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HomeMy WebLinkAboutPRE24-000320_Meeting Summary (TPS)DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov PREAPPLICATION MEETING FOR Hilton Coversion to Marriott 1801 East Valley Rd PRE 24-000320 11/7/2024 Contact Information: Planner: Nichole Perry, 425.430.7286 Public Works Plan Reviewer: Huy Huynh, 425.430.7384, hhuynh@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council).   DEPARTMENT OF COMMUNITY  AND ECONOMIC DEVELOPMENT    M   E   M   O   R   A   N   D   U   M       DATE: November 5th, 2024     TO: Nichole Perry, Planning     FROM: Huy Huynh, Development Engineering     SUBJECT: 1801 East Valley Rd Marriot    1801 East Valley Rd  PRE24‐000320        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 3340403330.  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 hydraulic zone.  2. The static water pressure is approximately 75 psi at ground elevation of 22 feet.  3. The site is located outside the City's Wellhead Protection Area.  4. There is an existing 10‐inch looped City water main located on the parcel that can deliver a  maximum capacity of 3,000 gallons per minute (gpm) ‐ (Record Drawing W‐233603).  5. There is an existing 16‐inch water main within SW 19th St that can deliver a maximum capacity of  7,100 gallons per minute (gpm) – (Record Drawing W‐199708).   6. There is an existing 12‐inch water main within East Valley Rd that can deliver a maximum capacity  of 4,000 gallons per minute (gpm) – (Record Drawing W‐199910).   7. There are existing water services to the subject property:   4” water service lateral (facility ID LAT‐015187) and water meter (facility ID MTR‐015922)  with an existing 4” RPBA located within the North Mechanical Room.    1‐1/2” irrigation service lateral (facility ID LAT‐015188) and meter (facility ID MTR‐ 015944) with an existing 1‐1/2” DCVA located East of the lobby in the grass.   6” fire service (facility ID LAT‐003614) with an existing 6” DCDA located in the fire sprinkler  riser room.(facility ID MTR‐002888)   Towne Marriot,  PRE 24‐000320     Page 2 of 4  Nov 5th, 2024  8. Renton Regional Fire Authority to provide preliminary fire flow demand for the proposed  development.   9. 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.   Per City code a looped water main is required around the building when the fire flow  demand exceeds 2,500 GPM. Based on the preliminary fire flow demand as determined  by the Fire Authority, the existing looped water main around the building is adequate    There is an existing DCDA located interior of the building.    Installation of additional fire hydrants on‐site and/or off‐site as required by the Fire  Authority.   There are four existing hydrants located on the parcel within 300‐ft of the existing  building:   i. HYD‐SW‐00421  ii. HYD‐SW‐00724  iii. HYD‐SW‐00726  iv. HYD‐SW‐00426   Installation of a “Storz” adapter on the existing hydrants within 300 feet of the  development if they are not already equipped with one.  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 2024 Development Fees Document on the City’s  website. Fees that are current will be charged at the time of construction permit issuance.   The SDC fee for water is based on the size of the new domestic water meter(s) to serve the  project. The current water fee for a single 1‐inch meter is $4,850 per meter, 1‐1/2 inch meter  is $24,250, a 2‐inch meter is $38,000, 3‐inch meter is $77,600 and 4‐inch meter is $121,250.   Water service installation charges for each proposed domestic water service is applicable.  Water Service installation fee is $2,875.00* per 1‐inch service line, $4,605.00 per 1‐1/2‐inch  service line, and $4,735.00 per 2‐inch service line. Fee is payable at permit issuance. For  service lines larger than 2”, the contractor is responsible for materials and installation.   Drop‐in meter fee is $460.00 per 1‐inch meter, $750.00 per 1‐1/2‐inch meter, and $950.00  per 2‐inch meter.  Meters larger than 2‐inches are provided and installed by the contractor  and a processing fee of $220 is required. Fee is payable at permit issuance.   The SDC fee for fire service is based on the size of the fire service lines to serve the project.    Final determination of applicable fees will be made after the water meter size has been  determined. SDC fees are assessed and payable at construction permit issuance.   The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&re po=CityofRenton   SEWER  1. The project is within the City of Renton’s sanitary sewer service area.   Towne Marriot,  PRE 24‐000320     Page 3 of 4  Nov 5th, 2024  2. There is an existing PVC sewer main located on the West side of the building (record drawing W‐ 233706). Applicant to provide sewer easement to the City of Renton for the purpose of  maintaining the sewer main.   3. The existing building is currently being served by an existing 6 in PVC side sewer stub (record  drawing S-233706).    