HomeMy WebLinkAboutPRE_PreApp Notes_180502_v1.pdfPRE-APPLICATION MEETING FOR
Walker Subaru Dealership
PRE18-000119
CITY OF RENTON
Department of Community & Economic Development
Planning Division
March 21st, 2018
Contact Information:
Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov
Public Works Plan Reviewer: Ann Fowler, 425-430-7382, afowler@rentonwa.gov
Fire Prevention Reviewer: Cory Cappelletti, 425-430-7024, ccappelletti@rentonrfa.org
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, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
RECEIVED
05/02/2018
amorganroth
PLANNING DIVISION
-1111.11rrof
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FIRE & EMERGENCY SERVICES DEPARTMENT
MEMORANDUM
DATE: February 27, 2018
TO: Alex Morganroth, Associate Planner
FROM: Cory Cappelletti, Plans Review Inspector
SUBJECT: Walker Auto Dealership
1. The preliminary fire flow is 4,000 gpm. A minimum of Four (4) fire hydrants are required. One within
150-feet and others within 300-feet of the building. Hydrants are required within 50-feet of all fire
department connections for standpipes and sprinkler systems. A looped water main is required for
all buildings with fire flows exceeding 2,500 gpm Hydrant spacing on looped mains is required to be
300 feet on center maximum.
2. Approved fire sprinkler and fire alarm systems are required throughout the building. Direct outside
access is required to the fire sprinkler riser rooms. The Ply, FDC and the water main piping cannot
be run under the building. Fire alarm systems are required to be fully addressable and full detection
is required. Separate plans and permits required by the fire department. -s•
3. Fire Fire impact fees are applicable at the rate of $ 1.25 per square foot. Credit is given for the
demolished building. This fee is paid at time of building permit issuance.
4. Fire department apparatus access roadways are required. Roadways shall be modified to meet or
exceed the fire code minimum in and around the proposed new building. Fire lanes are required to
meet 20-feet width with 25-foot inside and 45-feet outside turning radius. Roadways shall support a
minimum of a 30-ton vehicle and 75-psi point loading. Fire Lane signage required for onsite
roadways.
5. Emergency Responder Radio Coverage requirement per IFC Section 510 and local amended
ordinance.
6. A parking structure on the second floor will require the installation of a standpipe.
7. Permits are required for above ground tanks. Separate plans and permits required by the fire
department for all above and below ground tank installation.
8. HMIS information is required before the building permit is issued.
9. Annual Fire Department operational permits will be required
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
MEMORANDUM
DATE: March 21, 2018
TO: Alex Morganroth, Planner
FROM: Ann Fowler, Civil Engineer III, Plan Review
SUBJECT:
Walker Auto Dealership
3400 East Valley Road
PRE18-000119
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) 3023059067. The
following comments are based on the pre-application submittal made to the City of Renton by the applicant.
WATER
• The project is within the City of Renton's water service area in the Valley 196-hydraulic zone.
• The site is located outside of an Aquifer Protection Area.
• There is an existing 12-inch City water main located in East Valley Road that can deliver a maximum capacity
of 5,000 gallons per minute (gpm) - (see Water plan no. W-0304).
• There is an existing 3/4-inch water meter serving the existing building on the property.
• The static water pressure is approximately 75 psi at ground elevation of 20-feet.
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 4,000 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 developer's installed water main improvements will be required to provide domestic and fire
protection service to the development including but not limited to:
1. Installation of a 10-inch minimum on-site looped water main around the proposed building(s) because the
fireflow demand exceeds 2,500 gpm. The looped water main shall be connected to the existing 12-inch
water main in East Valley Road near the proposed north and south driveways.
i. A 15-foot utility easement will be required for the new water main(s), hydrants and water
meters within the property.
2. Installation of off-site and on-site fire hydrants. 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).
3. 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 City's 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.
4. 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.
5. Installation of a with a backflow prevention assembly on private property behind the domestic water meter.
A reduced-pressure principle backflow prevention assembly (RPBA) is required for water meters for retail,
commercial, industrial water use. The RPBA shall be installed inside an above-ground heated enclosure per
City standard plan no. 350.2. 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.
6. Installation of a landscape irrigation meter and double check valve 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 1 of the City's 2012 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.
