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HomeMy WebLinkAboutPre-app Mtg Summary - 25-000048.pdfCityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000045 1 PRE-APPLICATION MEETING FOR Renton Chamber of Commerce Short Plat PRE25-000045 CITY OF RENTON Department of Community & Economic Development Planning Division March 27, 2025 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Michael Sippo, 425-430-7298, msippo@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org Building Official: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000045 2 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 26, 2025 TO: Alex Morganroth, Principal Planner FROM: Michael Sippo, Civil Engineering III SUBJECT: Renton Chamber of Commerce Short Plat 625 S 4th St PRE25-000048 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) 182305-9294. The following comments are based on the pre -application submittal made to the City of Renton by the applicant. WATER 1. Water service is provided by the City of Renton. The site is within the Valley service area in the 196’ hydraulic pressure zone. 2. The site is primarily located within Zone 1 of the City’s Wellhead Protection Areas with a portion of the southwest corner of the site located within the Zone 2 of the City’s Wellhead Protection Area . 3. There is an existing an existing 6” cast iron water main north of the site in S 4th Street that can deliver 1,400 gpm (See record drawing W-115608). 4. The approximate static water pressure is 65 psi at a ground elevation of 35’. 5. There is an existing 1-1/2” domestic water meter (facility ID number MTR-017167) serving the existing site and both buildings. 6. There are three existing fire hydrants located within 300-feet of the buildings: • HYD-S-00068, Approximately 300’ west of the property located in the southeast corner of the intersection Morris Ave S and S 4th St. • HYD-S-00089, Approximately 60’ north of the site located in the northeast corner of the intersection Smithers Ave S and S 4th St. • HYD-S-00623, located adjacent to the northeast of the site within the BNSF right -of-way and S 4th St. • HYD-S-00009, located 170’ northeast of the site located in the northeast corner of the intersection Houser Way S and Burnett Ave S. 7. Based on the review of project information submitted for the pre -application meeting, Renton Regional Fire Authority has determined that there is no change in fire flow demand for the proposed development. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000045 3 8. Based on the information provided with the pre -application submittal documents, the following developer’s installed water main improvements may be required to provide domestic and fire protection service to the development including but not limited to the items that follow. • If determined necessary by the Renton Regional Fire Authority, installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for backflow prevention to the building located on the new parcel that is not served by the fire line . The fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DDCVA shall be installed on the private property in an outside underground vault per City standard plan no. 360.2. The DDCVA may be installed inside the building if it meets the conditions as shown on City’s standard plan 360.5 for the installation of a DDCVA inside a building. The location of the DDCVA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. • Installation of additional fire hydrants as required by the Fire Authority. If fire sprinklers are determined necessary, one hydrant is required to be within 50 feet of the building’s fire sprinkler system fire department connection (FDC). • By short platting and placing each building on its own separate property, a water meter and service line will be provided for the building located on the “middle” parcel not served by the existing meter. The sizing of the meter and of the private service line to the building shall be in accordance with the most recent edition of the Uniform Plumbing Code (UPC). The applicant will need to confirm the proposed number of fixtures. Water Meters 2” in size or less will be installed by City forces and a water meter permit is required. Commercial meters shall have back flow prevention in accordance with City and Health Department standards. • A service line with a new meter setter is required to be installed to the 3 rd western parcel that does not currently contain a building. • Installation of a “Storz” adapter on the existing hydrants within 300 feet of the development, if they are not already equipped with one. 9. Future development or redevelopment within the proposed lots, along with any additions or changes of use to the existing buildings, may result in a fire flow demand that exceeds the current maximum capacity of 1,400 gallons per minute from the existing 6-inch water main on S 4th St. As a result, the developer may be required to install additional water main improvements to meet the required fire flow demand for future development or redevelopment of the properties. These improvements may include: • Installing a larger diameter water main along S 4th St, connecting to the existing 24 -inch water main on Burnett Ave S and extending westerly to Smithers Ave S. • Installing fire sprinkler supply lines to the buildings with approved backflow prevention assemblies, if required by Fire Codes. • Installing a domestic water service line and meter for each building and/or lot. • Installing a landscape irrigation meter and backflow prevention assembly, if applicable. 