HomeMy WebLinkAboutPRE_PRE21-000212_Extended_Stay_of_America_Meeting_Summary_211014_v1PREAPPLICATION MEETING FOR
Extended Stay of America
1150 Oakesdale Ave SW
PRE21-000212
CITY OF RENTON
Department of Community & Economic Development
Planning Division
June 17, 2021
Contact Information:
Planner: Clark H. Close, 425.430.7289, cclose@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
Building Department Reviewer: Rob Shuey, 425.430.7235, rshuey@rentonwa.gov
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 assigned planner to have the documents pre-
screened.
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,
Community & Economic Development Administrator, Public Works Administrator, and
City Council).
M E M O R A N D U M
DATE:June 17, 2021
TO:Clark Close, Senior Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Extended Stay Hotel Change of Use
1. The fire flow is unchanged from the existing building.
2. A building permit would be required for the proposed change of use from Hotel (R1) to
Institutional Housing (I1, Condition 2). A condition of this change requires that an
approved Fire Safety and Evacuation Plan be submitted to and approved by the Renton
Regional Fire Authority per section 403.8 of the 2018 fire code.
3. Fire impact fees are applicable at the rate of $3.92 per square foot based on medical
care facility rates. 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.
If the applicant feels that this fee is not reflective of the impact on the Renton Regional
Fire Authority, city ordinance allows for the applicant to conduct a study and propose an
alternate impact fee based on relevant data for similar facilities, subject to review and
approval.
4. Approved fire sprinkler and fire alarm systems are required and are already existing
throughout the facility. All systems to be properly maintained per fire code.
5. Fire department apparatus access roadways are adequate as they exist.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:June 17, 2021
TO:Clark Close, Senior Planner
FROM:Michael Sippo, Plan Reviewer
SUBJECT:Extended Stay of America – Conditional Use Permit
1150 Oakesdale Ave SW
PRE21-000212
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 918800-0148.
The following comments are based on the pre-application submittal made to the City of Renton by the
applicant:
WATER
1. The site contains an existing 3-story, 110-room hotel building and is served by a 4” domestic meter
(MTR-011500), 1.5” Irrigation Meter (MTR-011502) and 6” fire line (MTR-011501) from the City
of Renton. There is an existing 8” DI water main located onsite in the drive aisle at the east side
of the building (City Record Drawing W-235302) and an existing 12” water main located in
Oakesdale Ave SW to the west of the building (City Record Drawing W-199806). There are 5
existing fire hydrants in the vicinity of the building with 2 hydrants located in Oakesdale Ave SW,
1 hydrant in the parking area to the east of the building and 2 hydrants along the fire lane serving
the neighboring building to the north. The current plans do not add any infrastructure, buildings
or storage of flammable materials so water or fire service upgrades are not anticipated.
SEWER
1. The site contains an existing 3-story, 110-room hotel building and sewer service is provided by
the City of Renton via an unmapped private sewer main with associated sewer service stubs that
connect to City sewer manhole MH0168 (City Record Drawings S-032302 and W-234302) at the
southeast corner of the site. The current plans do not add any infrastructure within or outside of
the existing structure or new buildings so additional sewer service upgrades are not anticipated.
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June 16, 2021
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SURFACE WATER
1. Refer to Figure 1.1.2.A – Flow Chart in the 2017 Renton Surface Water Design Manual (RSWDM)
to determine what type of drainage review is required for this site. Since the site does not propose
greater than 7,000 square feet of land disturbing activity and will not result in 2,000 square feet
or more of new and/or replaced impervious surface and is not a “single-family residential project”,
Drainage Review is likely not required. In the event of future additions or modifications to the
parking lot and/or vegetated areas, a drainage study complying with the 2017 RSWDM with an
associated drainage report and engineering plans would be required. Based on the City’s flow
control map, the site falls within the Flow Control Duration Standard (Forested Conditions). The
site is located in the Black River drainage basin and Springbrook Creek sub-basin. The site contains
an existing wet detention pond located in the forested southern portion of the parcel that serves
to provide flow control and water quality via the private storm drainage system located onsite
(Facility ID 146808).
