HomeMy WebLinkAboutPre-app Mtg Summary - 25-000011.pdfDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Planning Division | 1055 South Grady Way, 6 th Floor | Renton, WA 98057 | 425-430-7200
|www.rentonwa.gov
PREAPPLICATION MEETING FOR
Lake Washington Cemetery
(Parcel # 1723059180, 1823509001, 1723059057, 1723059004,
1623059010, 172305-PUBLIC)
PRE25-000011
February 6, 2025
Contact Information:
Planner: Alex Morganroth, 425 -430-7219, amorganroth@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 c ontact 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 pr oposal 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 Directo r, Development Services
Director, Development Engineering Director, Department of Community & Economic
Development Administrator, Public Works Administrator and City Council).
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: February 6 , 202 5
TO: Alex Morganroth, Principal Planner
FROM: Michael Sippo, Civil Engineer III
SUBJECT: Lake Washington View Cemetery
PRE2 5 -000011
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)
17230590004, 1723059106, 1723059001, 1723059180, 1723059057, 1623059010, and
172305PUBL. 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 Highlands 435 Pressure Zone.
2. The static water pressure is approximately 100 psi at a ground elevation of 200 feet and 42 psi at a
ground elevation of 336 feet.
3. There is an existing 6-inch water main stub in Blaine Ave NE connecting from the existing 16 -in water
main in NE 3rd St. (see record drawing W-019305).
4. There is an existing 16-inch water main in NE 3rd St that can deliver a maximum flow capacity of 5,500
GPM (see record drawing W-019305).
5. There is an existing 12-inch water main in Edmonds Ave NE that can deliver a maximum flow capacity
of 3,500 GPM (see record drawing W-225702).
6. The property does not currently have water service.
7. Renton Regional Fire Authority will determine the preliminary fire flow. 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.
8. Based on the information provided with the pre -application submittal documents, water service is not
proposed. If water service is required then 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.
a. 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 and RMC 4 -6-010. 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.
b. A 15 feet wide public water easement is required for any public water main, hydrants and
water meters located outside City right -of -way. A minimum 10-foot setback is required from
the building foundation to the new water main.
c. Installation of off -site and on-site fire hydrants. The location and number of hydrants will be
determined by the RRFA based on the final fire flow demand and final site plan.
d. Installation of a landscape irrigation meter and double check valve assembly (DCVA) per City
standard plan no.340.8, if applicable.
e. A reduced-pressure backflow prevention assembly (RPBA) is required for water meters for
retail, commercial, industrial water use. The RPBA shall be installed inside an above -ground
heated enclosure per City standard plan no. 360.1. The RPBA may be located inside the
building if a drainage outlet for the relief valve is provided, and the location is pre -approved
by the City Plan Reviewer and City Water Utility Department.
f. Installation of a backflow prevention assembly must be on private property behind the
domestic water meter.
9. A conceptual utility plan will be required as part of the land use application for the subject
development.
10. 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 connect ions, cut and caps, and purity tests.
Current fees can be found in the 2025 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 service to the project.
The current SDC fee is $5,025 for a 1 inch service, and $25,125 for a 1 -1/2 inch service.
b. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11438465&dbid=0&repo=Cityof
Renton
Sanitary Sewer
1. The project is within the City of Renton’s sanitary sewer service area.
2. There is an existing, private, 8 inch gravity sewer main located on NE 3 rd St (see record drawing: S-
049605).
3. There is an existing 8 inch gravity sewer main located on NE 3 rd St approximately 1,300 ft west of the
property (no record drawing is available).
4. There is an existing 8’’ PVC gravity sewer main located at the intersection of NE 1 st St and Ferndale Ct
NE approximately 300 ft to the south of the project site (see record drawing: S -29050B).
5. Sewer service including sewer mains, sewer stubs and side sewers may be required to be extended to
the property per RMC 4-6-010. All new sewer facilities shall conform to the standards in RMC 4 -6-040
and the City of Renton Standard Details.
a. The applicant may be able to convert the existing private system described in comment 2 to a
public main if it can be shown that they have ownership rights to it and the system can be
shown or replaced such that it conforms to current standards.
