2024
TREE SIZE TREE CREDITS
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-
130H.1.e can be met.
Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-
040, Definitions D, of a property. A formal tree retention plan and tree credit worksheet
prepared by an arborist or landscape architect would be required if the proposal includes
any expansion or addition of the existing building.
6. Fences/Retaining Walls: If the applicant intends to install any fences as part of this project,
the location must be designated on the landscape plan. A wall taller than four feet requires a
building permit. Fences up to six-feet in height are permitted in the rear yard and side yard;
fences up to four feet are permitted in the front yard. Any part of a yard that is within a clear
vision area has a limited fence height of 42 inches. A fence shall not be constructed on top of
a retaining wall unless the total combined height of the retaining wall and the fence does not
exceed the allowed height of a standalone fence. New or existing fencing would need to
comply with the fence requirements of the code (RMC 4-4-040).
Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other
masonry product that complements the proposed building and site development. There shall
be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public
rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional
information about fences and retaining walls.
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September 12, 2024
7. Parking: The following table provides parking ratios for the office component:
Use Ratio
Office A minimum of 2.0 spaces per 1,000 square feet
of net floor area and a maximum of 4.5 parking
spaces per 1,000 square feet of net floor area.
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.
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.
All non-residential development that exceeds 4,000 gross square feet in size would also be
required to comply with the bicycle parking requirements of RMC 4-4-080F.11. The number
of bicycle parking spaces required would be based on 10% of the required number of off-
street vehicle parking stalls. The proposed project would be exempt from the requirement to
provide bicycle parking as the existing structure does not exceed 4,000 square feet in size.
8. Access/Driveways: Access to parking lots and garages shall be from alleys when available.
Driveway location, spacing and widths are limited by the driveway design standards, in RMC
4-4-080I. No change in access is proposed. The applicant would be required to demonstrate
that the existing private access easement is sufficient to provide access to the new
commercial use.
9. Urban Design Regulations: Compliance with Urban Design Regulations, District ‘C’, is required
for any building additions or changes to the building facade. The land use application shall
provide a written narrative to identify how the project meets each applicable urban design
regulations. Please refer the standards in their entirety at RMC 4-3-100.
10. Critical Areas: the site is mapped within a moderate coal mine hazard area, the 100 year flood
plain and floodway of the Cedar River, a moderate and severe channel migration zone,
sensitive and protected slopes, is within a wellhead protection area, zone 1 and is located
within the 200-foot shoreline jurisdiction of the Cedar River. It is the applicant’s responsibility
to determine whether any other critical areas are present on the site prior to formal
application.
Due to the presence of critical areas, a geotechnical study prepared by a licensed geologist,
trained in fluvial morphology, may be required at the time of formal land use application to
assess geological hazards, channel migration zone, and flood hazards mapped on site. The
study shall specifically address if the proposal will not increase the threat of the geological or
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September 12, 2024
flood hazard to adjacent or abutting properties beyond pre-development conditions; and the
proposal will not adversely impact other critical areas; and the development can be safely
accommodated on the site. A standard stream or lake study prepared by a qualified biologist
may be required at the time of formal land use application to demonstrate compliance with
the Shoreline Master Program and development criteria found in Critical Areas Regulations
RMC 4-3-090. The study shall demonstrate if the proposal meets the criteria of no net loss of
ecological functions as described in RMC 4-3-090D.2. If the proposal requires mitigation for
substantial impacts to the existing vegetation buffer in order to demonstrate no net loss of
ecological functions, a supplemental stream or lake study is required.
11. Environmental Review: The proposal would be subject to Environmental (SEPA) Review as
the proposal includes a change of use of an existing single family residence located within a
Channel Migration Zone.
12. Conditional Use Permit: A Social Service Organization would be required to comply with the
following criteria:
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.
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.
13. Permit Requirements: The proposed project would require a Hearing Examiner Conditional
Use Permit, Site Plan Review, and Environmental (SEPA) Review. The applications would be
reviewed concurrently within an estimated time frame of 12 weeks. The 2024 application fees
would total $10,269 (Hearing Examiner Conditional Use Permit is $3,710 + Site Plan Review
$4,270 + SEPA $1,800 + Technology Fee $489 = $10,269). 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 City’s Permit
Center website. The City now requires electronic plan submittal for all applications. Please
refer to the City’s Electronic File Standards.
Collective Justice
Page 7 of 7
September 12, 2024
In addition to the required land use permits, separate construction and building permits
would be required.
14. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of
submittal requirements and may be modified in cases where additional information is
required to complete the review of an application. In addition, non-applicable submittal
requirements may be waived. The applicant should contact the assigned Project Manager if
there are any questions regarding submittal requirements.
15. 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.
16. 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 2024 impact fees are as follows:
• A Fire impact fee would be assessed at the applicable at the rate of $0.14 a square foot
of office use for the proposed change of use. Credit is applicable at $421.98 per single
family unit.; and
• A transportation impact fee for any new net daily PM Peak Hour Person Vehicle trips is
$8,031.94 per trip;
A handout listing all of the City’s Development related fees is available for your review at
https://
edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=CityofRenton.
17. 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
Jill Ding, Senior Planner, at 425-430-6598 or jding@rentonwa.gov to submit prescreen
materials and subsequent land use application.
18. 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 applicant’s
responsibility to monitor the expiration dates.
1
Jill Ding
From:Robert Shuey
Sent:Wednesday, August 28, 2024 7:17 AM
To:Jill Ding
Subject:PRE24-000234 • Building Review - Pre App/Pre Sub • Pre-Application Meeting Submittal v1
Jill,
My comments are as follows:
This building is currently a single-family residenc