HomeMy WebLinkAboutPRE_StaffComments_240404_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
Retail and Outdoor Storage Multi-Use
4508 NE 4th St Unit A and Unit B (APN 1023059117)
PRE 24-000089
April 4, 2024
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 to engineers, architects, and contractors who will work on the project. You will
need to submit an PDF copy of this packet when you apply for land use and/or
environmental permits.
When the project application is ready for submittal, you may email the project planner to
start the prescreen process. Similarly, you may contact the assigned planner if there are any
questions regarding submittal requirements.
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: March 26, 2024
TO: Andrew Van Gordon, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Oasis Academic Center
1. The fire flow is unchanged from the existing building.
2. Fire impact fees for educational occupancies are currently charged at the rate of $28.02
per student. Impact fee credit will be applied for the former office use at the rate of
$0.14 per square foot.
3. An approved fire sprinkler and fire alarm system will be required to be installed
throughout the building if the occupant load exceeds 50 students. The current plan
lacks details for a precise occupant load calculation, however if all school usage, the
occupant load would exceed 50 students. Separate plans and permits required by the
fire department. Direct outside access is required to the fire sprinkler riser room. Fully
addressable and full detection is required for the fire alarm system. Fire sprinklers and
fire alarms are triggered from the change of use per the International Existing Building
Code sections 1004 and 1011. One new fire hydrant may be required as a fire hydrant
would be required within 50-feet of the fire department connection.
4. Fire department apparatus access roadways are adequate as they exist.
5. An approved kitchen hood fire suppression system is required for all the kitchen hood
exhaust systems. Separate plans and permits required by the fire department for the
installation of the fire suppression systems.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 4, 2024
June 20, 2011
TO: Andrew Van Gordon, Associate Planner
FROM: Yong Qi, Civil Engineer III
SUBJECT: Estate Highlands Outdoor Storage
4508 NE 4th St, Renton, WA
PRE24-000089
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 #
1023059117. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant.
WATER COMMENTS
1. The project is within the City of Renton’s water service area in the Highlands 565 Pressure Zone.
The static water pressure is approximately 67 psi at ground elevation of 410 feet. Based on the
preapplication submittal, no water improvement is proposed. However, if during the land-use
review it is determined that the water improvement is proposed or required, the project may
become subject to further water review.
SEWER COMMENTS
1. The project is within the City of Renton’s sanitary sewer service area.
2. There is an existing 24-inch gravity wastewater main located in NE 4th St (Record Dwg: S-05031B).
3. There is an existing 8-inch gravity wastewater main located to the north of project site (Record
Dwg: S-310703).
4. There is an existing 6-inch PVC sewer stub connecting to the 8-inch sewer main to the north.
5. The applicant needs to coordinate with KC public health to get their approval for the proposed
project since the proposed gravel storage area may conflict or within the existing septic system
and/or drainfield.
Estate Highlands Outdoor Storage_PRE24-000089 Page 2 of 3
April 4, 2024
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SURFACE WATER
1. Drainage plans and a drainage report complying with the 2022 Renton Surface Water Design
Manual will be required. Refer to Figure 1.1.2.A – Flow Chart in the 2022 City of Renton Surface
Water Manual (2022 RSWDM) to determine what type of drainage review is required for this
site. Based on the City’s flow control map, The site falls within the City’s Flow Control Duration
Standard Area matching Forested Conditions. The site falls within the Lower Cedar River
drainage basin.
2. There is an existing 12-inch private stormwater main that runs in the east-west direction and is
located approximately in the middle of the site below the proposed outdoor storage area. The
storm system conveys a stream that drains a large upstream tributary area that includes
wetlands and floodplains. Per record drawing R-31070D there is a 100-yr floodplain located on
the property which was established as part of the Vision House Children’s Village project. Per
Section 1.3.2 of the 2022 RSWDM “regulations and restrictions concerning development within
a 100-year floodplain are found in the critical areas code, RMC 4-3-050”. RMC 4-3-050.C.5.a
prohibits “encroachments, including fill, new construction, substantial improvements, and
construction or reconstruction of residential structures is prohibited within designated
floodways, unless it meets the provisions of subsection G4e of this section, Additional
Restrictions within Floodways.”
