HomeMy WebLinkAboutPRE22-000333_UW_Testing_Lab_221013.pdfDEPARTMENT 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
UW DLMP Testing Lab TI
1601 Lind Ave SW
PRE 22-000333
October 13, 2022
Contact Information:
Planner: Brittany Gillia, 425.430.7246
Public Works Plan Reviewer: Yong Qi, 425.430.7439
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org
Building Department Reviewer: Rob Shuey, 206.550.8523, 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, Development Engineering Director, Department of
Community & Economic Development Administrator, Public Works Administrator and
City Council).
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M E M O R A N D U M
DATE:October 11, 2022
TO:Brittany Gillia, Assistant Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:UW Testing Lab/Office
1. The fire flow is unchanged from the existing building.
2. Fire impact fees are not applicable for this proposal as there are no patients visiting this
site.
3. Approved fire sprinkler and fire alarm systems are required and exist throughout the
building. Separate plans and permits required by the fire department. Fully
addressable and full smoke detection is required for the fire alarm system. Existing fire
sprinkler and fire alarm systems shall be updated to current fire and building codes.
4. Fire department apparatus access roadways are adequate as they exist. Fire lane
signage shall be maintained.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:October 13, 2022
June 20, 2011
TO:Brittany Gillia, Associate Planner
FROM:Yong Qi, Development Engineer
SUBJECT:UW DLMP Testing Lab TI
1601 Lind Ave SW
PRE22-000333
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 3340404006.
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 10” looped water line around the existing building (see drawing # W-
183501). The approximate static water pressure is 75 psi at a ground elevation of 22’.
2. Below is a summary of the existing fire hydrants in the vicinity of the site. Please refer to the Fire
Authority for fire hydrant requirements:
a. One south of the building within the parking lot of the facility (Hydrant ID No. HYD-SW-
00617).
b. One southeast of the building within the parking lot entrance from Lind Ave SW (Hydrant ID
No. HYD-SW-00616).
c. One northeast of the building within the intersection of SW 16
th St and Lind Ave SW
(Hydrant ID No. HYD-SW-00080).
d. One northwest of the building in SW 16
th St (Hydrant ID No. HYD-SW-00081).
3. There is an existing 4” domestic water service and meter serving the existing building with a
reduced pressure backflow assembly (RPBA) for backflow prevention (Facility ID No. LAT-
006045).
4. There is an existing 3” irrigation service and meter serving the site with a double check valve
assembly (DCVA) for backflow prevention (Facility ID No. LAT-006044).
5. There is an existing 6” fire water service serving the existing building with a double check detector
assembly (DCDA) for backflow prevention (Facility ID No. LAT-006046).
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October 13, 2022
SEWER
1. Sewer service is provided by the City of Renton.
2. There is an existing 8’’ gravity wastewater main located within Lind Ave SW (see Record Dwg: S-
199702), and the existing building is connected to the sewer main with an 8’’ sewer stub and 6’’
side sewer.
3. If proposed in the future, any commercial kitchen will require a grease trap/grease interceptor.
4. The application does not have an impact on the wastewater utility or propose any changes to
the sanitary sewer system.
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 Renton Surface Water Design Manual (RSWDM) will
be required if construction is proposed exterior to the existing building. Based on the City’s flow
control map, the site falls within the City’s Peak Rate Flow Control Standard (Matching Existing
Conditions). The site falls within the Black River Drainage Basin and Rolling Hills Creek sub basin.
Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the
2017RSWM. No drainage review shall be required if there is no construction proposed exterior to
the existing building.
2. The existing site topography is flat. There is a private storm of 48” stormwater main system
surrounding the existing building within the parking lot (Record Dwg: R-183505).
3. Erosion control measures to meet the City requirements will be required during construction as
needed.
4. The project site is within the FEMA AE Zone (100-year Special Flood Hazard Areas).
5. The 2022 Surface water system development fee is $0.84 per square foot of new impervious
surface, but no less than $2,100.00. Fees that are current will be charged at the time of permit
issuance. There is no storm water impact fee for replaced impervious surface area.
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. 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.
4. 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:October 13, 2022
TO:Pre-Application File No. 22-000333
FROM:Brittany Gillia Associate Planner
SUBJECT:UW DLMP Testing Lab TI 1601 Lind Ave SW
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official decision-
makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public
Works Administrator, Planning Director, Development Services Director, Development
Engineering 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 applicant, the University of Washington, is proposing a change of use from
office space to laboratory facilities in an existing structure in the CO zone. The subject property is
located at 1601 Lind Ave SW (APN 3340404006) in the Valley Community Planning Area. The
parcel size is 230,430 square feet (5.29 acres) and is zoned Commercial Office (CO) and located in
Urban Design District ‘D’ and the Employment Area Comprehensive Plan land use designation.
