HomeMy WebLinkAboutPRE22-000133 (CA Fortress Investment Group SSD Facility) Meeting SummaryDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200
|www.rentonwa.gov
PREAPPLICATION MEETING FOR
Fortress Investment Group SSD Facility
2940, 2960, 2980 and 2990 East Valley Rd, Renton, WA 98057
PRE22-000133
May 19, 2022
Contact Information:
Planner: Clark H. Close, 425.430.7289, cclose@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 or email
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:May 19, 2022
TO:Clark Close, Senior Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Fortress Investment Group SSD Facility
1. The preliminary fire flow is 3,000 gpm. A minimum of three fire hydrants are required.
One within 150-feet and two others within 300-feet of the building. Hydrants are required
within 50-feet of all fire department connections for standpipes and sprinkler systems. A
looped water main is required for all buildings with fire flows exceeding 2,500 gpm. Hydrant
spacing on looped mains is required to be 300-feet on center maximum.
2. Approved fire sprinkler and fire alarm systems are required throughout the building.
Direct outside access is required to the fire sprinkler riser rooms. Fire alarm systems are
required to be fully addressable and full detection is required. Separate plans and permits
required by the fire department.
3. Fire impact fees are applicable at the rate of $ 1.25 per square foot. Credit is given for
the demolished buildings. This fee is paid at time of building permit issuance.
4. Fire department apparatus access roadways are required. Fire lanes are required to
meet 20-feet width with 25-foot inside and 45-feet outside turning radius. Roadways shall
support a minimum of a 30-ton vehicle and 75-psi point loading. Fire Lane signage required for
onsite roadways.
5. If the building exceeds 50,000 square foot threshold, then all areas of the building shall
comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both
incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building
shall be enhanced with amplification Emergency Responder Radio Coverage requirement per
IFC Section 510 and local amended ordinance.
6. A completed Hazardous Material Inventory Statement is required to be submitted and
reviewed prior to the building permit issuance. Use of city form or equivalent is required.
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: May 19, 2022
TO: Clark Close, Senior Planner
FROM: Nathan Janders, Civil Plan Reviewer
SUBJECT: Fortress Investment Group
2940 East Valley Road
PRE22-000133
NOTE: The applicant is cautioned that information contained in this summary is preliminary and
non-binding and may be subject to modification and/or concurrence by official City decision-
makers. Review comments may also need to be revised based on site planning and other design
changes required by City staff or made by the applicant.
I have completed a preliminary review for the above-referenced proposal located at
parcel(s) 3023059096, 3023059098, 3023059099, and 3023059091. The following
comments are based on the pre-application submittal made to the City of Renton by the
applicant.
WATER
1. The project is within the City of Renton’s water service area in the Valley 196 hydraulic zone.
2. The static water pressure is approximately 75 psi at ground elevation of 18 feet.
3. There is an existing 12-inch water main located in East Valley Road that can deliver a
maximum flow capacity of 4,800 GPM (see record drawing W-030409).
4. There are three existing water services to the subject parcels. Unless re-used, the existing
service shall be cut and capped at the main by City forces.
5. There are multiple existing fire hydrants within 300 feet of the property.
6. Based on the review of project information submitted for the pre-application meeting, Renton
Regional Fire Authority has determined that the preliminary fire flow demand for the
proposed development, including the use of a fire sprinkler system, is 3,000 GPM. Per City
code a looped water main is required around the building when the fire flow demand exceeds
2,500 gpm.
7. Based on the information provided with the pre-application submittal documents, the
following developer’s installed water main improvements will be required to provide
domestic and fire protection service to the development including but not limited to the items
that follow.
a. Installation of a minimum 10-inch on site looped water main within the new interior
access roads around the proposed building. The new 10-inch water main shall be
connected to the existing main in East Valley Road at the northern and southern sides
of the building. A 10-inch stub should be provided to the southern property line.
b. A 15 feet wide public water easement is required for any public water main,
hydrants and water meters located outside City right-of-way. A minimum 10-foot
setback is required from the building foundation to the new water main.
c. Installation of a separate water service and meter for the new commercial building.
All commercial domestic water meters shall have a reduced pressure backflow
assembly (RPBA) installed behind the meter on private property per City Standards.
