HomeMy WebLinkAboutPRE_PreApplication_Meeting_Summary_240109_v1PREAPPLICATION MEETING FOR
Longacres Campus Master Plan
PRE23-000236
CITY OF RENTON
Department of Community & Economic Development
Planning Division
August 3, 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 3, 2023
TO:Jill Ding, Senior Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Longacres Campus Master Plan
1. The preliminary fire flows have not been determined due to lack of detailed plans. A
minimum of two fire hydrants are required for each building. Primary fire hydrants are required
within 150-feet of each building and secondary hydrants are required within 300-feet of each
building. Hydrants are required within 50-feet of all fire department connections for standpipes
and sprinkler systems. New water main extensions will be required and sized to meet the
required fire flow and city comprehensive plans.
2. Approved fire sprinkler, fire standpipes and fire alarm systems are required throughout
all buildings. Direct outside access is required to the fire sprinkler riser rooms. Fire alarm
systems are required to be fully addressable and full detection is required. Separate plans and
permits required by the fire department.
3. Fire impact fees are applicable at the rate of $964.53 per residential unit, $0.26 per
square foot for office space, $1.29 per square foot for hotels, $1.25 per square foot for retail
and no charge for parking garage area. This fee is paid at the time of building permit issuance.
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. The required turning radius is
25-feet inside and 45-feet outside. Roadways shall be a minimum of 20 feet wide and fully
paved. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading.
Minimum vertical clearance is 13-feet, 6-inches.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:August 3, 2023
TO:Jill Ding, Senior Planner
FROM:Nathan Janders, Development Engineering Manager
SUBJECT:Longacres Campus Master Plan
1901 Oakesdale Ave SW
PRE23-000236
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-
binding and may be subject to modification and/or concurrence by official City decision-makers. Review
comments may also need to be revised based on site planning and other design changes required by
City staff or made by the applicant.
I have completed a preliminary review for the above-referenced proposal located at parcel(s)
0886700010, 0886700020, 0886700030, 0886700040, 0886700050, 0886700060, 0886700070,
0886700080, 0886700110, 0886700120, 0886700130, 0886700140, 0886700200, 0886700210,
0886700220, 0886700360, 0886700370, 2423049022, 2423049071, 2423049055, 2423049052,
2423049050, 2423049047, 0886700240, 0886700250, and 0886700260. 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 Rentons 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 16
th St that can deliver a maximum flow capacity of
5,300 GPM (see record project file WTR2701906 for as-built files).
4. There is an existing 12-inch water main looped around the existing building on parcel 2423049022
that can deliver a maximum flow capacity of 5,400 GPM (see record project file WTR2702071 for as-
built files).
5. There is an existing 12-inch water main looped around the existing building on parcel 0886700220
and extending through parcels 2423049022, 0886700210 and 0886700200 that can deliver a
maximum flow capacity of 5,600 GPM (see record project file WTR2702323 for as-built files).
6. There is an existing 10-inch water main within parcels 0886700010, 0886700020, 0886700030, and
0886700040 that can deliver a maximum flow capacity of 1,900 GPM (see record drawing W-082701).
7. There is an existing 16-inch recycled water main on SW 16
th Street. Flow rate, pressure and record
drawings can be obtained through King County South Treatment Plant.
8. 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.
9. There is an existing 4-inch domestic water service and meter with a 4-inch DCVA serving the building
on parcel 0886700220.
10. There is an existing dual 10-inch fire service with a DCDA serving the existing building on parcel
0886700220.
11. There is an existing 6-inch domestic water service and meter with a DCVA serving the existing building
on parcel 2423049022.
12. There is an existing dual 10-inch fire service with a DCDA serving the existing building on parcel
2423049022.
13. There is an existing 4-inch fire service with a DCVA on parcel 0886700040.
14. Based on the review of project information submitted for the pre-application meeting, Renton
Regional Fire Authority is unable to determine the preliminary fire flow capacity. Per City code a
looped water main is required around the building or complex of buildings when the fire flow demand
exceeds 2,500 GPM.
15. Based on the information provided with the pre-application submittal documents, the following
developers installed water main improvements will be required to provide domestic and fire
protection service to the development including but not limited to the items that follow.
Installation of a minimum 12-inch water main servicing the proposed mixed use buildings
along the west side of the development is required. The new main should connect to the
existing 12-inch water main in SW 16th S, the existing 12-inch water main on parcel
2423049022 and the existing 12-inch water main on parcel 0886700200.
