HomeMy WebLinkAboutPRE_Southport_West_Meeting_Summary_211202_v1PREAPPLICATION MEETING FOR
Southport West Expansion
1095 Lake Washington Blvd N, Renton, WA 98056
PRE21-000405
CITY OF RENTON
Department of Community & Economic Development
Planning Division
December 2, 2021
Contact Information:
Planner: Clark H. Close, 425-430-7289, cclose@rentonwa.gov
Public Works Plan Reviewer: Michael Sippo, 425-430-7298, msippo@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org
Building 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 an electronic 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
to schedule an appointment with the project manager to have it 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,
Development Services Director, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
M E M O R A N D U M
DATE:December 2, 2021
TO:Clark Close, Senior Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Southport West Expansion
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. 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, $0.26 per square foot of office 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.
H:\File Sys\WTR - Drinking Water Utility\WTR-17 - Water Availability-Pre-Application-Building Permits review\WTR-17-2021
Pre-application reviews and LUAs\PRE21-000405 Southport West Expansion\water comments.docx
M E M O R A N D U M
DATE:December 2, 2021
TO:Michael Sippo, P.E., Civil Engineer III
FROM:Abdoul Gafour, Utility Engineering Manager
SUBJECT:PRE21-000405 Southport West Expansion
The development is within the City of Renton’s water service area and in the Kennydale 308-pressure
zone. The development is outside of the City’s Wellhead Protection Areas.
There are existing water mains in the vicinity of the property including:
W-3772 - 12-inch water main within an easement along the north side of the property.
W-4860 - 12-inch water main within an easement along the west side of the property.
W-0737 and W-2882 – 10-inch water main and short section of 12-inch water main within
easements along the east side of the property.
W-0737 – 8-inch water main within an easement across the middle of the property.
The existing 12-inch water main along the north side of the property can deliver a maximum flowrate of
4,000 gpm. The static water pressure is approximately 120 psi at ground elevation 22 feet.
Based on the lack of information submitted by the applicant, RRFA was unable to determine the
preliminary fire flow demand for the proposed development.
Water main extensions will be required to provide water service for domestic and for fire protection
uses. A looped water main is required around the 4 proposed office buildings and around the
residential/retail building if the fire flow demand is above 2,500 gpm.
The relocation of the existing 10-inch water main along the east side of the office buildings may be
required as part of the construction of the new east access road.
A conceptual layout of the water main extension is attached for reference only.
Additional fire hydrants, fire sprinkler connections, and domestic water meters will be required.
A separate water meter will be required for the retail portion and for the residential portion of the
mixed-use building. Pressure-reducing valves are required because the water pressure is over 80 psi.
Approved backflow prevention assemblies will be required on the domestic water meters and on the
fire sprinkler systems.
Existing water mains must be protected during construction activities including piles driving.
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:December 2, 2021
TO:Clark Close, Senior Planner
FROM:Michael Sippo, Civil Engineer III
SUBJECT:Southport West Expansion
PRE21-000405
Parcel ID #’s 082305-9191 & -9178
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 Southport West Expansion
preapplication proposal located at parcel numbers 082305-9178 and -9191. The following
comments are based on the pre-application submittal made to the City of Renton by the applicant.
EXISTING CONDITIONS
Water Water service is provided by City of Renton. The site is in the Kennydale service area in
the 308 hydraulic pressure zone. There is an existing 8-inch water main located on the
9178 parcel’s southeast property line within the 9191 parcel that feeds a fire hydrant
located near the parcel’s southwest property corner (see City record drawing W-
073701). There is an existing 10-inch and 12-inch water main located adjacent to the
9178 parcel’s northeast property line within the 9191 parcel and also within the
Southport Access Drive that serves the adjacent commercial and residential properties
to the north (see City record drawing W-288210). There is an existing 12-inch water
main and associated fire hyrdrants located adjacent to the site’s northwest property
line within an access drive that serves the adjacent commercial office towers to the
north (see City record drawing W-377206). There is also a new 12” water main being
constructed as a portion of the Southport Park Avenue Extension project that will
connect to the City’s Park Avenue Extension project and the 12” water main located in
Logan Avenue N (W-486001 & W-314929). The static water pressure is about 120 psi at
ground elevation of 22 feet. The site is located outside of an Aquifer Protection Area.
Sewer Wastewater service is provided by the City of Renton. There is an existing public and
private sewer main located within an easement that runs through both the 9178 and
9191 parcels that connect the constructed Southport development to the northwest
and the 96-inch King County wastewater main located in the intersection of Lake
Southport West Expansion Preapp PRE21-000405
December 2, 2021
Page 2 of 8
Washington Blvd and 757th Ave NE (see City record drawing S-288207 and wastewater
project files WWP2700206 and WWP2702882).
