HomeMy WebLinkAboutPRE_StaffComments_240411_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
Main Event
913 and 925 N Landing Way
PRE24-000088
April 11, 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 20, 2024
TO: Andrew Van Gordon, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Main Event
1. The existing approved fire sprinkler system and fire alarm system will be required to be
updated for proposed changes in building layout. Separate plans and permits required
by the fire department for the installation of the fire suppression system.
2. 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 system and any liquid carbon dioxide beverage
dispensing systems.
3. An Annual Place of Assembly permit will be required as the occupant load exceeds 50
people. A minimum one-hour occupancy separation wall is required between this
assembly occupancy and the next-door mercantile occupancy.
4. Fire mitigation fees are charged for the change of use from mercantile to assembly. This
fee is charged at the time of building permit issuance. Credit will be granted for the
existing retail use. This fee is per square foot at the rate of $5.92 for restaurants and
credit of $1.25 per square foot of retail.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 11, 2024
June 20, 2011
TO: Andrew Van Gordon, Associate Planner
FROM: Yong Qi, Civil Engineer III
SUBJECT: Main Event at Landing
915 N Landing Way, Renton, WA
PRE24-000088
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 #
0886600040. 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 Kennydale 308 Pressure Zone.
The approximate static water pressure is 120 psi at a ground elevation of 30’.
2. There is an existing 10” ductile iron water line to the north of the existing building along N Landing
Way that can deliver a maximum flowrate of 3,900 GPM. (Record Dwg: W-337101).
3. There is an existing 12” ductile iron water line to the south of the existing building along N 8th St
that can deliver a maximum flowrate of 5,000 GPM. (Record Dwg: W-31490E).
4. The project site is located outside the City’s Wellhead Protection Area zones.
5. There is an existing 2” domestic water service and meter (Facility ID No. MTR-008594) serving the
existing building.
6. Based on the review of project information submitted for the pre-application meeting, Renton
Regional Fire Authority has determined that existing approved fire sprinkler system and fire alarm
system will be required to be updated for proposed changes in building layout. The following
developer’s installed water improvements will be required to provide domestic and fire
protection service to the development including but not limited to the items that follow:
o A 15 feet wide public water easement is required for any public water main, hydrants and
water meters located outside City right-of-way. A minimum 10-foot setback is required
from the building foundation to the new water main.
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o City records indicate that the existing building does not contain a backflow prevention
device. Applicant to confirm if there the existing building is equipped with an in-premise
RPBA. If not equipped one, a reduced-pressure backflow prevention assembly (RPBA) is
required for water meter for retail, commercial, industrial water use. The RPBA shall be
installed inside an above-ground heated enclosure per City standard plan no. 360.1. The
RPBA may be located inside the building if a drainage outlet for the relief valve is provided
and the location is pre-approved by the City Plan Reviewer and City Water Utility
Department.
o The applicant will need to confirm the proposed number of fixtures. The sizing of the
meter and of the private service line to the building shall be in accordance with the most
recent edition of the Uniform Plumbing Code (UPC).
o Installation of off-site and on-site fire hydrants may be required. The location and number
of hydrants 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 building’s fire sprinkler
system fire department connection (FDC). Below is a summary of the existing fire hydrants
in the vicinity of the site. Please refer to the Fire Authority for fire hydrant requirements:
▪ One north of the building within the parking lot of the site (Hydrant ID No. HYD-
N-00480).
▪ One northwest of the building within the parking lot of the site (Hydrant ID No.
HYD-N-00481).
▪ One south of the building within the right of way landscape of N 8th Street
(Hydrant ID No. HYD-N-00445).
▪ One southwest of the building within right of way landscape of N 8th Street
(Hydrant ID No. HYD-N-00442).
o Installation of a “Storz” adapter on the existing hydrants will be required, if they are not
already equipped with one.
o Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA)
if applicable.
7. 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 City’s 2021 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 structural cannot be installed over the water main unless the water
main is installed inside a steel casing.
8. A conceptual utility plan will be required as part of the land use application for the subject
development.
9. The development is subject to meter installation fees based on the number and size of the
meters for domestic uses and for fire sprinkler use. Current fees can be found in the 2024
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, if any, to serve the
project. The current water fee for a single 1-inch meter is $4,850.00 per meter, 1-1/2-inch
meter is $24,250.00 and a 2-inch meter is $38,800.00.
b) Water Service installation fee is $2,875.00 per 1-inch service line, $4,605.00 per 1-1/2-inch
service line, and $4,735.00 per 2-inch service line.
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c) 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. This is payable at issuance of the building.
d) Fire sprinkler service fee is $648.00 per 1-inch service line, $3,238.00 per 1-1/2-inch service
line, and $5,181.00 per 2-inch service line.
e) Final determination of applicable fees will be made after the water meter size has been
determined. SDC fees are assessed and payable at civil construction permit issuance.
f) The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=Cityof
Renton.