4. All new sewer stubs shall conform to the standards in RMC 4‐6‐040 and City of Renton Standard  Details (existing stub may be reused if a CCTV inspection is approved by the Wastewater Utility).      5. A conceptual utility plan will be required as part of the land use application for the subject  development.  6. 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 2024 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 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=10067864&dbid=1&repo=Cit yofRenton  Surface Water   1. There is an existing private stormwater system located on the parcel (no record drawing).   2. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water  Design Manual may 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 Flow Control Duration Standard Area matching Existing Peak  Conditions. The site falls within the Black River drainage basin and Rolling Hills Creek Subbasin.  The site does not fall within the City’s Aquifer Protection Area (APA).   3. Critical areas on site that may affect stormwater review include flood hazard area.    4. 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 charged per square foot of new impervious surface at $0.92 per square  foot, but not less than $2,300.    The full fee schedule can be found at:  https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof Renton    TRANSPORTATION  1. Per City code 4‐6‐060 frontage improvements are required for new construction in excess of  $175,000.  The proposed project fronts East Valley Rd to the East and SW 19th St to the South    The project meets exemption D.2 per section 4‐6‐060 in the RMC which states that  interior remodels of any value not involving a building addition shall be exempt from  frontage improvements.   Towne Marriot,  PRE 24‐000320     Page 4 of 4  Nov 5th, 2024  2. On and off‐site ADA, curbing, sidewalk and parking lot/drive‐aisle improvements will be reviewed  in conjunction with the civil construction permit and will require a grading plan consisting of spot  elevations and slopes showing that ADA and City specifications are being met.  3. The development is subject to transportation impact fees. Fees will be charged based on the rate  at the time of building permit issuance.  a. The 2024 transportation impact fee for apartment is $7,550.02   b. 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.   GENERAL COMMENTS  1. A 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. Maximum exposed retaining wall height is 6‐ft and shall be setback a minimum of 3‐ft from the right‐ of‐way as outlined in RMC 4‐4‐040 – Fences, Hedges and Retaining Walls.   3. Adequate separation between utilities as well as other features shall be provided in accordance with  code requirements.   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.  4. 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   5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate  sheets.  6. Fees quoted in this document reflect the fees applicable in the year 2024 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.  H:\CED\Planning\Current Planning\Pre-Applications\2024\PRE-24-000320 Staff Report DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 7, 2024 TO: Pre-Application File No. PRE24-000320 FROM: Nichole Perry, Associate Planner SUBJECT: Hilton Conversion to TownePlace Marriott – 1801 East Valley Rd (Parcel No. 3340403330) General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision- makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, Development Engineering 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 https://www.codepublishing.com/WA/Renton. Project Proposal: The TPS Conversion project involves a 2.61-acre property located at 1801 East Valley Rd, Renton, WA 98055 (APN 3340403330), currently operating as a Hilton Garden Inn. The site is west of Rainier Avenue South/ SR-167, totaling 74,751 square feet, is situated within the Commercial Office Zone (CO) and designated within the Employment Area Comprehensive Plan land use. The proposal entails a remodel and rebranding of the existing hotel into an extended stay Marriott TownePlace Suites (TPS), with no expansion of the existing footprint or height. The property features a fully paved surface with the hotel building and associated parking. It is also located within critical areas, including the 100-year floodplain and a seismic hazard zone. Public utilities, including water and sewer connections, are available within the East Valley Rd right-of- way, with no anticipated changes to existing drainage conditions, as stormwater is managed on- site. No fill or excavation is proposed as part of this project. Current Use: The project site currently operates as a Hilton Garden Inn, featuring a hotel building with surrounding paved parking areas. The site is fully developed and includes landscaped areas within the parking lot, featuring trees, grass, and shrubs, as indicated by the City’s COR Map aerial view. 1. Zoning, Land Use Designation, and Overlays: Per RMC 4--2-060, the subject property is in the Employment Area land use designation, the Commercial Office (CO) zoning designation, and the Urban Design District D. 