HomeMy WebLinkAboutPRE_StaffComments_230126_v1DEPARTMENT 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
194000 Wash Bay
453 Rainier Ave N
PRE 23-00001
January 26, 2023
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, 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).
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: January 26, 2023
June 20, 2011
TO: Andrew Van Gordon, Associate Planner
FROM: Yong Qi, Civil Engineer III
SUBJECT: 194000 Wash Bay Project
453 Rainier Ave N, Renton, WA
PRE23-000001
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 #
4202401255. 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 Pressure Zone. The
static water pressure at the street level is approximately 64 psi at an elevation of 48 feet.
2. There is an existing 12-inch main (Record Drawing: W-019907) located in Rainier Avenue S that
can deliver approximately 4,800 gpm.
3. Below is a summary of the existing fire hydrants in the vicinity of the site. Installation of
additional fire hydrants and/or modification of existing fire hydrants may be required by the
Renton Regional Fire Authority (RRFA) to meet development standards:
• Taylor Avenue NW, at southwest corner of project site (COR Facility ID HYD-NW-00086).
• Rainier Ave N, at southeast corner of project site (COR Facility ID HYD-NW-00033)
4. There is an existing ¾- inch domestic water service to the subject property.
5. Based on the review of project information submitted for the pre-application meeting, in order
to provide domestic and fire protection service to the development, developer constructed
improvements will include but are not limited to:
a) Installation of a new commercial water service and meter for the car wash bay. The sizing of
the meter shall be in accordance with the most recent edition of the Uniform Plumbing Code.
b) The commercial domestic water meter 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.
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c) Domestic water meters size 3-inch or larger shall be installed in an exterior vault per City
Standard Plan 320.4. The meter vault shall be located within public right-of-way or within an
easement on private property.
d) Installation of additional fire hydrants as required by the Fire Authority.
6. 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 commercial domestic uses.
Current fees can be found in the 2023 Development Fees Document on the City’s website. Fees
will be charged based on the rate at the time of construction permit issuance.
a) The SDC fee for water is based on the size of the new domestic water to serve the project.
The current water fee is $4,850.00 per 1-inch meter, and $24,250 per 1-1/2-inch meter.
b) Water service installation charges for each proposed domestic water service is applicable.
Water Service installation is $2,875.00 per 1-inch service line, and $4,605 per 1-1/2-inch
service.
c) Drop-in meter fee is $460.00 per 1-inch meter, $750 per 1-1/2-inch meter.
d) The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=Cityof
Renton
SEWER
1. Sewer service is provided by the City of Renton.
2. There is an existing 8-inch sanitary sewer main (Record Drawing: S-007005) located in Rainier
Ave N. There is an existing 8-inch sanitary sewer main (Record Drawing: S-00700D) along the
east half of the southern property line.
3. The existing buildings are connected to the sewer main along the southern sewer main with 6-
inch concrete stubs.
4. Individual sewer stub from the sewer main and individual side sewer are required to serve the
proposed car wash bay for all drainage associated with washing and servicing vehicles. The new
sewer stub shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details.
5. A side sewer permit is required to relocate the existing side sewer if needed.
6. A new oil/water separator (OWS) is required to serve the proposed car wash bay. The OWS shall
be sized per the latest edition of the Uniform Plumbing Code (UPC).
7. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for
sewer is based on the size of the new domestic water to serve the project. Current fees can be
found in the 2023 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 current sewer fee is $ 3,650 per 1-inch meter, and $ 18,250 per 1-1/2-inch meter.
b) Final determination of applicable fees will be made after the water meter size has been
determined.
c) The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=Cityof
Renton
SURFACE WATER
1. The site currently contains two buildings and there is an on-site stormwater conveyance system.
There is an existing 12-inch piped conveyance system on Rainier Ave N that flows from south to
north. The site contains regulated slopes, high erosion and seismic hazard areas.
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2. Refer to Figure 1.1.2.A – Flow chart of 2022 RSWDM to determine the type of drainage review
required.
3. The drainage of the surrounding impervious area shall be routed to the storm system. An onsite
drainage plan shall be provided for building permit submittal.
4. Erosion control measures to meet the City requirements will be required during construction as
needed.
5. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is based on the
2021 King County Surface Water Design Manual. All projects vested on or after June 22, 2022
will be subject to these new stormwater requirements. Please refer to RMC 4-1-045 for
information regarding project vesting.
