HomeMy WebLinkAboutPRE23-000200 (R-1 Parks Newcastle Maintenance Facility) Meeting SummaryDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200
|www.rentonwa.gov
PREAPPLICATION MEETING FOR
Parks Newcastle Maintenance Facility
2718 Duvall Ave NE, Renton, WA 98059
PRE23-000200
July 13, 2023
Contact Information:
Planner: Clark H. Close, 425.430.7289, cclose@rentonwa.gov
Public Works Plan Reviewer: Sam Morman, 425.430.7283, samorman@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).
M E M O R A N D U M
DATE:July 13, 2023
TO:Clark Close, Principal Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Parks Maintenance Buildings
1. The preliminary fire flow is 2,250 gpm. A minimum of three fire hydrants are
required. One within 150-feet and one within 300-feet of the buildings. One
hydrant is required within 50-feet of all fire department connections for the
fire sprinkler system. Water main extensions will be required to meet the
minimum water main and fire hydrant requirements.
2. Fire impact fees are applicable at the rate of $0.15 per square foot for
maintenance/shops/storage building areas and $0.26 per square foot for
office space areas. This fee is paid at the time of building permit issuance.
3. Approved fire sprinklers and fire alarm systems are required throughout all
the buildings. Direct outside access is required to the fire sprinkler riser
room. Fire alarm system is required to be fully addressable and full detection
is required. Separate plans and permits required by the fire department. Fire
sprinkler threshold is 5,000 square feet and fire alarm threshold is 3,000
square feet.
4. Fire department apparatus access roadways are required within 150-feet of
all points on all buildings. Fire lane signage required for the on-site
roadways. The required turning radius is 25-feet inside and 45-feet outside
throughout the parking lot area so that it can be used as a fire apparatus
turnaround. Roadways shall be a minimum of 20 feet wide and fully paved.
Roadways shall support a minimum of a 30-ton vehicle and 75-psi point
loading. Minimum vertical clearance is 13-feet, 6-inches. Dead end
roadways over 300 feet long require a minimum of a 90-foot diameter cul-de-
sac turnaround or equivalent.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:July 13, 2023
TO:Clark Close, Principal Planner
FROM:Sam Morman, Civil Engineer
SUBJECT:Renton Newcastle Parks Maintenance Facility
2718 Duvall Ave NE
PRE23-000200
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-
binding and may be subject to modification and/or concurrence by official City decision-makers. Review
comments may also need to be revised based on site planning and other design changes required by
City staff or made by the applicant.
I have completed a preliminary review for the above-referenced proposal located at parcel(s) 0323059164
and 0323059287. 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 Rentons water service area in the Highlands 565 Pressure Zone.
2. The static water pressure is approximately 91 psi at ground elevation of 354 feet.
3. There is an existing dead-end 12-inch water main located in Duvall Ave NE that can deliver a maximum
flow capacity of 2,800 GPM (see water plan No. W-295206).
4. Based on the review of project information submitted for the pre-application meeting, Renton
Regional Fire Authority has determined that the preliminary fire flow demand for the proposed
development is 2,250 gpm including the use of an automatic fire sprinkler system. Per City Codes, a
looped water main around the building(s) is required when the fire flow demand exceeds 2,500 gpm.
The following developers installed water main improvements will be required to provide domestic and
fire protection service to the development including but not limited to:
5. Installation of hydrants and storz adapters for existing fire hydrants, as required. The location and
number of hydrants and adapters will be determined by the Fire Authority based on the final fire flow
demand and final site plan. A hydrant is required within 50 feet of the buildings fire sprinkler system
fire department connection (FDC).
6. Installation of a 12 on-site water main to provide water service for domestic and for fire protection.
i. A 15-foot utility easement will be required for the new water main(s), hydrants and water
meters within the property.
7. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for backflow
prevention to each building. The fire sprinkler stub and related piping shall be done by a registered
fire sprinkler designer/contractor. The DDCVA shall be installed on the private property in an outside
underground vault per City standard plan no. 360.2. The DDCVA may be installed inside the building
if it meets the conditions as shown on Citys standard plan 360.5 for the installation of a DDCVA inside
a building. The location of the DDCVA inside the building must be pre-approved by the City Plan
Reviewer and Water Utility.
8. Installation of a domestic water meter for each building. The sizing of the meter(s) shall be in
accordance with the most recent edition of the Uniform Plumbing Code. Domestic water meter with
size 3-inch or larger shall be installed in an exterior vault per standard plan no. 320.4. The meter vault
shall be located within public right-of-way or within an easement on private property.
9. Installation of backflow prevention assembly on private property behind the domestic water meter.
i. A reduced pressure backflow assembly (RPBA) in an above ground heated enclosure per
COR Standard Plan 350.2 is required for water meters for retail, commercial, industrial
water use. The RPBA may be located inside the building if drainage for the relief valve is
provided. Please coordinate with the City water utility plan reviewer if you propose to locate
the RPBA inside the building. The RPBA installation is permitted by a plumbing permit issued
through the building department. Please contact the building department for particular
plumbing permit application questions.
10. Installation of a landscape irrigation meter and double check valve assembly (DCVA), if applicable.
11. A conceptual utility plan will be required as part of the land use application for the subject
development.
12. Civil plans for the water main improvements will be required and must be prepared by a professional
engineer registered in the State of Washington. Please refer to City of Renton General Design and
Construction Standards for Water Main Extensions as shown in Appendix K of the Citys 2019 Water
System Plan. Adequate horizontal and vertical separations between the new water main and other
utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the
operation and maintenance of the water main. Retaining walls, rockeries or similar structures cannot
be installed over the water main unless the water main is installed inside a steel casing.
13. The development is subject to applicable water system development charges (SDCs) and meter
installation fees based on the number and size of the meters for domestic uses and for fire sprinkler
use. The development is also subject to fees for water connections, cut and caps, and purity tests.
Current fees can be found in the 2023 Development Fees Document on the Citys website. Fees that
are current will be charged at the time of construction permit issuance.
City owned properties are exempt from SDC fees per RMC 4-1-180.
Drop-in meter fee is $460.00 per meter for a 1-inch meter, $750.00 for a 1-1/2 inch meter,
and $950.00 for a 2-inch meter.
A water system redevelopment credit will apply for the existing domestic water meter if it is
abandoned.
Water service installation charges for each proposed domestic water service is applicable.
Water Service installation for a 1-inch water service line is $4,850.00 per service line, a 1-1/2-
inch water service is $24,250.00 per service line and for $38,800.00 for each 2-inch water
service line. This is payable at construction permit issuance.
Final determination of applicable fees will be made after the water meter size has been
determined.
The full fee schedule can be found at: https://rentonwa.gov/city_hall/finance/budget
Sanitary Sewer
1. The project is within the City of Rentons sanitary sewer service area.
2. There is an 8-inch gravity wastewater main located near the intersection of Duvall Ave NE and NE
24th St (see record drawing S-375103).
3. Parcel 0323059164 is currently served by on-site septic. Parcel 0323059287 does not currently have
a wastewater discharge connection.
4. A sewer lift station may be required to connect the proposed facilities to the Citys sewer system. A
sewer force main extension would be required with the closest possible connection being near the
intersection of Duvall Ave NE and NE 24th St (approximately 1,400 feet of force main extension
required).
5. A conceptual utility plan will be required as part of the land use application for the subject
development.
6. 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 Citys website. Fees will be charged based on the rate at
the time of construction permit issuance.
City owned properties are exempt from SDC fees per RMC 4-1-180.
The full fee schedule can be found at: https://rentonwa.gov/city_hall/finance/budget
Surface Water
1. There an existing 18-inch surface water main located in Duvall Ave NE (see record drawing set
SWP2702952)
2. Critical areas on site that may affect stormwater review include regulated (steep) slopes, erosion
hazard areas, and on-site wetlands.
3. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design
Manual will be required. Refer to Figure 1.1.2.A Flow Chart of the 2022 Renton Surface Water Design
Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls
within the Citys Flow Control Duration Standard Matching Forested Site Conditions. The site falls
within the May Creek drainage basin.
4. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current
City of Renton Standard Details are available online in the City of Renton website
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton
5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will
be required to provide basic enhanced water quality treatment. Any proposed detention and/or water
quality vault shall be designed in accordance with the RSWDM that is current at the time of civil
construction permit application. Separate structural plans will be required to be submitted for review
and approval under a separate building permit for the detention and/or water quality vault.
6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new
runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated
as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the
application of on-site BMPs, shall be included with the land use application, as applicable to the
project. The final drainage plan and drainage report must be submitted with the utility construction
permit application.
7. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual
Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with
recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be
included in the report. The report should also include information concerning the soils, geology,
drainage patterns and vegetation present shall be presented in order to evaluate the drainage,
erosion control and slope stability for site development of the proposed plat. The applicant must
demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage,
or excess surface water runoff.
8. Erosion control measures to meet the City requirements shall be provided.
9. A Construction Stormwater Permit from Department of Ecology may be required if land disturbance
on the site exceeds one acre. Applicant will need to coordinate with the Department of Ecology prior
to construction to determine if permit coverage is required.
10. Surface water system development fee is $0.92 per square foot of new impervious surface, but no
less than $2,300.00. This is payable prior to issuance of the construction permit.
City owned properties are exempt from SDC fees per RMC 4-1-180.
The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=CityofRenton
Transportation
1. Per City code 4-6-060 frontage improvements are required for new construction in excess of
$175,000. The proposed project fronts Duvall Ave NE to the west.
Duvall Ave NE is classified as a principal arterial street that has a varying existing right-of-way
(ROW) width fronting the property. To meet the Citys complete street standards for 5-lane
principal arterial streets, a minimum ROW width of 103-feet is required. Per RMC 4-6-060 half
of street improvements as taken from the ROW centerline shall be required and include a 66-
foot paved road (33-feet each side), an 8-foot parking lane, a 0.5-foot curb, an 8-foot planting
strip, and an 8-foot sidewalk. Dedication will vary, needing to be 51.5 off the ROW centerline
pending final survey, which generally appears to be around 6.5-feet of dedication.
i. However, the City would support a modification to retain the curb to curb width and
road section to remain as is. The fronting sidewalk needs to be improved to meet ADA
compliance or proven that it currently is in compliance. A modification shall be
included with the land use application.
Undergrounding of all existing utilities (i.e. communications, power, etc.) is required on all frontages
per RMC 4-6-090.
2. Refer to City code 4-4-080 regarding driveway regulations.
A minimum separation of 5 feet is required between driveway and the property line.
Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide
slotted drains.
The width of any driveway shall not exceed thirty feet (30).
3. For dead end streets that exceed 150-feet in length an approved turnaround per RMC 4-6-060 is
required.
4. A traffic impact analysis is required when the estimated vehicular traffic generated from a proposed
development exceeds 20 vehicles per hour in either the AM (6:00 9:00) or PM (3:00 6:00) peak
periods. Traffic study guidelines are included with the pre-application packet. The analysis must
include a discussion on traffic circulation to and from the site and onsite traffic circulation. The study
shall include trip generation and trip distribution for the project for both AM and PM peak hours.
5. Paving and trench restoration within the City of Renton right of way shall comply with the Citys
Restoration and Overlay requirements.
6. Transportation impact fee is applicable at time of building permit based on the type of land use.
Transportation impact fees that are current at the time of building permit is payable at the time of
building permit issuance. Information of the current impact fee rate based on land use type is
available in the City Fee Schedule available at city of Renton website
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=CityofRenton
General Comments
1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and
cable services, etc.) along property frontage or within the site must be underground as outlined in
RMC 4-6-090 UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise
utilities must be inspected and approved by a City of Renton inspector.
