HomeMy WebLinkAboutPre-app Mtg Summary - 21-000181.pdf1
PRE-APPLICATION MEETING FOR
EconoLodge Conversion
PRE21-000181
CITY OF RENTON
Department of Community & Economic Development
Planning Division
June 3, 2021
Contact Information:
Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov
Public Works Plan Reviewer: Michael Sippo, 425-430-7298, msippo@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
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, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
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FIRE & EMERGENCY SERVICES DEPARTMENT
M E M O R A N D U M
DATE: May 26, 2021
TO: Alex Morganroth, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Econo Lodge Hotel Change of Use
1. The fire flow is unchanged from the existing building.
2. Fire impact fees are applicable at the rate of $964.53 per residential unit. This fee is paid at
time of building permit issuance. Credit is due for the area of existing building that was
formerly hotel space at the rate of $1.29 per square foot. A building permit would be
required for the proposed change of use from hotel to apartments.
3. Approved fire sprinkler and fire alarm systems are required to be installed throughout all
buildings. Separate plans and permits required by the fire department. Direct outside
access is required to the fire sprinkler riser room. Fully addressable and full detection is
required for the fire alarm system. Fire sprinklers and fire alarms are triggered from the
change of use per the International Existing Building Code sections 1004 and 1011. One new
fire hydrant may be required as a fire hydrant would be required within 50-feet of the fire
department connection.
4. Fire department apparatus access roadways are adequate as they exist.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: 06/02/2021
TO: Alex Morganroth, Senior Planner
FROM: Michael Sippo, Civil Engineer III, Plan Review
SUBJECT: Econolodge Change in Use
4710 Lake Washington Blvd NE
PRE21-000181
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 334330-1120. The
following comments are based on the pre-application submittal made to the City of Renton by the applicant.
WATER
1. The subject development is within the is within the City of Renton’s water service area in the Kennydale
308-hydraulic pressure zone. There is an existing 8-inch and 12-inch City water main that loops around the
building (water plan No. W-088508) that can deliver a maximum flowrate of 3,500 gallons per minute (gpm).
The static water pressure at the main is approximately 113 psi at ground level elevation 46 feet.
2. There are three existing 2-inch water services to the Econolodge Buildings and an existing 1” Irrigation
service.
3. Based on Renton Regional Fire Authority’s review comments on the submitted information for the pre -
application, fireflow is unchanged from the existing building, however approved fire sprinkler and fire alarm
systems are required to be installed throughout all buildings and one new fire hydrant may be required
withing 50 feet of the new fire department connection.
4. The following water system improvements will be required as part of the development:
a. Installation of approved backflow assemblies for each of the water services. A reduced pressure
backflow assembly is required for multifamily domestic water meters. RPBAs shall be installed in
a hot box exterior to the building per City Standard Plan 340.2. RPBAs may be installed interior to
the building if a drainage outlet for the relief valve is provided and the location is approved by the
Water Utility. A DCVA is required for the irrigation service per City Standard Plan 340.8.
b. Installation of a fire sprinkler stub a with a double check detector assembly (DCDA) for backflow
prevention to the buildings. The DCDA shall be installed on the private property in an outside
underground vault per City Standard Plans 360.1-360.4. The DCDA may be installed inside the
building if it meets the conditions per City Standard Plan 360.5 for the installation of a DCDA
inside a building. The location of the DCDA inside the building must be pre-approved by the City
Plan Reviewer and Water Utility.
c. Based on residential water demand resulting from the change of use, the existing 2” water meter
may be required to be upsized in order to accommodate the increased demand.
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d. If existing easements are not already located onsite, a 15-foot utility easement will be required for
all existing and proposed water mains and for related appurtenances including fire hydrants and
water meters..
e. Installation of additional fire hydrants as required by the Renton Regional Fire Authority. The final
location and number of the hydrants shall be determined by the Fire Authority based on the final
site plan.
f. A pressure-reducing-valve (PRV) is required behind each water meter because the water pressure
is over 80 psi
5. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped with one.
6. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water
main is inside a steel casing.