A preliminary conceptual alignment for a recycled water system extension is provided in the
attached sketch, for your reference only. The City is currently in the process of initiating an
agreement with King County Wastewater Treatment Division to conduct a Recycled Water
Feasibility Study, to establish a recycled water program for the use of recycled water in
irrigation systems, cooling towers, and toilets/urinals.
A 15 feet wide public water easement is required for any public water main, hydrants and
water meters located outside City right-of-way. A minimum 10-foot setback is required from
the building foundation to the new water main.
The sizing of the meters and private service lines to the building shall be in accordance with
the most recent edition of the Uniform Plumbing Code. If the size required to the existing
buildings is sufficient then the existing service line and meter may be re-used. If a new
service line is to be installed a minimum 1-inch domestic water service is required for the
building. Services and meters 3-inch and larger are installed by the developer, 2-inch and
smaller are installed by City forces
If the existing 12-inch water main on parcel 2423049022 requires relocation due to the
proposed new building 10b, then a new main shall be installed prior to decommissioning of
that portion of the existing main requiring relocation and a portion of the existing easement
shall be relinquished.
If the existing 12-inch water main on parcel 0886700210 and 0886700200 requires
relocation due to the proposed new parking structure or TBD area, then a new main shall be
installed prior to decommissioning of that portion of the existing main requiring relocation
and a portion of the existing easement shall be relinquished.
If the existing 12-inch water main on parcel 0886700230 requires relocation due to the
proposed new building 19, then a new main shall be installed prior to decommissioning of
that portion of the existing main requiring relocation and a portion of the existing easement
shall be relinquished.
If the existing 10-inch water main on parcel(s) 0886700010, 0886700020, 0886700030, and
0886700040 requires relocation due to the proposed new building(s) 1,2,3 and 4, then a
new main shall be installed prior to decommissioning of that portion of the existing main
requiring relocation and a portion of the existing easement shall be relinquished.
Any existing water mains to be removed shall also relinquish or partially relinquish the
easement they are contained within unless the new water main is proposed within the
easement and the easement meets current standards.
Installation of a separate water service and meter for the residential portion of each new
building. The sizing of the meter shall be in accordance with the most recent edition of the
Uniform Plumbing Code. All residential domestic water meters shall have a double check valve
assembly (DCVA) installed behind the meter on private property per City Standards. The DCVA
may be located inside the building if the location is pre-approved by the City Plan Reviewer
and City Water Utility Department. The backflow prevention assembly must be located
adjacent to and behind a building exterior wall.
i. If recycled water is used for irrigation, cooling tower and/or dual-plumbing
(toilets/urinals), all backflows for fire, domestic, and domestic irrigation services to
the site(s) must be reduced pressure backflow assemblies (RPBAs) installed behind
the meter on private property per City Standards.
Installation of a separate water meter for the commercial portion of each new building. All
commercial domestic water meters shall have a reduced pressure backflow assembly (RPBA)
installed behind the meter on private property per City Standards. The RPBA shall be installed
inside an above ground, heated enclosure per City Standard Plan 350.2. The RPBA may be
located inside the building if a drainage outlet for the relief valve is provided and the location
is pre-approved by the City Plan Reviewer and City Water Utility Department. The backflow
prevention assembly must be located adjacent to and behind a building exterior wall.
Domestic water meters 3-inch or larger shall be installed in an exterior vault per standard plan
no 320.4. The meter vault shall be located within public ROW or within an easement on
private property.
Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if
applicable.
Installation of a fire sprinkler stub a with a double check detector assembly (DCDA) is required
for backflow prevention to each building. The sizing of the fire sprinkler stub and related
piping shall be done by a registered fire sprinkler designer/contractor. The DCDA shall be
installed on the private property in an outside underground vault per City Standard Plan
360.2. The DCDA may be installed inside the building if it meets the conditions per City
Standard Plan 360.5 for the installation of a DCDA inside a building. The location of the DCDA
inside the building must be pre-approved by the City Plan Reviewer and Water Utility. The
backflow prevention assembly must be located adjacent to and behind a building exterior
wall.
Installation of off-site and on-site fire hydrants. The location and number of hydrants will be
determined by the RRFA based on the final fire flow demand and final site plan. A hydrant is
required within 50 feet of the buildings fire sprinkler system fire department connection
(FDC). See RRFA comments for additional hydrant spacing requirements.
16. 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 Citys 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.
17. A conceptual utility plan will be required as part of the land use application for the subject
development.
18. The development is subject to applicable water system development charges (SDCs) 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 Citys 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 Rentons sanitary sewer service area.
