HomeMy WebLinkAboutPRE_Pre-Appl_Meeting_21-000376_211104_v1.pdfCityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21-000376
1
PRE-APPLICATION MEETING FOR
Lindberg Highschool Renovation
PRE21-000376
CITY OF RENTON
Department of Community & Economic Development
Planning Division
November 4, 2021
Contact Information:
Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov
Public Works Plan Reviewer: Michael Sippo, 425-430-7298, msippo@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org
Building Official: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov
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).
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21-000376
2
FIRE & EMERGENCY SERVICES DEPARTMENT
M E M O R A N D U M
DATE: October 21, 2021
TO: Alex Morganroth, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Lindbergh High School Addition and Remodel
1. The fire flow is unchanged from the existing building.
2. Fire impact fees are currently applicable at the rate of $0.72 per square foot of the new additions only.
This fee is paid at time of building permit issuance.
3. Fire sprinkler and fire alarm systems shall be updated for any walls, ceilings or structures built inside the
existing building and extended to all new building additions. Separate plans and permits are required to
be submitted to the fire department for review and permitting for all system changes and additions.
4. Fire department apparatus access roadways and existing on-site fire lanes are adequate as they exist and
shall be maintained.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21-000376
3
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
DATE: November 4, 2021
TO: Alex Morganroth, Planning
FROM: Michael Sippo, Civil Plan Reviewer
SUBJECT: Utilities & Transportation Comments for Renton School District
Lindbergh High School Renovation
16426 128th Ave SE
PRE21-000376
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) 282305-9004, 282305-
9042, and 282305-9093. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant.
WATER
1. The subject development is within the water service area of Soos Creek Water and Sewer District. A water
availability certificate from Soos Creek Water and Sewer District is required as part of the Land use
Application.
2. A copy of the water main improvements plans, shall be submitted to the City of Renton as a part of the
City’s Civil Construction permit.
3. The number and locations of fire hydrants shall be determined by the City of Renton Fire Department as
part of the review of the project plans.
4. The site is located outside of an Aquifer Protection Area.
SEWER
1. The subject development is within the water service area of Soos Creek Water and Sewer District. A sewer
availability certificate from Soos Creek Water and Sewer District is required as a part of the Land use
Application.
2. A copy of the sewer main improvement plans, shall be submitted to the City of Renton as a part of the City’s
Civil Construction permit.
3. If the existing homes on the site are served by private on-site septic systems, the septic systems shall be
abandoned in accordance with King County Department of Health regulations and Renton Municipal Code.
SURFACE WATER
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21-000376
4
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 withi n the Flow Control
Duration Standard area matching Forested Site Conditions and is within the Lower Cedar River – Ginger
Creek Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review
required in the RSWM.
2. The site contains regulated slopes throughout portions of the school property and in some of the
undeveloped areas. The site topography slopes from slight to moderate generally form the middle of the
site to either the northwest or southeast. There is a 18-inch concrete stormwater main (R-359812) in 128th
Ave SE west of the subject property frontage located along the east flowline of the existing roadway. The
stormwater main drains to north to SE 164th St before heading to the west.
3. The site contains a complex private storm drainage system consisting of conveyance pipes and
detention/retention structures straddling multiple basins. Any connections to these systems will need to
ensure that conveyance and detention capacities are not exceeded.
4. Detailed plans for any proposed cut and fill operations shall be submitted. These plans shall include the
angle of slope, contours, compaction and retaining walls.
5. Maintenance access is required for any proposed stormwater tracts and shall be designed and installed in
accordance with the City adopted SWDM.
6. 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.
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 Construction Stormwater Permit from Department of Ecology may be required since sitework including
repair/maintenance to the existing parking lot may exceed one acre. Please confirm with Ecology whether
a permit will be required.
10. 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.
11. Erosion control measures to meet the City requirements shall be provided.
12. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are
available online at the City of Renton website.
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21-000376
5
13. The 2021 Surface water system development fee is $0.80 per square foot of new impervious surface, but
no less than $2,000.00. 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 128th Ave SE along the west property line for a length of approximately
1,100 feet which is a 2-lane collector arterial with parking and flush 5’ sidewalks on both sides. 128th Ave
SE is classified as a Collector Arterial Road. Existing right-of-way (ROW) width is approximately 60 feet. To
meet the City’s complete street standards for Collector Arterial streets, minimum ROW is 83 feet.
