HomeMy WebLinkAboutPRE_PRE22-000293StaffComments_220825_v1
PREAPPLICATION MEETING
All About Auto Collision
410 Sunset Blvd N
PRE22-000293
CITY OF RENTON
Department of Community & Economic Development
August 25, 2022
Contact Information:
Planner: Andrew Van Gordon, 425.430.7286, avangordon@rentonwa.gov
Public Works Plan Reviewer: Yong Qi, 425.430.7439, yqi@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: August 19, 2022
TO: Andrew Van Gordon, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: All About Collision TI
1. Existing fire hydrants are adequate, no change to fire flow required.
2. Approved fire suppression is required in any proposed paint booths or paint storage
areas. Separate plans and permits required by the fire department.
3. Fire impact fees would not apply to this proposal.
4. Fire department apparatus access roadways are adequate as they exist from the public
street.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: August 25, 2022
June 20, 2011
TO: Andrew Van Gordon, Associate Planner
FROM: Yong Qi, Development Engineer
SUBJECT: All About Auto Collision Tenant Improvement
410 Sunset Blvd N
PRE22-000293
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 0823059164.
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.
There is an existing 8” ductile iron water main within the east side of Sunset Blvd N (see drawing
# W-073002). The approximate static water pressure is 56 psi at a ground elevation of 62’.
2. There is an existing 1 -inch water meter serving the existing site (Facility ID No. MTR-017247). 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 if it is
located inside the building.
3. If the project proposes to upsize the water meter or additional meters are needed, the
development will be subject to applicable water system development charges (SDC’s) and meter
installation fees based on the size of the new meters for domestic uses and fire sprinkler use. Fees
will be charged based on the rate at the time of construction permit issuance.
a. 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, $4,605.00 per 1-1/2-inch
service line, and $4,735.00 per 2-inch service line.
b. Drop-in meter fee is $460.00 per 1-inch meter, and $750.00 per 1-1/2-inch meter
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c. Credit will be applied for the existing water services being abandoned.
d. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe
nton”
SEWER
1. Sewer service is provided by the City of Renton.
2. There is an existing 18’’ gravity PVC wastewater main located within Sunset Blvd N (see Record
Dwg: S-315012), and the existing building is connected to the sewer main with an 8’’ sewer stub
(materials unknown). The stub can be CCTV’d and if found acceptable to the sewer department
may be re-used. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of
Renton Standard Details.
3. An oil/water separator (OWS) is required to serve the covered parking area. The OWS shall be
sized per the latest edition of the Uniform Plumbing Code (UPC).
4. A conceptual utility plan will be required as part of the land use application for the project.
5. If the existing sewer service will be reused, no sewer system development charges are applicable.
If the domestic water meter size is required to be upsized or additional meters are required as a
result of the project, applicable SDC fees would be required. Credit would be provided for the
existing meter size.
SURFACE WATER
1. A drainage report complying with the current 2022 Renton Surface Water Design Manual
(RSWDM) will be required if construction is proposed exterior to the existing building. No drainage
review shall be required if there is no construction proposed exterior to the existing building.
TRANSPORTATION
1. An accessible route of travel meeting American’s With Disabilities Act’s requirements (ADA) from
the public right of way to the working facilities is required and will be reviewed in conjunction
with the building permit submittal. The existing onsite ADA parking and landings will also be
reviewed. Additional parking spaces, restriping and ramps may be required.
2. As this project is proposing an interior remodel and no new construction or additions valued at
over $175,000, no street frontage improvements or right of way dedication are required,
however, if during Land-Use and/or other agency reviews it is determined that outside site and
parking/lot improvements are required, the project may become subject to further transportation
review.
3. Per RMC 4-4-080, there shall be no more than one driveway for each one hundred and sixty five
feet (165') of street frontage serving any one property. More driveway regulations can be found
in RMC 4-4-080.
4. Since the project is proposing a change in use that may result in additional traffic, a traffic study
meeting City of Renton traffic study guidelines is required at the land-use submittal. If the result
of the study is more than 20 new trips in the AM or PM peak hours, a traffic impact analysis will
be required.
5. The development is subject to transportation impact fees. Fees will be assessed at the time of a
complete building permit application. The 2022 transportation impact fee for net new pm peak
hour person vehicle trips is $7,145.85 per trip.
