HomeMy WebLinkAboutPRE22-000134 (IM SW Grady Offices) Meeting SummaryDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200
|www.rentonwa.gov
PREAPPLICATION MEETING FOR
SW Grady Offices
1404 SW Grady Way, Renton, WA 98055
PRE22-000134
May 12, 2022
Contact Information:
Planner: Clark H. Close, 425.430.7289, cclose@rentonwa.gov
Public Works Plan Reviewer: Yong Qi, 425.430.7439, yqi@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@rentonrfa.org
Building Department Reviewer: Rob Shuey, 425.430.7290, rshuey@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call 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:May 12, 2022
TO:Clark Close, Senior Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Grady Way Office and Warehouse
1. The preliminary fire flow is 2,500 gpm for a non-fire sprinklered building. A minimum of
three fire hydrants are required. One within 150-feet and two others within 300-feet of the
building. A looped water main is required for all buildings with fire flows exceeding 2,500 gpm.
A minimum of one new fire hydrant will be required.
2. Approved fire alarm system is required throughout the building. Fire alarm systems are
required to be fully addressable and full detection is required. Separate plans and permits
required by the fire department. The threshold for fire alarm systems is 3,000 square feet. The
threshold for fire sprinkler systems is 5,000 square feet.
3. Fire impact fees for office space is applicable at the rate of $ 0.26 per square foot. Credit
is given if any existing building is removed. This fee is paid at time of building permit issuance.
4. Fire department apparatus access roadways are required. Fire lanes are required to
meet 20-feet width with 25-foot inside and 45-feet outside turning radius. Roadways shall
support a minimum of a 30-ton vehicle and 75-psi point loading. Fire Lane signage required for
onsite roadways. Access is required to within 150-feet of all points on all the buildings. Dead
end streets over 150-feet long require an approved hammerhead turnaround. There is not
enough room designed for a fire truck apparatus turnaround, see attached drawing.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:May 12, 2022
June 20, 2011
TO:Clark Close, Senior Planner
FROM:Yong Qi, Development Engineer
SUBJECT:SW Grady Way Office
1404 SW Grady Way, Renton, WA
PRE22-000134
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 # No:
2423049061. 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. There is an existing 12-inch DI water main (Record Dwg: W-190404) that transitions to a 10” CI
water main (Record Dwg: W-034003) located on the north side of SW Grady Way. The water
main can deliver a maximum flow rate of 3,600 gallons per minute. The static water pressure is
approximately 75 psi at ground elevation 22 feet.
3. There is an existing water service line and ¾” meter setter (without a meter) in front of the
property which will need to be cut and cap at the main line. A city permit for the cut and cap of
the service is required for this work.
4. There is an existing fire hydrant adjacent to the south of the site within the SW Grady Way
(Hydrant ID No. HYD-SW-00149). Please refer to the Renton Regional Fire Authority (RRFA) for
fire hydrant requirements.
5. Based on the review of project information submitted for the pre-application meeting, in order
to provide domestic and fire protection service to the development will include but is not
limited to the items that follow:
a. If the fire flow exceeds 2,500 gpm, a looped water main will be required around the
proposed office building. Any new water mains located onsite will require a 15-foot wide
permanent easement dedicated to the City.
b. Additional on-site water main extensions may be required to provide water service to on-
site hydrants, fire sprinkler stubs, and domestic water meters.
SW Grady Way Office PRE22-000134 Page 2 of 5
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c. Water mains shall have a minimum 10-foot horizontal and 1.5-foot vertical clearance
between sanitary and storm utilities. Clearance is measured from outside edge to outside
edge of pipe.
d. The location and number of fire hydrants will be determined by the RRFA based on the final
fire flow demand and final site plan.
e. Installation of a fire sprinkler stub with a detector double check valve assembly (DDCVA) for
backflow prevention to the building.
f. Meter sizing shall be based on Uniform Plumbing Code meter sizing criteria.
g. Installation of a domestic water meter with a reduced pressure backflow assembly (RPBA)
behind the meter.
h. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if
applicable.