2. On parcel 0886700220:
a. There is an existing, private, 8-inch gravity wastewater main located along the north and east
side of the existing building discharging to a 10-inch City of Renton wastewater main within
Oakesdale Ave SW (see record drawing S-23230A).
b. There is an existing grease interceptor located on the east side of the building. The existing
interceptor shall be verified for size per the latest edition of the Uniform Plumbing Code (UPC)
and if found acceptable may be re-used.
c. There are three existing DI side sewers serving the building. The stub can be CCTVd and if
found acceptable to the sewer department may be re-used. If new sewer stubs are required
they shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details.
3. On parcel 243049022:
a. There is an existing, private, 8-inch gravity wastewater main located along the north and east
side of the existing building discharging to an 8-inch City of Renton wastewater main within
SW 16th St (see record drawing S-207105 and S-207106).
b. There is an existing grease interceptor located on the east side of the building. The existing
interceptor shall be verified for size per the latest edition of the Uniform Plumbing Code (UPC)
and if found acceptable may be re-used.
c. There are multiple existing DI side sewers serving the building. The stub can be CCTVd and if
found acceptable to the sewer department may be re-used. If new sewer stubs are required
they shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details.
4. There is an existing 12-inch gravity wastewater main located near the southeast corner of parcel
0886700200 (no record drawing available).
5. South of parcel 0886700370, there is an existing, public, 8-inch gravity wastewater main terminating
at the north end of parcel 0886700100 (see S-388304).
a. A connection would cross parcel 0005800017 and it is not clear if an easement exists
therefore one may have to be obtained to facilitate a connection at this location.
6. There is an existing 8-inch gravity wastewater main located in SW 16
th St (see record drawing S-
20710D).
7. A public sewer main extension serving all subject parcels and structures is required. The sewer main
shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details.
8. 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.
9. A 15 feet wide public sewer easement is required for any public sewer main located outside City
right-of-way.
10. Individual sewer stubs from the sewer main and individual side sewers are required for the
commercial and residential uses. All new sewer stubs shall conform to the standards in RMC 4-6-040
and City of Renton Standard Details.
11. An oil/water separator will be required for connecting the covered parking lot to sewer. If a sub-
terrain parking is incorporated and cannot achieve a gravity sewer discharge to the main, the applicant
may need to install an internal pump to bring the basement garage flows to the surface level for
gravity drain to the side sewer.
12. A grease interceptor is required if there is a commercial kitchen.
13. A conceptual utility plan will be required as part of the land use application for the subject
development.
14. 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 Citys 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 been
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 16
th St. that conveys runoff from the west side of
the proposes project to an offsite channel north of the northwest corner of the site (see record project
file TED4002071).
3. There is an existing, private, on-site conveyance system, detention facilities, and water quality
facilities on parcels 2423049022 and 0886700360 (see record project file TED4002071)
4. There is an existing, private, on site conveyance system and detention facility on parcel 0886700370
(see record project file TED4003883).
5. There is an existing, private, on-site conveyance system and detention pond on parcels 0886700110,
0886700120, 0886700130, 0886700210 and 0886700220 (see record project file TED4002323).
6. Critical areas on site that may affect stormwater review include: flood hazard FEMA zone AE and
wetlands.
7. Drainage plans and a drainage report complying with the adopted 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 Citys Peak Rate Flow Control Standard Area - Matching Existing. The site falls within the
Black River drainage basin.
8. The current Surface Water Standard Plans shall be used in all drainage plan 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
9. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will
be required to provide enhanced basic water quality treatment. Any proposed detention and/or water
quality vault shall be designed in accordance with the RSWDM that is current at the time of civil
construction permit application. Separate structural plans will be required to be submitted for review
and approval under a separate building permit for the detention and/or water quality vault.
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.
b. The existing pond and conveyance system on parcel 0886700370 is under the proposed
building 8. The detention facility shall be replaced in accordance with the RSWDM.
10. Conveyance system elements shall be designed in accordance with Core Requirement #4. The
proposed parking garages and buildings 1, 10a and 10b reside on-top of existing conveyance systems
that shall be relocated from under the structures.
11. 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.
12. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual
Section C.1.3.
13. Erosion control measures to meet the City requirements shall be provided.
14. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of
the site exceeds one acre.
15. 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 Citys 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 Citys 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. Refer to City code 4-4-080 regarding driveway regulations.
4. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090.
5. 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.
6. 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.
7. Paving and trench restoration within the City of Renton right of way shall comply with the Citys Trench
Restoration and Street Overlay Requirements.