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GENERAL COMMENTS
1. 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 fee schedule.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: August 25, 2022
TO: Pre-Application File No. 22-000293
FROM: Andrew Van Gordon, Associate Planner
SUBJECT: All About Auto Collision – 410 Sunset Blvd N (Parcel number
0823059164)
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 area is located at 410 Sunset Blvd N (Parcel number 0823059164)
The lot has street frontage on Sunset Blvd N to the west and abuts Interstate 405 (I-405) to the
east. The lot is located within the Commercial Arterial (CA) zone and Urban Design District D. The
site area is approximately 16,490 square feet (0.38 acre) and is currently improved with one
building and associated parking. The proposal is to establish All About Auto Collision within the
existing building. Vehicles will be stored on site primarily on the south side of the property.
Vehicles will be kept no more than three (3) days on site unless there is a part delay then the
vehicle will remain until the needed parts are acquired. Parking stalls will not be provided. Interior
remodeling is proposed. Exterior alterations are not specifically addressed. Access is not proposed
to be revised.
Current Use: The lot is currently developed with one building. The remainder of the property is
paved. The building is currently vacant; the previous use was an automotive dealership.
Zoning/Land Use: The subject property is located within the Commercial Arterial (CA) zoning
classification. The Commercial & Mixed Use (CMU) designation is intended to implement the CA
zone. The CA zone is to evolve from “strip commercial” linear business districts to business areas
characterized by enhanced site planning and pedestrian orientation, incorporating efficient
parking lot design, coordinated access, amenities and boulevard treatment with greater densities.
The CA Zone provides for a wide variety of retail sales, services, and other commercial activities
along high-volume traffic corridors.
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All About Auto Collision would be classified as vehicle service and repair, small. This use requires
review through an administrative conditional use permit. All operations shall be conducted
entirely within an enclosed structure with the following requirements:
a. Vehicles shall only be held on the property while being services and shall have an active
repair or service invoice that shall be made available to the City upon the City’s request.
b. 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.
c. Vehicle holding areas shall count toward the maximum lot coverage standard of the
zone.
d. Any overnight vehicle parking accessory to this use shall not be located in the front
setback or in a side setback along a street.
Development Standards: The project would be subject to RMC 4-2-120A, "Commercial
Development Standards" effective at the time of complete application (noted as “CA standards”
herein).
Building Standards – The CA standards allow a maximum building coverage of 65% of the total lot
area or 75% if parking is provided within the building or within an on-site garage. Maximum
building height is 50 feet (50’) except 70 feet (70’) for vertically mixed-use buildings (commercial
and residential). Heights may exceed the Zone’s maximum height with a Conditional Use Permit.
In no case shall building height exceed the maximum allowed by the Airport Related Height and
Use Restrictions, for uses located within the Airport Influence Area and Safety Compatibility Zones
designated under RMC 4-3-020.
Submitted plans identify the building as being 4,139 square feet or approximately 25.1 percent
(25.1%) of the lot area. Height of the building was not provided. No expansion of the building is
proposed. Vehicle holding areas shall count toward the maximum lot coverage standard of 65%.
No more than 10,719 square feet shall be occupied by buildings and vehicle holding areas.
Compliance with requirements would be verified at the time of land use application review.
Setbacks – Setbacks are the required distances between the building footprint and the property
line and any private access easement or tract. The required setbacks for the CA zone are:
Minimum Front Yard and Secondary Front Yard: 15 feet (15’); Maximum Front Yard and Secondary
Front Yard: 20 feet (20’); Minimum Side Yard: none, except 15 feet (15’) if a lot abuts or is adjacent
to a lot zoned residential; Minimum Rear Yard: none except 15 feet (15’) if a lot abuts a lot zoned
residential; Minimum Freeway Frontage Setback: 10 feet (10’) landscaped setback from the
property line. In no case shall a structure over 42 inches (42”) in height intrude into the 20-foot
(20’) clear vision area defined in RMC 4-11-030.