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 applicable water system development charges (SDC's) 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 2018 Development Fees Document on the City's website. Fees that are current will be
charged at the time of construction permit issuance.
a. The SDC fee for water is based on the size of the new domestic water to serve the project. The
current water fee for a single 1-inch meter is $3,727.00 per meter, 1-1/2 inch meter is $18,635.00
and a 2-inch meter is $29,816.00.
b. A water system redevelopment credit will apply for the existing domestic water meters if they are
abandoned.
c. The SDC fee for fire service is based on the size of the fire service line to serve the project.
d. SDC fees are assessed and payable at construction permit issuance.
e. Water service installation charges for each proposed domestic water service is applicable. Water
Service installation for a 1-inch water service line is $2,850.00* per service line, a 1-1/2 inch water
service is $4,580.00* per service line and for $4,710.00* for each 2-inch water service line. This is
payable at construction permit issuance.
f. 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.
g. Final determination of applicable fees will be made after the water meter size has been determined.
10. The development is subject to water system redevelopment fees based on the size of the existing meters
and if the existing meters are abandoned.
SEWER
1. Sewer service is provided by City of Renton.
2. There is an existing 8-inch wastewater main located in East Valley Road (see City plan no. S-0200).
3. Any covered parking areas, if proposed, will need to direct parking drainage to the sanitary sewer system
through an oil/water interceptor. If any parking is not covered, it will need to be directed away from the
sanitary sewer and into the storm sewer system.
4. If floor drains are required by the building department, drains are required to be connected to the sanitary
sewer system. Flows shall be directed through the floor drains that are installed in accordance with the
Uniform Plumbing Code to an interior or exterior oil/water separator.
5. The development is subject to applicable wastewater system development charges based on the size of the
new domestic water to serve the project. 5 Li &..o 7-- 5 I--
a. SDC fee for sewer is based on the size of the new domestic water to serve the project. The current
sewer fee for a 1-inch meter is $2,837.00 per meter, 1-1/2 inch meter is $14,185.00 and a 2-inch
meter is $22,696.00.
b. A redevelopment credit of the wastewater system development charges in the amount equal to
the SDC fee for the size of the existing domestic water meter(s) will be applied to each of the
existing meters if they are abandoned and capped at the main line.
c. SDC fees are payable at construction permit issuance.
SURFACE WATER
1. There is an existing 15-inch stormwater main located in East Valley Road on the west side of the roadway.
2. There is a 36-inch storm system located near the southwest corner of the property in East Valley Road.
3. A drainage report complying with the current Renton Surface Water Manual (RSWM) will be required.
Based on the City's flow control map, the site falls within the Peak Rate Flow Control Standard area
matching Existing Site Conditions and is within the Black River Drainage Basin. Refer to Figure 1.1.2.A— Flow
chart to determine the type of drainage review required in the RSWM.
4. 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 RSWM 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.
5. Appropriate on-site BMPs will be required to help mitigate the new runoff created by this development. 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.
6. A Construction Stormwater Permit from Department of Ecology is required since clearing and grading of
the site exceeds one acre.
7. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual
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.
8. Storm drainage improvements along all public street frontages are required to conform to the City's street
standards. Any new storm drain installed on or off-site shall be deigned and sized in accordance with
standards found in Chapter 4 of the 2017 RSWDM and shall account for future runoff from the total
upstream tributary area.
9. Surface water system development fee is $0.687 per square foot of new impervious surface. This is payable
prior to issuance of the construction permit.
TRANSPORTATION
1. The proposed development fronts East Valley Road along the west property line(s). East Valley RoadError!
Reference source not found. is classified as a Collector Arterial Road. Existing right-of-way (ROW) width is
approximately 85 feet (as per assessor map). To meet the City's complete street standards for Collector
Arterial streets, minimum ROW is 94 feet. Dedication of 4.5 feet of ROW fronting the site will be required.
Per City code 4-6-060, half street improvements shall include a pavement width of 41 feet (20.5 feet from
centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage
improvements.
a. The existing pavement width along East Valley Road is approximately 36 feet with a 0.5-foot
curb/gutter and a 6-foot sidewalk on the east and west sides of roac--17Z/7Wriithe project frontage.
The City's Transportation section and Economic Development section reviewed East Valley Road
and the surrounding area and have determined that a modified collector arterial street section
along the east side of East Valley Road is more suitable for this location of East Valley Road.