Storm There are multiple private storm drainage systems of varying sizes located onsite and
directly adjacent to the parcels north property lines that generally convey runoff from
the current substation site and Southport development to the north that ultimately
discharge into multiple outfalls to Lake Washington (see City plan no.’s R-288216, R-
288217, R-288218). There is an unknown sized conveyance connection near the 9191
parcel’s southwest property corner that connects to the conveyance system located on
the Boeing property. There is also a stormwater facility (Facility ID no. 111329) located
in the 9191 property’s northeast property corner that receives public runoff from
multiple culvers that receive runoff from Lake Washington Blvd that pass beneath the
BNSF railroad right-of-way. Runoff from the existing site includes multiple buildings,
service sheds and paved areas that store equipment for the current PSE substation
operations. Runoff generally flows from the south to north where it is collected by
various catch basins but during large storm events the site has had history of ponding
water where collection is not available.
Streets The site is currently accessed from a 42-foot-wide private commercial street north of
the subject parcel that is accessed from the intersection of Lake Washington Blvd N and
Houser Way N. The commercial access street wraps around the property on the
northwest and northeast frontages and is currently used to access the constructed
Southport development. A private access street and continuation of Park Ave N is
currently being constructed by the developer in conjunction with a City Capital project
extending Park Ave N across the BNSF railroad right-of-way. The site is bound to the
west and south by BNSF railroad right-of-way with 2 crossing occurring at Lake
Washington Blvd N/Houser Way Intersection and the new crossing to be constructed at
Park Ave N/757th Ave NE.
CODE REQUIREMENTS
WATER
1. See December 1, 2021 Memorandum from City Water Department (attached).
2. The proposed water main improvements are required to be shown on the composite
utility civil plan submitted with the Land Use Application. The required 12-inch water main
extension into the development, connecting to the existing 12-inch water main located in
the Park Drive N extension, the existing 12-inch water main located in Southport Access
Drive, and the existing 10-inch water main located northwest of the BNSF crossing at lake
Washington Blvd N and 757th Ave NE. Renton Fire Authority has determined that the
preliminary fire flow demand for the proposed development is undetermined which is
but is limited to 4,000 gallons per minute (gpm) because it is fed through two existing 10-
inch water lines (refer to water project plan no. W-0737 and W-2882) connecting to the
existing 12-inch water main in Lake Washington Blvd N (see plan no. W-0145 and W-
0327). The following water system improvements are required:
a. Replacement of about 330 feet of the existing 10-inch water main with new 12”
water main connecting the existing 10-inch water main that crosses beneath the
BNSF right-of-way. The replaced section will need to be placed within the
proposed commercial access streets.
Southport West Expansion Preapp PRE21-000405
December 2, 2021
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b. 12” looped water mains around the 4-proposed office buildings connecting to the
new 12” water main located in the Park Ave N extension private street and
proposed commercial access roads.
c. 12” looped water main around the new multi-family building connecting the new
12-inch water main to the Southport access drive 12-inch water main.
d. A 15-foot-wide utility easement shall be dedicated to the City for the water main
and appurtenances. No structure shall be located within the easement.
e. Installation of fire hydrants as required by Renton Fire Prevention to provide
coverage to all buildings.
3. The following water main improvements are required to provide water service for
domestic use and fire protection for the development per City Code and Development
standards (RMC 4-6-010B) including, but not limited to:
a. Installation of fire hydrants as required by Renton Fire Prevention. The number
and location of the hydrants shall be determined based on the City’s review of
the final building and site plans.
b. Installation of a fire sprinkler stub with a detector double check valve assembly
(DDCVA) for backflow prevention to each of the buildings. The DDVCA’s shall be
installed in an outside underground vault per City standard plan no. 360.1 (or
360.2 depending on the size of the system). The DDVCA’s may be installed inside
the buildings if they meet the conditions as shown on the City’s standard plan
360.5 for the installation of a DDCVA inside a building.
c. Installation of a domestic water meter with a double check valve assembly (DCVA)
behind the meter. The mixed-use building requires a separate domestic meter for
commercial and residential uses.
d. Location of backflow assemblies inside the building is strongly encouraged. All
vault and meter lids in the sidewalk shall conform to the City’s Downtown
Streetscape Design Standards and Guidelines.
