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
King County Wastewater Treatment Division (WTD)
1200 Monster Rd SW, Renton, WA 98057
PRE 25-000313
October 16, 2025
Contact Information:
Planner: Jill Ding, 425-430-6598, jding@rentonwa.gov
Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov
Fire Prevention Reviewer: Hugo Sotelo, 425.276.9587, hsotelo@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 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 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: October 6th, 2025
TO: Jill Ding, Senior Planner
FROM: Hugo Sotelo, Deputy Fire Marshal
SUBJECT: KC South Water Treatment Plant 1200 Monster Rd.
1. The preliminary fire flow requirements is 2,000 gpm. Two fire hydrants are required. One
within 150 feet and one within 300 feet of the proposed buildings. There appears to be one
existing fire hydrant within 150 feet in front of both buildings. However, one new fire hydrant
will be required to be installed within 300 feet of the proposed buildings.
2. The fire impact fees are applicable at the rate of $.14 Cents per square foot. This fee is paid at
building permit issuance. Credit will be given for the removal or retention of the existing
buildings.
3. Fire department apparatus access roadways are adequate.
South Wastewater Treatment Plan (STP) Trailer Replacement PRE25-000313 Page 1 of 2
October 16th, 2025
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: October 16th, 2025
TO: Jill Ding, Senior Planner
FROM: Yong Qi, Civil Engineer III
SUBJECT: South Wastewater Treatment Plant (STP) Trailer Replacement
1200 Monster Rd SW
PRE25-000313
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)
2423049006. The following comments are based on the pre-application submittal made to the City
of Renton by the applicant.
WATER
1. Domestic water service to all of the buildings within the treatment plant are served by a privately -
owned interior water supply line.
2. Fire protection service to the plant is being provided by privately -owned interior water mains for
fire service hydrants. The private water mains are connected to the City’s water system at 2
locations, the first connection is at the west end of the SW 7th Street Bridge and the second
connection is near the access road along Monster Rd SW. There is an approved backflow
prevention assembly (RPBA) at each of the two (2) connections to the City’s water system.
3. The proposed trailers must be installed at least 10 feet away from the existing water mains. This
clearance is necessary to ensure adequate access for maintenance and repairs, as well as for
valve operations in the event of an emergency.
SEWER
1. A utility plan shall be provided to demonstrate that any proposed sewer connection for the
project will comply with the requirements for proper sewage disposal.
SURFACE WATER
1. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water
Design Manual (RSWDM) will be required. Refer to Figure 1.1.2.A – Flow Chart in the 2022
RSWDM to determine what type of drainage review is required for this site. The site falls within
South Wastewater Treatment Plan (STP) Trailer Replacement PRE25-000313 Page 2 of 2
October 16th, 2025
the City’s Peak Rate Flow Control Standard (matching existing site conditions). The site falls
within the Black River drainage basin.
2. Drainage report and drainage plans based on 2022 RSWDM are required to be provided.
3. Storm drainage improvements along all public street frontages are required to conform to the
City’s Street and stormwater conveyance standards. Any new storm conveyance installed on or
off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022
RSWDM. New storm drains shall be designed to account for the total upstream tributary area,
assuming developed conditions for onsite tributary areas and existing conditions for any offsite
tributary areas.
4. 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. All proposed stormwater
facilities shall be designed in accordance with the current RSWDM 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 all proposed detention and/or water
quality vaults.
5. 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 preliminary drainage plan,
including the application of on-site BMPs, shall be included with the land use application, as
appliable to the project. The final drainage plan and drainage report must be submitted with the
utility construction permit construction.
6. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design
Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration
rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and
Appendix C shall be included in the report. The report should also include information
concerning the soils, geology, drainage patterns and vegetation present shall be presented to
evaluate the drainage, erosion control and slope stabi lity for site development of the proposed
plat. The applicant must demonstrate the development will not result in soil erosion and
sedimentation, landslide, slippage, or excess surface water runoff.
7. Erosion control measures to meet the City requirements shall be provided.
8. The current City of Renton Surface Water Standard Plans shall be used in all drainage submittals.
9. The development is subject to a surface water system development charge (SDC) fee. Fees will
be charged based on the rate at the time of construction permit issuance.
a. The 2025 Surface water system development fee per dwelling is $0.94 per square foot of
new impervious surface, but not less than $2,350.
b. The developer will receive a credit for demolition of the existing structures.
c. The full schedule can be found here.