6. A conceptual utility plan will be required as part of the land use application for the subject
development.
a. As part of the conceptual utility plan the applicant will need to provide evidence of all existing
solid waste disposal facilities located on the site including remediation actions including but
not limited to the lien filed under KC recording number 20081007000213.
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
2025 Development Fees Document on the City’s website. Fe es will be charged based on the rate at
the time of construction permit issuance.
a. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11438465&dbid=0&repo=Cityof
Renton
8. The development is located within the East Renton Interceptor Special Assessment District and is
subject to SAD Fees as part of the development.
a. This SAD fee is currently assessed at $0.097 per square feet of commercial space.
9. The development may be subject to King County Wastewater Treatment Division capacity charge.
Information about the charge including rates may be found here:
a. https://kingcounty.gov/en/dept/dnrp/waste -services/wastewater-treatment/sewer-system-
services/capacity-charge/about
Surface Water
1. There is an existing ditch and outfall along the south side of Blaine Ave NE (no record drawing
available).
2. There is an existing 15 inch conveyance system along the south side of NE 3 rd St (see record drawing
R-151703).
3. There is an existing 12 inch conveyance system along Edmonds Ave NE (see record drawing R -
225704).
4. There is an existing pond on parcel 1723059057 (see record drawing R -225704).
5. Critical areas on site that may affect stormwater review include: regulated slopes, erosion hazard,
landslide hazard, and wetlands.
6. 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. Based on the
City’s flow control map, the site falls within the City’s Flow Control Duration Standard area (Matching
Forested site conditions). The site falls within the Lower Cedar River drainage basin.
7. 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
8. https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton
9. 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.
10. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new
runoff created by this development to the maximum extent feasible. On -site BMPs shall be evaluated
as described in Section C.1.3 of the 2022 RSWDM. A prelimin ary 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.
11. Installation of a new detention system, or modification of an existing detention system, shall require
conformance with the detention requirements as described in the 2022 RSWDM.
12. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual
Section C.1.3.
13. Erosion control measures to meet the City requirements shall be provided.
14. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of
the site exceeds one acre.
15. 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.
a. The current SDC fee is $0.94 per square foot of new impervious surface but not less than
$2,350.
b. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11438465&dbid=0&repo=Cityof
Renton
Transportation
1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $1 75,000.
The proposed project fronts NE 3rd Street to the north, Blaine Ave NE to the west, and Edmonds Ave
NE to the east.
a. NE 3rd St is classified as a Principal Arterial street with an existing Right -of-Way (ROW) width of
90-130 feet however it is offset and 50 feet of ROW on the project side of the ROW centerline
according to the King County Assessors map. To meet the City’s complete street standards of
RMC 4-6-060, a four (4) lane Principal Arterial Roadway requires a minimum ROW width of 91
feet. The half street improvements shall include a pavement width of 54 feet (27 feet from
centerline including a 5-foot bike lane), a 0.5-foot curb, an 8-foot planting strip, an 8-foot
sidewalk, 2-foot clear space at back of sidewalk, street trees and storm drainage
improvements.
i. However, an alternate street section has been designated for this section of NE 3rd
Street per City Transportation corridor improvement plan. An eastbound right turn lane
is required at the intersection of NE 3 rd and Edmonds Ave NE. Therefore, the street
improvements along the south side of NE 3 rd Street include a pavement width of 54 feet
(22 feet from centerline), 0.5 -foot curb, a 15-foot Share Use Path, street trees and
storm drainage improvements. No dedication is anticipated.
b. Blaine Ave NE is classified as a Residential Access street with an existing ROW width of 60 feet
per the King County Assessors map. To meet the City’s complete street standards per RMC 4 -
6-060, a minimum 53 feet of ROW is required. Half street improvements as taken from the
ROW centerline shall include a 26 foot paved road (13 feet from centerline), a 0.5 foot curb, an
8 foot planting strip, a 5 foot sidewalk, street trees and storm drainage improvements. No
dedication is anticipated.
c. Edmonds Ave NE is classified as a Residential Access street with an existing ROW width of 60
feet per the King County Assessors map. To meet the City’s complete street standards per
RMC 4-6-060, a minimum 53 feet of ROW is required. Half street improvement s as taken from
the ROW centerline shall include a 26 foot paved road (13 feet from centerline), a 0.5 foot curb,
an 8 foot planting strip, a 5 foot sidewalk, street trees and storm drainage improvements.
i. The existing established curbline shall remain and is a variable distance from the ROW
centerline that is greater than the minimum required. The improvements listed above
are required to be installed at back of curb, thus dedication will be required and
determined by final survey.