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 2025 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 $5,025 per meter, 1-1/2 inch meter is $25,125, a 2-inch meter is $40,200, 3-inch meter is $80,400 and 4-inch meter is $125,625. • 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000045 4 • 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. • An SDC credit will be given for existing water service connections if downsized. • 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&repo =CityofRenton SEWER 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an existing 8-inch PVC gravity wastewater main located in S 4th St (see record drawing S- 211006). 3. Individual sewer stubs from the sewer main and individual side sewers are required for the commercial and/or future residential uses. The existing building housing the catering business to now be placed on its own lot will require a new sewer connection. Additionally, a new sewr stub for the 3rd vacant lot in the southwest will require a sewer stub to be extended from the sewer main in S 4th St to the property. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 4. A grease interceptor is required if there is a commercial kitchen. The catering business will likely require a grease interceptor behind the new sewer stub to serve the parcel. 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. The 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 2025 Fee Schedule on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The current sewer fee is $4,025.00 per 1-inch meter, $20,125.00 per 1-1/2 inch meter, $32,200.00 per 2-inch meter, a $64,400.00 per 3-inch meter. b. Final determination of applicable fees will be made after the water meter size has been determined. c. The full fee schedule can be found at https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11438465&dbid=0&repo =CityofRenton SURFACE WATER 1. 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 Peak Standard Area matching Existing Conditions. The site falls within the Black River drainage basin South Renton sub-basin. 2. The site is primarily located within Zone 1 of the City’s Wellhead Protection Areas with a portion of the southwest corner of the site located within the Zone 2 of the City’s Wellhead Protection Area . 3. There is an existing unmapped private conveyance system located onsite. The nature of the drainage system may need to be determined prior to any potential development activity. 4. There is an existing 12” stormwater main located in S 4th St that runs east to west (see City project file 01781). CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000045 5 5. There is an existing 12” stormwater main located in Smithers Ave S that runs south to north and connects into the main located in S 4th St (see City project file 01781). If the right-of-way in Smithers Ave S is vacated and a commercial driveway approach installed, the stormwater conveyance system here may need to be reconfigured or removed and transferred to private ownership. 6. Storm drainage improvements along all public street frontages are required to conform to the City ’s street and stormwater conveyance standards. Any new storm drain installed on or off -site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 7. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 8. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 9. The development is subject to a stormwater system development charge (SDC) fee. The SDC fee for stormwater is based on the new impervious surface area proposed for the project. Current fees can be found in the 2025 Fee Schedule on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. d. The current stormwater fee is $0.94 per square foot of new impervious surface area but no less than $2,350.00. e. Final determination of applicable fees will be made during the civil construction permit review process. f. The full fee schedule can be found at https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11438465&dbid=0&repo=Cit yofRenton TRANSPORTATION 1. Per City code 4-6-060 frontage improvements are required for new short subdivisions. The proposed project fronts S 4th St to the north, Smithers Ave S to the west and private property or BNSF right -of- way on all other sides. A portion of S 4th St is located on an isolated triangular portion of the BNSF property which acts as public street and function. a. Street and frontage requirements – The proposed development site has frontage on S 4th Street to the north, Smithers Ave S to the west, and private property or BNSF property on the other sides. The site is located in the City Center Community Area. This site falls within the City Center Community Planning Area. The City’s Downtown Streetscape Standards shall be applicable on the site frontages. The plan information is available in the City of Renton website Downtown Streetscape Standards. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000045 6 The Downtown Civic Core plan shall also be applicable on the site frontages. The plan information is available in the City website Downtown Civic core plan. b. S 4th Street: The available ROW width on the frontage of S 4th St is 15-62 feet (per the King County assessor map). S 4th St is a Minor Arterial and as per discussion with Transportation section, there are no current plans for any change in the existing curb to curb pavement width on this frontage. Separate bike lanes are not required. Existing curb side parking on both sides of street are planned to be retained now and with future plans. Per City code RMC 4-6-060, 0.5 feet wide curb, and 12 feet wide sidewalk with tree grates for locating street trees are required on the public street frontage on City Center area (where this site is located). Existing sidewalk width is 5 feet wide and meanders around mature trees. Developer shall replace the 5 feet wide sidewalk with 12 feet wide sidewalk with street tree grates or retain the existing trees where possible . ROW dedication is required to be provided to include the full 12 feet wide sidewalk within the ROW. A street modification request may be submitted with the land use application for the ROW dedication. RMC 4-6-060 includes that street lighting and stormwater pipe are required along the entire frontage of development projects. ROW dedication and construction of frontage improvements is required to be provided by the developer. The City’s Downtown Streetscape Standards shall be applicable on the site frontage. The Downtown Civic Core plan shall also be applicable for the frontages. c. The existing driveway cut in front of the commerce building will need to be removed and replaced with ADA compliant sidewalk. d. Smithers Ave S: Smithers Ave S is a collector street with existing ROW width of 60 feet. Currently Smithers Ave S is unimproved right-of-way and acts as a parking lot for the nearby structures. Bike lanes are not required on this street. Per City code RMC 4-6-060, 0.5 feet wide curb, 8 feet wide planter, and 8 feet wide sidewalk are required on public street frontages. 12 feet wide sidewalk with tree grates for locating street trees are required on the public street frontage on City Center area (where this site is located). The required ROW width should include all the street frontage elements including the back of the sidewalk within the public ROW. RMC 4-6-060 includes that street lighting and stormwater pipe are required along the entire frontage of development projects. Construction of frontage improvements and ROW dedication are required to be provided by the developer. The City’s Downtown Streetscape Standards shall be applicable on the site frontage. The Downtown Civic Core plan shall also be applicable for the frontages. e. The applicant proposes that due to the right-of-way dead-ending prior to the BNSF railroad tracks and is currently acting as a parking lot to have the land vacated. In the event of a successful vacation, the curb returns will be removed and a commercial driveway approach with sidewalk installed to the parking lot areas. f. If a vacation does not occur, the existing curb ramps will need to be upgraded to meet current ADA standards. 2. Refer to City code 4-4-080 for complete driveway regulations. a. A minimum separation of 5 feet is required between the driveway and the property line. b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. c. The width of any driveway shall not exceed thirty feet (30’) exclusive of the radii of the returns or the taper section. d. There shall be no more than one driveway for each 165 feet of street frontage. 3. Onsite and offsite ADA must meet current ADA requirements including parking stalls and accessible routes of travel from the public sidewalk to the building entrances is required. The current site does not appear to be meeting these requirements. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000045 7 4. Street-lighting is required for a project that consists of more than 5,000 square feet of commercial in conjunction with the short plat. See RMC 4-6-060 for street lighting requirements. The existing street lights do not meet current City or downtown standards. 5. Paving and trench restoration within the City ROW shall comply with the City’s Trench Restoration and Street Overlay 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 policy guidelines for traffic impact analysis. If the site generates 20 or more new peak hour trips in either AM peak or PM peak, then the applicant should contact the City to get information of the locations where traffic analysis is required. 7. The development is subject to transportation impact fees. Fees will be assessed at the time of a complete building permit application. The 2025 transportation impact fee for net new pm peak hour vehicle trips is $8,031.94 per trip. 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. 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: https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=968701 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000045 8 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 27, 2025 TO: Pre-Application File No. 25-000048 FROM: Alex Morganroth, Principal Planner SUBJECT: Renton Chamber of Commerce Short Plat 625 S 4th St (APN 1823059294) 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 subject site 625 S 4th St is comprised of one parcel (APN 1823059294) with a total area of 38,723 sq. ft. (0.89 acres) located near the intersection of S 4th St and Burnett Ave S. The site is located in the Center Downtown (CD) zoning district, Urban Design District A overlay, Downtown Business District overlay, and City Center Sign Regulation Area. The site has a Comprehensive Plan Designation of Commercial Mixed Use (CMU). Two (2) existing wood-frame buildings are located on the site including a one -story, 3,475 sq. ft. occupied by the Renton Chamber of Commerce (aka Renton Depot building) and a one-story, 2,915 sq. ft. building occupied by Rain