Dedication of 11.5 feet of ROW fronting the site will be required. Per City code 4-6-060, half street
improvements shall include a pavement width of 46 feet (23 feet from centerline), a 0.5-foot curb, an 8-
foot planting strip, an 8-foot sidewalk, 2 feet of clear space at back of walk, street trees and storm drainage
improvements.
2. The City’s transportation group has determined and will support a lesser standard to match the established
standard street section for 128th Ave SE. The City established standard street section for Aberdeen Ave NE,
which shall be installed by the developer as part of the proposed development, will allow a pavement width
of 36-feet (18-feet from centerline), 8-foot planting strip, 8-foot sidewalk, 1-foot clearance at back of walk
and 0.5-foot curb. This recommendation results in a total right of way width of 71 feet, requiring a 5.5’
ROW dedication. Applicant will need to submit an application to the City requesting a modification of the
street frontage improvements as outline in City code 4-9-250C5d.
3. The section of 128th Ave SE along the development site is designated as a Neighborhood Greenway
(Bicycle Boulevard) and shared roadway in the current update to the Renton Trails and Bicycle Master
Plan. A Greenway would not include bike lanes but could include traffic calming, signage, pavement
marking improvements to encourage bicycle travel.
4. ADA access ramps shall be installed at all street crossings and any existing ramps that do not meet current
ADA standards may be required to be upgraded. Parking lot restriping/maintenance work will require a
building permit and upgrades for ADA parking stalls and accessible routes of travel to the building entrances
meeting current ADA standards. The accessible routes of travel to the building entrances from the public
right-of-way will also be required to be reviewed for conformity to current ADA standards. Ramps shall be
shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings.
5. Street lighting and street trees are required to meet current city standards. Lighting and Photometric plans
are required to be submitted with the land use application and will be reviewed during the construction
utility permit review.
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. 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 to be submitted with the land-use application.
7. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements.
8. The transportation impact fee is based on the type of land use.
GENERAL COMMENTS
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21-000376
6
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.gov/business/default.aspx?id=42473
5. A landscaping plan and tree retention 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 202 1 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.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21-000376
7
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: November 4, 2021
TO: Pre-Application File No. 21-000376
FROM: Alex Morganroth, Senior Planner
SUBJECT: Lindbergh High School Renovation
16426 128th Ave SE (APN # 2823059004,
2823059042, 2823059093)
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, 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 linked here and available online at www.rentonwa.gov
Project Proposal: The applicant, the Renton School District, is proposing various site and building improvements at
the Lindberg High School campus including a 1,630 square foot addition near the existing main entrance, a 3,030
square foot addition near the northeast corner, renovation of existing classrooms, and the repair and resurfacing
of the existing 73,650 square foot parking on the southwest portion of the site. The existing building is
approximately 229,000 sq. ft. in size and is located on across three parcels totaling approximately 37.25 acres. The
site is located at 16426 128th Ave SE (APN # 2823059004, 2823059042, 2823059093) and is zoned Residential-6 (R-
6) du/ac. Other work proposed on the site includes HVAC system upgrades, relocation of underground utilities near
the main entrance, and a full upgrade to the gymnasium (interior only). According to COR Maps, a high seismic
hazard area is mapped on the site. In addition, a wetlands delineation report submitted as part of a land use review
in 2011 (LUA11-012) identified the presence of four Category III wetlands on the site. According to the applicant,
one tree may be removed as part of the project. The project would result in more 5,000 square feet of new or
replaced impervious surface.
Current Use: The site is developed with the Lindberg High School campus, the associated surface parking, and
various sport fields.
Zoning and Land Use Designation: The subject properties are zoned Residential-6 (R-6) with a land use designation
of Residential Medium Density.
The City’s Zoning Use Table Renton Municipal Code (RMC) 4-2-060 allows K-12 public institutions in the R-6 zone
with a Hearing Examiner Conditional Use Permit. A Hearing Examiner Conditional Use Permit is required when
changes in facilities exceed 10% of the development’s gross floor area. Based on the provided site plan and project
scope the changes would not exceed the 10% threshold to trigger a Hearing Examiner Conditional Use Permit. The
proposed renovations would not expand the uses at the subject site or substantially change the way the site is being
used.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21-000376
8
Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Residential
Zoning Designations” effective at the time of complete application (noted as “R-6 standards” herein). These
standards are available on the City’s website at
http://www.codepublishing.com/WA/Renton/#!/renton04/Renton0402/Renton0402110A.html#4-2-110A
Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-6 zone is 7,000 square feet.
