HomeMy WebLinkAboutPRE19-000068_Meeting SummaryPRE-APPLICATION MEETING FOR
KING COUNTY SEED EDUCATIONAL CLASSROOM
1200 MONSTER RD SW
PRE19-000068
CITY OF RENTON
Department of Community & Economic Development
Planning Division
April 25, 2019
Contact Information:
Planner: Clark H. Close, 425-430-7289, cclose@rentonwa.gov
Public Works Plan Reviewers: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425-430-7024, cthomas@rentonrfa.org
Building Department Reviewer: Craig Burnell, 425-430-7290, cburnell@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).
M E M O R A N D U M
DATE:April 25, 2019
TO:Clark Close, Senior Planner
FROM:Cory Cappelletti, Plans Review Inspector
SUBJECT:King county SEED/LBC Education Classroom
1.The preliminary fire flow is 1,500 gpm. A minimum of two (2) fire hydrants are
required. One within 150-feet and others within 300-feet of the building.
2.Fire impact fees are applicable at the rate of $0.26 for office the addition. This
fee is paid at time of building permit issuance.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 25, 2019
TO: Clark Close, Planner
FROM: Jonathan Chavez, Plan Review
SUBJECT: Utility And Transportation Comments for SEED Educational
Classroom
1200 Monster Road SW
PRE19-000068
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)
2423049006. The following comments are based on the pre-application submittal made to the
City of Renton by the applicant:
WATER
1. Domestic water service to the King County Renton Wastewater Treatment Plant Facility
is being provided by the City of Renton through an 8-inch water meter located along the
northwesterly side of the property. There is an approved air-gap for backflow prevention
measure between the supply piping from the City’s water system to the on-site private
water storage tank. Domestic water service to all of the buildings within the treatment
plant are served by a privately-owned interior 4-inch water supply line referred to as “C1”
water line.
2. Fire protection service to the plant is being provided by privately-owned interior 12-inch
water mains referred to as “Fire Line” and fire hydrants. The 12-inch water mains are
connected to the City’s water system at 2 locations, the first connection is at the west end
of the SW 7th St bridge and the second connection is near the access road along Monster
Rd SW. There is an approved backflow prevention assembly (RPBA) at each of the 2
connections to the City’s water system.
3. Based on the plans (sheet P1.01) submitted by the applicant for the pre-application
meeting, water supply to the sink in the toilet room will come from the rain harvesting
cistern with a potable water treatment system and the plans also show a connection to
the “city domestic water supply”. The applicant shall obtain a written approval from the
Washington State Department of Health Drinking Water Section for the proposed use
of the rain harvesting water cistern along with the on-site potable water treatment
system. The connection to the interior potable domestic privately-owned water main,
known as CW1 water, must be protected with a reduced-pressure principle assembly
(RPPA) backflow prevention assembly. All installation must meet the City’s latest adopted
Uniform Plumbing Code.
4. The applicant will not need to pay additional SDC Fees as long as their connection point
is on their private system.
5. Plans for the Building permit will need to clearly show the connections to the private lines
for domestic water as well as the sprinkler system (if required). These plans will also need
to indicate the locations of the City of Renton 12” water meter.
SEWER
1. Sewer service is provided by City of Renton.
2. There is an existing 12-inch wastewater main located in Oakesdale Ave SW (see City plan
no. S-199807).
3. The building must be connected to sewer.
4. Any on-site wastewater or grey water treatment systems must be reviewed and
approved by the King County Department of Public Health and Department of Ecology.
5. Since the sewer line will be connected to the system within the treatment plant there
will be no SDC fees for sewer are required to be paid.
SURFACE WATER
1. A drainage review is required for projects that include
a. 2,000 square feet or more of new and/or replaced impervious surface, or
b. 7,000 square feet or more of land disturbing activity, or
c. proposes to construct or modify a drainage pipe or ditch that is 12 inches or
more in size/depth, or
d. is located in or adjacent to a flood hazard area, erosion hazard area, steep
slope hazard area, or landslide hazard area, landslide hazard drainage area, or
e. the redevelopment project proposes $100,000 or more of improvements to
an existing high-use site.