2. Refer to City code 4-4-080 regarding driveway regulations.
a. Maximum driveway slope shall not exceed eight percent. A modification may be granted to
allow a driveway to exceed eight percent slope but not more than fifteen percent slope, with
good cause shown, which shall include, but not be limited to, the absence of any reasonable
alternative. To exceed fifteen percent (15%), a variance is required.
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 commercial
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.
a. At a minimum a TIA shall be provided analyzing the driveway entrances and intersection
control.
6. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench
Restoration and Street Overlay Requirements.
7. The development is subject to transportation impact fees. Fees will be charged based on the rate at
the time of building permit issuance.
a. Unless noted otherwise in the Fee Schedule, the 2025 transportation impact fee is $8,031.94
per net new PM peak Hour Vehicle Trip per PM Peak Hour Vehicle Trip.
b. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11438465&dbid=0&repo=Cityof
Renton
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 with in 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 pl an shall be on separate
sheets.
5. Fees quoted in this document reflect the fees applicable in the year 20 25 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
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: February 6, 2025
TO: Pre-Application File No. 25-000011
FROM: Alex Morganroth, Principal Planner
SUBJECT: Lake Washington View Cemetery
APNs 1723059180, 1823509001, 1723059057, 1723059004, 1623059010,
172305-PUBLIC
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, 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 www.rentonwa.gov.
Project Proposal: The subject site is comprised of five (5) parcels (APN 1723059180, 1823509001,
1723059004, 1623059010, 172305-PUBLIC) and a portion of a sixth parcel (APN 1723059057) with a total area
of 853,865 sq. ft. (19.6 acres) located at the southwest corner of N E 3rd St and Edmonds Ave NE. The
undeveloped parcels are located in the Residential – 8 (R-8) and Residential – 10 (R-10) zoning districts with a
Comprehensive Plan Designation of Residential Medium Density (RMD) and Residential High Density (RHD).
One parcel (APN 172305-PUBLIC) appears to be City -owned right-of -way (ROW). The applicant has proposed
the development of a cemetery with internal roadways, multiple parking areas, and eight (8) mausoleum
structures. An unknown number of trees would require removal in order for the site to support the
development. According to City of Renton (COR) Maps, the project site is mapped with a high erosion hazard,
medium and high landslide hazards, sensitive slopes (25-40%), protected slopes (>40%), and wetlands
(uncategorized).
Current Use: The site is undeveloped with vehicles and shipping containers stored on a portion of the site.
1. Zoning Districts and Land Use Designation : The subject property is located within the Residential
Medium Density (RHD) and Residential High Density (RHD) land use designations and both the
Residential – 8 (R-8) du/ac and Residential – 10 (R-10) du/ac zoning classifications. A variety of
residential uses are permitted in the R -8 and R -10 zones, as well as other uses that may be
appropriate in predominantly residential areas – see the Zoning Use Table in RMC 4-2-060 for a
list of specific uses. Cemeteries are permitted in both the R -8 and R -10 zones with an approved
Hearing Examiner Conditional Use Permit.
2. Conditional Use (Hearing Examiner): 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 c riteria when
reviewing a request for a conditional use permit:
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.
3. Development Standards: The project is subject to RMC 4-2-120A, “Development Standards for
Residential Zoning Designations” effective at the time of complete application (noted as “R-8 and R-
10 standards” herein).
Development Standard R -8 Zone R -10 Zone
Minimum Net Density 4 dwelling units per net acre 5 dwelling units per net acre
Maximum Net Density 8 dwelling units per net acre 10 dwelling units per net acre
Minimum Lot Size 5,000 sq. ft. Detached dwellings: 4,000 sq.
ft.
Attached dwellings: n/a
Minimum Lot Width 50 ft. (60 ft. for corner lots) 40 ft. (50 ft. for corner lots)
Minimum Lot Depth 80 ft. 70 ft.