2. Adequate separation between utilities as well as other features shall be provided in accordance with
code requirements.
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
3. All construction utility permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer
shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-
to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets.
5. Fees quoted in this document reflect the fees applicable in the year 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 development fee schedule.
H:\CED\Planning\Current Planning\Admin Docs\templates\Staff Report Templates
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:July 13, 2023
TO:Pre-Application File No. 23-000200
FROM:Clark H. Close Principal Planner
SUBJECT:Parks Newcastle Maintenance Facility 2718 Duvall Ave NE,
Renton, WA 98059
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 subject properties are located intersection of Duvall Ave NE and SE 95th
Way at or near 2718 Duvall Ave NE (APNs 0323059287 (May Creek Park/McAskill) and
0323059164). Together the two (2) parcels have a combined area of approximately 11.7 acres.
The proposed future development site has a Comprehensive Land Use Designation of Residential
Low Density and is zoned Residential-1 (R-1). The City of Renton is proposing to construct a new
City of Renton Parks maintenance facility to accommodate unmet service needs. The proposed
project would include the following: a) a single story administrative and crew support building of
approximately 11,500 square feet. The building is expected to be accessible by visitors and would
be framed with steel and wood framing and sided in metal siding or cement board; b) shops and
warehouse spaces which could be in one or up to four (4) buildings. The buildings would
accommodate supplies, parts, and workshops with up to 16,300 square feet. These buildings
could be manufactured steel buildings, with a repetitive work bay which can be expanded or
reduced in number or operations to meet budgets; c) covered areas for storage and parking,
expected to be around 5,000 square feet; d) covered mineral bins for rock, bark, and other
materials, expected to be around 7,000 square feet. These bins could be shared by the Citys
Public Works operations; e) staff parking and secure open yard for City vehicles and limited
storage, expected to be around 30,200 square feet. The entire developed area is expected to be
around five (5) acres.
The project includes utility work and site circulation improvements. The site slopes uphill from
north to south from an elevation of approximately 305 feet to an approximate elevation of 388
feet. According to City of Renton (COR) Maps, the project site includes high erosion hazard areas,
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regulated slopes (sensitive and protected), and a wetland along the eastern portion of the site.
Vehicular access to the facility would be available from Duvall Ave NE. This roadway is an
unimproved gravel road that serves as access to two (2) parcels with homes, one privately owned,
and the other, recently purchased by the City of Renton and included in the overall site plan.
Current Use: Parcel no. 0323059287 is currently vacant and the smaller parcel, parcel no.
0323059164, includes a single-family residence built in 1963 and various small outbuildings.
1.Zoning /Land Use Designation, and Overlays: The subject parcel is zoned Residential-1 (R-1).
The purpose of the R-1 zone is to provide and protect suitable environments for residential
development of lands characterized by pervasive critical areas where limited residential
development will not compromise critical areas. It is intended to implement the Low Density
Residential Comprehensive Plan designation. The zone provides for suburban estate single
family and clustered single family residential dwellings, at a maximum density of one dwelling
unit per net acre, and allows for small scale farming associated with residential use. It is
further intended to protect critical areas, provide separation between neighboring
jurisdictions through designation of urban separators as adopted by the Countywide Policies,
and prohibit the development of incompatible uses that may be detrimental to the residential
or natural environment. The proposed buildings would be considered City government
offices and facilities zoning uses as identified in the zoning use table. City government offices
require an Administrative Conditional Use Permit and city government facilities require a
Hearing Examiner Conditional Use Permit.
2.Conditional Use (Hearing Examiner): A conditional use is a land use which may be permitted
within a zoning district following review by staff to establish conditions mitigating impacts of
the use and to assure compatibility with other uses in the district. Staff will consider the
following criteria when reviewing a request for a conditional use permit:
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.
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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.
3.Development Standards: The project would be subject to RMC 4-2-110A, Development
Standards for Residential Zoning Designations effective at the time of complete application
(noted as R-1 standards).
Density N/A.