8. 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.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2023\PRE23-000236\Working Files
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:August 3, 2023
TO:Pre-Application File No. 23-000236
FROM:Jill Ding, Senior Planner
SUBJECT:Longacres Campus Master Plan 1901 Oakesdale Ave SW, Renton,
WA 98055
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official
decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator,
Public Works Administrator, Planning Director, and City Council). Review comments may also
need to be revised based on site planning and other design changes required by City staff or
made by the applicant. The applicant is encouraged to review all applicable sections of the
Renton Municipal Code. The Development Regulations are available online at
www.rentonwa.gov.
Project Proposal: The proposed project site (Site) consists of 20 separate parcels (APNs
242304-9022, 088670-0010, -0020, -0030, -0040, 0050, -0060, -0070, -0080, -0110, -0120, -0130,
-0140, -0200, -0210, -0220, -0230, -0240, -0250, and -0260) and two tracts (Tract A (APN
0886700360) and Tract B (APN 0886700370) located at 1301 SW 16th St and 1901 Oakesdale
Ave SW. Based on King County Department of Assessments, the Site area totals approximately
5,547,087 square feet (127.34 acres). In addition, the overall Site includes five (5) industrial
parcels that provide the power, heat, and cooling that have a combined area of approximately
133,035 square feet (3.05 acres) (APNs 2423049071, -9055, -9052, -9050, and -9048) located at
1300, 1316, 1412, 1404, and 1432 SW 16th St. The Site is part of the original 158 acres of
property known as the Longacres Office Park (LOP). The majority of the lots at the Site are
zoned Commercial Office (CO). Lots 1, 2, 3, 4, 5, 6, 7, 8, 9, 11, 12, 13, 14, 20, 21, 22, 23, 24, 25,
and 26, Parcel 1, Tract A and Tract B are zoned Commercial Office (CO). Lots I, J, K, L and M are
zoned Medium Industrial (IM). The Comprehensive Plan land use designation for the Site is
Employment Area (EA).
According to King County Department of Assessments, the Site includes a 5-story, 311,982 gsf
office building (Building 25-20) at Longacres Office Park, a 617,238 gsf office building (Building
25-01), and a 21,083 gsf daycare (Building 25-10). In addition, the Site includes two (2)
maintenance buildings for industrial engineering and communications, Building 25-02
(approximately 34,946 gsf) and Building 25-03 (approximately 9,945 gsf) located at 1302 and
1300 SW 16th St, respectively. Boeing previously used the buildings and site for commercial
airplane services. The buildings that were used for office space housed Boeing employees
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August 3, 2023
engaged in commercial airplane design and operation. Building 25-10 is currently a daycare. The
Site also includes a number of undeveloped parcels and surface parking lots. The proposed
project would include activating the former Boeing office campus with updated office, new
multi-family housing, ground floor retail, eating and drinking establishments, parking garages,
recreational facilities, interconnected open space amenities throughout the property, and other
commercial uses depending on market conditions.
The following table identifies the uses and square footages anticipated at Longacres.
Program/Use Area (sf)% of Program
Mixed-Use 1,810,822 32%
Residential 573,959 10%
Retail 158,314 3%
Hotel 70,500 1%
Employment 2,163,325 38%
Sounders 466,780 8%
Undefined 519,925 7%
Music Venue 22,000 1%
Total 5,785,625 100%
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, daycare,
and associated surface parking. The remainder of the site includes undeveloped land.
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
institutions and related uses. The Highlighted uses and requirements for the site:
General office: a permitted use in the CO zone.
Attached dwelling Flats: an allowed use in the CO zone, pursuant to the following:
a. 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:
i. Bus Stop: An official bus service stop that offers levels of service comparable to
the following:
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August 3, 2023
(a) Service at least every ten (10) minutes during peak morning and evening
travel times;
(b) Fifteen (15) minute service during off-peak periods;
(c) Scheduled service for late night/early mornings; and
(d) Full service seven (7) days a week.
ii. Dedicated Park and Ride: A Park and Ride, as defined in RMC 4-11-160,
Definitions P.
iii. Commuter Rail: A passenger rail station.
b. 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. Two (2) of the proposed residential buildings (Parcel
#s 3 and 9) are proposed to be stand alone residential, which is not currently
permitted by code.
c. 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.
d. 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.
e. 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 RMC 4-9-200, Master Plan and Site Plan Review.
Retail sales: allowed outright in the Employment Area (EA) land use designation.