SEWER COMMENTS
1. Sewer service is provided by the City of Renton.
2. There is an existing 8’’ PVC gravity sewer main (Record Dwg: S-337106) located to the southwest
of the building within N 8th Street, and the existing building is connected to the sewer main with
a 6’’ PVC sewer stub (Facility ID No. SLAT-04838) and 6’’ PVC side sewer.
3. A grease interceptor is required since there is a commercial kitchen proposed, the grease
interceptor shall be sized per the current Uniform Plumbing Code (UPC).
4. The development may be subject to a wastewater system development charge (SDC) fee if the
existing 2’’ water service is going to be upsized. 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 2024 Development Fees
Document on the City’s website. Fees will be charged based on the rate at the time of construction
permit issuance.
• The current sewer fee for a 1-inch meter is $3,650.00 per meter, 1-1/2-inch meter is
$18,250.00 and a 2-inch meter is $29,200.00.
• Credit will be applied for the existing side sewer service per 2-inch water meter if abandoned.
• 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://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe
nton&cr=1
SURFACE WATER
1. A drainage report complying with the 2022 Renton Surface Water Design Manual (2022 RSWDM)
will be required if construction is proposed exterior improvement to the existing building. Based
on the City’s flow control map, the site falls within the City’s Peak Rate Flow Control Standard
(Matching Existing Conditions). The site falls within the East Lake Washington - Renton Basin and
Johns Creek sub basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage
review required in the 2022 RSWDM.
2. The existing site topography is flat. There is a private storm of 30” stormwater main system
adjacent to the east and south the existing building (Project File: TED4001996).
3. Storm drainage improvements along all public street frontages, if applicable, are required to
conform to the City’s Street standards. Any new storm drain 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.
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April 11, 2024
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4. 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.
5. Erosion control measures to meet the City requirements shall be provided.
6. Critical areas that may affect surface water review, the project site is within High Seismic Hazard
Areas.
7. If any additional impervious area is added, the 2024 surface water system development charge
(SDC) is $0.92 per square foot of new impervious surface, but no less than $2,300.00. Fees will be
charged based on the rate at the time of construction permit issuance. There is no storm water
impact fee for replaced impervious surface area.
TRANSPOTATION
1. An accessible route of travel meeting American’s With Disabilities Act’s requirements (ADA) from
the public right of way to the working facilities is required and will be reviewed in conjunction
with the building permit submittal. The existing onsite ADA parking and landings will also be
reviewed.
2. As this project is proposing an interior remodel and no new construction or additions valued at
over $175,000, no street frontage improvements or right of way dedication are required,
however, if during land-use and/or other agency reviews it is determined that outside site and
parking/lot improvements are required, the project may become subject to further transportation
review.
3. A traffic impact analysis is required when estimated vehicular traffic generated from a proposed
development exceeds 20 new vehicle trips per hour in either the AM (6:00 - 9:00) or PM (3:00 –
6:00) peak periods. If the number of proposed trips estimated by the applicant engineer using the
current ITE Trip Generation book is more than 20 trips in either morning peak or evening peak,
then level of service study is required. The applicant engineer can contact the City to determine
the extent of the traffic study that will be required for the project. If the peak trips exceed 20, a
traffic impact study will be required to be included with the land use application.
4. The development is subject to transportation impact fees. Fees will be charged based on the rate
at the time of building permit issuance.
a. Unless otherwise noted on the fee schedule, the 2024 transportation impact fee is
$8,031.94 per net new PM peak hour person vehicle trip.
b. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityo
fRenton.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e., electrical, phone, and cable services, etc.) along
property frontage or within the site must be underground. 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.
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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 civil construction 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 and tree retention shall be included with the civil plan submittal. Each plan
shall be on separate sheets.
5. 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).
6. 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 11, 2024
TO: Pre-Application File No. PRE24-000088
FROM: Andrew Van Gordon, Associate Planner
SUBJECT: Main Event 913 and 925 N Landing Way, Renton WAZ 98057
(APN 0886600040)
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official decision-
makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public
Works Administrator, Planning Director, Development Services Director, Development
Engineering Director, and City Council). Review comments may also need to be revised based on
site planning and other design changes required by City staff or made by the applicant. The
applicant is encouraged to review all applicable sections of the Renton Municipal Code. The
Development Regulations are available online at https://www.codepublishing.com/WA/Renton.
