HomeMy WebLinkAboutPRE21-000410 (CO Longacres Redevelopment.).pdfPREAPPLICATION MEETING FOR
Longacres Redevelopment
1901 Oakesdale Ave SW, Renton, WA 98057
PRE21-000410
CITY OF RENTON
Department of Community & Economic Development
Planning Division
November 24, 2021
Contact Information:
Planner: Clark H. Close, 425.430.7289, cclose@rentonwa.gov
Public Works Plan Reviewer: Nathan Janders, 425.430.7382, njanders@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@rentonrfa.org
Building Department Reviewer: Rob Shuey, 425.430.7235, 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 or email
and schedule an appointment with the assigned planner to have the documents pre-
screened.
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,
Community & Economic Development Administrator, Public Works Administrator, and
City Council).
M E M O R A N D U M
DATE: November 22, 2021
TO: Clark Close, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Longacres Redevelopment
1. The fire flow is undetermined currently, without further construction details. A
minimum of two hydrants are required for each structure. Primary hydrants are required
within 150-feet and secondary hydrants are required to be within 300-feet of each new
building. Maximum fire hydrant spacing around each building is 300-feet on center. Extensive
water main extensions will be required as there are few in the area now. One hydrant is
required to be within 50-feet of the fire department connection for the standpipes and
sprinkler system on each building.
2. Fire impact fees are applicable at the rate of $964.53 per multi-family unit, $1.25 per
square foot of retail space and $5.92 per square foot of restaurant space. No fee for parking
garage areas. This fee is paid at time of each individual building permit is issued.
3. Approved fire sprinkler, fire standpipe and fire alarm systems are required throughout
all the buildings. Separate plans and permits required by the fire department. Direct outside
access is required to the fire sprinkler riser room. Fully addressable and full detection is
required for the fire alarm system.
4. Fire department apparatus access roadways are required within 150-feet of all points on
the building. Fire lane signage required for the on-site roadway. Required turning radius are
25-feet inside and 45-feet outside. Roadways shall be a minimum of 20-feet wide. Roadways
shall support a minimum of a 30-ton vehicle and 75-psi point loading. Minimum vertical
clearance is 13-feet, 6-inches. Fire lane signage required per code.
5. Each building shall be equipped with an elevator to meet the size requirements for a
bariatric size stretcher. Car size shall accommodate a minimum of a 40-inch by 84-inch
stretcher.
6. 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.
7. The project shall comply to all applicable high-rise requirements of the International
Building and Fire Codes, 2018 editions.
8. 914.3.7 Air replenishment systems. All high-rise buildings shall be equipped with an
approved rescue air replenishment system. The system shall provide an adequate pressurized
fresh air supply through a permanent piping system for the replenishment of portable life
sustaining air equipment carried by Fire and Emergency Services Department, rescue and other
personnel in the performance of their duties. Location of access stations, as well as installation
and maintenance of the air replenishment systems, shall meet the requirements as determined
by the Fire Code Official. A specifications document for the construction of air replenishing
systems that conforms to the breathing equipment used by the Renton Fire and Emergency
Services Department will be made available by the Fire Code Official.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: November 23, 2020
TO: Clark Close, Senior Planner
FROM: Nathan Janders, Plan Reviewer
SUBJECT: Longacres redevelopment
1901 Oakesdale Ave SW
PRE21-000398
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)
0886700010, 0886700020, 0886700030, 0886700040, 0886700050, 0886700060, 0886700070,
0886700080, 0886700110, 0886700120, 0886700130, 0886700140, 0886700200, 0886700210,
0886700220, Tract A, Tract B, 2423049071, 2423049055, 2423049052, 2423049050 and 2423049048. The
following comments are based on the pre-application submittal made to the City of Renton by the
applicant.
Water
1. The project is within the City of Renton’s water service area in the Valley 196 Pressure Zone.
2. The static water pressure is approximately 76 psi at ground elevation of 20 feet.
3. There is an existing 12-inch water main in SW 16th St that can deliver a maximum flow capacity of
5,300 GPM (see record project file WTR2701906 for as-built files).
4. There is an existing 12-inch water main looped around the existing building on parcel 2423049022
that can deliver a maximum flow capacity of 5,400 GPM (see record project file WTR2702071 for as-
built files).
5. There is an existing 12-inch water main looped around the existing building on parcel 0886700220
and extending through parcels 2423049022, 0886700210 and 0886700200 that can deliver a
maximum flow capacity of 5,600 GPM (see record project file WTR2702323 for as-built files).
6. There is an existing 10-inch water main within parcels 0886700010, 0886700020, 0886700030, and
0886700040 that can deliver a maximum flow capacity of 1,900 GPM (see record drawing W-082701).
7. The existing water mains on private property are located within easements as identified on the
binding site plan as per King County recording number 20050504000673.
8. There is an existing 4-inch domestic water service and meter with a 4-inch DCVA serving the building
on parcel 0886700220.
9. There is an existing dual 10-inch fire service with a DCDA serving the existing building on parcel
0886700220.
10. There is an existing 6-inch domestic water service and meter with a DCVA serving the existing building
on parcel 2423049022.
11. There is an existing dual 10-inch fire service with a DCDA serving the existing building on parcel
2423049022.
12. There is an existing 4-inch fire service with a DCVA on parcel 0886700040.
13. Based on the review of project information submitted for the pre-application meeting, Renton
Regional Fire Authority is unable to determine the preliminary fire flow capacity. Per City code a
looped water main is required around the building or complex of buildings when the fire flow demand
exceeds 2,500 GPM.
14. Based on the information provided with the pre-application submittal documents, the following
developer’s installed water main improvements will be required to provide domestic and fire
protection service to the development including but not limited to the items that follow.
• Installation of a minimum 12-inch water main servicing the proposed mixed use buildings
along the west side of the development is required. The new main should connect to the
existing 12-inch water main in SW 16th S and the existing 12-inch water mains on parcel
2423049022 and 0886700200.