\\***
b. The modified collector arterial street section along the east side of East Valley Road will maintain
the existing pavement width and curb-line. Applicant shall install a new 8-ft planter strip behind the
fr existing curb-line and a new 6-ft sidewalk behind the new planter strip. No right-of-way dedication
will be required to install the required frontage improvements. Applicant will need to submit an
application to the City requesting a modification of the street frontage improvements as outlined
(!-`! in City code 4-9-25005d.
.1 2. Refer to City code 4-4-080 regarding driveway regulations. Driveways shall be designed in accordance with
City standard plans 104.1 and 104.2.
a. The maximum width of any driveway shall not exceed 30-feet.
b. Driveways shall be located a minimum of 5-feet from property lines.
c. The maximum number of driveway cuts is two (2) driveways per 330-ft of street frontage.
d. Maximum driveway slope is 8%.
3. Paving and trench restoration shall comply with the City's Trench Restoration and Overlay Requirements.
4. Parking lot construction shall be in accordance with City code 4-4-80G.
5. Street lighting and street trees are is required.
6. 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.
7. Payment of the transportation impact fee is applicable on the construction of the development at the time
of application for the building permit. The current rate of transportation impact fee is based on the
Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition, (2017). The transportation
impact fee that is current at the time of building permit application will be levied.
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. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-
way as outlined in RMC 4-4-040 — Fences, Hedges and Retaining Walls.
3. 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.
4. 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.govibusinessidefault.aspx?id=42473
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets.
6. Fees quoted in this document reflect the fees applicable in the year 2018 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.
7. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired
through the building department.
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
MEMORANDUM
DATE: March 20, 2018
TO: Pre-application File No. 18-000119
FROM: Alex Morganroth, Associate Planner
SUBJECT: Walker Renton Subaru
3400 East Valley Rd
APN 3023059067
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, 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 for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall or
online at www.rentonwa.gov. ,r eifr
Project Proposal: The subject property is located at 3400 East Valley Road (APN 3023059067 near the intersection
of East Valley Road and SW 34th St. The project site totals 5.65 acres in area and is zoned Commercial Arterial (CA).
The site is located in the Automall Area C Overla •tri . Two existing buildings are presently located on the site
and are proposed for demo ition as part offhe project. The site was previously used as a tow yard and is known to
be heavily contaminated. All junk cars were previously removed from the parcel in order to perform soil and water
quality tests. The applicant proposes to redevelop the property into a full-service auto dealership with a —60,000
square foot building and the associated parking. Inside the new building, the applicant has proposed roof top
parking, a showroom/sales area, parts sale and storage area, service and shop, and various other support areas.
Access to the site is proposed via three new driveways off of East Valley Road. The site is mapped with a high seismic
hazard. A wetlands is located within the SR 167 ROW directly east of the site.
Current Use: The property contains two prefabricated steel structures totaling approximately 5,300 square feet,
both of which would be demolished as part of the project.
Comprehensive Plan/Zoning Requirements: The property is located within the Employment Area (EA) land use
designation and the Commercial Arterial (CA) zoning classification. The property is also located within the Automall
District C overlay, and therefore is subject to additional development standards. The Employment Area designation
is primarily used for industrial development or a mix of commercial and industrial uses such as office, industrial,
warehousing, and manufacturing, with access to transportation networks and transit, in the Employment Area land
use designation. Employment Areas provide a significant economic development and employment base for the City.
They also maintain a variety and balance of uses through zoning that promotes the gradual transition of uses on
sites with good access and visibility to more intensive commercial and office uses.
Small vehicle sales is a permitted use in the CA zone provided the use is conducted wholly within an enclosed
building, or if the use is located with an Automall District. The proposed location is within the Automall District C
overlay and therefore the proposed dealership is a permitted use.
Development Standards: The project would be subject to RMC 4-2-120A, "Development Standards for Commercial
Zoning Designations" effective at the time of complete application (noted as "CA standards" herein). These
development standards are available online at
http://www.codepublishing.com/WA/RentontlWrenton04/Renton0402/Renton0402120A.html#4-2-120A . The
project is also subject to RMC 4-3-040D, "Development Standards for Uses Located within the Renton Automall
Areas A, B, and C (noted as "Automall standards" herein).
Density -The applicant has not proposed any new residential units and therefore does not need to comply with the
density requirements.
Minimum Lot Size, Width and Depth - The minimum lot size in the CA zone is 5,000 square feet. There are no
minimum requirements for lot width or depth within the CA zone at this location. No changes are proposed to the
existing lot.