Project Proposal: The applicant proposes to open a Main Event within the former Dick’s Sporting
Good space at The Landing. A full-service bar and kitchen, bowling, arcade games, laser tag and
other entertainment options are proposed. The use will be approximately 52,600 square feet and
have approximately 200 employees. Exterior improvements are expected to be limited and
include signage. Proposed hours of operation are Sunday 11:00 a.m. – Midnight, Monday 11:00
a.m. – 1:00 a.m., Tuesday – Thursday 11:00 a.m. – Midnight, Friday 11:00 a.m. – 2:00 a.m. and
Saturday 9:00 a.m. – 2:00 a.m. Access to the space is proposed via the existing entrance from N
Landing Way. Parking is proposed via the existing surface parking lot.
Current Use: The location is currently vacant. Dick’s Sporting Goods previously occupied the
space. Access is from N Landing Way. Per COR Maps the project location is within a High Seismic
Hazard Area.
1. Zoning /Land Use Designation, and Overlays: The subject property is located within the
Urban Center-1 (UC-1) zoning classification in Urban Design District C. The Urban Center-1
Zone (UC-1) is established to provide an area for pedestrian-scale urban mixed-use
development that supports the residential and employment goals of Renton’s Urban Center.
The UC-1 Zone is intended to attract a wide range of office, technology, commercial, and
residential uses. The overall mix and intensity of uses within both zones will develop over
time. Consequently, decisions made in early phases of redevelopment will need to take into
consideration the potential for further infill and intensification of uses. The overall mix and
intensity of uses is intended to create an urban rather than suburban character. The form of
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development is expected to use urban development standards and therefore, setbacks,
heights, landscaping, parking, and design standards are to be urban in scale and configured in
a layout utilizing the street system to create a human-scale, pedestrian-oriented new center.
Uses that support urban center development are allowed. Development is expected to
include amenities such as gateways, water access, and open space. High-quality development
is anticipated, encompassing a mix of residential neighborhoods, shopping, and employment
districts and public facilities.
The proposal would be classified as a Recreational Facilities, Indoor. Within the UC-1 zone
the following conditions needs to be met for the use:
a. All development shall be architecturally and functionally integrated into the overall
shopping center or mixed-use development. Buildings shall be mixed-use except for
retail buildings with more than seventy-five thousand (75,000) square feet,
structured parking, and a maximum building footprint of sixty five thousand
(65,000) square feet, or structures smaller than five thousand (5,000) square feet.
Single-use retail buildings are not allowed east of Lake Washington Boulevard
North; and
b. In the UC Zones, buildings adjacent to pedestrian-oriented streets, as designated via
Master Plan or a similar document approved by the City, shall have ground-floor
commercial uses. Where required, commercial space shall be provided on the
ground floor at thirty feet (30') in depth 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 fifteen
feet (15'); and
c. Buildings oriented along Park Avenue shall have one or more pedestrian entries on
Park Avenue.
Item ‘a’ can be met by ensuring exterior improvements are integrated into the overall
shopping center. Item ‘b’ is met by nature of the use. The building is oriented along Park
Avenue; a new pedestrian entrance will be required from Park Avenue to meet item ‘c’.
2. Development Standards: The project would be subject to RMC 4-2-120A, Development
Standards for Commercial Zoning Designations, (CN, CV, CA & UC) effective at the time of
complete application (noted as “UC-1 standards” herein).
Building Standards – The UC-1 standards permit a maximum lot coverage for buildings to be
90 percent (90%) of the total area of 100 percent (100%) if parking is provided within the
building or within a parking garage. The allowed height is 10 stories along primary and
secondary arterials or six (6) stories along residential/minor collectors. 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.
The building is located within Zone 6 of the Airport Influence Area and Safety Compatibility
Zones. Based on materials provided the height of the building is 42 feet (42’). No expansion
of the existing building is proposed. Conformance with building standards would be
determined at the time of formal land use application.
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Setbacks – Setbacks are the minimum required distance between the building footprint and
the property line. The required setbacks for the UC-1 zone are: minimum front yard and
secondary front yard: 15 feet (15’); maximum front yard and secondary front yard: 20 feet
(20’); minimum rear yard: none except 15 feet (15’) if lot abuts a lot zoned residential;
minimum side yard: none except 15 feet (15’) if lot abuts 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, Definitions C.
Exterior changes are proposed, but the full extent is unknown. Expansion is not proposed.
Conformance with standards would be determined at the time of formal land use
application.
3. Refuse and Recycling Areas: Refuse and recycling areas shall be placed outside of required
setbacks and landscaping. The architectural design of the deposit area shall be consistent with
the design of the primary structure. A six-foot (6’) wall or fence shall enclose the deposit areas.
Minimum gate openings are required to be at least 12 feet (12’) in width for haulers with the
gate opening being between 11 feet (11’) and 14 feet (14’) in height. 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 recyclables deposit areas 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 of 100 square feet shall be provided.
Based on the provided square footage of 52,600 square feet a minimum of 157.8 square feet
is needed for recyclables with a minimum of 315.6 square feet for refuse for a total of 473.4
square feet of refuse and recycling areas. See RMC 4-4-090, Refuse and Recyclables
Standards for full requirements. Conformance with standards would be determined at the
time of formal land use application.