TRANSPORTATION
1. The site is accessed from the west via Oakesdale Ave SE and the north via private parking lot and
drive aisle connection. Both existing accesses will be required to remain open and the circulation
pattern for parking and fire vehicles around the building maintained.
2. An accessible route of travel (ART) is required from the public right-of-way to the existing building
meeting current Americans with Disabilities Act’s (ADA) requirements. There is currently a route
extending from the right-of-way to the front door of the building near the site’s existing driveway
cut on Oakesdale Ave SE. The applicant will need to demonstrate that the route meets current
ADA requirements and if determined deficient, construct or modify improvements as necessary.
3. In the event of future additions or modifications to the parking lot and/or vegetated areas,
additional review of fire circulation requirements by Renton Regional Fire Authority and site utility
and transportation requirements by City of Renton Public Works and Development review staff
will be required.
4. Payment of the transportation impact fee may be applicable to the conversion of hotel rooms to
apartments 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. If the applicant feels that this fee is not reflective of the impact on the City’s
transportation system, City ordinance allows for the applicant to conduct a study and propose an
alternate impact fee based on relevant data for similar facilities, subject to review and approval.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:June 17, 2021
TO:Pre-Application File No. 21-000212
FROM:Clark H. Close, Senior Planner
SUBJECT:Extended Stay of America – 1150 Oakesdale Ave SW
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, 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
www.rentonwa.gov.
Project Proposal: The subject property is located at 1150 Oakesdale Ave SW (APN 9188000148)
in the Valley Community Planning Area. The parcel size is 169,276 square feet (3.89 acres) and is
zoned Commercial Office (CO). The applicant proposes to convert the existing 110-room 3-story
hotel building with surface parking (Extended Stay of America) to a homeless services use on an
emergency basis and later as permanent supportive housing. Adjacent neighboring buildings
include business parks located to the north and east, a gas station to the south, a rental car
agency to the southeast, and the King County South Treatment Plant to the west. Each studio-
style room includes fully equipped kitchens with refrigerator, oven/range and microwave.
In the short term, the King County Department of Community and Human Services, in
partnership with Catholic Community Services, would like to use the property for emergency
housing1 and move residents located at the Sleep Inn on International Boulevard in SeaTac into
the Extended Stay of America Renton property.
In the long term, King County intends to convert the hotel to attached residential Permanent
Supportive Housing2 with on-site services for the chronically homeless at the Extended Stay of
1 The applicant defines emergency housing as a housing type where a chronically homeless person or
person at risk of chronic homelessness can reside temporarily while seeking permanent housing. While
intended to be temporary, there is no time limit on housing. Emergency housing offers housing-oriented
services, case management, and other necessary services and supports to assist households in stabilizing.
2 The applicant defines permanent Supportive Housing as non-time limited affordable housing for people
who are homeless on entry, and has a condition or disability, such as mental illness, substance use
disorder, chronic health issues, or other conditions that create multiple and serious ongoing barriers to
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America in Renton. According to the submittal material, the chosen property manager and
service provider for long term implementation would continue to collaborate to provide
coordinated facility management and programing services in order to offer effective housing
and supportive services to the homeless community.
The implementation of emergency and permanent supportive housing through the Health
Though Housing (HTH) program would require the following: a) property management / facility
operations; b) program management / on-site supportive services; c) targeted homeless street
outreach/navigation; and/or d) culturally specific and community-based services.
The site contains approximately 121 parking spaces. Primary access to the site is from Oakesdale
Ave SW. In addition, the site can be accessed from Powell Ave SW. According to City of Renton
(COR) Maps, contains high seismic hazard area, regulated slopes and is located within the Black
River/Springbrook Creek Reach A Regulated Shoreline, Shoreline High Intensity Regulated
Shoreline, Special Flood Hazard Area (100 year flood) FEMA Zone – EA.
