Loading...
HomeMy WebLinkAboutPRE23-000261_Meeting SummaryPREAPPLICATION MEETING FOR RI_AC Brand by Marriott Hotel at Longacres PRE 23-000261 CITY OF RENTON Department of Community & Economic Development Planning Division August 17, 2023 Contact Information: Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov Public Works Plan Reviewer: Nathan Janders, 425-430-7382, njanders@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 425.430.7290, 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 formal submittal. 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: August 8, 2023 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Marriot Hotel 1. The preliminary fire flow is 2,500 gpm. A minimum of three fire hydrants are required. One within 150-feet and two within 300-feet of the building. One hydrant is required within 50-feet of all fire department connections for standpipes and sprinkler systems. 2. Fire impact fees are applicable at the rate of $1.29 per square foot of hotel space. This fee is paid at time of building permit issuance. 3. Approved fire sprinkler, standpipe and fire alarm systems are required throughout the buildings. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department for fire sprinklers, fire alarms, fire standpipes, kitchen vent hood fire suppression system and firefighter emergency radio systems. 4. Fire department apparatus access roadways are required within 150-feet of all points on all buildings. Fire lane signage required for the on -site roadways. 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. 5. Hotel building shall be equipped with an elevator meeting the size requirements for a bariatric size stretcher. Car size shall accommodate a minimum of a 40-inch by 84-inch stretcher. 6. All areas of the hotel 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. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 17, 2023 TO: Jill Ding, Senior Planner FROM: Nathan Janders, Development Engineering Manager SUBJECT: RI-AC Dual Brand Hotel Longacres 1301 SW 16th St PRE23-000261 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) 2423049022. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The project is within the City of Renton’s water service area in the Valley 196 Pressure Zone. 2. The static water pressure is approximately 76 psi at ground elevation of 20 feet. 3. There is an existing 12-inch water main in SW 16th St that can deliver a maximum flow capacity of 5,300 GPM (see record project file WTR2701906 for as-built files). 4. There is an existing 12-inch water main looped around the existing building on parcel 2423049022 that can deliver a maximum flow capacity of 5,400 GPM (see record project file WTR2702071 for as- built files). 5. The existing water mains on private property are located within easements as identified on the binding site plan as per King County recording number 20050504000673. 6. 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 2,500 GPM with the use of an automatic fire sprinkler system. Per City code, a looped water main is required around the building or complex of buildings when the fire flow demand exceeds 2,500 GPM. 7. Based on the information provided with the pre-application submittal documents, the following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to the items that follow. • A 15 feet wide public water easement is required for any public water main, hydrants and water meters located outside City right-of-way. A minimum 10-foot setback is required from the building foundation to the new water main. • Installation of a separate water meter the new building. All commercial domestic water meters shall have a reduced pressure backflow assembly (RPBA) installed behind the meter on private property per City Standards. The RPBA shall be installed inside an above ground, heated enclosure per City Standard Plan 350.2. The RPBA may be located inside the building if a drainage outlet for the relief valve is provided and the location is pre-approved by the City Plan Reviewer and City Water Utility Department. The backflow prevention assembly must be located adjacent to and behind a building exterior wall. • Domestic water meters 3-inch or larger shall be installed in an exterior vault per standard plan no 320.4. The meter vault shall be located within public ROW or within an easement on private property. • Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. • Installation of a fire sprinkler stub a with a double check detector assembly (DCDA) is required for backflow prevention to each building. The sizing of the fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DCDA shall be installed on the private property in an outside underground vault per City Standard Plan 360.2. The DCDA may be installed inside the building if it meets the conditions per City Standard Plan 360.5 for the installation of a DCDA inside a building. The location of the DCDA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. The backflow prevention assembly must be located adjacent to and behind a building exterior wall. • Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined by the RRFA based on the final fire flow demand and final site plan. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). 