Loading...
HomeMy WebLinkAboutPre-app Mtg Summary - 23-000051.pdf1 PRE-APPLICATION MEETING FOR Neptune Mixed-Use PRE23-000051 CITY OF RENTON Department of Community & Economic Development Planning Division March 16, 2023 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org Building Official: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). 2 Renton Regional Fire Authority M E M O R A N D U M DATE: March 13th, 2023 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Neptune Mixed Use/Triton Towers 1. The fire flow requirement is 3,750 gpm. A minimum of four fire hydrants are required. One within 150-feet and three within 300-feet of each proposed building. One hydrant is required within 50-feet of all fire department connections for standpipe and sprinkler systems. Existing hydrants may be counted toward the requirements if they meet the current code. Fire hydrants shall also meet maximum spacing requirements of 300-feet on center. A looped water main is required for all fire flows over 2,500 gpm. The existing water main on the west side of the proposed complex that would possibly form part of the required looped water main, is an undersized 6-inch main and would need to be replaced. Extensive other looped water mains will be required around most of the proposed buildings. 2. Fire impact fees are applicable at the rate of $964.53 per multi-family units, retail is $1.25 per square foot, hotels is $1.29 per square foot and $0.26 per square foot of office space. No fee for parking garage areas. This fee is paid at the time of building permit issuance. 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 all buildings. Fire lane signage required for any on site roadways. The required turning radius is 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. Any proposed required access that is needed on neighboring property (west side of complex) shall have all access easements recorded prior to building permit issuance. 5. This facility 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 Cov erage 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. 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 16, 2023 TO: Jonathan Chavez, Development Engineering FROM: Alex Morganroth, Senior Planner SUBJECT: Neptune Mixed-use 707 S Grady Way & 700/555 S Renton Village Pl PRE23-000051 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-binding and may be subject to modification and/or concurrence by official City decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at parcel(s) 1923059023, 1923059001, 7231600542 and 7231600595. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER The proposed redevelopment project is within the City of Renton’s water service area and in the 196-pressure zone and it is located within the 5 and 10-year capture zones (Zone 2) of the City’s wellhead protection areas. Existing Water Mains: • There are existing 10-inch and 12-inch city-owned water mains within utility easements that are located along the north side of the existing Triton Tower 3. Please refer to city water project plan no. W-1829 for the location and sizes of the water mains within the properties. The maximum capacity of the existing on- site 12-inch water main is 3,200 gallons per minutes (gpm) and 2,400 gpm for the 8-inch main. • There is an existing 24-inch water main in Talbot Rd S that can deliver 12,000 gpm. Please refer to city water project plans no. W-0820. • There is an existing 12-inch water main in S Renton Village Pl that can deliver 4,200 gpm. Please refer to city water plans no. W-0556. • The static water pressure from the above water mains is approximately 68 psi at ground elevation of 39 feet. There are existing water meters to the existing buildings on the site including: Existing Water Services: • 707 S Grady Way (Tower 3): o There is an existing 4-inch domestic water meter located in a concrete vault, north of the building (MTR-015864). o There is an existing 2-inch irrigation water meter located in a concrete vault, north of the building (MTR-015927). o There is an existing 6-inch fire service meter located in a concrete vault, north of the building (MTR-015897). • 700 S Renton Village Place (Tower 2): o There is an existing 4-inch domestic water meter located in a concrete vault, south of the building (MTR-015797). 4 o There is an existing 2-inch irrigation water meter located in a concrete vault, south of the building (MTR-016012). o There is an existing 6-inch fire service meter located in a concrete vault, south of the building (MTR-005088). • 555 S Renton Village Place (Tower 1): o There is an existing 4-inch domestic water meter located in a concrete vault, north of the building (MTR-005782). o There is an existing 3-inch irrigation water meter located in a concrete vault, north of the building (MTR-001380). o There is an existing 6-inch fire service meter located in a concrete vault, north of the building (MTR-001381). Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed development is 3,750 gpm, including the use of an approved fire sprinkler system. Per City Codes, a looped water main is required around all buildings with a fire flow demand above 2,500 gpm. The following developer installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to: 1. Replacement of the 330-ft section of 10-inch water main along the north side of Tower 3 with a new 12- inch water extending to the west property line. 2. Installation of a new 12-inch water main (approximately 850 feet) along the west property line connecting the above new 12-inch water main to the existing 12-inch water main in S Renton Village Place. The water line shall be installed within a 15-ft wide easement to be conveyed to the city. See attached water sketch for reference only. a. Please note that the existing 8-inch water main on the west side of the property is located within the adjacent parcel and it may be abandoned or relocated in the future if the property is redeveloped. As such, to meet the looped water main requirement, a new 12-inch water line will be required along the west side of the proposed development and it shall be located in a new 15- ft wide easement within the subject property. The suggestion regarding the replacement of this 6- inch line with a new and permanent 12-inch line to meet the fire flow requirement for the Triton development cannot be enforced if Renton Village chooses to redevelop its property and requests that the line be relocated somewhere else within its property. If Triton Development can secure a permanent easement from Renton Village for the replacement of this water line to provide fire protection to their development, then the city will consider this alternative. 3. Minimum 10-inch diameter water mains must be installed in the internal streets to provide fire flow for each building, and fire hydrant coverage. See attached sketch for reference. 4. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for backflow prevention to each building. The fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DDCVA shall be installed on the private property in an outside underground vault per City standard plan no. 360.2. The DDCVA may be installed inside the building if it meets the conditions as shown on City’s standard plan 360.5 for the installation of a DDCVA inside a building. The location of the DDCVA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. 