HomeMy WebLinkAboutExhibit_17_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 8 LUA21-
0000239
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for
the land use action.
Planning:
(Contact: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. Commercial, multi-family, new single family and other nonresidential construction activities shall be
restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through
Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m . and eight
o’clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of veget ation and where
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surface Water Management Design
Manual as adopted by the City of Renton may be proposed between the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is
being cleared.
5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or
fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the
area defined by the drip line of any tree to be retained.
6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around
the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be
placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on
each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or gro ups
of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the
applicant shall provide supervision whenever equipment or trucks are moving near trees.
7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible
for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and
/or your U.S. Fish and Wildlife Service permit.
Fire:
(Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org)
Environmental Impact Comments:
1. Fire impact fees are currently applicable at the rate of $964.53 per multi -family unit. No charge for
covered parking area. This fee is paid at time of building permit issuance.
Fire Code Comments:
1. The preliminary fire flow is 3,250 gpm. A minimum of four fire hydrants are required. One within
150-feet and three within 300-feet of the building. It appears adequate fire flow is available in the
area. Fire flows exceeding 2,500 gpm requires a looped fire main around the building. Hydrants are
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required within 50-feet of all fire department connections for standpipes and sprinkler systems.
Existing hydrants may be counted toward the requirements if they meet current code. The
proposed 8-inch main looped water main shall be upsized to a minimum of 10-inch diameter to
provide sufficient fire flow.
3. Approved fire sprinkler and fire alarm systems are required throughout the building. Dry standpipes
are required in all stairways. Direct outside access is required to the fire sprinkler riser rooms. F ire
alarm systems are required to be fully addressable and full detection is required. Separate plans
and permits required by the fire department.
4. Fire department apparatus access roadways are required within 150 -feet of all points on the
buildings. Fire access roads are required to be a minimum of 20-feet unobstructed width with
turning radius of 25-feet inside and 45-feet outside minimum. Fire lane signage required for the
onsite roadways. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading.
Access roadways shall provide a minimum of 13 feet 6 inches of vertical clearance. Proposed
bollards shown in the required fire lane are not allowed and shall be removed or replaced with an
approved access gating system. Landscape trees adjacent to the fire lane shall meet minimum
vertical clearance of 13 feet 6 inches.
5. All buildings equipped with an elevator in the City of Renton are required to have at least one
elevator meet the size requirements for a bariatric size stretcher. Car size shall accommodate a
minimum of a 40-inch by 84-inch stretcher.
7. The building shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing
shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate,
the building shall be enhanced with amplification equipment to meet minimum coverage. Separate
plans and permits are required for any proposed amplification systems.
Engineering:
(Contact: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov
1. See attached memo dated July 14, 2021
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: July 14, 2021
TO: Alex Morganroth, Senior Planner
FROM: Jonathan Chavez, Civil Engineer III
SUBJECT: Watershed Affordable Housing Apartments
615 & 617 Williams Ave S
LUA21-000239
I have reviewed the land use application submittal for the Watershed Affordable Housing Apartments development at
615 and 617 Williams Avenue S. (KC Parcel IDs: 1723059069, 1723059136, 1823059115, and 1823059282). The applicant
is proposing to construct a 150,335 SF (building area) apartment building with 145 units.
EXISTING CONDITIONS
WATER Water service is provided by the City of Renton. The site is located in the Valley Service area in the 196’
pressure zone. The approximate static water pressure is 72 psi based on an elevation of 30’. The site is within
the City’s wellfield 5-year capture zone. There is an 18” water main southeast of the site in S. Grady Way that
can deliver 9,700 gallons per minute (gpm). Reference COR Project File WTR2700020 in COR Maps for record
drawings. There is a 12” water main east of the site in Williams Avenue S. that can deliver 4,800 gallons per
minute (gpm). Reference COR Project File WTR2702722 in COR Maps for record drawings. There is an existing
1” domestic water meter serving the existing 4-plex at 615 Williams Avenue S. (account reference no. 070143)
connected to the 12” water main in Williams Avenue S.
