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HomeMy WebLinkAboutPRE_PreApp Memo_Overlake Medical Center Emergency Center_PRE25-000412_251218_v2DEPARTMENT 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 Overlake Medical Center and Clinics Off-Campus Emergency Department 3116 NE Sunset Blvd Renton, WA 98056 PRE25-000412 December 18, 2025 Contact Information: Planner: Valerie Porter, 425-430-7288, vporter@rentonwa.gov Public Works Plan Reviewer: Huy Huynh, 425-430-7384, hhuynh@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 proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: December 10th, 2025 TO: Valerie Porter, Associate Planner FROM: Hugo Sotelo, Deputy Fire Marshal SUBJECT: Overlake Off-Campus Emergency Dept. – MultiCare Health System Automatic Fire Sprinkler & Fire alarm System(s): 1. Approved automatic fire sprinkler & fire alarm systems are required throughout the building. Separate plans and permits must be submitted for any alterations or modifications to these systems. Direct exterior access to the fire sprinkler riser room is required. 2. The fire alarm system shall be fully addressable and shall provide full-area detection. Any proposed “private-mode” fire alarm configuration will require fire dept. review & approval. Fire Impact Fees: 3. Credit will be for the prior use (Retail $0.66) versus new use of only $0.61 for medical offices. Credit may be given for the removal or retention of the existing building. Fire Department Access: 4. Fire dept. apparatus access roads shall be a minimum of 20 feet in width, fully paved, and constructed with turning radius of 25 feet (inside) and 45 feet (outside). Access roads must support a 30-ton vehicle with 75-psi point loading. 5. Fire department access is required to within 150 feet of all portions of the building. The maximum allowable grade for fire apparatus access roadways is 15 percent. Fire Code Comments: 6. Emergency generators are subject to fire department review when above-ground fuel tanks are proposed. 7. The Off-Campus Emergency Department will be subject to fire-resistance-rated separation requirements associated with adjacent mixed occupancy classifications. 8. Separate plans & permits are required for any compressed gas systems. 9. Annual operational permits will be required for above-ground fuel tanks & compressed gas systems. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 15th, 2025 TO: Valerie Porter, Planning FROM: Huy Huynh, Development Engineering SUBJECT: OCED Medical Office 3116 NE Sunset Boulevard PRE25-000412 I have reviewed the Land Use Application submittal for the OCED Medical Office project at 3116 NE Sunset Boulevard (KC Parcel ID: 0423059095). The applicant is proposing to convert an existing vacant retail center into a medical office EXISTING CONDITIONS The Site is approximately 1.75 acres in size and is currently vacant. Water Water service is provided by City of Renton. The project is within the City of Renton’s water service area in the Highlands 565 Pressure Zone; the static water pressure is approximately 87 psi at ground elevation of 362-feet. There is a 10” water main south of the site in the north side of NE 12th Street that can provide 3,600 gallons per minute (gpm). Reference COR Project File W-037001 in COR Maps for record drawings. There is a 16” water main (Highlands 435 pressure zone) south of the site in the South side of NE 12th Street that can provide 9,000 gallons per minute (gpm). Reference COR Project File W-14180C in COR Maps for record drawings. There is a 12” water main East of the site in NE Sunset Boulevard that can provide 5,400 gallons per minute (gpm). Reference COR Project File W-031505 in COR Maps for record drawings. There is a 10” water main west of the site in the west side of Kirkland Ave NE that can provide 3,800 gallons per minute (gpm). Reference COR Project File W-18781A in COR Maps for record drawings. There is an existing 3/4” irrigation lateral service and meter located at the South East corner of the site (facility ID LAT-008151 & MTR-005699) with a 1” double check valve assembly (DCVA) behind the meter. There is an existing 1.5” domestic water service and meter located at OCED Medical Office – PRE25-000412 Page 2 of 7 the South West corner of the site (facility ID LAT-008150 & MTR-003472). There is an existing 8” fire service lateral and meter located at the South West corner of the site (facility ID LAT- 018291 & MTR- 016000) with a 1.5” double check valve assembly (DCVA) in the existing fire sprinkler rise room for premise-isolation. There is an existing 8” fire service lateral and 8” DDCVA located at the South West corner of the site (facility ID LAT-018290 & MTR-016000). There are multiple fire hydrants located within 300 feet of the proposed development: - HYD-NE-00936 - HYD-NE-00221 - HYD-NE-00009 - HYD-NE-00010 Sewer Sewer service is provided by the City of Renton. There is an existing 8” concrete sewer main located in Kirkland Ave NE. Reference COR Project File S-11140F in COR Maps for record drawings. There is an existing 8” concrete sewer main located in NE 12th St. Reference COR Project File S-111413 in COR