5. Installation of additional fire hydrants around the building as required by the Fire Authority. 6. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). 7. Installation of a separate water service and meter for the residential portion of each new building. The sizing of the meter shall be in accordance with the most recent edition of the Uniform Plumbing Code. a. All residential domestic water meters shall have a double check valve assembly (DCVA) installed behind on the meter on private property per City Standards. The DCVA may be located inside the building if the location is approved by the City Plan Reviewer and City Water Utility Department. 8. Installation of a separate water meter for the commercial portion of each new building. The sizing of the meter shall be in accordance with the most recent edition of the Uniform Plumbing Code. 5 a. All commercial domestic water meters shall have a reduced pressure backflow assembly (RPBA) installed behind the meter on private property per City Standards. The RPBA shall be installed inside an above ground heated enclosure per City Standard Plan 350.2. The RPBA may be located inside the building if a drainage outlet for the relief valve is provided and the location is approved by the City Plan Reviewer and City Water Utility Department. 9. Domestic water meters size 3-inch or larger shall be installed in an exterior vault per City Standard Plan 320.4. The meter vault shall be located within public right-of-way or within an easement on private property. 10. Installation of a separate water meter for landscape irrigation. a. A DCVA per City Standard Plan 340.8 is required downstream of the irrigation meter. DCVAs size 2- inch or smaller shall be installed a meter box and DCVAs size 3-inch or larger shall be installed in an exterior vault per City Standard Plan 320.4. 11. A conceptual utility plan will be required as part of the land use application for the subject development. 12. 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. 13. A 15-foot utility easement will be required for the new water mains, hydrants, and water meters within the property. 14. A minimum 10-foot setback is required from the building foundation to the water main. 15. Adequate separation between utilities is required. Minimum separation between water and non-potable water utilities is 10-feet horizontal and 1.5-feet vertical. 16. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2023 Development Fees Document on the City’s website. a. The SDC fee for water is based on the size of the new domestic water to serve the project. The 2023 water fees are $4,850.00 per 1-inch meter, $24,250 per 1-1/2-inch meter, $38,800 per 2-inch meter, and $77,600 per 3-inch meter. b. Water service installation charges for each proposed domestic water service is applicable. Water Service installation fee is $2,875.00* per 1-inch service line, $4,605.00 per 1-1/2-inch service line, and $4,735.00 per 2-inch service line. Fee is payable at permit issuance. Meters larger than 2-inches are set by the contractor and a processing fee of $220 is required. Fee is payable at permit issuance. c. Drop-in meter fee is $460.00* per 1-inch meter, $750.00 per 1-1/2-inch meter, and $950.00 per 2- inch meter. Meters larger than 2-inches are set by the contractor and a processing fee of $220 is required. Fee is payable at permit issuance. d. Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at permit issuance. SEWER 1. Sewer service is provided by City of Renton. 2. There is an existing 18-inch diameter sewer main (see City plan no. S-0074) located in Talbot Rd. S. There is also an existing 18-inch diameter sewer main in S Renton Village Place S. a. The existing 18-inch in Renton Village Place is at capacity. The development of this lot will impact this deficient sewer main, significantly. As part of the Rainier/Grady Junction Subarea Plan Environmental Impact Study, mitigation measures will be proposed for future developers to provide as part of site development. 3. The applicant will need to propose how they intend to service the new buildings with sanitary sewer service. 4. Existing side sewers: a. 707 S Grady Way: 6-inch diameter side sewer and 8-inch diameter stub on the east side of the building that connects to the existing sewer main on Talbot Rd. S. 6 i. https://edocs.rentonwa.gov/Documents/DocView.aspx?id=302265&dbid=1&repo=Cityof Renton&searchid=c12cf466-cca0-417b-9857-f31246bcbc7c b. 700 S Renton Village Place: 6-inch diameter side sewer and 8-inch diameter stub on the south side of the building that connects to the sewer main on S Renton Village Place. i. https://edocs.rentonwa.gov/Documents/DocView.aspx?id=667800&dbid=1&repo=Cityof Renton&searchid=2f0a10a8-5d6c-4f37-b328-abaa1be552ff c. 555 S Renton Village Place: 6-inch diameter side sewer and 8-inch diameter stub on the north side of the building that connects to the sewer main on S Renton Village Place. i. https://edocs.rentonwa.gov/Documents/DocView.aspx?id=2244970&dbid=1&repo=Cityo fRenton&searchid=30c65849-3f2a-4736-b855-3b441e76dfa0 5. The residential dwelling units and the commercial space shall be served by separate side sewers. All new side sewers shall be a minimum of 6”. All side sewers shall flow by gravity to the main at a minimum slope of 2%. 6. If underground parking is proposed, Applicant will need to provide an oil/water separator for the covered parking area. Any parking that is not covered will need to be directed to the storm system and away from the sanitary sewer system. 7. If a commercial kitchen is proposed in either commercial space, a grease interceptor will be required. The grease interceptor shall be sized based on drainage fixture 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 it is accessible for routine maintenance. The lower-level parking areas may need to be pumped internally to the surface level in order to drain by gravity to the side sewer. 8. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size and number of new domestic water services to serve the project. The 2023 Wastewater fees are $3,650.00 per 1-inch meter, $18,250 per 1-1/2 inch meter, $29,200 per 2-inch meter, and $58,400 per 3-inch meter. Final determination of applicable fees will be made after the water meter size has been determined. SURFACE WATER 1. A drainage report complying with the current version of the City adopted Surface Water Design Manual (SWDM) will be required. Based on the City’s flow control map, the site falls within the Peak Rate Flow Control Standard area matching Existing Conditions and is within the Black River Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. All stormwater improvements as per the drainage review along with stormwater improvements in the frontage are required to be provided by the developer. 2. The site is located within Zone 2 of the Aquifer Protection Area (APA), and therefore open facilities and open conveyance systems may require a liner in accordance with the design criteria in Sections 6.2.4 and 1.2.3.3 of the 2022 City of Renton Surface Water Design Manual. 