SEWER Sewer service is provided by the City of Renton. There is an existing 8” concrete sewer main that flows
southwest from an existing sanitary sewer manhole located in the southwest portion of the site. Reference
COR Project File WWP2700175 in COR Maps for record drawings. There is also an existing 8” PVC sewer main
that flows from south to north east of the site in Williams Avenue S. Reference COR Project File WWP2702722
in COR Maps for record drawings. The existing 4 – plex is served by a 6” PVC side sewer connected to this main.
The existing PVC side sewer that serves the 4 –plex may be reused as part of the site redevelopment provided
that it is good condition after inspection by the Public Works Inspector in the field.
STORM The site contains a residential 4-plex and a billboard. The rest of the site contains grassy areas with some gravel
access roads. There is an 18” City of Renton storm drain running flowing from east to west along the southern
portion of the property. The storm drain lies approximately 2’ to 10’ north of the southern property line. An
existing 24” storm drain that flows from southeast to northwest across S. Grady Way connects to the storm
drain on this site at an existing type 1 catch basin located near the southwest property corner. Drainage from
the S. Grady Way frontage and at the S. Grady Way and Williams Avenue S. intersection is collected by 2 type 1
catch basins along the project frontage and routed to the storm drain that passes through the site. Reference
COR Project File TED4001311 in COR Maps for record drawings. There is an existing 18” storm drain that flows
from north to south in the center of Williams Avenue S. adjacent to the site. Drainage along the north portion
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of the Williams Avenue S. frontage is intercepted by a type 1 catch basin and routed to the storm drain in the
center of Williams Avenue S. Reference COR Project File SWP2702722 in COR Maps for record drawings.
STREET S. Grady Way adjacent to the site is classified as a principal arterial street. Per RMC 4-6-060, the minimum right
of way width for a principal arterial street with 5 lanes is 103’. Per the King County Assessor’s Map, the existing
right of way width for S. Grady Way adjacent to the site is approximately 77’. The existing paved roadway
width is approximately 55’ consisting of 4 – 11’ travel lanes and 1 – 11’ center lane. There is a 0.5’ curb and a 6’
concrete sidewalk along the S. Grady Way frontage. Williams Avenue S. adjacent to the site is classified as a
minor arterial street. Per RMC 4-6-060, the minimum right of way width for a minor arterial street with 4 lanes
is 91’. Per the King County Assessor’s Map, the existing right of way width for Williams Avenue S. adjacent to
the site is approximately 60’. The existing paved roadway width is approximately 44’ consisting of 3 travel
lanes and a paved shoulder. There is a 0.5’ curb and 6’ sidewalk that transitions to approximately 15’ in width
near the S. Grady Way and Williams Avenue S. intersection along the Williams Avenue S. frontage.
CODE REQUIREMENTS
WATER
A conceptual utility plan prepared by AHBL dated 5/21/21 was submitted with the land use application.
1. Based on the review of the information submitted for the land use application, the RRFA has determined that
the preliminary fire flow for the development is 3,250 gpm including the use of a fire sprinkler system. If the fire
flow exceeds 2,500 gpm, a looped water main will be required around the building.
a. The proposed 8-inch looped water main from S Grady Way to Williams Ave S shall be upsized to a
minimum of 10-inch diameter to provide sufficient fire flow.
2. Installation of additional fire hydrants around the building as required by the Fire Authority.
3. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for backflow
prevention to the 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 plans no. 360.1 - 360.4. 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.
a. A mechanical plan showing the location of the DDCVA inside of the building and compliance with City
standard plan 360.5 shall be submitted with the civil construction permit submittal.
b. In addition to the mechanical plan showing the DDCVA location inside the building per COR Std. Plan
360.5, an architectural plan should be provided as well.
4. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC).
5. Installation of a separate water service and meter for the building. The sizing of the meter shall be in accordance
with the most recent edition of the Uniform Plumbing Code.
a. All residential domestic water meters shall have a double check valve assembly (DCVA) installed behind
on the meter on private property per City Standards. The DCVA may be located inside the building if the
location is approved by the City Plan Reviewer and City Water Utility Department.
b. Based on the site plan, there is not sufficient room to locate the domestic water meter vault (assumed
to be 3”) in the planter strip in the public right of way. The applicant should provide a suitable
location on-site to locate the water meter vault in an easement.
6. Domestic water meters size 3-inch or larger shall be installed in an exterior vault per City Standard Plan 320.4.
The meter vault shall be located within public right-of-way or within an easement on private property.