City Catering (aka Catering building). The remaining portion of the site is used for surface parking. The proposal involves subdividing the property into three (3) parcels, identified as Parcels A, B, and C in the application materials. According to the applicant, Parcel A will retain the historic Renton Depot Building and a dedicated parking area for the Chamber’s continued use, with shared access from S 4 th St. Parcel B will separate out the Catering Building, currently occupied by Rain City Catering, which has a contract to purchase the property and will continue operations without modification. Parcel C will create a separate parcel for surface parking at the west end, with plans for col laboration with the West African Community Center, which has expressed interest in acquiring the parcel to enhance their existing surface lot and secure additional on-site parking. No improvements are proposed. No new impervious surface is proposed. City of Renton (COR) maps indicates the presence of a high seismic hazard area and Downtown Wellhead Protection Areas, Zones 1 and 2 on the site. Current Use: Two (2) existing wood-frame buildings are located on the site including a one-story, 3,475 sq. ft. occupied by the Renton Chamber of Commerce (aka Renton Depot building) and a one -story, 2,915 sq. ft. building occupied by Rain City Catering (aka Catering building). The remaining portion of the site is used for surface parking. 1. Zoning and Overlay Districts: The subject property is located within the Center Downtown (CD) zoning classification and Commercial Mixed Use (CMU) land use designation. The CMU designation is intended to implement the CD zone. The purpose of the CD zone is to provide a mixed -use urban commercial center serving a regional market as well as high-density residential development. Uses include a wide variety of CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000045 9 retail sales, services, multi-family residential dwellings, and recreation and entertainment uses. The property is also within the Urban Design District A overlay, Downtown Business District overlay, and City Center Sign Regulation Area overlay. No changes to the existing uses are proposed. See the Zoning Use Table in RMC 4-2-060 for a list of specific uses allowed in the CD zone. 2. 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 “CD standards” herein). Development Standard CD Zone Minimum Lot Size and Dimensions None Maximum Lot Coverage for Buildings None Minimum Front Yard None Maximum Front Yard 15 ft for buildings 25 ft or less in height, and none for that portion of a building over 25 ft in height. Minimum Secondary Front Yard None Maximum Secondary Front Yard 15 ft for buildings 25 ft or less in height, and none for that portion of a building over 25 ft in height. Minimum Rear Yard None, unless the CD lot abuts a lot zoned residential, then there shall be a 15 ft. wide landscaped strip or a five-foot (5’) wide site- obscuring landscaped strip and a solid six-foot (6’) high barrier along the common boundary with an additional five-foot (5’) setback from the barrier. Minimum Side Yard None, unless the CD lot abuts a lot zoned residential, then there shall be a 15 ft. wide landscaped strip or a five-foot (5’) wide site- obscuring landscaped strip and a solid six-foot (6’) high barrier along the common boundary with an additional five-foot (5’) setback from the barrier. Gross Floor Area There is no minimum requirement for gross floor area. Required Location for Parking All parking shall be provided in the rear portion of the site, with access taken from an alley, where available. Surface parking shall not be located between a building and a street. Parking may be located off - site subject to a joint parking requirement. Upper Story Setbacks None, unless adjacent to and facing a residentially zoned lot or if the facade contains living room windows – then 10 ft. for the second story and 15 ft. for all upper stories. Also, see RMC 4-3-100, Urban Design Regulations CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000045 10 The existing buildings do not appear to comply with the required setbacks for the CD zone. Any changes to the building footprint would be required to meet all development standards in the CD zone. Per the Binding Site Plan approval criteria in RMC 4-7-230C, if the site is nonconforming prior to a binding site plan application, the site shall be brought into conformance with the development standards of the underlying zoning district at the time the application is submitted. In situations where the site cannot be brought into conformance due to physical limitations or other circumstances, the binding site plan shall not make the site more nonconforming than at the time a completed application is submitted. Building Height – The height limit in the CD zone is 150 feet. No changes to the existing building are proposed. However, any future modifications to the building would need to be in compliance with the height requirement of the CD zone. No structure shall penetrate the Federal Aviation Regulation Part 77 Objects Affecting Navigable Airspace. Land Use Permit Master Applications for proposed projects to be located within the Airport Influence Area shall show the maximum elevation of buildings or structures based on the established airport elevation reference datum will not penetrate the Federal Aviation Administration Regulation Part 77 Objects Affecting Navigable Airspace. Elevations shall be determined by an engineer or land