TRANSPORTATION
1. Based on the submittal items and project description, there are not anticipated transportation
requirements associated with this scope of work.
GENERAL COMMENTS
1. 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 development fee
schedule.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: October 16, 2025
TO: Pre-Application File No. PRE25-000313
FROM: Jill Ding, Senior Planner
SUBJECT: King County Wastewater Treatment Division (WTD) –
1200 Monster Rd SW, Renton, WA 98057
Parcel No. 2423049006
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and
permitting issues are based on the pre-application submittals made to the City of
Renton by the applicant and the codes in effect on the date of review. The applicant is
cautioned that information contained in this summary may be subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic
Development Administrator, Public Works Administrator, Planning Director, Development
Services Director, Development Engineering Director, and City Council). Review comments
may also need to be revised based on site planning and other design changes required by
City staff or made by the applicant. The applicant is encouraged to review all applicable
sections of the Renton Municipal Code. The Development Regulations are available online
at https://www.codepublishing.com/WA/Renton.
Project Proposal: The project site is located at King County’s South Treatment Pla nt (South
Plant) in Renton at 1200 Monster Rd SW (Parcel No. 242304-9006). The South Plant is a
secondary wastewater treatment facility owned and operated by King County Department of
Natural Resources and Parks (DNRP) Wastewater Treatment Division (WTD). The City of
Renton issued a Conditional Use Permit, Site Plan, Shoreline Exemption, and Street
Modification for the King County South Plant Biogas & Heating Systems Improvement Project
on June 12, 2018 (Hearing Examiner’s Final Decision on LUA18-000188). The project
proposal includes the replacement of two existing construction office trailers with two new
trailers. The proposed trailers are factory-assembled structures (FAS) and may fall under WA
State Labor and Industries (L&I) requirements. The specific code is WAC 296-150F Factory
Built Housing and Commercial Structures. The proposed work would include the demolition
of two existing trailers. Removal/disposal of existing asphalt, spalls, debris under existing
trailers, regrade areas, pour new asphalt, install new factory assembled trailers that include
stairs and ADA access ramps as part of the work packages. Disconnect and reconnect water,
plumbing, power and internet. The parcels have been mapped, by City of Renton (COR)
Maps, with moderate coalmine hazards, regulated shoreline – shoreline high intensity, high
seismic hazards, regulated slopes, moderate/high landslide hazards, special flood hazard
area (100 year flood) – FEMA Zone AE, and wetlands. The project site has been mapped with
King County Wastewater Treatment Division (WTD)
Page 2 of 6
October 16, 2005
high seismic hazards. Springbrook Creek is located offsite to the east. The proposed project
would be located outside of the 200-foot shoreline jurisdiction of Springbrook Creek.
Current Use: Currently the site is occupied by King County’s South Treatment Plat (South
Plat).
1. Zoning /Land Use Designation, and Overlays: The property is located within the
Employment Area (EA) land use designation and the Heavy Industrial (IH) zoning
designation. Sewage disposal and treatment plants also require a Hearing Examiner
Conditional Use Permit in the IH zone. According to the submittal summary, the
plant was previously permitted under a Conditional Use Permit (CUP) as part of a
previous site enlargement project (Metro Treatment Plant at Renton – Enlargement
III project).
2. Development Standards: The project would be subject to RMC 4-2-130A,
“Development Standards for Industrial Zoning Designations” effective at the time of
complete application (noted as “IH standards” herein).
Minimum Lot Size, Width and Depth – The minimum lot size in the IH zone is 35,000
square feet. There are no minimum lot width or depth requirements. The existing lot
totals 3,151,155 square feet in area and would exceed the minimum lot size
requirements of the IH zone.
Setbacks – Setbacks are the distance between the building and the property line or any
private access easement. The required setbacks in the IH zone are as follows: 15 feet for
a front yard or secondary front yard (20 feet from a principal arterial street); zero for the
rear yard or side yards, except 50 feet if the lot abuts a lot zoned residential. The
proposed replacement trailers appear to be located over 500 feet and 700 feet from
the nearest property lines, and would be outside of any required setback areas. The
setbacks for any proposed structures would be verified at the time of formal
application.
Building Height – There is no maximum building height requirement within the IH zone.