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 Hilton Conversion to TownePlace Marriott Page 2 of 7 November 6, 2024 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 proposed project, a remodel and rebranding of an existing hotel from Hilton Garden Inn to an extended-stay hotel branded as Marriott TownePlace Suites, aligns with the intent of the CO zoning designation. An extended-stay hotel is defined as a building or portion thereof for rental of rooms with permanent provisions for living, eating, sanitation, and cooking for temporary occupancy without limits on duration. Per RMC 4-11-080H.Y an extended-stay hotel structures are at least two (2) stories in height, with lodging space generally above the first floor, and not meeting the definition of a homeless services use. Lodging space may also be located on the first floor. Individual rooms accessed from a common hallway. A commercial kitchen and dining room catering to the extended-stay patrons may be provided; event space, eating and drinking establishments, and accessory shops and services typically located in or provided by hotels or extended-stay hotels and catering to the general public may be provided. Not included in this definition are facilities providing crisis intervention or case management or both, attached dwellings, bed and breakfasts, hotels, or motels. As an existing hotel within a commercially designated area, the proposed new use would remain consistent with CO zoning, and no changes to the density, height, or other dimensional standards of the zone are proposed. Provided the use is in the Employment Area (EA) land use designation west of Rainier Avenue South/ SR-167, an extended-stay hotel is a permitted use in the CO zone. 2. Development Standards: The project would be subject to RMC 4-2-120B, “Development Standards for Commercial Zoning Designations” applicable at the time of complete application (referred to as “CO standards” herein). Density – The CO zone does not have residential density requirements for commercial projects like hotels; therefore, density calculations are not applicable to this proposal. The Commercial Office (CO) zoning designation supports commercial uses, including hotels, and no residential components are proposed within this project. The primary focus will instead be on compliance with CO standards related to building coverage, height, and setbacks rather than residential density requirements. A density worksheet was not required with the pre-application submittal materials as this project does not include a residential component. Compliance with CO standards will be reviewed through aspects such as lot coverage, building height, and setback requirements at the time of formal application. 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. The CO zoning designation does not require a minimum lot width or depth for existing commercial properties. The existing lot for this project is approximately 2.61 acres (113,692 square feet), which exceeds general requirements for commercial development. No subdivision or reconfiguration of the lot is proposed. Compliance with minimum lot size, lot width, and depth standards would be verified at the time of formal land use application review. Building Standards – The CO zoning standards allow a maximum lot coverage of 65% of the lot area or up to 75% if parking is provided within the building or a parking garage. The maximum building height in the CO zone is 250 feet. In no case shall the building height exceed Hilton Conversion to TownePlace Marriott Page 3 of 7 November 6, 2024 the maximum allowed by the subject zoning district or the maximum allowed pursuant to RMC 4-3-020, Airport Related Height and Use Restrictions, whichever is less. The subject site is located within the Airport influence area. Height is restricted in this area by the FAR Part 77 surface area, as such the applicant shall verify at time of land use application and building permit that the height of the proposed structure does not penetrate the FAR Part 77 surface area. In addition, the applicant may be required to submit a draft avigation easement with the land use application per RMC 4-3-020E. New development or modifications to the existing structure would need to comply with these standards for maximum building coverage and height at the time of building permit review. Building height and lot coverage calculations would be verified during the formal application process to ensure compliance with CO zone requirements. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line or any private access easement or tract. In the CO zoning district, required yard setbacks are based on building height and adjacent zoning. For primary structures under 25 feet in height, a 15-foot front setback is required; for buildings between 25 and 80 feet in height, a front setback of 20 feet is required; and for buildings over 80 feet, the setback increases to 30 feet. A minimum rear setback of 15 feet applies when adjacent to a residential zone, while no rear setback is required otherwise. Side setbacks are not required unless adjacent to a residential zone, in which case a 15-foot setback is required. The subject property does not directly abut any residential zones. Although there is an Residential-1 (R-1) residential zone located across East Valley Road, this does not impact setback requirements, as the R-1 property would not be considered adjacent. Compliance with these setback requirements for any proposed modifications to the building footprint would be verified during the formal building permit application process. Gross Floor Area – There is no minimum requirement for gross floor area. Pedestrian Access – A pedestrian connection shall be provided from a public entrance to the street unless the Reviewing Official determines that the requirement would unduly endanger the pedestrian. Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. If applicable, the application would need to include elevations and details for the proposed methods of screening. No mechanical or utility equipment was identified in the submitted materials. See RMC 4-4-095 for specific requirements. 3. Urban Design Standards: The proposed remodel and rebranding of the hotel would be subject to the Urban Design Standards outlined in RMC 4-3-100. These standards are intended to enhance the visual appeal, accessibility, and compatibility of commercial developments within the CO zone. Compliance with urban design requirements, including architectural detailing, pedestrian access, and landscaping, will be verified at the time of building permit review. 4. Landscaping: All portions of the development area not covered by structures, parking, access, circulation, or service areas must be landscaped with native, drought-resistant vegetation per RMC 4-4-070. The CO zoning designation requires a minimum on-site landscape width of 10 feet along street frontages, with a mix of trees, shrubs, and groundcover. Street trees will also Hilton Conversion to TownePlace Marriott Page 4 of 7 November 6, 2024 be required in the right-of-way (ROW) planter along East Valley Rd. Minimum planting strip widths between the curb and sidewalk will follow RMC 4-6-060 standards. Street trees must be centered within the planting strip, with spacing based on the tree's mature size: small trees at 30 feet on center, medium trees at 40 feet, and large trees at 50 feet. Trees must also be positioned to maintain clearances from utilities, streetlights, signs, fire hydrants, and driveways as specified in the City’s Approved Tree List. A detailed landscaping plan, prepared by a licensed Landscape Architect or certified professional, may be required with the formal land use application. Per RMC 4-4-070B.1.f, landscaping requirements may be required if a remodel of a structure’s improvements are equal to or greater than fifty percent (50%) of the assessed property valuation. This plan should include specific landscaping features and ensure compliance with both general and specific landscape requirements in RMC 4-4-070. This plan should document the existing landscaping and mature trees along the right-of-way (ROW) on East Valley Road and include any additional landscaping needed to meet standards. The plan should also detail any new or replacement trees in the ROW, following spacing and clearance guidelines per RMC 4-6-060 and the City’s Approved Tree List. This ensures that all landscaping aligns with City requirements. 5. Significant Tree Retention: The CO zoning designation emphasizes commercial development, and tree retention requirements apply primarily to projects that involve significant land clearing or new construction impacting natural vegetation. For a remodel and rebranding of an existing hotel, tree retention standards may not be directly applicable if no significant vegetation removal is proposed. However, if any significant trees on-site (trees with a caliper greater than 6 inches, or 8 inches for alders and cottonwoods) are proposed to be removed, the applicant would be required to provide a tree inventory and a tree retention plan, prepared by a certified arborist. This plan would need to show compliance with the city's 30% significant tree retention requirement as outlined in RMC 4-4-130. According to the submitted site plan, it does not appear that significant tree removal is anticipated. If removal is planned, a tree retention plan and worksheet would be required at the time of formal application to ensure compliance with RMC 4-4-130. 