Current Use: The property is currently developed with a 110-room 3-story hotel building with
surface parking. The Extended Stay of America hotel was built in 1998. The hotel building is
67,842 gross square feet in size. Overnight shelter uses may provide sleeping accommodations
for up to 100 residents, or up to 115 residents if there is an agreement with the City to
designated at least 15% of the sleeping units to those currently experiencing homelessness in
the City (see ORD 6019).
Comprehensive Plan/Zoning Requirements: The property is located within the Employment
Area (EA) land use designation and the Commercial Office (CO) zoning classification.
Employment Area designations are areas primarily used for industrial development or a mix of
commercial and industrial uses such as office, industrial, warehousing, and manufacturing with
access to transportation networks and transit. The CO Zone development is allowed in close
proximity to select transit services. In 2020, the City Council adopted Ordinance 5996 to allow a
homeless deintensification shelter during the COVID-19 pandemic and to create interim zoning
controls to permit new permanent homeless services uses. In June of 2021, the City Council of
the City of Renton adopted Ordinance 6019 to extend the interim zoning controls established in
Ordinance 5996 with amendment to revise homeless services use permitting requirements to
better accommodate new emergency and permanent supportive housing. According to the new
ordinance, a homeless services use would require a conditional use permit, approved by a
Hearing Examiner and processed pursuant to the provisions of RMC 4-9-030. As an alternative to
the conditional use permit process, if requested by the applicant and recommended by the
Mayor, an applicant for a homeless services use may request the Renton City Council approve a
negotiated development agreement under the provisions of RCW 36.70B.170-210. The City
Council’s decision to enter into a development agreement is a discretionary legislative decision
and approval of such agreement is not subject to the criteria in RMC 4-4-045.H or the submittal
housing stability. Households need a long-term high level of services in order to meet the obligations of
tenancy and maintain their housing. Tenant holds a rental agreement or lease and may continue tenancy
as long as rent is paid and the tenant complies with the rental agreement or lease. Tenants have access to
a flexible array of comprehensive services, mostly on site, such as medical and wellness, mental health,
substance use disorder, vocational/employment, and life skills. Services are available and encouraged but
are not to be required as a condition of tenancy. There is ongoing communication and coordination
between supportive service providers, property owners or managers, and/or housing subsidy programs.
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requirements in RMC 4-4-045.F, but related information may be incorporated into a negotiated
development agreement.
Development Standards: The project would be subject to RMC 4-2-120B, “Development
Standards for Commercial Zoning Designations” effective at the time of complete application
(noted as “CO standards” herein).
Density – A minimum of 75 dwelling units per net acre (du/ac) if within a mixed use building and
a maximum of 150 du/ac. The area of public and private streets and critical areas would be
deducted from the gross site area to determine the “net” site area prior to calculating density.
In order to calculate the proposed density of the project, any area of public road, private
driveway/easement, and/or critical area dedication must be known. Public and private alleys are
not deducted for the purpose of net density calculation. All fractions which result from net
density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678
becomes 4.56). Calculations for minimum or maximum density that result in a fraction that is
0.50 or greater shall be rounded up to the nearest whole number. Those density calculations
resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number.
Based on the gross land area of 169,276 square feet, the 110 rooms for permanent supportive
housing proposal arrives at a gross density of approximately 28.3 du/ac (110 units / 3.89 gross
acres = 28.3 du/ac). Based on the gross density of 28.3 du/ac, the subject site would fall below
the minimum density requirements of the CO zone.
Per ORD 6019, minimum net residential density requirements in RMC 4-2-120B would not apply
to new emergency, transitional, or permanent supportive housing that is converted from an
existing building originally permitted as a hotel in which the rooms contain both bathrooms and
kitchens so that they may be converted into a number of residential dwelling units that do not
exceed the number of previously approved hotel rooms. The conversion of permanent
supportive housing would become attached residential dwelling units in the CO zone.