• A 15 feet wide public water easement is required for any public water main, hydrants and
water meters located outside City right-of-way. A minimum 10-foot setback is required from
the building foundation to the new water main.
• The sizing of the meters and private service lines to the building shall be in accordance with
the most recent edition of the Uniform Plumbing Code. If the size required to the existing
buildings is sufficient then the existing service line and meter may be re-used. If a new
service line is to be installed a minimum 1-inch domestic water service is required for the
building. Services and meters 3-inch and larger are installed by the developer, 2-inch and
smaller are installed by City forces
• If the existing 12-inch water main on parcel 2423049022 requires relocation due to the
proposed new parking structure, then a new main shall be installed prior to
decommissioning of that portion of the existing main requiring relocation and a portion of
the existing easement shall be relinquished.
• Any existing water mains to be removed shall also relinquish or partially relinquish the
easement they are contained within unless the new water main is proposed within the
easement and the easement meets current standards.
• Installation of a separate water service and meter for the residential portion of each new
building. The sizing of the meter shall be in accordance with the most recent edition of the
Uniform Plumbing Code. All residential domestic water meters shall have a double check valve
assembly (DCVA) installed behind the meter on private property per City Standards. The DCVA
may be located inside the building if the location is pre-approved by the City Plan Reviewer
and City Water Utility Department. The backflow prevention assembly must be located
adjacent to and behind a building exterior wall.
• Installation of a separate water meter for the commercial portion of each new building. All
commercial domestic water meters shall have a reduced pressure backflow assembly (RPBA)
installed behind the meter on private property per City Standards. The RPBA shall be installed
inside an above ground, heated enclosure per City Standard Plan 350.2. The RPBA may be
located inside the building if a drainage outlet for the relief valve is provided and the location
is pre-approved by the City Plan Reviewer and City Water Utility Department. The backflow
prevention assembly must be located adjacent to and behind a building exterior wall.
• Domestic water meters 3-inch or larger shall be installed in an exterior vault per standard plan
no 320.4. The meter vault shall be located within public ROW or within an easement on
private property.
• Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if
applicable.
• Installation of a fire sprinkler stub a with a double check detector assembly (DCDA) is required
for backflow prevention to each building. The sizing of the fire sprinkler stub and related
piping shall be done by a registered fire sprinkler designer/contractor. The DCDA shall be
installed on the private property in an outside underground vault per City Standard Plan
360.2. The DCDA may be installed inside the building if it meets the conditions per City
Standard Plan 360.5 for the installation of a DCDA inside a building. The location of the DCDA
inside the building must be pre-approved by the City Plan Reviewer and Water Utility. The
backflow prevention assembly must be located adjacent to and behind a building exterior
wall.
• Installation of off-site and on-site fire hydrants. The location and number of hydrants will be
determined by the RRFA based on the final fire flow demand and final site plan. A hydrant is
required within 50 feet of the building’s fire sprinkler system fire department connection
(FDC). See RRFA comments for additional hydrant spacing requirements.
15. 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 th e City’s 2012 Water
System Plan. Adequate horizontal and vertical separations between the new water main and other
utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the
operation and maintenance of the water main. Retaining walls, rockeries or similar structures cannot
be installed over the water main unless the water main is installed inside a steel casing.
16. A conceptual utility plan will be required as part of the land use application for the subject
development.
17. 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 2020 Development Fees Document on the City’s website. Fees will
be charged based on the rate at the time of construction permit issuance.
• The SDC fee for water is based on the size of the new domestic water to serve the project.
The current water fee is $4,400.00 per 1-inch meter, $22,000 per 1-1/2 inch meter, $35,200
per 2-inch meter and $70,400 per 3-inch meter.
• Water service installation charges for each proposed domestic water service is applicable.
Water Service installation is $2,875.00 per 1-inch service line, $4,605 per 1-1/2 inch service,
$4,735 per 2-inch service, and for services larger than 2-inch a $220 processing fee is applied
and the Contractor will provide the materials and will install the service line and water meter.
• Drop-in meter fee is $460.00 per 1-inch meter, $750 per 1-1/2 inch meter, and $950 per 2-
inch meter.
• A credit will be applied to the existing service if abandoned.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=CityofR
enton
Sanitary Sewer
1. The project is within the City of Renton’s sanitary sewer service area.
2. On parcel 0886700220:
a. There is an existing, private, 8-inch gravity wastewater main located along the north and east
side of the existing building discharging to a 10-inch City of Renton wastewater main within
Oakesdale Ave SW (see record drawing S-23230A).
b. There is an existing grease interceptor located on the east side of the building. The existing
interceptor shall be verified for size per the latest edition of the Uniform Plumbing Code (UPC)
and if found acceptable may be re-used.
c. There are three existing DI side sewers serving the building. The stub can be CCTV’d and if
found acceptable to the sewer department may be re-used. If new sewer stubs are required
they shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details.
3. On parcel 243049022:
a. There is an existing, private, 8-inch gravity wastewater main located along the north and east
side of the existing building discharging to an 8-inch City of Renton wastewater main within
SW 16th St (see record drawing S-207105 and S-207106).
b. There is an existing grease interceptor located on the east side of the building. The existing
interceptor shall be verified for size per the latest edition of the Uniform Plumbing Code (UPC)
and if found acceptable may be re-used.
c. There are multiple existing DI side sewers serving the building. The stub can be CCTV’d and if
found acceptable to the sewer department may be re-used. If new sewer stubs are required
they shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details.
4. There is an existing 12-inch gravity wastewater main located near the southeast corner of parcel
0886700200 (no record drawing available).
5. There is an existing 8-inch gravity wastewater main terminating at the north end of parcel 0886700100
(see record drawing S-388304).
a. A connection would cross parcel 0005800017 and it is not clear if an easement exists
therefore one may have to be obtained to facilitate a connection at this location.
6. There is an existing 8-inch gravity wastewater main located in SW 16th St (see record drawing S-
20710D).
7. Individual sewer stubs from the sewer main and individual side sewers are required for the
commercial and residential uses. All new sewer stubs shall conform to the standards in RMC 4-6-040
and City of Renton Standard Details.