The RPBA shall be installed inside an above ground, heated enclosure per City
Standard Plan 350.2. The RPBA may be located inside the building if a drainage outlet
for the relief valve is provided and the location is pre-approved by the City Plan
Reviewer and City Water Utility Department. The backflow prevention assembly must
be located adjacent to and behind a building exterior wall.
d. Domestic water meters 3-inch or larger shall be installed in an exterior vault per
standard plan no 320.4. The meter vault shall be located within public ROW or within
an easement on private property.
e. Installation of a landscape irrigation meter with a backflow prevention assembly
(DCVA) if applicable.
f. Installation of a fire sprinkler stub a with a double check detector assembly (DCDA) is
required for backflow prevention to each building. The sizing of the fire sprinkler stub
and related piping shall be done by a registered fire sprinkler designer/contractor.
The DCDA shall be installed on the private property in an outside underground vault
per City Standard Plan 360.2. 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. The backflow prevention assembly must be
located adjacent to and behind a building exterior wall.
g. Installation of off-site and on-site fire hydrants. The location and number of hydrants
will be determined by the RRFA based on the final fire flow demand and final site
plan. A hydrant is required within 50 feet of the building’s fire sprinkler system fire
department connection (FDC).
8. Civil plans for the water main improvements will be required and must be prepared by a
professional engineer registered in the State of Washington. Please refer to City of Renton
Water Design Standards and Details as shown in Appendix K of the City’s 2019 Water System
Plan. Adequate horizontal and vertical separations between the new water main and other
utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided
for the operation and maintenance of the water main. Retaining walls, rockeries or similar
structures cannot be installed over the water main unless the water main is installed inside a
steel casing.
9. A conceptual utility plan will be required as part of the land use application for the subject
development.
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 2022 Development Fees Document on the
City’s website. Fees will be charged based on the rate at the time of construction permit
issuance.
a. The SDC fee for water is based on the size of the new domestic water to serve the
project. The current water fee is $4,500.00 per 1-inch meter, $22,500 per 1-1/2 inch
meter, $36,000 per 2-inch meter and $72,000 per 3-inch meter.
b. Water service installation charges for each proposed domestic water service is
applicable. Water Service installation is $2,875.00 per 1-inch service line, $4,605 per
1-1/2 inch service, $4,735 per 2-inch service, and for services larger than 2-inch a $220
processing fee is applied and the Contractor will provide the materials and will install
the service line and water meter.
c. Drop-in meter fee is $460.00 per 1-inch meter, $750 per 1-1/2 inch meter, and $950
per 2-inch meter.
d. A credit will be applied to the existing service if abandoned.
e. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=
CityofRenton
SEWER
1. The project is within the City of Renton’s sanitary sewer service area.
2. There is an existing 8-inch gravity PVC wastewater main located in East Valley Road (see
record drawing S-020005).
3. All existing side sewers will be required to be cut and capped during demolition of the
properties. The applicant shall identify which buildings are currently connected to the City
sewer and which buildings are connected to septic. Any septic tanks will be required to be
abandoned in accordance with King County Department of Health.
4. Individual sewer stubs from the sewer main and individual side sewers are required for the
new building. The existing stubs can be CCTV’d and if found acceptable to the sewer
department, can be re-used if the size/locations are compatible with the proposed
use/building layout. All new sewer stubs shall conform to the standards in RMC 4-6-040 and
City of Renton Standard Details.
5. Any covered parking areas, if proposed, 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.
6. Discharge from the service center will need to be routed through an oil/water interceptor.
7. A conceptual utility plan will be required as part of the land use application for the subject
development.
a. The development is subject to a wastewater system development charge (SDC) fee.
SDC fee for sewer is based on the size of the new domestic water to serve the project.
Current fees can be found in the 2022 Development Fees Document on the City’s
website. Fees will be charged based on the rate at the time of construction permit
issuance.
b. The current sewer fee for is $3,500.00 per 1-inch meter, $17,500 per 1-1/2 inch
meter, $28,000 per 2-inch meter, and $56,000 per 3-inch meter.
c. Final determination of applicable fees will be made after the water meter size has
been determined.
d. A credit will be applied for the existing services.
e. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=
CityofRenton
SURFACE WATER
1. There are multiple catch basins along East Valley Road conveying runoff through 12-inch
pipes to an existing 30-inch stormwater main in the landscaping along the west side of East
Valley Road (see record drawing R-199908).