Minimum Lot Size, Width and Depth – The minimum lot size in the CO zone is 25,000 square feet
for lots created after July 11, 1993. There are no minimum requirements for lot width or depth
within the CO zone. No changes are proposed to the existing commercial lot.
Building Coverage – The CO zone allows a maximum building coverage of 65 percent, or 75
percent if parking is provided within a building or within a parking garage. The parking is
proposed to remain surface parking only. The applicant is not proposing any building additions
to the existing structure.
Building Setbacks – Setbacks are the distance between the building and the property line or any
private access easement or tract. Setback requirements in the CO zone are as follows: 0-30 feet
minimum front yard (depending on the building height), and 0-30 feet minimum secondary front
yard (depending on building height). There is no maximum front yard setback requirement for
non-residential buildings; and no rear or side yard setbacks unless the property abuts a
residential zoned property, where the setback along residentially zoned properties is 15 feet.
The applicant is not proposing any building additions to the existing structure.
Gross Floor Area – There is no minimum requirement for gross floor area.
Building Height – Maximum building height in the CO zone is 250 feet. In no case shall building
height exceed the maximum allowed by the Airport Compatible Land Use Restrictions, for uses
located within the Federal Aviation Administration Airport Zones designated under RMC 4-3-
020. The applicant is not proposing any building additions to the existing structure.
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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.
Refuse and Recycling Areas – Onsite refuse and recyclables deposit areas and collection points
for collection of refuse and recyclables are required for all new development in commercial and
other nonresidential uses. Refuse and recycling areas need to meet the requirements of RMC 4-
4-090, “Refuse and Recyclables Standards.” A minimum of one and one-half (1-1/2) square feet
per dwelling unit in multi-family residences shall be provided for recyclables deposit areas. A
minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas.
Architectural design of the enclosures shall be consistent with the design of the primary
building. Based on an aerial image of the site, there is an approximately 180 square foot refuse
and recycling area located at the northeast corner of the parcel. A total minimum area of 495
square feet (165 SF for recyclables deposit areas + 330 SF for refuse deposit areas = 495 SF total)
square feet shall be provided for refuse and recyclables deposit areas. Compliance with the
refuse and recycling standards (general and Urban Design) would be reviewed with the land
use application.
Landscaping: Compliance with the landscape standards would be required if the addition to the
existing building increases the gross square footage of the building by greater than one third or
a remodel requires improvements equal to or greater than 50% of the assessed property
valuation. Except for critical areas, all portions of the development area not covered by
structures, required parking, access, circulation or service areas, must be landscaped with
native, drought-resistant vegetative cover. The applicant is not proposing any new landscaping.
Street Frontage Landscaping - The minimum onsite landscape width required along street
frontages is 10 feet, with the exception of areas for required walkways and driveways, and shall
contain trees, shrubs, and landscaping. The applicant is not proposing any new landscaping.
Internal Lot Landscaping - Surface parking lots with 15 to 50 stalls shall provide 15 square feet of
internal lot landscaping for each parking stall. There shall also be no more than 50 feet between
parking stalls and an interior parking lot landscape area and the interior parking lot landscaping
dimensions must be at least eight feet (8’) by twelve feet (12’) not including the curb (CI-120).
Perimeter landscaping may not substitute for interior landscaping. The applicant is not
proposing to modify or add any existing parking spaces or change any existing internal lot
landscaping.
Perimeter Parking Lot Landscaping - Surface parking lots shall contain a perimeter landscaping
screen at least 10 feet in width measured from the right-of-way (ROW). Within this perimeter
screen trees shall be planted at a minimum of 2-inch caliper at an average rate of 30 lineal feet
of street frontage, shrubs at the minimum rate of one per 20 square feet, and groundcover in
quantities that will provide at least 90 percent (90%) coverage within 3 years. The applicant is
not proposing to modify or add any landscaping.