4. Meter sizing shall be based on Uniform Plumbing Code meter sizing criteria. Sizing
calculations shall be provided to the City. Meters 3” or larger, shall be installed in a
concrete vault located outside of the building per COR Standard Plan 320.4. By-pass
piping, valves, and associated piping shall be purchased and installed by the developer /
contractor under City observation for meters 3” or larger.
5. A separate meter is required for landscape irrigation per COR Standard Plan 320.1. A
double check valve assembly (DCVA) is required behind the meter per COR Standard Plan
340.8.
6. Please refer to City of Renton General Design and Construction Standards for Water Main
Extensions as shown in Appendix J of the City’s 2012 Water System Plan.
7. Adequate horizontal and vertical separation 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.
8. Retaining walls, rockeries or similar structures cannot be installed over the water main
unless the water main is inside a steel casing.
9. A conceptual utility plan will be required as part of the land use application for the subject
development.
10. The site is located outside of an Aquifer Protection Area.
11. The development is subject to applicable water system development charges and meter
installation fees based on the size of the water meters.
Southport West Expansion Preapp PRE21-000405
December 2, 2021
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12. Additional water system development charges and water meter charges will apply if a
landscape irrigation meter is required and is based on the size of the meter.
SANITARY SEWER
1. The proposed sewer main improvements as shown on the composite utility civil plan
submitted with the Land Use Application provides the required 10-inch sewer main
extension along the within the commercial access streets extending to the upstream end
of the project frontage and proposed buildings. Required extension of the new 10-inch
sewer main must be shown within the future commercial access streets that provides the
required sanitary sewer service to each building. The following sewer system
improvements are required:
a. Replacement of about 300 feet of the existing 10-inch sewer main with new 10”
sewer main connecting the existing 10-inch sewer main that crosses beneath the
BNSF right-of-way. The replaced section will need to be placed within the
proposed commercial access streets.
b. Installation of new 10-inch sewer main within the proposed commercial access
streets as necessary to provide gravity sewer service to each building.
2. All existing side sewers will be required to be cut and capped during demolition of the
properties. New side sewers shall be installed to serve each individual property.
3. The development is proposing connection of 5 new buildings (5 new buildings, 1 existing
building to be removed). No credit will be provided for the existing building since it is not
connected to the City sewer service.
4. Covered parking areas will need to direct parking drainage to the sanitary sewer system
through an oil/water interceptor. If any parking is not covered, it will need to be directed
away from the sanitary sewer and into the storm sewer system.
5. Retail space will need to be directed to a grease interceptor(s) prior to connecting into
the City’s Sanitary Sewer system. Installation of a grease interceptor will be required. The
grease interceptor shall be sized 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 and shall be located so that it is accessible for routine owner maintenance.
6. The development is subject to applicable wastewater system development charges based
on the size of the new domestic water meters to serve the project.
SURFACE WATER
1. A drainage report complying with the current Renton Surface Water Design Manual
(RSWDM) will be required. The current 2017 City of Renton Surface Water Design
Manual (RSWDM) can be accessed from the City of Renton website.
2. Based on the City’s flow control map, the site falls within the Peak Rate Flow Control
Standard Matching Existing Conditions. The site falls within the South Lake Washington
Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage
review required in the RSWM. The Figure 1.1.2.A should be included in the drainage
report submitted with the land use application.
3. Direct Discharge Exception - The project site is located within the South Lake
Washington drainage basin and the flowpath from the project site discharge point is less
than a half mile to the 100-year floodplain of Lake Washington. Therefore, the project
may quality for the direct discharge exemption in accordance with Section 1.2.3.1 of the
2017 RSWDM if the project adheres to all requirements thereof.
Southport West Expansion Preapp PRE21-000405
December 2, 2021
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a. The conveyance system analysis provided in the preliminary Technical
Information Report (TIR) shall provide a complete analysis of the system to the
outfall in Lake Washington in accordance with the requirements for the direct
discharge exemption as outlined in Section 1.2.3 of the 2017 RSWDM.
Specifically, the Applicant shall provide a complete conveyance system analysis,
including new conveyance pipes within the proposed development and existing
conveyance pipes from the development boundary to the outfall in Lake
Washington. The Applicant shall demonstrate the outfall is adequately sized to
support the added run-off from the development.
4. The site is not located in Wellhead Protection (Aquifer Protection Area) Zone. The City
GIS map shows that portions of the site is located in high Seismic Hazard area. The
project site is relatively flat. There is existing private stormwater conveyance within the
site (see City record drawing R-288218).