Minimum Front Yard 20 ft. except when all
vehicle access is taken
from an alley, then 15 ft .
15 ft., except when all vehicle
access is taken from an alley,
then 10 ft.
Minimum Secondary
Front Yard
15 ft. 15 ft.
Minimum Rear Yard 25 ft. 10 ft.
Minimum Side Yard 5 ft. Detached Units: 4 ft.
Attached Units: 4 ft. for
unattached side(s), 0 ft. for
the attached side(s).
Max Building Coverage 50% 55%
Max Impervious Surface
Area
65% 75%
Based on the location of the proposed mausoleums along Edmonds Ave SE, it’s unclear whether
the buildings comply with the setbacks. Compliance with the setback requirements would be
verified at the time of land use application .
Building Height – The maximum wall plate height is restricted to 24 feet, and the buildings shall be not
more than two (2) stories. Roofs with a pitch equal to or greater than 4:12 may project an additional
six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys,
may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections
(e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection
is stepped back one-and-a-half (1.5) horizontal feet from each façade for each one (1) vertical foot
above the maximum wall plate height. Detached accessory structures must remain below a height of
15 feet. No building/structure elevations were provided with the application. Compliance with
the height requirements would be verified at the time of land use application .
No structure shall penetrate the Federal Aviation Regulation Part 77 Objects Affecting Navigable
Airspace. Land Use Permit Master Applications for proposed projects to be located within the Airport
Influence Area shall show the maximum elevation of buildin gs or structures based on the established
airport elevation reference datum will not penetrate the Federal Aviation Administration Regulation
Part 77 Objects Affecting Navigable Airspace. Elevations shall be determined by an engineer or land
surveyor. Within the Airport Influence Area, disclosure notice shall be placed on land title when
property is subdivided, or as part of approval of conditional use permits, special use permits, building
permits, or other SEPA nonexempt projects. Such notice may relate t o noise, low overhead flights,
aviation operations that create high levels of noise, or aviation operations at night when there is
greater sensitivity to noise. Prior to approval of land uses where aviation overflight may occur within
the Airport Influence Area, a navigation easement shall be granted to the City of Renton. The aviation
easement shall be approved by the City Attorney prior to recording. The Renton Municipal Airport
Building Height Restrictions map indicates the maximum building height for airport purposes
would be approximately 182 above sea level. Compliance with requirements would be
determined at the time of land use application. Please see RMC 4-3-020, Airport Related Height
and Use Restrictions for full requirements .
4. Screening: Screening must be provided for all surface and roof -mounted mechanical equipment. The
land use application will need to include elevations and details for the proposed methods of
screening.
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 retaining wall that is 4 fee t 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. Please refer
to retaining wall and fence standards (RMC 4-4-040) for additional information about fences and
retaining walls.
6. Landscaping: The requirements of the landscaping section (RMC 4-4-070) shall apply to the entire site, all
parking areas, and street frontages when projects contain new buildings. Except for critical areas, all
portions of the development area not covered by structures, required parking, access, circulation or service
areas, must be landscaped with native, drought -resistant vegetative cover. The minimum on -site landscape
width required along street frontages is 10 feet and shall contain trees, shrubs, and l andscaping. Street
trees in the ROW planter will also be required. The following sections shall apply:
a. RMC 4-4-070F .1, Street Frontage Landscaping Required;
b. RMC 4-4-070F .2, Street Trees and Landscaping Required Within the Right -of-Way on Public Streets; and
c. RMC 4-4-070F .3, Front Yard Trees Required When Street Trees Are Not Located Within the Right -of-Way
Abutting a Front Yard.
Surface parking lots shall contain a perimeter landscaping screen at least 10 feet in width measured from
the ROW. Within this perimeter screen trees shall be planted at a minimum of 2 -inch caliper at an average
rate of 30 lineal feet of street frontage, s hrubs at the minimum rate of one per 20 square feet, and
groundcover in quantities that will provide at least 90 percent (90%) coverage within three (3) years. Surface
parking lots containing 100 or more stalls shall provide a minimum of 35 square feet of interior parking lot
landscaping per stall. Any interior parking lot landscaping area shall be sized to dimensions of at least eight
feet (8') by twelve feet (12'). Landscaping shall be dispersed throughout the parking area and shall include
a mixture of trees, shrubs, and groundcover.