7. Installation of a separate water meter for landscape irrigation.
a. A DCVA per City Standard Plan 340.8 is required downstream of the irrigation meter.
8. 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 J of the City’s 2012 Water System Plan.
9. A 15-foot utility easement will be required for the new water mains, hydrants, and water meters within the
property.
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10. A minimum 10-foot setback is required from the building foundation to the water main.
11. Adequate separation between utilities is required. Minimum separation between water and non-potable water
utilities is 10-feet horizontal and 1.5-feet vertical.
12. 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 2021
Development Fees Document on the City’s website.
a. The SDC fee for water is based on the size of the new domestic water to serve the project. The 2021
water fees are $4,450.00 per 1-inch meter, $22,250 per 1-1/2-inch meter, $35,600 per 2-inch meter, and
$71,200 per 3-inch meter.
b. Water service installation charges for each proposed domestic water service is applicable. 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. Fee is payable at permit issuance. For service lines larger than 2”, the contractor
is responsible for materials and installation.
c. Drop-in meter fee is $460.00 per 1-inch meter, $750.00 per 1-1/2-inch meter, and $950.00 per 2-inch
meter. Meters larger than 2-inches are provided and installed by the contractor and a processing fee of
$220 is required. Fee is payable at permit issuance.
d. Final determination of applicable fees will be made after the water meter size has been determined.
SDC fees are assessed and payable at permit issuance.
SEWER
1. All new side sewers shall be a minimum of 6”. All side sewers shall flow by gravity to the main at a minimum slope
of 2%.
2. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on
the size and number of new domestic water services to serve the project. The 2021 Wastewater fees are $3,450.00
per 1-inch meter, $17,250 per 1-1/2-inch meter, $27,600 per 2-inch meter, and $55,200 per 3-inch meter. Final
determination of applicable fees will be made after the water meter size has been determined.
SURFACE WATER
1. 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 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. All stormwater improvements as per the
drainage review along with stormwater improvements in the frontage are required to be provided by the
developer.
a. A Technical Information Report (TIR) prepared by AHBL, dated November 2020, was submitted and
reviewed with the land use application.
b. The Applicant is proposing a bypass of target impervious surface from the proposed flow control
facility. Project must comply with Section 1.2.3.2 of the 2017 RSWDM in regard to mitigation of target
surfaces that bypass facility and mitigation trades.
2. The site is located within Zone 2 of the Aquifer Protection Area (APA), and therefore open facilities and open
conveyance systems may require a liner in accordance with the design criteria in Sections 6.2.4 and 1.2.3.3 of
the 2017 City of Renton Surface Water Design Manual.
a. This site does fall within the Aquifer Protection Area, Zone 2. Please address this in the Civil
Construction Permit Application stage of the project.
3. Maintenance access is required for any proposed stormwater tracts and shall be designed and installed in
accordance with the City adopted SWDM.
4. 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
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tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite
tributary areas.
5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required
to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be
designed in accordance with the 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.
a. The Applicant is proposing the use of Biopods to treat onsite PGIS.
b. The Applicant is proposing a bypass of target PGIS from the proposed water quality treatment
facilities. Project must comply with Section 1.2.8.2 of the 2017 RSWDM in regard to untreated
discharges and treatment trades.
6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff
created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in
Section C.1.3 of the 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.
7. A Construction Stormwater Permit from Department of Ecology is required since clearing and grading of the site
exceeds one acre. Applicant must obtain permit and provide proof prior to Civil Permit issuance.
8. 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.
a. A soils report by Earth Solutions NW, LLC was submitted with the Land Use Application. The
groundwater table was encountered at 6-7 feet deep. Infiltration rate was not provided as part of the
Geotechnical Report. Please provide this information with the Civil Permit Application, as well as
recommendations of BMPs.
9. Erosion control measures to meet the City requirements shall be provided.
10. 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.
11. The 2021 Surface water system development fee is $0.80 per square foot of new impervious surface, but no less
than $2,000.00. Fees that are current will be charged at the time of permit issuance. There is no storm water
impact fee for replaced impervious surface area.