TRANSPOTATION
1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions
exceed an overall valuation of $175,000, the project site(s) shall be required to meet the City’s
Complete Streets Standards. Based on the preapplication submittal, the addition will not exceed
valuation of $175,000, no street frontage improvements or right of way dedication are required.
2. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
3. The development is subject to transportation impact fees if the proposed wash bay is providing
commercial car wash services.
GENERAL COMMENTS
1. 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.
http://rentonwa.gov/business/default.aspx?id=42473
2. 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. Demo of any existing structures on the project site(s).
3. Fees quoted in this document reflect the fees applicable in the year 2023 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.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: January 26, 2023
TO: Pre-Application File No. PRE23-000001
FROM: Andrew Van Gordon, Associate Planner
SUBJECT: 194000 Wash Bay 453 Rainier Ave N (APN 4202401255)
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 site is located at 453 Rainier Ave N (Parcel number 4202401255).
The proposal is to construct a 16-foot (16’) tall 30-foot by 40-foot (30’x40’) structure for the
purpose of washing and servicing vehicles. The structure would be placed in a paved area that is
currently being used for open air washing and servicing of vehicles. No other revisions to the site
are proposed. The City of Renton (COR) Maps identifies high erosion hazard, regulated slopes and
a high seismic hazard area on-site with an uncategorized wetland offsite to the west.
Current Use: The lot is 125,114 square feet (2.87 acres) and currently has a U-Haul branded
business. There are two (2) existing buildings on site (rental and sales office/service building and
service/self-storage building). Surface parking, exterior storage of vehicles and exterior storage of
equipment are located on-site. Existing access is from Rainier Ave N to the east and Taylor Ave
NW to the west.
Zoning/Land Use: The subject property is located within the Commercial Arterial (CA) zoning
classification and Urban Design District D. 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.
The existing business includes the following use types: vehicle and equipment rental, large; self-
service storage.
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Large vehicle and equipment rental is not a permitted use within the CA zone. Self-service
storage is permitted within the CA zone through a Hearing Examiner Conditional Use Permit and
are subject to the following:
• Self-service storage facilities shall be located within a multistory structure, limited to
fifty percent (50%) of the gross floor area of the building, and prohibited on the ground
floor along any street frontage.
• At a minimum, leasable commercial space, entrances/lobbies, or management offices
for the self-service storage shall be provided on the ground floor at a depth of thirty
feet (30') along any street frontage. Averaging the minimum depth may be permitted
through the site plan review process, provided no portion of the depth is reduced to less
than twenty feet (20').
• All commercial space on the ground floor shall have a minimum floor-to-ceiling height
of eighteen feet (18'), and a minimum clear height of fifteen feet (15') unless a lesser
clear height is approved by the Administrator.
• Exterior colors, including any internal corridors or doors visible through windows, shall
be muted tones.
Of note a “large vehicle” is defined as: “Motor vehicles including, but not limited to, trucks,
recreational vehicles, buses, boats, and heavy equipment, and similar size vehicles which have
gross vehicle weights greater than ten thousand (10,000) pounds, but excluding aircraft.”
The large vehicle and equipment rental is a nonconforming use provided it was legally
established. It is unclear if the existing self-service storage building meets requirements for the
use.
Nonconforming Uses: A nonconforming use:
1. A nonconforming use shall not be extended or enlarged so as to occupy additional
land area on the same or any other lot or parcel, unless the nonconforming use
is housed in part of a single-tenant building, in which case the use may be
extended throughout the building, but the building shall not be enlarged.
2. A nonconforming use in a multi-tenant building shall not be expanded into space
vacated by other tenants.
3. A nonconforming use shall not be relocated in whole or in part to any other part
of the parcel.
4. No additional building, whether temporary or permanent, shall be erected upon
a property with a nonconforming use for purposes of expanding or extending a
nonconforming use.
Please see RMC 4-10-060, Nonconforming Uses for full requirements. At time of land use
application review the applicant would be required to identify how the propose d structure is
not enlarging and occupying additional land area.
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
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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, Airport Related Height and Use Restrictions.
Submitted plans identify the building coverage as being 8,660 square feet or approximately 6.9
percent (6.9%) of the lot area. The height of the proposed structure is 16 feet (16’); height of
existing structures was not provided. The site is located within Airport Safety Zone 5. It appears
that the maximum height would be approximately 122 feet (122’) at the proposed location of
the new structure. 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.