8. 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 K of the City’s 2019 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is installed inside a steel casing. 9. A conceptual utility plan will be required as part of the land use application for the subject development. 10. 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. Fees will be charged based on the rate at the time of construction permit issuance. • The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $4,850.00 per 1-inch meter, $24,250 per 1-1/2 inch meter, $38,800 per 2-inch meter, $77,600 per 3-inch meter, and $121,250 per 4-inch meter. • Water service installation charges for each proposed domestic water service may be applicable. Water Service installation is $2,875.00 per 1-inch service line, $4,605 per 1-1/2 inch service, $4,735 per 2-inch service, and for services larger than 2-inch a $220 processing fee is applied and the Contractor will provide the materials and will install the service line and water meter. • Drop-in meter fee is $460.00 per 1-inch meter, $750 per 1-1/2 inch meter, and $950 per 2- inch meter. • A credit will be applied to the existing service if abandoned. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10403697&dbid=1&repo=Cityof Renton Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an existing 8-inch gravity wastewater main located in SW 16th St (see record drawing S- 20710D). 3. There is an existing 10-inch gravity wastewater main located in Oakesdale Ave SW near the southeast corner of the subject parcel (see record drawing S-23230A). 4. A public sewer main extension serving the proposed structure is required. The sewer main shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 5. Sewer shall be connected to a City of Renton sewer main, direct connections to the King County Metro sewer main are not permitted. It may be feasible to make a new connection to the KC Metro system, however, a connection to the existing City of Renton main should be made wherever possible. 6. A 15 feet wide public sewer easement is required for any public sewer main located outside City right-of-way. 7. A sewer stub and side sewer is required from the main to the building. New sewer stubs and side sewers shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 8. A grease interceptor is required if there is a commercial kitchen. 9. A conceptual utility plan will be required as part of the land use application for the subject development. 10. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 2021 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. • The current sewer fee for is $3,650.00 per 1-inch meter, $18,250 per 1-1/2 inch meter, $29,200 per 2-inch meter, $58,400 per 3-inch meter and $91,250 per 4 inch meter. • Final determination of applicable fees will be made after the water meter size has be en determined. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10403697&dbid=1&repo=Cityof Renton Surface Water 1. There is an existing 24-inch stormwater main in Oakesdale Ave SW (see record project file R-2347). 2. There is an existing 48-inch stormwater main in SW 16th St. that conveys runoff from the west side of the proposes project to an offsite channel north of the northwest corner of the site (see record project file TED4002071). 3. There is an existing, private, on-site conveyance system, detention facilities, and water quality facilities on parcels 2423049022 and 0886700360 (see record project file TED4002071) 4. Critical areas on site that may affect stormwater review include: flood hazard FEMA zone AE and wetlands. 5. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the City’s Peak Rate Flow Control Standard Area - Matching Existing. The site falls within the Black River drainage basin. 6. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details are available online in the City of Renton website https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton 7. 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. a. The existing detention ponds may be used to provide detention provided the existing capacity and discharge comply with the applicable flow control standards. Additional detention may be required. 8. 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. 9. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. 10. Erosion control measures to meet the City requirements shall be provided. 11. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. 12. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance. • The current SDC fee is $0.92 per square foot of new impervious surface but not less than $2,300. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=CityofR enton Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $150,000. The proposed project fronts Oakesdale Ave SW to the east, SW 16th St to the north, and private property on all other sides. • Oakesdale Ave SW is classified as a Principal Arterial street with an existing right-of-way (ROW) width of approximately 90 feet. To meet the City’s complete street standards for Principal Arterial streets with 5 lanes a minimum ROW width of 103 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required along the abutting property frontage and include a minimum 66 foot paved road (33 feet each side), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk, street trees and storm drainage improvements. Dedication of approximately 6.5 feet is required pending final survey. i. Oakesdale Ave SW has a bridge crossing over Springbrook Creek near the northwest corner of the site. The existing cross section at the bridge includes a 66 foot paved road with a 0.5 foot curb and 6 foot sidewalk on both sides of the roadway. The City is amenable to a modification to retain the existing street section crossing the bridge. A modification would be required to be submit with the land use proposal. • SW 16th St. is classified as a Collector Arterial street with a variable ROW width of approximately 70-. To meet the City’s complete street standards for Collector Arterial streets with 3 lanes a minimum ROW width of 94 feet is required. Per RMC 4-6-060 half street improvements as taken from the ROW centerline shall be required along the abutting property frontage and include a minimum 41 foot paved road (20.5 feet each side), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk, street trees and storm drainage improvements. Dedication may be required pending final survey. • The Renton Bike and Trails Master Plan calls for a shared use path along the east side of the BNSF right of way connecting SW 27th Street to Longacres Drive SW. 2. The proposal includes the addition of new streets and/or replacement of existing on site private streets. New streets internal to the project are required to be dedicated when part of a subdivision or binding site plan. All new public streets shall conform to the applicable street standards as described in RMC 4-6-060. 3. An easement will be required to provide public access from the ROW to the site. 4. ADA accessibility from the ROW to the property shall be provided. 5. Refer to City code 4-4-080 regarding driveway regulations. 6. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090. 7. Street lighting is required for a project that consists of more than 5,000 square feet of commercial space or 4 residential units. See RMC 4-6-060 for street lighting requirements. 8. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are required to do a traffic impact analysis. The trips should be calculated based on the guidelines of the current ITE Trip Generation Manual. Refer to the attached policy guidelines for traffic impact analysis for guidelines. If the site generates 20 or more new peak hour trips in either AM peak or PM peak, then applicant should contact the City to get information of the locations where traffic analysis is required. 9. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 10. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. • Unless noted otherwise in the Fee Schedule, the 2023 transportation impact fee is $8,031.94 per net new PM peak Hour Vehicle Trip per PM Peak Hour Vehicle Trip. • See Section XII.5.b for the full impact fee schedule https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10403697&dbid=1&repo=Cityof Renton General Comments 1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 3. All construction utility permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up- to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. 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. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 17, 2023 TO: Pre-Application File No. 23-000261 FROM: Jill Ding, Senior Planner SUBJECT: RI_AC Dual Brand by Marriott Hotel at Longacres 1301 SW 16th St, Renton, WA 98055 (Parcel No. 2423049022) General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at www.rentonwa.gov. Project Proposal: The proposed project site is located at 1301 SW 16th St (parcel no. 2423049022). The proposal appears to include the creation of a new 2.41 acre lot for the construction of a 6-story hotel with 123,500 sq. ft. The proposed hotel is anticipated to have 195 rooms with a maximum height of 71 feet and 76 on-site surface parking spaces. The Site is part of the original 158 acres of property known as the Longacres Office Park (“LOP”). The project site is located within the Commercial Office (CO) zone and Urban Design District D. The Comprehensive Plan land use designation for the Site is Employment Area (“EA”). The Site includes an existing 617,238 gsf office building (Building 25-01). According to City of Renton (COR) Maps, the Site contains high seismic hazard areas, special flood hazard areas (100-year flood) FEMA Zone – AE, regulated shorelines – shoreline high intensity, regulated slopes, and wetlands. Current Use: Current use of the site and any existing features consists of an office park and associated surface parking, which is proposed to remain. Comprehensive Plan/Zoning Requirements: The proposed development area is located within the Employment Area (EA) land use designation and Commercial Office (CO) zoning classification. The purpose of the CO zone is to provide areas appropriate for professional, administrative, and business offices and related uses, offering high-quality and amenity work environments. In addition, a mix of limited retail and service uses may be allowed to primarily support other uses within the zone, subject to special conditions. Limited