Maps for record drawings. There is an existing 8” concrete sewer East of the site running north to south along the eastern frontage of NE Sunset Boulevard. Reference COR Project File S-003001 in COR Maps for record drawings. There is also an existing 18” PVC trunk sewer west of the site running north to south down the middle of NE Sunset Boulevard. Reference COR Project File S-226806 in COR Maps for record drawings. There are two sewer stubs located in Kirkland Ave NE that serve the parcel (record drawing S-11140F) Storm There is an existing 12- inch concrete storm main located in Kirkland Ave NE (see record drawing R-156601). There is an existing 12-inch storm main located in NE 12th St (see record drawing R- 156405). There is an existing 18-inch concrete storm main located in NE Sunset Blvd (see record drawing R-275506). There is an existing private stormwater conveyance system located on-site comprises of a series of catch basin and a detention system located at the South West corner of the site. Streets NE Sunset Boulevard is classified as a principal arterial street. Per the King County Assessor’s Map, the existing right of way width for NE Sunset Boulevard varies from 82’ to 92’ along the project frontage. There is a 0.5’ curb, a 6’-8’ planter, and 6’ sidewalk along the NE Sunset Boulevard frontage. NE 12th Street is classified as a collector arterial street. Per the King County Assessor’s Map, the existing right of way width for NE 12th Street is 60’. There is a 0.5’ curb and 8’ sidewalk directly behind the curb along the NE 12th Street frontage. Kirkland Ave NE is classified as a residential access street. Per King County Assessor’s Map, the existing right of way width for Kirkland Ave NE 60 feet. CODE REQUIREMENTS WATER 1. The applicant is required to verify that the following water main improvements have been installed and are sufficient to support domestic water supply and fire protection services for the proposed development, including but not limited to: a. Approved automatic fire sprinkler & fire alarm systems throughout the building. Separate plans and permits must be submitted for any alternations or modification to the system. b. Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined by the Fire Authority based on the final fire flow demand and final site plan. OCED Medical Office – PRE25-000412 Page 3 of 7 c. Installation of a “Storz” adapter on the existing hydrants if they are not already equipped with one. d. The existing DDCVA may be re-used if sized appropriately. If re-used, the fire service line from the existing DDCVA must connect directly into the fire sprinkler rise room. The fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. e. There is currently an existing fire hydrant within 50’ of the existing fire department connection (FDC) at the southwest corner of the site. If a new FDC is proposed to be installed, a fire hydrant must be placed within 50’ of the new FDC. f. Verify that the sizing of the domestic water meter and service is in accordance with the most recent edition of the Uniform Plumbing Code. Domestic water meter with size 3- inch or larger shall be installed in an exterior vault per standard plan no. 320.4. The meter vault shall be located within public right-of-way or within an easement on private property. g. The proposed use of the building as a medical facility/clinic is classified as a high-health cross-connection control hazard per table 13 of WAC 246-290-490, which requires the installation of a Reduced Pressure Backflow Assembly (RPBA) for premise isolation. The existing 1.5” DCVA for premise isolation must be replaced by a reduced pressure backflow assembly (RPBA). 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. 350.2 downstream of the water meter. 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. h. The existing irrigation meter, service, and DCVA may be re-used if sized appropriately. If a new meter, service, and DCVA is proposed, it must be a separate meter and service from domestic and the DCVA must be per COR Standard Plan 340.8 downstream of the meter. i. Verify that a pressure reducing valve (PRV) is present due to the water pressure exceeds 80 psi per the Uniform Plumbing Code. 2. 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 J of the City’s 2019 Water System Plan. 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. 3. A conceptual utility plan will be required as part of the land use application for the subject development. 4. 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 connections, cut and caps, and purity tests. Current fees can be found in the 2025 Development Fees Document on the City’s website. Fees that are current will be charged at the time of construction permit issuance. 