7. A conceptual utility plan will be required as part of the land use application for the subject development.
8. Civil plans for the water main improvements will be required and must be prepared by a registered
professional engineer in the State of Washington. A civil plan showing the preliminary water main extension
shall be submitted with the land use application.
9. Adequate separation between utilities is required. Minimum separation between water and all other
utilities is 10-feet horizontal and 1.5-feet vertical.
10. The development is subject to applicable water system development charges (SDC’s) and meter installation
fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The
development is also subject to fees for water connections , cut and caps, and purity tests. Current fees can
be found in the 2021 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 any upgrade of the domestic water to serve the project.
Credit will be applied in the amount of the existing 2 -inch meter. The current water fee for the
existing 2-inch meter is $35,600.00. A 3 inch meter is $71,200.00 and a 4-inch meter is $111,250.00.
b. The SDC fee for fire service is based on the size of the fire service line to serve the project.
c. A water system redevelopment credit will apply for the existing water meters if they are
abandoned.
d. 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.
11. The site is located outside of an Aquifer Protection Area.
SEWER
1. The subject development is within the sewer service area of Coal Creek Water and Sewer District. A sewer
availability certificate from Coal Creek Water and Sewer District is required as a part of the Land use
Application.
2. Covered parking areas will need to direct parking drainage to the sanitary sewer system through an
oil/water interceptor. If any parking is not covered, it will need to be directed away from the sanitary sewer
and into the storm sewer system.
3. Retail space will need to be directed to a grease interceptor(s) prior to connecting into the Sanitary Sewer
system. Installation of a grease interceptor will be required. The grease interceptor shall be sized in
accordance with standards found in the latest edition of the Uniform Plumbing Code (UPC). The grease
interceptor shall drain by gravity to the sewer main and shall be located so that it is accessible for routine
owner maintenance.
4. A copy of the sewer main improvement plans and/or sewer service permits, shall be submitted to the City
of Renton as a part of the City’s Civil Construction permit.
SURFACE WATER
1. There is an existing conveyance system consisting of 12” and 36” corrugated metal pipe located onsite
that generally flows around the building from the east to west and continues in a conveyance system on
the neighboring property at the northwest corner of the site. The conveyance system discharges into a
vegetated wetlan area between the neighboring western commercial property and Lake Washington Blvd
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before ultimately entering the I-405 stormwater conveyance system . The site’s natural topography flows
from the east to west and receives runoff from the undeveloped parcel to the east which is collected and
routed into the site’s conveyance system.
2. Based on City of Renton GIS Mapping (COR Maps) the site contains regulated slopes along the north
property line that are created by a large retaining wall between the subject property and the storage
property to the north. .
3. A drainage report complying with the 2017 Renton Surface Water Manual (RSWDM) will be required. Based
on the City’s flow control map, the site falls within the Flow Control Duration Standard Matching Forested
Site Conditions and is within the East Lake Washington – Bellevue South Drainage Basin. Refer to Figure
1.1.2.A – Flow chart to determine the type of drainage review required in the RSWDM.
4. If the development is subject to a full drainage review than it must demonstrate that the proposed project
complies with all 9 core requirements and all 6 special requirements as outlined in the RSWDM.
5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be
required to provide 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. Special inspection from the building
department is required.
6. On-site BMPs satisfying Core Requirement #9 will be required for the site to the maximum extent feasible.
On-site BMPs shall be evaluated as described in Section C.1.3 of the 2017 RSWDM. Appropriate flow control
BMPs will be required to help mitigate the new runoff created by this development. A preliminary drainage
plan, including the application of flow control 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.
7. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with standards
found in Chapter 4 of the 2017 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.
8. A geotechnical report for the site is required and shall be submitted with the land use application.
Information concerning the soils, geology, drainage patterns, vegetation present, water table and soil
permeability, with recommendations of appropriate on-site BMP options with typical designs for the site
from the geotechnical engineer, shall be submitted with the application. The geotech report should include
an on-site infiltration test to clearly show if the site is suitable or unsuitable for infiltration. The geotech
report should discuss critical areas in the site and if there any wet season construction restrictions.
9. All work proposed outside of the applicant’s property will require a permanent drainage easement to be
provided to the City and a temporary construction easement prior to any permits being issued.
