HomeMy WebLinkAboutPre-app Mtg Summary - 20-000080.pdf1
PRE-APPLICATION MEETING FOR
BossAir (Ace Aviation) Addition
PRE20-000080
CITY OF RENTON
Department of Community & Economic Development
Planning Division
April 16, 2020
Contact Information:
Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov
Public Works Plan Reviewer: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425-276-95 82, cthomas@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).
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FIRE & EMERGENCY SERVICES DEPARTMENT
M E M O R A N D U M
DATE: April 14, 2020
TO: Alex Morganroth, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: BossAir Addition
1. The fire flow and fire hydrants are adequate as they exist.
2. Fire impact fees are applicable at the rate of $0.26 per square foot of office space and $0.15 per
square foot of storage/airplane maintenance spaces. This fee is paid at time of building permit
issuance.
3. Fire department apparatus access roadways are adequately served from the existing on-site
private roadways.
4. Approved fire sprinkler and fire alarm systems are required throughout all new areas of the
buildings. Separate plans and permits are required by the fire department.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 10, 2020
TO: Alex Morganroth, Planner
FROM: Jonathan Chavez, Plan Reviewer
SUBJECT: Ace Aviation
289 E Perimeter Road
PRE20-000080
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) 0723059007. The
following comments are based on the pre-application submittal made to the City of Renton by the applicant.
WATER
1. The project is within the City of Renton’s water service area in the 196-hydraulic zone.
2. There is an existing 12-inch City water main located along the east side of the proposed building (see City
water project plan no. W-0804). The maximum capacity of the 12-inch water main is 3,000 gallons per
minute (gpm). The static water pressure is approximately 72 psi at a ground elevation of 29 feet.
3. The site is located within the City's Wellhead Protection Area Zone 1.
4. There is an existing 1 1/2-inch domestic service with 1 1/2-inch water meter (UB Ref #250359) with an
existing approved reduced pressure backflow assembly (RPBA) for backflow protection.
5. There is an existing 3/4-inch domestic service with 3/4-inch water meter (UB Ref #250436) with an existing
approved reduced pressure backflow assembly (RPBA) for backflow protection.
6. There is an existing 8-inch fire service (UB Ref #251014) with an existing approved double check detector
assembly (DCDA) for backflow protection.
7. 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 will remain unchanged for the site,
including the use of an automatic fire sprinkler system.
There is an existing privately-owned 12-inch high pressure water main near the southern parcel
boundary. The proposed addition appears to encroach over this water main. All improvements shall be
coordinated with the owner of this high pressure water main.
SEWER
1. Sewer service is provided by the City of Renton. There is an existing 24” sewer main to the northwest of
building 289 (Reference COR Project File(s) WWP2702357). There is also an existing 24” force main east of
the site running north to south along E Perimeter Rd.
2. There is an existing side sewer to this building. Reference COR Project File R-368604.
3. Drainage from all parking under cover shall be routed to the sanitary sewer system after passing through
a City approved oil/water separator.
4. Floor drains may be required by the building department and must connect to sewer.
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5. The development is subject to a wastewater system development charge (SDC) fee. The 2020 SDC fee for
sewer is based on the size and number of new domestic water services to serve the project. The current
sewer fee for a 1-inch meter install is $3,400.00 per meter.
SURFACE WATER
1. There is an existing private conveyance system around the existing building.
2. A drainage report complying with the current version of the City adopted Surface Water Design Manual
(SWDM) 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 Lower Cedar River Drainage Basin.
Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. All
stormwater improvements as per the drainage review along with stormwater improvements in the frontage
are required to be provided by the developer.
3. The site falls within Zone 1 of the City’s Aquifer Protection Area (APA). In this zone open facilities and
conveyance systems and BMP’s that rely on infiltration are prohibited.
4. The site falls within the regulated shoreline jurisdiction CR-A: Cedar River Reaches.
5. Storm drainage improvements along all public street frontages are required to conform to the City’s street
and stormwater conveyance 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 2017 RSWDM and shall account for the total
upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions
for any offsite tributary areas.