3. The site contains high seismic hazard areas, a classified stream (Rolling Hills Creek), regulated slopes, and is within a special flood hazard area (100-year flood). The site topography is generally flat. 4. Maintenance access is required for any proposed stormwater tracts and shall be designed and installed in accordance with the City adopted SWDM. 5. Storm drainage improvements along all public street frontages are required to conform to the City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 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. 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 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 as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 8. A Construction Stormwater Permit from Department of Ecology is required since land disturbance of the site exceeds one acre. Applicant must obtain permit and provide proof prior to Civil Permit issuance. 9. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 10. Erosion control measures to meet the City requirements shall be provided. 11. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are available online at the City of Renton website. 12. The 2023 Surface water system development fee is $0.92 per square foot of new impervious surface, but no less than $2,300.00. Fees that are current will be charged at the time of permit issuance. There is no storm water impact fee for replaced impervious surface area. TRANSPORTATION 1. S Grady Way is classified as a 6-lane Principal Arterial. Per RMC 4-6-060, 6-lane Principal Arterials are required to have a minimum ROW width of 113 feet, consisting of the following: 76 foot paved width, 0.5 foot wide curbs, 8 foot wide landscaped planters, 8 foot wide sidewalks, and 2 feet of clear space at back of sidewalks. Street lighting and storm water improvements on the public street frontages are applicable. a. The Transportation Division has no plans to widen S Grady Way at this time. Development Engineering would support a modification request by the Applicant to provide the following modified street improvements on S Grady Way: Expand pavement width in accordance with the latest King County Metro RapidRide I-Line Project Plans, install a 0.5 foot wide curb, 8 foot wide landscaped planter, 8 foot wide sidewalk, and 2 feet of clear space at back of sidewalk. Provide dedication as necessary, pending field survey. These requirements may change depending on the Traffic Impact Analysis that will be provided by the Applicant when submitting for a Land Use Application. 2. Talbot Rd S is classified as a 7-lane Principal Arterial. Per RMC 4-6-060, 7-lane Principal Arterials are required to have a minimum ROW width of 125 feet, consisting of the following: 83 foot paved width, foot wide curbs, 8 foot wide landscaped planters, 8 foot wide sidewalks, and 2 feet of clear space at back of sidewalks. Street lighting and storm water improvements on the public street frontages are applicable. The Renton Trails and Bicycle Master Plan has a shared use path planned for Talbot Road S. a. The Transportation Division has no plans to widen Talbot Road S at this time. Development Engineering would support a modification request by the Applicant to provide the following modified street improvements on Talbot Road S: Expand pavement width in accordance with the latest King County Metro RapidRide I-Line Project Plans, install a 0.5 foot wide curb, 8 foot wide landscaped planter, 8 foot wide sidewalk, and 2 feet of clear space at back of sidewalk. Provide dedication as necessary, pending field survey. These requirements may change depending on the Traffic Impact Analysis that will be provided by the Applicant when submitting for a Land Use Application. 3. S Renton Village Place is classified as a 2-lane Commercial Access Road. Per RMC 4-6-060, 2-lane Commercial Access Roads are required to have a minimum ROW width of 69 feet, consisting of the following: 36 foot paved width, .5 foot wide curbs, 8 foot wide landscaped planters, 6 foot wide sidewalks, and 2 feet of clear space at back of sidewalks. Street lighting and storm water improvements on the public street frontages are applicable. 8 a. Rainier/Grady Junction Subarea Plan classifies S Renton Village Place as a Primary Access Street, with a required ROW width of 83-feet. Dedication of 11.5 feet on both sides of S Renton Village Place will be required, since the existing ROW width is currently 60 feet. 4. Rainier/Grady Junction Subarea Plan: Renton City Council adopted the Rainier/Grady Junction TOD Subarea Plan on Nov. 22, 2021. The subarea plan calls out street sections throughout the Triton Towers site, see images below: a. 9 b. c. The updated site plan shall incorporate the recommended street sections and pedestrian walkways from the Rainier/Grady Junction Subarea Plan. 5. New public streets must conform to our Complete Street Standards (RMC 4 -6-060) and Rainier/Grady Junction Subarea Plan. 6. King County Metro Transit is planning to route the new RapidRide I-Line on Talbot Road S and S Grady Way. The Applicant is encouraged to contact the I-Line Program Manager, Janine Robinson, at 206-477-7563, or janirobinson@kingcounty.gov for I-Line service needs (bus pullouts, bus stops, etc) along the S Grady Way and Talbot Rd frontage of the Triton Towers site. 7. Minimum 35-foot property corner radius is required at the intersection of S Grady Way and Talbot Road S. 8. 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. 9. Refer to City code 4-4-080 regarding driveway regulations: a. Driveways shall be designed in accordance with City standard plans 104.4. b. 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. c. Driveways shall not be closer than 5-feet to any property line. 10. Lighting plans and photometrics are required to be submitted with the land use application and will be reviewed during the construction utility permit review. Street lighting and street trees are required to meet current city standards. 11. A traffic impact analysis is required when the estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods. The analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation. The study shall include trip generation and trip distribution for the project for both AM and PM peak hours. 12. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 10 13. The transportation impact fee is based on the type of land use. For a shopping center and residential apartments, the 2023 transportation impact fee is $29.88 per square foot and $7,550.02 per dwelling unit, respectively. Transportation impact fees are subject to change based on the year the building permit is applied for. 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 2023 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. 