HomeMy WebLinkAboutPre-app Mtg Summary - 22-000259.pdf1
PRE-APPLICATION MEETING FOR
Airport Behavioral Health Unit
PRE22-000259
CITY OF RENTON
Department of Community & Economic Development
Planning Division
August 11, 2022
Contact Information:
Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov
Public Works Plan Reviewer: Jonathan Chavez, 425-430-7288 , jchavez@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org
Building Official: Rob Shuey, 425-430-7290, 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 project manager to have it pre-screened before
making all of the required copies.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
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Renton Regional Fire Authority
M E M O R A N D U M
DATE: August 2, 2022
TO: Alex Morganroth, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Airport Behavioral Health Clinic
1. The preliminary fire flow is 1,750 gpm. A minimum of two fire hydrants are required. One within
150-feet and one other within 300-feet of the building. It appears the existing fire hydrants will meet
this minimum demand.
2. Approved fire sprinkler and alarm systems are not required throughout the building. Please note
that the fire alarm system threshold is 3,000 square feet and this proposal is just under that threshold.
3. Fire impact fees for this project do not apply as the existing building credit is more than the new
building fee.
4. Fire department apparatus access roadways are adequate as they exist from the city street.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: August 9, 2022
TO: Alex Morganroth, Senior Planner
FROM: Jonathan Chavez, Civil Engineer III
SUBJECT: Behavioral Health Unit Building
PRE22-000259
I have reviewed the pre-application submittal for the U-Haul Moving & Storage facility at 300 Rainier Avenue N (KC
Parcel ID: 0723059007). The applicant is proposing to remove an existing 3,000 SF building and construct a 2,800
SF building.
EXISTING CONDITIONS
Water Water service is provided by the City of Renton. The project site is located in the Valley 196 Pressure Zone.
There is an existing 12-inch main (Record Drawing: W-085804) located W Perimeter Road. There is an
existing 3/4 -inch water service to the subject property.
Sewer Sewer service is provided by the City of Renton. There is an existing 8-inch sanitary sewer main (Record
Drawing: S-168805) located in W Perimeter Road. There is an existing 6” side sewer that feeds the existing
building.
Storm The site is in Zone 2 of the City’s Aquifer Protection Area (APA), contains regulated slopes, and is in a Seismic
Hazard Area. The site is generally flat, with steep slopes located east of the existing parking lot.
Streets The proposed development fronts Rainier Ave N along the east property line(s). Rainier Ave N is classified
as a Principal Arterial Road. Existing right-of-way (ROW) width is approximately 103-105 feet.
CODE REQUIREMENTS
WATER
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 is 1,750 gpm. The
Applicant shall include the following improvements as part of the project:
1. Installation of additional fire hydrants around the building as required by the Fire Authority.
2. Installation of a new commercial water service and meter for the new building. The sizing of the meter shall
be in accordance with the most recent edition of the Uniform Plumbing Code.
a. 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 approved
by the City Plan Reviewer and City Water Utility Department.
3. The existing domestic service should be cut and capped at the water main.
4. A conceptual utility plan will be required as part of the land use application for the subject development.
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5. 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 General Design and
Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2012 Water
System Plan.
6. Adequate separation between utilities is required. Minimum separation between water and non-potable
water utilities is 10-feet horizontal and 1.5-feet vertical.
7. 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 2022
water fees are $4,500.00 per 1-inch meter.
b. Water service installation charges for each proposed domestic water service is applicable. Water
Service installation fee is $2,875.00* per 1-inch service line. Fee is payable at permit issuance.
c. Drop-in meter fee is $460.00* per 1-inch meter, $750.00 per 1-1/2-inch meter, and $950.00 per 2-
inch meter. Meters larger than 2-inches are set by the contractor and a processing fee of $220 is
required. Fee is payable at permit issuance.
d. A credit for the water system redevelopment fee will be issued for the existing water service to be
cut can capped as part of the project.
e. Final determination of applicable fees will be made after the water meter size has been determined.