The lot is a through lot as it has two (2) opposing ends each fronting on right-of-way (Rainier
Ave N to the east and Taylor Ave NW to the west). A scaled drawing with setbacks was not
provided. However, using COR Maps staff was able to estimate that the proposed structure
would be approximately 164 feet Rainier Ave N (front yard) and 236 feet from Taylor Ave NW
(secondary front yard). The maximum front and secondary front yard setback of 20 feet (20’) is
exceeded. Additionally, the lot abuts residentially zoned lots to the north and south and is
adjacent to residentially zoned lots to the west. A 15-foot (15’) side yard setback would be
required. The maximum front yard setback may be modified through the site plan review
process if it can be demonstrated to the Administrator’s satisfaction that all criteria in RMC 4-
2-120C15 can be met. A similar allowance for the maximum secondary front yard setback is not
available.
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').
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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.
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-
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 and parking lots with 15 or more stalls
shall have interior landscaping. Projects abutting less intensive zones or uses shall provide
additional landscaped buffering.
All new buildings trigger landscaping requirements for the entire site. A 10-foot (10’) on-sight
landscaping strip is required along the frontage of Rainier Ave N and Taylor Ave NW. A 15-foot
(15’) wide partially sight obscuring landscaped visual barrier, or 10 -foot (10’) wide fully sight-
obscuring landscaped visual barrier is required along the common property line with 501 and
503 Rainier Ave N to the north and tax parcel 0082000000 to the south. Perimeter parking lot
landscaping is required; interior parking lot landscaping is required if there are 15 or more
parking stalls. See RMC 4-4-070, Landscaping for full requirements. Compliance with
landscaping requirements would be verified at the time of land use application review.
Significant Tree Retention: A review of COR Maps shows that there appear to be mature trees on
the site. When 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. Please refer to RMC 4-4-130, Tree Retention and
Land Clearing Regulations for further general and specific tree retention and land clearing
requirements.
In addition to retaining a minimum of 30% of existing significant trees, properties subject to an
active land development permit shall comply with minimum tree credit retention requirements
of a minimum of 30 credits per net acre. Tree credits encourage retention of existing significant
trees with larger trees being worth more tree credits.
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TREE SIZE TREE CREDITS
New small species tree 0.25
New medium species tree 1
New large species tree 2
Preserved tree 6 – 9 caliper inches 4
Preserved tree 10 – 12 caliper inches 5
Preserved tree 12 – 15 caliper inches 6
Preserved tree 16 – 18 caliper inches 7
Preserved tree 19 – 21 caliper inches 8
Preserved tree 22 – 24 caliper inches 9
Preserved tree 25 – 28 caliper inches 10
Preserved tree 29 – 32 caliper inches 11
Preserved tree 33 – 36 caliper inches 12
Preserved tree 37 caliper inches and
greater
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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 strong
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.
The Administrator may authorize the planting of replacement trees on the site if it can be
demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-
130H1e can be met.
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Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040,
Definitions D, of a property. See RMC 4-4-130, Tree Retention and Land Clearing Regulations for
full requirements. A formal tree retention plan and tree retention worksheet prepared by an
arborist or landscape architect would be reviewed at the time of the land use application.
Fences/Walls: The height of fences shall be measured from the top elevation of the top board rail
or wire to the ground. The maximum height of fences shall be eight feet (8’). Within the CA zone
the maximum height of any fence within the front yard and secondary front yard shall not exceed
48 inches within 15 feet of the property line. In no case shall a fence exceed 42 inches in height in
any part of the clear vision area. Chain link fencing shall be coated black, brown, grey or green
bonded vinyl. Fencing shall not stand in front of required landscaping. Barbed wire fencing is
permitted with a special administrative fence permit in the CA zone; barbed wire may only be
used on top of fences at least six feet (6’) in height. For more information about fences and
retaining walls refer to RMC 4-4-040.
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. Screening for outdoor loading, repair, maintenance and work areas in
commercial zone is not required, except when the subject commercial lot abuts or is adjacent to
a residentially zoned lot and the regulated activity is proposed on the side of the property abutting
or adjacent to the listed zones. In such cases, a fence, or landscaping, or a landscaped berm, or
any combination of the same is required to achieve adequate visual or acoustical screening. These
provisions may be modified through the site plan development review process, or the
modification process for site plan exempt proposals, where the applicant can show that the same
or better result will occur because of creative design solutions, unique aspects or use, etc.