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, 1-1/2 inch meter is $25,125.00 and a 2-inch meter is $40,200.00. OCED Medical Office – PRE25-000412 Page 4 of 7 b. The SDC fee for fire service is based on the size of the fire service line to serve the project. c. Water service installation charges for each proposed domestic water service is applicable. Water Service installation for a 1-inch water service line is $2,875.00* per service line, a 1-1/2 inch water service is $4,605.00* per service line and for $4,735.00* for each 2-inch water service line. This is payable at construction permit issuance. d. Drop-in meter fee is $400.00* per meter for a 1-inch meter, $750.00* for a 1-1/2 inch meter, and $950.00* for a 2-inch meter. This is payable at issuance of the building. e. A water system redevelopment credit will apply for the existing meter if abandoned. f. Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at construction permit issuance. SEWER 1. All new building side sewers shall be a minimum of 6” and shall run at a slope of at least 2% to the main. 2. The existing side sewer(s) may be reused provided they are CCTV. The CCTV must be approved by the Public Works Inspector prior to authorization for re-use. The existing building is being served by a sewer stub on NE 12th St. All the other stubs associated with the site should be considered abandoned in place and are not available for reuse. 3. Dumpster/recycling areas are required to be covered and will need to direct drainage to the sanitary sewer system through an oil/water interceptor. 4. As the existing sewer service will be reused no sewer system development charges are applicable unless the water meter is upsized. SURFACE WATER 1. A drainage report complying with the current Renton Surface Water Manual (RSWM) will be required. Based on the City’s flow control map, the site falls within the City’s Peak Rate Flow Control Standard (Existing Conditions) and is within the East Lake Washington Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. 2. Storm drainage improvements along all public street frontages are required to conform to the City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. The minimum cover over storm pipes is 3’ for PVC, 1’ for ductile iron (DI), and 2” for most other materials. See Table 4.2.1.A2 in the 2017 RSWDM and Standard Plans 220.00 and 220.10 for details. 3. 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. 4. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the 2022 RSWDM. On-site BMP facilities shall be designed according to the requirements in Section C.2 of the 2022 OCED Medical Office – PRE25-000412 Page 5 of 7 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 5. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 6. Erosion control measures to meet the City requirements shall be provided. 7. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details is available online on the City of Renton website. 8. The 2025 Surface water system development fee is $0.94 per square foot of new impervious surface, but no less than $2,350.00. This is payable prior to issuance of the construction permit. This fee is subject to change based on the calendar year the construction permit is issued. TRANSPORTATION 1. NE Sunset Boulevard is classified as a principal arterial street. Per RMC 4-6-060, the minimum right of way width for a principal arterial street with 5 lanes is 103’. The minimum paved roadway width for a principal arterial with 5 lanes is 66’. The paved roadway section consists of 4 – 11’ travel lanes, 1 – 12’ center turn lane, and 2 – 5’ bike lanes. A 0.5’ curb, 8’ planter, and 8’ sidewalk are required along both sides of the pavement. 2’ of clear space behind the sidewalk is required along both sides of the roadway. a. Per RMC 4-8-080.D, the proposed project is considered an interior tenant improvement; therefore, frontage improvement is not required. 2. NE 12th Street is classified as a collector arterial street. Per RMC 4-6-060, the minimum right of way width for a collector arterial street with 3 lanes is 94’. The minimum paved roadway width for a collector arterial with 3 lanes is 57’ including 2 – 10’ travel lanes, 1 – 11’ center turn lane, 2 – 5’ bike lanes, and an 8’ parking lane on each side of the pavement. A 0.5’ curb, 8’ planter, and 8’ sidewalk are required along both sides of the pavement. 2’ of clear space behind the sidewalk is required along both sides of the roadway. a. Per RMC 4-8-080.D, the proposed project is considered an interior tenant improvement; therefore, frontage improvement is not required. 3. Kirkland Ave NE is classified as a Residential Access street. Existing ROW width is 60 feet per the King County Assessors Map. To meet the City’s complete street standards for Residential Access streets, a minimum ROW width of 60-feet is required. Per RMC 4-6-060 half of street improvements as taken from the road centerline shall be required and include a 32-foot paved road (16 feet each side), a 10 foot travel lane in each direction, a 6-foot parking lane, a 0.5-foot curb, an 8-foot planting strip, a 5-foot sidewalk, and 0.5-foot of clear zone behind back of walk. a. Per RMC 4-8-080.D, the proposed project is considered an interior tenant improvement; therefore, frontage improvement is not required. 