5. Storm drainage improvements are required to conform to the City’s street and
stormwater conveyance standards. Any new storm drain installed on or off-site shall be
designed and sized in accordance with standards found in Chapter 4 of the 2017
RSWDM and shall account for the total upstream tributary area, assuming developed
conditions for onsite tributary areas and existing conditions for any offsite tributary
areas.
6. 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 for the
commercial project. 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.
7. 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 in as described in Section C.1.3 of the 2017 RSWDM. A
preliminary drainage plan and drainage report, 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.
8. A geotechnical soils report for the site is required per the 2017 Renton Surface Water
Design Manual Section C.1.3. Information on the water table and soil permeability
(measured infiltration rate and design infiltration rate), with recommendations of
appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in
the report. The report should also include information concerning the soils, geology,
drainage patterns and vegetation present shall be presented in order to evaluate the
drainage, erosion control and slope stability for site development of the proposed plat.
The applicant must demonstrate the development will not result in soil erosion and
sedimentation, landslide, slippage, or excess surface water runoff.
9. Erosion control measures to meet the City requirements shall be provided.
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.
Southport West Expansion Preapp PRE21-000405
December 2, 2021
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11. A Construction Stormwater General Permit from Department of Ecology will be required
if grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention
Plan (SWPPP) is required for this site.
12. The current Surface Water Standard Plans shall be used in all drainage plan submittals.
The current City of Renton Standard Details is available online in the City of Renton
website.
13. Following is the standard separation between utilities:
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.
The stormwater line should be minimum 5 feet away from any other structure
or wall or building.
Trench of any utility should not be in the zone of influence of the retaining wall
or of the building.
The 2021 Surface water system development fee is $0.80 per square foot of
new impervious surface, but not less than $2,000.0. This is payable prior to
issuance of the construction permit. This fee is subject to change based on the
calendar year the construction permit is issued. The fee information for City
permits that will be issued in 2021 is available online from the City of Renton
Fee Schedule.
TRANSPORTATION
1.The parcel does not contain public street frontages and is surrounded by neighboring
commercial and industrial parcels. No frontage improvements are required. Refer to
planning comments regarding fence heights, setbacks and landscaping requirements.
2.A pedestrian connection from the intersection of 757th and Lake Washington Blvd is
being proposed as a portion of City TIP Project #21-54 beneath the BNSF trestle.
Continued coordination and pedestrian connectivity is required as a portion of the
project.
3.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.
4.ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each
intersection. Ramps shall be oriented to provide direct pedestrian crossings.
5.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.
6.Refer to City code 4-4-080 regarding driveway regulations:
Driveways shall be designed in accordance with City standard plans 104.1 and
104.2.
Maximum driveway slope is 15%. Driveways which exceed 8% shall provide
slotted drains at the lower end with positive drainage discharge to restrict runoff
from entering the garage.
Southport West Expansion Preapp PRE21-000405
December 2, 2021
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Driveways shall not be closer than 5-feet to any property line.
7.A traffic impact analysis is required when the estimated vehicular traffic generated from
a proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or
PM (3:00 – 6:00) peak periods. Traffic study guidelines are included with the pre-
application packet. The analysis must include a discussion on traffic circulation to and
from the site and onsite traffic circulation. The study shall include trip generation and
trip distribution for the project for both AM and PM peak hours.
a. Please note which intersections have been evaluated or if the project is
under the threshold.
b. Sight distance, as applicable.
c. Pedestrian connectivity, as applicable.
8.Paving and trench restoration shall comply with the City’s Trench Restoration and
Overlay Requirements.
9.Payment of the transportation impact fee is applicable on the construction of the
development at the time of issuance for the building permit. The transportation impact
fee that is current at the time of building permit issuance will be levied.
10.Concurrency under separate cover, as applicable.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along
property frontage or within the site must be underground. The construction of these
franchise utilities must be inspected and approved by a City of Renton inspector
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft
from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. Adequate separation between utilities as well as other features shall be provided in
accordance with code requirements:
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.
The stormwater line should be minimum 5 feet away from any other structure
or wall or building.
Trench of any utility should not be in the zone of influence of the retaining wall
or of the building.
Minimum 15 feet wide easement is required for any City utility located outside
public right of way.
4. A civil construction permit for the site, utility and street improvements will require a
separate plan submittal. Civil construction plans shall conform to the City Renton
Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the
City’s website for submittal requirements:
https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on
separate sheets.
6. Fees quoted in this document reflect the fees applicable in the year 2021 only and will
be assessed based on the fee that is current at the time of the permit application or
issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the
current development fee schedule.