8. An oil/water separator will be required for connecting the covered parking lot to sewer. If a sub-
terrain parking is incorporated and cannot achieve a gravity sewer discharge to the main, the applicant
may need to install an internal pump to bring the basement garage flows to the surface level for
gravity drain to the side sewer.
9. A grease interceptor is required if there is a commercial kitchen.
10. A conceptual utility plan will be required as part of the land use application for the subject
development.
11. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer
is based on the size of the new domestic water to serve the project. Current fees can be found in the
2021 Development Fees Document on the City’s website. Fees will be charged based on the rate at
the time of construction permit issuance.
• The current sewer fee for is $3,500.00 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.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=CityofR
enton
Surface Water
1. There is an existing 24-inch stormwater main in Oakesdale Ave SW (see record drawing R-234726
thru. R-234728).
2. There is an existing 48-inch stormwater main in SW 16th St. that conveys runoff from the west side of
the proposes project to an offsite channel north of the northwest corner of the site (see record project
file TED4002071).
3. There is an existing, private, on-site conveyance system, detention facilities, and water quality
facilities on parcels 2423049022 and 0886700360 (see record project file TED4002071)
4. There is an existing, private, on site conveyance system and detention facility on parcel 0886700370
(see record project file TED4003883).
5. There is an existing, private, on-site conveyance system and detention pond on parcels 0886700110,
0886700120, 0886700130, 0886700210 and 0886700220 (see record project file TED4002323).
6. Critical areas on site that may affect stormwater review include: flood hazard FEMA zone AE and
wetlands.
7. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design
Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2017 Renton Surface Water Design
Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls
within the City’s Peak Rate Flow Control Standard Area - Matching Existing. The site falls within the
Black River drainage basin.
8. The current Surface Water Standard Plans shall be used in all drainage plan submitt als. The current
City of Renton Standard Details are available online in the City of Renton website
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton
9. 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.
10. 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.
11. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual
Section C.1.3.
12. Erosion control measures to meet the City requirements shall be provided.
13. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of
the site exceeds one acre.
14. The development is subject to a surface water system development charge (SDC) fees. Fees will be
charged based on the rate at the time of construction permit issuance.
• The current SDC fee is $0.80 per square foot of new impervious surface but not less than
$2,000.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=CityofR
enton
Transportation
1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $150,000.
The proposed project fronts Oakesdale Ave SW to the east, and private property on all other sides.
• Oakesdale Ave SW is classified as a Principal Arterial street with an existing right-of-way
(ROW) width of approximately 90 feet. To meet the City’s complete street standards for
Principal Arterial streets with 5 lanes a minimum ROW width of 103 feet is required. Per RMC
4-6-060 half of street improvements as taken from the ROW centerline shall be required and
include a minimum 66 foot paved road (33 feet each side), a 0.5 foot curb, an 8 foot planting
strip, an 8 foot sidewalk, 2 foot clear space at back of walk, street trees and storm drainage
improvements. Dedication of approximately 6.5 feet is required pending final survey.
i. Oakesdale Ave SW has a bridge crossing over Springbrook Creek near the northwest
corner of the site. The existing cross section at the bridge includes a 66 foot paved
road with a 0.5 foot curb and 6 foot sidewalk on both sides of the roadway. The City
is amenable to a modification to retain the existing street section crossing the bridge.
A modification would be required to be submit with the land use proposal.
• SW 16th St. is classified as a Collector Arterial street with a variable ROW width of
approximately 70-. To meet the City’s complete street standards for Collector Arterial streets
with 3 lanes a minimum ROW width of 94 feet is required. Per RMC 4 -6-060 half street
improvements as taken from the ROW centerline shall be required and include a minimum 41
foot paved road (20.5 feet each side), a 0.5 foot curb, an 8 foot planting strip, an 8 foot
sidewalk, 2 foot clear space at back of walk, street trees and storm drainage improvements.
Dedication may be required pending final survey.
• The Renton Bike and Trails Master Plan calls for a shared use path along the east side of the
BNSF right of way connecting SW 27th Street to Longacres Drive SW.
2. Refer to City code 4-4-080 regarding driveway regulations.
3. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090.
4. Street lighting is required for a project that consists of more than 5,000 square feet of commercial
space or 4 residential units. See RMC 4-6-060 for street lighting requirements.
5. 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.
6. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench
Restoration and Street Overlay Requirements.
7. The development is subject to transportation impact fees. Fees will be charged based on the rate at
the time of building permit issuance.
• Unless noted otherwise in the Fee Schedule, the 2021 transportation impact fee is $7,145.85
per net new PM peak Hour Vehicle Trip per PM Peak Hour Vehicle Trip.
General Comments
1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone,
and cable services, etc.) along property frontage or within the site must be underground as outlined
in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise
utilities must be inspected and approved by a City of Renton inspector.
2. Adequate separation between utilities as well as other features shall be provided in accordance with
code requirements.
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
3. All construction utility 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 shall be included with the civil plan submittal. Each pl an shall be on separate
sheets.
5. 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.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2021\PRE21-000410\Working Files
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: November 24, 2021
TO: Pre-Application File No. 21-000410
FROM: Clark H. Close, Senior Planner
SUBJECT: Longacres Redevelopment - 1301 SW 16th St, Renton, WA 98055
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 available online at
www.rentonwa.gov.