SDC fees are assessed and payable at permit issuance.
SEWER
1. The existing side sewer(s) may be reused provided they are relined. Relining of side sewers will only be
permitted after inspection of the side sewer by the Public Works Inspector. CCTV must be provided by the
applicant/contractor for City review. The building side sewers will need to be cut and capped at the
property line as part of the building demolition.
2. The developer will need to show how they propose to serve the new development with sanitary sewer
service to each of the units.
3. All new side sewers shall be a minimum of 6”. All side sewers shall flow by gravity to the main at a
minimum slope of 2%.
4. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is
based on the size and number of new domestic water services to serve the project. The current sewer fee
is $3,500.00 for a 1-inch meter.
SURFACE WATER
1. A drainage report complying with the current version of the City adopted Surface Water Design Manual
(SWDM) will be required. Based on the City’s flow control map, the site falls within the Peak Rate Flow
Control Standard area matching Existing Conditions and is within the West Lake Washington - Seattle South
Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in
the RSWM. All stormwater improvements as per the drainage review along with stormwater improvements
in the frontage are required to be provided by the developer.
a. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is based on the
2021 King County SWDM. Under the new 2022 RSWDM stormwater requirements, on-site BMP
sizing credits for modeling credits can no longer be used for privately maintained on-site BMPs,
with the exception of full dispersion and full infiltration BMPs.
2. The site is in Zone 2 of the City’s Aquifer Protection Area (APA). In this zone facilities that allow runoff to
have direct contact with the soil, and open channel conveyance systems that are not concrete lined, may
require a liner per Section 6.2.4 of the RSWDM.
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3. Storm drainage improvements along all public street frontages are required to conform to the City’s Street
and stormwater conveyance standards. Any new storm drain installed on or off-site shall be designed and
sized in accordance with standards found in Chapter 4 of the 2022 RSWDM and shall account for the total
upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions
for any offsite tributary areas.
4. 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.
5. 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 2022 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.
6. A geotechnical soils report for the site is required per the 2022 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.
7. Erosion control measures to meet the City requirements shall be provided.
8. A Construction Stormwater General Permit from the Washington Department of Ecology is required IF site
clearing will disturb more than one acre.
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. The 2022 Surface water system development fee is $0.84 per square foot of new impervious surface, but
no less than $2,100.00. This is payable prior to issuance of the construction permit. This fee is subject to
change based on the calendar year the construction permit is issued.
TRANSPORTATION
1. The proposed development fronts Rainier Ave N along the west property line(s). Rainier Ave N is classified
as a Principal Arterial Road. Existing right-of-way (ROW) width is approximately 98-100 feet. To meet the
City’s complete street standards for Principal Arterial streets, minimum ROW is 103 feet. Per City code 4-6-
060, half street improvements shall include a pavement width of 66 feet (33 feet from centerline), a 0.5-
foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. The
amount of ROW dedication will be dependent upon final survey.
2. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps
shall be oriented to provide direct pedestrian crossings.
3. Refer to City code 4-4-080 regarding driveway regulations:
a. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the
lower end with positive drainage discharge to restrict runoff from entering the garage.
b. Driveways shall not be closer than 5-feet to any property line.
4. 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. 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.
5. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements.
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6. The transportation impact fee is based on the type of land use. Transportation impact fees are subject to
change based on the year the building permit is applied for.
a. A credit will be issued for the existing use that is being removed. The fee credit will be calculated
based upon the traffic data for the existing use from the latest edition of the ITE Trip Generation
Manual.
b. RMC 4-1-190.H allows for the applicant to prepare an independent fee calculation for the traffic
impact fee. Please see this section of code for more information on the independent fee calculation
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:
http://rentonwa.gov/business/default.aspx?id=42473
4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on
separate sheets.
5. Additional Building Permit Applications will be required for the following:
a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b. Detention vaults for storm water flow control.
c. Demo of any existing structures on the project site(s).