Building Coverage – There are no minimum lot coverage or impervious surface coverage
requirements within the IH zone.
3. 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).
4. Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements
of RMC 4-4-090, “Refuse and Recyclables Standards.” For manufacturing and other non-
residential developments a minimum of 3 square feet per every 1,000 square feet of
building gross floor area shall be provided for recyclable deposit areas and a minimum
of 6 square feet per 1,000 square feet of building gross floor area shall be provided for
refuse deposit areas.
5. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of
this project, the location must be designated on the landscape plan or grading plan. A
fence and/or wall detail should also be included on the plan. A fence taller than 6 feet
shall require a building permit or an explicit exemption from the Building Official. A
King County Wastewater Treatment Division (WTD)
Page 3 of 6
October 16, 2005
retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom
of the footing to the finish grade at the top of the wall requires a building permit. A fence
shall not be constructed on top of a retaining wall unless the total combined height of the
retaining wall and the fence does not exceed the allowed height of a standalone fence.
For more information about fences and retaining walls refer to RMC 4-4-040.
6. Landscaping: 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
landscaping. Street trees in the ROW planter will also be required. Please refer to
landscape regulations (RMC 4-4-070) for additional general and specific landscape
requirements. The proposal would be exempt from compliance with the landscaping
requirements as no new buildings are proposed.
7. Significant Tree Retention: When significant trees (greater than 6-inch caliper or 8-
caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory
and a tree retention plan along with an arborist report, tree retention plan and tree
retention worksheet shall be provided with the formal land use application as defined in
RMC 4-8-120. The tree retention plan must show preservation of at least 30% of
significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing
Regulations for further general and specific tree retention and land clearing
requirements.
In addition to retaining a minimum of 30% of existing significant trees, properties subject
to an active land development permit shall comply with minimum tree credit retention
requirements of a minimum of 30 credits per net acre. Tree credits encourage re tention
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
King County Wastewater Treatment Division (WTD)
Page 4 of 6
October 16, 2005
TREE SIZE
TREE
CREDITS
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 o r
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: The following ratios would be applicable to the site:
USE NUMBER OF REQUIRED SPACES
Uses not specifically
identified in this
Section
Department of Community and Economic Development
staff shall determine which of the below uses is most similar
based upon staff experience with various uses and
information provided by the applicant. The amount of
required parking for uses not listed above shall be the same
as for the most similar use listed below.
King County Wastewater Treatment Division (WTD)
Page 5 of 6
October 16, 2005
Warehouses and
indoor storage
buildings:
A minimum and maximum of 1 per 1,500 square feet of net
floor area.
It should be noted that the parking regulations specify standard stall dimensions.
Surface parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of 8½
feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking
spaces shall not account for more than 30 percent of the spaces in the surface parking
lots. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with
an adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate
amount of ADA accessible stalls based on the total number of spaces must be provided.
Compliance with the parking regulations would not be required, as no new buildings
are proposed.
9. Access/Driveways: The primary access to the northern portion of the Treatment Plant,
where the project will be developed, is via SW 7th Street. However, there are additional
driveways located off Monster Road SW, Longacres Dr SW, and SW Grady Way. No
changes in access are proposed.
The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance
is required. Driveways exceeding 8% shall provide slotted drains at the lower end.
10. Critical Areas: The project site has been mapped with moderate coalmine hazards and
high seismic hazards. The applicant shall contract with a geotechnical engineer in order
to verify that the earthwork, foundation and other recommendations have been properly
interpreted and implemented in the design and engineering plan documents.
Additionally, the applicant shall complete an analysis on Coal Mine Hazards in the area
pursuant to RMC 4-8-120D.7 Geotechnical Report, Coalmine-Medium.
Springbrook Creek is located offsite to the east. Springbrook Creek is a Shoreline of the
State and is subject to the provisions of the Shoreline Management Act. If any work is
proposed within 200 feet of Springbrook Creek, the proposal would be required to
comply with the City’s Shoreline Master Program.
In addition, a floodplain is mapped on the project site. If any development is proposed
within the floodplain, a flood hazard study and Biological Assessment would be
required at the time of formal land use application. The study would need to
demonstrate that the proposed development would be constructed one (1) foot above
base floor elevation for the 1995 Flood Insurance Rate Map (1995 FIRM Map) and provide
an analysis as to whether the proposal would require compensatory storage.