surveyor. Within the Airport Influence Area, disclosure notice shall be placed on land title when property is subdivided, or as part of approval of conditional use permits, special use permits, building permits, or other SEPA nonexempt projects. Such notice may relate to noise, low overhead flights, aviation operations that create high levels of noise, or aviation operations at night when there is greater sensitivity to noise. Prior to approval of land uses where aviation overflight may occur within the Airport Influence Area, a navigation easement shall be granted to the City of Renton. The aviation easement shall be approved by the City Attorney prior to recording. The Renton Municipal Airport Building Height Restrictions map indicates the maximum building height for airport purposes would be approximately 142 feet above sea level. Compliance with requirements would be determined at the time of land use application. Please see RMC 4-3-020, Airport Related Height and Use Restrictions for full requirements. 3. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. No changes to the existing utility or mechanical equipment is proposed. See RMC 4- 4-095, Screening and Storage Height/Location Limitations for specific requirements. Conformance with these requirements would be determined at the time of land use application review. 4. Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC 4- 4-090, Refuse and Recyclables Standards. For office, educational and institutional developments, a minimum of two (2) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of four (4) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. In retail developments, a minimum of five (5) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of ten (10) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Garbage dumpsters, refuse compactor areas, and recycling collection areas must be fenced or screened. A six-foot (6') wall or fence shall enclose any outdoor refuse or recyclables deposit area. 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. See RMC 4-4-090, Refuse and Recyclables Standards for full requirements. Conformance with these requirements on each new lot would be determined at the time of land use application review. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000045 11 5. Fences/Walls: Within commercial zones the maximum height of any fence, hedge, or retaining wall within the front yard and secondary front yard shall not exceed 48 inches (48”) in height within 15 feet (15’) of the front yard property line or within any part of the clear vision area. Chain link fencing shall be coated with black, brown, gray or green bonded vinyl. Fences, hedges and retaining walls shall not stand in or in front of any required landscaping. If a new or replacement fence is proposed within 15 feet (15’) of a public street on a site that is nonconforming t o street frontage landscape requirements per RMC 4-4-070F.1, the site shall be brought into conformance. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. 6. Landscaping: Within the CD zone, development is subject to RMC 4-4-070F.2, Street Trees and Landscaping Required Within the Right-of-Way on Public Streets, RMC 4-4-070F.6, Parking Lots and RMC 4-4-070P, Maintenance. New buildings and changes in the use of a property trigger landscaping requirements. Changes in the use of a property or remodel of a structure that requires improvements equal to or greater than fifty percent (50%) of the assessed property valuation would trigger landscape requirements. All landscaping shall meet the requirements of RMC 4-4- 070, Landscaping. 7. Tree Retention: When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be pr ovided 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. No trees are proposed to be removed from the site. 8. Parking: Within the CD zone, parking, loading and driveway regulations of RMC 4-4-080 are applicable if construction of new buildings or structures occurs. All commercial uses in the CD zone allow a maximum of 1.0 space per 1,000 square feet of net floor area, with no minimum requirement. Standard parking stalls within structured parking shall be a minimum of 15 feet long by eight feet, four inches (8’-4”) in width for 90-degree parking. Compact stalls for structured parking shall be a minimum of 12 feet in length and seven feet, six inches (7’-6”) in width for 90-degree parking; compact stalls shall account for no more than 50% of stalls. Ninety - degree parking shall have a minimum aisle width of 24 feet. No new parking is not proposed as part of the project. Any additional information regarding shared parking agreements or the like shall be submitted with the application. 9. Access: The site fronts S 4th St to the north and a small, dead-end section of Smithers Ave S to the west. The site is accessed via Smithers Ave S. No change to vehicular access is proposed. Driveway widths and quantity are limited by the driveway standards, in RMC 4-4-080I. Driveways shall not be closer than 5 feet (5’) to any property line and not exceed 40 percent of the street frontage. The width of any driveway shall not exceed 30 feet. 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. 10. Urban Design Regulations: The subject property is within the Urban Design District ‘A’ and compliance with District ‘A’ Urban Design Regulations are required for all subdivisions including short CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000045 12 plats (see RMC 4-3-100). Any exterior changes to the existing buildings would be required to comply with the Urban Design Regulations. 