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')
on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized
maturing trees: fifty feet (50') on center.
There is an approved landscape plan for The Landing. If any required landscaping is removed
as part of this proposal, it shall be replaced in an equal or superior manner.
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5. Parking: The applicant proposes to use the existing surface parking plus existing driveway.
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%
The use does not have a prescribed number of parking stalls required. A parking study would
be required to ensure that the existing surface parking can accommodate the new use.
6. Urban Design Regulations: Compliance with Urban Design Regulations, District ‘C’, 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, Urban Design Regulations. Exterior modifications such as façade
changes, windows, awnings etc. shall comply with the design requirements for the new
portions of the structure. As exterior elevations were not provided and it is unclear what
proposed exterior modifications would occur, the follow are standards which may be
applicable.
• Building entries shall be prominent, visible from the street and include human scale
elements. They will need to be made prominent by incorporated architectural
features such as façade overhangs, and/or large entry doors. Entries shall be clearly
marked with canopies, architectural elements, ornamental lighting or landscaping
and include weather protection at least four and one-half feet (4.5’) wide. Buildings
that are taller than 30 feet (30’) in height shall also ensure that the weather protection
is proportional to the distance above ground level.
• Service elements shall be located and designed to minimize impacts on the pedestrian
environment and adjacent and/or abutting uses. The enclosure shall be enclosed on
all sides, include a roof and be screened around their perimeter by a wall or fence and
have self-closing doors. They shall be made of masonry, ornamental metal or wood
or some combination of the three (3). A landscaped planting strip, minimum three
feet (3’) wide shall be located on three (3) sides if the service area is adjacent to a
street, pathway or pedestrian-oriented space.
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• Architectural elements that incorporate plants, particularly at building entrances, in
publicly accessible spaces and at facades along streets shall be provided. Pedestrian
overhead weather protection in the form of awnings, marquees, canopies or building
overhangs shall be provided.
• Building facades shall include measures to reduce the apparent scale of the building
and add visual interest. Examples include modulation, articulation, defined entrances
and display windows. All buildings greater than 160 feet (160’) in length shall provide
a variety of modulations and articulations to reduce the apparent bulk and scale of
the façade or provide an additional special feature such as a clock tower, courtyard,
fountain or public gathering area.
• Ground level details such as human scaled elements such as lighting fixtures or
trellises with upper portions of building facades having clear windows with visibility
into and out of the building are required. Untreated blank walls visible from public
streets, sidewalks or interior pedestrian pathways is prohibited. Any façade visible to
the public shall be comprised of at least 50% transparent windows and/or doors for
at least the portion of the ground floor façade that is between four feet and eight feet
(4’ – 8’) in height above ground.
• Building material variations such as using colors, texture, and patterns shall be used.
• Pedestrian scale lighting shall be provided at primary and secondary entrances.
Accent lighting shall be provided on building facades and/or to illuminate other key
elements of the site such as gateways or water features.
Conformance with standards would be determined at the time of formal land use
application.
7. Critical Areas: Per COR Maps the project is located within a High Seismic Hazard Area.
Due to the presence of geological hazards, a geotechnical study is required at the time of
formal land use 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 development can be safely accommodated on the site.
It is the applicant’s responsibility to determine whether any other critical areas are present
on the site prior to formal land use application.
8. Environmental Review: The proposal would require environmental review pursuant to the
State Environmental Policy Act (SEPA). The project is a change of use greater than 4,000
square feet in an existing building that exceeds 4,000 square feet, and therefore WAC 197-
11-800(3) does not apply.
9. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the
UC-1 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
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compatibility with potential future development. Decisional criteria for site plan approval are
itemized in RMC 4-9-200.E.3, Criteria.
10. Permit Requirements: As proposed the project would require Administrative Site Plan Review
and Environmental (SEPA). Based on the 2024 fees schedule, fees would total $4,351.50
($3,030.00 Administrative Site Plan Review + $1,800.00 Environmental (SEPA) Review +
$241.50 5% Technology Fee = $4,351.50). Each modification request is $290.00. A 5%
technology fee is added to the total cost of the reviews and would be assess at the time of
formal land use application. All fees are subject to change. Other informational applications
and handouts can 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.
11. 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.
12. 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 of $5.92 per square foot of restaurant and $1.25 per square foot of
retail;
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
13. 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
Andrew Van Gordon, Associate Planner at 425-430-7286 or avangordon@rentonwa.gov to
submit prescreen materials and subsequent land use application.
14. Expiration: Upon approval, the Administrative Site Development Review decision will expire
two (2) years from the date of decision. A single two (2) year extension may be requested
pursuant to RMC 4-9-200. It is the applicant’s responsibility to monitor the expiration dates.