6. A conceptual utility plan will be required as part of the land use application for the subject
development.
7. Civil plans for the water main improvements will be required and must be prepared by a
Professional Engineer registered in the State of Washington. Please refer to City of Renton
General Design and Construction Standards for water main extensions as shown in Appendix J of
the City’s 2021 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 structural cannot be installed over the water main unless the water
main is installed inside a steel casing.
8. The development is subject to 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 fees for
water connections, cut and caps, and purity tests. Current fees can be found in the 2022
Development Fees document on the City’s website. Fees will be charged based on the rate at
the time of construction permit issuance.
a. Water service installation charges for each proposed domestic water service is applicable.
Water service installation is $2,875 per 1-inch service line, $ 4,605 per 1-1/2-inch service
line, and $4,735 per 2-inch service line and the Contractor will provide the materials and will
install the service line and water meters.
b. Drop-in meter fee is $ 460 per 1-inch meter, $ 750 per 1-1/2-inch meter, and $ 950 per 2-
inch meter.
c. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe
nton
Sewer
1. There is an existing King County private 8’’ PVC gravity wastewater main and associated sewer
manholes (Record Dwg: S-044001) adjacent to the north property line of the project site within
King County wastewater vacant land (Parcel No. 2423049125). There is also a King County
Wastewater’s lift station approximately 170 feet downstream of the 8’’ gravity wastewater main
to the east.
2. The applicant will need to contact King County Wastewater to obtain permission to connect to
their private sewer main and demonstrate the existing lift station has the capacity for the
additional flow. The City will need written proof that the applicant has obtained the legal right
to connect to the King County line prior to issuing a side sewer permit.
SW Grady Way Office PRE22-000134 Page 3 of 5
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3. All new building side sewers shall be a minimum of 6” and shall run at a slope of 2% to the sewer
main.
4. Drainage from all parking under cover shall be routed to the sanitary sewer system after passing
through a City approved oil/water separator.
5. If a commercial kitchen is proposed as part of any commercial space, a grease interceptor will be
required. The grease interceptor shall be sized based on drainage fixtures units in accordance
with standards found in the latest edition of the Uniform Plumbing Code (UPC). The grease
interceptor shall drain by gravity to the sewer main. The grease interceptor shall be located on
site so that is accessible for routine maintenance.
6. A conceptual utility plan will be required as part of the land use application for the subject
development.
7. 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 2022 Development Fees Document on the City’s website. Fees will be charged
based on the rate at the time of construction permit issuance.
a. The current sewer fee is $ 3,500 per 1-inch meter, and $ 17,500 per 1-1/2-inch meter.
b. Final determination of applicable fees will be made after the water meter size has been
determined.
c. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe
nton
Surface water
1. There is an 18-inch concrete storm main (Record Dwg: R-190408) and associated catch basins
within the south side of SW Grady Way to the south of the project site. The project site is
relatively flat with the elevation of approximately 22’.
2. Refer to Figure 1.1.2.A – Flow Chart in the 2017 City of Renton Surface Water Manual (2017
RSWDM) to determine what type of drainage review is required for this site. A drainage study
complying with the 2017 RSWDM will be required. Based on the City’s flow control map, this site
falls within the Peak Rate Flow Control Standard area (matching existing site conditions). The
project site is located in the Black River Basin and Springbrook Creek sub basin.
3. Drainage report and drainage plans based on 2017 RSWDM are required to be provided.
4. 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 2017 RSWDM. 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. Special inspection from the
building department is required.
5. Any new storm conveyance installed on or off-site shall be designed and sized in accordance
with standards found in Chapter 4 of the 2017 RSWDM and shall account for the total upstream
tributary area, assuming developed conditions for onsite tributary areas and existing conditions
for any offsite tributary areas.
6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the
new runoff created by this development to the maximum extend 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
appliable to the project. The final drainage plan and drainage report must be submitted with the
utility construction permit construction.