Southport West Expansion Preapp PRE21-000405
December 2, 2021
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7. A demo permit is required for the demolition of the existing buildings. The demo permit
shall be acquired through the building department.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2021\PRE21-000405
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:December 2, 2021
TO:Pre-Application File No. 21-000405
FROM:Clark H. Close, Senior Planner
SUBJECT:Southport West Expansion – 1095 Lake Washington Blvd N (APN
0823059191 and 0823059178)
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official decision-
makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public
Works Administrator, Planning Director, Development Services Director, and City Council). Review
comments may also need to be revised based on site planning and other design changes required
by City staff or made by the applicant. The applicant is encouraged to review all applicable
sections of the Renton Municipal Code. The Development Regulations are available for purchase
for $50.00 plus tax from the Finance Division on the first floor of City Hall or online at
www.rentonwa.gov.
Project Proposal: SECO Development, Inc. is proposing to construct Southport West Expansion at
1095 Lake Washington Blvd N (Parcel Nos. 0823059191 and 0823059178). The proposal includes
the construction of 1 million square feet of high-tech office space in four new 250,000 square feet
mid-rise life science buildings with approximately 36,000 square foot floor plates each. In
addition, a 135,000 square foot tower is proposed on the southwest corner and a third residential
structure with 144 units is proposed to the east of the mid-rise buildings. Approximately 30,000
square feet of retail is proposed on the first floor of the office buildings and 1,692 parking stalls
are proposed over two (2) parking phases (Phase 1 = 612 stalls and Phase 2 = 1,080 stalls). Within
the residential structure, 10,600 square feet of retail and 206 parking spaces are estimated. The
new buildings would be interconnected to the existing 2.4 million square feet Phase I Southport
development. The 10.1-acre site is located in the Urban Center-2 (UC-2) zone and the Urban
Design District ‘C’ Overlay. Access to the parcels is available from Lake Washinton Blvd N and will
soon be available from Park Ave N. Parcel no. 0823059178 is currently owned by Puget Sound
Energy. According to City of Renton (COR) Maps, the site contains high seismic hazard areas, Johns
Creek and regulated slopes.
Current Use: The subject site contains PSE’s switch and a couple of miscellaneous storage or shed
buildings that would be demolished. A new access road is being constructed along the western
side of the larger parcel to connect Southport to Park Ave N and The Landing.
Southport West Expansion
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December 2, 2021
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2021\PRE21-000405
Development Standards: The project would be subject to RMC 4-2-120A, “Development
Standards for Urban Center-2 (UC-2) Zoning Designations” effective at the time of complete
application (noted as “UC-2 standards” herein). These standards are available on the City’s
website.
The property is also located within Urban Design District ‘C’, and therefore subject to additional
design elements (RMC 4-3-100). Proposals should have unique, identifiable design treatment in
terms of landscaping, building design, signage, and street furniture.
Zoning: The property is located within the Commercial Mixed Use (CMU) land use designation,
the Urban Center-2 (UC-2) zoning designation. General office is a permitted use in the UC-2 zone.
Attached dwelling units are a permitted use in the UC zone provided the residential use is not
within one thousand feet (1,000') of the centerline of Renton Municipal Airport runway (the
property is located more than 3,000 feet from the centerline of the runway). In addition,
attached dwelling units are permitted subject to the following conditions and standards in
addition to RMC 4-4-150, Residential Mixed-Use Development Standards:
Commercial Space Standards:
o Commercial Area Requirement: Where ground floor commercial is required, any
development wherein dwelling units are proposed shall provide 20% gross
commercial square footage equivalent to a percentage of the gross ground floor
area of all buildings on site containing residential dwelling units.
o Ground Floor Commercial Space Standards: At a minimum, the development
shall include ground floor commercial space along any street frontage or, in the
absence of street frontage, along the primary façade of the building in
conformance with the following standards:
A minimum average depth of thirty feet (30') and no less than twenty feet
(20') at any given point;
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;
ADA compliant bathrooms (common facilities are acceptable);
A central plumbing drain line; and
A grease trap and a ventilation shaft for a commercial kitchen
hood/exhaust.
Commercial Uses: Commercial uses in residential mixed-use developments are 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, general offices not located on the ground
floor, and similar uses as determined by the Administrator.
Uses normal and incidental to a building including, but not limited to, interior entrance
areas, elevators, waiting/lobby areas, mechanical rooms, mail areas,
garbage/recycling/compost storage areas, vehicle parking areas, and areas/facilities for
the exclusive use of the residents are not considered commercial uses.