Eating and drinking establishments: an allowed use in the CO zone provided the use is
developed as part of a general offices building or a residential mixed-use building, yet
shall not occupy more than twenty five percent (25%) per building.
Hotel: an allowed use in the CO zone.
Sports arenas, auditoriums, exhibition halls (indoor and outdoor): not currently a
permitted use within the CO zone.
Parking garage, structured, commercial or public: a permitted use in the CO zone.
Development Standards: The project would be subject to RMC 4-2-120B, Development
Standards for Commercial Zoning Designations effective at the time of complete application
(noted as CO standards herein). These standards are available on the Citys website. Please
refer to the applicable footnotes in the RMC when applying these development standards to
your proposal.
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August 3, 2023
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
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 N/A
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August 3, 2023
Parking
Residential Mixed Use Development Standards: The project would be subject to RMC 4-4-150,
Residential Mixed Use Development Standards effective at the time of complete application.
The purpose is to ensure that all development is consistent with the goals, objectives and
policies of the Comprehensive Plan and provide development standards for integrated
residential and commercial development within the same building or on the same parcel or
contiguous group of parcels. In the CO zone, a minimum of 40% of the gross ground floor area of
all buildings on site containing dwelling units shall be developed with commercial square
footage. Ground floor commercial space shall be along any street frontage or, in the absence of
street frontage, along the primary facade of the building in conformance with the following
standards:
a. A minimum average depth of thirty feet (30’) and no less than twenty feet (20’) at any
given point;
b. A minimum floor-to-ceiling height of eighteen feet (18’), and a minimum clear height of
fifteen feet (15’) unless a lesser clear height is approved by the Administrator;
c. ADA compliant bathrooms (common facilities are acceptable);
d. A central plumbing drain line; and
e. A grease trap and a ventilation shaft for a commercial kitchen hood/exhaust.
For vertically mixed-use buildings, the facade necessary for interior entrances, lobbies, and
areas/facilities developed for the exclusive use of the buildings residents, or their guests (lobby
facade for the purposes of this Section), is limited to thirty five percent (35%) of the overall
facade along any street frontage or the primary facade. The Administrator may allow the lobby
facade to exceed thirty five percent (35%) if the depth of the commercial space exceeds the
minimum required by RMC 4-4-150E, provided the increased percentage of lobby facade is
generally proportional to the increased depth of commercial space.
Compliance with the residential mixed use development standards would be verified at the
time of formal land use application review.
Density: Minimum of 75 dwelling units per net acre (du/ac) if within a mixed use building and a
maximum of 150 du/ac. Density may be increased up to 250 dwelling units per net acre subject
to conditional use permit approval. A density bonus may be granted for developments that
satisfy the criteria and standards of RMC 4-9-065, Density Bonus Review. The applicant is
proposing 11 residential or mixed-use buildings with approximately 2,899 total units (two of
the buildings are proposed to be standalone residential buildings, which is not currently
permitted by code). A density worksheet demonstrating compliance with density allowances
would be submitted at the time of formal land use application review.
Minimum Lot Size, Width and Depth: The minimum lot size in the CO zone is 25,000 square feet
for lots created after July 11, 1993. There are no minimum requirements for lot width or depth
for lots created after July 11, 1993 within the CO zone. The applicant would be required to
maintain a minimum 25,000 sf lot size as part of any redevelopment of the site.
Building Coverage: The CO zone allows a maximum building coverage of 65 percent, or 75
percent if parking is provided within a building or within a parking garage. The parking is
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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 several
new buildings, primarily along the western half of Longacres. The submitted materials identify
the approximate locations of the proposed and existing buildings, but no setback
measurements, property line adjustments, or line combinations were identified. Compliance
with building setback requirements would be verified at the time of formal land use
application review.
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. 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
application and building permit that the height of any proposed structure(s) would not
penetrate the FAR Part 77 surface area.
Screening: Screening must be provided for all surface-mounted and roof top utility and
mechanical equipment. If applicable, the application would need to include elevations and
details for the proposed methods of screening. No mechanical or utility equipment was
identified in the submitted materials. See RMC 4-4-095, Screening and Storage
Height/Location Limitations for specific requirements.