10. A Construction Stormwater General Permit from Department of Ecology will be required if grading and
clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this
site.
11. The development is subject to stormwater system development charge (SDC) fee. The 2021 stormwater
SDC fee is $0.800 per square foot of new impervious surface, but no less than $2,000.00. This portion of
the fee will be assessed to all new impervious surface areas (frontage, streets, parking and sidewalks). This
is payable prior to issuance of the construction permit.
TRANSPORTATION
1. Access to the site is provided via an internal private access road oriented north/south with connections to
Lake Washington Blvd NE, NE 44th St, and SE 76th St and does not front public right-of-way along any
property line.
2. Vehicular and fire access to the site in its current width and configuration will be required to be maintained.
3. An accessible route of travel (ART) is required from the public right-of-way to the development site meeting
current Americans with Disabilities Act’s (ADA) requirements. The applicant will need to work with
neighboring property owners and within the easements in order to identify and build an accessible route
from one of the nearby public sidewalks.
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4. Payment of the transportation impact fee is applicable on the construction of the single family houses at
the time of application for the building permit. The current 2021 rate of transportation impact fee is
$6,717.10 per apartment. A credit of $4,287.51 per hotel room may be applicable dependent on how long
the existing use remains vacant. The transportation impact fee that is current at the time of building permit
application will be levied, payable at building permit issuance.
GENERAL COMMENTS
1. All existing and proposed utility lines and poles (i.e. power, electrical, phone, and cable services, etc.) along
property frontage and 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:
http://rentonwa.gov/business/default.aspx?id=42473
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets.
6. Fees quoted in this document reflect the fees applicable in the year 202 1 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.
7. A demo permit is required for the demolition of any existing buildings. The demo permit shall be acquired
through the building department.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 3, 2021
TO: Pre-application File No. 21-000181
FROM: Alex Morganroth, Senior Planner
SUBJECT: EconoLodge Change of Use – 4710 Lake
Washington Blvd NE
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, 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 near the corner of Lake Washington Blvd NE and NE 44th St at 4710
Lake Washington Blvd NE (APN 3343301120). The project site totals 88,210 square feet (2.02 acres) in area and is
within the Commercial Arterial (CA) zone and Urban Design District D overlay. Access to the site is provided via an
internal private access road oriented north/south with connections to both Lake Washington Blvd NE and NE 44th
St. The site is developed with a 10,758 sq. ft. motel with 116 externally accessed rooms and associated surface
parking. The applicant proposes to convert the all existing motel rooms into 116 market-rate attached dwelling
units. Improvements proposed include the addition of kitchens to each of the existing motel units as well as other
minor changes to lighting and aesthetic features. No other off-site or on-site improvements are proposed. The site
contains approximately 110 surface parking stalls that would remain in place for use by future residents. City of
Renton (COR) Maps identifies regulated slopes onsite and an offsite wetlands system on a parcel west of the site.
According to the applicant, no trees are proposed for removal.
Current Use: The property contains a 10,758 square foot two-story, wood-frame structure constructed in 1987 and
associated surface parking. The structure is currently occupied by an EconoLodge motel.
Comprehensive Plan/Zoning Requirements: The property is located within the Commercial & Mixed Use (CMU)
land use designation and the Commercial Arterial (CA) zoning classification. The property is also located within
Urban Design District ‘D’, and therefore subject to additional design elements. Commercial & Mixed Use
designations are areas with established commercial and office areas near principal arterials. Residential uses are
allowed as part of mixed-use developments, and the designation supports new office and commercial development
that is more intensive than what exists to create a vibrant district and increase employment opportunities. The
intention of this designation is to transform strip commercial development into business districts through the
intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the provision
of public amenity features. The CA Zone provides for a wide variety of retail sales, services, and other commercial
activities along high-volume traffic corridors. Residential uses may be integrated into the zone through mixed-use
buildings.
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The CA zone allows attached dwelling units - flats with the following condition identified in RMC 4-2-080 footnote
#6.