Minimum Lot Size, Width and Depth The minimum lot size is 1 acre. The minimum lot width
is 100 feet for interior lots or 110 feet for corner lots. The minimum lot depth is 200 feet. No
changes to the existing lot are proposed. The existing lots appears to meet the lot
dimensional requirements for the R-1 zone. Any changes to the existing lots would need to
show compliance with the required lot size and dimensional standard with the land use
application.
Lot and Impervious Surface Coverage The maximum lot coverage for buildings is 20% of
total lot area. The maximum impervious surface would be limited to 25%. It is estimated that
the building coverage would be approximately 10 percent of the lot area (52,300 square feet
/ 508,111 square feet = 10%). Compliance with the lot and impervious surface coverage
requirements would be verified at the time of land use permit and building permit review.
Setbacks Setbacks are the minimum required distance between the building footprint and
the property line and any private access easement. The required setbacks in the R-1 zone are
30 feet for the front and secondary front yards, 30 feet for the rear yards, and 15 feet for
interior side yards. It is the applicants responsibility to demonstrate compliance with
building setbacks at the time of formal application.
Building Height The maximum wall plate height is 32 feet with 3 stories. Roofs with a pitch
equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum
wall plate height; common rooftop features, such as chimneys, may project an additional four
(4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings,
etc.) shall not extend above the maximum wall plate height unless the projection is stepped
back one-and-a-half (1.5) horizontal feet from each faade for each one (1) vertical foot above
the maximum wall plate height. No building elevations or renderings were submitted with
the application. The building height would be verified at the time of land use permit and
building permit review.
Maximum Number of Units per Building N/A.
Screening Screening must be provided for all surface-mounted and roof top utility and
mechanical equipment. The site plan application will need to include elevations and details
for the proposed methods of screening (see RMC 4-4-095).
4.Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of
RMC 4-4-090, Refuse and Recyclables Standards. For office development, a minimum of 2
square feet per every 1,000 square feet of building gross floor area shall be provided for
recyclable deposit areas and a minimum of 4 square feet per 1,000 square feet of building
gross floor area shall be provided for refuse deposit areas. For other nonresidential
development, a minimum of 3 square feet per every 1,000 square feet of building gross floor
area shall be provided for recyclable deposit areas and a minimum of 6 square feet per 1,000
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square feet of building gross floor area shall be provided for refuse deposit areas with a total
minimum area of 100 square feet for recycling and refuse deposit areas. Dimensions of the
refuse and recyclables deposit areas shall be of sufficient width and depth to enclose
containers for refuse and recyclables, and to allow easy access. Based on the proposed area
of 11,500 square feet of office space and 23,550 square feet of commercial space the
development would be required to provide 94 square feet of recyclable deposit areas and
187 square feet of refuse deposit area (sum total 281 square feet). The site plan did not
identify a standalone refuse and recycling enclosure area(s) for the onsite buildings. The
proposal would need to demonstrate compliance with the refuse and recycling standards of
the code at the time of land use application.
5.Landscaping: 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.
Perimeter Parking Lot Landscaping All parking lots shall have perimeter landscaping at least
10 feet in width measured from the street 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 of installation.
Please refer to landscape regulations (RMC 4-4-070) for additional general and specific
landscape requirements. A conceptual landscape plan and landscape analysis meeting the
requirements in RMC 4-8-120D.12, shall be submitted at the time of Site Plan application
submittal.
6.Significant Tree Retention: Application materials identify that there are 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, each new lot would be
required to provide a minimum tree density of 30 tree credits per net acre. Tree credits
encourage retention of existing significant trees with larger trees being worth more tree
credits.
TREE SIZE TREE CREDITS
New small species tree 0.25
New medium species tree 1
New large species tree 2
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TREE SIZE TREE CREDITS
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 13
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-
130H.1.e can be met.
Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-
040, Definitions D, of a property. A formal tree retention plan and tree credit worksheet
prepared by an arborist or landscape architect would be reviewed at the time of the land
use application.