Refuse and Recycling Areas: All new development for multi-family, commercial, industrial and
other nonresidential uses shall provide onsite refuse and recyclables deposit areas and
collection points for collection of refuse and recyclables. Refuse and recycling areas need to
meet the requirements of RMC 4-4-090, Refuse and Recyclables Standards. For multi-family, a
minimum of one and one-half (1-1/2) square feet per dwelling unit in multi-family residences
shall be provided for recyclables deposit areas and a minimum of three (3) square feet per
dwelling unit shall be provided for refuse deposit areas. For office developments, a minimum of
two (2) square feet per every 1,000 square feet of building gross floor area shall be provided for
recyclable deposit areas and a minimum of four (4) square feet per 1,000 square feet of building
gross floor area shall be provided for refuse deposit areas. For manufacturing and other
nonresidential developments, a minimum of three (3) square feet per every 1,000 square feet of
building gross floor area shall be provided for recyclables deposit areas and a minimum of six (6)
square feet per 1,000 square feet of building gross floor area shall be provided for refuse depo
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sit areas. In retail developments, a minimum of five (5) square feet per every one thousand
(1,000) square feet of building gross floor area shall be provided for recyclables deposit areas
and a minimum of ten (10) square feet per one thousand (1,000) square feet of building gross
floor area shall be provided for refuse deposit areas.
Architectural design of the enclosures shall be consistent with the design of the primary
building. Enclosures for outdoor refuse or recyclables deposit areas/collection points and
separate buildings used primarily to contain a refuse or recyclables deposit area/collection point
shall have gate openings at least twelve feet (12’) wide for haulers. The submitted material did
not identify a refuse and recycling enclosure area. Refuse and recycling areas would need to
be identified in the land use application that meet the minimum size, screening, location, and
other standards in RMC 4-4-090. Compliance with the refuse and recycling standards (general
and Urban Design) would be reviewed with the land use application.
Landscaping: Compliance with the landscape standards is required with conversions of vacant
land. Except for critical areas, all portions of the development area not covered by structures,
required parking, access, circulation or service areas, must be landscaped with native, drought-
resistant vegetative cover. Any landscaping area shall be a minimum of five feet (5) in width. An
underground sprinkling system shall be required to be installed and maintained for all
landscaped areas. Existing and proposed new landscaping is proposed throughout the Site. A
conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-
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. The applicant is not proposing any changes to the
existing street frontage landscaping. Compliance with street frontage landscaping would be
verified at the time of formal land use application review.
Internal Lot Landscaping: Surface parking lots with 100 or more stalls shall provide 35 square
feet of internal lot landscaping for each parking stall. There shall be no more than fifty feet (50’)
between parking stalls and an interior parking lot landscape area. Interior parking lot
landscaping area shall be sized to dimensions of at least eight feet (8’) by twelve feet (12’).
Landscaping shall be dispersed throughout the parking area and shall include a mixture of trees,
shrubs, and groundcover. Perimeter landscaping may not substitute for interior landscaping.
Any new or modified parking areas would be required to be brought into compliance with the
surface parking lot landscape standards.
Perimeter Parking Lot Landscaping: New parking lots would be required to be landscaped
pursuant to parking lot landscaping standards. Surface parking lots shall contain a perimeter
landscaping screen at least 10 feet in width measured from the right-of-way (ROW). Within this
perimeter screen trees shall be planted at a minimum of 2-inch caliper at an average rate of 30
lineal feet of street frontage, shrubs at the minimum rate of one per 20 square feet, and
groundcover in quantities that will provide at least 90 percent (90%) coverage within 3 years.
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Compliance with the perimeter parking lot landscaping would be verified at the time of formal
land use application review.
Parking: Parking, docking and loading areas for truck traffic shall be off-street and screened
from view of abutting public streets. The following parking ratios would be applicable to the site:
Commercial Activities Outside of the Center Downtown Zone
Use Area (SF) or
Number of Units Ratio Required
Spaces
Offices,
general:
TBD 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.
TBD
Hotels and
motels:
150 Keys A minimum and maximum of 1.0 per guest
room plus 1.0 for every 3 employees.
TBD
Commercial
within vertical
mixed-use
TBD A minimum of 2.5 per 1,000 square feet of
net floor area and a maximum of 5.0 per
1,000 square feet of net floor area.
TBD
Outdoor and
indoor sports
arenas,
auditoriums,
stadiums,
movie
theaters, and
entertainment
clubs:
22,000 SF A minimum and maximum of 1.0 for every
4 fixed seats or 10 per 1,000 square feet of
floor area of main auditorium or of
principal place of assembly not containing
fixed seats, whichever is greater.
TBD
Retail sales
and wholesale
retail sales:
158,314 SF A minimum and maximum of 2.5 per 1,000
square feet of net floor area, except
wholesale retail sales, which is allowed a
maximum of 5.0 per 1,000 square feet of
net floor area if shared and/or structured
parking is provided.