Minimum lot width for interior lots is 60 feet. Minimum lot width for corner lots is 70 feet. Minimum lot depth is
90 feet. The lots appear to meet the minimum standards for lot size, width, and depth. It is the applicant’s
responsibility to demonstrate compliance with the minimum lot size, width and depth criteria of the zone at the
time of formal application.
The proposed classroom addition near the northeast corner of the building would be constructed across two
parcels on the site based on the proposed configuration. Therefore, a lot combination would be required in order
to ensure no portion of the building is constructed over a property line. The lot combination would include all
three (3) parcels the campus is comprised of and would be required to be recorded prior to final occupancy.
Building Standards – The R-6 standards allow a maximum building coverage of 40% of the lot area. The maximum
impervious coverage in the R-6 zone is 55%. The allowed height of public facilities shall be determined through site
plan review. Compliance with the building standards would be required to be demonstrated at the time of site
plan review.
Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and
any private access easement or tract. The required setbacks for the R-6 zone are as follows: Front yard: 25 feet for
the primary structure; Rear yard: 25 feet; Side yards: combined 15 ft. with not less than 5 ft. on either side. Corner
lots required to have a front yard and a secondary front yard are relieved of the requirement to have a rear yard;
in place of a rear yard setback, the side yard setback of the zone shall apply. Lots adjacent to both public ROW and
driveway tract frontage are classified as corner lots. Setbacks for the lots will be verified at the time of formal land
use application and would be taken from the new property lines created after the required lot combination.
Access - Access to the site would not be changed as a result of the project. Access is currently provided via three (3)
driveways off of 128th Ave SE.
Fences/Walls - If the applicant intends to install any fences or retaining walls as part of this project, the location
must be designated on the landscape plan or grad ing plan. A fence and/or wall detail should also be included on
the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing
to the finish grade at the top of the wall 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. For more information about fences and retaining walls refer to RMC 4-4-040.
Landscaping - Per RMC 4-4-070, the landscaping regulations are only applicable to additions that increase the gross
square footage of a building by greater than one-third (1/3), other changes in the use of a property or remodel of a
structure that requires improvements equal to or greater than fifty percent (50%) of the assessed property
valuation. Based on the project scope submitted with the preapplication request, the improvements proposed
would not trigger site-wide compliance with the landscape standards. However, the existing landscaping would be
evaluated through the site plan review process and additional landscape elements may be required in order
mitigate impacts on adjacent properties. In addition, landscaping may be need in order to address the proportional
compliance requirement if triggered (see section below).
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.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21-000376
9
Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. A
conceptual landscape plan shall be provided with the formal land use application as prepared by a registered
Landscape Architect or other certified professional.
Significant Tree Retention - If significant trees are proposed to be removed, a tree inventory and a tree retention
plan along with a tree retention worksheet shall be provided with the formal land use application. The tree
retention plan must show preservation of at least 30 percent (30%) of significant trees, and indicate how
proposed building footprints would be sited to accommodate preservation of significant trees that would be
retained. 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.
In addition to retaining 30% of existing significant trees, the lot would be required to provide a minimum tree
density of 2 trees per 5,000 square feet of lot area onsite.
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 twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant
trees over sixty feet (60') in height or greater than eighteen inches (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 independent review of any land use application that involves tree removal and land
clearing at the City's discretion.
If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an
evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected
tree removed. A formal tree retention plan prepared by an arborist or landscape architect would be reviewed at
the time of the formal land use application if any trees are proposed for removal.
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.” Parking
requirements for senior high schools (public, private, and parochial) include a minimum and maximum of 1 per
employee plus 1 for every 10 students enrolled. In addition, if buses for the private transportation of children are
kept at the school, 1 off-street parking space shall be provided for each bus of a size sufficient to park each bus.
The applicant will be required at the time of land use application to provide a parking analysis of the subject site
with calculations based on the requirements noted above. The analysis would include dimensions of stalls and drive
aisles. 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.
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.D.2. This detailed written request can be submitted before or concurrently with a land
use application.