Project Proposal: The proposed project site (“Site”) consists of 16 separate parcels (APNs
242304-9022, 088670-0010, -0020, -0030, -0040, 0050, -0060, -0070, -0080, -0110, -0120, -0130,
-0140, -0200, -0210, and -0220) and two tracts (Tract A (APN 0886700360) and Tract B (APN
0886700370) located at 1301 SW 16th St and 1901 Oakesdale Ave SW. Based on King County
Department of Assessments, the Site area totals approximately 4,927,753 square feet (113.13
acres). In addition, the overall Site includes five industrial parcels that provide the power, heat,
and cooling that have a combined area of approximately 133,035 square feet (3.05 acres) (APNs
2423049071, -9055, -9052, -9050, and -9048) located at 1300, 1316, 1412, 1404, and 1432 SW
16th St. The Site is part of the original 158 acres of property known as the Longacres Office Park
(“LOP”) and is located in the Commercial Office (CO) zone. The proposed project would include
activating the former Boeing office campus with updated office, new multi-family housing,
ground floor retail, eating and drinking establishments, recreational facilities, interconnected
open space amenities throughout the property, and other commercial uses depending on
market conditions. In addition, the applicant is considering the potential construction of a
parking structure and a small boat/kayak launch.
Current use of the site and any existing features consists of the following: a) an office park
located on the northern large parcel (APN 242304-9022); b) an existing five-story Boeing office
building located on parcel no. 088670-0220; c) office buildings located on the northern office
park parcels; d) surface parking on Lots 1, 2, 3, 13, 21 and the northern office park parcel; e)
undeveloped land or cleared land located on the remainder of the property; and f) the industrial
northern property that provides the power, heat and cooling for Longacres.
Longacres Redevelopment
Page 2 of 13
November 24, 2021
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2021\PRE21-000410\Working Files
The following table identifies the uses and square footages anticipated at Longacres, but the
proposal is expected to vary depending on the parking structure.
Without Parking Garage With Parking Garage
Office 875,538 SF 1,065,149 SF
Commercial TBD Up to 189,611 0 SF
Retail / Eating / Drinking 145,000 SF 145,000 SF
Recreational Facility 650,000 SF 650,000 SF
Multifamily 3,232,240 SF = ~3,458 units 3,232,240 SF = ~3,458 units
Open Space 610,000 SF 610,000 SF
Parking Existing: 2,150 stalls
Added: 3,035 stalls
Total: 5,035 stalls
Existing: 2,150 stalls
Added: 5,035 stalls
Total: 7,185 stalls
Unico anticipates executing a new development agreement to allow for phased development
that executes on a master plan and a planned urban development for the transit-oriented
development located adjacent to the Tukwila Station. According to City of Renton (COR) Maps,
the Site contains high seismic hazard areas, special flood hazard areas (100 year flood) FEMA
Zone – AE, regulated shorelines – shoreline high intensity, regulated slopes, and wetlands.
Current Use: Current use of the site and any existing features consists of an office park and
associated surface parking. The remainder of the site includes undeveloped land.
Comprehensive Plan/Zoning Requirements: The property is located within the Employment
Area (EA) land use designation and Commercial Office (CO) zoning classification. The purpose of
the CO zone is to provide areas appropriate for professional, administrative, and business offices
and related uses, offering high-quality and amenity work environments. In addition, a mix of
limited retail and service uses may be allowed to primarily support other uses within the zone,
subject to special conditions. Limited light industrial activities, which can effectively blend in
with an office environment, are allowed, as are medical institutions and related uses. The
Highlighted uses and requirements for the site:
• General office: a permitted use in the CO zone.
• Attached dwelling – Flats: an allowed use in the CO zone through a Planned Urban
Development pursuant to RMC 4-9-150, Planned Urban Development Regulations.
o Mixed Use Building: Dwelling units are allowed only within a vertically mixed use
building with ground floor commercial and a minimum of eight (8) stories that is
designed and developed pursuant to RMC 4-4-150, Residential Mixed Use
Development Standards. Commercial uses on the ground floor shall be limited
to retail sales, on-site services, eating and drinking establishments, taverns,
daycares, preschools, indoor recreational facilities, pet daycares, craft
distilleries/small wineries/micro-breweries with tasting rooms and similar uses
as determined by the Administrator.
o Structured Parking: Required parking for the dwelling units shall be provided
entirely within an attached structured parking facility. If not provided within a
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structured parking garage, surface parking lots serving commercial uses shall be
located to the rear and/or side of the building.
o Prohibited Locations: The lot shall not be located within one thousand feet
(1,000') of an adult retail or entertainment business located within the City of
Renton.
• Retail sales: allowed outright in the Employment Area (EA) land use designation.
• Eating and drinking establishments: an allowed use in the CO zone provided the use is
developed as part of a general offices building or a residential mixed-use building, yet
shall not occupy more than twenty five percent (25%) per building.
• Recreational facilities, indoor, new: an allowed use in the CO zone provided the use is
developed as part of a general offices building or a residential mixed-use building, yet
shall not occupy more than twenty five percent (25%) per building.
• Recreational facilities, outdoor: requires a Hearing Examiner Conditional Use Permit in
the CO zone and in the Employment Area (EA) land use designation west of Rainier
Avenue South/ SR-167. Upon proper application, and findings of compliance with
conditional use permit criteria, a conditional use permit may be granted.
• Parking garage, structured, commercial or public: a permitted use in the CO zone.
Development Standards: The project would be subject to RMC 4-2-120B, “Development
Standards for Commercial Zoning Designations” effective at the time of complete application
(noted as “CO standards” herein). These standards are available on the City’s website. Please
refer to the applicable footnotes in the RMC when applying these development standards to
your proposal.
CO Development Standards
Minimum Lot Size for lots
created after July 11, 1993
25,000 sq. ft.
Minimum Lot Width/Depth
for lots created after July
11, 1993
None
Maximum Lot Coverage for
Buildings
65% of total lot area or 75% if parking is provided within the
building or within a parking garage.
Minimum Front Yard Residential Mixed Use Buildings: 0 ft.
Buildings less than 25 ft. in height: 15 ft.
Buildings 25 ft. to 80 ft. in height: 20 ft.
Buildings over 80 ft. in height: 30 ft.
Maximum Front Yard Residential Mixed Use Buildings: 15 ft.
All Other Buildings: None
Minimum Secondary Front
Yard
Residential Mixed Use Buildings: 0 ft.
Buildings less than 25 ft. in height: 15 ft.
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Buildings 25 ft. to 80 ft. in height: 20 ft.
Buildings over 80 ft. in height: 30 ft.