Finally, the City’s COR mapping system has identified a wetland within 200-feet of the
site. This wetland could be associated with Springbrook Creek. If this wetland is
associated with Springbrook Creek it would be regulated by the Shoreline Master
Program (RMC 4-3-090). All reasonable efforts should be taken to ensure that the
proposed activities do not result in net loss of ecological functions.
If the wetland is found to be separated from Springbrook Creek, then the wetland would
be regulated by the Critical Areas Regulations. As the project is separated from the
wetland via an access road, the Critical Area Regulations may not apply to developme nt
per RMC 4-3-050B.1.g, as determined by the Administrator. Beyond the established
King County Wastewater Treatment Division (WTD)
Page 6 of 6
October 16, 2005
critical area buffer, all structures would be required to provide a minimum 15-foot
building setback.
11. Environmental Review: In accordance with WAC 197-11-800, the repair, remodeling,
maintenance, or minor alteration of existing private or public structures, facilities or
equipment, including utilities, recreation, and transportation facilities involving no
material expansions or changes in use beyond that previously existing would be exempt
from Environmental (SEPA) Review.
12. Permit Requirements: The proposal would require a building permit. The fee for any
Code Modifications are $299 each. 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 (www.Rentonwa.gov). The City now requires electronic plan submittal for all
applications.
In addition to the required land use permits, separate construction and building
permits may be required.
13. Impact Fees: As the proposal would not include the construction of new buildings
Impact Fees would not be required.
The city’s 2023-2024 fee schedule is available for your review on the City’s website.
14. Expiration: Every permit issued shall expire eighteen (18) months from the date of
issuance. For permits that have expired, a new permit must be obtained and new fees
paid. It is the applicant’s responsibility to monitor the expiration dates.
1
Jill Ding
From:Robert Shuey
Sent:Friday, September 26, 2025 7:19 AM
To:Jill Ding
Subject:PRE25-000313 • Building Review - Pre App/Pre Sub • Pre-Application Meeting Submittal
v1
Jill my comments are as follows:
Clarify statements in Heather Hirschy email dated 9-10-25. My responses are in RED:
• Notification Required: The City of Renton must be notified prior to the installation of any FAS. The
City will not approve installation unless the WA State L&I insignia or certification issued under
Chapter 296-150 WAC is a2ixed to the structure. Is this to be submitted with a required permit, if
so which one? A building permit is required for each FAS. The submittal documents shall show
how the building will be anchored to the ground. Plans shall also show proposed ramps/stairs
conforming to ADA standards and their anchorage.
• State Approval: All FAS’s must have been approved by WA State L&I in accordance with state law
and carry the required state insignia prior to installation within the City of Renton. Correct
• Local Compliance: FAS’s must comply with all City of Renton development regulations, including
zoning, siting, utility connections, and fire prevention standards under Title IV RMC. Correct
• Permit(s) Required: Please confirm if building installation permits (2, one for each trailer) shall be
obtained from the City. *Is review of a detailed site plan for each trailer placement and related
connections required outside of what WA State L&I approves for each FAS structure
(trailer and ADA access)? Yes. If so, is it possible to submit a building permit prior to receiving WA
State L&I approval? It is possible if you have the required information to submit for the permit. Is it
possible to condition the building permit to provide copies of the WA Sate L&I approval
documents? We do not need the L&I building plans. We need engineer stamped drawings
described under the first bullet. We can submit preliminary documents and specifications that
WA State L&I will review as part of the building permit submittal but have them marked as such.
Please advise
• Additional permits: Demolition permits (2) for removal of two existing trailers. A grading permit (1)
for minor site reconfiguration (approx. 200 CY) Permits are required for these items
• Are ADA-compliant facilities (specifically, toilets) required in trailers? Yes, unless you can find an
exemption to the accessibility regulations.
• Please advise on fire prevention requirements for trailers. We plan to show hydrant locations at
STP on a detailed site plan. Please contact the Renton Regional Fire Department for this
question.
Thank you,
ROBERT SHUEY, CBO, Director of Development Services/Building O2icial
City of Renton // Development Services
Virtual Permit Center // Online Applications and Inspections
cell 206-550-8523
NOTICE OF PUBLIC DISCLOSURE: This message complies with Washington State’s Public Records Act – RCW 42.56
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