SW Grady Way Office PRE22-000134 Page 4 of 5
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7. A geotechnical report for the site is required and shall be submitted with the land use
application. Information concerning the soils, geology, drainage patterns, vegetation present,
water table and soil permeability, with recommendations of appropriate on-site BMP options with
typical designs for the site from the geotechnical engineer, shall be submitted with the
application. The geotechnical report should include an on-site infiltration test to clearly show if
the site is suitable or unsuitable for infiltration.
8. Erosion control measures to meet the City requirements shall be provided.
9. The project site is located in high seismic hazard and 100-year flood hazard areas.
10. All work proposed outside of the applicant’s property will require a permanent drainage
easement to be provided to the City and a temporary construction easement prior to any
permits being issued.
11. The current City of Renton Surface Water Standard Plans that shall be used in all drainage
submittals. The current City of Renton Standard details are available online at the City of Renton
website:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton.
12. Effective June 22, 2022, the City of Renton will be adopting a new stormwater manual which will
be based on the 2021 King County Surface Water Design Manual. All projects vested on or after
June 22, 2022 will be subject to these new stormwater requirements. Please refer to RMC 4-1-
045 for information regarding project vesting.
13. The development is subject to a surface water system development charge (SDC) fee. Fees will
be charged based on the rate at the time of construction permit issuance.
The 2022 Surface water system development fee is $0.84 per square foot of new
impervious surface, but no less than $2,100.00.
The full schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityo
fRenton
TRANSPOTATION
1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions
exceed an overall valuation of $150,000, the project site shall be required to meet the City’s
Complete Streets Standards.
a) SW Grady Way is classified as a Principal Arterial Street with an existing right-of-way (ROW)
width of approximately 100 feet. To meet the City’s complete street standards for Principal
Arterial streets with five (5) lanes, a minimum ROW width of 103 feet is required. Per RMC
4-6-060 half 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-ft minimum clearance between sidewalk and property
line, street trees and storm drainage improvements. Approximately 1.5-foot ROW
dedication would be required depending on final survey.
b) However, the COR transportation department has determined that the existing curb-curb
width is sufficient, and a modified principal arterial street standard containing a right of way
width of approximately 101-feet is acceptable. The modified street would contain 8-foot
sidewalks, an 8-foot planting strip, and 0.5-foot curb on both sides of the street. Therefore,
frontage improvements as taken from the existing curb include an 8-foot planting strip, an
8-foot sidewalk, 2-ft minimum clearance between sidewalk and property line, street trees
and storm drainage improvements. Approximately 0.5-foot ROW dedication would be
required depending on final survey.
SW Grady Way Office PRE22-000134 Page 5 of 5
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2. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each
intersection. Ramps shall be oriented to provide direct pedestrian crossings.
3. Drive aisles should meet the standards found in RMC 4-4-080. Per RMC 4-4-080, the minimum
width of a two-way drive aisle is 24’ with 90-degree parking.
4. Undergrounding of all exiting utilities is required on all frontages per RMC 4-6-090.
5. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
6. Parking lot construction shall be in accordance with City code 4-4-80G. Street lighting and street
trees are required to meet current city standards. Lighting plans are required to be submitted
with the land use application and will be reviewed during the construction utility permit review.
7. A traffic study meeting City of Renton traffic study guidelines is required at the land-use submittal.
If the result of the study is more than 20 new trips in the AM or PM peak hours, a traffic impact
analysis will be required.
8. The development is subject to transportation impact fees. Fees will be assessed at the time of a
complete building permit application. The 2022 transportation impact fee for net new pm peak
hour vehicle trips is $7,145.85 per trip.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e., electrical, phone, and cable services, etc.) along
property frontage or within the site must be underground. The construction of these franchise
utilities must be inspected and approved by a City of Renton inspector.
2. Adequate separation between utilities as well as other features shall be provided in accordance
with code requirements:
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
3. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for
the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan
shall be on separate sheets.
5. Additional Building Permit Applications will be required for the following:
a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b. Detention vaults for storm water flow control.
c. Demo of any existing structures on the project site(s).