Expansion of the structure is not proposed. A scaled site plan was not provided. Using COR
Maps, the building is approximately 36 feet (36’) from the west property line (along Sunset Blvd
N) and zero feet (0’) from the east property line (along I-405). The lot exceeds the maximum
front yard setback from Sunset Blvd N and the minimum secondary front yard setback from I -
405. The existing building would be considered a nonconforming structure.
Nonconforming Structures: The cost of alterations, remodels, or renovations of a legal
nonconforming structure, except single family dwellings, shall not exceed an aggregate cost of
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forty percent (40%) in twelve (12) months or sixty percent (60%) in forty-eight (48) months of the
value of the structure, based upon its most recent assessment or appraisal, unless the changes
make the structure more conforming, or are used to restore to a safe condition any portion of a
structure declared unsafe by the Building Official. Mandatory improvements for fire, life safety or
accessibility, as well as replacement of mechanical equipment, do not count towards the cited
monetary thresholds. Alterations, remodels, or restoration work shall not result in or increase any
nonconforming condition unless permitted by RMC 4-10-050A.4, Limits on Enlargement.
Nonconforming Site Development Standards: For remodels or other alterations of an existing
structure made within any three (3) year period which together exceed one hundred percent
(100%) of the assessed or appraised value of the existing structure, the site shall be brought into
compliance with the current development regulations. For remodels or other alterations within
any three (3) year period which exceed thirty percent (30%) of the assessed or appraised value,
but do not exceed one hundred percent (100%), proportional compliance shall be required, as
provided below. Remodels or other alterations within any three (3) year period that do not exceed
thirty percent (30%) of the assessed or appraised value shall not be required to comply with the
nonconforming site development requirements. Mandatory improvements for fire, life safety or
accessibility, as well as replacement of mechanical equipment, do not count towards the cited
monetary thresholds.
Proportional Compliance: The required physical site improvements to reduce or eliminate the
nonconformity of the site shall be established by the following formula:
1. Divide the dollar value of the proposed structure improvements, excluding mechanical
equipment and mandatory improvements for life, safety, or accessibility, by the assessed or
appraised value of the existing structure(s).
2. The monetary value of that percentage is then multiplied by ten percent (10%).
3. The dollar value of this equation is then applied toward reducing the nonconformities.
Example:
• Value of existing structure(s) equals $100,000;
• Value of proposed improvements equals $20,000;
• 10% multiplied by $20,000 equals $2,000;
• $2,000 would be applied toward reducing the nonconformities.
4. The Department shall determine the type, location and phasing sequence of the proposed
site improvements.
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 method of screening. No mechanical or utility equipment was identified in the
submitted materials. Vehicle storage screening shall include the following: fencing, berming,
enclosing walls and landscaping, as determined by the Administrator, sufficient to achieve
substantial visual and acoustical screening, shall be provided to screen adjacent and abutting
properties, public rights-of-way and limited rights-of-way. See RMC 4-4-095, “Screening and
Storage Height/Location Limitations” for specific requirements.
Outside storage lots shall be effectively screened by a combination of landscaping and fencing
along the perimeter. Screening must be provided per RMC 4-4-120, Storage Lots – Outside. A
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minimum 10-foot (10’) landscaped strip is required between the property line along public rights-
of-way and the fence. The landscaping shall be of size and variety so as to provide an 80 percent
(80%) opaque screen. The entire perimeter must be fenced by a minimum of an eight-foot (8’)
high sight-obscuring fences. Gates may be left unscreened for security purposes.
Fencing shall meet minimum height and setback requirements unless a reduction to the fence
standards are modified through the site plan review process. See RMC 4-4-040 for full
requirements. Minimum setback reduction requirements can be found in RMC 4-2-120.C.16,
Minimum Setback. Compliance with height and screening requirements would be verified at the
time of land use application review. See Fences/Walls below for more information.
Refuse and Recycling: In nonresidential developments, a minimum of three (3) square feet per
every 1,000 square feet of building gross floor area shall be provided for recyclable and a
minimum of six (6) square feet per 1,000 square feet of building gross floor area shall be provided
for refuse deposit areas. A total minimum area 100 square feet shall be provided for recycling and
refuse deposit areas. Refuse and recyclables deposit areas and collections points may be allocated
to a centralized area or dispersed through the site, in easily accessible areas for both users and
hauling trucks. A six-foot (6') wall or fence shall enclose any outdoor refuse or recyclables deposit
area. In cases where Zoning Code fencing provisions conflict with the six-foot (6') wall or fence
requirement, the Zoning Code provisions shall rule. Enclosures for outdoor refuse or recyclables
deposit areas/collection points and separate buildings used primarily to contain a refuse or
recyclables deposit area/collection point shall have gate openings at least twelve feet (12') wide
for haulers. In addition, the gate opening for any separate building or other roofed structure used
primarily as a refuse or recyclables deposit area/collection point shall have a vertical clearance of
at least eleven feet (11'), but no more than fourteen feet (14').