Maximum Secondary Front
Yard
Residential Mixed Use Buildings: 15 ft.
All Other Buildings: None
Minimum Rear Yard and
Minimum Side Yard
None required, except, 15 ft. if abutting a lot zoned
residential.
Maximum Building Height 250 ft.
Please note that in no case shall building height exceed the
maximum allowed by the Airport Compatible Land Use
Restrictions, for uses located within the Federal Aviation
Administration Airport Zones designated under RMC 4-3-020.
Pedestrian Access (General) A pedestrian connection shall be provided from a public
entrance to the street, unless the Reviewing Official
determines that the requirement would unduly endanger the
pedestrian.
Refuse or Recycling (Size,
Location, and Screening)
See RMC 4-4-090
Parking and Loading
(General)
See RMC 4-4-080 and RMC 10-10-13
Required Location for
Parking
N/A
Residential Mixed Use Development Standards: The project would be subject to RMC 4-4-150,
“Residential Mixed Use Development Standards” effective at the time of complete application.
The purpose is to ensure that all development is consistent with the goals, objectives and
policies of the Comprehensive Plan and provide development standards for integrated
residential and commercial development within the same building or on the same parcel or
contiguous group of parcels. In the CO zone, a minimum of 40% of the gross ground floor area of
all buildings on site containing dwelling units shall be developed with commercial square
footage. Ground floor commercial space shall be along any street frontage or, in the absence of
street frontage, along the primary facade of the building in conformance with the following
standards:
a. A minimum average depth of thirty feet (30') and no less than twenty feet (20') at any given
point;
b. A minimum floor-to-ceiling height of eighteen feet (18'), and a minimum clear height of
fifteen feet (15') unless a lesser clear height is approved by the Administrator;
c. ADA compliant bathrooms (common facilities are acceptable);
d. A central plumbing drain line; and
e. A grease trap and a ventilation shaft for a commercial kitchen hood/exhaust.
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For vertically mixed-use buildings, the facade necessary for interior entrances, lobbies, and
areas/facilities developed for the exclusive use of the building’s residents, or their guests (“lobby
facade” for the purposes of this Section), is limited to thirty five percent (35%) of the overall
facade along any street frontage or the primary facade. The Administrator may allow the lobby
facade to exceed thirty five percent (35%) if the depth of the commercial space exceeds the
minimum required by RMC 4-4-150E, provided the increased percentage of lobby facade is
generally proportional to the increased depth of commercial space.
Compliance with the residential mixed use development standards would be verified at the
time of formal land use application review.
Density: Minimum of 75 dwelling units per net acre (du/ac) if within a mixed use building and a
maximum of 150 du/ac. Density may be increased up to 250 dwelling units per net acre subject
to conditional use permit approval. A density bonus may be granted for developments that
satisfy the criteria and standards of RMC 4-9-065, Density Bonus Review. The applicant is
proposing seven buildings (Buildings 4-7 – 1,898 market rate units) with approximately 3,458
total units. The applicant is anticipating approximately 138 dwellings per net acre. Compliance
with density allowances would be verified at the time of formal land use application review.
Minimum Lot Size, Width and Depth: The minimum lot size in the CO zone is 25,000 square feet
for lots created after July 11, 1993. There are no minimum requirements for lot width or depth
for lots created after July 11, 1993 within the CO zone. The applicant would be required to
maintain a minimum 25,000 sf lot size as part of any redevelopment of the site.
Building Coverage: The CO zone allows a maximum building coverage of 65 percent, or 75
percent if parking is provided within a building or within a parking garage. The parking is
proposed to remain surface parking only. The applicant is proposing the preliminary phase of
designing a transit-oriented redevelopment of Longacres. Compliance with the building
coverage requirements would be verified at the time of formal land use application review.
Building Setbacks: Setbacks are the distance between the building and the property line or any
private access easement or tract. Setback requirements in the CO zone are as follows: 0-30 feet
minimum front yard (depending on the building height), and 0-30 feet minimum secondary front
yard (depending on building height). There is no maximum front yard setback requirement for
non-residential buildings; and no rear or side yard setbacks unless the property abuts a
residential zoned property, where the setback along residentially zoned properties is 15 feet.
The proposal does not abut residentially zoned property. The applicant is proposing several
new buildings, primarily along the western half of Longacres. The submitted materials identify
the approximate locations of the proposed and existing buildings, but no setback
measurements, property line adjustments, or line combinations were identified. Compliance
with building setback requirements would be verified at the time of formal land use
application review.
Gross Floor Area: There is no minimum requirement for gross floor area.
Building Height: Maximum building height in the CO zone is 250 feet. In no case shall building
height exceed the maximum allowed by the Airport Compatible Land Use Restrictions, for uses
located within the Federal Aviation Administration Airport Zones designated under RMC 4-3-
020. The existing buildings and proposed new 8-story structures appear to comply with
maximum building height requirements of the CO zone.
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The subject site is located within the Federal Aviation Regulations (FAR) Part 77, Objects
Affecting Navigable Airspace of the Renton Municipal Airport. Height is restricted in this area
by the FAR Part 77 surface area, as such the applicant shall verify at time of land use
application and building permit that the height of any proposed structure(s) would not
penetrate the FAR Part 77 surface area.
Screening: Screening must be provided for all surface-mounted and roof top utility and
mechanical equipment. If applicable, the application would need to include elevations and
details for the proposed methods of screening. No mechanical or utility equipment was
identified in the submitted materials. See RMC 4-4-095, Screening and Storage
Height/Location Limitations for specific requirements.