If any of the above mention criteria are met, then a drainage review meeting the
current City of Renton’s Surface Water Design Manual (RSWDM) will be
required. City of Renton standards include frontage improvements and the on-
site work as one single project.
2. Based on the City’s flow control map, the site falls within the Peak Rate Flow Control
Standard area matching Existing Site Conditions and is within the Black River Drainage
Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review
required in the 2017 Renton Surface Water Design Manual (RSWDM).
3. There is an existing storm water system within the property.
4. Erosion control measures to meet the City requirements shall be provided.
5. The 2019 Surface water system development fee is $0.72 per square foot of new
impervious surface, but no less than $1,800.00. 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. If proposed new construction on the site has a valuation of less than $150,000, street
frontage improvements and right of way dedication are not required. If proposed new
construction on the site has a valuation of $150,000 or more, then the installation of
street frontage improvements and right of way dedication found in comment #2 may be
required to conform to the City’s complete street standards found in RMC 4-6-060.
2. The proposed development fronts Monster Road SW along the west property line(s).
Monster Road SW is classified as a 3-lane Collector Arterial. Existing right-of-way (ROW)
width is approximately 60 feet. To meet the City’s complete street standards for 3-lane
Error! Reference source not found. streets, the minimum ROW is 94 feet. Per City code
4-6-060, half street improvements shall include a pavement width of 57 feet (28.5 feet
from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, 2-foot clear
space back of walk, street trees and storm drainage improvements. The Applicant may
submit a request for a street modification to leave existing Right of Way improvements
as is. Request must provide justification to why the City should accept the modification
per RMC 4-9-250.
3. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM
peak) are required to do a traffic impact analysis. The trips should be calculated based on
the guidelines of the current ITE Trip Generation Manual. Refer to the attached policy
guidelines for traffic impact analysis for guidelines. If the site generates 20 or more new
peak hour trips in either AM peak or PM peak, then applicant should contact the City to
get information of the locations where traffic analysis is required. Provide a memo that
includes the trip generation number and the trip assignment and distribution at the site
accesses. Staff will review the memo and will inform the applicant if additional study is
required.
4. If it is determined that the traffic is impacted from the proposed addition, a traffic impact
fee will be assessed at the time of building permit.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along
property frontage or within the site must be underground. The construction of these
franchise utilities must be inspected and approved by a City of Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft
from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. Adequate separation between utilities as well as other features shall be provided in
accordance with code requirements:
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other
utilities is required with the exception of water lines which require 10-ft
horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or
wall or building.
c. Trench of any utility should not be in the zone of influence of the retaining wall
or of the building.
4. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms
page for the most up-to-date plan submittal requirements:
http://rentonwa.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 2019 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.
POLICY GUIDELINES FOR TRAFFIC IMPACT ANALYSIS
FOR NEW DEVELOPMENT
A traffic impact analysis is required when 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 peak hour volume of 20 vehicles per hour would relate to daily volume of
approximately 200 vehicles per day. Generally this includes residential plats of 20 lots or more
and commercial sites that generate 20 vehicles per hour.
The developer shall select a registered professional engineer with adequate experience in
transportation planning and traffic engineering. Upon request, the Public Works Department will
offer potential candidates.
The analysis shall incorporate the following elements in the suggested format:
Introduction:
The introduction should, in a narrative fashion with graphics where appropriate to enhance the
text, describe the proposed development (including proposed time frame), establish study area
boundaries (study area should include all roadways and intersections that would experience a 5%
increase in peak hour traffic volumes as a result of the proposed development), describe existing
and proposed land uses within the study area, and describe the existing transportation system to
include transit routes, roadway and intersection conditions and configuration as well as currently
proposed improvements. Roadways and intersections to be analyzed will be determined through
coordination with the Public Works Department and Community Development staff.