4. An accessible route of travel meeting American’s with Disabilities Act’s requirements (ADA) from the public right of way to the working facilities is required and will be reviewed in conjunction with the building permit submittal. The existing onsite ADA parking and landings will also be reviewed. Additional parking spaces, restriping and ramps may be required. OCED Medical Office – PRE25-000412 Page 6 of 7 5. Since the project is proposing a change in use that may result in additional traffic, a traffic study meeting City of Renton traffic study guidelines is required at the land-use submittal. If the result of the study is more than 20 new trips in the AM or PM peak hours, a traffic impact analysis will be required. 6. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. a. The 2025 transportation impact fee for net new pm peak hour person vehicle trip is $8.031.94 GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. 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. 4. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014. 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. A demo permit is required for the demolition of the existing building(s). The demo permit shall be acquired through the building department. 7. Fees quoted in this document reflect the fees applicable in the year 2019 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000412 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 18, 2025 TO: Pre-Application File No. PRE25-000412 FROM: Valerie Porter, 425-430-7288, vporter@rentonwa.gov SUBJECT: Overlake Medical Center and Clinics Off-Campus Emergency Department 3116 NE Sunset Blvd, Renton, WA 98056 APN: 0423059095 General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, Development Engineering Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton. Project Proposal: The subject property is located at the northwest corner of the intersection of NE 12th St and NE Sunset Blvd and is 76,500 square feet (1.76-acres) in size. Currently, the parcel is developed with an existing 16,723 square feet commercial building, which the applicant proposes to repurpose and use as an emergency medical care facility. The building footprint will be expanded to create a new drop off canopy at the main entry and the existing drive-thru would be expanded to support ambulance arrival. The facility is intended to remain fully operational for 24 hours a day, 365 days a year, with a staff of 8–12 comprising of doctors, nurses, and other medical professionals. The building will contain ten outpatient emergency treatment rooms, a diagnostic lab, radiology services, and a point-of-care (i.e., not retail) pharmacy. Access to the site will be gained from two driveways, one off NE 12th St and a second driveway off NE Sunset Blvd that is shared with the adjacent parcel to the east. Current Use: The site is currently developed with a commercial building approximately 16,723 square feet in size, previously used as a drug store (Rite Aid), and an associated paved surface parking lot with approximately 64 stalls. Overlake Medical Center and Clinics Off-Campus Emergency Department Page 2 of 9 December 17, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000412 1. Zoning /Land Use Designation, and Overlays: The Comprehensive Plan designation for the site is Commercial Mixed Use (CMU), and it is located within the Center Village (CV) zoning designation. The property is also located within the Urban Design District ‘D’ overlay. Therefore, the project is required to comply with the design standards outlined in RMC 4-3-100, Urban Design Regulations. According to RMC 4-2-060, Uses Allowed in Zoning Designations, medical institutions are permitted uses within the CV zone with a Conditional Use Permit reviewed by the Hearing Examiner. The land use code defines “medical institutions” as, facilities providing physical or mental health services, in-patient accommodations, and medical or surgical care of the sick or injured. This definition includes hospitals, clinics, hospices, and holistic health centers. This definition excludes medical and dental offices, convalescent centers, assisted living, and group homes I and II. The proposed project complies with the zoning requirements. 2. Development Standards: The proposal is subject to RMC 4-2-120A, Development Standards for Commercial Zoning Designations (CN, CV, CA, & UC), effective at the time of complete application. Building elevations showing all facades and floor plans with unit layouts for each level shall be provided with the permit application. Minimum Lot Size, Width and Depth – The submitted plans should show compliance with the minimum lot size requirement of 25,000 square feet in the CV zone. There are no specified minimum width or depth standards. The site area of approximately 76,500 square feet (1.76-acres) and exceeds the minimum lot size requirement. The proposal is not proposing to change the lot lines and is compliance with the lot size requirement. Building Height and Impervious Surface Coverage – The maximum permitted building height in the CV zone is 50 feet except 70 feet for vertically mixed-use buildings (commercial and residential). Heights may exceed the zone’s maximum height with a Conditional Use Permit. The maximum impervious surface coverage is 65% of the lot area, or 75% if parking is provided within a building or an on-site parking garage. The