Refuse and Recycling Areas: All new development for multi-family, commercial, industrial and
other nonresidential uses shall provide onsite refuse and recyclables deposit areas and
collection points for collection of refuse and recyclables. Refuse and recycling areas need to
meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” For multi-family, a
minimum of one and one-half (1-1/2) square feet per dwelling unit in multi-family residences
shall be provided for recyclables deposit areas and a minimum of three (3) square feet per
dwelling unit shall be provided for refuse deposit areas. For office developments, a minimum of
two (2) square feet per every 1,000 square feet of building gross floor area shall be provided for
recyclable deposit areas and a minimum of four (4) square feet per 1,000 square feet of building
gross floor area shall be provided for refuse deposit areas. For manufacturing and other
nonresidential developments, a minimum of three (3) square feet per every 1,000 square feet of
building gross floor area shall be provided for recyclables deposit areas and a minimum of six (6)
square feet per 1,000 square feet of building gross floor area shall be provided for refuse
deposit areas. In retail developments, a minimum of five (5) 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 ten (10) square feet per one thousand (1,000) square feet of building gross
floor area shall be provided for refuse deposit areas.
Architectural design of the enclosures shall be consistent with the design of the primary
building. Enclosures for outdoor refuse or recyclables deposit areas/collection points and
separate buildings used primarily to contain a refuse or recyclables deposit area/collection point
shall have gate openings at least twelve feet (12') wide for haulers. The submitted material did
not identify a refuse and recycling enclosure area. Refuse and recycling areas would need to
be identified in the land use application that meet the minimum size, screening, location, and
other standards in RMC 4-4-090. Compliance with the refuse and recycling standards (general
and Urban Design) would be reviewed with the land use application.
Landscaping: Compliance with the landscape standards is required with conversions of vacant
land. Except for critical areas, all portions of the development area not covered by structures,
required parking, access, circulation or service areas, must be landscaped with native, drought-
resistant vegetative cover. Any landscaping area shall be a minimum of five feet (5’) in width. An
underground sprinkling system shall be required to be installed and maintained for all
landscaped areas. Existing and proposed new landscaping is proposed throughout the Site. A
conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-
120.D.12, shall be submitted at the time of formal land use application review.
Street Trees and Planter Landscaping: Minimum planting strip widths between the curb and
sidewalk are established according to the street development standards of RMC 4-6-060. Street
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trees and, at a minimum, groundcover shall be planted within planting strips. Please see RMC 4-
4-070.L.2 for additional planter strip ground cover standards.
Street Frontage Landscaping: The minimum onsite landscape width required along street
frontages is 10 feet, with the exception of areas for required walkways and driveways, and shall
contain trees, shrubs, and landscaping. The applicant is not proposing any changes to the
existing street frontage landscaping. Compliance with street frontage landscaping would be
verified at the time of formal land use application review.
Internal Lot Landscaping: Surface parking lots with 100 or more stalls shall provide 35 square
feet of internal lot landscaping for each parking stall. There shall be no more than fifty feet (50')
between parking stalls and an interior parking lot landscape area. Interior parking lot
landscaping area shall be sized to dimensions of at least eight feet (8') by twelve feet (12').
Landscaping shall be dispersed throughout the parking area and shall include a mixture of trees,
shrubs, and groundcover. Perimeter landscaping may not substitute for interior landscaping.
Any new or modified parking areas would be required to be brought into compliance with the
surface parking lot landscape standards.
Perimeter Parking Lot Landscaping: New parking lots would be required to be landscaped
pursuant to parking lot landscaping standards. Surface parking lots shall contain a perimeter
landscaping screen at least 10 feet in width measured from the right-of-way (ROW). Within this
perimeter screen trees shall be planted at a minimum of 2-inch caliper at an average rate of 30
lineal feet of street frontage, shrubs at the minimum rate of one per 20 square feet, and
groundcover in quantities that will provide at least 90 percent (90%) coverage within 3 years.
The applicant is proposing to modify some of the exiting parking and add new parking.
Compliance with the perimeter parking lot landscaping would be verified at the time of formal
land use application review.
Parking: Parking, docking and loading areas for truck traffic shall be off-street and screened
from view of abutting public streets. The following parking ratios would be applicable to the site:
Commercial Activities Outside of the Center Downtown Zone
Use Area (SF) or
Number of Units Ratio Required
Spaces
Offices,
general:
875,538 SF A minimum of 2.0 per 1,000 square feet of
net floor area and a maximum of 4.5
parking spaces per 1,000 square feet of net
floor area.
Min: 1,751
Max: 3,940
Other
recreational:
650,000 SF A minimum and maximum of 1 per
occupant based upon 50% of the maximum
occupant load as established by the
adopted Building and Fire Codes of the City
of Renton.
TBD
Retail sales
and wholesale
retail sales:
Up to 145,000 SF A minimum and maximum of 2.5 per 1,000
square feet of net floor area, except
wholesale retail sales, which is allowed a
maximum of 5.0 per 1,000 square feet of
net floor area if shared and/or structured
parking is provided.
TBD
Attached 3,232,240 SF = 1 per dwelling unit is required. A maximum Min: 3,458
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dwellings: ~3,458 units of 1.75 per dwelling unit is allowed. Max: 6,052
Eating and
drinking
establishments
and taverns:
Up to 145,000 SF A minimum and maximum of 10 per 1,000
square feet of dining area.
TBD
Commercial
TBD
Up to 189,611 SF Based on the type of commercial. TBD
The applicant is proposing to remove and replace some of the existing parking and potentially
add a new parking garage. Without the parking garage, the applicant is proposing 5,035 stalls
(2,150 existing and 3,035 new). With the parking garage, the applicant is proposing 7,185
stalls (2,150 existing and 5,035 new). Overall, no net loss of parking would be achieved. The
applicant would be required, at the time of formal land use application, to provide detailed
parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site
and the overall campus use. The parking analysis would be based on the square footage of
uses proposed, and the total number of attached dwelling units.
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 40 percent for designated employee parking or 30 percent of the spaces
in the surface parking lot(s) for all other uses. Stall dimensions are slightly smaller for structured
parking, see RMC 4-4-080.
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 minimum required number of
accessible spaces is two percent (2%) of the total spaces when total required parking is between
501 and 1,000 parking spaces. For lots over 1,000 spaces, the minimum number of accessible
spaces is 20 plus 1 space for every 100 spaces, or fraction thereof, over 1,000.
