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PREAPPLICATION MEETING
Renton Regional Fire Authority Station 16
12924 – 158th Ave SE
PRE22-000062
CITY OF RENTON
Department of Community & Economic Development
March 17, 2022
Contact Information:
Planner: Andrew Van Gordon, 425.430.7286, avangordon@rentonwa.gov
Public Works Plan Reviewer: Nathan Janders, 425.430.7382, njanders@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: March 2, 2022
TO: Andrew Van Gordon, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Fire Station 16
1. The fire flow requirement is 3,000 gpm. Three fire hydrants are required. One within
150-feet and two within 300-feet of the proposed building. One hydrant is required
within 50-feet of all fire department connections for standpipe and sprinkler systems,
for each building. Existing hydrants may be counted toward the requirements if they
meet current code. A looped water main is required for all fire flows over 2,500 gpm.
Water is provided by King County Water District 90. A water availability certificate is
required to be obtained from them. A minimum of two to three new fire hydrants shall
be required to meet requirements. Please note that looped water mains need
minimum setbacks around the sides of the fire station building that appear to not be
able to meet with current site plan. Applicant could also propose to lower fire flow to
eliminate the looped water main requirements. Also, our current records show that
only a small 6-inch water main exists in SE 158th Street, and would not be sufficient to
provide the required 3,000 gpm fire flow requirements. Again, current pipe sizing and
available fire flow needs to be confirmed with King County Water District 90.
2. Approved fire sprinkler, fire standpipe and fire alarm systems are required throughout
each building. 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.
3. Fire department apparatus access roadways are required within 150-feet of all points on
the building. Fire lane signage required for any on site roadways. Required turning
radius are 25-feet inside and 45-feet outside. Roadways shall be a minimum of 20-feet
wide. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading.
Minimum vertical clearance is 13-feet, 6-inches. Fire lane signage required per code.
4. Applicant shall provide a hazardous material inventory statement for proposed
maintenance facility building prior to building permit issuance. Use of fire department
form is required.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: March 12, 2022
TO: Andrew Van Gordon, Senior Planner
FROM: Nathan Janders, Civil Engineer
SUBJECT: Renton Fire Station 16
15815 SE 128th St Ave SE
PRE 22-000062
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 3664500007,
3664500008 and 3664500009. The following comments are based on the pre-application submittal
made to the City of Renton by the applicant.
WATER
1. Water service is provided by King County Water District 90.
2. Applicant shall obtain a water availability certificate from the District and provide it with the civil
construction permit submittal.
3. Review of the water plans will be conducted by King County Water District 90 and the Renton
Regional Fire Authority.
4. Plans approved by King County Water District 90 shall be routed to the City for final review prior
to permit issuance.
SEWER
1. The project is within the City of Renton’s sanitary sewer service area.
2. There is an existing 8-inch gravity wastewater main located in 158th Ave SE (see record drawing
S-348504). Note this is within King County ROW and a franchise permit from King County would
be required for any installation of sewer within King County.
3. A property is required to connect to sewer and extend the sewer main across the full width of
the property when the proposed development is within 330 feet of the existing sewer main. The
proposed property is approximately 800 feet from the nearest sewer main. Therefore an
extension is not required. The applicant shall either obtain a permit from King County
Department of Health for installation of an onsite private septic system and provide a copy of
the approved plans prior to civil permit issuance, or, the applicant may elect to extend the
sewer main.
4. A conceptual utility plan will be required as part of the land use application for the subject
development.
5. The following comments are only applicable if a sewer main extension is elected to be installed.
a. A minimum 8-inch sewer main extension will be required to extend along the full width
of the property’s frontage. Sewer main extensions shall be in accordance with RMC 4-6-
060. Any sewer main on private property will require a 15 ft wide public utility
easement.
b. Individual sewer stubs from the new sewer main and individual side sewers are required
for each lot. All new sewer stubs shall conform to the standards in RMC 4-6-060 and City
of Renton Standard Details.
c. A conceptual utility plan will be required as part of the land use application for the
subject development.
d. The development is exempt from system development charges per RMC 4-1-180.B.2.b.
e. The East Renton Interceptor Special Assessment District (SAD) is applicable to the
project. The SAD has reached it’s maximum assessment and is $316.80 per lot. SAD fees
are due at the time of civil construction permit issuance.