11. Critical Areas: According to COR Maps, the Downtown Wellhead Protection Area Zone 1 and Zone 2 and a High Seismic Hazard Area are mapped on the property. The overall purpose of the wellhead protection regulations is to protect aquifers used as potable water supply sources by the City from contamination by hazardous materials. Some uses are restricted that store, handle, treat, use, or produce substances that pose a hazard to groundwater quality. Development within high seismic hazard areas require a geotechnical study completed by a licensed professional. It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development or building construction. 12. Environmental Review: Based on the scope of the proposal described in the preapplication submittal materials, the project would be categorically exempt from Environmental (SEPA) Review in accordance with WAC 197-11-800 and RMC 4-9-070. 13. Binding Site Plan Approval: Per RMC 4-7-230, the purpose of a binding site plan is to provide an optional process for the division of land classified for industrial, commercial, or mixed use zones CN, CV, CA, CD, CO, COR, UC-1, UC-2, IL, IM, and IH through a binding site plan as authorized in chapters 58.17 and 64.34 RCW. This method may be employed as an alternative to the subdivision and short subdivision procedures. Approval Criteria: 1. Legal Lots: The site that is subject to the binding site plan shall consist of one or more contiguous, legally created lots. Lots, parcels, or tracts created through the binding site plan procedure shall be legal lots of record. The number of lots, tracts, parcels, sites, or divisions shall not exceed the number of lots allowed in the applicable zoning district. New nonconforming lots shall not be created through the binding site plan process. 2. If minimum lot dimensions and building setbacks for each newly created lot cannot be met, the binding site plan shall be processed as a condominium site per subsection D of this Section or merged with a planned urban development application per RMC 4-9-150. 3. Commercial or Industrial Property: The site is located within a commercial, industrial, or mixed-use zone. 4. Zoning Code Requirements: Individual lots created through the binding site plan shall comply with all of the zoning code requirements and development standards of the underlying zoning district. Where minimum lot dimensions or setbacks cannot be met, th e binding site plan shall be processed as a condominium site per subsection D of this Section. a. New Construction: The site shall be in conformance with the zoning code requirements and development standards of the underlying zoning district at the time the application is submitted. b. Existing Development: If the site is nonconforming prior to a binding site plan application, the site shall be brought into conformance with the development standards of the underlying zoning district at the time the application is submitted. In situations where the site cannot be brought into conformance due to physical limitations or other circumstances, the binding site plan shall not make the site more nonconforming than at the time a completed application is submitted. c. Under either new construction or existing development, applicants for binding site plan may propose shared signage, parking, and access if they are specifically authorized per CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000045 13 RMC 4-4-080 and 4-4-100, and other shared improvements as authorized in other sections of the City’s development standards. 5. Building Code Requirements: All building code requirements have been met per RMC 4-5- 010. 6. Infrastructure Provisions: Adequate provisions, either on the face of the binding site plan or in a supporting document, have been made for drainageways, alleys, streets, other public ways, water supplies, open space, solid waste, and sanitary wastes, for the entire property covered by the binding site plan. 7. Access to Public Rights-of-Way and Utilities: Each parcel created by the binding site plan shall have access to a public street, water supply, sanitary sewer, and utilities by means of direct access or access easement approved by the City. 8. Shared Conditions: The Administrator may authorize sharing of open space, parking, access, signage and other improvements among contiguous properties subject to the binding site plan and the provisions of RMC 4-4-080 and 4-4-100. Conditions of use, maintenance, and restrictions on redevelopment of shared open space, parking, access, signage and other improvements shall be identified on the binding site plan and enforced by covenants, easements or other similar properly recorded mechanism. 9. Future Development: The binding site plan shall contain a provision requiring that any subsequent development of the site shall be in conformance with the approved and recorded binding site plan. 10. Dedication Statement: Where lands are required or proposed for dedication, the applicant shall provide a dedication statement and acknowledgement on the binding site plan. 11. Suitable Physical Characteristics: A proposed binding site plan may be denied because of flood, inundation, or wetland conditions, or construction of protective improvements may be required as condition of approval. Required Improvements: 1. Improvements: The following tangible improvements shall be provided for, either by actual construction or a construction schedule approved by the City and bonded by the applicant, before a binding site plan may be recorded: grading and paving of streets and alleys, installation of curbs, gutters, sidewalks, monuments, sanitary and storm sewers, street lights, water mains and street name signs, together with all appurtenances thereto to specifications and standards of this Code, approved by the Department and in accordance with other standards of the City. A separate construction permit will be required for any such improvements, along with associated engineering plans prepared per the City Drafting Standards. 