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
Hyatt Lake Washington Marina
1053 Lake Washington Blvd N, Renton, WA 98056
PRE 26-000145
May 28, 2026
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: 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 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: May 12, 2026
TO: Jill Ding, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Hyatt Hotel Marina
1. The fire flow is adequate from the existing 12-inch water main and existing fire
hydrants. No additional fire hydrants are required.
2. The marina shall meet all requirements of Chapter 36 of the International Fire Code.
Dry standpipes are required for all floats that exceed 150 feet and shall be designed and
installed per NFPA standard 303. Portable fire extinguishers shall be installed at each
standpipe connection with a minimum rating of 4A 40 BC per state of Washington
amendments.
2. Fire department apparatus access roadways are adequate as they exist. All existing fire
lane signage and fire access roadway approved bollards shall be maintained.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: May 28th, 2026
TO: Jill Ding, Senior Planner
FROM: Yong Qi, Civil Engineer III
SUBJECT: Hyatt Regency Lake Washington Marina
1503 Lake Washington Blvd N, Renton, WA 98056
PRE 26-000145
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)
0523059075. The following comments are based on the pre-application submittal made to the City
of Renton by the applicant.
EXISTING CONDITIONS
Water
1. The project is within the City of Renton’s water service area in the Kennydale 308 Pressure
Zone.
2. The static water pressure is approximately 123 psi at ground elevation of 22 -feet. A
pressure reducing valve is required downstream of the domestic water meters where the
water pressure exceeds 80 psi per COR Std Plan 340.5.
3. There is an existing looped 12-inch water main located on the parcel that can deliver a
maximum flow capacity of 1500 GPM (record drawing W-377204).
4. There is one existing 6-inch domestic water meter (Facility ID No. MTR-018351) serving the
project site. There is one existing 1-inch irrigation water meter (Facility ID No. MTR-018500)
serving the project site. There is one existing 8 -inch fire service meter (Facility ID No. MTR-
018501) serving the project site.
5. There are four existing fire hydrants within 300-feet of all points of the property.
• HYD-N-00384
PRE26-000145
Page 2 of 3
• HYD-N-00528
• HYD-N-00518
• HYD-N-00529
Sanitary Sewer
1. The project is within the City of Renton’s sanitary sewer service area.
2. There is an existing wastewater lift station located at the North West of the parcel (record
drawing S-381608) and a 6-inch wastewater lateral (record drawing S-381608) and a 4-inch
force wastewater main (record drawing S-381608) serving the parcel.
3. There is an existing side sewer adjacent to the pier that was constructed under permit
SS22000283. Any work or staging occurring on the promenade near the pier will need to
take into account the existing side sewer and protect during construction.
Surface Water
1. City records indicate that there is currently an on-site private storm drainage system
(record drawing R-288218). The location and nature of the main is unknown and
consideration will need to be taken if work occurs near the main’s mapped location through
the permitting process.
WATER AND SEWER COMMENTS
1. Based on the review of project information submitted for the pre -application meeting, no
improvement/alteration to the water system is anticipated, however, any work or staging
occurring on the promenade near the pier will need to take into account the existing water
main located approximately 30 feet from the float pier.
2. Based on the review of project information submitted for the pre -application meeting, no
improvement/alteration to the sewer system is anticipated.
SURFACE WATER COMMENTS
1. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface
Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022
Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review
is required for this site. This site falls within the Peak Rate Flow Control Standard (Existing
Conditions). The site is located in the Lake Washington drainage basin.
2. Critical areas on site that may impact surface water review include: the project site is within
High Seismic Hazard areas and Regulated Shoreline areas.
3. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The
current City of Renton Standard Details are available online in the City of Renton website:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRe
nton.
4. Erosion control and stormwater pollution prevention measures to meet the City
requirements per Core Requirement #5 of the 2022 RSWDM shall be provided. During
construction, the contractor shall prevent all dust, drips, debris and spills from coming in
contact with the water’s surface.
5. Please refer to the 2022 RSWDM, Page 5-17 “Material” when choosing the type of material
to be used for the pilings.
6. Materials shall be treated to prevent leaching of metals. A leachable metal surface
consists of, or is coated with, a non-ferrous metal that is soluble in water. Refer to the 2022
PRE26-000145
Page 3 of 3
RSWDM, pg. 6-19 “Use of Metal Materials” when considering materials to be used for the
project.
7. Please provide documentation regarding the fish window time frame of July 16 to December
31. A Hydraulic Project Approval (HPA) from the Washington Department of Fish and
Wildlife (WDFW) may be required.