Min/Max:
395
Attached
dwellings:
2,899 units 1 per dwelling unit is required. A maximum
of 1.75 per dwelling unit is allowed.
Min:
2,899
Max:
5,073
Eating and
drinking
establishments
and taverns:
TBD A minimum and maximum of 10 per 1,000
square feet of dining area.
TBD
Commercial
TBD
519,924 SF Based on the type of commercial.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.
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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 8‰ feet x 16 feet,
and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not
account for more than 40 percent for designated employee parking or 30 percent of the spaces
in the surface parking lot(s) for all other uses. Stall dimensions are slightly smaller for structured
parking, see RMC 4-4-080.
ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent
access aisle of 8 feet in width for van accessible spaces. The minimum required number of
accessible spaces is two percent (2%) of the total spaces when total required parking is between
501 and 1,000 parking spaces. For lots over 1,000 spaces, the minimum number of accessible
spaces is 20 plus 1 space for every 100 spaces, or fraction thereof, over 1,000.
Bicycle parking shall be provided for all residential developments that exceed five (5) residential
units and/or all non-residential developments that exceed four thousand (4,000) gross square
feet in size.
Bicycle parking shall be provided for all non-residential developments that exceed four thousand
(4,000) gross square feet in size. When there are two (2) or more separate uses on a site, the
required bicycle parking for the site shall be the sum of the required parking for the individual
uses. The number of bicycle parking spaces shall be equal to ten percent (10%) of the number of
required off-street vehicle parking spaces for all uses except attached dwellings. Attached
dwellings shall provide one-half (0.5) bicycle parking space per one dwelling unit. Please review
RMC 4-4-080F.10 and RMC 4-4-080F.11 for further general parking and specific bicycle parking
requirements.
Loading Space Required: Adequate permanent off-street loading space shall be provided if the
activities require deliveries to it or shipments from it. Loading space shall be in addition to
required off-street parking spaces.
No portion of a vehicle taking part in loading or unloading activities shall project into a public
street or alley. Ingress and egress points from public rights-of-way at designated driveways shall
be designed and located in such a manner as to preclude off-site or on-street maneuvering of
vehicles.
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.
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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
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.
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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
should reduce glare or direct illumination into the wetlands to reduce impacts on habitat.
Lighting should include timers or other switches to ensure that lights are extinguished when not
in use. The applicant would be required to provide a full lighting plan (including field lighting)
prior to land use approval. In addition, see the standards found in RMC 4-4-075 Lighting,
Exterior On-site.
Access & Location of Parking Stalls: Access to Longacres Redevelopment would be from
Oakesdale Ave SW, SW 16th St, S Longacres Way, and via new streets proposed along the west
and south boundaries of the project site. 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.
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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
enhancement criteria for reduction and averaging of wetland buffer widths.
If a project alters the base flood elevation (BFE) or boundaries of the special flood hazard area,
then the project proponent shall provide the community with engineering documentation and
analysis regarding the proposed change. If the change to the BFE or boundaries of the special
flood hazard area would normally require a FEMA Letter of Map Change, then the project
proponent shall initiate, and receive approval of, a FEMA Conditional Letter of Map Revision
(CLOMR) prior to approval of the development permit. The project shall be constructed in a
manner consistent with the approved CLOMR. If a CLOMR application is made, then the project
proponent shall also supply the full CLOMR documentation package to the Floodplain
Administrator to be attached to the floodplain development permit, including all required
property owner notifications. In addition, the applicant must provide Flood Hazard information
and a Biological Assessment with the required SEPA checklist.
Future improvements would be required to comply with Flood Hazard Area standards related to
flood proofing, compensatory storage, and construction techniques capable of resisting
hydrostatic and hydrodynamic loads. It is the applicants 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.
Master Plan Review: The purpose of the master plan process is to evaluate projects at a broad
level and provide guidance for development projects with multiple buildings on a single large
site. The master plan process allows for analysis of overall project concepts and phasing as well
Longacres Campus Master Plan
Page 13 of 13
August 3, 2023
as review of how the major project elements work together to implement City goals and
policies. Master plan review allows for consideration and mitigation of cumulative impacts from
large-scale development and allows for coordination with City capital improvement planning.
Master plan review should occur at an early stage in the development of a project, when the
scale, intensity and layout of a project are known. Master plan review is required for all phased
development projects.