6. 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.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: August 11, 2022
TO: Pre-Application File No. 22-000259
FROM: Alex Morganroth, Senior Planner
SUBJECT: Behavioral Health Unit at Renton Municipal Field
300 Rainier Ave S (APN 0723059007)
General: We have completed a preliminary review of the pre-application for the above-referenced development
proposal. The following comments on development and permitting issues are based on the pre-application
submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant
is cautioned that information contained in this summary may be subject to modification and/or concurrence by
official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works
Administrator, Planning Director, Development Services Director, and City Council). Review comments may also
need to be revised based on site planning and other design changes required by City staff or made by the applicant.
The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development
Regulations are available online at www.rentonwa.gov.
Project Proposal: The subject project site is addressed as 300 Rainier Ave N and is currently occupied by the old
Chamber of Commerce building, a one-story building owned by the City. The existing building functions as a City-
sponsored cold-weather shelter for unhoused individuals. The airport site totals 152.5 acres in area and is located
within the Medium Industrial (IM) zone. The site is within the Comprehensive Plan Employment Area land use
designation. The applicant is proposing to demolish the existing building and construct a new 2,800 sq. ft., one-
story building to be used for behavioral health services. Services would be intended to serve low income and
vulnerable populations and would include housing navigation, community outreach and engagement,
behavioral/mental health evaluations and counseling and showers. The building would also serve as a temporary
emergency shelter during cold weather events. The applicant has proposed 26 new parking stalls split between the
north and south of the new building footprint. Vehicular access to the to the site is proposed via two existing
driveways off of Rainier Ave N. According to COR Maps, critical areas mapped on the site include a High Seismic
Hazard area and steep slopes. According to the applicant, two trees may need to be removed during demolition of
the existing building.
Current Use: The site is developed with an existing one-story building owned by the City and currently used as an
emergency cold weather shelter operated by the City.
Comprehensive Plan/Zoning: The property has a Comprehensive Plan land use designation of Employment Area
(EA) and is zoned Industrial – Medium (IM). The IM zoning designation is primarily intended to provide areas for
medium-intensity industrial activities involving manufacturing, processing, assembly, and warehousing. The
proposed surface parking lot is a permitted use in the IM zone. Based on the applicant’s description of the use, the
behavioral health unit would be classified as a “Homeless Services Use”. Per RMC 4-11-190 ‘Definitions H’, Homeless
Services Uses include shelters or housing as defined below:
1. Day Shelter: A facility that offers a haven to people experiencing homelessness by providing a safe place
to rest during the day or evening, but with no overnight stays. Support services for homeless populations is
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an integral part of a day shelter use and may include access to food, seating, showers, laundry, restrooms,
storage, a computer lab, phones, fax, and a critical mailing address. Spaces for meetings and examinations
are generally provided to accommodate counseling and access to medical/dental and legal assistance.
2. Emergency Shelter: Consistent with RCW 36.70A.030, a facility that provides a temporary shelter for
individuals or families who are currently homeless. Emergency shelter may not require occupants to enter
into a lease or an occupancy agreement. Emergency shelter facilities may include day and warming centers
that do not provide overnight accommodations.
3. Emergency Housing: Consistent with RCW 36.70A.030, temporary indoor accommodations for individuals
or families who are homeless or at imminent risk of becoming homeless that is intended to address the
basic health, food, clothing, and personal hygiene needs of individuals or families. Emergency housing may
or may not require occupants to enter into a lease or an occupancy agreement. A COVID -19
deintensification shelter meeting this definition is a homeless services use.
Homeless Services are permitted in the IM zone with an approved Hearing Examiner Conditional Use Permit.
Conditional Use (Hearing Examiner): 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.
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. Additional landscaping may be required to buffer adjacent properties from potentially adverse
effects of the proposed use.
Development Standards: The project would be subject to RMC 4-2-130A, “Development Standards for Industrial
Zoning Designations” effective at the time of complete application (noted as “IM standards” herein).
Minimum Lot Size, Width and Depth – There are no minimum requirements for lot width or depth within the IM
zone, however, there is a minimum lot size requirement of 35,000 square feet which is not applicable to the
proposal.