• In the CA Zone where abutting a residential zone if at least one vertical mixed building is constructed along
the street frontage(s) with a minimum of two (2) residential stories above commercial, the standalone
residential building(s) are sited closest to the abutting residential zone and, if townhouses, limited to three
(3) stories;
The subject site does not abut a residential zone and therefore standalone residential buildings would not be
permitted on the site. Attached dwelling units shall be integrated into a vertically mixed use building with ground
floor commercial and are subject to the Residential Mixed Use Development Standards (RMC 4-4-150).
Attached dwelling units are permitted uses in the CA zone provided the buildings are mixed use with ground-floor
commercial. Commercial space shall be provided on the ground floor at thirty feet (30') in depth along any street
frontage. Averaging the minimum depth may be permitted through the site plan review process, provided no
portion of the depth is reduced to less than twenty feet (20'). All commercial space on the ground floor shall have
a minimum floor-to-ceiling height of fifteen feet (15'). No residential uses are allowed on the ground floor along
any street frontage. As proposed, the ground floor contains no commercial space and would not comply with the
commercial space requirements. Compliance with the ground floor commercial requirements would verified at
the time of formal land use application.
Commercial uses in residential mixed-use developments are limited to retail sales, on-site services, eating and
drinking establishments, taverns, daycares, preschools, indoor recreational facilities, pet daycares, craft
distilleries/small wineries/micro-breweries with tasting rooms, general offices not located on the ground floor, and
similar uses as determined by the Administrator.
Uses normal and incidental to a building including, but not limited to, interior entrance areas, elevators,
waiting/lobby areas, mechanical rooms, mail areas, garbage/recycling/compost storage areas, vehicle parking
areas, and areas/facilities for the exclusive use of the residents are not considered commercial uses.
Development Standards: The project would be subject to RMC 4-2-120B, “Development Standards for Commercial
Zoning Designations” and the above-referenced overlay regulations effective at the time of complete application.
Density – The minimum density permitted in the CA zoning designation is 20 units/net acre and the maximum
density is 30 units/net acre for buildings with mixed commercial and residential use in the same building and located
in the Kennydale Community Planning Area. Net density is calculated after the deduction of areas required for public
right-of-way dedication, private access easements, and critical areas from the gross site area. Gross density for the
proposal indicates approximately 57 dwelling units per acre. Therefore the proposal would not comply with the
density requirements for the CA zone. A density worksheet verifying net density with any public street or critical
area deductions will be required with the land use application.
Minimum Lot Size, Width and Depth – The minimum lot size required in the CA zone is 5,000 square feet. There are
no minimum width or depth requirements. The existing lot exceeds the minimum lot size requirement.
Lot Coverage – The maximum building coverage permitted in the CA zone is 65% of the lot area of 75% if parking is
provided within the building. Compliance with the building coverage requirement would be verified at the time of
formal building permit application review.
Setbacks – Setbacks are the distance between the building and the property line or any private access easement.
Setback requirements in the CA zone are as follows: 15-foot minimum front/secondary front setback, which may
be reduced to 0 feet through the site plan review process; a 20-foot maximum front/secondary front yard setback;
and there are no rear or side yard setbacks, except 15 feet is required when abutting a lot zoned residential. Based
on the site plan submitted with the pre-application materials, the proposal does not appears to comply with the
setback requirements. The 0-foot front yard setback may be requested through the site plan review process.
Compliance with the required setbacks for any new addition to the building would be reviewed at the time of
formal building permit application review.
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Building Height: The maximum building height permitted in the CA zone is 50 feet, except 70 feet for mixed use in
the same building. The existing building appears to comply with the building height requirements. Compliance
with the maximum building height requirements would be reviewed at the time of formal building permit
application review.
At the time of formal application the applicant would be required to provide elevation data to verify the project
does not impact the FAR Part 77 surface area (only if any changes to the building height or footprint are proposed).
Additionally, a disclosure notice shall be placed on the land title relating to noise, low overhead flights, aviation
operations that create high levels of noise, or aviation operations at night when there is greater sensitivity to noise.
Prior to approval where aviation overflight or noise sensitive activities may occur within the Airport Influence Area
an avigation easement shall be granted to the City of Renton. The avigation easement shall be approved by the City
Attorney prior to recording. The Renton Municipal Airport Building Height Restrictions map indicates the
maximum building height for airport purposes would be approximately 150 feet.
Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The
land use application will need to include elevations and details for the proposed methods of screening (see RMC 4-
4-095).
Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse
and Recyclables Standards.” For retail developments a minimum of 5 square feet per every 1,000 square feet of
building gross floor area shall be provided for recyclable deposit areas and a minimum of 10 square feet per 1,000
square feet of building gross floor area shall be provided for refuse deposit areas with a total minimum area of 100
square feet. For multi-family development, a minimum of 1-½ square feet per dwelling unit shall be provided for
recyclable deposit areas, and a minimum of 3 square feet per dwelling unit shall be provided for refuse deposit
areas with a combined total minimum area of 80 square feet. The applicant would be required to submit a site
plan depicting a refuse and recyclable area compliant with RMC 4-4-090 with the land use application.
Landscaping – 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. Street trees and groundcover in the ROW planter strip
will also be required.
All parking lots shall have perimeter landscaping. Such landscaping shall be at least ten feet (10') in width as
measured from the street right-of-way. See RMC 4-4-070H.4 for planting requirements.
Surface parking lots with 51 to 99 parking stalls must provide a minimum of 25 square feet of landscaping per
parking space. Any interior parking lot landscaping area shall be sized to dimensions of at least eight feet (8') by
twelve feet (12'), not including the curb. There shall be no more than fifty feet (50') between parking stalls and an
interior parking lot landscape area.
Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements.
A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4 -8-120D.12, shall be
submitted at the time of land use application.
Residential Mixed Use Development Standards: For vertically mixed use buildings, the facade necessary for interior
entrances, lobbies, and areas/facilities developed for the exclusive use of the building’s residents, or the ir guests,
is limited to twenty-five percent (25%) of the overall facade along any street frontage or the primary facade. The
commercial square footage shall be equivalent to fifty percent (50%) of the gross ground floor area of the building.
The ground floor does not contain any commercial and therefore does comply with this standard.
The development shall include ground floor commercial space along the street frontage per the following standards:
• A minimum average depth of thirty feet (30') and no less than twenty feet (20') at any given point;
• A minimum floor-to-ceiling height of eighteen feet (18'), and a minimum clear height of fifteen feet (15')
unless a lesser clear height is approved by the Administrator;
• ADA compliant bathrooms (common facilities are acceptable);
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• A central plumbing drain line; and
• A grease trap and a ventilation shaft for a commercial kitchen hood/exhaust.
Tree Retention: If significant trees are proposed to be removed, a tree inventory and a tree retention plan along
with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must
show preservation of at least 10 percent (10%) of significant trees, and indicate how proposed building footprints
would be sited to accommodate preservation of significant trees that would be retained. The Administrator may
authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction
that an insufficient number of trees can be retained.
Significant trees include trees with a caliper of at least six inches (6"), or an alder or cottonwood tree with a caliper
of at least eight inches (8"). Trees qualified as dangerous shall not be considered significant. Trees planted within
the most recent ten (10) years shall qualify as significant trees, regardless of the actual caliper.
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;
and Significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; Other sign ificant
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.
If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an
evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected
tree removed. A formal tree retention plan prepared by an arborist or landscape architect would be reviewed at
the time of the formal land use application if any trees are proposed for removal.
Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the location must be
designated on the landscape plan. A wall taller than four feet (4') requires a building permit. Fences up to six feet
(8’) in height are permitted in the rear yard or side yard; fences up to four feet (4’) are allowed in the front yard. A
fence taller than six feet (6') 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. New or existing fencing would need to comply with the fence requirements of the code (RMC 4-
4-040).
Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that
complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped
setback at the base of retaining walls abutting public rights -of-way. Please refer to retaining wall standards (RMC
4-4-040) for additional information about fences and retaining walls. No fences or retaining walls were shown on
the submitted materials.
Parking: Parking for residential units in the CA zone must be enclosed (i.e. structured parking) within the same
building as the unit it serves (RMC 4-2-120A). Market rate attached dwelling units in the CA zone must provide a
minimum of one (1) parking space per dwelling unit, up to a maximum of 1.75 per dwelling unit is allowed. See RMC
4-4-080F.10.d for parking space requirements for the various types of commercial activities outside of the center
downtown zone. A total of 110 surface parking stalls were identified in the site plan, which does not meet the
require parking ratio or type (structured) for residential units in the CA zone. The addition of commercial spa ce
would necessitate the need for additional parking based on the type of use.