11 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 16, 2023 TO: Pre-Application File No. 23-000051 FROM: Alex Morganroth, Senior Planner SUBJECT: Neptune Mixed Use– 700 and 707 Talbot Rd S, 555 S Renton Village Pl (APN 7231600652, 1923059001, 1923059023, 7231600595) – AKA Triton Towers General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at www.rentonwa.gov. Project Proposal: The subject site is comprised of four (4) properties at 700 Talbot Rd S, 707 Talbot Rd S, 905 Talbot Rd S, 555 S Renton Village Pl (APNs 1923059001, 1923059023, 7231600542) at the SW corner of the intersection of S Grady Way and Talbot Road S. The four (4) parcels total 861,125 sq. ft. (19.76 acre) and are zoned Commercial Office (CO) with an Urban Design District D overlay. The current site is currently developed three (3) existing seven level office structures totaling 437,850 sq. ft. (Triton Towers 1, 2, and 3) and the associated surface parking. The applicant has proposed to retain the existing three office buildings and add attached residential units, a hotel, various other supporting commercial uses, and a structured parking garage to the existing site. The applicant has also proposed a subdivision to create eight (8) new parcels. The proposed new development would include 398,470 sq. ft. of residential uses, a 124,524 sq. ft, 92,950 sq. ft. of podium commercial space under the residential portions, and 37,962 of structured parking. The new buildings proposed would include two (2) 5 over 2 structures with two (2) floors of commercial and five (5) floors of residential, a six-story carpark, a five-story hotel, and a five-story standalone residential. Approximately 400 residential units are proposed with 755 associated surface and structured parking spaces. The residential units proposed include studios, one, two, and three bedroom sizes. The applicant has proposed a combination of new and existing parking totaling 2,113 parking spaces site-wide. The height of the existing Office buildings is approximately 125 feet tall and the height of the proposed structures would range from 60 feet to 90 feet. Other site improvements frontage improvements, an internal east/west roadway, and various landscaped areas. Access the site is proposed via the existing driveways into the site on S Grady Way and Talbot Rd S. Internal site access is proposed via two private spine roads oriented north to south and east to west with access to S Grady Way and Talbot Rd. S. No specific trees or vegetation was identified for removal. According to COR Maps, critical areas mapped on the site include a High Seismic Hazard, a Special Flood Hazard Area (FEMA Zone A), and a piped Type Np stream (Rolling Hills Creek). 12 Current Use: The property is currently developed with three (3) existing seven (7) story office structures totaling 437,850 sq. ft. of floor area and the associated surface parking. An existing electrical substation is also located on the adjacent to Talbot Rd S. Comprehensive Plan/Zoning Requirements: The property is located within the Commercial Mixed Use (CMU) land use designation and the Commercial Office (CO) zoning classification. The Highlighted uses and requirements for the site: • Retail Sales: Permitted outright • Offices, general: Permitted outright • Medical and dental offices: Permitted outright • Hotel: Permitted outright • Eating and drinking establishments: Specified use(s) shall be developed as part of a general offices building or a residential mixed use building, yet shall not occupy more than twenty five percent (25%) per building. • Attached dwellings, flats: May be permitted in conformance with the following: o Mass Transit Facilities: At least fifty percent (50%) of the lot shall be located within one-quarter (1/4) mile (as the crow flies) of at least one of the following: ▪ Bus Stop: An official bus service stop that offers levels of service comparable to all of the following: • Service at least every ten (10) minutes during peak morning and evening travel times; • Fifteen (15) minute service during off-peak periods; • Scheduled service for late night/early mornings; or • Full service seven (7) days a week ▪ Dedicated Park and Ride: A Park and Ride, as defined in RMC 4-11-160, Definitions P. ▪ Commuter Rail: A passenger rail station. o Mixed Use Building: Dwelling units shall be allowed only within a vertically mixed use building with ground floor commercial designed and developed pursuant to RMC 4-4-150, Residential Mixed- Use Development Standards. Commercial uses on the ground floor shall be limited to retail sales, on-site services, eating and drinking establishments, taverns, daycares, preschools, indoor recreational facilities, pet daycares, craft distilleries/small wineries/micro-breweries with tasting rooms and similar uses as determined by the Administrator. o Structured Parking: Required parking for the dwelling units shall be provided entirely within an attached structured parking facility. If not provided within a structured parking garage, surface parking lots serving commercial uses shall be located to the rear and/or side of the building. o Prohibited Locations: The lot shall not be located within one thousand feet (1,000') of an adult retail or entertainment business located within the City of Renton. (Ord. 5899, 11-19-2018; Ord. 5984, 10-26-2020) o Entitlement Process: Sites less than two (2) acres in area shall be entitled in accordance with RMC 4-9-150, Planned Urban Development Regulations. For larger sites see Master Plan and Site Plan Review under RMC 4-2-900. Highlighted conditions above are part of Zoning Use Table and as such, cannot be modified via PUD or variance. Development Standards: The project would be subject to RMC 4-2-120B, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CO standards” herein). These 13 standards are available on the City’s website at http://www.codepublishing.com/WA/Renton/#!/renton04/Renton0402/Renton0402120B.html#4-2-120B. Many of these standards, as well as the streets and urban design standards, may be modified via PUD application with the exception of use, density, critical areas, tree retention, grading, and those code provisions restricted from modification identified in RMC 4-9-150B.3. See below for additional details regarding a PUD application. Density – minimum of 75 dwelling units per net acre (du/ac) if within a mixed use building and a maximum of 150 du/ac. According to the applicant’s calculations, a net density of approximately 99 du/ac is proposed. Density may be increased up to 250 dwelling units per net acre subject to conditional use permit approval. The applicant would be required to demonstrate compliance with the density range of the CO zone using net density calculations and a Density Worksheet would need to be submitted with the land use application. Density cannot be modified via the PUD process. Minimum Lot Size, Width and Depth – The minimum lot size in the CO zone is 25,000 square feet for lots created after July 11, 1993. There are no minimum requirements for lot width or depth within the CO zone. The existing lot sizes exceed 25,000 sq. ft. The applicant would be required to maintain a minimum 25,000 sf lot size as part of the redevelopment and subdivision of the site. Building Coverage – The CO zone allows a maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within a parking garage. The applicant is proposing to utilize both existing surface and new structured parking. The applicant indicated a building coverage of approximately 60% in the preapplication submittal documents. Compliance with the building coverage requirements would be verified at the time of formal land use application review. Building Setbacks – Setbacks are the distance between the building and the property line or any private access easement or tract. Setback requirements in the CO zone are as follows: 