HomeMy WebLinkAboutPRE_Pre_App_Meeting_Summary_250228_v1DEPARTMENT 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
Flatiron- Lane Joint Venture (FLJV) Field Office Trailiers and Laydown Area
4350 Lake Washington Blvd N
PRE25-000034
February 27, 2025
Contact Information:
Planner: Ashley Wragge, 425-430-7314, awragge@rentonwa.gov
Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org
Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider giving
copies to engineers, architects, and contractors who will work on the project. You will need to
submit an PDF copy of this packet when you apply for land use and/or environmental permits.
When the project application is ready for submittal, you may email the project planner to start
the prescreen process. Similarly, you may contact the assigned planner if there are any
questions regarding submittal requirements.
The pre-application meeting is informal and non-binding. The comments provided on the
proposal are based on the codes and policies in effect at the time of review. The applicant is
cautioned that the development regulations are regularly amended and the proposal will be
formally reviewed under the regulations in effect at the time of project submittal. The
information contained in this summary is subject to modification and/or concurrence by
official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services
Director, Development Engineering Director, Department of Community & Economic
Development Administrator, Public Works Administrator and City Council).
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: February 27, 2025
June 20, 2011
TO: Ashley Wragge, Assistant Planner
FROM: Yong Qi, Civil Engineer III
SUBJECT: Temporary Field Office Trailers and Laydown Area (FLJV)
4350 Lake Washington Blvd N, Renton, WA
PRE25-000034
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 #
3224059049. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant.
WATER & SEWER COMMENTS
1. A Civil construction permit of Flatiron-Lane JV Field Office Trailer Rental / Laydown Area Project
(C21000235) was issued by the City on April 20th, 2021.
2. A 1-inch domestic water service line and a 1-inch meter were installed as part of the civil
construction permit (C21000235, W21001557 & W21001557).
3. A new side sewer from existing stub at MH4779 to construction trailers per COR std. plan 406.1
was installed as part of the civil construction permit (C21000235 & SS21001558).
4. Per City of Renton Fee Schedule, temporary utility connection may be granted for a one-time,
temporary, short-term use of a portion of the property for a period not to exceed three (3)
consecutive years. Since this temporary use has been more than three consecutive years. A full
amount of system development charges (SDC’s) shall apply for all water and sewer services.
Current fees can be found in the 2025 Development Fees Document on the City’s website.
a. The SDC fee for water is based on the size of the new domestic water to serve the
project. The current water fee for a single 1-inch meter is $5,025.00 per meter.
b. The SDC fee for sewer is based on the size of the domestic water meters to serve the
project. The current sewer fee for a 1-inch meter is $4,025.00 per meter.
PRE25-000034 Page 2 of 2
February 27, 2025
2
c. 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. Erosion control measures and appropriate on-site BMPs to meet the City requirements shall be
provided.
2. The existing onsite critical area of May Creek to the south of the property shall be protected all
the time.
3. Per City of Renton Fee Schedule, temporary utility connection may be granted for a one-time,
temporary, short-term use of a portion of the property for a period not to exceed three (3)
consecutive years. Since this temporary use has been more than three consecutive years. A full
amount of system development charges (SDC’s) shall apply for the new impervious area. Current
fees can be found in the 2025 Development Fees Document on the City’s website.
a. The 2025 Surface water system development fee is $0.94 per square foot of new
impervious surface, but no less than $2,350.00.
b. The full schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityo
fRenton&cr=1.
GENERAL COMMENTS
1. 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).
2. Fees quoted in this document reflect the fees applicable in the year 2025 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.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2025\PRE25-000034
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: February 27, 2025
TO: Pre-Application File No. 25-000034
FROM: Ashley Wragge, Assistant Planner
SUBJECT: Flatiron Lane Joint Venture (FLJV) Temporary Field Office
Trailers and Laydown Area – 4350 Lake Washington Blvd N
(APN 3224059049)
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 applicant, Flatiron West, Inc. and The Lane Construction Corporation,
a joint venture (FLJV), is proposing to continue the temporary use of field office trailers and
laydown area at 4350 Lake Washington Blvd N (APN 3224059049) to support the completion
of the WSDOT I-405 Renton to Bellevue Widening and Express Toll Lanes Project. The project
site is 312,776 square feet (7.18 acres) and is located within the Commercial Office
Residential (COR) land use designation and zone and is in the Kennydale Community
Planning Area. There are currently six (6) existing structures on the site, two (2) permanent
structures and four (4) temporary structures. The permanent structures total approximately
50,149 square feet. On February 18, 2025, the applicant was issued a building permit
(B25000369) to demolish the 33,500 square foot commercial building on the west side of the
property. The temporary structures placed previously are approximately 7,780 square feet
and the applicant is requesting to potentially place an additional 7,000 square feet of
temporary office space to allow for any additional trailers that may be required. The six (6)
structures have been used for material and equipment storage, office space, and bathroom
facilities. Other portions of the lot have been used for 150 parking spaces and approximately
16,000 square feet of aggregates storage; the applicant proposes to continue this temporary
use.