Stormwater Facility Perimeter Landscaping – A landscaping strip with a minimum fifteen feet (15') of width
shall be located on the outside of the perimeter fence, unless otherwise determined through the site plan
review or subdivision review process.
Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape
requirements. A conceptual landscape plan demonstrating compliance with the landscape standards shall
be submitted at the time of land use application.
7. 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 pr ovided 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
TREE SIZE TREE CREDITS
Preserved tree 16 – 18 caliper inches 7
Preserved tree 19 – 21 caliper inches 8
Preserved tree 22 – 24 caliper inches 9
Preserved tree 25 – 28 caliper inches 10
Preserved tree 29 – 32 caliper inches 11
Preserved tree 33 – 36 caliper inches 12
Preserved tree 37 caliper inches and greater 13
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on
slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their
associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches (18")
caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which
could otherwise allow such sheltered trees to be blown down if removed.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other
significant native evergreen or deciduous trees; and other significant non -native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for
retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of
an approved enhancement project within a critical area or its buffer .
The Administrator may require independent review of any land use application that involves tree
removal and land clearing at the City's discretion.
The Administrator may authorize the planting of replacement trees on the site if it can be
demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4 -4-130H1e
can be met.
Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040,
Definitions D , of a property.
8. Parking: For uses not specifically identified in the parking regulations (RMC 4-4-080), Department
staff shall determine which of the uses identified in the parking regulations is most similar based upon
staff experience with various uses and information provided by the applicant.
Parking Space Dimensions – The parking regulations specify standard stall dimensions of 9 feet x 20
feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet. ADA
accessible stalls must be a minimum of 8 feet in width by 20 feet in length, w ith an adjacent access
aisle of 8 feet in width for van accessible spaces. Up to 40 percent of stalls may be compact spaces
designated for employee parking, and up to 30 percent of stalls may be compact spaces if designated
for all users. The appropriate amount of ADA accessible stalls is based on the total number of spaces
provided.
Bicycle Parking – The number of bicycle parking spaces shall be equal to ten percent (10%) of the
number of required off -street vehicle parking spaces; Please review RMC 4-4-080F.11 for further
general and specific bicycle parking requirements.
The applicant will be required at the time of land use application to provide a detailed parking
analysis of the proposed use (analysis should include parking requirements for all uses on the
site) with calculations based on the requirements noted above. The analysis would include
information regarding anticipated parking demand and frequency of use by visitors .
9. Access /Driveways: Access is proposed via the existing driveways off NE 3rd St and a new driveway off
of Edmonds Ave NE at the intersection shared with NE 1st St. Driveway widths and quantity are limited
by the driveway standards, in RMC 4-4-080I. Driveways shall not be closer than 5 -feet to any property
line and not exceed 40 percent of the street frontage. The width of any driveway shall not exceed 30
feet.
There shall be no more than one driveway for each one hundred sixty five feet (165') of street frontage
serving any one property or among properties under unified ownership or control; for each one
hundred sixty five feet (165') of additional street fronta ge another driveway may be permitted.
Internal access would be provided via a series of private drives/roads that weave throughout the site.
10. Critical Areas: According to COR Maps, sensitive and protected slopes (grades between 25 and 90
percent) are mapped on the project site. In addition, medium and high landslide hazards, a high
erosion hazard, and an uncategorized wetlands are present on the site. A 15 -foot structure setback is
required for protected slopes. In addition, protected slopes and their associated buffers shall be
placed in a Native Growth Projection Area (tract). A geotechnical report would be required at the
time of formal land use application. The analysis should assess soil conditions and detail
construction measures to assure site stability. If a smaller structure buffer is proposed, a
secondary geotechnical review would be required to be completed at the applicant’s expense.
The wetlands mapped on site is uncategorized. The proposal would be subject to the buffer and
structure setback requirements under the “All other uses” category. A wetlands study meeting the
current Critical Areas Regulations must be submitted with the land use application. The City may
require independent review (funded by the applicant) of the report. Any approved buffer reduction or
buffer averaging with enhancement will require a minimum of 5 -years maintenance and monitoring.