3. Since the proposed project contains a flood hazard area, per Section 1.3.2 of the 2022 RSWDM
“the 100-year floodplain, and applicable floodway, shall be determined and their boundaries,
together with the boundaries of the severe and moderate channel migration hazard area (if
applicable), shall be delineated on the site improvement plans and profiles”. Therefore, a flood
plain/floodway study per Section 4.4.2 of the 2022 RSWDM is required.
4. A level 2 Offsite Analysis (per core requirement #2) at a minimum will be required with the land
use application. Applicant shall perform a hydrologic analysis comparing the existing condition
and developed condition at the 25-yr and 100-yr peak flow per core requirement #4 to show
that the developed conditions will not adversely impact the existing and future conveyance
systems.
5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant
will be required to provide enhanced basic water quality treatment. Any proposed detention
and/or water quality vault shall be designed in accordance with the 2022 RSWDM. 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. Special inspection from the
building department is required.
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 extend 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
appliable to the project. The final drainage plan and drainage report must be submitted with the
utility construction permit.
7. A geotechnical soils report for the site is required per the 2022 RSWDM Section C.1.3. Information
on the water table and soil permeability (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.
Estate Highlands Outdoor Storage_PRE24-000089 Page 3 of 3
April 4, 2024
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8. Any new storm drain, if any, installed on or off-site shall be designed and sized in accordance with
standards found in Chapter 4 of the 2022 RSWDM and shall account for developed conditions for
onsite tributary areas and existing conditions for any offsite tributary areas.
9. All work proposed outside of the applicant’s property will require a permanent drainage
easement to be provided to the City and a temporary construction easement prior to any permits
being issued.
10. Critical areas that may affect surface water review, the majority of the project site is within
regulated slopes.
11. Erosion control measures to meet the City requirements shall be provided.
12. The current City of Renton Surface Water Standard Plans that shall be used in all onsite drainage
submittals. The current City of Renton Standard details are available online at the City of Renton
website:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton.
13. The development is subject to a surface water system development charge (SDC) fee. Fees will be
charged based on the rate at the time of construction permit issuance.
a) The 2024 Surface water system development fee is $0.92 per square foot of new impervious
surface, but no less than $2,300.00.
b) The full schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe
nton&cr=1.
TRANSPOTATION
1. Since the overall valuation of the project is estimated to be less than $175,000, in accordance
with RMC 4-6-060, no street frontage improvements or right of way dedication are required.
GENERAL COMMENTS
1. Additional Building Permit Applications will be required for the following:
a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b. Detention vaults for storm water flow control.
c. Demo of any existing structures on the project site(s).
2. Fees quoted in this document reflect the fees applicable in the year 2024 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: April 4, 2024
TO: Pre-Application File No. 24-000089
FROM: Andrew Van Gordon, Associate Planner
SUBJECT: Retail and Outdoor Storage Multi-Use 4508 NE 4th St Unit A and
Unit B, Renton WA 98059 (APN 1023059117)
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 proposal is to establish a retail and outdoor storage use on the property.
Outdoor storage is proposed north of the existing structures within an existing 93-foot by 63-foot
(93’x63’) gravel area. Vehicle parking will use the existing parking stalls. Access will continue from
NE 4th St.
Current Use: An existing vacant building and trailer are located on the property with surface
parking; per the provided documents there are 10 stalls on site. Access is from NE 4th St. Per COR
Maps regulated slopes are on the property Per COR Maps regulated slopes are on the property.
An unnamed Type NS piped stream is on the property. Wetlands are within 200 feet (200’) of the
property.
1. Zoning /Land Use Designation, and Overlays: The subject property is located within the
Commercial Arterial (CA) zoning classification in Urban Design District D. The purpose of 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. Residential uses may be integrated
into the zone through mixed-use buildings.
New outdoor storage is permitted within the CA. However, it can only be associated with
rental services. An Administrative Conditional Use Permit is required within twelve hundred
feet (1,200') of NE 4th St.