A twenty five percent (25%) reduction or increase from the minimum or maximum number of parking spaces may
be granted for nonresidential uses through site plan review if the applicant can justify the modification to the
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satisfaction of the Administrator. Justification might include, but is not limited to, quantitative information such as
sales receipts, documentation of customer frequency, and parking standards of nearby cities. An increase greater
than 25 percent would also require a formal modification pursuant to RMC 4-9-250D.
Refer to RMC 4-4-080F for standard stall and aisle dimensions. Standard structured parking spaces are a minimum
of eight feet, four inches (8'4") in width and a minimum of fifteen feet (15') in length. Compact structured stalls are
a minimum of seven feet, six inches (7'6") in width and a minimum of twelve feet (12') in length. Compact parking
spaces shall not account for more than fifty percent (50%) of the total spaces. The minimum aisle width for two way
traffic with 90 degree parking spaces is 24 feet wide. The applicant would be required to provide a detailed parking
plan with measurements at the land use application.
The proposal would be required to provide bicycle parking based on 10 percent (10%) of the required number of
off-street vehicle parking spaces for the commercial uses and one-half (0.5) bicycle parking spaces per one (1)
attached dwelling unit. Each bicycle parking space shall be at least two feet (2') by six feet (6'), with no less than an
overhead clearance of seven feet (7'). Bicycle parking shall be provided for secure extended use and shall protect
the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike
lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. For
attached dwellings, spaces within the dwelling units or on balconies do not count toward the bicycle parking
requirement. However, designated bicycle parking spaces within individual garages can count toward the minimum
requirement. Bicycle parking shall be conveniently located with respect to the street right-of-way and must be
within fifty feet (50') of at least one main building entrance, as measured along the most direct pedestrian access
route. Please review RMC 4-4-080F.11.b-c for further general and specific bicycle parking standards.
Non-Conforming Structure Standards: Per RMC 4-10-050 Nonconforming Structures, the cost of alterations,
remodels, or renovations of a legal nonconforming structure, except single family dwellings, shall not exceed an
aggregate cost of forty percent (40%) in twelve (12) months or sixty percent (60%) in forty-eight (48) months of the
value of the structure, based upon its most recent assessment or appraisal, unless the changes make the structure
more conforming, or are used to restore to a safe condition any portion of a structure declared unsafe by the
Building Official. Mandatory improvements for fire, life safety or accessibility, as well as replacement of mechanical
equipment, do not count towards the cited monetary thresholds. Alterations, remodels, or restoration work shall
not result in or increase any nonconforming condition unless permitted by subsection A4 of this Section, Limits on
Enlargement. Nonconforming single family dwellings may be replaced, enlarged, altered, remodeled, or renovated,
without limitation of cost, pursuant to current code requirements (e.g., height limits, lot coverage, density limits,
setbacks, etc.), unless such actions would increase one or more nonconformity.
In addition, the structure shall not be enlarged unless the enlargement is conforming, except as identified below:
Nonconforming enlargements may only be allowed at the discretion of the Administrator if:
i. The enlargement is sited carefully to achieve compatible transition between surrounding
buildings, parking areas and other land uses; or
ii. The enlargement does not significantly cause any adverse or undesirable effects on the site or
neighboring properties
Non-Conforming Site Development Standards: Per RMC 4-10-020 Nonconforming Site Development Standards, for
remodels or other alterations of an existing structure made within any three (3) year period which together exceed
one hundred percent (100%) of the assessed or appraised value of the existing structure, the site shall be brought
into compliance with this Title. For remodels or other alterations within any three (3) year period which exceed
thirty percent (30%) of the assessed or appraised value, but do not exceed one hundred percent (100%),
proportional compliance shall be required, as provided in subsection E of this Section. Remodels or other alterations
within any three (3) year period that do not exceed thirty percent (30%) of the assessed or appraised value shall
not be required to comply with the requirements of the subsection. Mandatory improvements for fire, life safety
or accessibility, as well as replacement of mechanical equipment, do not count towards the cited monetary
thresholds.