Access to the site is from the north end of the property from Lake Washington Blvd N. The
applicant does not indicate any tree removal on site. The City’s mapping system, COR Maps,
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indicates that the subject property is within the Shoreline High-Intensity May Creek Reach B
Designation, Flood Hazard Area (FEMA Zone – AE), and Seismic Hazard Area. However, a
Letter of Map Amendment (LOMA) Determination Document (Removal) was issued by the
Federal Emergency Management Agency on May 22, 2012 that removed the project site from
the special flood hazard area.
Current Use: The current use is being used as a temporary construction/ contractor’s office
and bulk storage, as permitted under LUA19-000318. There are currently two (2) existing
permanent structures on the site that would be used for material and equipment storage (the
one on the west side of the property was issued a building permit to be demolished) as well
as four (4) temporary structures, three (3) offices, and one (1) restroom.
1. Zoning /Land Use Designation, and Overlays: The property is located in the
Commercial Office Residential (COR) zone and land use designation. This property is
within the Urban Design District C. 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. The proposed project is for a temporary use permit
for the continuation of the ability to use the site for a construction/contractor’s office and
. This use is not permitted in the COR zone; therefore, it would require a Type II
temporary use permit per RMC 4-9-240D.2.a, Temporary Use Permits.
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.
Minimum Lot Size, Width and Depth – No minimums specified for the COR zone.
Building Standards – The maximum lot coverage for buildings 65% of the total lot area or
75% if parking is provided within the building or within a parking garage. The two existing
permanent structures are 50,149 square feet and the four existing temporary
structures are 7,780 square feet. This totals 57,929 square feet of building coverage
and 18.5% building coverage. The application requests up to 15,000 square feet of
temporary structures, up to an additional 7,220 square feet, which would increase
the lot coverage to 65,149 square feet and 20.8% building coverage. Both figures are
less than the 65% maximum permitted lot coverage for buildings.
Setbacks – Setbacks are the distance between the building and the property line or any
private access easement. Setbacks in the COR zone are determined at the time of site
development plan review. In no case shall a structure over 42 inches in height intrude
into the 20-foot clear vision area defined in RMC 4-11-030.
Per the Shoreline Master Program General Development Standards, all new or expanded
commercial development adjacent to residential use and public parks shall provide
fifteen feet (15') setbacks from adjacent properties to attenuate proximity impacts such
as noise, light and glare, and may address scale and aesthetic impacts. Fencing or
landscape areas may be required to provide a visual screen.
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Location for the potential new temporary structures has not been provided. The
proposed trailers would be conditioned similarly to LUA19-000318 to be located on-
site, at least five feet (5’) from all property lines, and outside of any vegetation
conservation and/or regulated shoreline buffers from May Creek.
Building Height and Impervious Surface Coverage – The 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 by RMC 4-3-020.
Development activities within the shoreline have a maximum building height of no more
than thirty-five feet (35') above average finished grade level at more than 100 feet from
the Ordinary High Water Mark (OHWM). The building height and coverage
requirements would be verified at the time of formal application.
3. Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements
of RMC 4-4-090, “Refuse and Recyclables Standards.” There are general requirements
for all uses for location, signage, screening, and setbacks for collection areas and
specific requirements. In office 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 deposit areas. See RMC 4-4-090 for additional information and standards.
Based on a gross office building area of 7,780 square feet, a minimum of 100 square
feet would be needed for recycling and refuse deposit areas. For office building area
up to 15,000 square feet, 100 square feet would be needed. Compliance with the
refuse and recycling standards would be required to be demonstrated in the land
use application.
4. Landscaping: Not applicable. A portion of the site is currently landscaped. It is
anticipated that the existing landscaping is adequate to satisfy the landscaping
requirements. However, landscaping may be used for screening purposes.
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, 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.