formal land use review will verify compliance with these standards. The building height and coverage requirements would be verified at the time of formal application. Setbacks – The CV zone requires a 15-foot minimum front/secondary front yard setback and a 20-foot maximum front/secondary front yard setback, with no rear or side setbacks unless the site abuts a residential zone, in which case a 15-foot setback is required. Since the proposal is to retain the existing building, the applicant must verify that any changes to the site layout or building footprint comply with setback requirements. Submitted plans need to show the existing structures and any future structures or additions. Compliance with the required setbacks will be reviewed at the time of formal land use application. 3. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. If applicable, the application would need to include elevations and details for the proposed methods of screening. For outdoor loading areas, screening is not required except when the subject commercial or industrial lot abuts or is adjacent to a residentially zoned lot and the regulated activity is proposed on the side of the property abutting or adjacent to the listed zones. Overlake Medical Center and Clinics Off-Campus Emergency Department Page 3 of 9 December 17, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000412 In such cases, a fence, or landscaping, or a landscaped berm, or any combination of the same is required to achieve adequate visual or acoustical screening. These provisions may be modified through the site plan development review process, or the modification process for site plan exempt proposals, where the applicant can show that the same or better result will occur because of creative design solutions, unique aspects or use, etc. Please see RMC 4-4-095, Screening and Storage Height/Location Limitations, for additional information. Compliance will be determined at the time of a formal application. 4. Refuse and Recycling Areas: All new developments must provide on-site refuse, recyclables, and compostables deposit areas and collection points in compliance with RMC 4-4-090, Refuse and Recyclables Standards. The project is required to provide 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 recyclables and refuse deposit areas. Collection points shall be located in a manner so that hauling trucks do not obstruct pedestrian or vehicle traffic on-site, or project into any public right-of-way. The provided site plan shows a dumpster located along the property boundary adjacent to Kirkland Ave NE. Additional details related to container size and screening were not provided. The applicant should provide a calculation of the refuse and recycling space requirements based on the gross floor area of the existing structures, ensuring the designated areas meet the minimum standards. Compliance with the refuse and recyclable standards must be demonstrated at the time of a formal application. 5. Landscaping: The proposal would be subject to the Landscaping Regulations in RMC 4- 4-070, Landscaping. The following are landscaping requirements applicable to your proposal. Please refer to the landscaping regulations (RMC 4-4-070) in their entirety for additional general and specific requirements: Parking Lots: Surface parking lots with more than fourteen (14) stalls shall be landscaped with plantings and trees as identified below: Total Number of Parking Stalls Minimum Landscape Area 15 to 50 15 sf/parking space 51 to 99 25 sf/parking space 100 or more 35 sf/parking space Interior Parking Lot Landscaping: 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. Overlake Medical Center and Clinics Off-Campus Emergency Department Page 4 of 9 December 17, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000412 A conceptual landscape plan is required for an addition to an existing building that increase the gross square footage of the building by greater than one-third (1/3) or changes in the use of a property or remodel of a structure that requires improvements equal to or greater than fifty percent (50%) of the assessed property valuation. The plan must be provided with a formal application as prepared by a registered Landscape Architect or other certified professional. 6. Significant Tree Retention: Aerial view of the project site shows there are mature trees on the site. When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8- 120, Submittal Requirements – Specific to Application Type. 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, each new lot would be required to provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Overlake Medical Center and Clinics Off-Campus Emergency Department Page 5 of 9 December 17, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000412 Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-130H.1.e can be met. When the minimum number of protected trees cannot be retained, replacement trees with at least a two-inch (2") caliper, or evergreen trees at least six feet (6') tall, shall be planted based on the tree credit value of each protected tree removed pursuant to the table shown above. 