6. Fees quoted in this document reflect the fees applicable in the year 2022 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 fee schedule.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2022\PRE22-000134
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:May 12, 2022
TO:Pre-Application File No. PRE22-000134
FROM:Clark H. Close Senior Planner
SUBJECT:SW Grady Offices – 1404 SW Grady Way
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 applicant is proposing single story office building (72’ x 38’) with an
attached garage (34’ x 38’) with covered parking for up to four (4) spaces at 1404 SW Grady Way
(APN 2423049061). The structure would be no more than 25 feet in height. Site improvements
include additional surface parking along the access drive aisle for 20 spaces. Fencing is proposed
around the perimeter of the lot. The existing small warehouse building, located in the northeast
corner of the lot, is proposed to be removed. Planning for a future phase would be designed and
permitted at a later date.
The project site is located on a 0.62-acre lot in the Medium Industrial (IM) zone and the site is
accessed from SW Grady Way. According to City of Renton (COR) Maps, the site contains high
seismic hazards throughout and the northeast portion of the parcel is located in a special flood
hazard area (100 year flood) FEMA Zone – AE.
Current Use: The property is currently developed with an existing mini warehouse that was built
in 1977. According to the submitted site plan, the size of the existing mini warehouse is 1,520
square feet.
1.Zoning/Density Requirements/Land Use: The property is located within the Employment
Area (EA) land use designation and the Medium Industrial Zone (IM) zoning classification. The
purpose of the Medium Industrial Zone (IM) is to provide areas for medium-intensity
industrial activities involving manufacturing, processing, assembly, and warehousing. Uses in
this zone may require some outdoor storage and may create some external emissions of
noise, odor, glare, vibration, etc., but these are largely contained on-site. Compatible uses
that directly serve the needs of other uses permitted within the district are also allowed zone-
wide. Additionally, within the Employment Area designation, an even wider variety of
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commercial and service uses may be permitted. General offices are permitted outright in the
IM zone. Surface parking (new or existing) for vehicle storage is an allowed use in the
Employment Area (EA) land use designation west of Rainier Ave South/SR-167 as an
accessory use in the IM zone.
Per Ordinance No. 6057, a six-month moratorium on accepting any land use application,
building permit application, or business license application for warehousing and distribution
was passed on February 14, 2022. Warehousing and distribution is defined as a use engaged
in storage and distribution of manufactured products, supplies, and equipment. This use
excludes hazardous material storage, indoor storage, outdoor storage, self-service storage,
vehicle storage, and warehousing, storage, or distribution for commercial laundry operations
within the City of Renton Urban Center. Warehousing and distribution facilities are allowed
only in the city’s industrial zones. Trucking associated with warehousing and distribution
facilities create significant impacts on local roadways and produce high levels of particulate
pollution. In addition, warehousing and distribution facilities are land-intensive uses with
relatively low numbers of employees.
2.Development Standards: The project would be subject to RMC 4-2-130A, “Development
Standards for Industrial Zoning Designations” effective at the time of complete application
(noted as “IM standards” herein).
Density – N/A. No dwelling units are proposed to the existing lot.
Minimum Lot Size, Width and Depth – The minimum lot size for lots created after September
1, 1985 is 35,000 square feet. No new lots are proposed.
Building Coverage and Impervious Surface Coverage – For the IM zone, there is no maximum
lot coverage for buildings. The applicant is proposing to add a general office building with
covered parking along the west property line. Phase 1 and Phase 2 buildings would cover
approximately 45% of the parcel. Building coverage requirements would be verified at the
time of formal application.
Building Setbacks – Setbacks are the distance between the building and the property line or
any private access easement or tract. Minimum setback requirements in the IM zone are as
follows: 20 feet for principal arterial streets or 15 feet for other streets (except 50 feet is
required if a lot is adjacent to or abutting a lot zoned residential) for front and secondary front
yards, 10 feet landscaped setback from the freeway frontage, no rear yard or side yard except
50 feet if lot is adjacent to or abutting a lot zoned residential. Based on the site plan
submitted with the pre-application materials, the applicant is proposing to add a new office
building and accessory parking garage along the west property line. The proposed setback
from SW Grady Way (Principal Arterial street) is approximately 21’-7 ¼”. The proposed
building appears to comply with minimum setback requirements. Building setbacks would
be verified at the time of formal application.