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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
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.
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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.
No trees are proposed to be removed. A formal tree retention worksheet would be
required with the land use application. An inventory, retention plan, and arborist
report would be required with the application if significant trees are proposed to be
removed.
6. Fences/Retaining 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 feet or taller, as measured by the vertical distance from the bottom of the footing to
the finish grade at the top of the wall requires a building permit. A fence shall not be
constructed on top of a retaining wall unless the total combined height of the retaining
wall and the fence does not exceed the allowed height of a standalone fence. Please refer
to retaining wall and fence standards (RMC 4-4-040) for additional information about
fences and retaining walls.
7. Parking: Parking, docking and loading areas for truck traffic shall be off-street and
screened from view of abutting public streets. The following parking spaces would be
required based on land use:
Use Ratio Required
Spaces
Offices,
general:
A minimum of 2.0 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.
Min: 33
Max: 74
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, with 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.
The applicant is proposing approximately 150 temporary parking stalls throughout
the site for the temporary use. On-site parking would be considered when reviewing
the temporary use permit. The proposal may also need to include bicycle parking
based on 10% of the required number of parking stalls.
8. Access/Driveways: Access is taken from Lake Washington Blvd N at the northern
property line. No changes to the existing access locations to the parcel are proposed.
9. Urban Design Regulations: Temporary modular trailers are exempt from compliance
with Urban Design Regulations RMC 4-3-100.
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10. Critical Areas: The portion of project site proposed for temporary use is located outside
the Shoreline area of May Creek and would therefore not be subject the regulations
within the City’s Shoreline Master Program. Structures shall be setback from the
Ordinary High Water Mark (OHWM) of May Creek a minimum of 100 feet per RMC 4-3-
090. The parcel also contains regulated slopes and high seismic hazards. In addition, a
Category III wetland has been identified near the project site but does not extend onto
the subject property. Due to the presence of geological hazards, a geotechnical study
may be required at the time of building permit application. The study shall
specifically address if the proposal will not increase the threat of the geological
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. It is the applicant’s responsibility to determine
whether any other critical areas are present on the site prior to formal land use
application.
11. Environmental Review: The project proposal includes the potential of an additional
7,220 square feet of office space which 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 would be made by the Renton
Environmental Review Committee. If the applicant remains under the threshold of an
additional 4,000 square feet of office space, no additional environmental review would
be required.
12. Permit Requirements: The proposal would require a Tier II Temporary Use Permit and
potentially SEPA Environmental Review, along with all associated building permits. The
purpose of a temporary use permit allows a use or structure on private or public property
on a short-term basis. Such uses or structures may be allowed subject to modified
development standards which would not be appropriate for permanent uses in the
zoning designation. A Tier II Temporary Use Permit application would be reviewed in an
estimated time frame of 6-8 weeks once a complete application is accepted. The 2025
application fees include $237.00 for a Tier II Temporary Use Permit, $1,856.00 for SEPA
Review, and a 5% technology fee. Any modifications requested would require an
additional $299.00 fee. In addition to the required land use permits, building permits
would be required for field office trailers. Detailed information regarding the land use
application submittal can be found on the City’s website here. The City requires
electronic plan submittal for all applications. The City’s Electronic File Standards can
also be found on the City’s website here.
13. Public Information Sign: Public Information Signs are required for all Type II Land Use
Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform
the public of potential land development, specific permits/actions being considered by
the City, and to facilitate timely and effective public participation in the review process.
The applicant must follow the specifications provided in the public information sign
handout. The applicant is solely responsible for the construction, installation,
maintenance, removal, and any costs associated with the sign.
14. Impact Fees: Not applicable.
15. Next Steps: When the formal application materials are complete, the applicant shall
have the materials pre-screened prior to submitting the complete application package.
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Please contact Ashley Wragge, Assistant Planner, at awragge@renton.wa.gov to submit
prescreen materials and subsequent land use application.
16. Expiration: A temporary use permit is valid for up to one year from the effective date of
the permit. The applicant can request that a permit be valid beyond one year and for up
to five (5) years at time of application or prior to permit expiration. Extension requests do
not require additional fees and shall be requested in writing to the Community and
Economic Development Administrator. It is the applicant’s responsibility to monitor
the expiration dates.
Vicinity Map
FLJV Temporary Office Trailers and Laydown Area
4350 Lake Washington Blvd. N.
Renton, WA 98055
300 ft
N
➤➤
N
THIS IS THE SITE