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April 4, 2024
It is unclear if the applicant’s proposed uses would be permitted as “retail” is too general to
make a determination. It is also unclear what is being stored outside; depending on the item
the outdoor storage use may not be applicable.
2. 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 permit a maximum lot coverage for buildings to be
65% of the total lot area or 75% if parking is provided within the building or within an on-site
parking garage. The allowed height is 50 feet (50’) except 70 feet (70’) for vertically mixed -
use building (commercial and residential). Heights may exceed the zone’s maximum height
with a Conditional Use Permit. In no case shall building height exceed the maximum allowed
by the Airport Related Height and Use Restrictions for uses located within the Airport
Influence area and Safety Compatibility Zones.
No expansion of the existing building or trailer is proposed. Conformance with building
standards would be determined at the time of permit review.
Setbacks – Setbacks are the minimum required distance between the building footprint and
the property line. The required setbacks for the CA zone are: minimum front yard and
secondary front yard: 15 feet; maximum front yard and secondary front yard: 20 feet;
minimum side yard: none, except 15 feet (15’) if lot abuts a lot zoned residential; minimum
rear yard: none, except 15 feet (15’) if lot abuts or is adjacent to a lot zoned residential. 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.
No changes are proposed to the existing building. The existing building is approximately 27
feet (27’) from NE 4th St; the trailer is approximately 68 feet (68’) from NE 4th St. This exceeds
the maximum front yard and secondary front yard setback standards of the CA zone. The
building and trailer are nonconforming structures.
Nonconforming Structures: The cost of alterations, remodels, or renovations of a legal
nonconforming structure, except single family dwellings, shall not exceed an aggregate cost
of forty percent (40%) in twelve (12) months or sixty percent (60%) in forty-eight (48) months
of the value of the structure, based upon its most recent assessment or appraisal, unless the
changes make the structure more conforming, or are used to restore to a safe condition any
portion of a structure declared unsafe by the Building Official. Mandatory improvements for
fire, life safety or accessibility, as well as replacement of mechanical equipment, do not count
towards the cited monetary thresholds. Alterations, remodels, or restoration work shall not
result in or increase any nonconforming condition unless permitted by RMC 4-10-050A.4,
Limits on Enlargement.
Nonconforming Site Development Standards: For remodels or other alterations of an existing
structure made within any three (3) year period which together exceed one hundred percent
(100%) of the assessed or appraised value of the existing structure, the site shall be brought
into compliance with the current development regulations. For remodels or other alterations
within any three (3) year period which exceed thirty percent (30%) of the assessed or
appraised value, but do not exceed one hundred percent (100%), proportional compliance
shall be required, as provided below. Remodels or other alterations within any three (3) year
period that do not exceed thirty percent (30%) of the assessed or appraised value shall not be
Retail and Outdoor Storage Multi-Use
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April 4, 2024
required to comply with the nonconforming site development requirements. Mandatory
improvements for fire, life safety or accessibility, as well as replacement of mechanical
equipment, do not count towards the cited monetary thresholds.
Proportional Compliance: The required physical site improvements to reduce or eliminate
the nonconformity of the site shall be established by the following formula:
1. Divide the dollar value of the proposed structure improvements, excluding mechanical
equipment and mandatory improvements for life, safety, or accessibility, by the assessed
or appraised value of the existing structure(s).
2. The monetary value of that percentage is then multiplied by ten percent (10%).
3. The dollar value of this equation is then applied toward reducing the nonconformities.
Example:
• Value of existing structure(s) equals $100,000;
• Value of proposed improvements equals $20,000;
• 10% multiplied by $20,000 equals $2,000;
• $2,000 would be applied toward reducing the nonconformities.
4. The Department shall determine the type, location and phasing sequence of the
proposed site improvements.
3. Refuse and Recycling Areas: All new developments for commercial uses shall provide on-site
refuse and recyclable deposit areas and collection points for collection in compliance with
RMC 4-4-090, Refuse and Recyclables Standards. These areas shall not be located within
required setbacks or landscaped areas and shall not be located in a manner that hauling trucks
obstruct pedestrian or vehicle traffic on-site or project into public right-of-way. The size of
these areas shall be dependent on the size and number of the proposed uses.