The project site abuts and is adjacent to residentially zoned lots and the regulated activity is
proposed on the side abutting or adjacent to the zones. Screening outdoor loading, repair,
maintenance and work areas is needed. 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 for more information.
Access/Parking: New or revised parking is not proposed. There is one (1) existing driveway located
along Rainier Ave N to the east and a second on Taylor Ave NW to the west. Site-to-site vehicle
access does not appear to be provided. New buildings or structures trigger parking and access
requirements for the entire site.
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. Maximum
driveway slope shall not exceed eight percent (8%). On-site parking shall be provided and meet
parking lot design standards for maneuvering space, slopes, stall size, minimum drive aisle width
etc.
Self-service storage requires a minimum and maximum of one (1) stall per 3,500 square feet of
net floor area. A maximum of three (3) moving van/truck spaces is permitted. Vehicle rentals are
not specifically identified in the parking section. The number of bicycle parking spaces shall be
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equal to 10 percent (10%) of the number of required off-street vehicle parking stalls. The total
requirements for off-street parking facilities shall be the sum of the requirements for the uses
computed separately. 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.
It is unclear at this time the minimum number of parking stalls required or if the parking areas
are meeting minimum requirements. One of the decision criteria for approval of a Site Plan
Review application is that location, design and dimensions of parking is reviewed for internal
circulation requirements. As there are no prescribed parking requirements within the Renton
Municipal Code for all of the uses, a parking study identifying the number of spaces needed for
the uses would be requested; this would be used as a basis for the recommendation. A site-to-
site connection with the neighboring CA property to the north would not be required because it
would not be topographically feasible; a connection would not be required to the south as the
existing building prevents connection. The parking areas shall be brought up to conformance
with regulations at the time of application submittal. See RMC 4-4-080, Parking, Loading and
Driveway Regulations for full requirements. 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 new structures are an applicable development activity. The
proposal is within District D.
Based on the materials provided the following design items are required and would be reviewed
at the time of land use application.
• RMC 4-3-100E1, Site Design and Building Location
o Building Location and Orientation
o Building Entries
o Transition to Surrounding Development
o Service Element Location and Design
• RMC 4-3-100E2, Parking and Vehicular Access
o Surface Parking
o Vehicular Access
• RMC 4-3-100E3, Pedestrian Environment
o Pedestrian Circulation
o Pedestrian Amenities
• RMC 4-3-100E4, Recreation Areas and Common Open Space
o Recreation Areas and Common Open Space
• RMC 4-3-100E5, Building Architectural Design
o Building Character and Massing
o Ground Level Details
o Building Roof Lines
o Building Materials
• RMC 4-3-100E7, Lighting
o Lighting
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Critical Areas: According to COR Maps, the site is within a high erosion hazard area, has regulated
slopes (greater than 25% to 40% and greater than 40% to 90%) and a high seismic hazard area.
Additionally, an uncategorized wetland is within 200 feet of the site to the west.
A geotechnical report is required due to the presence of high erosion hazards along with
sensitive and protected slopes on the site. 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: 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.
Site plan review is required for all development in the CA zone. All commercial or industrial
projects adjacent to or abutting residentially zoned property are required to have a public
hearing. Please review RMC 4-9-200, Master Plan and Site Plan Review for full site plan review
requirements.
Environmental Review: Due to the increase in building gross square footage and the presence of
critical areas, the proposal would require environmental review pursuant to the State
Environmental Policy Act (SEPA). 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 Hearing Examiner Site Plan Review and
Environmental Review. The application would be reviewed within an estimated time frame of 12
weeks. The 2023 fees would total $6,373.50 ($4,270.00 Hearing Examiner Site Plan Review +
$1,800.00 Environmental Review + $303.50 Technology Fee (5%) = $6,373.50). Each modification
request is $290.00. 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 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 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.
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Impact Fees: In addition to the other applicable building and construction fees, impact fees are
required. Such fees would apply to all project and would be calculated at the time of building
permit application and payable prior to building permit issuance.
A handout listing Renton’s development-related fees is available on the City of Renton website
for your review.
It does not appear at this time that there are applicable impact fees.
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: 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.
The Administrator may determine at their discretion that a public hearing before the Hearing
Examiner is required for such an extension. The burden of justification shall rest with the
applicant. It is the responsibility of the owner to monitor the expiration date.