6. Fences/Retaining Walls: If the applicant intends to install any fences or retaining walls as part of the project, their locations must be clearly shown on both the landscape and grading plans, with top and bottom elevations indicated for each wall. Any retaining wall with a height of four (4) feet or more, measured from the bottom of the footing to the finished grade at the top of the wall, requires a building permit. The maximum allowable height for fences and retaining walls is 72 inches, with additional restrictions applying within setback areas and clear vision zones as specified in RMC 4-4-040D. A fence may not be constructed on top of a retaining wall unless the total combined height does not exceed the maximum permitted height for a standalone fence. Retaining walls should be constructed from materials such as brick, rock, textured or patterned concrete, or another masonry product that complements the building and site design. For any retaining walls abutting public rights-of-way, a minimum three-foot (3') landscaped setback is required at the base of the wall. No fences or retaining walls were shown in the initial project materials. Should any be proposed, the applicant would need to provide detailed fence and wall plans in compliance with RMC 4-4-040 at the time of formal application. A building permit may be required. Hilton Conversion to TownePlace Marriott Page 5 of 7 November 6, 2024 7. Parking: Parking for vehicles, loading areas, and driveways shall be provided in accordance with the provisions of the current parking regulations of RMC 4-4-080, “Parking, Loading, and Driveway Regulations.” The Commercial Office (CO) zoning designation requires that parking for hotels and other commercial uses adhere to the standards outlined in RMC 4-4-080. The existing hotel on-site provides parking facilities that comply with the current commercial parking requirements, and no additional parking spaces or modifications to the layout are proposed as part of the remodel and rebranding. The proposal would be required to provide bicycle parking based on 10 percent (10%) of the required number of off-street vehicle parking spaces. Each bicycle parking space shall be at least two feet (2') by six feet (6'), with no less than an overhead clearance of seven feet (7'). Bicycle parking shall be conveniently located with respect to the street right-of-way and must be within fifty feet (50') of at least one main building entrance, as measured along the most direct pedestrian access route. Please review RMC 4-4-080F.11.b-c for further general and specific bicycle parking standards. Compliance with parking standards would be confirmed during the formal application review to ensure the existing layout meets CO zone requirements for the new TownePlace Suites brand. 8. Access: Access to the existing hotel property is provided via East Valley Rd and another access from SW 19th St., primary access points that align with Commercial Office (CO) zoning requirements. No changes to access points are proposed as part of the remodel and rebranding project. The current access configuration is designed to accommodate commercial traffic, including guest and service vehicle entry, which is consistent with CO zoning standards. The existing accesses from East Valley Rd and SW 19th St appear to meet the CO zone’s requirements for commercial developments. Compliance with access standards would be confirmed during the formal application review to ensure suitability for the TownePlace Suites operations. 9. Driveways: Per RMC4-4-080, there shall be no more than one driveway for each one hundred sixty-five feet (165') of street frontage serving any one property or among properties under unified ownership or control; for each one hundred sixty five feet (165') of additional street frontage another driveway may be permitted. Driveways within the CO zone must be designed to accommodate commercial traffic safely and efficiently. The existing driveway layout provides sufficient width and alignment for hotel operations, with no modifications proposed for this remodel project. CO zoning does not limit driveway widths for commercial uses, but the current configuration will be reviewed to ensure it supports effective traffic flow and accessibility for guests and service vehicles. The applicant will need to confirm that the existing driveway configuration adheres to access standards as part of the formal review process. Compliance with driveway standards will be verified at the time of building permit application, ensuring the layout meets CO zoning requirements for commercial operations. 10. Critical Areas: According to City of Renton (COR) Maps, a High Seismic Hazard Area and Special Flood Hazard Area (FEMA Zone – AE) are located on site. The applicant shall contract with a geotechnical engineer in order to verify that the earthwork, foundation and other recommendations have been properly interpreted and implemented in the design and engineering plan documents. Hilton Conversion to TownePlace Marriott Page 6 of 7 November 6, 2024 Rolling Hills Creek is located offsite to the south. Rolling Hills Creek is a Shoreline of the State and is subject to the provisions of the Shoreline Management Act. If any work is proposed within 200 feet of Rolling Hills Creek, the proposal would be required to comply with the City’s Shoreline Master Program. In addition, a floodplain is mapped on the project site. If any development is proposed within the floodplain, a flood hazard study and Biological Assessment would be