light industrial activities, which can effectively blend in with an office environment, are allowed, as are medical Marriott Hotel at Longacres Page 2 of 10 August 17, 2023 institutions and related uses. A Hotel is an outright permitted use within the CO zone. A Hotel, extended stay is a permitted use, provided they are located in the Employment Area (EA) land use designation west of Rainier Avenue South/ SR-167. Development Standards: The project would be subject to RMC 4-2-120B, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CO standards” herein). These standards are available on the City’s website. Please refer to the applicable footnotes in the RMC when applying these development standards to your proposal. CO Development Standards Minimum Lot Size for lots created after July 11, 1993 25,000 sq. ft. Minimum Lot Width/Depth for lots created after July 11, 1993 None Maximum Lot Coverage for Buildings 65% of total lot area or 75% if parking is provided within the building or within a parking garage. Minimum Front Yard Residential Mixed Use Buildings: 0 ft. Buildings less than 25 ft. in height: 15 ft. Buildings 25 ft. to 80 ft. in height: 20 ft. Buildings over 80 ft. in height: 30 ft. Maximum Front Yard Residential Mixed Use Buildings: 15 ft. All Other Buildings: None Minimum Secondary Front Yard Residential Mixed Use Buildings: 0 ft. Buildings less than 25 ft. in height: 15 ft. Buildings 25 ft. to 80 ft. in height: 20 ft. Buildings over 80 ft. in height: 30 ft. Maximum Secondary Front Yard Residential Mixed Use Buildings: 15 ft. All Other Buildings: None Minimum Rear Yard and Minimum Side Yard None required, except, 15 ft. if abutting a lot zoned residential. Maximum Building Height 250 ft. Please note that in no case shall building height exceed the maximum allowed by the Airport Compatible Land Use Restrictions, for uses located within the Federal Aviation Administration Airport Zones designated under RMC 4-3-020. Pedestrian Access (General) A pedestrian connection shall be provided from a public entrance to the street, unless the Reviewing Official Marriott Hotel at Longacres Page 3 of 10 August 17, 2023 determines that the requirement would unduly endanger the pedestrian. Refuse or Recycling (Size, Location, and Screening) See RMC 4-4-090 Parking and Loading (General) See RMC 4-4-080 and RMC 10-10-13 Required Location for Parking N/A Density: Minimum of 75 dwelling units per net acre (du/ac) if within a mixed use building and a maximum of 150 du/ac. Density may be increased up to 250 dwelling units per net acre subject to conditional use permit approval. A density bonus may be granted for developments that satisfy the criteria and standards of RMC 4-9-065, Density Bonus Review. Density would not be applicable to the proposed hotel use. Minimum Lot Size, Width and Depth: The minimum lot size in the CO zone is 25,000 square feet for lots created after July 11, 1993. There are no minimum requirements for lot width or depth for lots created after July 11, 1993 within the CO zone. The applicant would be required to maintain a minimum 25,000 sf lot size as part of any redevelopment of the site. Building Coverage: The CO zone allows a maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within a parking garage. The parking is proposed to remain surface parking only. Compliance with the building coverage requirements would be verified at the time of formal land use application review. Building Setbacks: Setbacks are the distance between the building and the property line or any private access easement or tract. Setback requirements in the CO zone are as follows: 0-30 feet minimum front yard (depending on the building height), and 0-30 feet minimum secondary front yard (depending on building height). There is no maximum front yard setback requirement for non-residential buildings; and no rear or side yard setbacks unless the property abuts a residential zoned property, where the setback along residentially zoned properties is 15 feet. The proposal does not abut residentially zoned property. The applicant is proposing to create a new lot for the proposed hotel. The submitted materials identify the approximate location of the proposed building, but no setback measurements were identified. Compliance with building setback requirements would be verified at the time of formal land use application review. 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. Compliance with building height requirements would be verified at the time of formal land use application. The subject site is located within the Federal Aviation Regulations (FAR) Part 77, Objects Affecting Navigable Airspace of the Renton Municipal Airport. Height is restricted in this area by the FAR Part 77 surface area, as such the applicant shall verify at time of land use Marriott Hotel at Longacres Page 4 of 10 August 17, 2023 application and building permit that the height of any proposed structure(s) would not penetrate the FAR Part 77 surface area. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. If applicable, the application would need to include elevations and details for the proposed methods of screening. No mechanical or utility equipment was identified in the submitted materials. See RMC 4-4-095, Screening and Storage Height/Location Limitations for specific requirements. Refuse and Recycling Areas: All new development for multi-family, commercial, industrial and other nonresidential uses shall provide onsite refuse and recyclables deposit areas and collection points for collection of refuse and recyclables. Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” For manufacturing and other nonresidential developments, a minimum of three (3) square feet per every 1,000 square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of six (6) square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas. Architectural design of the enclosures shall be consistent with the design of the primary building. Enclosures for outdoor refuse or recyclables deposit areas/collection points and separate buildings used primarily to contain a refuse or recyclables deposit area/collection point shall have gate openings at least twelve feet (12') wide for haulers. Refuse and recycling areas would need to be identified in the land use application that meet the minimum size, screening, location, and other standards in RMC 4-4-090. Compliance with the refuse and recycling standards (general and Urban Design) would be reviewed with the land use application. Landscaping: Compliance with the landscape standards is required with conversions of vacant land. Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought- resistant vegetative cover. Any landscaping area shall be a minimum of five feet (5’) in width. An underground sprinkling system shall be required to be installed and maintained for all landscaped areas. The proposal includes the creation of a new lot, therefore compliance with the landscaping requirements may be applicable throughout the entire site. Landscaping requirements may be met through the retention of existing landscaping as well as through proposed new landscaping. A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120E.12, shall be submitted at the time of formal land use application review. Street Trees and Planter Landscaping: Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover shall be planted within planting strips. Please see RMC 4- 4-070L.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 55 to 99 stalls shall be required to provide 25 square feet of internal parking lot landscaping for each parking stall. Surface parking lots with 100 or more stalls shall provide 35 square feet of internal lot landscaping for each parking stall. Marriott Hotel at Longacres Page 5 of 10 August 17, 2023 There shall be no more than fifty feet (50') between parking stalls and an interior parking lot landscape area. Interior parking lot landscaping area shall be sized to dimensions of at least eight feet (8') by twelve feet (12'). Landscaping shall be dispersed throughout the parking area and shall include a mixture of trees, shrubs, and groundcover. Perimeter landscaping may not substitute for interior landscaping. Any new or modified parking areas would be required to be brought into compliance with the surface parking lot landscape standards. In addition any new lots created by the subdivision process are also required to comply with the surface parking lot landscape standards. Perimeter Parking Lot Landscaping: New parking lots would be required to be landscaped pursuant to parking lot landscaping standards. Surface parking lots shall contain a perimeter landscaping screen at least 10 feet in width measured from the right-of-way (ROW). Within this perimeter screen trees shall be planted at a minimum of 2-inch caliper at an average rate of 30 lineal feet of street frontage, shrubs at the minimum rate of one per 20 square feet, and groundcover in quantities that will provide at least 90 percent (90%) coverage within 3 years. Compliance with the perimeter parking lot landscaping would be verified at the time of formal land use application review. Parking: Parking, docking and loading areas for truck traffic shall be off-street and screened from view of abutting public streets. The following parking ratios would be applicable to the site: Commercial Activities Outside of the Center Downtown Zone Use Area (SF) or Number of Units Ratio Required Spaces Hotels and motels: 196 Units A minimum and maximum of 1.0 per guest room plus 1.0 for every 3 employees. TBD The applicant would be required, at the time of formal land use application, to provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site and the overall campus use. The parking analysis would be based on the square footage of uses proposed, and the total number of attached dwelling units. It should be noted that the parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than 40 percent for designated employee parking or 30 percent of the spaces in the surface parking lot(s) for all other uses. Stall dimensions are slightly smaller for structured parking, see RMC 4-4-080. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. The minimum required number of accessible spaces is two percent (2%) of the total spaces when total required parking is between 501 and 1,000 parking spaces. For lots over 1,000 spaces, the minimum number of accessible spaces is 20 plus 1 space for every 100 spaces, or fraction thereof, over 1,000. Bicycle parking shall be provided for all non-residential developments that exceed four thousand (4,000) gross square feet in size. The number of bicycle parking spaces shall be equal to ten percent (10%) of the number of required off-street vehicle parking spaces for all uses except attached dwellings. Attached dwellings shall provide one-half (0.5) bicycle parking space per one dwelling unit. Please review RMC 4-4-080F.10 and RMC 4-4-080F.11 for further general parking and specific bicycle parking requirements. Marriott Hotel at Longacres Page 6 of 10 August 17, 2023 Loading Space Required: Adequate permanent off-street loading space shall be provided if the activities require deliveries to it or shipments from it. Loading space shall be in addition to required off-street parking spaces. No portion of a vehicle taking part in loading or unloading activities shall project into a public street or alley. Ingress and egress points from public rights-of-way at designated driveways shall be designed and located in such a manner as to preclude off-site or on-street maneuvering of vehicles. Buildings which utilize dock-high loading doors shall provide a minimum 100 feet of clear maneuvering area in front of each door. Buildings which utilize ground level service or loading doors shall provide a minimum of 45 feet of clear maneuvering area in front of each door. Fences/Walls: The location must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. A fence taller than seven feet (7') shall require a building permit (six feet (6’) per building code) or a written exemption from the Building Official. The maximum height of an industrial fence is eight feet (8') anywhere on the lot provided the fence does not stand in or in front of any required landscaping or pose a traffic vision hazard. A property owner wishing to vary the height restrictions or placement of a fence on a lot may make written application to the Planning Division for an administrative review from height restrictions. For more information about fences refer to RMC 4-4-040. Significant Tree Retention: Significant Tree Retention: Application materials identify that there are mature trees on the site. 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 Marriott Hotel at Longacres Page 7 of 10 August 17, 2023 TREE SIZE TREE CREDITS 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 retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. 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- 130H.1.e 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. Lighting: Parking lot or display lot light fixtures should be non-glare and mounted no more than 25 feet above the ground to minimize the impact onto adjacent and abutting properties. Methods of controlling spillover light include, but are not limited to, limits on the height of light structure, limits on light levels of fixtures, light shields, and screening. Exterior lighting fixtures Marriott Hotel at Longacres Page 8 of 10 August 17, 2023 should reduce glare or direct illumination into the wetlands to reduce impacts on habitat. Lighting should include timers or other switches to ensure that lights are extinguished when not in use. The applicant would be required to provide a full lighting plan (including field lighting) prior to land use approval. In addition, see the standards found in RMC 4-4-075 Lighting, Exterior On-site. Access & Location of Parking Stalls: Access to the project site would be provided through the existing surface parking lot of 1301 SW 16th St to SW 16th St. No driveways shall be constructed in such a manner as to be a hazard to any existing street lighting standard, utility pole, traffic regulating device, fire hydrant, abutting street traffic, or similar devices or conditions (RMC 4-4- 080I). The location of all ingress and egress driveways shall be subject to approval through site plan review. Street improvements, including, curbs, gutter and sidewalk, are required along the frontage of the property. Whenever a new construction in excess of $150,000 occurs, code requires installation of street frontage improvements (RMC 4-6-060). Pedestrian Access: A pedestrian connection shall be provided from all public entrances to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting properties. Compliance with this standard would be verified at the time of formal land use review. Building Design Standards: Compliance with Urban Design Regulations, District ‘D’, is required. The purpose of the urban design regulations is to implement policies established in the Land Use Element of the Comprehensive Plan. See RMC 4-3-100, Urban Design Regulations for requirements. Building elevations were not provided. Please review these standards in their entirety prior to preparing your application. The Urban Design Regulations are not exclusive to architecture, but also included requirements related to pedestrian environments, parking and access, and recreation/open space. Binding Site Plan: The property is subject to the Boeing Longacres Property amended binding site plan. The applicant would be subject to amending the most recent version of the Boeing Longacres Property Binding Site Plan following the land use