A refuse and recyclable collection area is not shown. Full compliance will be determined at
the time of permit review.
4. 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 and shall contain trees, shrubs, and
landscaping. Street trees in the ROW planter will also be required. 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 Standards. 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 at the following
intervals; provided, that, where right-of-way is constrained, irregular intervals and slight
increases or decreases may be permitted or required. Additionally, trees shall be planted in
locations that meet required spacing distances from facilities located in the right-of-way
including, but not limited to, underground utilities, 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')
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April 4, 2024
on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized
maturing trees: fifty feet (50') on center.
Conversion of vacant land to outdoor storage triggers landscaping requirements. A 10-foot
(10’) on-site landscaping strip would be required along NE 4th St. All landscaping shall meet
the requirements of RMC 4-4-070, Landscaping. Compliance with requirements would be
verified at the time of permit review.
5. Significant Tree Retention: A review of COR Maps shows that there are no 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.
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 13
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April 4, 2024
It is unclear if any trees are proposed for removal. Compliance with requirements would be
verified at the time of permit review.
6. Fences/Retaining Walls: Within commercial zones the maximum height of any fence, hedge,
or retaining wall within the front yard and secondary front yard shall not exceed 48 inches
(48”) in height within 15 feet (15’) of the front yard property line or within any part of the
clear vision area. Chain link fencing shall be coated with black, brown, gray or green bonded
vinyl. Fences, hedges and retaining walls shall not stand in or in front of any required
landscaping. If a new or replacement fence is proposed within 15 feet (15’) of a public street
on a site that is nonconforming to street frontage landscape requirements per RMC 4-4-
070F1, the site shall be brought into conformance.
Proposed fencing would need to meet requirements. Compliance with requirements would
be verified at the time of permit review.
7. Parking: The applicant proposes to use the existing surface parking plus existing driveway.
Within the CA zone a connection shall be provided for site-to-site vehicle access ways to allow
a smooth flow of traffic across abutting CA lots without a need to use a street. Access may
compromise the aisle between rows of parking stalls but is not allowed between a building
and a public street.
Bicycle Parking – When there are two (2) or more separate uses on a site, the required bicycle
parking for the site shall be the sum of the required parking for the individual uses. The
number of bicycle parking spaces shall be equal to 10 percent (10%) of the number of required
off-street vehicle parking spaces for all uses except attached dwellings.
Upon a change of use, if the number of stalls needed for the new use exceeds the actual
number of legally existing stalls on site by a percentage equal or greater than shown in the
chart below, all of the stalls required of the new use shall be provided.
Existing Stalls Percentage Threshold
1 – 10 140%
11 – 30 130%
31 – 60 120%
61+ 110%
Paving of a parking lot with permanent surface or striping a previously unstriped lot trigger
parking requirements. It is unclear if the proposal would meet parking requirements as the
specific retail use was not provided. The number of stalls for outdoor storage is a minimum
and maximum of 0.5 per 1,000 square feet of area. Compliance with parking requirements
would be verified at the time of permit review.
8. Access/Driveways: Driveway width shall not exceed an aggregate of 40 percent (40%) of the
street frontage. There shall be a minimum of 18 feet (18’) between driveway curb returns
where there is more than one (1) driveway on property under single ownership or control and
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April 4, 2024
used as one premises. The width of any driveway shall not exceed 30 feet (30’). There shall
be no more than one (1) driveway for each 165 feet (165’) of street frontage serving any one
property. For each 165 feet (165’) of additional street frontage another driveway m ay be
permitted. Maximum driveway slope shall not exceed eight percent (8%). The Administrator
may allow a driveway to exceed eight percent (8%) slope but not more than fifteen percent
(15%) slope, upon proper application in writing and for good cause shown, which shall include,
but not be limited to, the absence of any reasonable alternative. To exceed fifteen percent
(15%), a variance from the Administrator is required.
A connection to the abutting CA zoned properties, where topographically feasible, is
needed. Only one (1) access point from NE 4th St will be permitted. All parking areas will be
required to meet surface parking lot requirements to include minimum drive aisle width,
parking stall size, landscaping etc. Compliance with vehicular access and parking
requirements would be verified at the time of permit review.