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Retail sales are a permitted use in the UC-2 zone provided the following conditions are met:
All development shall be architecturally and functionally integrated into the overall
shopping center or mixed-use development. Buildings shall be mixed-use except for retail
buildings with more than seventy five thousand (75,000) square feet, structured parking,
and a maximum building footprint of sixty five thousand (65,000) square feet, or
structures smaller than five thousand (5,000) square feet.
In the UC-2 zone, buildings adjacent to pedestrian-oriented streets, as designated via
Master Plan or a similar document approved by the City, shall have ground-floor
commercial uses.
Buildings oriented along Park Avenue shall have one or more pedestrian entries on Park
Ave.
Density: The density range allowed in the UC is a minimum of 85 dwelling units per net acre
(du/ac) and a maximum of 150 du/ac. The area of public and private streets and critical areas
would be deducted from the gross site area to determine the “net” site area prior to calculating
density. It is unclear exactly how much area (if any) would be required to be dedicated for right-
of-way for the frontage improvements and frontage dedication; therefore, the net density of
the site could not be calculated. A Density Worksheet would be required at the time of formal
application. A 144-unit proposal would result in a gross density of 14.3 dwelling units per net acre
(du/ac) (144 units / 10.1 acres = 14.3 du/ac), which would not comply with the density range
requirements of the UC-2 zone. The applicant would be required to demonstrate compliance
with the density range of the UC-2 zone using net density calculations at the time of formal
application.
Minimum Lot Size, Width and Depth – The minimum lot size required for new lots created after
November 10, 2004 is 25 acres. There are no minimum width or depth requirements. No
subdivision is proposed; therefore, the minimum lot size requirement is not applicable.
Lot Coverage – The maximum building coverage permitted in the UC zone is 90% of the lot area
or 100% if parking is provided within the building. Compliance with this requirement would be
verified at the time of formal land use review.
Setbacks – Setbacks are the distance between the building and the property line or any private
access easement. Setback requirements in the UC-2 zone are as follows: minimum front yard – 15
ft, maximum front yard – 20 ft, maximum secondary front yard – 20 ft, minimum rear or side yard
– none. Compliance with this requirement would be verified at the time of formal land use
review.
Building Height – The maximum building height permitted in the UC-2 zone is 10 stories along
primary and secondary arterials and 6 stories along residential/minor collectors. 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. Land Use Applications for proposed projects to be located within the Airport Influence
Area shall require one of the following:
a. A certificate from an engineer or land surveyor, that clearly states that the proposed use
will not penetrate the Federal Aviation Administration Regulation Part 77 Objects Affecting
Navigable Airspace; or
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b. The maximum elevation of proposed buildings or structures based on the established
airport elevation reference datum will not penetrate the Federal Aviation Administration
Regulation Part 77 Objects Affecting Navigable Airspace. Elevations shall be determined by an
engineer or land surveyor.
The project site is located near Lake Washington Blvd N; therefore, a maximum height of 10
stories would be permitted. The applicant is proposing five (5) office towers with nine (9) floors
each and a residential structure with eight (8) levels. The proposal appears to comply with the
maximum building height of the UC-2 zone. Compliance with this requirement and airport
height limitations would be verified during the formal land use review process.
Landscaping: The development standards require that all pervious areas within the property
boundaries be landscaped. Therefore, all areas of the site not covered by structures, required
parking, access, circulation or patios, 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.
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.
d. There shall be no more than fifty feet (50') between parking stalls and an interior parking
lot landscape area.
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. A conceptual landscape plan must be provided with the formal land use
application as prepared by a registered Landscape Architect, a certified nurseryman or other
certified professional.
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Significant Tree Retention: Significant trees (greater than 6-inch caliper or 8-caliper inches for
alders and cottonwoods) are proposed to be removed from the parcel. A tree inventory, tree
retention plan, arborist report, and tree retention worksheet shall be provided with the formal
land use application as defined in RMC 4-8-120. The tree retention plan must show preservation
of at least 10% of significant trees, and indicate how proposed building footprints would be sited
to accommodate preservation of significant trees that would be retained (RMC 4-4-130.H.1.a).
When the required number of protected trees cannot be retained, replacement trees, with at
least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of
twelve (12) caliper inches of new trees to replace each protected tree removed. 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 20%; significant trees adjacent to critical areas and their associated buffers;
and significant trees over 60’ in height or greater than 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.
A formal tree retention worksheet would be required with the land use application. An
inventory, retention plan, and arborist report would be required with the application if
significant trees are to be removed.
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 (see RMC 4-4-095).
Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the
location must be designated on the landscape plan. A wall taller than four feet requires a building
permit. Fences up to six-feet in height are permitted in the rear yard and side yard; fences up to
four feet are permitted in the front yard. Any part of a yard that is within a clear vision area has a
limited fence height of 42-inches. A fence shall not be constructed on top of a retaining wall unless
the total combined height of the retaining wall and the fence does not exceed the allowed height
of a standalone fence. New or existing fencing would need to comply with the fence requirements
of the code (RMC 4-4-040).
Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other
masonry product that complements the proposed building and site development. There shall be
a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-
of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about
fences and retaining walls.
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:
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Use Square Footage
of Use Ratio Required
Spaces
General Office 1,134,660 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.
2,269 to
5,106
Commercial
Activities (Office
Retail sales)
30,000 SF A minimum and maximum of 2.5 per 1,000
square feet of net floor area.
75
Commercial
Activities
(Residential
Tower Retail
sales)
10,600 SF (144
units)
A minimum and maximum of 2.5 per 1,000
square feet of net floor area.
27
Attached
dwellings
TBD SF (144
units)
1 per dwelling unit is required. A maximum
of 1.75 per dwelling unit is allowed.
144 to
252
The applicant is proposing approximately 1,692 parking spaces for the new towers and
approximately 206 parking spaces for the residential. The applicant will be required, at the time
of formal land use application, to provide analysis detailing parking information (i.e. stall and
drive aisle dimensions) and calculations of the subject site. The parking analysis would be based
on the square footage of uses proposed, and the total number of attached dwelling units. See
RMC 4-4-080 for parking stall types, sizes and other parking regulations. If the proposal provides
more or less parking than required by code, a request for a parking modification would need to
be applied for and granted. This detailed written request should be submitted by the applicant
along with or prior to the land use application process.
General Parking Location:
On a Pedestrian-Oriented Street – Parking shall not be located between buildings and pedestrian-
oriented streets unless located within a structured parking garage.
On Other Arterials, Local Streets, and Internal Streets – All residential parking shall be structured
parking except parking required for guests. Parking for all uses shall be located consistent with
RMC 4-3-100, Urban Design Regulations. Site planning must demonstrate feasible future location
of structured parking to accommodate infill development.
Bicycle Parking – The proposal also requires a minimum of one-half (0.5) bicycle parking spaces
per dwelling unit and ten percent (10%) of the number of required off-street vehicle parking
spaces for all other uses. Spaces shall meet the requirements of RMC 4-4-080.F.11.c which
includes secure, extended-use protection for the entire bicycle. Spaces within the dwelling units
or on balconies do not count toward the bicycle parking requirement. See RMC 4-4-080.F.11.b for
complete information regarding bicycle parking standards. Bicycle parking must be shown on the
land use application submittal materials.
Access: Driveway widths are limited by the driveway standards, in RMC 4-4-080I. The conceptual
site plan shows a private looped road that connects to Park Ave N and Lake Washington Blvd N.
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Vehicular Connection – A connection shall be provided for site-to-site vehicle access ways, where
topographically feasible, to allow a smooth flow of traffic across abutting UC-2 lots without the
need to use a street. Access may comprise the aisle between rows of parking stalls but is not
allowed between a building and a public street. Site-to-site connection is proposed through each
phase of the Southport Development. Compliance with vehicular connections would be further
analyzed at the time of land use application.
Pedestrian – A pedestrian connection shall be provided from all public entrances to the street(s),
to provide direct, clear and separate pedestrian walks from sidewalks to building entries and
internally from buildings to abutting properties. Compliance with pedestrian pathways and
connections would be further analyzed at the time of land use application.
Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC
4-4-090, “Refuse and Recyclables Standards.” There are general requirements for all uses for
location, signage, screening, and setbacks for collection areas and specific requirements. For
multi-family residences, a minimum of one and one-half (1-1/2) square feet per dwelling unit for
recyclables deposit areas, except where the development is participating in a City-sponsored
program in which individual recycling bins are used for curbside collection. A minimum of three
(3) square feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area
of eighty (80) square feet shall be provided for refuse and recyclables deposit areas. There shall
be at least one deposit area/collection point for every thirty (30) dwelling units. In office,
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. 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. 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. See RMC 4-4-090 for additional information and
standards. Based on an office development of 1,134,660 square feet, a minimum of 2,269 square
feet would be needed for recyclables area and a minimum of 4,539 square feet would be needed.
Based on a gross floor retail area of 40,600 square feet, a minimum of 203 square feet would be
needed for recyclables area and a minimum of 406 square feet would be needed for refuse.