2. 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 Peak Flow Control Standard – Matching Existing
site conditions. The site falls within the Black River drainage basin.
3. Critical areas near the site that may impact storm drainage include: a wetland.
4. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The
current City of Renton Standard Details are available online in the City of Renton website
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRent
on
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.1.3 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. Effective June 22, 2022, the City of Renton will be adopting a new stormwater manual which
will be based on the 2021 King County Surface Water Design Manual. All projects vested on
or after June 22, 2022 will be subject to these new stormwater requirements. Please refer to
RMC 4-1-045 for information regarding project vesting.
10. The development is subject to a surface water system development charge (SDC) fees. Fees
will be charged based on the rate at the time of construction permit issuance.
The current SDC fee is $0.84 per square foot of new impervious.
The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=0&repo=
CityofRenton
TRANSPORTATION
1. Per City code 4-6-060 frontage improvements are required for new construction in excess of
$150,000. The proposed project fronts East Valley Road to the west and private property on
all other sides.
a. East Valley Road is classified as a Collector Arterial street with an existing right-of-way
(ROW) width of approximately 80 feet per the King County Assessors map, however,
it is not centered and there is approximately 35 feet of ROW fronting the site. To meet
the City’s complete street standards for Collector Arterial streets with 4 lanes and a
minimum ROW width of 94 feet is required.
b. However, the City has reviewed this portion of East Valley Road and determined that
the existing curb-curb width is sufficient. Therefore, the city would support a modified
street section that at minimum retains the existing curb-curb width (approximately
48 feet) and 0.5 foot curb, with installation of an 8 foot planting strip, a 6 foot sidewalk
and street trees. No dedication is anticipated for the above listed improvements. A
modification is required to be submit with the land use application for the alternative
section.
2. The site borders State Route 167 (SR 167) on the east property line. WSDOT has identified, in
their long-range planning programs for I-405 and SR-167, a direct access connection to and
from the south at SW 27th Street, which the City supports. Applicant should further coordinate
with WSDOT at 425-456-8538 for further coordination and to verify any future impacts
related to widening of the highway.
3. A traffic impact analysis is required when the estimated vehicular traffic generated from a
proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM
(3:00 – 6:00) peak periods. Traffic study guidelines are included with the pre-application
packet. The analysis must include a discussion on traffic circulation to and from the site and
onsite traffic circulation. The study shall include trip generation and trip distribution for the
project for both AM and PM peak hours.
4. Refer to City code 4-4-080 regarding driveway regulations. Driveways shall be designed in
accordance with City standard plans 104.1 and 104.2.
a. The maximum width of any driveway shall not exceed 30 feet.
b. Driveways shall be located a minimum of 5 feet from property lines.
c. Maximum driveway slope is 8%.
5. All new and proposed electrical or communication utilities are required to be installed
underground per RMC 4-6-090.
6. Street lighting is required for a project that consists of 5,000 SF or more commercial space.
See RMC 4-6-060 for street lighting requirements.
7. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
8. The development is subject to transportation impact fees. Fees will be charged based on the
rate at the time of building permit issuance.
a. Unless otherwise listed on the fee schedule the transportation impact fee is $7,145.85
per net new PM peak hour person vehicle trip
b. The developer will receive a credit for the existing structure if demoed.
c. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=0&repo=
CityofRenton
GENERAL COMMENTS
1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical,
phone, and cable services, etc.) along property frontage or within the site must be
underground as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION.
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 construction utility permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page
for the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on
separate sheets.