Please refer to landscape regulations (RMC 4-4-070) for additional general and specific
landscape requirements.
Tree Preservation: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders
and cottonwoods) are proposed to be removed, a tree inventory, tree retention plan, arborist
report, and tree retention worksheet shall be provided with the formal land use application as
defined in RMC 4-8-120. The tree retention plan must show preservation of at least 10% of
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significant trees, and indicate how proposed building footprints would be sited to accommodate
preservation of significant trees that would be retained (RMC 4-4-130H.1.a). When the required
number of protected trees cannot be retained, replacement trees, with at least a two-inch (2")
caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper
inches of new trees to replace each protected tree removed. 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 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 20%; significant trees adjacent to critical areas and their associated
buffers; and significant trees over 60’ in height or greater than 18” caliper.
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 an independent review of any land use application that involves
tree removal and land clearing at the City's discretion. If applicable, a formal tree retention
worksheet would be required with the land use application. An inventory, retention plan, and
arborist report would be required with the application if significant trees are to be removed.
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 (6’) 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 complement 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: Attached dwelling within the CO zone requires a minimum of one (1) space up to a
maximum of 1.75 spaces per dwelling unit. Alternative parking requirements may apply for
emergency housing, transitional housing, and permanent supportive housing based upon staff
experience with various uses and information provided by the applicant. According to the
provided site plan, there are approximately 121 surface parking stalls within the parcel. The
applicant would be required to demonstrate that the minimum and maximum number of
parking stalls between the various onsite uses was satisfied by way of development
agreement or a hearing examiner conditional use permit application.
Refer to RMC 4-4-080F for standard stall and aisle dimensions. Standard surface parking spaces
are 9 feet by 20 feet. Compact spaces are 8.5 feet by 16 feet and limited to 30 percent (30%) of
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total spaces. The minimum aisle width for 90 degree spaces is 24 feet. The applicant will be
required to provide a detailed parking plan if parking is added or removed from the site.
The proposal would be required to provide bicycle parking equal to ten percent (10%) of the
number of required off-street vehicle parking spaces for nonresidential use and one-half (0.5)
bicycle parking space per one 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 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 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.
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.
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 4-4-080I.
There shall be no more than one driveway for each one hundred sixty five feet (165') of street
frontage serving any one property or among properties under unified ownership or control; for
each one hundred sixty five feet (165') of additional street frontage another driveway may be
permitted. No changes are proposed to the existing driveway cuts.
Urban Design Regulations: If applicable, compliance with Urban Design Regulations, District ‘D’,
would be subject to RMC 4-3-100. 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
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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.
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 area 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 seating, 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, contains high seismic hazard area,
regulated slopes and is located within the Black River/Springbrook Creek Reach A Regulated
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Shoreline, Shoreline High Intensity Regulated Shoreline, Special Flood Hazard Area (100 year
flood) FEMA Zone – EA. It is the applicant’s responsibility to ascertain if any other critical areas
or environmental concerns are present on the site during site development or building
construction.
Environmental Review: Change of use in a building over 4,000 square feet would require
Environmental Review in accordance with the State Environmental Policy Act WAC 197-11-800.
Therefore, an environmental checklist is a submittal requirement unless King County wants to
be the lead SEPA agency. If the City acts as designated lead agency, an environmental
determination would be made by the Renton Environmental Review Committee.
Permit Requirements: Hearing Examiner Conditional Use Permit (CUP) may be required for
homeless services unless a negotiated development agreement is able to be obtained from
Renton City Council under the provisions of RCW 36.70B.170-210. A Conditional Use Permit
(CUP) application can be completed in an estimated time frame of 12 weeks once a complete
application is accepted. The duration of a development agreement is undermined. The 2021
Hearing Examiner Conditional Use Permit application fee is $3,300 and the Development
Agreement fee is $10,000. The application fee for SEPA Review (Environmental Checklist) is
$1,600. Any modification requests to code standards are $260 per modification. A 5%
technology fee would also be assessed at the time of land use application. All fees are subject to
change prior to submittal.