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Proportional Compliance: The required physical site improvements to reduce or eliminate the nonconformity of
the site shall be established by the following formula:
1. Divide the dollar value of the proposed structure improvements, excluding mechanical equipment and
mandatory improvements for life, safety, or accessibility, by the assessed or appraised value of the existing
structure(s).
2. The monetary value of that percentage is then multiplied by ten percent (10%).
3. The dollar value of this equation is then applied toward reducing the nonconformities. Example:
4. The Department shall determine the type, location and phasing sequence of the proposed site
improvements.
Access: Driveway widths and quantity are limited by the driveway standards, in RMC 4-4080I. Driveways shall not
be closer than 5 feet to any property line and not exceed 40 percent of the street fro ntage. The width of any
driveway shall not exceed 30 feet. Access to the site would not change as a result of the project. Access to the site
is provide via the existing private internal road oriented north/south with entrances off of both NE 44th St and
Lake Washington Blvd NE.
A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a
smooth flow of traffic across abutting CA lots without the need to use a street. Access may comprise the aisle
between rows of parking stalls, but is not allowed between a building and a public street.
Signage: One freestanding business sign (restricted to monument/ground signs only) is permitted per street
frontage. Pole, roof, and can/cabinet signs are not permitted within the CA zone. Each sign shall not exceed an area
greater than one and one-half square feet for each lineal foot of property frontage that is occupied by the business.
In no case shall the sign exceed a total of 300 square feet (150 square feet per face). The ground/monument sign is
limited to 5 feet in height and shall include decorative landscaping surrounding the sign. In addition to the permitted
freestanding sign, wall signs with a copy area not exceeding 20% of the façade, to which it is applied, are also
permitted. See RMC 4-4-100 for additional sign requirements.
Urban Design Regulations: Compliance with Urban Design Regulations, District ‘D’, is required. See RMC 4-3-100
for a menu of options and requirements. The land use application shall include a written narrative of how the project
meets each of the applicable urban design regulations. The following are some, but not all, of the design regulations
applicable to your project.
1. Buildings shall be oriented to the street with clear connections to the sidewalk.
2. Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental
lighting, or landscaping and include weather protection at least 4.5 feet wide along at least 75 percent (75%) of
the length of the building facade facing a street, a maximum height of 15 feet above the ground elevation, and
no lower than 8 feet above ground level.
3. 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. Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the
three.
4. Parking shall be located so that no surface parking is located between the building and the front property line
and the building and the side property line along a street. Parking shall be located so that it is screened from
surrounding streets by buildings, landscaping, and/or gateway features as dictated by location.
5. A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and
parking areas with the sidewalk system and abutting properties shall be provided. 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. The pathways shall be perpendicular to the applicable building façade
and no greater than 150 feet apart. Permeable pavement pedestrian circulation features shall be used where
feasible, consistent with the Surface Water Design Manual.
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6. All mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide
common open space and/or recreation areas at minimum, fifty (50) square feet per unit and the location,
layout, and proposed type of common space or recreation a rea shall be subject to approval by the
Administrator.
7. Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces
and at façades along streets, shall be provided. Amenities such as outdoor group seatin g, benches, transit
shelters, fountains, and public art shall be provided.
8. All building façades shall include modulation or articulation at intervals of no more than 40 feet. Modulations
shall be a minimum of 2 feet deep, 16 feet in height and 8 feet in width.
9. Any façade visible to the public shall be comprised of at least 50 percent (50%) transparent windows and/or
doors for at least the portion of the ground floor facade that is between 4 feet and 8 feet above ground.
10. At least one of the following elements shall be used to create varied and interesting roof profiles: extended
parapets; feature elements projecting above parapets; projected cornices; or pitched or sloped roofs. See
illustration in RMC 4-3-100E.5 Building Roof Lines for examples.
11. All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes.
Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick,
integrally colored concrete masonry, pre-finished metal, stone, steel, glass and cast-in-place concrete.