The first level of the building is currently occupied by UW Medicine Testing labs through an
Administrative Conditional Use Permit (LUA21-000424). The proposed Medicine Testing Lab
facilities, support offices, and amenities would occupy the remaining floors (2-5). The entire
building is leased by the University of Washington. The testing lab would contain equipment to
perform several tests on samples collected in other locations and couriered to the facility using
small courier vehicles including cars and small panel trucks. Patients requiring testing are not
expected to visit the site. The expected hours of operation would be 24/7 and approximately 600-
750 full time staff will be employed with the project. Access to the site is available from SW 16th
St, Lind Ave SW, and a vacant neighboring parcel under the same ownership as the subject parcel.
The site is mapped with High Seismic Hazard areas and Special Flood Hazard areas (100 year
flood).
Current Use: The project site is currently developed with a 5-story office building and associated
surface parking. The first floor of the structure is occupied with a Laboratory use (LUA21-000424)
and the remaining floors are vacant offices.
1.Zoning /Land Use Designation, and Overlays: The property is located within the Employment
Area (EA) land use designation, Urban Design District ‘D’, and the Commercial Office (CO)
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zoning classification. Employment Area designations are areas primarily used for industrial
development or a mix of commercial and industrial uses such as office, industrial,
warehousing, and manufacturing with access to transportation networks and transit.
‘Laboratories: research, development and testing’ in the CO zone requires an approved
Administrative Conditional Use Permit.
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:
a. 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.
b. 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.
c. Effect on Adjacent Properties: The proposed use at the proposed location shall not
result in substantial or undue adverse effects on adjacent property.
d. Compatibility: The proposed use shall be compatible with the scale and character of
the neighborhood.
e. Parking: Adequate parking is, or will be made, available.
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall
mitigate potential effects on the surrounding area.
g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use
shall be evaluated and mitigated.
h. 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.
2.Development Standards: The project would be subject to RMC 4-2-120B, “Development
Standards for Commercial Zoning Designations” effective at the time of complete application
(noted as “CO standards” herein).
Minimum Lot Size, Width and Depth – The minimum lot size in the CO zone is 25,000 square
feet for lots created after July 11, 1993. There are no minimum requirements for lot width or
depth within the CO zone. No changes are proposed to the existing commercial lot.
Building Coverage – The CO zone allows a maximum building coverage of 65 percent, or 75
percent if parking is provided within a building or within a parking garage. The parking is
proposed to remain surface parking only. The applicant is not proposing any building
additions to the existing structure. Mobile buildings would be required to comply with
building coverage standards. Compliance with the building coverage requirements would
be verified at the time of formal land use application review.
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Building Setbacks – Setbacks are the distance between the building and the property line or
any private access easement or tract. Setback requirements in the CO zone are as follows: 0-
30 feet minimum front yard (depending on the building height), and 0-30 feet minimum
secondary front yard (depending on building height). There is no maximum front yard setback
requirement for non-residential buildings; and no rear or side yard setbacks unless the
property abuts a residential zoned property, where the setback along residentially zoned
properties is 15 feet. The applicant is not proposing any building additions to the existing
structure.
Gross Floor Area – There is no minimum requirement for gross floor area.
Building Height – Maximum building height in the CO zone is 250 feet. In no case shall building
height exceed the maximum allowed by the Airport Compatible Land Use Restrictions, for
uses located within the Federal Aviation Administration Airport Zones designated under RMC
4-3-020. The applicant is not proposing to increase the maximum height of the existing
structure.
Pedestrian Access - A pedestrian connection shall be provided from a public entrance to the
street, unless the Reviewing Official determines that the requirement would unduly endanger
the pedestrian.
3.Refuse and Recycling Areas: Onsite refuse and recyclables deposit areas and collection points
for collection of refuse and recyclables are required for all new development in commercial
and other nonresidential uses. Refuse and recycling areas need to meet the requirements of
RMC 4-4-090, “Refuse and Recyclables Standards.” For nonresidential development, a
minimum of three (3) square feet per every one 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. A total minimum area of 1,793 square feet shall be provided for recycling and
refuse deposit areas (598 SF for recyclables deposit areas + 1,195 SF for refuse deposit areas
= 1,793 SF total). The submitted materials did not identify a refuse and recycling enclosure
area. Compliance with the refuse and recycling standards (general and Urban Design) would
be reviewed with the land use application.