9. Outdoor Storage: When permitted by the underlying zone, outdoor storage must be screened
from adjacent or abutting properties and public rights-of-way. Outdoor storage uses shall
provide sight-obscuring fences or solid walls a minimum of six feet (6') in height, berming,
and/or landscaping as determined by the Administrator to achieve adequate visual or
acoustical screening. Outside storage shall not be permitted in any required setback area.
Products or materials covered by buildings with roofs but without sides shall be considered
outside storage and subject to the screening provisions of this Section. Exterior sales of autos,
boats and motorcycles are not considered outdoor storage.
Details related to the design of the outdoor storage area were not provided. Compliance
with storage requirements would be verified at the time of permit review.
10. Urban Design Regulations: Compliance with Urban Design Regulations, District ‘D’, is
required. The land use application shall provide a written narrative to identify how the project
meets each applicable urban design regulation. Please refer the standards in their entirety at
RMC 4-3-100.
The project is located within Urban Design District ‘D’. Site improvements, such as parking
and service element enclosures, trigger urban design requirements. Provided any
improvements on the building and trailer are interior only, they would not be required to
meet urban design regulations. Compliance with requirements would be verified at the time
of permit review.
11. Critical Areas: Per COR Maps, sensitive slopes are located on site. An unnamed Type NS piped
stream is on the property. A wetland is within 200 feet (200’).
A geotechnical review shall be conducted by a qualified professional. A stream study shall
be conducted by a qualified professional. As a wetland is within 200 feet (200’) of the
property a wetland study conducted by a qualified professional.
12. Environmental Review: The proposal would require environmental review pursuant to the
State Environmental Policy Act (SEPA). A stream is located on the project site and therefore
WAC 197-11-800(3) does not apply.
An Environmental Checklist must be submitted with the proposal and the City’s
Environmental Review Committee is required to issue a Threshold Determination prior to
any issuance for permits on the site.
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13. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the
CA zone. The purpose of the site plan review process is to analyze the detailed arrangement
of project elements to mitigate negative impacts where necessary to ensure project
compatibility with the physical characteristics of a site and with the surrounding 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.
Site plan review is required for development in the CA zone. Please review RMC 4-9-200,
Master Plan and Site Plan Review for full site plan review requirements.
14. Permit Requirements: The proposal requires an Administrative Site Plan Review and
Environmental (SEPA) Review. Land use permit fees would total $5,07150 ($3,030.00
Administrative Site Plan Review + $1,800.00 Environmental (SEPA) Review + $241.50 5%
Technology Fee = $5,071.50). 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. 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
15. Impact Fees: In addition to the applicable building and construction fees, impact fees would
be required. The fee in effect at the time of building permit issuance will apply. When an
existing structure or building or portion thereof has been vacant for less than three (3) years,
the impact fee shall be the applicable impact fee for the land use category of the new use,
less any impact fee previously paid for the land use category of the prior use. If no impact fee
was paid for the prior use, the impact fee for the new use shall be reduced by an amount
equal to the current impact fee rate for the prior use. When an existing structure or building
or portion thereof has been vacant for a period of three (3) years or more, the impact fee
shall be the applicable impact fee for the land use of the new category; there shall not be a
deduction of the impact fee that was or was not previously paid for the land use category
of the prior use. For informational purposes, the 2024 impact fees are as follows:
• A transportation impact fee of $19.81 per square foot of daycare.
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
16. Next Steps: When the formal application materials are complete, the applicant shall have the
materials pre-screened prior to submitting the complete application package. Please contact
Retail and Outdoor Storage Multi-Use
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April 4, 2024
Andrew Van Gordon, Associate Planner, at 425-430-7286 or avangordon@rentonwa.gov to
submit prescreen materials and subsequent land use application.
17. Expiration: Upon approval, the permit shall be implemented within two years unless other
time limits are prescribed elsewhere in the Renton Municipal Code or state law. The Hearing
Examiner may grant one extension of time for a maximum of one year for good cause shown;
the burden of justification shall rest with the applicant. It is the applicant’s responsibility to
monitor the expiration dates