application process to remove any encumbrances that would no longer be relevant and to revise lot lines for the proposed redevelopment. Alteration of an approved binding site plan, excluding standard easements for utilities and lot line adjustments, shall be accomplished following the same procedures required for a new binding site plan application. Critical Areas: According to City of Renton (COR) Maps, the Site contains high seismic hazard areas, special flood hazard areas (100-year flood) FEMA Zone – AE, regulated shorelines – shoreline high intensity, regulated slopes, and wetlands. The seismic hazard is related to potential liquefaction of soils during an earthquake event. A geotechnical analysis for the site is required. The analysis needs to assess soil conditions and detail construction measures to assure building stability. A wetlands determination and delineation prepared by a certified wetlands biologist would be required at the time of formal land use application. If any impacts are proposed to the wetland or its buffer onsite a wetland mitigation plan would be required to be submitted with the land use application. The Administrator of the Department of Community and Economic Development is authorized to approve proposals for buffer width reductions of up to twenty five percent (25%) and approve proposals for buffer width averaging, provided there are no adverse impacts to the wetland function and values. See RMC 4-3-050I.3.a-b. for additional Marriott Hotel at Longacres Page 9 of 10 August 17, 2023 enhancement criteria for reduction and averaging of wetland buffer widths. A wetland report would be required to be submitted with the project application. In addition, secondary review of the submitted wetland report an any mitigation plans may also be required, at the applicant’s expense. If a project alters the base flood elevation (BFE) or boundaries of the special flood hazard area, then the project proponent shall provide the community with engineering documentation and analysis regarding the proposed change. If the change to the BFE or boundaries of the special flood hazard area would normally require a FEMA Letter of Map Change, then the project proponent shall initiate, and receive approval of, a FEMA Conditional Letter of Map Revision (CLOMR) prior to approval of the development permit. The project shall be constructed in a manner consistent with the approved CLOMR. If a CLOMR application is made, then the project proponent shall also supply the full CLOMR documentation package to the Floodplain Administrator to be attached to the floodplain development permit, including all required property owner notifications. In addition, the applicant must provide Flood Hazard information and a Biological Assessment with the required SEPA checklist. Future improvements would be required to comply with Flood Hazard Area standards related to flood proofing, compensatory storage, and construction techniques capable of resisting hydrostatic and hydrodynamic loads. It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development or building construction. Environmental Review: The proposed project would be subject to Environmental (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. Land Use Permit Requirements: The proposed project would require Hearing Examiner Site Plan Review, Environmental ‘SEPA’ Review, and may also require Preliminary Short Plat approval, a Lot Line Adjustment, and an amended Binding Site Plan. All applications would be reviewed concurrently within an estimated timeframe of 12 weeks. The 2023 land use application fees would be as follows: Site Plan Review ($4,270), Environmental (SEPA) Review ($1,800), Preliminary Short Plat ($6,080), Lot Line Adjustment ($1,230), and Binding Site Plan ($5,930). A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change prior to submittal. Detailed information regarding the land use application submittal can be found on the City’s website at www.rentonwa.gov. Other informational applications and handouts can be found on the City’s Digital Records Library. The city requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. In addition to the required land use permits, separate construction and building permits would be required. Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must Marriott Hotel at Longacres Page 10 of 10 August 17, 2023 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. Impact Fees: In addition to the applicable building and construction fees, impact fees would be required. Fees change periodically and the fees in effect at the time of building permit issuance would apply. For informational purposes, the 2023 impact fees are as follows: • A Fire impact fee based on $1.29 per sq. ft. of new hotel would be assessed; and • A Transportation impact fee for the hotel would be assessed based on $4,819.16 per room proposed. A handout listing all City’s Development related fees is available for your review at www.rentonwa.gov. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened prior to submitting the complete application package. Please contact Jill Ding, Senior Planner, at 425-430-6598 or jding@rentonwa.gov to submit prescreen materials and subsequent land use application.