5. Fees quoted in this document reflect the fees applicable in the year 2022 only and will be
assessed based on the fee that is current at the time of the permit application or issuance, as
applicable to the permit type. Please visit www.rentonwa.gov for the current development
fee schedule.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2022\PRE22-000133
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:May 19, 2022
TO:Pre-Application File No. PRE22-000133
FROM:Clark H. Close Senior Planner
SUBJECT:Fortress Investment Group SSD Facility - 2940, 2960, 2980, & 2990
East Valley Rd
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 2940, 2960, 2980 and 2990 East Valley Rd
(APNs 3023059091, 3023059096, 3023059098, and 3023059099). According to King County
Department of Assessment, these four (4) parcels have a combined area of 5.9 acres. The
applicant is proposing an approximately 47,000 square commercial facility for sales/showroom,
service and delivery (SSD) and associated parking. The existing storage warehouse and office
building are proposed to be demolished. The remainder of the site has been cleared and graded
with preloading in place for a former development project. Access is proposed via two (2)
driveway approaches along East Valley Rd. One existing tree, located on the southern portion of
the project site, is proposed to be removed. According to City of Renton (COR) Maps, the site
contains regulated slopes in the southeast corner, high seismic hazards through, and an existing
Category III wetland on the eastern portion of the project site. The applicant is proposing to
reduce the wetland buffer to approximately 56 feet to be consistent with the previously proposed
Compton Lumber project. The proposed project would include buffer restoration measures to
provide ecological benefits and enhanced protection of the wetland that is anticipated to result
in an increase in habitat and water quality functions.
Current Use: The northern portion of the project site includes a 9,600 square foot storage
warehouse building and a 1,200 square foot office building that is currently being used by
Compton Lumber as a lumber yard. The remainder of the site has been cleared and graded with
preload in place for the previously planned Compton Lumber development (LUA19-000050).
According to the submittal documents, Compton Lumber has decided not to move forward with
their project.
Fortress Investment Group SSD Facility
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1.Zoning/Density Requirements/Land Use: The property is located within the Employment
Area (EA) land use designation, the Commercial Arterial (CA) zoning designation, and
Automall District – Area C. Small vehicle sales an outright permitted use in the CA zone.
Small vehicle service and repair is permitted as administrative conditional use. In addition,
all vehicle service and repair operations must be conducted entirely within an enclosed
structure. Vehicles shall only be held on the property while being serviced and shall have an
active repair or service invoice that shall be made available to the City upon the City’s request.
Vehicle storage before or after service shall not be allowed. Vehicles held on the site shall be
subject to the screening and landscaping provisions in RMC 4-4-120, Storage Lots – Outside,
unless enclosed within a building. Vehicle holding areas shall count toward the maximum lot
coverage standard of the zone. Any overnight vehicle parking accessory to vehicle service and
repair use shall not be located in the front setback or in a side setback along a street.
2.Development Standards: The project would be subject to RMC 4-2-120A, “Development
Standards for Commercial Zoning Designations” effective at the time of complete application
(noted as “CA standards” herein).
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 site area totals
69,696 square feet, which exceeds the minimum lot size requirement. The building is
proposed to be located on two (2) of the four (4) parcels. As a result, a lot combination would
be required to would be required prior to building permit issuance. Compliance with lot size,
width, and depth requirements would be verified during the formal land use review process.
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 or within an on-site parking garage.
Compliance with this requirement would be verified at the time of formal land use 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 yard; a 20-foot maximum front/secondary front yard setback; and no
rear or side yard setbacks, except 15 feet when the site abuts a residential zone. The new
building proposed appears to exceed the maximum front yard setback from East Valley Rd
(approximately 83’-1”). The maximum setback may be modified through the site plan review
process if the applicant can demonstrate that the proposed development meets the following
criteria: i) Orients development to the pedestrian through measures such as providing
pedestrian walkways beyond those required by the Renton Municipal Code (RMC),
encouraging pedestrian amenities, and supporting alternatives to single-occupant vehicle
(SOV) transportation; and ii) Creates a low-scale streetscape through measures such as
fostering distinctive architecture and mitigating the visual dominance of extensive and
unbroken parking along the street front; and iii) Promotes safety and visibility through
measures such as discouraging the creation of hidden spaces, minimizing conflict between
pedestrian and vehicle traffic, and ensuring adequate setbacks to accommodate required
parking and/or access that could not be provided otherwise.
Alternatively, the maximum setback requirement may be modified if the applicant can
demonstrate that the criteria in subsection C15a of this Section cannot be met by addressing
the following criteria. However, all those criteria from subsection C15a of this Section that
can be met shall be addressed in the site development plan: i) Due to factors including but
Fortress Investment Group SSD Facility
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not limited to the unique site design requirements or physical site constraints such as critical
areas or utility easements, the maximum setback cannot be met; or ii) One or more of the
above criteria would not be furthered or would be impaired by compliance with the maximum
setback; or iii) Any function of the use which serves the public health, safety, or welfare would
be materially impaired by the required setback. Compliance with setback requirements
would be verified during the formal land use review process.