Detailed information regarding the land use application submittal can be found on the
Conditional Use Permit submittal checklist and as listed in ORD 5996 and ORD 6019. The City
Council’s decision to enter into a development agreement is a discretionary legislative decision
and approval of such agreement is not subject to the criteria in RMC 4-4-045.H or the submittal
requirements in RMC 4-4-045.F, but related information may be incorporated into a negotiated
development agreement (RMC 4-4-045 Homeless Services Use). 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.
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 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.
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:
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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
mitigation fees are required for the construction of new building areas or changes of use to a
more intensive use. If any new buildings, building expansions, or a change in use is proposed
then fire, transportation, school, and park impact fees would be assessed. Please note that a
feepayer may opt not to have the impact fees determined according to the fee structure in the
Fee Schedule, in which case the feepayer shall prepare and submit to the Administrator, the
RRFA, or school district, as applicable, an independent fee calculation for the development
activity for which a building permit is being sought. See RMC 4-1-190 for more information
regarding impact fees.
A handout listing Renton’s development-related fees is available on the City of Renton website
for your review or see the most current fee schedule resolution (RES NO. 4433).
Next Steps: When the formal application materials are complete, the applicant is strongly
encouraged to have one copy of the application materials pre-screened prior to submitting the
complete application package. Please call Clark Close, Senior Planner at 425-430-7289 or
cclose@rentonwa.gov for an appointment.
Expiration: The duration of a Development Agreement will be specified in the contract. The
applicant has two (2) years to comply with all conditions of approval and to apply for any
necessary permits before the approval becomes null and void for an approved Conditional Use
Permit. A single two-year Conditional Use Permit extension may be granted for good cause by
the Administrator. It is the responsibility of the applicant to monitor either expiration date(s).
ESA - RENTON | PRE-APPLICATION MEETING 2 06/17/2021
SITE ANALYSIS
KEY METRICS
ADDRESS: 1150 OAKESDALE AVE SW, RENTON, WA 98055
PARCEL NUMBER: 9188000148
SITE AREA: 169,276 SF (3.89 ACRES)
ZONE: CO, Commercial Office Zone
North, South, East: CO, Commercial Zone
West: IH, Industrial Heavy
OVERLAYS: None
BUILDING INFORMATION
STORIES: 3
HOTEL ROOMS: 110
O PEN 1 BR/1 BA: 110
PARKING: 110 STALLS
BUILDING GROSS SF: 67,842 SF
YEAR BUILT: 1998/2015 (EFF. YEAR).
HEATING SYSTEM: Package Unit
SPRINKLERS: YES
ELEVATORS: YES
LEGAL DESCRIPTION
WASHINGTON TECHNICAL CENTER LOT 4 OF CITY
OF RENTON SHORT PLAT NO 016-88 RECORDING NO
8910279013 SD SHORT PLAT DAF - POR OF LOT 2 OF
CITY OF RENTON LOT LN ADJ NO 001-86 RECORDING
NO 8609179004 LY S OF SW 7TH ST & E OF OAKESDALE
AVE SW ---- BEING A POR OF TRACT B OF WASHINGTON
TECHNICAL CENTER
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ESA - RENTON | PRE-APPLICATION MEETING 4 06/17/2021
SITE VICINITY
10 MINUTE WALK 5 MINUTE WALKSITE
king county south king county south treatment planttreatment plant
ESA - RENTON | PRE-APPLICATION MEETING 8 06/17/2021
SITE PHOTOS
ESA - RENTON | PRE-APPLICATION MEETING 9 06/17/2021
SITE PHOTOS
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ESA - RENTON | PRE-APPLICATION MEETING 10 06/17/2021
INTERIOR PHOTOS