12. Pedestrian-scale lighting shall be provided at primary and secondary building entrances. Examples include
sconces on building facades, awnings with down-lighting and decorative street lighting.
Critical Areas: According to City of Renton (COR) Maps, the project site contains regulated slopes. An uncategorized
wetlands and Type F stream are located offsite to the west of the project site. Due the presence of a lawfully
intervening structure between the offsite critical areas and the project site, it is unlikely that buffers would impact
the ability to redevelop the site. It is the applicant’s responsibility to ascertain whether any critical areas or
environmental concerns are present on the subject property prior to site development work or building
improvements.
Environmental Review: The construction (or creation) of more than 9 residential units and/or parking for more
than 20 automobiles will require Environmental Review in accordance with the State Environmental Policy Act WAC
197-11-800. An environmental checklist must be submitted with the land use application.
Site Plan Approval: Per RMC 4-9-200, site plan review is required for all development in the CA 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 4-9-200.E.3.
Permit Requirements: Administrative Site Plan Review is required for all development in the CA zone under four
(4) stories or sixty feet (60’) in height. A Site Plan Review application, and environmental checklist are reviewed
concurrently in an estimated time frame of 8 weeks once a complete application is accepted. The 2020
Administrative Site Plan Review application fee is $2,640 and the 2020 application fee for SEPA Review
(Environmental Checklist) is $1,580. The 2020 Reasonable Use Variance request is $1,300. Each modification
request for 2020 is $250. There is an additional 5% technology fee at the time of land use application. Fees are
subject to change. Detailed information regarding the land use application submittal can be found on the City’s new
website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A
to Z).” The City now requires electronic plan submittal for all applications. The City’s Electronic File Standards can
also be found on the City’s website at
https://edocs.rentonwa.gov/Documents/Browse.aspx?startid=867190&dbid=0.
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In addition to the required land use permits, separate construction and building permits would be required.
Public Information Sign: Public Information Signs are required for all Type II Land Use Permits, Site Plan
(Administrative), as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of
potential land development, specific permits/actions being considered by the City, and to facilitate timely and
effective public participation in the review process. The applicant must follow the specifications provided in the
public information sign handout (see land use forms on City website). The applicant is solely respo nsible for the
construction, installation, maintenance, removal, and any costs associated with the sign.
Public Outreach Sign: Public Outreach Signs are required for projects with an estimated value equal or greater than
ten million dollars ($10,000,000). Public Outreach Signs are intended to supplement information provided by Public
Information Signs by allowing an applicant to develop a personalized promotional message for the proposed
development. The sign is also intended to provide the public with a better sense of proposed development by
displaying a colored rendering of the project and other information that lends greater understanding of the project.
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 shall occur 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.
Impact Mitigation Fees: In addition to the applicable building and construction fees, impact fees would be required.
Fees are payable prior to building permit issuance. For information purposes only, the 2021 fees for apartments
are as follows:
• A Transportation Impact fee of $6,717.10 per each new apartment unit;
• A Park Impact fee of $1,977.62 per each new multi-family with 5 or more units;
• A Fire Impact fee of $964.53 per each new apartment unit; and
• Renton School District Impact fee of $4,989.00 per each new multi-family dwelling unit.
Note: When the formal application materials are complete, the applicant shall send a copy of the application
materials via email prior to submitting the complete application package. Please contact Alex Morganroth, Senior
Planner at amorganroth@rentonwa.gov or 425-430-7219 before sending any documents associated with the
project.
Expiration: Once the Site Plan application has been approved, the applicant has two years to comply with all
conditions of approval and to apply for any necessary permits before the approval becomes null and void. The
approval body that approved the original application may grant a single two-year extension. The approval body may
require a public hearing for such extension.
Building Official Comment – Rob Shuey – rshuey@rentonwa.gov
1. A change of occupancy building permit shall be required. The building permit application shall describe
how the building will meet the requirements of an R-2 occupancy classification under the provisions of
2018 IBC, IMC, UPC, 2020 NEC, and any other relevant codes as adopted by the City of Renton.
Additionally, any other mixed use occupancy classifications shall be shown to comply with all
aforementioned codes. Submittal documents for such permits shall comply with RMC chapter 4-5-060
Section 107.
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