Building Coverage - The CA zone allows a maximum building coverage of 65 percent, or 75 percent if parking is
provided within a building or within an on-site parking garage. The parking for customers is proposed to be
structured parking only. The proposed building area covers approximately 18 percent of the gross lot area and
would be compliant with the 65% building coverage limitations. It is the applicant's responsibility to demonstrate
compliance with building coverage requirements at the time of formal application.
Building Setbacks - Setbacks are the distance between the building and the property line or any private access
easement or tract. Setback requirements in the CA zone are as follows:
Minimum Front Yard 15 ft. The minimum setback may be reduced to Oft.
through the site plan review process, provided blank
walls are not located within the reduced setback. - _
Maximum Front Yard 20 ft.
-M-iffi-m-u-m-Sec ndary Front Yard
•
15 ft. The minimum setback may be reduced to Oft.
through the site plan review process, provided blank
walls are not located within the reduced setback.
Maximum Secondary Front Yard 20 ft.
Minimum Rear Yard None, except 15 ft. if lot abuts a lot zoned residential.
Minimum Side Yard None, except 15 ft. if lot abuts or is adjacent to a lot
zoned residential
Clear Vision Area In no case shall a structure over 42 in. in height intrude
into the 20 ft. clear vision area defined in RMC 4-11-030.
Based on the submitted drawings, the project appears to maintain a 120 feet setback to the south, a 95 feet setback
to the west, a 113 feet setback to the north, and a 175 feet setback to the east. It is the applicant's responsibility
to demonstrate compliance with building setbacks at the time of formal application.
Gross Floor Area -There is no minimum requirement for gross floor area.
Building Height - Maximum building height in the CA zone is 50 feet or 60 feet for mixed-use (commercial and
residential) in the same building. Heights may exceed the CA zone's maximum height with a Conditional Use Permit.
With conditional use permit approval, heights may be increased if location, comprehensive plan, and effects on
adjacent or abutting properties criteria listed in RMC 4-2-120C.16 can be met. The applicant indicated a building
height of approximately 33 feet, which complies with the height requirements of the CA zone. It is the applicant's
responsibility to demonstrate compliance with building height requirements.
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.
Refuse and Recycling Areas — Refuse and recycling areas need to meet the requirements of RMC 4-4-090, "Refuse
and Recyclables Standards." For manufacturing and other nonresidential developments, a minimum of three (3)
square feet per one-thousand (1,000) square feet shall be provided for recyclables deposit areas. A minimum of six
(6) square feet per one-thousand (1,000) square feet shall be provided for refuse deposit areas. Architectural design
of the enclosures shall be consistent with the design of the primary building. The site plan did not identify a refuse
and recycling enclosure area. Compliance with the refuse and recycling standards would be reviewed with the
land use application.
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.
The outdoor vehicle sales area is not considered a parking lot and does not have to comply with the landscaping
or bulk storage requirements for screening. Any arrangement of vehicles is allowed as long as: a minimum 5-foot
perimeter landscaping area is provided, the vehicles are not displayed in the required landscape areas, and
adequate fire access is maintained per Renton Fire Authority standards.
Storm Drainage Facility Landscaping —A landscaping strip with a minimum fifteen feet (15') of width shall be located
on the outside of the fence, unless otherwise determined through the site plan review process. The applicant did
not indicate any storm drainage facilities on the submitted drawings, but would be required to demonstrate
compliance with the storm drainage facility landscape requirement if a pond or vault is added later in the process.
Please refer to landscape regulations for the Automall District below for additional 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.
Tree Preservation: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods)
are proposed to be removed, a tree inventory, tree retention plan, arborist report, 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 10% of significant trees, and indicate how proposed building footprints would be sited
to accommodate preservation of significant trees that would be retained (RMC 4-4-130H1.a). When the required
number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an
evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to replace
each protected tree removed. The Administrator may authorize the planting of replacement trees on the site if it
can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained.
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 20%; significant trees adjacent to critical areas and their associated buffers; and significant trees over 60' in
height or greater than 18" caliper.
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 an independent review of any land use application that involves tree removal and
land clearing at the City's discretion. A formal tree retention worksheet would be required with the land use
application. An inventory, retention plan, and arborist report would be required with the application if significant
trees are to be removed.