Lot Coverage – There is no minimum lot coverage requirement within the IM zone.
Setbacks – Setbacks are the distance between the building and the property line or any private access easement.
The required setbacks in the IM zone are as follows: 20 feet for a front yard; zero for the rear yard; and zero for the
interior side yards. Per Condition #8 in RMC 4-2-130B Conditions Associated with Development Standards Table for
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Industrial Zoning Designations - Specified development standards may be modified by an Administrative Conditional
Use Permit in the Employment Area, or by a Hearing Examiner Conditional Use Permit outside the Employment
Area.
Building Height – There is no maximum building height requirement within the IM zone. However, the subject
site is located within the Airport influence area. Height is restricted in this area by the FAR Part 77 surface area,
as such the applicant shall verify at time of land use application and building permit that the height of the
proposed structure does not penetrate the FAR Part 77 surface area.
Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment.
The site plan application will need to include elevations and details for the proposed methods of screening.
Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse
and Recyclables Standards”. For office, educational and institutional developments a minimum of 2 square feet per
every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum
of 4 square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas with a
total minimum area of 100 square feet. Refuse and Recycling information as not provided with the application.
Compliance with the refuse and recycling standards would be required to be demonstrated in the land use
application.
Landscaping – All portions of the development area not covered by structures, required parking, access, circulation
or service areas, must be landscaped with native, drought-resistant vegetative cover.
Street Frontage and ROW Landscaping - The minimum on-site landscape width required along street frontages is
10 feet. Street trees and groundcover in the ROW planter strip will also be required.
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 per subsection L2 of
this Section shall be planted within planting strips pursuant to the following standards, provided there shall
be a minimum of one street tree planted per lot.
a. Trees shall be selected from the City’s Approved Street Tree List based on the width of the planting strip
and the presence or lack of overhead power lines; provided, the Administrator and City arborist shall each
retain the right to reject any proposed cultivar regardless of whether or not the cultivar is on the City’s
Approved Street Tree List.
b. Street trees shall have a minimum caliper of two inches (2"), and be planted pursuant to the standards
promulgated by the City, which may require root barriers, structured soils, or other measures to help
prevent tree roots from damaging infrastructure.
c. 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.
Parking Lot Landscaping –
All parking lots shall have perimeter landscaping. Such landscaping shall be at least ten feet (10') in width
as measured from the street right-of-way. See RMC 4-4-070H.4 for planting requirements.
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Surface parking lots with 15 to 50 parking stalls must provide a minimum of 15 square feet of landscaping
per parking space. Any interior parking lot landscaping area shall be sized to dimensions of at least eight
feet (8') by twelve feet (12'), not including the curb. There shall be no more than fifty feet (50') between
parking stalls and an interior parking lot landscape area.
Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. A
conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12, shall be
submitted at the time of formal land use application.
Fences/Walls – If the applicant intends to install any fences as part of this project, the location must be designated
on the landscape plan. A fence taller than six feet (6') requires a building permit. New or existing fencing would
need to comply with RMC 4-4-040. Retaining walls shall be composed of brick, rock, textured or patterned concrete,
or other masonry product that complements the proposed building and site development. Walls over 6-feet in
height shall be terraced pursuant to RMC 4-4-040. Additionally, there shall be a minimum three-foot (3')
landscaped setback at the base of retaining walls abutting public rights-of-way.
Parking – Parking for vehicles, loading areas, and driveways shall be provided in accordance with the provisions of
the current parking regulations of RMC 4-4-080, “Parking, Loading, and Driveway Regulations.” The proposed use
is not specifically identified in the parking requirement section. Therefore staff shall determine which of the
identified uses is most similar based upon staff experience with various uses and information provided by the
applicant. The applicant shall provide additional information/justification in the form of a parking study in order
to enable staff to determine the parking requirements for the project.