A minimum of 100 square feet of enclosed refuse and recycling is required. See RMC 4-4-090,
Refuse and Recyclables Standards for full requirements. Compliance with refuse and recycling
requirements would be verified at the time of land use application review.
Access/Parking: New or revised parking is not proposed. It does not appear that the site has
formal parking stalls. A review of COR Maps shows vehicles parked on-site consistent with the
previous automotive dealership. There are two (2) existing driveways located along the street
frontage (from Sunset Blvd N), one on the north and a second on the south portion of frontage.
These driveways are separated by approximately 80 feet. Site-to-site vehicle access is provided to
404 Sunset Blvd N to the south. It appears that vehicle parking areas extend beyond the subject
parcel or onto the 404 and 420 Sunset Blvd N to the north and south.
Upon a change of use, if the number of stalls needed for the new use exceeds the actual number
of legally existing stalls on site by a percentage equal or greater than shown in the table, all of the
stalls required of the new use shall be provided.
Existing Stalls Percentage Threshold
1 – 10 140%
11 – 30 130%
31 – 60 120%
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Existing Stalls Percentage Threshold
61+ 110%
Driveways shall be no closer than five feet (5’) to any property line. There shall be not more than
one driveway for each 165 feet (165’) of street frontage serving any one property.
Vehicle service and repair requires a minimum and maximum of 2.5 stalls per 1,000 square feet
of net floor area. The number of bicycle parking spaces shall be equal to 10 percent (10%) of the
number of required off-street vehicle parking stalls. Maximum driveway slope shall not exceed
eight percent (8%). Within the CA zone a connection shall be provided for site-to-site vehicle
access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA
lots without the need to use a street. Access may comprise the aisle between rows of parking
stalls but is not allowed between a building and a public street.
Ten (10) vehicle stalls and one (1) bicycle stall are required. The property has approximately 265
feet (265’) of street frontage. A site-to-site connection with the neighboring properties is
required. One of the driveways onto Sunset Blvd N will need to be removed. Compliance with
parking requirements would be verified at the time of land use application review.
Urban Design: The project is subject to RMC 4-3-100, “Urban Design Regulations” in effect at the
time of complete application as alteration of nonconforming structures is an applicable
development activity. The proposal is within District D.
Interior remodels of existing buildings or structures are exempt from these requirements
provided the alterations do not modify the building façade. Exterior modifications such as
façade changes, windows, awnings, signage, etc. shall comply with the design requirements for
the new portion of the structure, sign, or site improvement. Upkeep is noted in the project
narrative; however, additional detail was not provided. Therefore, specific design requirements
are omitted from this letter. Staff would encourage the applicant to discuss proposed exterior
improvements with the Current Planning Project Manager prior to permit submittal to identify
applicable urban design regulations.
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, with the exception of areas for required walkways and driveways
and shall contain trees, shrubs, and landscaping. 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 are 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; 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, streetlights, 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-
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sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50')
on center. All parking lots shall have perimeter landscaping; for properties abutting a freeway, 10
feet (10’) of landscaping from the right-of-way line is required.
No expansion of the structure is proposed. If the remodel of the structure requires improvements
equal to or greater than 50 percent (50%) of the assessed property value, then landscaping
standards will be required to be met. Landscaping shall meet all applicable requirements of RMC
4-4-070, “Landscaping”.
Significant Tree Retention: Staff review of aerial images of the site did not identify 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;significant trees over sixty feet (60') in height or greater than eighteen inches
(18") caliper; and trees that shelter interior trees or trees on abutting properties from stron winds,
which could otherwise allow such sheltered trees to be blown down if removed.
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.