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7.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 requires a
building permit. Fences up to six-feet in height are permitted in the rear yard and side yard;
fences up to four feet are permitted in the front yard. Any part of a yard that is within a clear
vision area has a limited fence height of 42 inches. 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 complements 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.
8.Parking: The following ratios would be applicable based on the proposed use of the site. Any
modification of these minimum or maximum standards requires written approval from the
Department of Community and Economic Development.
USE NUMBER OF REQUIRED SPACES
Offices, general:A minimum of 2.0 per 1,000 square feet of net floor area and a
maximum of 4.5 parking spaces per 1,000 square feet of net
floor area.
Warehouses and indoor
storage buildings:
A minimum and maximum of 1.0 per 1,500 square feet of net
floor area.
Outdoor storage area:A minimum and maximum of 0.5 per 1,000 square feet of area.
The project description included and estimated office (admin/crew) square footage of 11,500
square feet and approximately 16,300 square feet of shops and warehouse spaces, and
approximately 12,000 square feet of covered storage/parking/mineral bins. Using the
estimated square footages, the office space would be required to provide between 33 and 52
parking stalls, the shops and warehouse buildings would need to provide 11 parking stalls,
and the covered outdoor storage areas would need to provide 6 parking stalls. Together the
project would need to provide between 50 and 69 paved parking stalls. The preliminary site
plan shows 80 paved visitor and staff parking stalls. The site plan also shows parking space for
city fleet vehicles, covered parking, and indoor parking. The applicant would be required to
demonstrate compliance with the parking requirements based on the net square footage of
the commercial/industrial/storage activities at the time of formal application.
The appropriate amount of ADA accessible stalls is based on the total number of parking
spaces that will be required at the time of building permit application. ADA accessible stalls
must be a minimum of 8 feet (8) in width by 20 feet (20) in length, with an adjacent access
aisle of 8 feet in width for van accessible spaces. A standard parking stall shall be a minimum
of nine feet (9’) in width measured from a right angle to the stall sides and a minimum of
eighteen feet (18) in length. Refer to RMC 4-4-080F for standard stall, aisle dimensions and
other parking standards. A formal site plan with detailed parking would be reviewed at the
time of the land use application.
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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 commercial uses. 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 provided for secure extended use and
shall protect the entire bicycle and its components and accessories from theft and weather.
Acceptable examples include bike lockers, bike check-in systems, in-building parking, and
limited access fenced areas with weather protection. For attached dwellings, spaces within
the dwelling units or on balconies do not count toward the bicycle parking requirement.
However, designated bicycle parking spaces within individual garages can count toward the
minimum requirement. 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. Compliance with all
parking regulations would be verified at land use review.
9.Access/Driveways: Driveway widths and quantity are limited by the driveway standards, in
RMC 4-4-080I. Driveways shall not be closer than 5 feet to any property line and not exceed
40 percent of the street frontage. The width of any driveway shall not exceed 30 feet.
Pedestrian Access A pedestrian connection shall be provided from all public entrances to
the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to
building entries and internally from buildings to abutting properties. The final pedestrian
access location(s) and sidewalk widths would be determined through Site Plan Review.
10.Urban Separator Overlay Regulations: A portion of the project or 1.66 acres of the project
site is located within the May Valley Urban Separator overlay District. The intent is to provide
physical and visual distinctions between Renton and adjacent communities, define Rentons
boundaries and create contiguous open space corridors within and between urban
communities, which provide environmental, visual, recreational and wildlife benefits. Urban
separators shall be permanent low-density lands that protect resources and environmentally
sensitive areas. Approval of a plat, and/or building permit on an undeveloped legal lot in the
May Valley Urban Separator Overlay shall require dedication of fifty percent (50%) of the
gross land area of the parcel or parcels as a non-revocable open space tract retained by the
property owner, or dedicated to a homeowners association or other suitable organization as
determined by the Administrator. Existing residences, existing accessory uses and structures,
existing above ground utilities located in the tract at the time of designation and new small
and medium utilities shall not count toward the fifty percent (50%) gross land area calculation
for open space except for stormwater ponds designed with less than 3:1 engineered slopes
and enhanced per techniques and landscape requirements set forth in the publication the
Integrated Pond King County Land and Water Resources Division. Land dedicated as open
space shall be located within the mapped contiguous open space corridor unless a
modification is approved.