6. Maintenance access is required for any proposed stormwater tracts and shall be designed and installed in
accordance with the City adopted SWDM.
7. 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 RSWDM that is current at the time of civil construction permit
application. Separate structural plans will be required to be submitted for review and approval under a
separate building permit for the detention and/or water quality vault.
8. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff
created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described
in Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan, including the application of on-site BMPs,
shall be included with the land use application, as applicable to the project. The final drainage plan and
drainage report must be submitted with the utility construction permit application.
9. 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 (measured infiltration rates), with
recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included
in the report. The report should also include information concerning the soils, geology, drainage patterns
and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope
stability for site development of the proposed plat. The applicant must demonstrate the development will
not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff.
10. Erosion control measures to meet the City requirements shall be provided.
11. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are
available online at the City of Renton website.
12. The 2020 Surface water system development fee is $0.76 per square foot of new impervious surface, but
no less than $1,900.00. This is payable prior to issuance of the construction permit. This fee is subject to
change based on the calendar year the construction permit is issued.
TRANSPORTATION
1. The proposed development fronts E Perimeter Road along the east property line(s). E Perimeter Road is a
private road.
2. A conceptual transportation plan showing access and egress routes will be required for the subject
development.
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3. 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. 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.
4. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements.
5. The transportation impact fee is based on the type of land use. Please see the City’s Fee
Schedule:https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-2018%20Fee%20Schedule.pdf.
Transportation impact fees are subject to change based on the year the building permit is applied for.
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.
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 2020 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.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 14, 2020
TO: Pre-Application File No. 20-000080
FROM: Alex Morganroth, Senior Planner
SUBJECT: Ace Aviation Addition
287 E Perimeter Rd
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 online at https://www.codepublishing.com/WA/Renton/.
Project Proposal: The subject project site is located at 287 E Perimeter Road on the southeast side of the Renton
Municipal Airport property (APN 0723059007). The airport site totals 167 acres in area and is located within the
Medium Industrial (IM) zone. The applicant is proposing to expand their existing multi-purpose aircraft hanger &
corporate center for general aviation customers. The proposal includes the construction of a 2,480 sq. ft. addition
to the existing 13,590 sq. ft. building facility that expand the area for maintenance offices and storage, company
offices, and flight training facilities. The addition would be located on the southwest side of the building and would
include a new rolling door system approximately 100 ft wide and 20 ft tall. The addition would be slightly taller
than the existing building and would have a maximum height of approximately 35 feet above grade . No parking
would be removed as part of the proposal. In addition, no vegetation or trees would be removed as part of the
proposal according to the applicant. Access to the site would remain off of E Perimeter Road. According to COR
Maps, the site is located within a High Seismic Hazard Area as well as the Cedar River (Shoreline of the State) Reach
A High-Intensity Shoreline Overlay district. A Flood Hazard Area pursuant to the FEMA Flood Insurance Rate Maps
(FIRM) appears to be located on the subject site. The hazard area on the site, a Special Flood Zone AE (base flood
elevation determined), is classified as a 100-year flood plain. The FIRM maps indicate the base flood elevation to
be 26 feet Mean Sea Level (MSL).
Current Use: The subject site is located on the Renton Municipal Airport property. Aircraft and aviation-related uses
are permitted as accessory units in the IM zone. A lot used for parking of aircraft occupies the space where the
proposed addition would be located.
Zoning: The property is located within the Employment Area (EA) land use designation and the Medium Industrial
(IM) zoning designation. Airport-related or aviation-related uses are permitted as an accessory use in the IM zone.
Development Standards: The project would be subject to RMC 4-2-130A, “Development Standards for Industrial
Zoning Designations” effective at the time of complete application (noted as “IM standards” herein).
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Minimum Lot Size, Width and Depth – There are no minimum requirements for lot width or depth within the IM
zone, however, there is a minimum lot size requirement of 35,000 square feet which is not applicable to the
proposal.