0-30 feet minimum front yard (depending on the building height), and 0-30 feet minimum secondary front yard (depending on building height). There is no maximum front yard setback requirement for non-residential buildings; and no rear or side yard setbacks unless the property abuts a residential zoned property, where the setback along residentially zoned properties is 15 feet. The proposal does not abut residentially zoned property. The submitted materials identify the approximate locations of the proposed building and structure, but no setback measurements were indicated. Gross Floor Area – There is no minimum requirement for gross floor area. Maximum Gross Floor Area of Any Residential Use on a Site - Limited to 25% of the total gross floor area of all buildings on site. Building Height – Maximum building height in the CO zone is 250 feet. In no case shall building height exceed the maximum allowed by the Airport Compatible Land Use Restrictions, for uses located within the Federal Aviation Administration Airport Zones designated under RMC 4-3-020. The applicant indicated a maximum new building height of 90 feet. The existing buildings are approximately 150 feet tall. Therefore the proposal would comply with the minimum height standard of the CO zone. The subject site is located within the Airport influence area. Height is restricted in this area by the FAR Part 77 surface area, as such the applicant shall verify at time of land use application and building permit that the height of the proposed structure does not penetrate the FAR Part 77 surface area. In addition, the applicant shall be required to submit a draft avigation easement with the land use application per RMC 4-3-020E. Roofline and Facade Modulation - Residential mixed use buildings: buildings shall provide vertical and horizontal modulation of roof lines and facades of not less than two feet (2') at a minimum interval of forty feet (40') per building face, or an equivalent standard that adds interest and quality to the building. Pedestrian Access - A pedestrian connection shall be provided from a public entrance to the street, unless the Reviewing Official determines that the requirement would unduly endanger the pedestrian. Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. If applicable, the application would need to include elevations and details for the proposed methods of screening. No 14 mechanical or utility equipment was identified in the submitted materials. See RMC 4-4-095 for specific requirements. Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” For 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. For other nonresidential development, 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. 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 multi-family residences, a minimum of one and one-half (1-1/2) square feet per dwelling unit must be provided for recyclables deposit areas. A minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. Refuse and recyclables deposit areas may be located within residential buildings, providing that they are in compliance with the Uniform Fire Code, and that collection points are easily and safely accessible to hauling trucks. The submitted material did not identify a refuse and recycling enclosure area. Compliance with the refuse and recycling standards (general and Urban Design) would be reviewed with the land use application. 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. Landscaping: Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. Any landscaping area shall be a minimum of five feet (5’) in width. An underground sprinkling system shall be required to be installed and maintained for all landscaped areas. A conceptual landscape plan would be required at the time of formal land use application. Street Trees and Planter Landscaping: Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover shall be planted within planting strips. Please see RMC 4-4-070.L.2 for additional planter strip ground cover standards. Street Frontage Landscaping: The minimum onsite landscape width required along street frontages is 10 feet, with the exception of areas for required walkways and driveways, and shall contain trees, shrubs, and landscaping. Compliance with street frontage landscaping would be verified at the time of formal land use application review. Internal Lot Landscaping - Surface parking lots with 15 to 50 stalls shall provide 15 square feet of internal lot landscaping for each parking stall. There shall also be no more than 50 feet between parking stalls and an interior parking lot landscape area and the interior parking lot landscaping dimensions must be at least eight feet (8’) by twelve feet (12’) not including the curb (CI-120). Perimeter landscaping may not substitute for interior landscaping. The existing parking areas would be required to be brought into compliance with the surface parking lot landscape standards. Perimeter Parking Lot Landscaping - Surface parking lots shall contain a perimeter landscaping screen at least 10 feet in width measured from the right-of-way (ROW). Within this perimeter screen trees shall be planted at a minimum of 2-inch caliper at an average rate of 30 lineal feet of street frontage, shrubs at the minimum rate of one per 20 square feet, and groundcover in quantities that will provide at least 90 percent (90%) coverage within 3 years. The existing parking areas would be required to be brought into compliance with the surface parking lot landscape standards. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. 15 Significant Tree Retention: When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan 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 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, each new lot would be required to provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. 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 retent ion 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. 16 The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-130H1e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A wall taller than four feet (4') requires a building permit. Fences up to six feet (6’) in height are permitted in the rear yard or side yard; fences up to four feet (4’) are allowed in the front yard. A fence taller than six feet (6') requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. New or existing fencing would need to comply with the fence requirements of the code (RMC 4- 4-040). Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complement 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. No fences or retaining walls were shown on the submitted materials. Parking: Parking for vehicles, loading areas, and driveways shall be provided in accordance with the provisions of the current parking regulations of RMC 4-4-080, “Parking, Loading, and Driveway Regulations.” Attached dwellings within the CO zone require a minimum of 1 parking space per dwelling unit and a maximum of 1.75 per dwelling unit is allowed. General office space requires 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. Retail sales require a minimum and maximum of 2.5 per 1,000 square feet of net floor area . Hotels and motels require a minimum and maximum of 1.0 per guest room plus 1.0 for every three (3) employees. The applicant is proposing approximately 2,113 parking stalls per the submitted site plan. A twenty five percent (25%) reduction or increase from the minimum or maximum number of parking spaces may be granted for nonresidential uses through site plan review if the applicant can justify the modification to the satisfaction of the Administrator. Justification might include, but is not limited to, quantitative information such as sales receipts, documentation of customer frequency, and parking standards of nearby cities. An increase greater than 25 percent would also require a formal modification pursuant to RMC 4-9-250D. Refer to RMC 4-4-080F for standard stall and aisle dimensions. Standard surface parking spaces are 9 feet by 20 feet. Compact spaces are 8.5 feet by 16 feet and limited to 30 percent (30%) of total spaces. The minimum aisle width for 90 degree spaces is 24 feet. The applicant will be required to provide a detailed parking plan with the PUD application. The proposal would be required to provide bicycle parking based on 10 percent (10%) of the required number of off-street vehicle parking spaces for the religious institution. Each bicycle parking space shall be at least two feet (2') by six feet (6'), with no less than an overhead clearance of seven feet (7'). Bicycle parking shall be conveniently located with respect to the street right-of-way and must be within fifty feet (50') of at least one main building entrance, as measured along the most direct pedestrian access route. Please review RMC 4-4-080F.11.b-c for further general and specific bicycle parking standards. Access: 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. No changes are proposed to the existing driveway cuts off of S Grady Way and Talbot Rd S. The applicant shall provide internal public roads meeting City of Renton complete street standards, specifically for the east/west spine road off of Talbot Road S. Additional public roads may be required. 17 Lighting: Light fixtures should be non-glare to minimize the impact onto adjacent and abutting properties. Methods of controlling spillover light include, but are not limited to, limits on the height of light structure, limits on light levels of fixtures, light shields, and screening. Lighting should include timers or other switches to ensure that lights are extinguished when not in use. The applicant would be required to provide a conceptual lighting plan at the time of formal land use application review. In addition, see the standards found in RMC 4-4-075 Lighting, Exterior On-site. Residential Mixed-Use: For vertically mixed-use buildings, the facade necessary for interior entrances, lobbies, and areas/facilities developed for the exclusive use of the building’s residents, or their guests (“lobby facade” for the purposes of this Section), is limited to thirty five percent (35%) of the overall facade along any street frontage or the primary facade. The Administrator may allow the lobby facade to exceed thirty five percent (35%) if the depth of the commercial space exceeds the minimum required by RMC 4-4-150E, provided the increased percentage of lobby facade is generally proportional to the increased depth of commercial space. Within the CO zone a minimum of 40% of the gross ground floor shall be commercial space. Ground floor commercial space shall be included along the street frontage and meet the following standards: a. A minimum average depth of thirty feet (30') and no less than twenty feet (20') at any given point; b. A minimum floor-to-ceiling height of eighteen feet (18'), and a minimum clear height of fifteen feet (15') unless a lesser clear height is approved by the Administrator; c. ADA compliant bathrooms (common facilities are acceptable); d. A central plumbing drain line; and e. A grease trap and a ventilation shaft for a commercial kitchen hood/exhaust. The ground floor area of the residential buildings proposed is 111,400 square feet; 40% is 44,560 square feet. As proposed the commercial space (38,000 square feet) is below this amount. Compliance with the minimum dimensions, accessibility, plumbing and ventilation/grease trap would be reviewed at the time of land use application submittal. Urban Design District D Building Design Standards – Compliance with Urban Design Regulations, District ‘D’, is required. Modifications from the standards can be applied through the Planned Urban Development process. See RMC 4-3-100 for a menu of options and requirements. The land use application shall identify how the project meets each of the applicable urban design regulations. The following list are some, but not all, of the guidelines and standards applicable to your project. 1. Buildings shall be oriented to the street with clear connections to the sidewalk. The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard. 2. Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the length of the building facade facing the street, a maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above ground level. 3. At least one of the following design elements shall be used to promote a transition to surrounding uses: Building proportions, including step-backs on upper levels in accordance with the surrounding planned and existing land use forms; or Building articulation to divide a larger architectural element into smaller increments; or roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. 4. In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, include a roof and be screened around their perimeter by a wall or fence and have self-closing doors. Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three. 5. Parking shall be located so that no surface parking is located between a building and the front property line and shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. 18 6. A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting properties shall be provided. 7. Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. 8. Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. 9. All mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide common open space and/or recreation areas. At minimum, fifty (50) square feet per unit shall be provided. Upper level common decks, patios, terraces, or roof gardens and spaces above the street level must feature views or amenities that are unique to the site and are provided as an asset to the development. 10. All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. 11. Any facade visible to the public shall be comprised of at least fifty percent (50%) transparent windows and/or doors for at least the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). 12. Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four (1:4) and shall have dormers or interesting roof forms that break up the massiveness of an uninterrupted sloping roof. Critical Areas: According to City of Renton (COR) Maps, a High Seismic Hazard, a Special Flood Hazard Area (FEMA Zone A), and a piped Type Np stream (Rolling Hills Creek) are located on the site. A geotechnical report prepared by a licensed professional shall be submitted at the time of formal land use application, unless waived by the Building Official. In addition, Flood Hazard Data shall be submitted with formal land use application pursuant to RMC 4-8-120D. Rolling Hills Creek is a stream located along the southwest portion of the site near Tower 1. The City’s COR mapping database identifies this reach of Rolling Hills Creek as Np or a non-fish perennial stream. Therefore, a stream study prepared by a professional biologist will be required at the time of formal land use application submittal. Np rated streams require a minimum buffer of 75-feet and a structure setback of 15-feet from the edge of the buffer. Reduction of Np stream buffers are limited to a 56.25 -foot buffer and the buffer would require enhancement. Buffer width may also be averaged with a minimum width of 25-feet if the total area contained within the buffer after averaging is no less than that contained within the required standard buffer width prior to averaging. Buffer averaging also requires enhancement to the remaining buffer area. A Native Growth Protection Area would be established for the onsite stream and associated buffer as part of the site plan approval process. See RMC 4 -3- 050I.2 for buffer reduction and averaging criteria. A portion of the creek appears to be piped underground and would be subject to the following standards: • Building structures over a natural stream located in an underground pipe or culvert except as may be granted by a variance in RMC 4-9-250 are prohibited. Transportation or utility crossings or other alterations pursuant to subsection J of this Section are allowed. Pavement over a pre-existing piped stream is allowed. Relocation of the piped stream system around structures is allowed. If structure locations are proposed to be changed or the piped stream is being relocated around buildings, a hydrologic and hydraulic analysis of existing piped stream systems will be required for any development project site that contains a piped stream to ensure it is sized to convey the one hundred (100) year runoff level from the total upstream tributary area based on future land use conditions. • No buffers are required along segments of piped or culverted streams. The City shall require easements and setbacks from pipes or culverts consistent with stormwater requirements in RMC 4-6-030 and the adopted drainage manual. It is the applicant’s responsibility to ascertain if any other critical areas or environmental concerns are present on the site during site development or building construction. 19 Environmental Review (required regardless of PUD application): The proposal exceeds the City’s adopted categorical exemption thresholds (RMC 4-9-070G) and is subject to State Environmental Policy Act (SEPA) Review in accordance with WAC 197-11-800. In addition, multiple critical areas are present on the subject site and therefore the project would be subject to SEPA review regardless of size. An environmental checklist must be submitted with the land use application. Master Plan Review (required regardless of PUD application): Master plan review is required for all phased development projects and all projects on CO-zoned sites two (2) acres or greater upon which residential development is proposed. 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. 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 for non-phased plans; however, the time limit shall not exceed ten (10) years. 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. Please review the decision criteria in RMC 4-9-100.E for master site plan review. Binding Site Plan: The purpose of a binding site plan, as outlined in RMC 4-7-230, is to provide an optional process for the division of land classified for industrial, commercial, or mixed use zones CN, CV, CA, CD, CO, COR, UC-1, UC- 2, IL, IM, and IH through a binding site plan as authorized in chapters 58.17 and 64.34 RCW. This method may be employed as an alternative to the subdivision and short subdivision procedures. A binding site plan may be reviewed and approved as a merger with a site plan review process or a PUD process. See below for select approval criteria. Additional criteria can be found in RMC 4-7-230.C. Zoning Code Requirements: Individual lots created through the binding site plan shall comply with all of the zoning code requirements and development standards of the underlying zoning district. Where minimum lot dimensions or setbacks cannot be met, the binding site plan shall be processed as a condominium site per subsection D of this Section. a. New Construction: The site shall be in conformance with the zoning code requirements and development standards of the underlying zoning district at the time the application is submitted. b. Existing Development: If the site is nonconforming prior to a binding site plan application, the site shall be brought into conformance with the development standards of the underlying zoning district at the time the application is submitted. In situations where the site cannot be brought into conformance due to physical limitations or other circumstances, the binding site plan shall not make the site more nonconforming than at the time a completed application is submitted. c. Under either new construction or existing development, applicants for binding site plan may propose shared signage, parking, and access if they are specifically authorized per RMC 4-4-080 and 4-4-100, and other shared improvements as authorized in other sections of the City’s development standards. Infrastructure Provisions: Adequate provisions, either on the face of the binding site plan or in a supporting document, have been made for drainageways, alleys, streets, other public ways, water supplies, open space, solid waste, and sanitary wastes, for the entire property covered by the binding site plan. Access to Public Rights-of-Way and Utilities: Each parcel created by the binding site plan shall have access to a public street, water supply, sanitary sewer, and utilities by means of direct access or access easement approved by the City. See adopted Rainier/Grady Junction Transit Oriented Development Subarea Plan for conceptual land use patterns and public street connections in the Triton Towers area – found here. 20 Planned Urban Development (optional additional entitlement process if significant number of code modifications are proposed) - There are two principal purposes of the planned urban development regulations: 1) To preserve and protect natural features of the land; and 2) To encourage innovation and creativity in the development of residential, business, manufacturing, or mixed use developments by permitting a variety in the type, design, and arrangement of structures and improvements. In approving a planned urban development, the City may modify any of the standards of chapter 4-2 RMC, RMC 4-3-100, chapter 4-4 RMC, RMC 4-6-060 and chapter 4-7 RMC, except for code provisions restricted from modification under RMC 4-9-150.B.3. All modifications including but not limited to development standards, parking, setbacks, etc. will be considered simultaneously as part of a planned urban development. Please note that special conditions related to the use table (i.e. highlighted conditions above under zoning standard) cannot be modified through the PUD process. Applicants must demonstrate that a proposed development is in compliance with the Comprehensive Plan, that the proposed