Site Generated Traffic Volumes:
The analysis should present a tabular summary of traffic generated from the proposed
development listing each type of proposed land use, the units involved, trip generation rates
used (to include total daily traffic, AM peak hour and PM peak hour) and resultant trip
generation for the time periods listed.
The trip generation information provided in the traffic impact study must be based on the
current edition of the ITE Trip Generation book.
Site Generated Traffic Distribution:
The distribution of site-generated traffic should be presented by direction as a percentage of the
total site generated traffic in a graphic format. The basis for the distribution should be
appropriately defined.
Site Generated Traffic Assignment:
A graphic presentation should be provided illustrating the allocation of site-generated traffic to
the existing street network. The presentation should include Average Daily Traffic (ADT) and AM-
PM peak hour directional volumes as well as turning movements at all intersections, driveways,
and roadways within the study area.
Existing and Projected Horizon Year Traffic Volumes With and Without the Proposed
Development:
The report should include graphics, which illustrate existing traffic volumes as well as forecasted
volumes for the horizon year of the proposed development. Forecasted volumes should include
a projected growth rate and volumes anticipated by pending and approved developments
adjacent to the proposed development. If the development is multi-phased, forecasted volumes
should be projected for the horizon year of each phase. The site-generated traffic should then be
added to the horizon year background traffic to provide a composite of horizon year traffic
conditions.
Condition Analysis:
Based upon the horizon year traffic forecasts with the proposed development, a level of service
(LOS) analysis should be conducted at all intersections (including driveways serving the site).
Based upon this analysis, a determination should be made as to the ability of the existing and
proposed facilities to handle the proposed development. The level of service (LOS) analysis
technique may include any of the commonly accepted methods.
An analysis should be made of the proposed project in light of safety. Accident histories in close
proximity to the site should be evaluated to determine the impact of proposed driveways and
turning movements on existing problems.
Mitigating Measures:
Based upon the results of the previous analysis, if it is determined that specific roadway
improvements are necessary, the analysis should determine what improvements are needed.
If the developer can reduce vehicular traffic by means of promoting transit and ridesharing usage,
these methods are acceptable.
Any proposed traffic signals should be documented with an appropriate warrant analysis of
conditions in the horizon year with the development. Traffic signals should not be contemplated
unless they meet warrants as prescribed in the Federal Highways “Manual on Uniform Traffic
Control Devices”. Proposed traffic signals shall provide coordination programs to compliment the
system.
Any modifications necessary to insure safe and efficient circulation around the proposed site
should be noted.
Conclusions:
This section should serve as an executive summary for the report. It should specifically define the
problems related directly to the proposed developments and the improvements necessary to
accommodate the development in a safe and efficient manner.
A draft report shall be presented to the Development Services Division so that a review might be
made of study dates, sources, methods, and findings. City Staff will then provide in writing all
comments to the developer. The developer will then make all necessary changes prior to
submitting the final report.
H:\CED\Development Services\Development Engineering\TIA GUIDELINES
K:\Preapps\2019\PRE19-000068_King County SEED Educational Classroom\02.Review Comments
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:April 25, 2019
TO:Pre-Application File No. 19-000068
FROM:Clark H. Close, Senior Planner
SUBJECT:King County SEED Educational Classroom – 1200 Monster Rd SW
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
www.rentonwa.gov.
Project Proposal: The project site is located at King County’s South Treatment Plat in Renton at
1200 Monster Rd SW (APN 242304-9006). According to King County Department of Assessments,
the subject site is approximately 39.44 acres in area (1,718,006 square feet). The parcel has a
comprehensive land use designation of Employment Area (EA) and is zoned Heavy Industrial (IH).
The King County Wastewater Treatment Department (KC WTD) is proposing to build a Sustainable
Education Every Day (SEED) Classroom / Living Building Challenge (LBC) pre-fabricated education
building. The proposed facility would be used by KC WTD’s Education Unit and community
partners to provide a dedicated education center on the Renton South Treatment Plant grounds.