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 fence
that is seven feet (7’) or taller, as measured by the vertical distance from the ground to the top
board rail or wire requires a building permit. Fences and hedges shall not exceed 48 inches (48”)
in height within 15 feet (15’) of the front yard or secondary front yard property line. In no case
shall a fence exceed 42 inches (42”) in height in any part of the clear vision areas as defined by
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RMC 4-11-030, Definitions C. Chain-link fencing within the CA zone shall be coated with black,
brown, grey, or green bonded vinyl. For more information about fences and hedges refer to RMC
4-4-040.
Critical Areas: According to COR Maps, Wellhead Protection Area Zone 2 Downtown and sensitive
and protected slopes are mapped on the property. The overall purpose of the wellhead protection
regulations is to protect aquifers used as potable water supply sources by the City from
contamination by hazardous materials. Some uses are restricted that store, handle, treat, use or
produce substances that pose a hazard to groundwater quality. The City may require an applicant
to prepare a hydrogeologic study if the proposal has the potential to significantly impact
groundwater quantity or quality, and sufficient information is not readily available. Such a report
shall be prepared by a qualified professional at the applicant’s expense. Report content
requirements may be specified by the City in accordance with State or Federal guidelines or
tailored to the development application. Development within sensitive and/or protected slope
areas require a geotechnical study completed by a licensed profession.
Due to the nature of the use, and the potential for degradation of groundwater a hydrogeologic
study would be required. A geotechnical report may be required based on the final proposed
scope of work. An evaluation by an independent qualified professional regarding the analysis
and effectiveness of any proposed mitigating measures or program may occur. This shall be paid
at the applicant’s expense, and the Administrator shall select the third-party review
professional.
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 are. Site plan review ensures quality
development consistent with the 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 the potential future development.
Decision criteria for site plan approval are itemized in RMC 4-9-200E.3.
Interior tenant improvements are exempt from these requirements provided improvements do
not modify the exterior.
Environmental Review: The proposal would require environmental review pursuant to the State
Environmental Policy Act (SEPA). The project is a change of use that exceeds 4,000 gross square
feet of floor area and therefore, WAC 197-11-800 does not apply. 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.
Permit Requirements: The proposal would require an Administrative Conditional Use Permit, an
Administrative Site Plan Review and Environmental Review. The application would be reviewed
within an estimated time frame of six (6) to eight (8) weeks. The 2022 fees would total $6,195.00
($1,600.00 Administrative Conditional Use Permit + $2,700.00 Administrative Site Plan Review +
$1,600.00 Environmental Review + $295.00 Technology Fee (5%) = $6,195.00). 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 the Conditional
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Use Permit Submittal Requirements and Site Plan 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:
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 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 Fees: In addition to the other applicable fees, impact fees may be required. When an
impact fee applies to a change of use permit, the impact fee shall be the applicable impact fee for
the land use category of the new use, less any impact fee previously paid for the land use category
of the prior use. If no impact fee was paid for the prior use, the impact fee for the new use shall
be reduced by an amount equal to the current impact fee rate for the prior use.
When an existing structure or building or portion thereof has been vacant for less than three (3)
years, the impact fee shall be the applicable impact fee for the land use category of the new use,
less any impact fee previously paid for the land use category of the prior use. If no impact fee was
paid for the prior use, the impact fee for the new use shall be reduced by an amount equal to the
current impact fee rate for the prior use. When an existing structure or building or portion
thereof has been vacant for a period of three (3) years or more, the impact fee shall be the
applicable impact fee for the land use of the new category; there shall not be a deduction of the
impact fee that was or was not previously paid for the land use category of the prior use.
The fee in effect at the time of building permit issuance will apply. For informational purposes,
the 2022 impact fees are as follows:
• A Transportation Impact Fee assessed at $7,145.85 per net new PM peak hour person
vehicle trip (proposed – existing)
A handout listing Renton’s development-related fees is available on the City of Renton website
for your review.
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: A Conditional Use Permit shall be implemented within two (2) years of such approval
unless other time limits are prescribed. The Hearing Examiner may grant one (1) extension of time
for a maximum of one (1) year for good cause shown. Building permits, licenses or land use
permits required for the operation of a Conditional Use Permit shall be applied for within two (2)
years of the date of Conditional Use Permit approval, unless an extended time frame is granted
by the Hearing Examiner. The burden of justification shall rest with the applicant. A single two (2)
year extension may be granted for good cause by the Administrator. The burden of justification
shall rest with the applicant. It is the responsibility of the owner to monitor the expiration date.
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