Separate surety devices for enhancement planting and the maintenance and monitoring period are
required.
It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental
concerns are present on the site during site development or building construction.
11. Environmental Review: Due to the presence of critical areas, the proposal is subject to
Environmental (SEPA) Review in accordance with WAC 197 -11-800. An environmental checklist must
be submitted with the land use application. An environmental determination will be made by the
Renton Environmental Review Committee.
12. Permit Requirements: The proposed project would require a Hearing Examiner Conditional Use
Permit and Environmental (SEPA) Review. All land use permits would be processed within an
estimated time frame of twelve (12) weeks. The 2025 application fees include $3,763.00 for a
Conditional Use Permit Review, $1,856.00 for SEPA Review, and a 5% technology fee. All fees are
subject to change. Any modifications requested would require an additional $29 9.00 fee. In addition
to the required land use permits, separate construction and building permits would be required.
Detailed information regarding the land use application submittal can be found on the City’s new
website here. City now requires electronic plan submittal for all applications. The City’s Electronic
File Standards can also be found on the City’s website here.
In addition to the required land use permits, separate construction and building permits would be
required.
13. 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.
14. Public Information Sign: Public Information Signs are required for all Type II I Land Use Permits,
Conditional Use Permit (Hearing Examiner), 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 (see land
Low Impact Land Uses – Unpaved
trails and low intensity open space
All Other Land Uses
Wetland
Category
Buffer Buffer
High
wildlife
functio
n
(8-9
points)
Moderat
e wildlife
function
(5-7
points)
Low
wildlife
function
(3-4
points)
All
Other
Score
s
High
wildlife
function
(8-9
points)
Moderat
e wildlife
function
(5-7
points)
Low
wildlife
function
(3-4
points)
All Other
Scores
Category I –
Bogs & Natural
Heritage
Wetlands
175 ft 200 ft
Category I - All
others 175 ft 125 ft 75 ft 75 ft 200 ft 150 ft 115 ft 115 ft
Category II 150 ft 100 ft 75 ft n/a 175 ft 150 ft 100 ft n/a
Category III 100 ft 75 ft 50 ft n/a 125 ft 100 ft 75 ft n/a
Category IV 40 ft n/a 50 ft n/a
A 15-foot setback is required between buildings and critical area buffers
use forms on City website). The applicant is solely responsible for the construction, installation,
maintenance, removal, and any costs associated with the sign.
15. Public Meeting: A neighborhood meeting, according to RMC 4-8-090, is required for:
a. Preliminary plat applications;
b. Planned urban development applications; and
c. Projects estimated by the City to have a monetary value equal to or greater than ten million dollars
($10,000,000), unless waived by the Administrator.
The intent of this meeting is to facilitate an informal discussion between the project developer and the
neighbors regarding the project. The neighborhood meeting occurs after a pre -application meeting
and before submittal of applicable permit applications. The public meeting shall be held within Renton
city limits, at a location no further than two (2) miles from the project site.
16. Public Outreach Sign: Preliminary plats, Planned urban development applications, and projects
estimated by the City to have a monetary value equal to or greater than ten million dollars
($10,000,000), unless waived by the Administrator require the applicant to install a public outreach
sign. Public outreach signs are intended to supplement information provided by public information
signs by allowing an applicant to develop a personalized promotional message for the proposed
development. The sign is also intended to provide the public with a better sense of proposed
development by displaying a colored rendering of the project and other required or discretionary
information that lends greater understanding of the project.
17. Impact Mitigation Fees (2025): In addition to the applicable building and construction fees, impact
mitigation fees are required for the construction of new building areas or changes of use to a more
intensive use. If any building expansions or new buildings are proposed or a change in use to a more
intense use, fire and transportation impact fees may be assessed. See the City fee schedule for
additional information.
18. Expiration: Once the Conditional Use Permit has been approved, the applicant has two years to
comply with all conditions of approval and to apply for any necessary permits before the approval
becomes null and void. The approval body that approved the original application may grant a single
two-year extension. The approval body may require a public hearing for such extension.
19. 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 amorganoth@rentonwa.gov to schedule a virtual
prescreen appointment.