Land Use Permit Requirements: The proposed project would require Hearing Examiner Master
Plan Review and Environmental SEPA Review. The 2023 land use application fees would be as
follows: Master Plan Review ($4,270), and Environmental (SEPA) Review ($1,800). 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 Citys
website at www.rentonwa.gov. Other informational applications and handouts can be found on
the Citys Digital Records Library. The city requires electronic plan submittal for all applications.
Please refer to the Citys Electronic File Standards.
In addition to the required land use permits, separate construction and building permits would
be required.
Public Information Sign: Public Information Signs are required for all Type II and Type III Land
Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the
public of potential land development, specific permits/actions being considered by the City, and
to facilitate timely and effective public participation in the review process. The applicant must
follow the specifications provided in the public information sign handout. The applicant is solely
responsible for the construction, installation, maintenance, removal, and any costs associated
with the sign.
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 the rate established by the Renton Fire Authority would be
assessed based on the use. For example, fire impact fee is assessed at $964.53 per new
multi-family dwelling unit;
A transportation impact fee would be assess based on the uses proposed. For example,
the fee for each new PM Peak Hour Person Vehicle Trip is $8,031.94 per trip.
Renton School District Impact Fee assessed at $3,697 per new multi-family dwelling unit
(+5% administrative fee); and
Parks Impact Fee currently assessed at $2,222.84 (5 or more units) per new dwelling
unit.
A handout listing all Citys 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.
23 05 251 LMN+HEWITT Unico Longacres Campus Master Plan
LONGACRES CAMPUS: A MIXED-USE COMMUNITY
MIXED-USE
RESIDENTIAL
EMPLOYMENT
EXISTING BUILDINGS
OTHER
SUMMARY
PROPERTY LINE
RETAIL BELOW
* Parcels are off master plan area
Parcel #Retail Area (sf)# Units
1 1,866 182
2 4,780 200
4 11,737 235
5 13,420 334
6 15,630 319
7 13,440 291
8 17,695 348
TOTAL 67,191 1,909
Parcel #Floor Plate (sf)# Floors Total Office Area
(sf)
12 28,000 5 122,900
13 27,200 5 118,900
14 28,000 5 122,900
15*43,200 5 200,100
16*52,800 5 229,800
17 28,000 5 122,900
18 28,000 5 122,900
21 74,056 4/5 305,035
TOTAL 276,076 1,345,435
Building #Program Footprint (sf)Retail Area
(sf)
Total Office
Area (sf)
25-01 Employment 188,823 35,000 582,238
25-20 Employment 59,747 1,880 237,532
25-02 Utility 17,889 n/a n/a
TOTAL 266,459 36,880 819,770
Parcel #Retail Area (sf)# Units
3 --303
9 --323
TOTAL 0 626
Program Area (sf)Program Units
Hotel 70,500 150 keys
Sounders Fields 466,780 4 fields
Dining 30,000 --
Undefined
(Parcels 10a, 10b, 19, 22)519,925 21,000 sf
retail/daycare
Open Space & Natural
Features 2,722,204 --
Stormwater Features 116,614 --
Program Area (sf)% of
Program
Mixed-Use 1,810,822 32%
Residential 573,959 10%
Retail 158,314 3%
Hotel 70,500 1%
Employment 2,163,325 38%
Sounders 466,780 8%
Undefined 419,715 7%
TOTAL 5,663,415
0’400’
Phase 1-
Garage
Venue 22,000 1%
519,925
Total 5,785,625
Longacres TIF Funding Opportunities Page 2
LMN+HEWITT
Phase 2-
Garage/
Commercial
TBD
10a 10b
TOTAL 276,076 1,345,435 202,020 1,040,400
RESIDENTIAL
EMPLOYMENT
EXISTING BUILDINGS
* Parcels are off master plan area
Parcel #Floor Plate (sf)# Floors Total Office Area
(sf)
12 28,000 5 122,900
13 27,200 5 118,900
14 28,000 5 122,900
15*43,200 5 200,100
16*52,800 5 229,800
17 28,000 5 122,900
18 28,000 5 122,900
21 74,056 4/5 305,035
TOTAL 276,076 1,345,435
Building #Program Footprint (sf)Retail Area
(sf)
Total Office
Area (sf)
25-01 Employment 188,823 35,000 582,238
25-20 Employment 59,747 1,880 237,532
25-02 Utility 17,889 n/a n/a
TOTAL 266,459 36,880 819,770
Parcel #Retail Area (sf)# Units
3 --303
9 --323
TOTAL 0 626
TOTAL 276,076 1,345,435 202,020 1,040,400
1 1,866 182
1 1,866 182
TOTAL 67,191 1,909
10a
10b
2,273