4.Landscaping: Compliance with the landscape standards would be required if the addition to
the existing building increases the gross square footage of the building by greater than one
third or a remodel requires improvements equal to or greater than 50% of the assessed
property valuation. Except for critical areas, all portions of the development area not covered
by structures, required parking, access, circulation or service areas, must be landscaped with
native, drought-resistant vegetative cover.
Street Frontage Landscaping - The minimum onsite landscape width required along street
frontages is 10 feet, with the exception of areas for required walkways and driveways, and
shall contain trees, shrubs, and landscaping. The applicant is not proposing any new
landscaping along the street frontage.
Internal Lot Landscaping - Surface parking lots with 100 or more stalls shall provide 35 square
feet of internal lot landscaping for each parking stall. There shall also be no more than 50 feet
between parking stalls and an interior parking lot landscape area and the interior parking lot
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landscaping dimensions must be at least eight feet (8’) by twelve feet (12’) not including the
curb (CI-120). Perimeter landscaping may not substitute for interior landscaping. Compliance
with the landscaping standards would be reviewed at the time of formal land use
application.
Perimeter Parking Lot Landscaping - Surface parking lots shall contain a perimeter landscaping
screen at least 10 feet in width measured from the right-of-way (ROW). Within this perimeter
screen trees shall be planted at a minimum of 2-inch caliper at an average rate of 30 lineal
feet of street frontage, shrubs at the minimum rate of one per 20 square feet, and
groundcover in quantities that will provide at least 90 percent (90%) coverage within 3 years.
Please refer to landscape regulations (RMC 4-4-070) for additional general and specific
landscape requirements.
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 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.
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.
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a. Tree credit value for each tree, existing or new, is assigned as shown in the following
table:
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;
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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
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. Protected trees that do not contribute to
a lot's required minimum tree density shall be held in perpetuity within a tree protection
tract.
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. A formal arborist report, tree retention
plan and tree retention worksheet prepared by an arborist or landscape architect would be
required at the time of the Conditional Use Permit
6.Fences/Retaining Walls: If the applicant intends to install any fences as part of this project,
the location must be designated on the landscape plan. A wall taller than four feet (4')
requires a building permit. Fences up to six feet (6’) in height are permitted in the rear yard
or side yard; fences up to four feet (4’) are allowed in the front yard. A fence taller than six
feet (6') requires a building permit. A fence shall not be constructed on top of a retaining wall
unless the total combined height of the retaining wall and the fence does not exceed the
allowed height of a standalone fence. New or existing fencing would need to comply with the
fence requirements of the code (RMC 4-4-040).
Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other
masonry product that complement the proposed building and site development. There shall
be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public
rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional
information about fences and retaining walls. No fences or retaining walls were shown on
the submitted materials.
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7.Parking: Laboratories within the CO zone requires a minimum of one (1) space up to a
maximum of 1.5 spaces per 1,000 square feet of net floor area). Parking information was not
provided with the submitted materials. The applicant would need to demonstrate
compliance with parking requirements at the time of formal land use application.
Additionally, as the applicant has indicated frequent courier vehicle visits, permanent off
street loading spaces in addition to required parking for the use will be required.
Refer to RMC 4-4-080F for standard stall and aisle dimensions. Standard surface parking
spaces are 9 feet by 20 feet. Compact spaces are 8.5 feet by 16 feet and limited to 30 percent
(30%) of total spaces. The minimum aisle width for 90 degree spaces is 24 feet.
A twenty five percent (25%) reduction or increase from the minimum or maximum number
of parking spaces may be granted for nonresidential uses 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. An increase
greater than 25 percent would also require a formal modification pursuant to RMC 4-9-250D.
Refer to RMC 4-4-080F for standard stall and aisle dimensions. Standard surface parking
spaces are 9 feet by 20 feet. Compact spaces are 8.5 feet by 16 feet and limited to 30 percent
(30%) of total spaces. The minimum aisle width for 90 degree spaces is 24 feet. The applicant
will be required to provide a detailed parking plan with the Site Plan Review and Conditional
Use Permit application. As adequate parking is a conditional use criterion, a parking study
prepared by a qualified professional that there is an appropriate quantity of staff, visitor,
and loading spaces provided.