▪ Parking Space Dimensions:
o Standard Parking Stall Size: The surface parking regulations specify standard stall dimensions of 9
feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23
feet. 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. Up to 40 percent of stalls may be
compact spaces designated for employee parking, and up to 30 percent of stalls may be compact
spaces if designated for all users. The appropriate amount of ADA accessible stalls based on the
total number of spaces must be provided.
o Structured Parking Stall Size: The minimum length is fifteen feet (15') and eight feet, four inches
(8'4") in width. A stall shall be a minimum of sixteen feet (16') for stalls designed at forty five degrees
(45°) or greater. Each parallel stall shall be twenty three feet by nine feet (23' x 9') in size.
All non-residential development that exceeds 4,000 gross sf in size would also be required to comply with the
bicycle parking requirements. The number of bicycle parking spaces required for the use would be based on 10%
of the required number of parking stalls. The bicycle parking provided for the proposed office uses shall be provided
for secure extended use and shall protect the entire bicycle and its components and accessories from theft and
weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access
fenced areas with weather protection. Spaces should follow the requirements of RMC 4-4-080F.11. Where practical
difficulties exist in meeting bicycle parking requirements, the applicant may request a modification from these
standards.
A twenty-five percent (25%) reduction or increase from the minimum or maximum number of parking spaces may
be granted for nonresidential uses, such as convalescent centers, through site plan review if the applicant can justify
the modification to the satisfaction of the Administrator. Justification might include, but is not limited to,
quantitative information such as sales receipts, documentation of customer frequency, and parking standards of
nearby cities. In order for the reduction or increase to occur the Administrator must find that satisfactory evidence
has been provided by the applicant. Modifications beyond twenty-five percent (25%) may be granted per the criteria
and process of RMC 4-9-250D.2.
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Loading: Buildings which utilize ground level service or loading doors shall provide a minimum of forty five feet (45')
of clear maneuvering area in front of each door.
Lighting: With additions to or replacement of light fixtures, parking lot or display lot light fixtures shall be non-glare
and mounted no more than twenty five feet (25') above the ground to minimize the impact onto adjacent and
abutting properties. See RMC 4-4-075 for additional standards.
Access: Driveway widths are limited by the driveway standards, in RMC 4-4080I. Vehicular access to the to the site
is proposed via two existing 30-foot wide driveways off of Rainier Ave N. Each driveway would provide access to
one of the two parking areas proposed for the use.
Significant Tree Retention: If significant trees are proposed to be removed, a tree inventory and a tree retention
plan along with a tree retention worksheet shall be provided with the formal land use application. The tree
retention plan must show preservation of at least thirty-percent (30%) of significant trees, and indicate how
proposed building footprints would be sited to accommodate preservation of significant trees that would be
retained.
Tree Credit Requirements: With the exception of interior remodels not involving any building addition, removal of
trees, or alteration of impervious areas, properties subject to an active land development permit shall comply with
all of the following minimum tree credit requirements, and apply the tree credit value table at (H.1.b.v).
i. Tree credit requirements shall apply at a minimum rate of thirty (30) credits per net acre.
ii. Either tree retention or a combination of tree retention and supplemental tree planting (with new
small, medium, or large tree species) shall be provided to meet or exceed the minimum tree credits
required for the site.
iii. Supplemental tree planting shall consist of new small, medium, or large species trees, as defined in
RMC 4‐11‐200, Definitions T. The supplemental trees shall be planted with a minimum size of two‐inch
(2") caliper, or evergreen trees with a minimum size of six feet (6') tall. The Administrator shall have the
authority to approve, deny, or restrict the tree species for proposed supplemental trees.
iv. Within subdivisions, location of supplemental tree replanting shall be prioritized within tree tract(s)
versus individual lots.
v. Tree credit value for each tree, existing or new, is assigned as shown in the following table:
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All significant trees required to be retained shall be preserved in the priority order listed below, with Priority One
trees being the highest priority. Applications that propose retention of lower priority trees in lieu of Priority One
trees must demonstrate in writing to the Administrator’s satisfaction that: (1) all reasonable efforts have been taken
to preserve trees utilizing the highest priority possible, (2) that retention of higher priority trees is not feasible or
practical for the project site, and (3) that the project proposal meets or exceeds the purposes and intent of this
Section. Significant trees shall be retained in the following priority order:
Priority One
i. Landmark trees;
ii. Significant trees that form a continuous canopy;
iii. Significant trees on slopes greater than twenty percent (20%);
iv. Significant trees adjacent to critical areas and their associated buffers;
v. Significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and
vi. Trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow
such sheltered trees to be blown down if removed.