SURFACE WATER
1. The site is generally sloped from the southwest to the northeast.
2. There is an existing stormwater ditch and culvert on the east side of 158th Ave SE conveying
runoff north (no record drawing available).
3. There is an existing stormwater ditch on the south side of SE 128th St conveying runoff east (no
record drawing available).
4. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water
Design Manual will be required. Refer to Figure 1.1.2.A Flow Chart of the 2017 Renton Surface
Water Design Manual (RSWDM) to determine what type of drainage review is required for this
site. The site falls within the City’s Flow Control Duration Standard Matching Forested Site
Conditions. The site falls within the May Creek drainage basin.
5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant
will be required to provide enhanced basic water quality treatment. Any proposed detention
and/or water quality vault shall be designed in accordance with the RSWDM that is current at
the time of civil construction permit application. Separate structural plans will be required to be
submitted for review and approval under a separate building permit for the detention and/or
water quality vault.
6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the
new runoff created by this development to the maximum extent feasible. On-site BMPs shall be
evaluated as described in Section C.1.2.9.1.D of the 2017 RSWDM. A preliminary drainage plan,
including the application of on-site BMPs, shall be included with the land use application, as
applicable to the project. The final drainage plan and drainage report must be submitted with
the utility construction permit application.
7. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design
Manual Section C.1.3. Information on the water table and soil permeability (measured
infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9
and Appendix C shall be included in the report. The report should also include information
concerning the soils, geology, drainage patterns and vegetation present shall be presented in
order to evaluate the drainage, erosion control and slope stability for site development of the
proposed plat. The applicant must demonstrate the development will not result in soil erosion
and sedimentation, landslide, slippage, or excess surface water runoff.
8. Erosion control measures to meet the City requirements shall be provided.
9. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The
current City of Renton Standard Details is available online on the City of Renton website.
10. Construction Storm water General Permit from the Department of Ecology is required if clearing
and grading of the site exceeds one acre.
11. The development is exempt from system development charges per RMC 4-1-180.B.2.b.
TRANSPORTATION
1. Per City code 4-6-060 frontage improvements are required for new construction in excess of
$150,000.
a. The proposed project fronts NE 4th St along the north property line. NE 4th St is classified
as a Principal Arterial street with an existing right-of-way (ROW) width of approximately
84 feet per the King County Assessors map. To meet the City’s complete street
standards for Principal Arterial streets with 5 lanes a minimum ROW width of 103 feet is
required. Per RMC 4-6-060 half of street improvements as taken from the ROW
centerline shall be required and include a minimum 66 foot paved road (33 feet from
centerline), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, a 2 foot clear
space at back of walk, street trees and storm drainage improvements. Dedication of
approximately 9.5 feet would be required pending final survey.
i. However, there is a corridor improvement plan for NE 4th St that consists of a 66
foot paved road, a 10 foot landscaped sidewalk and storm drainage
improvements. Dedication of approximately 1 foot is required for the street
frontage.
b. The proposed project fronts 158th Ave SE along a the west property line of parcel
3664500006. 158th Ave SE is classified as a Residential Access street with an existing
ROW width of approximately 60 feet. To meet the City’s complete street standards for
Residential Access streets the minimum ROW width is 53-feet. Per RMC 4-6-060 half
street improvements would include a pavement width of 26 feet (13 feet from
centerline) a 0.5 foot curb, 8 foot planting strip, 5 foot sidewalk, street trees and storm
drainage improvements.
c. The proposed project fronts a 16 foot alley along the north property line of both parcel
3664500006 and parcel 3664500008 and intersecting parcel 3664500007. To meet the
City’s complete street standards for Alleys the minimum ROW width is 16-feet. Per RMC
4-6-060 alley improvements include a minimum paved width of 12 feet.
2. Refer to City code 4-4-080 regarding driveway regulations.
a. A minimum separation of 5 feet is required between driveway and the property line.
b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide
slotted drains.
c. The maximum width of a driveway is 30 feet exclusive of the radii of the returns and
taper section. A modification will be required for the proposed driveway more than 30
feet.
3. Street lighting is required along all public street frontages for projects with more than 5,000 SF
of commercial space. See RMC 4-6-060 for street lighting requirements.
4. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-
090.
5. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are
required to do a traffic impact analysis. The trips should be calculated based on the guidelines of
the current ITE Trip Generation Manual. Refer to the attached policy guidelines for traffic impact
analysis for guidelines. If the site generates 20 or more new peak hour trips in either AM peak or
PM peak, then applicant should contact the City to get information of the locations where traffic
analysis is required.
6. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Restoration and Overlay requirements.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along
property frontage or within the site must be underground. The construction of these franchise
utilities must be inspected and approved by a City of Renton inspector.
2. 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.
3. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for
the most up-to-date plan submittal requirements:
https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014.
4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
5. A demo permit is required for the demolition of the existing building(s). The demo permit shall
be acquired through the building department.
6. Fees quoted in this document reflect the fees applicable in the year 2019 only and will be
assessed based on the fee that is current at the time of the permit application or issuance, as
applicable to the permit type. Please visit www.rentonwa.gov for the current development fee
schedule.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: March 17, 2022
TO: Pre-Application File No. 22-000062
FROM: Andrew Van Gordon, Associate Planner
SUBJECT: Renton Regional Fire Authority Station 16 – 12924 – 158th Ave SE
(parcel numbers 366450-0007, 366450-0008, 366450-0009)
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
https://www.codepublishing.com/WA/Renton/.
Project Proposal: The project proposal is located on three parcels (366450-0007, 366450-0008,
366450-0009). 12924 – 158th Ave SE (parcel 366450-0009) has street frontage on 158th Ave SE.
Parcel 366450-0007 has frontage upon an unimproved public right-of-way alley. 15815 SE 128th
St (parcel 366450-0008) has street frontage on SE 128th St and is split in half by the same
unimproved public right-of-way alley that parcel 366450-0007 fronts upon. All lots are within the
R-4 zone. 12924 – 158th Ave SE is improved with a mobile home. Parcel 366450-0007 is vacant.
15815 SE 128th St is improved with a single-family residence with accessory structures per the King
County Auditor; a review of aerial photos appears to show some sort of storage yard on the
property. The total site area is approximately 130,670 square feet (2.99 acres).
The proposal is to relocate an existing fire station to the project site and construct a new facility.
The facility would include a fire station and separate maintenance garage. Access for fire
equipment and employee parking would from 158th Ave SE and onto SE128th St. Access for the
public would be from SE 128th St.
Current Use: 12924 – 158th Ave SE is improved with a mobile home. Parcel 366450-0007 is vacant.
15815 SE 128th St is improved with a single-family residence with accessory structures per the King
County Auditor; a review of aerial photos appears to show some sort of storage yard on the
property. All existing structures and improvements are proposed to be demolished.
Zoning/Density Requirements: The subject property is located within the Residential-4 (R-4)
zoning classification. A fire station falls under the City Government Facilities use type.
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March 17, 2022
Within the R-4 zone a City Government Facilities requires review and approval through a
Conditional Use Permit subject to review by the Hearing Examiner.
Development Standards: The project would be subject to RMC 4-2-110A, “Development
Standards for Residential Zoning Designations” effective at the time of complete application
(noted as “R-4 standards” herein).
Building Standards – The R-4 standards allow a maximum building coverage of 35% of the lot area.
The maximum impervious coverage in the R-4 zone is 50%. The allowed height of public facilities
shall be determined through site plan review however in no case shall building height exceed the
maximum allowed by the Airport Related Height and Use Restrictions, for uses located within the
Federal Aviation Administration Airport Zones. Submitted plans would need to show compliance
with the maximum building coverage, impervious surface requirements, and building height
regulations of the zone with the land use application.
Setbacks – Setbacks are the minimum required distance between the building footprint and the
property line. The required setbacks for the R-4 zone are: Front yard: 30 feet for the primary
structure; Rear yard: 25 feet; Side yards: combined 20 feet with not less than 7.5 feet on either
side; and secondary front yards: 30 feet. Side yard along a street is defined as the yard
requirement that is neither a front yard nor a rear yard, yet it abuts a street right-of-way or private
street. New structures must comply with the secondary front yard setback requirements.
Submitted plans would need to show compliance with the required setbacks of the zone with
the land use application.
Access/Parking: Access is proposed from 158th Ave SE and 128th St; a 16-foot wide unopened
right-of-way alley runs through the middle of 15815 SE 128th St and abuts the northern property
line of parcel 366450-0007. Access to 128th St is proposed via two points; the first is one-way
exiting the property for the benefit of fire equipment leaving the stations and the second is for
the benefit of public parking. Twenty-two total stalls are proposed: four for the benefit of the
maintenance garage, 12 for the benefit of the station employees and six for the general public.