The proposal would be required to provide bicycle parking based on 10 percent (10%) of the
required number of off-street vehicle parking spaces for the laboratory. Each bicycle parking
space shall be at least two feet (2') by six feet (6'), with no less than an overhead clearance of
seven feet (7'). Bicycle parking shall be conveniently located with respect to the street right-
of-way and must be within fifty feet (50') of at least one main building entrance, as measured
along the most direct pedestrian access route. Please review RMC 4-4-080F.11.b-c for further
general and specific bicycle parking standards.
8.Access: Driveway widths and quantity are limited by the driveway standards, in RMC 4-4-080I.
There shall be no more than one driveway for each one hundred sixty five feet (165') of street
frontage serving any one property or among properties under unified ownership or control;
for each one hundred sixty five feet (165') of additional street frontage another driveway may
be permitted. No changes are proposed to the existing driveway cuts off of SW 16th St and
Lind Ave SW
9.Critical Areas: According to City of Renton (COR) Maps the subject site is mapped with High
Seismic Hazard Areas, and Special Flood Hazard Area (100 year flood) FEMA Zone –AE.
Development proposals and other alterations shall not reduce the effective base flood
storage volume of the floodplain. If grading or other activity will reduce the effective storage
volume, compensatory storage shall be created on the site or off the site if legal arrangements
can be made to assure that the effective compensatory storage volume will be preserved over
time. Future improvements would be required to comply with Flood Hazard Area standards
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related to flood proofing, compensatory storage, and construction techniques capable of
resisting hydrostatic and hydrodynamic loads.
All new construction and substantial improvements shall be anchored to prevent flotation,
collapse, or lateral movement of the structure resulting from hydrodynamic and hydrostatic
loads including the effects of buoyancy.
The applicant must provide Flood Hazard information, Biological Assessment, Geotechnical
Analysis with the land use application. It is the applicant’s responsibility to ascertain if any
other critical areas or environmental concerns are present on the site during site
development or building construction.
10.Environmental Review: Change of use in a building over 4,000 square feet would require
Environmental Review in accordance with the State Environmental Policy Act WAC 197-11-
800. In addition, multiple critical areas are present on the subject site. An environmental
checklist must be submitted with the land use application.
11.Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the
CO zone. Development exempt from Site Plan Review includes interior tenant improvements.
However, if there are exterior improvements to the site, then site plan review will be
required. 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.
12.Permit Requirements: The proposal would require an approved Administrative Conditional
Use Permit (CUP) and Environmental (SEPA) Review. If site plan review is required, the
application will be elevated to Hearing Examiner approval as the building is in excess of four
stories in height. The applications can be reviewed concurrently in an estimated time frame
of 6-8 weeks for administrative review or 12 weeks if it is determined that site plan review is
required. The 2022 Administrative Conditional Use Permit application fee is $1,600and SEPA
Review (Environmental Checklist) is $1,600. If it is determined that site plan review is required
the Hearing Examiner Conditional Use Permit application fee is $3,300 and Hearing Examiner
Site Plan Review is $3,800. Any modification requests to code standards are $260 per
modification. A 5% technology fee would also be assessed at the time of land use application.
All fees are subject to change prior to submittal.
Detailed information regarding the land use application submittal can be found on the
Conditional Use Permit submittal checklist, Site Plan Review submittal checklist and
Environmental Review checklist. Other informational applications and handouts can be found
on the City’s Digital Records Library. The City requires electronic plan submittal for all
applications. Please refer to the City’s Electronic File Standards.
In addition to the required land use permits, separate construction and building permits
would be required.
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13.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.
14.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:
Transportation Impact Fee assessed at $7,145.85 per trip for net new pm peak hour
person vehicle trips
A handout listing all of the City’s Development related fees is available for your review at
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=CityofRe
nton
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
contactBrittany Gillia Associate Planner at 425-430-7246 or bgillia@rentonwa.gov to submit
prescreen materials and subsequent land use application.
Expiration: The applicant has two (2) years to comply with all conditions of approval and to
apply for any necessary permits before the approval becomes null and void for an approved
Conditional Use Permit. A single two-year Conditional Use Permit extension may be granted
for good cause by the Administrator. The final approval of a Site Plan shall expire within two
(2) years of the date of approval. A single two (2) year extension may be granted for good
cause by the Administrator. It is the applicant’s responsibility to monitor the expiration
dates.
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