Lot Coverage – There is no minimum lot coverage requirement within the IM zone.
Setbacks – Setbacks are the distance between the building and the property line or any private access easement.
The required setbacks in the IM zone are as follows: 20 feet for a front yard; zero for the rear yard; and zero for the
interior side yards.
Building Height – – There is no maximum building height requirement within the IM zone. However, the subject
site is located within the Airport influence area. Height is restricted in this area by the FAR Part 77 surface area,
as such the applicant shall verify at time of land use application and building permit that the height of th e
proposed structure does not penetrate the FAR Part 77 surface area.
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 office, educational and institutional developments a minimum of 2 square feet per
every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum
of 4 square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas with a
total minimum area of 100 square feet. Refuse and Recycling information as not provided with the application.
Compliance with the refuse and recycling standards would be required to be demonstrated in the land use
application.
Landscaping – 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. Street trees and groundcover in the ROW planter strip
will also be required.
All parking lots shall have perimeter landscaping. Such landscaping shall be at least ten feet (10') in width as
measured from the street right-of-way. See RMC 4-4-070H.4 for planting requirements.
Surface parking lots with 51 to 99 parking stalls must provide a minimum of 25 square feet of landscaping per
parking space. Any interior parking lot landscaping area shall be sized to dimensions of at least eight feet (8') by
twelve feet (12'), not including the curb. There shall be no more than fifty feet (50') between parking stalls and an
interior parking lot landscape area.
Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements.
Additions to existing buildings that increase the gross square footage of the building by greater than one-third
(1/3) are required to comply with the landscape regulations. A conceptual landscape plan and landscape analysis
meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time of formal land use application.
Fences/Walls – If the applicant intends to install any fences as part of this project, the location must be designated
on the landscape plan. A fence taller than six feet (6') requires a building permit. New or existing fencing would
need to comply with 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. Walls over 6-feet in height shall be terraced pursuant
to RMC 4-4-040. Additionally, there shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Parking – Parking for vehicles, loading areas, and driveways shall be provided in accordance with the provisions of
the current parking regulations of RMC 4-4-080, “Parking, Loading, and Driveway Regulations.” Office space shall
have a minimum of 2.0 spaces per 1,000 sq. ft. of net area and a maximum of 4.5 spaces per 1,000 sq. ft. of net
floor area. Airplane hangars shall have a minimum and maximum of 5 spaces per 1,000 sq. ft. of net floor area.
Projects involving the enlargement or remodeling of an existing building/structure by more than one-third (1/3) of
the area of the building/structure are required to comply with the parking and loading requirements. The applicant
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will be required at the time of land use permit to provide a parking analysis of the subject site. The analysis would
include dimensions of stalls and drive aisles. See RMC 4-4-080 for more details:
Parking Space Dimensions:
o Standard Parking Stall Size: The surface parking regulations specify standard stall dimensions of 9
feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23
feet. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an
adjacent access aisle of 8 feet in width for van accessible spaces. Up to 40 percent of stalls may be
compact spaces designated for employee parking, and up to 30 percent of stalls may be compact
spaces if designated for all users. The appropriate amount of ADA accessible stalls based on the
total number of spaces must be provided.
o Structured Parking Stall Size: The minimum length is fifteen feet (15') and eight feet, four inches
(8'4") in width. A stall shall be a minimum of sixteen feet (16') for stalls designed at forty five degrees
(45°) or greater. Each parallel stall shall be twenty three feet by nine feet (23' x 9') in size.
All non-residential development that exceeds 4,000 gross sf in size would also be required to comply with the
bicycle parking requirements. 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
required for office space would be based on 10% of the required number of parking stalls. The bicycle parking
provided for the proposed office uses shall be provided for secure extended use and shall protect the entire bicycle
and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-
in systems, in-building parking, and limited access fenced areas with weather protection. Spaces should follow the
requirements of RMC 4-4-080F.11. Where practical difficulties exist in meeting bicycle parking requirements, the
applicant may request a modification from these standards.