Building Height – There is no maximum building height in the IM zone. 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 submitted materials identified a maximum building height of 25 feet. Building
height from grade would need to be identified on any building permit and land use
application materials.
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Screening – Screening must be provided for all surface-mounted and roof top utility and
mechanical equipment. The site plan application will need to include elevations and details
for the proposed methods of screening. No mechanical or utility equipment was identified
in the submitted materials. See RMC 4-4-095 for specific requirements.
3.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 for recycling and refuse deposit areas. In manufacturing and other
nonresidential developments, a minimum of three (3) 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 six (6) 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 for recycling and refuse deposit areas.
Outdoor refuse and recyclables deposit areas and collection points shall not be located in
any required setback or landscape areas. Garbage dumpsters, refuse compactor areas, and
recycling collection areas must be fenced or screened. A six foot (6') wall or fence shall enclose
any outdoor refuse or recyclables deposit area. 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. Refuse and recycling areas would need to be identified on any land use
application or building permit materials.
4.Landscaping: Compliance with landscaping standards is required for all 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. Ten feet (10') of on-site landscaping is required along all public street frontages, with
the exception of areas for required walkways and driveways.
Surface parking lots with 15-50 parking spaces are required to provide 15 square feet of
interior parking lot landscaping per parking space, as specified below:
Interior Parking Lot Landscaping – Any 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 as
follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family,
commercial, and industrial uses. At least one tree for every six (6) parking spaces
within the lot interior shall be planted.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area
shall be planted. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover shall be planted in sufficient quantities to provide at least ninety
percent (90%) coverage of the landscaped area within three (3) years of installation.
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d. There shall be no more than fifty feet (50') between parking stalls and an interior
parking lot landscape area.
Perimeter parking lot landscaping is required, as specified below:
Perimeter Parking Lot Landscaping – Such landscaping shall be at least ten feet (10') in width
as measured from the street right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family,
commercial, and industrial uses at an average minimum rate of one tree per thirty
(30) lineal feet of street frontage.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area.
Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation.
Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape
requirements. The applicant is proposing to add fencing to secure the perimeter of the site.
The project proposal will need to demonstrate compliance with landscaping requirements
at land use permit review and building permit review. A conceptual landscape plan meeting
the requirements in RMC 4-8-120D.12, shall be submitted at the time of land use
application.
5.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 along with a tree retention worksheet shall be provided with the formal
land use application. An inventory, retention plan, and arborist report would be required
with the application if significant trees are to be removed.
6.Fences/Retaining Walls: A fence taller than seven feet (7') shall require a building permit or
a written exemption from the Building Official. A retaining wall that is four feet (4') or taller,
as measured by the vertical distance from the bottom of the footing to the finish grade at the
top of the wall (i.e., not measured by exposed retaining wall height), shall require a building
permit.
In commercial, industrial, or other similar uses, the maximum height of any fence, hedge or
retaining wall shall be eight feet (8') anywhere on the lot provided the fence, retaining wall or
hedge does not stand in or in front of any required landscaping or pose a traffic vision hazard.
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.
However, fences that provide at least fifty percent (50%) transparency, as viewed
perpendicularly to the face of the fence, may be allowed directly on top of a retaining wall.
However, chain link fencing shall not be installed. This exception shall not be applied to front
yard setbacks, or clear vision areas. New 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 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
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information about fences and retaining walls. The applicant is proposing to add secure
perimeter fencing. A conceptual landscape plan with fencing details shall be submitted at
the time of land use application.