8. A geotechnical report for the site is note required so long as the project is contained entirely
over the water surface. Any work or staging over the promenade may require geotechnical
analysis.
9. A Construction Stormwater General Permit from Department of Ecology may be required
due to the overwater nature of the construction activity being proposed. A Stormwater
Pollution Prevention Plan (SWPPP) is required for this site.
10. The development is not subject to stormwater system development charges (SDC fee).
TRANSPORTATION COMMENTS
1. Construction mitigation shall take into account project impacts to park, fire, vehicle,
bicycle and pedestrian traffic where along the promenade or if construction equipment
accesses from the site and not waterward. Construction staging will need to take into
account the ability of emergency vehicles to utilize the site.
2. A conceptual pedestrian and bicycle detour and signage plan may be submitted with the
land-use application for review by the City’s Transportation and Parks Department as
applicable and if staging will occur onsite.
3. A traffic impact analysis is not required.
General Comments
1. All construction utility permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page
for the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
2. Fees quoted in this document reflect the fees applicable in the year 2026 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.
3. A demo permit may be required for the demolition of any existing structures. The demo
permit shall be acquired through the building department.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: May 28, 2026
TO: Pre-Application File No. PRE26-000145
FROM: Jill Ding, 425-430-6598, jding@rentonwa.gov
SUBJECT: Hyatt Regency Lake Washington Marina
1053 Lake Washington Blvd N, Renton, WA 98056
APN 0523059075
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 1053 Lake Washington Blvd N (Parcel #0523059075), totals
approximately 239,195 square feet (5.49 acres) in area, and is zoned Urban Center-2 (UC-2). The project site
currently has two floating docks and two fixed piers. The first floating dock, F Dock is on the east side of the
property and is used for boat moorage as well as jet ski rentals. The second floating dock is on the west side
of the property and is used for boat moorage and occasional float plane access. The fixed pier on the east
side of the property is used for access to F Dock. The fixed pier in the center of the property is used for hotel
guests. The applicant proposes to develop a marina with a mix of thirty-foot (30’) and forty-foot (40’) boat
slips on the project site. According to the City’s COR Mapping system, the site is mapped within a high
seismic hazard area and is located within the 200-foot shoreline jurisdiction of Lake Washington. The site is
mapped within the Shoreline High Intensity and Aquatic Designations of Lake Washington Reach H.
Current Use: The property has an existing hotel and multiple floating docks intended to be utilized by
providing temporary motorized and non-motorized boat moorage onsite, the existing docks are proposed to
either be incorporated into the new marina or replaced with new docks.
1. Zoning /Land Use Designation, and Overlays: The subject property is located within the Commercial
Mixed Use (CMU) land use designations and the Urban Center -2 (UC-2) zoning classification. A variety
of recreation uses are permitted in the UC-2 zone. See the Zoning Use Table in RMC 4-2-060 for a list of
specific uses. Marianas are defined as a facility for storing, servicing, fueling, berthing, and securing and
launching of private pleasure craft that may include the sale of fuel and incidental supplies for the boat
owners, crews, and guests. This definition includes tie -up for float planes as well as pleasure boats, and
Hyatt Regency Lake Washington Marina
Page 2 of 6
May 28, 2026
other private pleasure craft. Marinas are permitted in the UC-2 zone with an approved Hearing
Examiner Conditional Use Permit.
In addition, marinas are also defined as a use providing moorage for pleasure craft, which also may
include boat launching facilities, storage, sales, and other related services for RMC 4 -3-090, Shoreline
Master Program Regulations, use only. In the Shoreline High Intensity Designation, land uses allowed
in the underlying zoning in RMC 4-2-060 are allowed in this overlay district, subject to the
preference for water-oriented uses. Land uses in the underlying zoning that require a Hearing
Examiner conditional use permit in the underlying zoning require the corresponding Shoreline
Conditional Use Permit.
2. Shoreline Master Program: The project site is located within Lake Washington and would be subject to
the requirements of the Aquatic Designation. Active recreation, boat launching, and boat moorage uses
are outright permitted uses within the Aquatic Designation, provided the use is water-dependent (RMC
4-3-090E.1). Boat houses are prohibited within the Aquatic Designation.