7. Fences/Retaining Walls: If the project includes fencing or retaining walls, their locations must be clearly shown on the landscape plan and grading plan, including top of wall and bottom of wall elevations. Any retaining wall that is four feet (4’) or taller (measured from the footing to the top of the wall) will require a building permit. The maximum allowable height for fences and retaining walls is 72 inches, subject to additional height restrictions in setbacks and clear vision areas, as noted in RMC 4-4- 040D. If the proposal includes a fence on top of a retaining wall, please ensure the total combined height does not exceed the height limit for a standalone fence. The plans should also consider screening requirements for any fenced yard areas and ensure an adequate visual buffer. For additional information about fences and retaining walls, please refer to retaining wall standards outlined under RMC 4-4-040. 8. Parking: The number of required parking spaces is based on the proposed land use per RMC 4-4-080, Parking, Loading, and Driveway Regulations. Medical institutions are required to provide a minimum and maximum of one (1) parking stalls for every three (3) beds, plus one (1) parking stalls per staff doctor, plus one (1) parking stalls for every three (3) employees. A parking stall shall be a minimum of twenty feet (20') in length and eight feet (8’) in width, except for parallel stalls, measured along both sides of the usable portion of the stall. Based on the preliminary scope of work, the project must provide at least six (6) parking stalls for the project. Currently, the site contains 63 parking stalls. Overlake Medical Center and Clinics Off-Campus Emergency Department Page 6 of 9 December 17, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000412 The applicant is proposing to remove landscape beds in order to add 8 stalls within the parking lot and add 10 parallel parking stalls along the west side of the site. The number of parking stalls within the existing parking lot exceed the maximum parking requirement. A modification may be requested to allow the site to exceed maximum parking requirement. Please see RMC 4-9-250D to learn more about the process and review criteria. The applicant must provide detailed parking information with the permit application, including stall dimensions, drive aisle measurements, and total parking calculations. Bicycle parking must be provided at a rate of 10% of the number of required parking spaces. Depending on the scenario chosen and the total number of spaces, the applicant must ensure compliance with RMC 4-4-080F.11 for bicycle parking standards. The applicant will be required, at the time of formal land use permit application, to provide a plan showing bicycle parking locations and quantities. 9. Access/Driveways: Driveway widths are limited by the driveway standards, in RMC 4-4- 080I. Vehicle access to the site is currently gained via a two-way access off NE 12th St and a shared driveway along NE Sunset Blvd. Pedestrian access is provided by a walkway at the intersection of NE 12th St and NE Sunset Blvd, which directs visitors to the southeast corner of the building. No new streets or changes to the existing street layout are proposed. The applicant is proposing to enhance the pedestrian walkway to improve visibility. 10. Urban Design Regulations: Compliance with Urban Design Regulations, District ‘D’, is required. The land use application shall provide a written narrative to identify how the project meets each applicable urban design regulation. Please refer the standards in their entirety at RMC 4-3-100. The following bullets are some, but not all, of the guidelines and standards outlined in the regulations: • Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent and/or abutting uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use. • In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, include a roof and be screened around their perimeter by a wall or fence and have self-closing doors. • Pathways within parking areas shall be provided and differentiated by material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting paving materials (illustration below). Permeable materials are encouraged. The pathways shall be perpendicular to the applicable building facade and no greater than one hundred fifty feet (150') apart. • Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. Overlake Medical Center and Clinics Off-Campus Emergency Department Page 7 of 9 December 17, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000412 • Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. These elements shall be a minimum of four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the length of the building facade facing the street, a maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above ground level. • Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade’s ground floor. 11. Critical Areas: The city’s GIS Map shows the site may contain steep slopes. 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. 