Building Height – The maximum building height permitted in the CA zone is 50 feet. The
applicant has indicated that the height of the proposed building would have an approximate
clear height of 30 feet, which is less than the 50-foot maximum height requirement.
Compliance with this requirement would be verified during the formal land use review
process.
3.Refuse and Recycling Areas: In non-residential developments, a minimum of three (3) square
feet per everyone thousand (1,000) square feet of building gross floor area shall be provided
for recyclables deposit areas and a minimum of six (6) square feet per one thousand (1,000)
square feet of building gross floor area shall be provided for refuse deposit areas. Based on a
47,000 square foot commercial building, a total minimum area of 423 square feet shall be
provided for recycling and refuse deposit areas. Refuse and recyclables deposit areas and
collection points may be allocated to a centralized area or dispersed throughout the site.
Refuse and recyclables deposit areas must be in an easily accessible areas for both users and
hauling trucks. Compliance with this requirement would be verified during the formal land
use review process.
4.Landscaping: The development standards require that all pervious areas within the property
boundaries be landscaped. Therefore, all areas of the site not covered by structures, required
parking, access, circulation or patios, must be landscaped with native, drought-resistant
vegetative cover. Ten feet (10') of on-site landscaping is required along all public street
frontages, with the exception of areas for required walkways and driveways.
Surface parking lots with between 51 and 99 parking spaces are required to provide 25 square
feet of interior parking lot landscaping per parking space, as specified below:
Interior Parking Lot Landscaping: Any interior parking lot landscaping area shall have a
minimum dimension of 8 feet by 12 feet. Required landscaping shall be dispersed throughout
the parking area and shall include a mixture of trees, shrubs, and groundcover as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family,
commercial, and industrial uses. At least one tree for every six (6) parking spaces within the
lot interior shall be planted.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area shall
be planted. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover shall be planted in sufficient quantities to provide at least ninety percent
(90%) coverage of the landscaped area within three (3) years of installation.
d. There shall be no more than fifty feet (50') between parking stalls and an interior
parking lot landscape area.
Perimeter parking lot landscaping is required, as specified below:
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Perimeter Parking Lot Landscaping: Such landscaping shall be at least ten feet (10') in width
as measured from the street right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family,
commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal
feet of street frontage.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up
to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage
of the landscaped area within three (3) years of installation.
Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape
requirements. A landscape plan is required at the time of formal land use application.
5.Significant Tree Retention: 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. Currently, the tree retention plan must show
preservation of at least 10 percent (10%) of significant trees in the CA zone and indicate how
proposed building footprints would be sited to accommodate preservation of significant trees
that would be retained (please note that tree regulations (D-197) are proposed to change
this year that would require properties subject to active land development permits to retain
a minimum of thirty percent (30%) of all significant trees onsite). Tree retention standards
shall be applied to the developable area of a property (i.e., land within critical areas and their
buffers, public rights-of-way, private PUD streets, shared driveways, and public trails shall be
excluded). If the number to be retained includes a fraction of a tree, any amount equal to or
greater than one-half (1/2) tree shall be rounded up. 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 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.
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. An inventory, retention plan, and arborist
report would be required with the application if significant trees are to be removed.
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6.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. Exterior sales of autos, boats and motorcycles
are not considered outdoor storage. No mechanical or utility equipment was identified in
the submitted materials. See RMC 4-4-095, Screening and Storage Height/Location
Limitations for specific requirements.
7.Fences/Retaining 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 four feet (4’) 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.
8.Parking: The following ratios would be applicable to the site:
Use Number of Required Spaces
Vehicle sales with
outdoor retail sales
areas:
A minimum and maximum of 1 per 5,000 square feet. The sales
area is not a parking lot and does not have to comply with
dimensional requirements, landscaping or the bulk storage
section requirements for setbacks and screening. Any
arrangement of motor vehicles is allowed as long as:
A minimum 5-foot perimeter landscaping area is provided;
They are not displayed in required landscape areas; and
Adequate fire access is provided per Fire Department approval.