A twenty-five percent (25%) reduction or increase from the minimum or maximum number of parking spaces may
be granted for nonresidential uses, such as convalescent centers, 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. 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 4-9-250D.2.
Critical Areas: COR Maps indicate that the subject site is within the vicinity of a High Seismic Hazard, flood hazards,
and the Cedar River Reach A High Intensity Shoreline Overlay.
The seismic hazard is related to potential liquefaction of soils during an earthquake event. A geotechnical analysis
for the site is required. The analysis needs to assess soil conditions and detail construction measures to assure
building stability.
A Flood Hazard Area; pursuant to the FEMA Flood Insurance Rate Maps (FIRM) the subject site contains a Special
Flood Zone AE (base flood elevation determined) which is classified as a 100-year flood plain. Based on the
submitted site plan, it is unclear whether the flood hazard is located on the proposed addition area – this shall be
confirmed by the applicant. The FIRM maps indicate the base flood elevation to be 26 feet Mean Sea Level (MSL).
Flood Hazard Data shall be submitted with formal land use application pursuant to RMC 4-8-120D. In addition, new
industrial structures shall have the lowest floor, including basement, elevated a minimum of one foot above the
level of the base flood elevation. See RMC 4-3-050I for further flood hazard information and requirements. Please
note, FEMA has adopted new flood plain maps for the City of Renton that will be effective August 19, 2020 which
may result in changes to the base flood elevations.
Because development is proposed within the floodplain, the applicant should address the issues raised in the Final
Biological Opinion And Magnuson-Stevens Fishery Conservation and Management Act Essential Fish Habitat
Consultation and propose mitigation for any anticipated impacts as it would relate to the referenced publication, in
the SEPA review for the project. The SEPA checklist should be provided to the National Marine Fisheries Service
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(NMFS) and the Federal Emergency Management Agency (FEMA) for their review and comment. In addition, a
Floodplain Biological Assessment shall be provided.
Shoreline Regulations: The objective of the High Intensity Overlay is to provide opportunities for large-scale office
and commercial employment centers as well as multi-family residential use and public services. This district
provides opportunities for water-dependent and water-oriented uses while protecting existing ecological functions
and restoring ecological functions in areas that have been previously degraded. Development may also provide for
public use and/or community use, especially access to and along the water's edge.
RMC 4-3-090E.10.f addresses Aviation in the SMP, see regulations below:
ii. Airports:
(a) A new airport shall not be allowed to locate within the shoreline; however, an airport already located
within a shoreline shall be permitted.
(b) Upgrades of facilities to meet FAA requirements or improvements in technology shall be permitted.
(c) Facilities to serve seaplanes may be included as an accessory use in any existing airport.
(d) Helipads may be included as an accessory use in any existing airport.
(e) Aviation-related manufacturing shall be permitted in an airport.
(f) New or upgraded airport facilities shall be designed and operated such that:
(1) All facilities that are non-water-dependent shall be located outside of shoreline jurisdiction, if
feasible. When sited within shoreline jurisdiction, uses and/or developments such as parking,
hangars, service buildings or areas, access roads, utilities, signs, and storage of materials shall be
located as far from the land/water interface as feasible. The minimum setback shall be twenty feet
(20') from the OHWM of the shoreline and shall be designed and spaced to allow viewing of airport
activities from the area along the water’s edge.
(2) New or upgraded airport facilities shall minimize impacts on shoreline ecological functions,
including control of pollutant discharge. The standards for water quality and criteria for application
shall be those in current stormwater control regulations.
(3) New facilities dispensing fuel or facilities associated with use of hazardous materials shall
require a Shoreline Conditional Use Permit.
Development Standards within Shoreline Jurisdiction:
• For non-water oriented uses, the minimum structure setback from the Ordinary High Water Mark
(OHWM) is 100 feet; however, this setback can be reduced to 75 feet.