Stalls are shown to be approximately 20 feet long by nine feet wide. If a use type is not specifically
identified in the parking requirements, the amount of required parking shall be the same as for
the most similar use. The width of any driveway for uses other than industrial, warehouse,
shopping centers, single family and duplexes shall not exceed 30 feet exclusive of the radii of the
returns or the taper section, the measurement being made parallel to the centerline. The
maximum number of driveways shall be no more than one driveway for each 165 feet of street
frontage serving any one property or among abutting properties under unified ownership or
control. For every additional 165 feet of street frontage another driveway may be permitted.
The one-way driveway for fire equipment leaving the station exceeds dimensional standards
and would require modification for approval. The project location has approximately 713 feet
of frontage (180 feet on SE 128th St, 135 feet on 158th Ave SE, 398 feet along the alley way).
Planning supports improving the existing alley and using it for all access into the project area
with access onto SE 128th St for fire equipment exiting the station. The City Government Facilities
use type in not listed within RMC 4-4-080 Parking, Loading and Driveway Regulations. One of
the decision criteria for approval of a Conditional Use Permit is that adequate parking is
provided. As there is not prescribed parking requirement within the Renton Municipal Code a
parking study identifying the number of spaces needed for the use would be required; this would
be used as a basis for the recommendation. Proposed parking, including bicycle parking, shall
meet the requirements of RMC 4-4-080.
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March 17, 2022
Landscaping: With the exception of critical areas, all portions of the development area not
covered by structures, required parking, access, circulation or service areas, must be landscaped
with native, drought-resistant vegetative cover. The minimum on-site landscape width required
along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in
the ROW planter will also be required. Landscaping may include hardscape such as decorative
paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths
between the curb and sidewalk are established according to the street development standards of
RMC 4-6-060. Street trees and, at a minimum, groundcover is to be located in this area when
present. Street trees shall be planted in the center of the planting strip between the curb and the
sidewalk at the following intervals; provided, that, where right-of-way is constrained, irregular
intervals and slight increases or decreases may be permitted or required. Additionally, trees shall
be planted in locations that meet required spacing distances from facilities located in the right-
of-way including, but not limited to, underground utilities, street lights, utility poles, traffic signs,
fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree
List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on
center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing
trees: fifty feet (50') on center. For nonresidential development in a residential zone, a 15’ wide
partially sight obscuring landscaped visual barrier or 10’ wide fully sight-obscuring visual barrier
along common property lines is required. Parking areas shall meet the minimum requirements for
perimeter and interior parking lot landscaping.
A conceptual landscape plan shall be provided with the land use application as prepared by a
licensed Landscape Architect, a certified nurseryman or other certified professional.
Storm drainage facilities are required to comply with the minimum 15-foot perimeter
landscaping strip on the outside of the fence unless otherwise determined through the site plan
review or subdivision review process. Please refer to landscape regulations RMC 4-4-070 for
further general and specific landscape requirements.
Significant Tree Retention: Staff review of aerial image of the site identifies mature trees on the
site. If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods)
are proposed to be removed, a tree inventory and a tree retention plan along with an arborist
report, tree retention plan and tree retention worksheet shall be provided with the formal land
use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at
least 30% of significant trees. 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. Please refer to Tree Retention and Land Clearing Regulations
RMC 4-4-130 for further general and specific tree retention and land clearing requirements.
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
significant native evergreen or deciduous trees; and Other significant non- native trees.
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March 17, 2022
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. Trees located within public rights-of-way and
shared driveways do not count towards tree retention standards. A formal tree retention plan
prepared by an arborist or landscape architect would be reviewed at the time of Land Use
Application review.
Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project,
the location must be designated on the landscape plan and grading plan with top of wall and
bottom of wall elevations. A fence and/or wall detail should also be included on the plan. A
retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the
footing to the finish grade at the top of the wall requires a building permit. The maximum height
of any fence or retaining wall is 72-inches subject to further height limitations in setbacks and
clear vision areas noted in RMC 4-4-040D. A fence shall not be constructed on top of a retaining
wall unless the total combined height of the retaining wall and the fence does not exceed the
allowed height of a standalone fence. For more information about fences and retaining walls refer
to RMC 4-4-040.