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 retaining wall taller than four feet (4') requires a building permit. Fences up to
six feet (6') in height are permitted in the rear yard or side yard; fences up to four feet (4') are allowed in the front
yard. A fence taller than six feet (6') requires a building permit. A fence shall not be constructed on top of a retaining
wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a
standalone fence. New or existing fencing would need to comply with the fence requirements of the code (RMC 4-
4-040).
Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that
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. No fences or retaining walls were shown on
the submitted materials.
Parking: Vehicle sales with outdoor retail sales areas in the CA zone must provide a minimum and maximum of one
(1) parking space for customers and employees per 5,000 square feet. The sales area is not considered a parking lot
and is exempt from compliance with dimensional requirements. See RMC 4-4-080F for standard stall and aisle
dimensions for the customer parking area. Approximately 43 customer parking stalls and 263 sales/service-related
parking stalls were identified in the site plan. The 60,000 square foot building would be required to provide a
minimum of 12 customer parking spaces. Compliance with the parking standards would be reviewed with the
land use application.
Modification of either the minimum or maximum number of parking stalls for a specific development requires
written approval from the Department of Community and Economic Development.
I. A twenty five percent (25%) reduction or increase from the minimum or maximum number of parking
spaces may be granted for nonresidential uses through site plan review if the applicant can justify the
modification to the satisfaction of the Administrator. Justification might include, but is not limited to,
quantitative information such as sales receipts, documentation of customer frequency, and parking
standards of nearby cities.
ii. In order for the reduction or increase to occur the Administrator must find that satisfactory evidence has
been provided by the applicant. Modifications beyond twenty five percent (25%) may be granted per the
criteria and process of RMC 4-9-250
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 customers. Each bicycle parking space shall be at least two feet (2') by six feet
(6'), with no less than an overhead clearance of seven feet (7'). Bicycle parking shall be conveniently located with
respect to the street right-of-way and must be within fifty feet (50') of at least one main building entrance, as
measured along the most direct pedestrian access route. Please review RMC 4-4-080F.11.b for further general and
specific bicycle parking standards.
Access: Driveway widths and quantity are limited by the driveway standards, in RMC 4-40801. 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. According to the submitted drawings, the applicant intents to provide access
to the site via three thirty (30) foot wide driveways off of East Valley Road.
A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a
smooth flow of traffic across abutting CA lots without the need to use a street. Access to the parcel north of the site
is not feasible due to the presence of multiple buildings near the property line. The available options for site access
to the south would be evaluated through Site Plan Review and redevelopment of the parcel.
Automall District Regulations: Compliance with Automall District Regulations is required. See RMC 4-3-040 for all
requirements. The following are the Automall District C Development Standards applicable to your project.
Street Frontage Landscaping Requirements (for lots that abut East Valley Road)
1. A 15-foot-wide landscape strip along these street frontages. This frontage requirement is in lieu of the
frontage requirement listed for the zone in chapter 4-2 RMC. Unimproved portions of the right-of-way may
be used in combination with abutting private property to meet the required 15-foot landscape strip width.
2. The landscaping shall include a minimum 30-inch-high berm and red maples (Acer rubrum), or other
equivalent tree species required or approved by the Administrator on the City's Approved Tree List per RMC
4-4-070L, planted 25 feet on center.
Landscaping Minimum Amount and Location: Minimum 2.5% of the gross site area shall be provided as on-site
landscaping. Landscaping shall be consolidated and located at site entries, building fronts, or other visually
prominent locations as approved through the site plan development review process. Minimum landscaping may be
reduced to 2% of the gross site area where bioretention, permeable paving, or other low impact development
techniques consistent with the Surface Water Design Manual are integrated.
Wheel Stops: If frontage landscaping is relocated, then permanent wheel stops or continuous curbs must be
installed a minimum of 2.5 feet from sidewalks to prevent bumper overhang of sidewalks. Where these
requirements differ from the requirements of the parking, loading and driveway regulations of chapter 4-4 RMC,
these requirements shall govern.
Customer Parking: Customer parking shall be designated and striped near entry drives and visible from public
streets. Where possible, customer parking shall be combined with abutting dealership customer parking and shared
access. Where these requirements differ from the requirements of the parking, loading and driveway regulations
of chapter 4-4 RMC, these requirements shall govern.
Critical Areas: A High Seismic Hazard Area is mapped on the site. Therefore a geotechnical report prepared by a
licensed geotechnical engineer must be submitted as part of the land use application.