7.Parking: Based on current code, new buildings trigger compliance with all parking regulations
(RMC 4-4-080). All changes to parking lots, loading areas, or driveways shall comply with the
current parking regulations of RMC 4-4-080, “Parking, Loading, and Driveway Regulations.”
Industrial/Storage Activities parking ratios:
Use Number of Required Spaces
Offices, general: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.
New parking stalls must comply with current dimensional requirements. See RMC 4-4-080 for
more details.
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.
The project proposal will need to demonstrate compliance with the parking requirements
at land use permit review and building permit review. A vehicle parking analysis would need
to be provided as part of the land use permit for review and approval by the Planning
Division Project Manager.
8.Access/Driveways: Driveway widths and quantity are limited by the driveway standards, in
RMC 4-4-080I. There shall be no more than one driveway for each one hundred sixty-five feet
(165') of street frontage serving any one property or among properties under unified
ownership or control; for each one hundred sixty-five feet (165') of additional street frontage
another driveway may be permitted. Driveways shall not be closer than five feet (5’) to any
property line and not exceed 40 percent (40%) of the street frontage. The width of any
commercial driveway shall not exceed thirty feet (30’). Access to the site would not change
as a result of the project. Access to the site is provide via the existing driveway and access
point from SW Grady Way.
9.Lighting: If any addition or replacement of light fixtures is proposed, a detailed lighting plan
and analysis is required as part of the building permit submittal. The lighting plan shall meet
the lighting standards of the code (RMC 4-4-075).
10.Critical Areas: According to City of Renton (COR) Maps, the site contains high seismic hazards
throughout and a portion of the site is located in the special flood hazard area (100 year flood)
FEMA Zone – AE. As a result, a geotechnical engineering report and flood hazard data would
be required to be submitted with the land use application pursuant to RMC 4-8-120.
A portion of the existing building is located in the special flood hazard area. 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. Future improvements would be required to comply with
Flood Hazard Area standards related to flood proofing, compensatory storage, and
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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.
11.Environmental Review: Environmental (SEPA) Review would be required due to the project’s
scope and scale with the construction of an office or storage building with 4,000 square feet
of gross floor area. Environmental determinations are made by the Renton Environmental
Review Committee.
12.Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the
IM zone. The purpose of the site plan review process is to analyze the detailed arrangement
of project elements to mitigate negative impacts where necessary to ensure project
compatibility with the physical characteristics of a site and with the surrounding area. Site
plan review ensures quality development consistent with City goals and policies. Site plan
review analyzes elements including, but not limited to, site layout, building orientation and
design, pedestrian and vehicular environment, landscaping, natural features of the site,
screening and buffering, parking and loading facilities, and illumination to ensure
compatibility with potential future development. Decisional criteria for site plan approval are
itemized in RMC 4-9-200.E.3.
13.Permit Requirements: Administrative Site plan review is required for all development within
the Employment Area (EA) designation. A Site Plan Review application, and environmental
checklist are reviewed concurrently in an estimated time frame of 8 weeks once a complete
application is accepted. The 2022 Administrative Site Plan Review application fee is $2,700.
The application fee for SEPA Review (Environmental Checklist) is $1,600. Any modification
requests to code standards are $260 per modification. 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 Review submittal checklist and 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.
14.Public Information Sign: Public Information Signs are required for all Type II 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.
15.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 2022 impact fees are as follows:
A Fire impact fee would be assessed at 0.26 per square foot of the new office space; and
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A transportation impact fee would be assessed at the time of a complete building
permit application. The 2022 transportation impact fee for net new pm peak hour
vehicle trips is $7,145.85 per trip.
A handout listing all of the City’s Development related fees is available for your
review at www.rentonwa.gov.
16.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
contactClark H. Close Senior Planner at 425-430-7289 or cclose@rentonwa.gov to submit
prescreen materials and subsequent land use application.
17.Expiration: Once the Site Plan application has been approved, the applicant has two years to
comply with all conditions of approval and to apply for any necessary permits before the
approval becomes null and void. The approval body that approved the original application
may grant a single two-year extension. The approval body may require a public hearing for
such extension. It is the applicant’s responsibility to monitor the expiration dates.