3. Marinas:
a. Applicability: The standards specified for marinas shall be applied to all development as described
below:
i. Joint use single family docks serving four (4) or more residences.
ii. Any dock allowed for multi-family uses.
iii. Docks serving all other multiple use facilities including large boat launches and mooring buoy
fields.
b. Lake Washington: Marinas on Lake Washington shall be permitted only when:
i. Detailed analysis of ecological conditions demonstrate that they will not result in a net loss of
ecological functions and specifically will not interfere with natural geomorphic processes including
delta formation, or adversely affect native and anadromous fish.
ii. Future dredging is not required to accommodate navigability.
iii. Adequate on-site parking is available commensurate with the size and character of moorage
facilities provided in accordance with the parking standards in RMC 4 -4-080F. Parking areas not
associated with loading areas shall be sited as far as feasible f rom the water’s edge and outside of
buffers described in subsection F1 of this Section, Vegetation Conservation.
iv. Adequate water area is available commensurate with the actual moorage facilities provided.
v. The location of the moorage facilities is adequately served by public roads.
c. Location Criteria:
i. Marinas shall not be located near beaches commonly used for swimming unless no alternative
location exists, and mitigation is provided to minimize impacts to such areas and protect the public
health, safety, and welfare.
ii. Marinas and accessory uses shall be located only where adequate utility services are available, or
where they can be provided concurrent with the development.
iii. Marinas, launch ramps, and accessory uses shall be designed so that lawfully existing or planned
public shoreline access is not unnecessarily blocked, obstructed, nor made dangerous.
Hyatt Regency Lake Washington Marina
Page 3 of 6
May 28, 2026
d. Design Requirements:
i. Marinas shall be designed to result in no net loss of ecological functions.
ii. Marinas and boat launches shall provide public access for as many water-dependent recreational
uses as possible, commensurate with the scale of the proposal. Features for such access could
include, but are not limited to: docks and piers, pedestrian br idges to offshore structures, fishing
platforms, artificial pocket beaches, and underwater diving and viewing platforms.
iii. Dry upland boat storage is preferred for permanent moorage in order to protect shoreline
ecological functions, efficiently use shoreline space, and minimize consumption of public water
surface areas unless:
(a) No suitable upland locations exist for such facilities; or
(b) It is demonstrated that wet moorage would result in fewer impacts to ecological functions; or
(c) It is demonstrated that wet moorage would enhance public use of the shoreline.
iv. Marinas, launch ramps, and accessory uses shall be located and designed with the minimum
necessary shoreline stabilization.
v. Public access shall be required in accordance with subsection D4 of this Section, Public Access.
vi. Piers and docks shall meet standards in subsection E7 of this Section, Piers and Docks.
vii. New covered moorage for boat storage is prohibited. Covered over-water structures may be
permitted only where vessel construction or repair work is to be the primary activity and covered
work areas are demonstrated to be the minimum necessary over -water structures. When feasible
any covered over-water structures shall incorporate windows, skylights, or other materials to allow
sufficient light to reach the water’s surface.
e. Operation Requirements:
i. Marinas and other commercial boating activities shall be equipped with facilities to manage
wastes, including:
(a) Marinas with a capacity of one hundred (100) or more boats, or further than one mile from
such facilities, shall provide pump-out, holding, and/or treatment facilities for sewage contained
on boats or vessels.
(b) Discharge of solid waste or sewage into a water body is prohibited. Marinas and boat launch
ramps shall have adequate restroom and sewage disposal facilities in compliance with
applicable health regulations.
(c) Garbage or litter receptacles shall be provided and maintained by the operator at locations
convenient to users.
(d) Disposal or discarding of fish or shellfish cleaning wastes, scrap fish, viscera, or unused bait
into water or in other than designated garbage receptacles near a marina or launch ramp is
prohibited.
(e) Public notice of all regulations pertaining to handling and disposal of waste, sewage, fuel, oil
or toxic materials shall be reviewed and approved and posted where all users may easily read
them.
Hyatt Regency Lake Washington Marina
Page 4 of 6
May 28, 2026
ii. Fail safe facilities and procedures for receiving, storing, dispensing, and disposing of oil or
hazardous products, as well as a spill response plan for oil and other products, shall be required of
new marinas and expansion or substantial alteration of existing marinas. Handling of fuels,
chemicals, or other toxic materials must be in compliance with all applicable Federal and State
water quality laws as well as health, safety, and engineering requirements. Rules for spill prevention
and response, including reporting requirements, shall be posted on site.
The proposed marina would be required to demonstrate compliance with the above requirements
at the time of formal land use application.
4. Critical Areas: According to the City’s COR Mapping system, the site is mapped within a high seismic
hazard area and is located within the 200-foot shoreline jurisdiction of Lake Washington. The site is
mapped within the Shoreline High Intensity Designation of Lake Washin gton Reach H. A lake study
would be required to be submitted with the project application; the lake study must make a no net
loss determination for the anticipated impacts from the proposed marina. In assessing the
potential for net loss of ecological functions or processes, project-specific and cumulative
impacts shall be considered and mitigated on- or off-site.