Vehicle service and
repair:
A minimum and maximum of 2.5 per 1,000 square feet of net
floor area.
The applicant will be required at the time of formal land use application to provide detailed
parking information (i.e. stall and drive aisle dimensions) and calculations of the subject
site. Based on the square footage of uses proposed (6,454 square foot sales/showroom and
40,444 square foot service area), the proposal would require a minimum of 102 parking
spaces. The proposal includes 219 spaces, which is more than the minimum number of
parking spaces that would be required. It should be noted that the parking regulations specify
standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x 20 feet,
compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet;
compact surface parking spaces shall not account for more than 30 percent of the spaces in
the surface parking lots.
ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an
adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate amount of
ADA accessible stalls based on the total number of spaces must be provided.
Bicycle parking shall be provided at a rate of 10 percent of the number of required parking
spaces (RMC 4-4-080F.11). The proposed development requires a minimum of 102 parking
spaces; therefore a total of 10 bicycle spaces would be required.
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9.Access/Driveways: Within the CA zone, parking, loading and driveway regulations of RMC 4-
4-080 are applicable if construction replaces an existing building/structure or construction of
an addition to a building/structure. Driveway widths are limited by the driveway standards,
in RMC 4-4080I. Access to the site is proposed via two (2) driveway curb cut off of East Valley
Rd. Compliance with this requirement would be verified during the formal land use review
process.
10.Automall District (Area C): All permitted uses in Automall Area C must shall comply with the
following development standards:
Service Area Orientation – Service areas shall not face public street frontage.
Landscaping – Street Frontage Landscaping Requirements – A 15-foot-wide landscape strip
along these street frontages. This frontage requirement is in lieu of the frontage requirement
listed for the zone in chapter 4-2 RMC.
Landscaping – Minimum Amount and Location – Minimum 2.5% of the gross site area shall be
provided as on-site landscaping. Landscaping shall be consolidated and located at site entries,
building fronts, or other visually prominent locations as approved through the site plan
development review process. Minimum landscaping may be reduced to 2% of the gross site
area where bioretention, permeable paving, or other low impact development techniques
consistent with the Surface Water Design Manual are integrated.
Landscape Maintenance and Tree Removal – All landscaping is subject to maintenance
pursuant to RMC 4-4-070P.
Wheel Stops – If frontage landscaping is relocated, then permanent wheel stops or continuous
curbs must be installed a minimum of 2.5 feet from sidewalks to prevent bumper overhang
of sidewalks. Where these requirements differ from the requirements of the parking, loading
and driveway regulations of chapter 4-4 RMC, these requirements shall govern.
Customer Parking – Customer parking shall be designated and striped near entry drives and
visible from public streets. Where possible, customer parking shall be combined with abutting
dealership customer parking and shared access. Where these requirements differ from the
requirements of the parking, loading and driveway regulations of chapter 4-4 RMC, these
requirements shall govern.
Automall Right-of-Way Improvement Plan Coordination – Development shall be coordinated
with the adopted right-of-way improvement plan which addresses gateways, signage,
landscaping, and shared access.
Automall Improvement Plan Compliance – All development shall coordinate with the
Automall Improvement Plan adopted by Resolution No. 3457. The plan addresses potential
street vacations, right-of-way improvements, area gateways, signage, landscaping,
circulation, and shared access.
11.Critical Areas: A high seismic hazard area is mapped over the site. A geotechnical report shall
be provided by a qualified professional. The study shall demonstrate that the proposal will
not increase the threat of the geological hazard to adjacent properties beyond the pre-
development conditions, the proposal will not adversely impact other critical areas, and the
development can be safely accommodated on the site. In addition, the study shall assess soil
conditions and detail construction measures to assure building stability.
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In addition, a wetland is mapped on the project site. A wetland delineation and report would
be required with the formal land use application. A preliminary wetland mitigation plan would
also be required since impacts are proposed to the wetland buffer area. Wetlands located on
site are required to be protected within a Native Growth Protection Easement (NGPE), which
shall be recorded over the site prior to building permit approval. It is the applicant’s
responsibility to determine whether any other critical areas are present on the site prior to
formal land use application.