2. Phasing of Improvements: To satisfy these requirements, the Administrator is authorized to impose conditions and limitations on the binding site plan. If the Administrator determines that any delay in satisfying requirements will not adversely impact the public health, safety or welfare, the Administrator may allow requirements to be satisfied prior to issuing the first building permit for the site, or prior to issuing the first building permit for any phase, or prior to issuing a specific building’s certificate of occupancy, or in accordance with an approved phasing plan, or in accordance with plans established by a development agreement or as otherwise permitted or required under City Code. 14. Permit Requirements: The proposed project would require Binding Site Plan Review. The land use permit would be processed administratively within an estimated time frame of eight (8) weeks. The 2025 application fees include $3,057.00 for preliminary Binding Site Plan Review and a 5% technology fee. The final Binding Site Plan Review fee is $6,114.00 and a 5% technology fee. All fees are subject CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000045 14 to change. Any modifications requested would require an additional $299.00 fee. In addition to the required land use permits, separate construction and building permits would be required. Detailed information regarding the land use application submittal can be found on the City’s new website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z).” The City now requires electronic plan submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website at https://edocs.rentonwa.gov/Documents/Browse.aspx?startid=867190&dbid=0. In addition to the required land use permits, separate construction and building permits would be required if any building expansions or new buildings are proposed. 15. Impact Mitigation Fees: In addition to the applicable building and construction fees, impact mitigation fees are required for the construction of new building areas or changes of use to a more intensive use. If any building expansions or new buildings are proposed or a change in use to a more intense use, fire and transportation impact fees may be assessed. 16. Public Information Sign: Public Information Signs are required for all Type II Land Use Permits, Binding Site Plan (Administrative), 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 (see land use forms on City website). The applicant is solely responsible for the construction, installation , maintenance, removal, and any costs associated with the sign. 17. Expiration: For binding site plans not merged with a site plan or development agreement, the approval shall lapse unless submitted for recording within five (5) years of the binding site plan approval. Pursuant to RMC 4-7-230, additional time extensions beyond the five (5) year time period may be granted by the Administrator if the applicant can show need caused by unusual circumstances or situations which make it unduly burdensome to file the binding site plan within the five (5) year time period. The applicant must file a written request with the Administrator for this additional time extension; this request must be filed at least thirty (30) days prior to the expiration date. The request must include documentation as to the need for the additional time period. Additional time extensions may be granted in not greater than one year increments, up to a maximum of two (2) years. 18. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where additional information is required to complete the review of an application. In addition, non-applicable submittal requirements may be waived. The applicant should contact the assigned Project Manager if there are any questions regarding submittal requirements. 19. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened virtually prior to submitting the complete application package. Please contact Alex Morganroth, Principal Planner, at 425-430-7219 or amorganroth@rentonwa.gov to schedule a virtual prescreen appointment. 20. Expiration: For binding site plans not merged with a site plan or development agreement, the approval shall lapse unless submitted for recording within five (5) years of the binding site plan approval. Pursuant to RMC 4-7-230, additional time extensions beyond the five (5) year time period may be granted by the Administrator if the applicant can show need caused by unusual circumstances or situations which make it unduly burdensome to file the binding site plan within the five (5) year time period. The applicant must file a written request with the Administrator for this additional time extension; this request must be filed at least thirty (30) days prior to the expiration date. The request must include documentation as to the need for the additional time period. Additional time extensions may be granted in not greater than one year increments, up to a maximum of two (2) years.