SW GRADY WAYEXISTING 1-STORY STRUCTUREZONE: IM (medium industrial)The purpose of the Medium Industrial Zone (IM) is to provide areas for medium-intensity industrial activities involving manufacturing, processing, assembly, and warehousing. Uses in this zone may require some outdoor storage and may create some external emissions of noise, odor, glare, vibration, etc., but these are largely contained on-site. Compatible uses that directly serve the needs of other uses permitted within the district are also allowed zone-wide. Additionally, within the Employment Area designation, an even wider variety of commercial and service uses may be permitted. (Ord. 5650, 12-12-2011; Ord. 5744, 1-12-2015; Ord. 5759, 6-22-2015)(E) WASTEWATER MAIN PER RENTON GIS MAP(E) WATER MAIN PER RENTON GIS MAPAPPROX. LOCATION OF EXISTING WATER METER216' - 0"206' - 0"136' - 0"F R O N T S E T B A C K20' - 0 "ZERO LOT LINEZERO LOT LINEPARKING AREA5 SPACESSIDEWALKFENCE TO BE CONSTRUCTED AROUND THE PERIMETER OF THE LOT LINES.21' - 7 1/4"106' - 0"71' - 0"17' - 4 3/4"38' - 0"3' - 0"20' - 0"20' - 0"4' - 0"38' - 0"34' - 0"72' - 0"COVERED GARAGE PARKING AREA (3 SPACES)1300 SFOFFICE AREA2,730 SFPEDESTRIAN ENTRYPHASE 1PHASE 1DRIVE AISLETBDSCOPE TO REPLACE THE EXISTING STRUCTURE IN PHASE 2DRIVEWAY20' - 0"TRUCK TURNAROUND AREA142' - 0"LOWER PARKING -7 SPACESUPPER PARKING -13 SPACES2 0 ' - 0 "PROJECT NO.:ISSUE DATEMNMuM Studio, LLC9546 46th Ave NE Seattle, WA 98122www.mnmumstudio.comc MNMuM Studio LLC 2021 -Drawings subject to non-disclosure agreement and copyrights20102720STATE OF WASHINGTONPETER HAYDEN SECANARCHITECTREGISTERED4/15/2022 7:29:02 AMA100Concept Site Plan-SW Grady OfficesPreliminary Concept-1404 SW GRADYWAYRENTON, WA 98055ZONING INFORMATIONZONE:IM (MEDIUM INDUSTRIAL)AREA (APPROX):27,175 SFPER 4-2-60 OF THE RENTON MUNIICPAL CODE, THE FOLLOWING USES ARE PERMITTED OUTRIGHT IN ANIM ZONE:-GENERAL OFFICES-PARKINGPER TABLE 4-2-130A, THE FOLLOWING STANDARDS APPLY TO DEVELOPMENTS IN AN IM ZONE:E. IMPERVIOUS SURFACE:NO MAXIMUMFOR OFFICE USE:SETBACKS:20'-0" FRONTNO SIDENO REARBUILDING COVERAGE:NO MAXIMUMBUILDING HEIGHT:NO MAXIMUMREQUIRED PARKING:FOR OFFICE:2 STALLS PER 1000 SF OF AREA2,800 SF =6 TOTAL SPACES REQUIREDPARKING SHOWN:20 SPACES TOTAL.FENCES ARE ALLOWED TO BE CONSTRUCTED UP TO 6'-0" TALL AT OR ON THE LOT LINE.PROJECT INFORMATIONPROJECT DESCRIPTION:PHASE 1:CONSTRUCT A 4.320 SF OFFICE BUILDING WITH AN ATTACHED GARAGE WITH PARKING FOR 4 SPACES. PHASE 2:TBD.ADDRESS:1404 SW GRADY WAYRENTON, WA 98055ZONE:IM (MEDIUM INDUSTRIAL)LOT AREA:27,175 SF1/16" = 1'-0"1Plot Plan Concept V2