In addition, a wetlands area is located in the SR 167 ROW directly east of the project site between the roadway and
parcel. The wetlands is part of a linear system running north and south along the west side of the SR 167 ROW. In
September of 2017, a contractor hired by the property owner cut down a large number of trees within the wetlands.
In the process of removing the trees in the ROW, the wetlands between the property and the roadway were highly
disturbed due to the use of heavy equipment. Due to the location of the wetlands in state-owned ROW, WSDOT
began enforcement action against the property owner for the unauthorized clearing and wetlands disturbance. It
is the City's understanding that WSDOT will be requiring complete restoration of the wetlands and tree canopy.
According to a biologist hired by the property owner, the wetlands to the north and south of the site is classified as
a Category 3 wetlands with a Moderate Habitat Function. Therefore, per RMC 4-3-050.G "Critical Areas Regulations
Development Standards", a 100 foot buffer would be required. In addition, a 15 foot structure setback from the
buffer would be required. The applicant should work with WSDOT to determine the accurateness of the wetlands
classification. Buffer reductions may be approved by the Administrator if certain criteria are met. See RMC 4-3-050.1
'Alteration to Critical Areas Buffers' for buffer averaging and buffer reduction criteria. In no case may the buffer be
decreased more than 25% at any location on the site. It is the applicant's responsibility to ascertain if any critical
areas or environmental concerns are present on the site during site development or building construction.
Environmental Review: The subject project would be subject to SEPA Environmental Review due to the proposed
construction of a commercial building over 4,000 sq. ft. In addition, the extensive mitigation and cleanup of
contaminated soils is subject to SEPA review. In order to ensure all potential impacts of the project are effectively
evaluated, the applicant will be required to submit a single, comprehensive SEPA environmental checklist covering
both the contamination cleanup and the new development processes. An environmental determination will be
made by the Renton Environmental Review Committee. This determination is subject to appeal by either the
project proponent, by a citizen of the community, or another entity having standing for an appeal.
The applicant will need to work with the Washington Department of Ecology to clean up the site under the Model
Toxics Control Act (MTCA) process. While DOE is the lead agency for the contamination cleanup process, the
cleanup action plan submitted under MTCA will be also be evaluated as part of the City's SEPA environmental
review. The cleanup action plan does not need to be approved by DOE at the time of consideration by the
Environmental Review Committee. However, the plan submitted to the City should be substantially similar to the
plan submitted to and approved by DOE.
Site Plan Approval: The purpose of the site plan review process is to analyze the detailed arrangement of project
elements to mitigate negative impacts where necessary to ensure project compatibility with the physical
characteristics of a site and with the surrounding 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 4-9-200E.3. It is the applicant's
responsibility to identify how the proposal meets the decisional criteria and provide a narrative responding to
these criteria as part of the land use application.
Permit Requirements: Administrative Site Plan Review is required for all development in the CA zone. A Site Plan
Review application and environmental checklist are reviewed concurrently in an estimated time frame of 6-8 weeks
once a complete application is accepted. The 2018 Administrative Site Plan Review application fee is $2,500. The
application fee for SEPA Review (Environmental Checklist) is $1,500. Any modification requests to code standards
(such as a parking increase over 25 percent (25%) of the maximum) are $250.00 per modification. 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 City's new website by clicking "Land Use
Applications" on the Community & Economic Development page, then "All Forms (A to Z)." The City now requires
electronic plan submittal for all applications.
Public Information Sign: Public Information Signs are required for all 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 (see land use
forms on City website). The applicant is solely responsible for the construction, installation, maintenance, removal,
and any costs associated with the sign.
A neighborhood meeting may be required if the project is valued over 10 million dollar. Please see RMC 4-8-090 for
all public notice requirements.
Impact Fees: In addition to the applicable building and construction fees, impact fees would be required for
commercial square footage. Such fees would apply to all projects and would be calculated at the time of building
permit application and payable prior to building permit issuance. The 2018 application fees are as follows:
• A Transportation Impact Fee based on the Institute of Transportation Engineers (ITE) Trip Generation
Manual, 10th Edition; and
• A Fire Impact fee of $1.25 per square foot.
A handout listing Renton's development-related fees is available on the City of Renton website for your review.
Next Steps: When the formal application materials are complete, the applicant will have the materials pre-screened
with the project manager at the 6th floor front counter prior to submitting the complete application package. Please
contact Alex Morganroth, 425-430-7219 or amorganroth@rentonwa.gov to schedule an appointment.
Expiration and Extensions: 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 responsibility of the owner to