TRANSPORTATION
1. S. Grady Way adjacent to the site is classified as a principal arterial street. Per RMC 4-6-060, the minimum right
of way width for a principal arterial street with 5 lanes is 103’. A paved roadway width of 66’ consisting of 4 – 11’
travel lanes, 2 – 5’ bike lanes, and 1 – 12’ center left turn lane is required. A 0.5’ curb and 12’ concrete sidewalk
with street trees in tree grates is required along both sides of the roadway.
a. The City’s Transportation Department has determined a modified principal arterial street section is
applicable to this portion of S. Grady Way. The City would like to see the existing curb line remain in the
existing location and maintain the existing paved roadway width. An 8’ planter strip followed by an 8’
sidewalk will be required behind the existing curb line. Right of way dedication will be required to one
foot clear from the back of sidewalk. Per COR Maps approximate required right of way dedication along
the S. Grady Way frontage will be 8’. A street modification would be required at the time of land use
submittal to conform to the modified street section for S. Grady Way.
2. Williams Avenue S. adjacent to the site is classified as a minor arterial street. Per RMC 4-6-060, the minimum
right of way width for a minor arterial street with 4 lanes is 91’. A paved roadway width of 54’ consisting of 4 –
11’ travel lanes and 2 – 5’ bike lanes is required. A 0.5’ curb and 12’ concrete sidewalk with street trees in tree
grates is required along both sides of the roadway.
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a. The City’s Transportation Department has determined a modified minor arterial street section is
applicable to this portion of Williams Avenue S. The City would like to see the existing curb line remain
in the existing location and maintain the existing paved roadway width. A minimum 12’ sidewalk behind
the existing curb line with street trees in tree grates will be required. The sidewalk will be
approximately 18’ in width near the intersection of S. Grady Way and Williams Avenue S. Right of way
dedication will be required to one foot clear from the back of sidewalk. Per COR Maps approximate
required right of way dedication along the Williams Avenue S. frontage will be 5’. A street modification
would be required at the time of land use submittal to conform to the modified street section for
Williams Avenue S.
3. The curb return at the S. Grady Way and Williams Avenue S. intersection should remain in the current layout.
The existing curb should be replaced in the current location along both frontages.
4. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps
shall be oriented to provide direct pedestrian crossings.
a. Adequate access ramps were not provided as part of this Land Use Application. 2 directional curb
ramps are required at the subject property corner. A new curb ramp is required at the receiving
corners, directly across the subject property, that meet current ADA requirements. Update the Civil
Plans to show this prior to Civil Permit Application.
b. Based on the new 2-Way Conversion Plan for Williams Avenue S, the developer is required to install a
new pedestrian walk to the southwest corner, with a receiving ramp and new pedestrian signalization
and channelization. This was not provided with the Land Use Application and must be provided with
the Civil Permit Application.
5. Drive aisles should meet the standards found in RMC 4-4-080. Per RMC 4-4-080, the minimum width of a two-
way drive aisle is 24’ with 90-degree parking.
6. Williams Avenue S. is planned to be converted from a one-way street to a two-way street as part of a City
capital improvement project. The project is expected to be completed by the end of 2021.
7. A traffic impact analysis (TIA) 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.
a. A TIA prepared by Transpogroup was submitted with the Land Use Application. The project will add
758 Total Net New Trips, including 50 net new trips in the AM peak hours and 62 net new trips in the
PM peak hours. Level of Service will remain at B or better. The developer will be required to pay
transportation impact fees based on the current fee schedule rate at the time of the building issuance.
b. Add the Metro I-line project along Grady Way that will convert the Eastbound curb lane from right -turn only to a
shared through and right-turn lane continuous from Lake Avenue S to Talbot Road S. Update this TIA to
incorporate King County Metro’s TIA and revise Level of Service calculations accordingly. Submit revised TIA with
the Civil Permit Application.
8. Streetlighting Plan and Photometric Analysis per City standards is required along the project’s S. Grady Way and
Williams Avenue S. frontages as the development is larger than 4 residential units.
a. Streetlighting plan and photometric analysis should be submitted at the time of Civil Permit
Application.
9. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements.
10. The transportation impact fee is based on the type of land use. For residential apartments, the 2021 transportation
impact fee is $6,717.10 per dwelling unit. Fees that are current will be charged at the time of permit issuance.
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.
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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 2021 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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