Critical Areas: According to COR Maps, there are no critical areas mapped on the property.
Environmental Review: As the proposal is greater than 4,000 square feet in size, Environmental
Review is required.
Lot Combination: The proposal is located over multiple separate lots. In order to make sure all
improvements are linked to the project as a whole a lot combination is needed.
Proposed improvements, specifically the maintenance garage, encroach upon existing lot lines.
Of note, 15815 SE 128th St is two separate legal lots as it is split by right-of-way. A lot
combination would be recommended as a condition of approval for the Conditional Use Permit.
Conditional Use Permits: For projects requiring a public hearing, the Hearing Examiner shall take
action in accordance with the procedures of RMC 4-8-100, Application and Decision – General, as
it exists or may be amended. A Site Plan Review will also be required to determine height.
Conditional Use (Hearing): A conditional use is a land use which may be permitted within a zoning
district following review by staff to establish conditions mitigating impacts of the use and to assure
compatibility with other uses in the district. Staff will consider the following criteria when
reviewing a request for a conditional use permit:
1. Consistency with Plans and Regulations: The proposed use shall be compatible with the
general goals, objectives, policies and standards of the Comprehensive Plan, the zoning
regulations and any other plans, programs, maps or ordinances of the City of Renton.
2. Appropriate Location: The proposed location shall not result in the detrimental
overconcentration of a particular use within the City or within the immediate area of the proposed
use. The proposed location shall be suited for the proposed use.
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March 17, 2022
3. Effect on Adjacent Properties: The proposed use at the proposed location shall not result
in substantial or undue adverse effects on adjacent property.
4. Compatibility: The proposed use shall be compatible with the scale and character of the
neighborhood.
5. Parking: Adequate parking is, or will be made, available.
6. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall
mitigate potential effects on the surrounding area.
7. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use
shall be evaluated and mitigated.
8. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving,
or critical areas.
The applicant will need to show that the proposal meets all applicable decision criteria. A Public
Hearing would be required.
Site Plan Approval: 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 identified in RMC 4-9-200.E.3.
Permit Requirements: The proposal would require an Environmental Review and a Hearing
Examiner Conditional Use Permit, and Site Plan Review. The application would be reviewed within
an estimated time frame of eight to twelve weeks. The 2022 fees would total $9,135.00 ($3,300
Conditional Use Permit + $3,800 Hearing Examiner Review Site Plan Review + $1,600 SEPA +
$435.00 Technology Fee (5%) = $9,135.00). A lot combination would be required as part of the
approval for the Conditional Use Permit; a lot combination has a fee of $535.50 ($510.00 Lot
Combination + $25.50 Technology Fee). A 5% technology fee added to the total cost of the reviews
would also be assessed at the time of land use application. All fees are subject to change. Detailed
information regarding the land use permit application submittal requirements can be found on
the Conditional Use Submittal Requirements, Lot Combination, Site Plan Review and
Environmental Review Submittal Requirements checklists. 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.
Public Notice Requirements: and install a public information sign prior to submitting the required
land use application(s) and SEPA checklist per the following:
• Public Information Sign: Public Information Signs are required for all Type II and Type III
Land Use Permits (Environmental Review and Hearing Examiner Conditional Use Permit,
respectively), 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
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March 17, 2022
information sign handout. The applicant is solely responsible for the construction.
Installation, maintenance, removal, and any costs associated with the sign.
Next Steps: When the formal land use application materials are complete, the applicant shall have
the application materials pre-screened prior to submitting the complete application package.
Please contact Andrew Van Gordon, Associate Planner at avangordon@rentonwa.gov or (425)
430-7286 for an appointment.
Expiration: Upon approval, the Conditional Use Permit shall be implemented within two years
unless other time limits are prescribed elsewhere in the Renton Municipal Code or state law. The
Hearing Examiner may grant one extension of time for a maximum of one year for good cause
shown. The final approval of a Site Plan shall expire within two years of the date of approval. A
single two-year extension may be granted for good cause by the Administrator. The Administrator
may determine at their discretion that a public hearing before the Hearing Examiner is required
for such extension. The burden of justification shall rest with the applicant. It is the responsibility
of the owner to monitor the expiration date.