The new classroom space would be an approximately 896 square foot pre-fabricated unit and
designed to be LBC certified. The pre-fabricated unit would be used 4-5 days per week and located
between the Administration Building and the Cogen Building. No changes to the existing parking
are proposed. Currently, a section of the South Plant dewatering building is utilized for education
programs and is not meeting program needs, thus a new classroom would allow for expanded
and higher quality programming by both KC staff and current partners. No trees are expected to
be removed, but could be pruned to allow for solar access. If required, KC WTD would be the SEPA
lead agency and would most likely determine a categorical exemption for minor new construction.
The County would be working with Method Homes as the builder for the project’s LBC
prefabrication classroom. KC WTD’s pre-fabrication classroom would have the following features:
net-zero water; net-zero energy; composting toilet; LBC materials Redlist compliant; triple glazed
windows; rainwater reuse and treatment; solar PV array; greywater system; 8 foot tall edible living
wall; reclaimed materials; hang pump operated sink; and super insulated building envelope.
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The parcel is mapped, by City of Renton (COR) Maps, with moderate and high coalmine hazards,
special flood hazard area (100 year flood) – FEMA Zone AE, moderate and high landslide hazards,
regulated slopes, high seismic hazards, regulated shoreline – shoreline high intensity designation
with Black River/Springbrook Creek Reaches (BRSC-A), and wetlands.
Current Use: Currently the site is occupied by King County’s South Treatment Plat.
Development Standards: The project would be subject to RMC 4-2-130.A, “Development
Standards for Industrial Zoning Designations” effective at the time of complete application (noted
as “IH standards” herein). These standards are available on the City’s website at
https://www.codepublishing.com/WA/Renton/#!/Renton04/Renton0402/Renton0402130A.htm
l#4-2-130A.
Zoning: The property is located within the Employment Area (EA) land use designation and the
Heavy Industrial (IH) zoning district. Site plan review is required for all development in the EA
designation. However, development is exempt from site plan review if the project is SEPA
exempt. Other government offices and facilities require a Hearing Examiner Conditional Use
Permit (CUP). The King County’s South Treatment Plat was most likely previously permitted
under a Conditional Use Permit (CUP) as part of a previous site enlargement project known as
Metro Treatment Plant at Renton – Enlargement III project. Minor revisions may be permitted
by an administrative determination if the revision does not involve more than a ten percent
(10%) increase in area or intensity of the use or result in any significant environmental impact
not adequately reviewed or mitigated by previous documents per RMC 4-9-030.G.2. If the
project exceeds the 10% threshold, the applicant would complete a new conditional use permit
application.
Lot Coverage – There is no minimum lot coverage requirement within the IH zone.
Setbacks – Setbacks are the distance between the building and the property line or any private
access easement. The required setbacks in the IH zone are as follows: 15 feet for a front yard or
secondary front yard (20 feet from a principal arterial street); zero for the rear yard or side yards,
except 50 feet if the lot abuts a lot zoned residential. The multiple KC WTD properties were
recently combined under a boundary line adjustment (LUA18-000597). The proposed location of
the pre-fabricated education building would be approximately 350 feet or more from the
nearest property line. Compliance with setback requirements would be verified during the
formal land use review process.
Building Height – There is no maximum building height requirement within the IH zone.
Screening – Screening must be provided for all surface-mounted and roof top utility and
mechanical equipment so as to be screened from public view in accordance with the requirements
outline under RMC 4-4-095. The application would 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.” In office, educational and institutional
developments, a minimum of two (2) square feet per every one thousand (1,000) square feet of
building gross floor area shall be provided for recyclables deposit areas and a minimum of four (4)
square feet per one thousand (1,000) square feet of building gross floor area shall be provided for
refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided
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for recycling and refuse deposit areas. The location and size of the refuse and recyclable area
could not be verified with the pre-application materials. The applicant will be required to
demonstrate compliance with the refuse and recycle standards, as part of a formal application,
or request and have approved a refuse and recycle modification.