All non-residential development that exceeds 4,000 gross sf in size would also be required to comply with the bicycle
parking requirements of RMC 4-4-080F.11. The number of bicycle parking spaces required would be based on 10%
of the required number of off-street vehicle parking stalls. Each bicycle parking space shall be at least two feet (2')
by six feet (6'), with no less than an overhead clearance of seven f eet (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
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21-000376
10
entrance, as measured along the most direct pedestrian access route. Please review RMC 4-4-080F.11.b-c for
further general and specific bicycle parking standards. Modification of these minimum standards requires written
approval from the Department of Community and Economic Development. An analysis demonstrating compliance
with the bicycle parking standards shall be submitted at the time of formal land use application.
Critical Areas: According to COR Maps, a high seismic hazard is present on the site. A geotechnical report prepared
by a licensed professional may be required by the Building Official at the time of building permit application
submittal. In addition, four (4) category III wetlands are mapped on the site according to a wetlands report
submitted in 2011 (LUA11-012) as part of a site plan review. A new wetlands delineation and categorization would
be required as part of the land use submittal, as the wetlands regulations in RMC 4-3-050 have been updated since
the review in 2011. It is the applicant’s responsibility to ascertain if any other critical areas or environmental
concerns are present on the site during site development or building construction.
Non-Conforming Site Development Standards: Per RMC 4-10-020 Nonconforming Site Development Standards, for
remodels or other alterations of an existing structure made within any three (3) year period which together exceed
one hundred percent (100%) of the assessed or appraised value of the existing structure, the site shall be brought
into compliance with this Title. For remodels or other alterations within any three (3) year period which exceed
thirty percent (30%) of the assessed or appraised value, but do not exceed one hundred percent (100%),
proportional compliance shall be required, as provided in subsection E of this Section. Remodels or other alterations
within any three (3) year period that do not exceed thirty percent (30%) of the assessed or appraised value shall
not be required to comply with the requirements of the subsection. Mandatory improvements for fire, life safety
or accessibility, as well as replacement of mechanical equipment, do not count towards the cited monetary
thresholds.
Proportional Compliance: The required physical site improvements to reduce or eliminate the nonconformity of
the site shall be established by the following formula:
1. Divide the dollar value of the proposed structure improvements, excluding mechanical equipment and
mandatory improvements for life, safety, or accessibility, by the assessed or appraised value of the existing
structure(s).
2. The monetary value of that percentage is then multiplied by ten percent (10%).
3. The dollar value of this equation is then applied toward reducing the nonconformities. Example:
4. The Department shall determine the type, location and phasing sequence of the proposed site
improvements.
Environmental Review: The proposal includes additions to a building greater than 4,000 sq. ft. in size; therefore, an
environmental review (SEPA) determination is required. If the Renton School District is the lead agency, the
threshold determination and appeal period would need to be complete before issuance of a land use decision by
the City of Renton.
Site Plan Approval: Site plan review is required for the development of K-12 educational institutions regardless of
zone. A public hearing before the Hearing Examiner is required if the project area is greater than ten (10) acres in
size. 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 a narrative responding to these criteria shall be submitted with the
application.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21-000376
11
Permit Requirements: All applications can be reviewed concurrently in an estimated time frame of 12 weeks once
a complete application is accepted. The 2022 application fees would be as follows: $3,800.00 Hearing Examiner Site
Plan Review and $510.00 Lot Combination. Any modification requests to code standards 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)” at
https://edocs.rentonwa.gov/ Documents/Browse.aspx?startid=867190&cr=1. 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://www.rentonwa.gov/cms/ one.aspx?portalId=7922741&pageId=9666400.
Public Notice: The applicant is required to install a proposed land use action sign on the subject property per the
specifications provided in the public information sign handout. The applicant is solely responsible for the
construction, installation, maintenance, removal, and any costs associated with the sign. See the Public Information
Sign handout on the City’s website for more information and specifications.
In addition to the required land use permits, separate construction, building and sign permits would be required (if
applicable).
Impact Mitigation Fees: Fire and transportation impact fees would be assessed based on the final assessed use of
the building. These fees would be payable prior to building permit issuance. The 2022 impact fees are as follows:
• A Transportation Impact fee would be determined from the ITE manual; and
• A Fire Impact fee of $0.72 per square foot for Education uses.
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 shall have the application materials
pre-screened prior to submitting the complete application package. Please contact Alex Morganroth, Senior Planner
at 425-430-7219 or amorganroth@rentonwa.gov before sending any materials over (via email) for prescreening.
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 monitor the expiration date.
Building Official Responses to Submitted Questions (Rob Shuey, rshuey@rentonwa.gov)