12. Environmental Review: The applicant is proposing to change the use of a 16,723 square feet commercial building. Per RMC 4-9-070, environmental review Procedures, changes of use of four thousand (4,000) square feet or greater requires a SEPA review. Compliance with RMC 4-9-070 and WAC 197-11-800 will be reviewed at the time of formal land use application. 13. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the CV zone. The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project compatibility with the physical characteristics of a site and with the surrounding area. Site plan review ensures quality development consistent with City goals and policies. Site plan review analyzes elements including, but not limited to, site layout, building orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering, parking and loading facilities, and illumination to ensure compatibility with potential future development. Decisional criteria for site plan approval are itemized in RMC 4-9-200E.3. 14. Permit Requirements: The proposal will require a Hearing Examiner Conditional Use Permit, Environmental (SEPA) Review, and a Hearing Examiner Site Plan Review. All land use applications will be reviewed concurrently. The land use review would include public notice and a two-week public comment period. Once a complete application is submitted and all fees are paid, a decision can be issued in approximately 12 weeks. The 2026 application fees are as follows: Hearing Conditional Use Permit is $3,944, SEPA Review is $1,914, Site Plan Review is $4,538, and 5% technology fee. Any modifications requested would require an additional $308 fee. All fees are subject to change. Other Permits/Approvals – Additional permits may be required based on specific site improvements, such as sign permit, grading permits for significant site work, or right-of- way permits if street improvements are needed. Overlake Medical Center and Clinics Off-Campus Emergency Department Page 8 of 9 December 17, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000412 The applicant should ensure that all application materials and required plans are submitted according to the City’s submittal requirements, and compliance with permit conditions and mitigation measures will be verified during the formal review process. Detailed information regarding the land use permit application submittal requirements can be found online under the Submittal Requirements documents. Other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. 15. 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. 16. Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 17. Public Meeting: Please note 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. 18. Public Outreach Sign: Applicants also have the option to install Public Outreach Sign, which are intended to supplement information provided by public information sign 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. 19. Impact Fees: In addition to the applicable building and construction fees, impact fees would be required. Fees change periodically and the fees in effect at the time of building permit issuance would apply. For informational purposes, the 2026 impact fees are as follows: • A Fire impact fee is currently assessed at $2,173.16 per bed; and Overlake Medical Center and Clinics Off-Campus Emergency Department Page 9 of 9 December 17, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000412 • A transportation impact fee is assessed at $8,031.94per square foot; A handout listing all of the City’s Development related fees is available for your review at https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=City ofRenton. 20. 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 Planner: Valerie Porter, 425-430-7288, vporter@rentonwa.gov to submit prescreen materials and subsequent land use application. 21. Expiration: Once the Conditional Use Permit application has been approved, building permits, licenses or land use permits required for the operation of a Conditional Use Permit shall be applied for within two years of the date of Conditional Use Permit approval, unless an extended time frame is granted by the Administrator or Hearing Examiner. A single two-year extension may be granted for good cause by the Administrator. It is the applicant’s responsibility to monitor the expiration dates. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 5, 2025 TO: Valerie Porter, Senior Planner FROM: Robert Shuey, Director of Development Services/Building Official SUBJECT: Overlake Medical Center and Clinics Off-Campus Emergency Department 3116 NE Sunset Blvd, Renton, WA 98056 APN: 0423059095 1. Development Services will require permits, including but not limited to, Building, Mechanical, Electrical, Plumbing, Medical Gas Piping. To convert this space from retail to medical service use, a building permit is required for a change of occupancy classification. This will require building plans prepared by a professional architect, licensed by the State of Washington, showing the existing floorplan of the building and additionally showing the proposed floorplan and how the building will conform with the Washington State Existing Building Code sections 306.5 and 1001.2.2 for the change of occupancy.