Landscaping: Compliance with landscape regulations is required with new buildings. 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. Please refer to
landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A
detailed landscape plan and landscape analysis meeting the requirements in RMC 4-8-120.D.12,
would be required at the time of formal land use application.
Significant Tree Retention: If tree removal is proposed, a tree inventory and a tree retention plan
along with a tree retention worksheet shall be provided with the formal land use application.
According to the performance standards for land development, the tree retention plan must show
preservation of at least 10 percent (10 %) 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.
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. No tree removal was proposed in the submitted
materials.
Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the
location must be designated on the landscape plan. A wall taller than four feet (4') requires a
building permit. Fences up to six feet (6’) in height are permitted in the rear yard or side yard;
fences up to four feet (4’) are allowed in the front yard. A fence taller than six feet (6') requires a
building permit. A fence shall not be constructed on top of a retaining wall unless the total
combined height of the retaining wall and the fence does not exceed the allowed height of a
standalone fence. New or existing fencing would need to comply with the fence requirements of
the code (RMC 4-4-040).
Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other
masonry product that complements the proposed building and site development. There shall be
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a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-
of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about
fences and retaining walls. No fences or retaining walls were shown on the submitted materials.
Parking: The following ratios would be applicable to the site per RMC 4-4-080:
USE NUMBER OF REQUIRED SPACES
Uses not specifically
identified in this
Section
Department of Community and Economic Development staff shall
determine which of the below uses is most similar based upon staff
experience with various uses and information provided by the
applicant. The amount of required parking for uses not listed above
shall be the same as for the most similar use listed below.
Colleges and
universities, arts and
crafts schools/studios,
and trade or
vocational schools:
A minimum and maximum of 1 per employee plus 1 for every 3
student rooming units, plus 0.5 space for every full-time student not
residing on campus. In addition, if buses for transportation of
students are kept at the school, 1 off-street parking space shall be
provided for each bus of a size sufficient to park each bus.
It is unclear the overall impacts of the proposed new building and project improvements. The
applicant would be required at the time of land use application 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.
It should be noted that the parking regulations specify standard stall dimensions. Surface parking
stalls must be a minimum of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel
stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more
than 30 percent of the spaces in the surface parking lots. 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. The appropriate amount of ADA accessible stalls based on the total number of
spaces must be provided.
Loading: Buildings which utilize ground level service or loading doors shall provide a minimum of
forty five feet (45') of clear maneuvering area in front of each door.
Lighting: With additions to or replacement of light fixtures, parking lot or display lot light fixtures
shall be non-glare and mounted no more than twenty five feet (25') above the ground to minimize
the impact onto adjacent and abutting properties. See 4-4-075 for additional standards.
Access: No changes to the existing access locations are proposed.
Pedestrian Access: A pedestrian connection shall be provided from all public entrances to the
street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building
entries and internally from buildings to abutting properties. Compliance with pedestrian
pathways and connections would be further analyzed at the time of land use review.
Critical Areas: The project site has been mapped with a variety of critical areas (see project
proposal above). The applicant shall contract with a geotechnical engineer in order to verify that
the earthwork, foundation and other recommendations have been properly interpreted and
implemented in the design and engineering plan documents. Additionally, the applicant may need
to complete an analysis on Coal Mine Hazards in the area pursuant to RMC 4-8-120.D.7
Geotechnical Report – Detailed Requirements.
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Springbrook Creek is located offsite to the east. Springbrook Creek is a Shoreline of the State and
is subject to the provisions of the Shoreline Management Act. If any work is proposed within 200
feet of Springbrook Creek, the proposal would be required to comply with the City’s Shoreline
Master Program Regulations (RMC 4-3-090).
In addition, a floodplain is mapped on the project site. If any development is proposed within the
floodplain, a flood hazard study and Biological Assessment would be required at the time of
formal land use application. The study would need to demonstrate that the proposed
development would be constructed one (1) foot above base floor elevation for the 1995 Flood
Insurance Rate Map (1995 FIRM Map) and provide an analysis as to whether the proposal would
require compensatory storage.