Based on a multi-family development of 144 units, a minimum of 216 square feet would be
needed for recyclables area and a minimum of 432 square feet would be needed. Compliance
with the refuse and recycling standards would be required to be demonstrated at the time of
formal land use application
Building Design Standards – Compliance with Urban Design Regulations, District ‘C’, is required.
See Renton Municipal Code section 4-3-100. The following bullets are a few of the standards
outlined in the regulations.
A primary entrance of each building shall be located on the façade facing a street, shall
be prominent, visible from the street, connected by a walkway to the public sidewalk, and
include human-scale elements.
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Parking shall be located so that no surface parking is located between a building and the
front property line, or the building and side property line, on the street side of a corner
lot.
The number of driveways and curb cuts shall be minimized, so that pedestrian circulation
along the sidewalk is minimally impeded.
Amenities such as outdoor group seating, benches, transit shelters, fountains, and public
art shall be provided.
All building façades shall include measures to reduce the apparent scale of the building
and add visual interest. Examples include modulation, articulation, defined entrances,
and display windows.
All buildings shall be articulated with one or more of the following: Defined entry features;
Bay windows and/or balconies; Roof line features; or other features as approved by the
Administrator.
On any façade visible to the public, transparent windows and/or doors are required to
comprise at least fifty percent (50%) of the portion of the ground floor façade that is
between four feet (4') and eight feet (8') above ground (as measured on the true
elevation).
Buildings shall employ material variations such as colors, brick or metal banding, patterns, or
textural changes.
Critical Areas: The site contains high seismic hazard areas, Johns Creek and regulated slopes. A
geotechnical report shall be provided by a qualified professional. The study shall demonstrate
that the proposal will not increase the threat of the geological hazard to adjacent properties
beyond the pre-development conditions, the proposal will not adversely impact other critical
areas, and the development can be safely accommodated on the site. In addition, the study shall
assess soil conditions and detail construction measures to assure building stability.
A standard stream report shall be prepared by a qualified biologist. The report must contain the
information specified in RMC Section 4-8-120.D.19. It is the applicant’s responsibility to
ascertain whether any critical areas or environmental concerns are present on the subject
property prior to 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.
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Site Plan Approval: 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.
An applicant may submit a master plan, site plan, combined master plan and site plan for the
entire site, or a master plan addressing the entire site with site plan(s) for one or more phases of
the planned site development. Decisional criteria are itemized in RMC 4-9-200.E. It is the
applicant’s responsibility to identify how the proposal meets the decisional criteria and a
narrative responding to these criteria shall be submitted with the land use application.
Permit Requirements: The proposed project would require Master Plan Review (for phased
development projects), Hearing Examiner Site Plan Review and Environmental (SEPA) Review. All
land use permits would be processed within an estimated time frame of 12 weeks. The 2021
application fees would be as follows: $3,800 master plan + $3,800 hearing examiner site plan
review + $1,600 SEPA review. Any modification requests to code standards are $260.00 per
modification. There is an additional 5% technology fee 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 Master
Site Plan submittal checklist, 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. For unit lot subdivisions, construction may commence upon approval of a site plan
and issuance of a building permit prior to final subdivision approval and recording if all applicable
permits and approvals have been obtained by the applicant. However, no dwelling unit or unit lot
may be sold, transferred, occupied or conveyed prior to final subdivision approval and recording.
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.
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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. Such fees would apply to all projects and would be calculated and payable prior to
building permit issuance. The 2021 impact fees are as follows:
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 are currently assessed at $964.53
per new multi-family dwelling unit, $1.25 per square foot of retail space, $0.26 per square
foot of office space, and/or $5.92 per square foot of restaurant space;
Payment of the transportation impact fee is applicable on the construction of the
development at the time of building permit issuance. For example, Transportation Impact
Fees are currently assessed at $7,145.85 per new PM Peak Hour Vehicle Trip, $6,717.10
per new multi-family dwelling unit, $14.58 per square foot for general office, and/or
$60.95 per square foot for sit-down restaurant;
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 Renton’s development-related fees is available on the City of Renton website
for your review.
Next Steps: When the formal application materials are complete, the applicant shall have the
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.
Expiration and Extensions: The Administrator may grant master plan approval for large projects
planned to be developed or redeveloped in phases over a period of years exceeding the five (5)
year time limit. Such approval shall include clearly defined phases and specific time limits for each
phase and a determination of eligibility for any extensions of the time limits. It is the responsibility
of the owner to monitor the expiration date.
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