Bicycle parking shall be provided for all residential developments that exceed five (5) residential
units and/or all non-residential developments that exceed four thousand (4,000) gross square
feet in size.
Bicycle parking shall be provided for all non-residential developments that exceed four thousand
(4,000) gross square feet in size. When there are two (2) or more separate uses on a site, the
required bicycle parking for the site shall be the sum of the required p arking for the individual
uses. The number of bicycle parking spaces shall be equal to ten percent (10%) of the number of
required off-street vehicle parking spaces for all uses except attached dwellings. Attached
dwellings shall provide one-half (0.5) bicycle parking space per one dwelling unit. Please review
RMC 4-4-080.F.10 and RMC 4-4-080.F.11 for further general parking and specific bicycle
parking requirements.
Loading Space Required: Adequate permanent off-street loading space shall be provided if the
activities require deliveries to it or shipments from it. Loading space shall be in addition to
required off-street parking spaces.
No portion of a vehicle taking part in loading or unloading activities shall project into a public
street or alley. Ingress and egress points from public rights-of-way at designated driveways shall
be designed and located in such a manner as to preclude off-site or on-street maneuvering of
vehicles.
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Buildings which utilize dock-high loading doors shall provide a minimum 100 feet of clear
maneuvering area in front of each door. Buildings which utilize ground level service or loading
doors shall provide a minimum of 45 feet of clear maneuvering area in front of each door.
Fences/Walls: The location must be designated on the landscape plan or grading 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 gr ade 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. A fence taller than seven feet (7') shall require a building
permit (six feet (6’) per building code) or a written exemption from the Building Official. The
maximum height of an industrial fence is eight feet (8') anywhere on the lot provided the fence
does not stand in or in front of any required landscaping or pose a traffic vision hazard. A
property owner wishing to vary the height restrictions or placement of a fence on a lot may
make written application to the Planning Division for an administrative review from height
restrictions. For more information about fences refer to RMC 4-4-040.
Significant Tree Retention: If significant trees (greater than 6-inch caliper or 8-caliper inches for
alders and cottonwoods) are proposed to be removed, a Tree Retention/ Land Clearing (Tree
Inventory) Plan, arborist report, and tree retention worksheet shall be provided with the land
use application. 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. Tree retention standards shall be
applied to the developable area of a property (i.e., land within critical areas and their buffers,
public rights-of-way, private PUD streets, shared driveways, and public trails shall be excluded).
If the number to be retained includes a fraction of a tree, any amount equal to or greater than
one-half (1/2) tree shall be rounded up. 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.
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. An inventory, retention plan, and arborist report
would be required with the application if significant trees are to be removed.
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Lighting: Parking lot or display lot light fixtures should be non-glare and mounted no more than
25 feet above the ground to minimize the impact onto adjacent and abutting properties.
Methods of controlling spillover light include, but are not limited to, limits on the height of light
structure, limits on light levels of fixtures, light shields, and screening. Exterior lighting fixtures
should reduce glare or direct illumination into the wetlands to reduce impacts on habitat.
Lighting should include timers or other switches to ensure that lights are extinguished when not
in use. The applicant would be required to provide a full lighting plan (including field lighting)
prior to land use approval. In addition, see the standards found in RMC 4-4-075 Lighting,
Exterior On-site.
Access & Location of Parking Stalls: Access to Longacres Redevelopment would be from
Oakesdale Ave SW, SW 16th St, or S Longacres Way. No driveways shall be constructed in such a
manner as to be a hazard to any existing street lighting standard, utility pole, traffic regulating
device, fire hydrant, abutting street traffic, or similar devices or conditions (RMC 4-4-080I). The
location of all ingress and egress driveways shall be subject to approval through site plan review.
Street improvements, including, curbs, gutter and sidewalk, are required along the frontage of
the property. No changes are proposed to the existing street frontage or existing driveway
cuts. Whenever a new construction in excess of $150,000 occurs, code requires installation of
street frontage improvements (RMC 4-6-060).
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. The Site includes a pedestrian
connection from Oakesdale Ave SW and SW 16th St to the existing building.
Building Design Standards: Compliance with Urban Design Regulations, District ‘D’, is required.
The purpose of the urban design regulations is to implement policies established in the Land Use
Element of the Comprehensive Plan. See RMC 4-3-100, Urban Design Regulations for
requirements.
Binding Site Plan: The property is subject to the Boeing Longacres Property amended binding
site plan. The applicant would be subject to amending the most recent version of the Boeing
Longacres Property Binding Site Plan following the land use application process to remove any
encumbrances that would no longer be relevant and to revise lot lines for the proposed
redevelopment. Alteration of an approved binding site plan, excluding standard easements for
utilities and lot line adjustments, shall be accomplished following the same procedures required
for a new binding site plan application.
Critical Areas: According to City of Renton (COR) Maps, the Site contains high seismic hazard
areas, special flood hazard areas (100-year flood) FEMA Zone – AE, regulated shorelines –
shoreline high intensity, regulated slopes, and wetlands. Portions of the outdoor recreation
facility are proposed to be developed within existing onsite wetlands and wetland buffers. The
seismic hazard is related to potential liquefaction of soils during an earthquake event. A
geotechnical analysis for the site is required. The analysis needs to assess soil conditions and
detail construction measures to assure building stability.
The applicant is in the process of securing an updated wetland study from Raedeke Associates,
Inc. A wetlands determination and delineation prepared by a certified wetlands biologist would
be required at the time of formal land use application. If any impacts are proposed to the
wetland or its buffer onsite a wetland mitigation plan would be required to be submitted with
the land use application. The Administrator of the Department of Community and Economic
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Development is authorized to approve proposals for buffer width reductions of up to twenty
five percent (25%) and approve proposals for buffer width averaging, provided there are no
adverse impacts to the wetland function and values. See RMC 4-3-050I.3.a-b. for additional
enhancement criteria for reduction and averaging of wetland buffer widths.