• Height: For buildings allowed waterward of one hundred feet (100') from OHWM through a
modified setback, the maximum building height shall be as follows:
i. Between the modified setback line and the line lying parallel to and one hundred feet (100') from OHWM, the
maximum building height shall be defined by a maximum allowable building height envelope that shall:
(a) Begin at a height of thirty five feet (35') along the line of the modified setback; and
(b) Have an upward, landward transition at a slope of one vertical to one horizontal from the beginning
height either until the line at which the maximum height allowed in the underlying zoning in chapter 4-2
RMC is reached (from which line the height envelope shall extend landward at the maximum height allowed
in the underlying zoning) or to the line lying parallel to and one hundred feet (100') from OHWM, whichever
comes first; and
ii. Landward of one hundred feet (100') from OHWM, the applicant shall have the option of choosing the maximum
building height defined by either:
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(a) Using the maximum allowable building height envelope described in Table 4-3-090D7a, Table Note 8.a;
or
(b) Having the maximum allowable building height envelope described in above, continue an upward,
landward transition at a slope of one vertical to one horizontal from the envelope’s height along a line lying
parallel to and one hundred feet (100') from OHWM either until the line at which the maximum height
allowed in the underlying zoning in chapter 4-2 RMC is reached (from which line the height envelope shall
extend landward at the maximum height allowed in the underlying zoning), or to the end of shoreline
jurisdiction, whichever comes first.
Vegetation Conservation Buffer: Exemption Criteria, As determined by the Administrator of the Department of
Community and Economic Development or designee, for development proposed on sites separated from the
shoreline by intervening, and lawfully created, public roads, railroads, other off-site substantial existing
improvements, or an intervening parcel under separate ownership, the requirements of this Code for a vegetation
buffer may be waived. For the purposes of this Section, the intervening lots/parcels, roads, or other substantial
improvements shall be found to:
i. Separate the subject upland property from the water body due to their height or width; and
ii. Substantially prevent or impair delivery of most ecological functions from the subject upland
property to the water body.
Based on the criteria above, it appears the subject site would be exempt from the Vegetation Conservation Buffer.
Environmental Review: The proposal, for an addition to a structure larger than 4,000 sq. ft., exceeds the City’s
adopted categorical exemption thresholds (RMC 4-9-070G) and is subject to State Environmental Policy Act (SEPA)
Review in accordance with WAC 197-11-800. In addition, multiple critical areas are present on the subject site and
therefore the project would be subject to SEPA review regardless of size. An environmental checklist must be
submitted with the land use application.
Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the Employment Area
Comprehensive Plan land use designation. 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.
In addition to the required land use permits, separate construction, building and sign permits would be required.
Impact Fees: 2020 Fire and Transportation impact fees would be payable prior to the issuance of building permits.
Please see the attached memos for the impact fee rates for each type of fee.
A handout listing Renton’s development-related fees is available on the City of Renton website for your review.
Permit Requirements: The proposed apartment development would require administrative site plan review, SEPA
review, and a Shoreline Substantial Development Permit. The applications would be processed within an estimated
time frame of 6-8 weeks. The 2020 administrative site plan review fee would be $2,640. The 2020 Shoreline
Substantial Development Permit is $2,640. The 2020 SEPA Review (Environmental Checklist) fee is $1,580. Each
modification request for 2020 is $250. 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. The City’s
Electronic File Standards can also be found on the City’s website at
https://edocs.rentonwa.gov/Documents/Browse.aspx?startid=867190&dbid=0.
In addition to the required land use permits, separate construction and building permits would be required.
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Public Information Sign: The applicant is required to install a proposed land use action sign on the subject property
per the specifications provided in the accompanied public information sign handout. The applicant is solely
responsible for the construction, installation, maintenance, removal, and any costs associated with the sign.
Note: When the formal application materials are complete, the applicant is strongly encouraged to have one copy
of the application materials pre-screened at the 6th floor front counter prior to submitting the complete
application package (or via email in light of the COVID-19 situation). Please contact Alex Morganroth, Senior
Planner at amorganroth@rentonwa.gov or 425-430-7219 for an appointment.
Expiration: If approved, the site plan would be valid for two years with a possible two-year extension.