Priority Two
i. Healthy tree groupings whose associated undergrowth can be preserved;
ii. Other significant native evergreen or deciduous trees; and
iii. Other significant non‐native trees.
Priority Three
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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
If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an
evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected
tree removed. A formal tree retention plan prepared by an arborist or landscape architect would be reviewed at
the time of the formal land use application if any trees are proposed for removal.
Critical Areas: A High Seismic Hazard and steep slopes are mapped on the project site. Due to the presence of
geological hazards on the site, a geotechnical report prepared by a qualified professional is required to be
submitted with the land use application. 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.
Protected slopes are defined as topographical features that slope in excess of 40% and have a vertical rise of 15 feet
or more. Development is prohibited on protected slopes. A critical areas protection tract is required for protected
slopes and an additional 15-foot structure setback is required from the edge of the protected slope.
Based on recent Google Street View photography, it is unclear whether the slopes at the rear of the site exceed
15 feet of vertical rise (and therefore would not be considered regulated slopes). The applicant may be required
to confirm via a topography survey depending on the final scope of the project.
It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns
are present on the site during site development or building construction.
Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the Employment Area
Comprehensive Plan land use designation. 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 4-9-200E.3.
Environmental Review: The proposal includes development on a site with protected slopes and therefore is not
exempt from environmental review. In addition, the proposal includes more than 20 new parking spaces, therefore
an environmental checklist is a submittal requirement. An environmental determination will be made by the Renton
Environmental Review Committee.
Permit Requirements: The proposal would require Hearing Examiner Site Plan Review, a Hearing Examiner
Conditional Use Permit, and Environmental (SEPA) Review. All applications can be reviewed concurrently in an
estimated time frame of 12 weeks once a complete application is accepted. The 2022 application fee for the Hearing
Examiner Site Plan Review is $3,800.00. The 2022 application fee for the Hearing Examiner Conditional Use Permit
is $3,300.00.The 2022 application fee for the Environmental (SEPA) Review is $1,600.00. Any modification requests
to code standards are $250.00 per modification. A 5% technology fee would also be assessed at the time of land
use application. All fees are subject to change. Detailed information regarding the land use application submittal
can be found on the City’s new website by clicking “Land Use Applications” on the Community & Economic
Development page, then “All Forms (A to Z)” at https://edocs.rentonwa.gov/
Documents/Browse.aspx?startid=867190&cr=1. The City now requires electronic plan submittal for all applications.
The City’s Electronic File Standards can also be found on the City’s website at https://www.rentonwa.gov/cms/
one.aspx?portalId=7922741&pageId=9666400.
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In addition to the required land use permits, a separate construction permit would be required (if applicable). A
handout listing Renton’s development-related fees is available on the City of Renton website for your review.
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.
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 building
expansions or new buildings are proposed or a change in use to a more intense use, fire and transportation impact
fees may be assessed. The City of Renton Fee Schedule is available on the City of Renton website for your review.
Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-
screened prior to submitting the complete application package. Please contact Alex Morganroth, Senior Planner at
425-430-7219 or amorganroth@rentonwa.gov to submit the prescreen materials.
Expiration and Extensions: Once the Site Plan, Conditional Use Permit, and Environmental Review applications have
been approved, the applicant has two years to comply with all conditions of approval and to apply for any necessary
permits before the approval becomes null and void. A single two-year extension may be granted for good cause by
the Hearing Examiner. It is the responsibility of the owner to monitor the expiration date.