5. Environmental Review: The proposal would be require Environmental (SEPA) Review, in accordance
with WAC 197-11, as the proposal would be undertaken on lands covered by water.
6. Shoreline Permit Requirements: Shoreline Substantial Development Permits ensure that proposed
shoreline development is consistent with the goals and policies of the Shoreline Master Program. The
proposal would be subject to a Shoreline Substantial Development Permit in accordance with WAC 173 -
27, the Shoreline Management Act.
7. Conditional Use Permit: Except for wireless communication facilities and increases to maximum
height and/or density, the Administrator or the Hearing Examiner shall consider, as applicable, the
following factors for applications:
1. Consistency with Plans and Regulations: The proposed use shall be compatible with the general
goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any
other plans, programs, maps or ordinances of the City of Renton.
2. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of
a particular use within the City or within the immediate area of the proposed use. The proposed location
shall be suited for the proposed use.
3. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in
substantial or undue adverse effects on adjacent property.
4. Compatibility: The proposed use shall be compatible with the scale and character of the
neighborhood.
5. Parking: Adequate parking is, or will be made, available.
6. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential
effects on the surrounding area.
7. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be
evaluated and mitigated.
Hyatt Regency Lake Washington Marina
Page 5 of 6
May 28, 2026
8. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical
areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse
effects of the proposed use.
8. Shoreline Conditional Use Permit: Upon proper application, and findings of compliance with
conditional use permit criteria, a conditional use permit may be granted. The purpose of a conditional
use permit is to provide a system which allows flexibility in the application of use regulations in a manner
consistent with the policies of RCW 90.58.020. In authorizing a conditional use, special conditions may
be attached to the permit to prevent undesirable effects of the proposed use and/or to assure
consistency of the project with the act and the Shoreline Master Program. Uses classified as conditional
uses may be permitted only after the Administrator determines compliance with all of the following:
1. The proposed use is consistent with the policies of RCW 90.58.020 and the Shoreline Master Program;
2. The proposed use will not interfere with the normal public use of public shorelines;
3. The proposed use of the site and design of the project will be compatible with other authorized uses
within the area and with uses planned for the area under the Comprehensive Plan and the Shoreline
Master Program;
4. The proposed use will cause no significant adverse effects to the shoreline environment in which it is
to be located; and
5. The public interest suffers no substantial detrimental effect.
9. Permit Requirements: A Hearing Examiner Conditional Use Permit, Shoreline Conditional Use Permit,
Shoreline Substantial Development Permit, and Environmental (SEPA) Review would be reviewed within
an estimated time frame of 12 weeks. The 2026 permit fees would be $3,944 Conditional Use, $3,880
Shoreline Conditional Use, $3,221 Shoreline Substantial Development Permit, and $1,914 SEPA. 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.
10. 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.
11. 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.
12. Impact Fees: In addition to the applicable building and construction fees, impact fees may 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:
Hyatt Regency Lake Washington Marina
Page 6 of 6
May 28, 2026
• Impact Fees: There would be no impact fees associated with the proposed marina.
A handout listing all of the City’s Development related fees is available for your review at
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=CityofRenton
13. 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: Jill Ding,
425-430-6598, jding@rentonwa.gov to submit prescreen materials and subsequent land use
application.
14. Expiration: A permit authorizing construction shall extend for a term of no more than five (5) years after
the effective date of a shoreline permit, unless a longer period has been specified pursuant to RCW
90.58.143 and subsection RMC 4-9-190J.2 or J.3. If an applicant files a request for an extension prior to
expiration of the shoreline permit the Planning Division shall review the permit and upon a showing of
good cause may authorize a single extension of the shoreline permit for a period of up to one ye ar. It is
the applicant’s responsibility to monitor the expiration dates.
1
Jill Ding
From:Scott Mitchell
Sent:Friday, May 15, 2026 10:54 AM
To:Jill Ding
Subject:PRE26-000145 • Building Review - Pre App/Pre Sub
Jill, here are some comments from DS regarding this project.
A demolition permit will be required for the removal of the existing docks and pilings, if applicable.
A building permit will be required for the new docks and piling work.
Separate plumbing and electrical permit will be required for the water supply and electrical circuits.
SCOTT MITCHELL, Lead Building Inspector
City of Renton // Development Services
Virtual Permit Center // Online Applications and Inspections
o*ice 425-902-7572
NOTICE OF PUBLIC DISCLOSURE: This message complies with Washington State’s Public Records Act – RCW 42.56