Uses Allowed in Contiguous Open Space include a) passive recreation with no development
of active recreation facilities except within a municipal park; b) soft surface pedestrian trails,
provided the adjacent area is large enough to infiltrate runoff generated from the pathway
consistent with the Surface Water Design Manual; c) animal husbandry (small, medium and
large); d) existing residences and accessory uses and structures; and e) small and medium
utilities and large underground utilities. The land use application shall provide a written
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narrative to identify how the project meets each applicable urban separator regulation.
Please refer the standards in their entirety at RMC 4-3-110.
11.Critical Areas: The project site is mapped with a wetland, regulated slopes, and high erosion
hazards. Due to the presence of geological hazards, a geotechnical study may be required
at the time of building permit application. The study shall specifically address if the proposal
will not increase the threat of the geological hazard to adjacent or abutting properties
beyond pre-development conditions; and the proposal will not adversely impact other
critical areas; and the development can be safely accommodated on the site. It is the
applicants responsibility to determine whether any other critical areas are present on the
site prior to formal land use application.
12.Environmental Review: An Environmental (SEPA) Review is required due to the scope of the
project. An environmental checklist must be submitted with the land use application.
13.Site Plan Approval: Per RMC 4-9-200, site plan review is required for any park development.
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.
14.Permit Requirements: The proposal would require Hearing Examiner Site Plan Review,
Hearing Examiner Conditional Use Permit and Environmental (SEPA) Review. All land use
permits would be processed within an estimated time frame of 12 weeks. The 2023
application fees are as follows: Hearing Examiner Site Plan Review is $4,270, Hearing Examiner
Conditional Use Permit is $3,710, and SEPA Review (Environmental Checklist) is $1,800. A 5%
technology fee would also be assessed at the time of land use application. All fees are subject
to change. Detailed information regarding the land use application submittal can be found on
the Citys Permit Center website. Other informational applications and handouts can be found
on the Citys Digital Records Library. The City requires electronic plan submittal for all
applications. Please refer to the Citys Electronic File Standards.
In addition to the required land use permits, separate construction and building permits
would be required.
15.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.
16.Public Meeting: Please note a neighborhood meeting, according to RMC 4-8-090, is required
for:
a. Preliminary plat applications;
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b. Planned urban development applications; and
c. Projects estimated by the City to have a monetary value equal to or greater than ten
million dollars ($10,000,000), unless waived by the Administrator.
The intent of this meeting is to facilitate an informal discussion between the project developer
and the neighbors regarding the project. The neighborhood meeting occurs after a pre-
application meeting and before submittal of applicable permit applications. The public
meeting shall be held within Renton city limits, at a location no further than two (2) miles
from the project site.
17.Public Outreach Sign: Planned urban development projects require the applicant to install a
public outreach sign. Public outreach signs are intended to supplement information provided
by public information signs by allowing an applicant to develop a personalized promotional
message for the proposed development. The sign is also intended to provide the public with
a better sense of proposed development by displaying a colored rendering of the project and
other required or discretionary information that lends greater understanding of the project.
18.Impact Fees: In addition to the applicable building and construction fees, impact fees would
be required. Fees change periodically and the fees in effect at the time of building permit
issuance would apply. For informational purposes, the 2022 impact fees are as follows:
A Fire impact fee currently assessed at a rate of $0.26 per square foot of commercial office
space areas and $0.15 per square foot for maintenance/shops/storage building areas.
A Transportation Mitigation Fee assessed at $16.39 per square foot of general office
space, light industrial use is assessed at $10.68 for the shop areas, or $8,031.94 for net
new PM Peak Hour Person Vehicle Trip.