Environmental Review: As submitted, the proposal would be exempt from State Environmental
Policy Act (SEPA) review per WAC 197-11-800(1)(b)(iv) – the construction of a commercial building
less than 4,000 square feet and parking for less than 20 vehicles.
Conditional Use Permit: Conditional Use Permits allow for review of certain uses with special
characteristics that may not generally be appropriate within a zoning district, but may be
permitted subject to conditions and mitigation measures that protect public health, safety and
welfare and ensure compatibility with other uses in the district. Decisional criteria for the
conditional use permit are itemized in RMC 4-9-030.D. 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.
Permit Requirements: All applications can be reviewed concurrently in an estimated time frame
of 12 weeks once a complete application is accepted. The 2019 application fee would be as
follows: $3,080 Hearing Examiner Conditional Use Permit. 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 Information Sign: Public Information Signs are required for Type III Land Use Permits
(Hearing Examiner Conditional Use Permit), as classified by RMC 4-8-080. Public Information Signs
are intended to inform the public of potential land development, specific permits/actions being
considered by the City, and to facilitate timely and effective public participation in the review
process. The applicant must follow the specifications provided in the public information sign
handout (see land use forms on City website). The applicant is solely responsible for the
construction, installation, maintenance, removal, and any costs associated with the sign.
Impact Mitigation Fees: Fire and transportation impact fees would be assessed based on the final
assessed use of the building. These fees would be calculated at the time of building permit
application and payable prior to building permit issuance. The 2019 impact fees are as follows:
A Transportation Impact Fee would be determined from the ITE manual; and
King County SEED Educational Classroom
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K:\Preapps\2019\PRE19-000068_King County SEED Educational Classroom\02.Review Comments
A Fire Impact Fee of $0.72 per square foot for education schools or $0.26 per square foot
for office.
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 is strongly
encouraged to have the application materials pre-screened at the 6th floor front counter prior to
submitting the complete application package. Please call Clark Close, Senior Planner at 425-430-
7289 or cclose@rentonwa.gov to schedule an appointment.
Expiration: Once a Conditional Use Permit application has been approved, the applicant has two
(2) 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.
LONGACRES DRIVE MONSTER ROADSW GRADY