development will be superior to that which would result without a planned urban development, and that the development would not be unduly detrimental to surrounding properties. See RMC 4-9-150 for additional requirements and standards. Example of PUD Decision Criteria (see RMC 4-9-150 for additional decisional criteria): The City may approve a planned urban development only if it finds that the following requirements are met. Demonstration of Compliance and Superiority Required – Applicants must demonstrate that a proposed development is in compliance with the purposes of the Planned Urban Development and with the Comprehensive Plan. The proposed development shall be superior to that which would result without a planned urban development and that the development will not be unduly detrimental to surrounding properties. Public Benefit – In addition, applicants shall demonstrate that a proposed development will provide identified benefits that clearly outweigh any adverse impacts or undesirable effects of the proposed planned urban development, particularly those adverse and undesirable impacts to surrounding properties, and that the proposed development will provide one or more of the following benefits than would result from the development of the subject site without the proposed planned urban development: a. Critical Areas: Protects critical areas that would not be protected otherwise to the same degree as without a planned urban development; or b. Natural Features: Preserves, enhances, or rehabilitates natural features of the subject property, such as significant woodlands, native vegetation, topography, or noncritical area wildlife habitats, not otherwise required by other City regulations; or c. Public Facilities: Provides public facilities that could not be required by the City for development of the subject property without a planned urban development; or d. Use of Sustainable Development Techniques: Design which results in a sustainable development; such as LEED certification, energy efficiency, use of alternative energy resources, low impact development techniques, etc.; or e. Overall Design: Provides a planned urban development design that is superior to the design that would result from development of the subject property without a planned urban development. A superior design may include the following: i. Open Space/Recreation: a) Provides increased open space or recreational facilities beyond standard code requirements and considered equivalent to features that would offset park mitigation fees in Resolution 3082; and b) Provides a quality environment through either passive or active recreation facilities and attractive common areas, including accessibility to buildings from parking areas and public walkways; or ii. Circulation/Screening: Provides superior circulation patterns or location or screening of parking facilities; or 21 iii. Landscaping/Screening: Provides superior landscaping, buffering, or screening in or around the proposed planned urban development; or iv. Site and Building Design: Provides superior architectural design, placement, relationship or orientation of structures, or use of solar energy; or v. Alleys: Provides alleys for any proposed single family detached, semi-attached, or townhouse units. Permit Requirements: The proposed project would require Master Site Plan Review, Binding Site Plan Review, Environmental (SEPA) Review, and either a PUD or modification applications. The applications can be reviewed concurrently in an estimated time frame of 12 weeks once a complete application is accepted. The 2023 Master Site Plan Review application fee is $4,270.00, the 2023 Binding Site Plan Review fee (both phases) is $5,920.00, and the 2023 Environmental (SEPA) Review fee is $1,800.00. If needed, the Preliminary Planned Urban Development application fee is $6,080.00. The 2023 fee for each modification request is $290.00. There is an additional 5% technology fee at the time of land use application. Detailed information regarding the land use application submittal can be found on the City’s permitting webpage 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 PUD application only: The applicant shall, within two (2) years of the effective date of action by the Hearing Examiner to approve the preliminary plan, submit to the Department of Community and Economic Development a final plan showing the ultimate design and specific details of the proposed planned urban development or the final phase or phases thereof. Following approval of the final plan, and within the two (2) year effective date of the approved preliminary plan, the applicant shall submit complete building permit applications. The Final PUD is an administrative review process with an estimated time frame of 6 weeks. 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. Neighborhood Meeting Requirement: Type III land use applications (PUD or Master Site Plan Review) require the applicant to conduct a neighborhood meeting. The meeting shall be held at a location open to the public within Renton city limits, at a location no further than two (2) miles from the project site. The applicant is required to mail a written notice announcing the neighborhood meeting to property owners within 300-feet of the subject property. The neighborhood meeting is intended to be a developer-neighborhood interaction. City staff members are not required to attend and/or participate in neighborhood meetings. Please see the attached RMC 4-8-090A for the complete neighborhood meeting requirements. Public Outreach Sign: Master Site Plan Review applications require 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. See the Public Outreach sign handout on the City’s website for more information and specifications. Impact Fees: Impact fees for transportation, fire, parks, and schools are calculated based on the types of uses on the site. The 2023 fee schedule, which includes all impact fees by use as well as other development -related fees, can be found on the City’s website, or here. 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 Alex Morganroth, Senior Planner at 425-430-7219 or amorganoth@rentonwa.gov to schedule a virtual prescreen appointment. 22 Expirations: Master Site Plan Review (Phases) - 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 for non-phased plans; however, the time limit shall not exceed ten (10) years. 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. Binding Site Plans - For binding site plans approved as part of merged application with a site plan or development agreement, the binding site plan shall lapse when the site plan or development agreement expires unless submitted for recording prior to the date of expiration for the merged application. In the case of a phased binding site plan, submittal for recording of any phase of the binding site plan will constitute an automatic one year extension for the submittal of the next phase of the binding site plan. PUD - Upon preliminary approval of planned urban developments are valid for two (2) years of the effective date of action by the Hearing Examiner. A Final Planned Urban Development application must be submitted prior to the 2-year expiration It is the applicant’s responsibility to monitor the expiration date.