required at the time of formal land use application. The study would need to demonstrate that the proposed development would be constructed one (1) foot above base floor elevation for the 1995 Flood Insurance Rate Map (1995 FIRM Map) and provide an analysis as to whether the proposal would require compensatory storage. Finally, the City’s COR mapping system has identified a wetland within 200-feet of the site. This wetland could be associated with Rolling Hills Creek. If this wetland is associated with Rolling Hills Creek it would be regulated by the Shoreline Master Program (RMC 4-3-090). All reasonable efforts should be taken to ensure that the proposed activities do not result in net loss of ecological functions. If the wetland is found to be separated from Rolling Hills Creek, then the wetland would be regulated by the Critical Areas Regulations. As the project is separated from the wetland via an access road, the Critical Area Regulations may not apply to development per RMC 4-3-050B.1.g, as determined by the Administrator. Beyond the established critical area buffer, all structures would be required to provide a minimum 15-foot building setback. The applicant is responsible for confirming the presence of critical areas on the site prior to submitting a formal land use application. If any critical area features are identified during the review process, compliance with relevant standards will be required, and any necessary studies or mitigation plans will need to be submitted to demonstrate that the remodel will not adversely affect surrounding areas. 11. Environmental Review: Per RMC4-9-070, under Washington State regulations, repair, remodeling, maintenance, or minor alteration of existing private or public structures, facilities or equipment, involving no material expansion or changes in use beyond that previously existing, like the proposed Marriott TPS Conversion, are generally exempt from Environmental (SEPA) Review. Again, provided that no significant changes to the site or structure are anticipated to impact critical areas or the environment. Based on the project scope submitted, which involves a remodel and rebranding of an existing hotel without major structural changes or site expansion, the project is anticipated to be exempt from SEPA review. However, any unforeseen environmental impacts identified during the application process may require additional review to ensure compliance with SEPA regulations. 12. Permit Requirements: The Marriott TPS Conversion project would require approval of a building permit for the remodel and rebranding of the existing hotel. The building permit request will be reviewed by the City, with an estimated review time frame depending on the completeness and scope of the application. The 2024 building permit fee schedule will apply, including applicable fees for plan review, inspections, and any additional modifications. All fees are subject to a 5% Technology Fee, assessed at the time of permit application. All fees are subject to change. Section 4-8-120 Hilton Conversion to TownePlace Marriott Page 7 of 7 November 6, 2024 The City requires electronic plan submittal for all applications, following the City’s Electronic File Standards. Detailed information regarding building permit application requirements can be found in the Building Permit Submittal Requirements checklist. Additional informational materials and applications can be accessed through the City’s Digital Records Library. 13. Fees: The project may be subject to Development Engineering fees and fees with the Renton Regional Fire Authority (RRFA). Please contact those agencies for further information. The 2024 Fee Schedule is available for your review on the City’s website. Please note that these rates are subject to change, and the 2025 fee schedule may introduce new rates or adjustments. For the most current information, refer to the City of Renton's Fee Schedule or contact the City's Permit Center. 14. Expiration: Upon approval, the building permit for the Marriott TPS Conversion project is generally valid for one (1) year from the date of issuance, with possible extensions as outlined in RMC 4-5-060. It is the applicant’s responsibility to track and monitor expiration dates, as any extensions must be requested and approved prior to permit expiration to maintain project compliance. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 7, 2024 TO: Pre-Application File No. PRE24-000320 FROM: Robert Shuey, CBO Development Services Director, Building Official SUBJECT: Hilton Conversion to TownePlace Marriott – 1801 East Valley Rd (Parcel No. 3340403330) Building Comments: • Electrical and plumbing permits will be required for modifications to these systems. • A Building permit will be required for membrane penetrations to any 1-hour floor/ceiling/wall assemblies. • Building plans shall at a minimum provide details for firestopping electrical and plumbing installations and Gypsum Association GA files showing types of rated assemblies and how to repair those systems.