WAYSW GRADY WAYPLANT GRID NORTHLAMBERT NORTH16°20'58"KING COUNTY DNRP-WTDSOUTH TREATMENT PLANT1200 MONSTER RD SWRENTON WA, 98057T23N 4E SECTION 24SITE MAPAREA OF WORK12345DESIGNED/DRAWN:PROJECT ENGINEER:PROJECT ACCEPTANCE:DESIGN APPROVAL:CONTRACT NO:DRAWING NO:PROJECT FILE NO:DCN:SCALE:FACILITY NUMBER:DEPARTMENT OF NATURAL RESOURCES & PARKSWASTEWATER TREATMENT DIVISIONDATE:SHT NO / TOTALREVNO:BORDER FILE EDITION: KCWTD-2012R1-Dsize-TB-Border
12345EFGHBCDACHECKED:REFERENCE 1"0C:\Users\goodmancm\Desktop\G001AA.dwg | Layout: Layout 1PLOTTED: Oct 01, 2018-04:33:03pm By goodmancmXREFS:IMAGES:SOUTH TREATMENT PLANTNOREVISION DESCRIPTIONBYAPVDDATEEFGHBCDASEED CLASSROOMLOCATIONG001C GOODMANSP-1000MAY 2018COGEN BUILDINGNORTH PRIMARYGRIT STRUCTUREADMINBUILDINGSEEDCLASSROOMLOCATIOINSCALE:NTSPHOTO LAYOUT--1PUMP BUILDING
100'-0"8NORTH ARROWELEVATION ABOVEPROJECT DATUM1A9.01ABCDOTHERCLOUD AROUNDREVISION OPTIONALREVISIONEQUIPMENT IDENTIFICATIONCEILING HEIGHTDOOR NUMBERCOLUMN LINEWORK POINT, CONTROLPOINT OR DATUM POINT2EQUIPMENT REFERENCEELEVATIONREFERENCE0.000.000.000.00CEILING HEIGHT (ON PLANS)ELEVATIONWALL SECTIONBUILDING SECTIONKEY NOTESGLASS TYPEMATCH LINE1NUMBERED (OR KEY) NOTESGLASS IDENTIFICATION1INTERIOR ELEVATIONELEVATION IDENTIFICATIONSHEET WHERE ELEVATION IS DRAWNSIDE SHOWNENLARGEDPLAN ORELEVATIONCIRCLED AREA SHOWN ON LARGE SCALE PLANOR ELEVATION1A7.03SHEET WHERE PLAN IS DRAWNPLAN IDENTIFICATIONSHEET WHERE SECTION IS DRAWNSECTION IDENTIFICATIONSHEET WHERE SECTION IS DRAWNSECTION IDENTIFICATION1A9.031A9.031A6.031A6.03SHEET WHERE ELEVATION IS DRAWNELEVATION IDENTIFICATION1A5.03DOOR SUFFIX FOR MULTIPLE DOORSGENERALLY CORRESPONDSTO ROOM NUMBER WHEREDOOR OCCURS1AROOMTITLE& NUMBER216OFFICENUMBERTITLEFIRST DIGIT IS FLOOR LEVELARCHITECTURAL SYMBOLSPROPERTY LINE216A8'-0"WINDOW TYPE1FL.EL.(E)(N)(N)(E)ScaleProject numberDateDrawn byChecked byThe SEEDCollaborative3446a 34TH AVENUE W SEATTLE 98199206-384-73818/11/2014 10:30:08 AMA1.00COVER SHEET014-001SEEDclassroomSEEDCollaborative08/03/14SHSGENERAL NOTES:1. THIS IS A STOCK UNIT FOR ECOCRAFT HOMES.2. THIS UNIT SHALL COMPLY TO PENNSYLVANIA BUILDING CODE.3. THIS STRUCTURE SHALL NOT BE LOCATED AT ANY SITE THAT IS NOT WITHIN THEAPPROVED DESIGN SPECIFICATION. THIS STRUCTURE SHALL NOT BE LOCATED LESS THAN5' FROM LOT LINES OR ADJACENT STRUCTURES,4. THE CONSTRUCTION SHALL NOT RESTRICT A 5' FOOT CLEAR AND UNOBSTRUCTEDACCESS TO ANY WATER OR POWER DISTRIBUTION FACILITY, POWER POES, PULL BOXES,TRANSFORMERS, VAULTS, PUMPS, VALVES, METERS, APPURTENCANCES, ETC; OR TO THELOCATION OF THE HOOK-UP. THE CONSTRUCTION SHALL NOT BE WITHIN 10' OF ANY POWERLINES - WHETHER OR NOT THE LINES ARE LOCATED ON THE PROPERTY, FAILURE TOCOMPLY MAY CAUSE CONSTRUCTION DELAYS AND/OR ADDITIONAL EXPENSES. OBTAINAPPROVAL FROM WATER AND POWER DISTRICT.5. OBTAIN PERMITS FROM LOCAL JURISDICTIONS PRIOR TO CONSTRUCTION FOR:A. TEMPORARY PEDESTRIAN PROTECTION AS REQUIRED.B. CONSTRUCTION NEAR ANY STREET OR PUBLIC AREA.CONTROLLED INSPECTIONS:THE FOLLOWING WORK SHALL BE SUBJECT TO CONTROLLED INSPECTIONS:REQURIED FOR FULL WORK PERMIT:FOUNDATIONFRAMINGPLUMBING ROUGH-INELECTRICAL ROUGH-ININSULATIONFINAL INSPECTIONNo. Description Date