12.Environmental Review: The proposal would require environmental review pursuant to the
State Environmental Policy Act (SEPA) as the proposal includes the construction of a new
commercial building in excess of 4,000 square feet and the presence of environmentally
critical areas on-site. An Environmental Checklist must be submitted with the proposal and
the City’s Environmental Review Committee is required to issue a Threshold Determination
prior to any issuance for permits on the site.
13.Conditional Use Permit: The purpose of a conditional use permit is to allow for review of
certain uses with special characteristics that may not generally be appropriate within a zoning
district, but may be permitted subject to conditions and mitigation measures that protect
public health, safety and welfare and ensure compatibility with other uses in the district (RMC
4-9-030). Decisional criteria for conditional use permit approval are itemized in RMC 4-9-
030.D.
14.Site Plan Approval: Per RMC 4-9-200, site plan review is required for any 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.
15.Permit Requirements: The proposed project would require an administrative conditional use
permit, site plan review, and environmental (SEPA) review. All land use permits would be
processed within an estimated time frame of 12 weeks. The 2022 application fees would total
$6,195 ($1,600 CUP + $2,700 Site Plan Review + $1,600 SEPA Review + $295 technology fee).
Building permit fees are based on the valuation of the project at time of application. Each
modification request is $260.00. 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 online under the Conditional Use Permit Submittal Requirements and Site Plan
Review Submittal Requirements documents. Other informational applications and handouts
can be found on the City’s Digital Records Library. The City requires electronic plan submittal
for all applications. Please refer to the City’s Electronic File Standards.
16.Public Information Sign: Public Information Signs are required for all Type II 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
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follow the specifications provided in the public information sign handout. The applicant is
solely responsible for the construction, installation, maintenance, removal, and any costs
associated with the sign.
17.Impact Fees: In addition to the applicable building and construction fees, impact fees would
be required. Fees change periodically and the fees in effect at the time of building permit
issuance would apply. For informational purposes, the 2022 impact fees are as follows:
A Fire impact fee at the rate of $ 1.25 per square foot;
A transportation impact fee of $7,145.85 per net new PM peak hour person vehicle trip;
A handout listing all of the City’s Development related fees is available for your review at
www.rentonwa.gov.
18.Next Steps: When the formal application materials are complete, the applicant shall have the
materials pre-screened prior to submitting the complete application package. Please
contactClark H. Close Senior Planner at 425-430-7289 or cclose@rentonwa.gov to submit
prescreen materials and subsequent land use application.
19.Expiration: Once the Conditional Use Permit and Site Plan approval has been granted, 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. A single two-year extension
may be granted. It is the applicant’s responsibility to monitor the expiration dates.
VM-1FORTRESS INVESTMENT GROUP, LLC2940, 2960, 2980, & 2990 E. VALLEY ROADRENTON, WAVICINITY MAPDATE:SCALE:JOB NUMBER:SEA-22-0461" = 200'04.12.2022NORTHSW 27TH ST.HIGHWAY 167E. VALLEY ROADSITE
243'193'15' SETBACK10' SETBACK
10' SETBACK
10' SETBACKBUILDING46,899 SFAS.1FORTRESS INVESTMENT GROUP, LLC2940, 2960, 2980, & 2990 E. VALLEY ROADRENTON, WASCHEMATIC SITE PLAN = OPTION 1DATE:SCALE:JOB NUMBER:SEA-22-0461" = 60'04.12.2022SITE AREA:GROSS: 5.85AC (254,390 SF) BUILDING AREA:46,899 SFF.A.R.:.18ZONE:CA (COMMERCIAL ARTERIAL)PARKING REQUIRED:SALES AREA INTERIOR: 6,500 SF @ 1/5000 = 2 STALLSSALES AREA EXTERIOR:37,200 SF @ 1/5000 = 8 STALLSSERVICE AREA:40,389 SF @ 2.5/1000 = 101 STALLSTOTAL REQUIRED:111 STALLSPARKING PROVIDED: 219 STALLSNORTHE. VALLEY ROAD SW 27TH ST.WETLAND BUFFERWETLAND BUFFERHIGHWAY 167 SALES/SHOWROOMTHESE DRAW
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