If a project alters the base flood elevation (BFE) or boundaries of the special flood hazard area,
then the project proponent shall provide the community with engineering documentation and
analysis regarding the proposed change. If the change to the BFE or boundaries of the special
flood hazard area would normally require a FEMA Letter of Map Change, then the project
proponent shall initiate, and receive approval of, a FEMA Conditional Letter of Map Revision
(CLOMR) prior to approval of the development permit. The project shall be constructed in a
manner consistent with the approved CLOMR. If a CLOMR application is made, then the project
proponent shall also supply the full CLOMR documentation package to the Floodplain
Administrator to be attached to the floodplain development permit, including all required
property owner notifications. In addition, the applicant must provide Flood Hazard information
and a Biological Assessment with the required SEPA checklist.
Future improvements would be required to comply with Flood Hazard Area standards related to
flood proofing, compensatory storage, and construction techniques capable of resisting
hydrostatic and hydrodynamic loads. It is the applicant’s responsibility to ascertain whether
any additional critical areas or environmental concerns are present on the site during site
development or building construction.
Environmental Review: The proposed project would be subject to Washington State
Environmental Policy Act (SEPA) review due based on the scope of the proposed development.
Therefore, an environmental checklist is a submittal requirement. An environmental
determination would be made by the Renton Environmental Review Committee.
Master Plan Review: The purpose of the master plan process is to evaluate projects at a broad
level and provide guidance for development projects with multiple buildings on a single large
site. The master plan process allows for analysis of overall project concepts and phasing as well
as review of how the major project elements work together to implement City goals and
policies. Master plan review allows for consideration and mitigation of cumulative impacts from
large-scale development and allows for coordination with City capital improvement planning.
Master plan review should occur at an early stage in the development of a project, when the
scale, intensity and layout of a project are known. Master plan review is required for all phased
development projects.
Planned Urban Development Regulations: Attached dwelling – Flats are allowed use in the CO
zone through a Planned Urban Development. There are two (2) principal purposes of the
planned urban development regulations. First, it is the purpose of these regulations to preserve
and protect natural features of the land. Second, it is also the purpose of these regulations to
encourage innovation and creativity in the development of residential, business, manufacturing,
or mixed use developments by permitting a variety in the type, design, and arrangement of
structures and improvements. In approving a planned urban development, the City may modify
any of the standards of chapter 4-2 RMC, RMC 4-3-100, chapter 4-4 RMC, RMC 4-6-060 and
chapter 4-7 RMC, except for code provisions restricted from modification under RMC 4-9-
150.B.3. Applicants must demonstrate that a proposed development is in compliance with the
Comprehensive Plan, that the proposed development will be superior to that which would result
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without a planned urban development, and that the development would not be unduly
detrimental to surrounding properties. See RMC 4-9-150 for additional requirements.
Land Use Permit Requirements: The proposed project would require Hearing Examiner Master
Plan Review, Hearing Examiner Conditional Use Permit (outdoor recreation use), Planned Urban
Development, and Environmental ‘SEPA’ Review. The 2021 land use application fees would be as
follows: Master Plan Review ($3,800), Hearing Examiner Conditional Use Permit ($3,300),
Planned Urban Development (Preliminary Plan $5,410), Environmental (SEPA) Review ($1,600).
A 5% technology fee would also be assessed at the time of land use application. All fees are
subject to change prior to submittal.
Detailed information regarding the land use application submittal can be found on the Site Plan
submittal checklist, Conditional Use Permit submittal checklist, and Preliminary Planned Urban
Development submittal checklist. Other informational applications and handouts can be found
on the City’s Digital Records Library. The city requires electronic plan submittal for all
applications. Please refer to the City’s Electronic File Standards.
In addition to the required land use permits, separate construction and building permits would
be required.
Public Information Sign: Public Information Signs are required for all Type II and Type III Land
Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the
public of potential land development, specific permits/actions being considered by the City, and
to facilitate timely and effective public participation in the review process. The applicant must
follow the specifications provided in the public information sign handout. The applicant is solely
responsible for the construction, installation, maintenance, removal, and any costs associated
with the sign.
Public Meeting: Please note a neighborhood meeting, according to RMC 4-8-090, is required for:
a. Preliminary plat applications;
b. Planned urban development applications; and
c. Projects estimated by the City to have a monetary value equal to or greater than ten
million dollars ($10,000,000), unless waived by the Administrator.
The intent of this meeting is to facilitate an informal discussion between the project developer
and the neighbors regarding the project. The neighborhood meeting occurs after a pre-
application meeting and before submittal of applicable permit applications. The public meeting
shall be held within Renton city limits, at a location no further than two (2) miles from the
project site.
Public Outreach Sign: Projects estimated by the City to have a monetary value equal to or
greater than $10,000,000 requires the applicant to install a public outreach sign. Public outreach
signs are intended to supplement information provided by public information signs by allowing
an applicant to develop a personalized promotional message for the proposed development.
The sign is also intended to provide the public with a better sense of proposed development by
displaying a colored rendering of the project and other required or discretionary information
that lends greater understanding of the project.
Impact Fees: In addition to the applicable building and construction fees, impact fees would be
required. Fees change periodically and the fees in effect at the time of building permit issuance
would apply. For informational purposes, the 2021 impact fees are as follows:
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• A Fire impact fee based on the rate established by the Renton Fire Authority would be
assessed based on the use. For example, fire impact fee is assessed at $964.53 per new
multi-family dwelling unit;
• A transportation impact fee for new multi-family dwelling unit is assessed at $6,717.10
per new unit.
• Renton School District Impact Fee assessed at $4,989 per new multi-family dwelling unit
(+5% administrative fee); and
• Parks Impact Fee currently assessed at $1,977.62 (5 or more units) per new dwelling
unit.
A handout listing all of the City’s Development related fees is available for your review at
www.rentonwa.gov.
Next Steps: When the formal application materials are complete, the applicant shall have the
materials pre-screened prior to submitting the complete application package. Please contact
Clark Close, Senior Planner at 425-430-7289 or cclose@rentonwa.gov to submit prescreen
materials and subsequent land use application.