A handout listing all of the Citys Development related fees is available for your review at
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=CityofRe
nton
19.Next Steps: When the formal application materials are complete, the applicant shall have the
materials pre-screened prior to submitting the complete application package. Please
contactClark H. Close Principal Planner at 425-430-7289 or cclose@rentonwa.gov to submit
prescreen materials and subsequent land use application.
20.Expiration: Once the Site Plan application has been approved, the applicant has two years to
comply with all conditions of approval and to apply for any necessary permits before the
approval becomes null and void. The approval body that approved the original application
may grant a single two-year extension. The approval body may require a public hearing for
such extension. It is the applicants responsibility to monitor the expiration dates.
2,400400
City of Renton Print map Template
This map is a user generated static output from an Internet mapping site andis for reference only. Data layers that appear on this map may or may not beaccurate, current, or otherwise reliable.
THIS MAP IS NOT TO BE USED FOR NAVIGATIONWGS_1984_Web_Mercator_Auxiliary_Sphere
Notes
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06/13/2023
Legend
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Information Technology - GIS
RentonMapSupport@Rentonwa.gov
Network Structures
Public Access Riser
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Public Inlet
Private Inlet
Public Manhole
Private Manhole
Public Utility Vault
Private Utility Vault
Public Clean Out
Private Clean Out
Public Unknown
Private Unknown
Pump Station
Public Pump Station
Private Pump Station
Discharge Point
Public Discharge Point
Private Discharge Point
Water Quality
Public Water Quality
Private Water Quality
Detention Facilities
Public Detention Facility
Private Detention Facility
Pipe
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Open Drains
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Inactive Structure
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City and County Labels
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City and County Boundary
<all other values>
Renton
RC
R-1
R-4
R-6
R-8
R-10
R-14
RM-F
RMH
SITE STUDY - BLOCK DIAGRAMG - OPEN PARKING FOR STAFF & VISITORS (PT 1)4,000 SFG - OPEN PARKING FOR STAFF & VISITORS (PT 2)4,000 SFE - OPEN YARD USE AREA6,800 SF13650B - SHOPS (PT 1)8,190 SF18245
B - SHOPS (PT 2)8,190 SF18245
A - ADMIN/CREW (PT 1)5,750 SF
115
50A - ADMIN/CREW (PT 2)5,750 SF
115
50C - INDOORPARKING/EQUIPMENT2,970 SF
66
45D1 - COVEREDPARKING 2,000 SF
80
2550
45D2 - BINS (PT 1)3,500 SF14025
D2 - BINS (PT 2)3,500 SF14025D3450 SFG - OPEN PARKING FOR STAFF & VISITORS (PT 3)4,000 SF G - OPEN PARKING FOR STAFF & VISITORS (PT 4)4,000 SFF - CITY VEHICLES (PT 2)1,900 SFF - CITY VEHICLES (PT 3)2,000 SF
F - CITY VEHICLES (PT 1)1,900 SF
140
25F - GARBAGE/COMPOST3,000 SF
60
50 NRENTON MAINTENANCE FACILITY SITE STUDY - 05-04-2023
BASIS OF DESIGN - SURVEY PROVIDED BY CITY OF RENTON
SITE STUDY - BLOCK DIAGRAM
NEWCASTLE
0 50
SCALE:
100 150 200 250 300 350 400 450 500 550 600 650 700 750
10’ LANDSCAPED SETBACK FRM ST.DUVALL AVE NE3
530’830’830’550’250’300’DUVALL AVE NE60’12’WETLAND20’
LEGEND
SETBACKSITE AREA WETLANDS
MIN. SITE USAGE
APPROX. 202,800 SQ FT
WETLAND 100’ FRM WETLANDR-1
R-1
R-6
NOTE: THIS DRAWING SHOWS BLOCKS OF SPACE. IT IS NOT A PROPOSED SITE PLAN.
PARCEL 0323059164
PARCEL 0323059287
100’ FRM WETLAND